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): November 1, 2022


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 November 1, 2022, Franklin Street Properties Corp. (the “Registrant”) announced its financial results for the three and nine months ended September 30, 2022. 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 November 1, 2022.

99.2		Supplemental Operating and Financial Data for the Third Quarter of 2022.

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: November 1, 2022	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

Third Quarter 2022 Results

Wakefield, MA—November 1, 2022—Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE American: FSP), a real estate investment trust (REIT), announced its results for the third quarter ended September 30, 2022.

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

“As the fourth quarter of 2022 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. Our primary objectives for 2022 remain twofold: We will seek to increase shareholder value (1) through the potential sale of select properties where we believe that short to intermediate term valuation potential has been reached and (2) by striving to increase occupancy in our continuing portfolio of real estate. We intend to use proceeds from any potential future property dispositions for debt reduction, repurchases of our common stock, dividends, and other general corporate purposes.

We believe that current economic conditions, office market conditions, geopolitical events and other factors have negatively impacted access to both debt and equity capital for potential purchasers of office properties. This volatility in the capital markets has created funding uncertainty among potential purchasers and has generally resulted in longer periods of time to close dispositions. As a result, at this time, we are updating our property disposition guidance for full-year 2022 to be in the range of approximately $102.5 million to $200 million in aggregate gross proceeds compared to our previously estimated range of $200 million to $300 million. We are currently working with identified potential purchasers on new potential dispositions that would result in approximately $180 million in aggregate gross proceeds. While we are not providing disposition guidance for 2023 at this time, we believe that some of this potential disposition activity will likely occur in the first quarter of 2023. Our disposition guidance is subject to change for a variety of reasons, including economic conditions, office market conditions and geopolitical events. We will update our disposition guidance quarterly in our earnings releases.

We look forward to the balance of 2022 and beyond with anticipation and optimism.”

Financial Highlights

●	GAAP net income was $17.2 million and $4.0 million, or $0.17 and $0.04 per basic and diluted share, for the three and nine months ended September 30, 2022, respectively.
●	Funds From Operations (FFO) was $9.0 million and $30.9 million, or $0.09 and $0.30 per basic and diluted share, for the three and nine months ended September 30, 2022, respectively.
---	---
●	Adjusted Funds From Operations (AFFO) was a loss of $0.09 and $0.12 per basic and diluted share for the three and nine months ended September 30, 2022, respectively.
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●	On September 6, 2022, the Company used proceeds from the sale of 380 Interlocken and 390 Interlocken in Broomfield, Colorado to prepay in full its $110 million term loan with Bank of America, N.A. as administrative agent and the other lending institutions party thereto.
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Leasing Highlights

-2-

●	During the nine months ended September 30, 2022, we leased approximately 342,000 square feet, including 217,000 square feet of new leases.
●	Our directly owned real estate portfolio of 22 owned properties, totaling approximately 6.4 million square feet, was approximately 75.9% leased as of September 30, 2022, compared to approximately 78.4% leased as of December 31, 2021. The decrease in the leased percentage is primarily a result of lease expirations during the nine months ended September 30, 2022.
---	---
●	The weighted average GAAP base rent per square foot achieved on leasing activity during the nine months ended September 30, 2022 was $33.40, or 9.6% higher than average rents in the respective properties as applicable compared to the year ended December 31, 2021. The average lease term on leases signed in the nine months ended September 30, 2022, was 7.0 years compared to 7.7 years for the year ended December 31, 2021. Overall the portfolio weighted average rent per occupied square foot was $30.45 as of September 30, 2022 compared to $30.60 as of December 31, 2021.
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●	Subsequent to quarter end, we are currently tracking approximately 400,000 square feet of new prospective tenants, including approximately 200,000 square feet of prospective tenants that have identified FSP assets on their respective short lists of potential locations.
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●	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 in a post-COVID-19 environment.
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Investment Highlights

●	On August 31, 2022, we sold 380 Interlocken and 390 Interlocken in Broomfield, Colorado for $102.5 million in aggregate gross proceeds and recorded a gain of approximately $24.1 million.
●	Subject to market conditions and satisfactory outcomes on prospective transactions, we anticipate one or more dispositions to occur during the fourth quarter of 2022 and will provide updates as appropriate.
---	---
●	We are currently working with identified potential purchasers on new potential dispositions that would result in approximately $180 million in aggregate gross proceeds.
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●	Disposition proceeds are intended to be used for debt reduction, dividends, and other general corporate purposes.
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●	Potential disposition candidates under consideration for the fourth quarter of 2022 and for subsequent quarters include: Blue Lagoon in Miami, Florida; Eldridge Green and Park Ten in Houston, Texas; 909 Davis in Evanston, Illinois; and Pershing Park in Atlanta, Georgia. However, this list of potential disposition candidates should not be construed as meaning that the Company will actually dispose of all such properties. The Company makes disposition decisions based on a variety of factors, including achievement of pricing objectives, market conditions and other corporate factors.
---	---

Stock Repurchases

●	During the first quarter of 2022, we repurchased approximately 847,000 shares of our common stock for approximately $4.8 million pursuant to our previously announced stock repurchase plan. We did not repurchase any shares of our common stock during the second or third quarter of 2022.
●	Approximately $26.9 million remains authorized for potential future repurchases of our common stock pursuant to our previously announced stock repurchase plan.
---	---

Dividends

●	On October 7, 2022, pursuant to our variable quarterly dividend policy, we announced that our Board of Directors declared a quarterly cash dividend for the three months ended September 30, 2022 of $0.01 per share of common stock that will be paid on November 10, 2022 to stockholders of record on October

-3-

21, 2022.

Non-GAAP Financial Information

A reconciliation of Net income to FFO, 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.

2022 Net Income, FFO and Disposition Guidance

At this time, due primarily to uncertainty surrounding the timing and amount of proceeds received from property dispositions, we are continuing suspension of Net Income and FFO guidance. We are updating our previously announced disposition guidance for full-year 2022 as we execute on our strategy to dispose of certain properties that we believe have met their short to intermediate term valuation objectives and whose value may not be accurately reflected in our share price. Anticipated dispositions in 2022 are estimated to result in aggregate gross proceeds in the range of approximately $102.5 million to $200 million. We intend to use the proceeds of any future dispositions for debt reduction, repurchases of our stock, dividends and other general corporate purposes. This guidance reflects our current expectations of economic and market conditions and is subject to change. Our disposition guidance is subject to change for a variety of reasons, including economic conditions, office market conditions and geopolitical events. We will update our disposition guidance quarterly in our earnings releases. There can be no assurance that the Company’s actual results will not differ materially from the estimates set forth above.

Real Estate Update

Supplementary schedules provide property information for the Company’s owned and managed real estate portfolio as of September 30, 2022. 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 November 2, 2022 at 11:00 a.m. (ET) to discuss the third quarter 2022 results. To access the call, please dial 1-844-200-6205 and use access code 735617. Internationally, the call may be accessed by dialing 1-929-526-1599 and using access code 735617. 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 seeks value-oriented investments with an eye towards 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 our ability to lease space in the future, expectations for dispositions, potential stock repurchases, 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 COVID-19 pandemic and other potential infectious disease outbreaks and terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, high 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, any inability to dispose of real estate properties at pricing levels comparable to recent historical portfolio dispositions, and any delays in the timing of any such anticipated dispositions, 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, 2021 and in Part II, Item 1A of our Quarterly Report on Form 10-Q for the quarter ended September 30, 2022, as the same 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.

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

-5- Franklin Street Properties Corp. Financial Results

Supplementary Schedule A

Condensed Consolidated Statements of Operations

(Unaudited)


	For the						For the
	Three Months Ended						Nine Months Ended
	September 30,						September 30,
(in thousands, except per share amounts)	2022		****	2021		****	2022		****	2021		****

Revenue:
Rental	$	40,366		$	50,326		$	122,994		$	164,671
Related party revenue:
Management fees and interest income from loans		466			419			1,393			1,246
Other		4			57			17			69
Total revenue		40,836			50,802			124,404			165,986

Expenses:
Real estate operating expenses		13,369			14,373			38,547			45,664
Real estate taxes and insurance		8,951			10,200			26,713			34,461
Depreciation and amortization		15,148			18,862			49,004			62,379
General and administrative		3,232			3,749			10,997			11,857
Interest		6,110			7,928			17,140			26,582
Total expenses		46,810			55,112			142,401			180,943

Loss on extinguishment of debt		(78)			(236)			(78)			(403)
Impairment and loan loss reserve		(717)			—			(1,857)			—
Gain on sale of properties, net		24,077			8,632			24,077			29,258
Income (loss) before taxes and equity in income of non-consolidated REITs		17,308			4,086			4,145			13,898
Tax expense		62			51			167			174
Equity in income of non-consolidated REITs		—			421			—			421
Net income	$	17,246		$	4,456		$	3,978		$	14,145

Weighted average number of shares outstanding, basic and diluted		103,236			106,905			103,372			107,196

Net income per share, basic and diluted	$	0.17		$	0.04		$	0.04		$	0.13

-6- Franklin Street Properties Corp. Financial Results

Supplementary Schedule B

Condensed Consolidated Balance Sheets

(Unaudited)


	September 30,			December 31,
(in thousands, except share and par value amounts)	2022		****	2021
Assets:
Real estate assets:
Land	$	131,556		$	146,844
Buildings and improvements		1,397,303			1,457,209
Fixtures and equipment		10,656			11,404
		1,539,515			1,615,457
Less accumulated depreciation		420,532			424,487
Real estate assets, net		1,118,983			1,190,970
Acquired real estate leases, less accumulated amortization of $19,535 and $40,423, respectively		11,177			14,934
Cash, cash equivalents and restricted cash		8,717			40,751
Tenant rent receivables		1,309			1,954
Straight-line rent receivable		50,885			49,024
Prepaid expenses and other assets		6,961			4,031
Related party mortgage loan receivable, less allowance for credit loss of $1,857 and $0, respectively		22,143			24,000
Other assets: derivative asset		4,266			—
Office computers and furniture, net of accumulated depreciation of $1,099 and $1,198, respectively		170			198
Deferred leasing commissions, net of accumulated amortization of $20,826 and $21,099, respectively		37,459			38,311
Total assets	$	1,262,070		$	1,364,173

Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	65,000		$	—
Term loans payable, less unamortized financing costs of $308 and $714, respectively		164,692			274,286
Series A & Series B Senior Notes, less unamortized financing costs of $535 and $658, respectively		199,465			199,342
Accounts payable and accrued expenses		50,371			89,493
Accrued compensation		3,159			4,704
Tenant security deposits		5,726			6,219
Lease liability		862			1,159
Other liabilities: derivative liabilities		—			5,239
Acquired unfavorable real estate leases, less accumulated amortization of $536 and $2,285, respectively		234			528
Total liabilities		489,509			580,970

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, 103,235,914 and 103,998,520 shares issued and outstanding, respectively		10			10
Additional paid-in capital		1,334,776			1,339,226
Accumulated other comprehensive loss		4,266			(5,239)
Accumulated distributions in excess of accumulated earnings		(566,491)			(550,794)
Total stockholders’ equity		772,561			783,203
Total liabilities and stockholders’ equity	$	1,262,070		$	1,364,173

-7- Franklin Street Properties Corp. Financial Results

Supplementary Schedule C

Condensed Consolidated Statements of Cash Flows

(Unaudited)


	For the
	Nine Months Ended
	September 30,
(in thousands)	2022		****	2021
Cash flows from operating activities:
Net income	$	3,978		$	14,145
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization expense		50,472			64,390
Amortization of above and below market leases		(88)			(38)
Shares issued as compensation		394			338
Equity in income of non-consolidated REITs		—			(421)
Distributions from non-consolidated REITs		—			421
Loss on extinguishment of debt		78			403
Impairment and loan loss reserve		1,857			—
Gain on sale of properties, net		(24,077)			(29,258)
Changes in operating assets and liabilities:
Tenant rent receivables		645			4,975
Straight-line rents		(4,064)			(3,103)
Lease acquisition costs		(2,659)			(1,666)
Prepaid expenses and other assets		(1,670)			(1,035)
Accounts payable and accrued expenses		(6,388)			(8,389)
Accrued compensation		(1,545)			(436)
Tenant security deposits		(493)			(2,508)
Payment of deferred leasing commissions		(7,086)			(10,857)
Net cash provided by operating activities		9,354			26,961
Cash flows from investing activities:
Property improvements, fixtures and equipment		(38,035)			(55,008)
Proceeds received from sales of properties		102,007			319,357
Net cash provided by investing activities		63,972			264,349
Cash flows from financing activities:
Distributions to stockholders		(52,956)			(28,985)
Stock repurchases		(4,843)			(8,244)
Borrowings under bank note payable		80,000			76,500
Repayments of bank note payable		(15,000)			(80,000)
Repayments of Term Loans		(110,000)			(245,000)
Deferred financing costs		(2,561)			—
Net cash used in financing activities		(105,360)			(285,729)
Net increase (decrease) in cash, cash equivalents and restricted cash		(32,034)			5,581
Cash, cash equivalents and restricted cash, beginning of year		40,751			4,150
Cash, cash equivalents and restricted cash, end of period	$	8,717		$	9,731

-8- 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
2022	52,558	0.8%
2023	443,407	6.9%
2024	706,684	11.0%
2025	440,323	6.8%
2026	443,470	6.9%
Thereafter (2)	4,347,512	67.6%
	6,433,954	100.0%

(1)	Percentages are determined based upon total square footage.
(2)	Includes 1,548,746 square feet of vacancies at our operating properties as of September 30, 2022.
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(dollars & square feet in 000's)	As of September 30, 2022
				% of	Square	% of
State	Properties	Investment		Portfolio	Feet	Portfolio

Colorado	4	$	460,116	41.2%	2,145	33.3%
Texas	9		330,433	29.5%	2,423	37.7%
Georgia	1		50,613	4.5%	160	2.5%
Minnesota	3		122,485	10.9%	758	11.8%
Virginia	1		32,636	2.9%	298	4.6%
Florida	1		69,244	6.2%	213	3.3%
Illinois	2		44,928	4.0%	372	5.8%
North Carolina	1		8,528	0.8%	64	1.0%
Total	22	$	1,118,983	100.0%	6,433	100.0%

-9- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule E

Portfolio and Other Supplementary Information

(Unaudited & Approximated)

Recurring Capital Expenditures


								Nine Months
(in thousands)	For the Three Months Ended						Ended
	31-Mar-22		30-Jun-22		30-Sep-22		30-Sep-22
Tenant improvements	$	1,877	$	5,453	$	6,813	$	14,143
Deferred leasing costs		3,032		1,327		2,053		6,412
Non-investment capex		5,065		6,736		9,289		21,090
	$	9,974	$	13,516	$	18,155	$	41,645



	For the Three Months Ended								Year Ended
	31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21
Tenant improvements	$	4,491	$	4,277	$	3,952	$	1,881	$	14,601
Deferred leasing costs		2,597		1,922		2,371		1,319		8,209
Non-investment capex		5,336		3,793		4,528		4,672		18,329
	$	12,424	$	9,992	$	10,851	$	7,872	$	41,139


Square foot & leased percentages	September 30,	December 31,
	2022	2021
Owned or Operating Properties:
Number of properties	22	24
Square feet	6,433,954	6,911,225
Leased percentage	75.9%	78.4%

Managed Properties - Single Asset REITs (SARs):
Number of properties	1	2
Square feet	213,760	348,545

Total Owned or Operating and Managed Properties:
Number of properties	23	26
Square feet	6,647,714	7,259,770

-10- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule F

Percentage of Leased Space

(Unaudited & Estimated)


									Second				Third
							% Leased (1)		Quarter		% Leased (1)		Quarter
							as of		Average %		as of		Average %
	Property Name	****	Location	****	Square Feet	****	30-Jun-22	****	Leased (2)	****	30-Sep-22	****	Leased (2)	****

1	FOREST PARK		Charlotte, NC		64,198		78.4%		78.4%		78.4%		78.4%
2	NORTHWEST POINT		Elk Grove Village, IL		177,095		100.0%		100.0%		100.0%		100.0%
3	PARK TEN		Houston, TX		157,609		72.0%		72.0%		72.0%		72.0%
4	PARK TEN PHASE II		Houston, TX		156,746		95.0%		95.0%		95.0%		95.0%
5	GREENWOOD PLAZA		Englewood, CO		196,236		66.3%		77.5%		66.3%		66.3%
6	ADDISON		Addison, TX		289,333		83.0%		83.7%		83.0%		83.0%
7	COLLINS CROSSING		Richardson, TX		300,887		96.1%		96.1%		96.1%		96.1%
8	INNSBROOK		Glen Allen, VA		298,183		47.8%		47.8%		47.8%		47.8%
9	LIBERTY PLAZA		Addison, TX		217,600		76.5%		77.7%		75.5%		75.9%
	380 INTERLOCKEN		Broomfield, CO				60.5%		60.5%		(3)		(3)
	390 INTERLOCKEN		Broomfield, CO				99.4%		99.4%		(3)		(3)
10	BLUE LAGOON		Miami, FL		213,182		98.5%		98.5%		98.5%		98.5%
11	ELDRIDGE GREEN		Houston, TX		248,399		100.0%		100.0%		100.0%		100.0%
12	121 SOUTH EIGHTH ST		Minneapolis, MN		298,121		89.7%		89.8%		88.6%		88.6%
13	801 MARQUETTE AVE		Minneapolis, MN		129,691		91.8%		91.8%		91.8%		77.7%
14	LEGACY TENNYSON CTR		Plano, TX		208,966		40.7%		40.7%		40.7%		40.7%
15	ONE LEGACY		Plano, TX		214,110		63.7%		63.7%		63.7%		63.7%
16	909 DAVIS		Evanston, IL		195,098		93.3%		93.3%		93.3%		93.3%
17	WESTCHASE I & II		Houston, TX		629,025		62.9%		62.8%		64.2%		63.7%
18	1999 BROADWAY		Denver, CO		680,255		66.9%		66.9%		66.9%		66.9%
19	1001 17TH STREET		Denver, CO		657,816		71.0%		75.6%		70.1%		70.7%
20	PLAZA SEVEN		Minneapolis, MN		330,096		82.7%		83.0%		79.3%		79.7%
21	PERSHING PLAZA		Atlanta, GA		160,145		78.1%		78.1%		79.2%		78.5%
22	600 17TH STREET		Denver, CO		611,163		76.9%		76.9%		77.8%		77.8%
	OWNED PORTFOLIO				6,433,954		76.3%		77.1%		75.9%		75.8%

(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 sold on August 31, 2022.
---	---

-11- Franklin Street Properties Corp. Earnings Release

Supplementary Schedule G

Largest 20 Tenants – FSP Owned Portfolio

(Unaudited & Estimated)

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

As of September 30, 2022


			% of
	Tenant	Sq Ft	Portfolio
1	CITGO Petroleum Corporation	248,399	3.9%
2	EOG Resources, Inc.	169,167	2.6%
3	US Government	168,573	2.6%
4	Lennar Homes, LLC	155,808	2.4%
5	Citicorp Credit Services, Inc	146,260	2.3%
6	Kaiser Foundation Health Plan	120,979	1.9%
7	Argo Data Resource Corporation	114,200	1.8%
8	Swift, Currie, McGhee & Hiers, LLP	101,296	1.6%
9	Deluxe Corporation	98,922	1.5%
10	Ping Identity Corp.	89,856	1.4%
11	Permian Resources Operating, LLC	67,856	1.1%
12	Bread Financial Payments, Inc.	67,274	1.0%
13	PricewaterhouseCoopers LLP	66,304	1.0%
14	Hall and Evans LLC	65,878	1.0%
15	Cyxtera Management, Inc.	61,826	1.0%
16	Precision Drilling (US) Corporation	59,569	0.9%
17	Schwegman, Lundberg & Woessner, P.A.	58,263	0.9%
18	EMC Corporation	57,100	0.9%
19	ID Software, LLC	57,100	0.9%
20	Houghton Mifflin, Co.	55,643	0.9%
	Total	2,030,273	31.6%

-12- 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 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 Income to FFO and AFFO:	Three Months Ended				Nine Months Ended
	September 30,				September 30,
(In thousands, except per share amounts)	2022		2021		2022		2021
Net income	$	17,246	$	4,456	$	3,978	$	14,145
Impairment and loan loss reserve		717		—		1,857		—
Gain on sale of properties, net		(24,077)		(8,632)		(24,077)		(29,258)
Equity in income from non-consolidated REITs		—		(421)		—		(421)
FFO from non-consolidated REITs		—		421		—		421
Depreciation & amortization		15,114		18,861		48,916		62,340
NAREIT FFO		9,000		14,685		30,674		47,227
Lease Acquisition costs		41		112		206		297
Funds From Operations (FFO)	$	9,041	$	14,797	$	30,880	$	47,524

Funds From Operations (FFO)	$	9,041	$	14,797	$	30,880	$	47,524
Loss on extinguishment of debt		78		236		78		403
Reverse FFO from non-consolidated REITs		—		(421)		—		(421)
Distributions from non-consolidated REITs		—		421		—		421
Amortization of deferred financing costs		461		618		1,468		2,011
Shares issued as compensation		—		—		394		338
Straight-line rent		(1,160)		(245)		(4,064)		(3,190)
Tenant improvements		(6,813)		(3,952)		(14,143)		(12,720)
Leasing commissions		(2,053)		(2,371)		(6,412)		(6,890)
Non-investment capex		(9,289)		(4,528)		(21,090)		(13,657)
Adjusted Funds From Operations (AFFO)	$	(9,735)	$	4,555	$	(12,889)	$	13,819

Per Share Data
EPS	$	0.17	$	0.04	$	0.04	$	0.13
FFO	$	0.09	$	0.14	$	0.30	$	0.44
AFFO	$	(0.09)	$	0.04	$	(0.12)	$	0.13

Weighted average shares (basic and diluted)		103,236		106,905		103,372		107,196

-13- 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.

-14- 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 the periods presented and exclude our redevelopment properties. We also 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-Sep-22		****	30-Jun-22		****	(Dec)		****	Change	****
Region
East		362		$	391		$	475		$	(84)		(17.7)	%
MidWest		1,130			3,905			4,850			(945)		(19.5)	%
South		2,796			5,902			5,611			291		5.2	%
West		2,146			6,401			6,609			(208)		(3.1)	%
Property NOI* from Operating Properties		6,434			16,599			17,545			(946)		(5.4)	%
Dispositions and Redevelopment Properties (a)		-			1,068			1,574			(506)		(2.2)	%
NOI*		6,434		$	17,667		$	19,119		$	(1,452)		(7.6)	%

Sequential Same Store				$	16,599		$	17,545		$	(946)		(5.4)	%

Less Nonrecurring
Items in NOI* (b)					494			1,258			(764)		4.3	%

Comparative
Sequential Same Store				$	16,105		$	16,287		$	(182)		(1.1)	%

-15-


	Three Months Ended		Three Months Ended
Reconciliation to Net income (loss)	30-Sep-22		30-Jun-22
Net income (loss)	$	17,246	$	(9,110)
Add (deduct):
Loss on extinguishment of debt		78		—
Impairment and loan loss reserve		717		1,140
Gain on sale of properties, net		(24,077)		—
Management fee income		(274)		(267)
Depreciation and amortization		15,148		18,185
Amortization of above/below market leases		(34)		(45)
General and administrative		3,233		3,981
Interest expense		6,109		5,664
Interest income		(461)		(455)
Non-property specific items, net		(18)		26


NOI*	$	17,667	$	19,119

(a)	We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized. We also include properties that have been placed in service, but that 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


	Third Quarter 2022 Table of Contents


	Page			Page

Company Information	3	Tenant Analysis and Leasing Activity
		Tenants by Industry		18
Key Financial Data		20 Largest Tenants with Annualized Rent and Remaining Term		19-20
Financial Highlights	4	Leasing Activity		21
Income Statements	5	Lease Expirations by Square Feet		22
Balance Sheets	6	Lease Expirations with Annualized Rent per Square Foot		23
Cash Flow Statements	7	Capital Expenditures		24
Property Net Operating Income (NOI)	8

Reconciliation		Transaction Activity		25
FFO & AFFO	9
EBITDA	10	Loan Portfolio of Secured Real Estate		26
Property NOI	11
		Net Asset Value Components		27
Debt Summary	12
		Appendix: Non-GAAP Financial Measures Definitions
Capital Analysis	13	FFO		28
		EBITDA and NOI		29
Owned and Managed Portfolio Overview	14-17	AFFO		30
<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, increasing inflation, the COVID-19 pandemic and other potential infectious disease outbreaks and terrorist attacks or other acts of violence, which may negatively affect the markets in which we and our tenants operate, 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, any inability to dispose of properties on acceptable terms and any delays in the timing of any such anticipated dispositions, 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, 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.

			801 Marquette, Minneapolis, MN

September 30, 2022| Page 2


	Company Information

Overview		Snapshot (as of September 30, 2022)
<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 seeks value-oriented investments with an eye towards 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
			Total Properties	22
			Total Square Feet	6.4 Million
			Trading Symbol	FSP
			Exchange	NYSE American
			Common Shares Outstanding	103,235,914

Our Business		Total Market Capitalization	$0.7 Billion (1)
As of September 30, 2022, the Company owned and operated a portfolio of real estate consisting of 22 operating properties and one managed Sponsored REIT. From time-to-time, the Company may acquire, develop or redevelop real estate, make additional secured loans or acquire its 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	5.52%



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	1999 Broadway, Denver, CO

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.

September 30, 2022| Page 3


	Summary of Financial Highlights


(in thousands except per share amounts, SF & number of properties)
	****	30-Sep-22		****	30-Jun-22		31-Mar-22		****	31-Dec-21		****	30-Sep-21
Income Items:
Rental revenue		$	40,366		$	40,831	$	41,797		$	42,910		$	50,326
Total revenue			40,836			41,304		42,264			43,372			50,802
Net income (loss)			17,246			(9,110)		(4,158)			78,572			4,456
Adjusted EBITDA*			15,250			15,891		16,918			17,518			22,900
FFO*			9,041			10,257		11,582			10,955			14,797
AFFO*			(9,735)			(4,072)		918			3,241			4,555

Per Share Data:
EPS		$	0.17		$	(0.09)	$	(0.04)		$	0.75		$	0.04
FFO*		$	0.09		$	0.10	$	0.11		$	0.10		$	0.14
AFFO*		$	(0.09)		$	(0.04)	$	0.01		$	0.03		$	0.04
Weighted Average Shares (diluted)			103,236			103,193		103,691			105,098			106,905
Closing share price		$	2.63		$	4.17	$	5.90		$	5.95		$	4.64
Dividend declared		$	0.01		$	0.09	$	0.09		$	0.41		$	0.09

Balance Sheet Items:
Real estate, net		$	1,118,983		$	1,186,157	$	1,187,348		$	1,190,970		$	1,344,692
Other assets, net			143,087			145,562		149,772			173,203			161,837
Total assets, net			1,262,070			1,331,719		1,337,120			1,364,173			1,506,529
Total liabilities, net			489,509			577,687		567,234			580,970			751,456
Shareholders' equity			772,561			754,032		769,886			783,203			755,073

Market Capitalization and Debt:
Total Market Capitalization (a)		$	701,510		$	960,494	$	1,123,596		$	1,093,791		$	1,165,136
Total debt outstanding (excluding unamortized financing costs)		$	430,000		$	530,000	$	515,000		$	475,000		$	675,000
Debt to Total Market Capitalization			61.3%			55.2%		45.8%			43.4%			57.9%
Net Debt to Adjusted EBITDA ratio*			6.9			8.3		7.4			6.2			7.3

Operating Properties Leasing Statistics (b):
Operating properties assets			22			24		24			24			26
Operating properties total SF			6,433,954			6,915,715		6,915,609			6,911,225			7,671,275
Operating properties % leased			75.9%			76.3%		77.3%			78.4%			80.0%

(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 redevelopment properties.
---	---

*	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 28.

September 30, 2022| Page 4

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


							For the										For the
	For the Three Months Ended						Nine Months Ended		For the Three Months Ended								Year Ended
	31-Mar-22		30-Jun-22		30-Sep-22		30-Sep-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21

Revenue:
Rental	$	41,797	$	40,831	$	40,366	$	122,994	$	58,623	$	55,722	$	50,326	$	42,910	$	207,581
Related party revenue:
Management fees and interest income from loans		460		467		466		1,393		410		417		419		454		1,700
Other		7		6		4		17		6		6		57		8		77
Total revenue		42,264		41,304		40,836		124,404		59,039		56,145		50,802		43,372		209,358

Expenses:
Real estate operating expenses		12,834		12,344		13,369		38,547		15,939		15,352		14,373		15,217		60,881
Real estate taxes and insurance		8,719		9,043		8,951		26,713		12,366		11,895		10,200		6,600		41,061
Depreciation and amortization		15,670		18,186		15,148		49,004		24,381		19,136		18,862		16,165		78,544
General and administrative		3,784		3,981		3,232		10,997		4,146		3,962		3,749		4,041		15,898
Interest		5,366		5,664		6,110		17,140		8,600		10,054		7,928		5,691		32,273
Total expenses		46,373		49,218		46,810		142,401		65,432		60,399		55,112		47,714		228,657

Loss on extinguishment of debt		—		—		(78)		(78)		—		(167)		(236)		(498)		(901)
Impairment and loan loss reserve		—		(1,140)		(717)		(1,857)		—		—		—		—		—
Gain on sale of properties, net		—		—		24,077		24,077		—		20,626		8,632		83,876		113,134
Income (loss) before taxes on income and equity in income of non-consolidated REITs		(4,109)		(9,054)		17,308		4,145		(6,393)		16,205		4,086		79,036		92,934
Tax expense on income		49		56		62		167		67		56		51		464		638
Equity in income of non-consolidated REITs		—		—		—		—		—		—		421		—		421

Net income (loss)	$	(4,158)	$	(9,110)	$	17,246	$	3,978	$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717

Weighted average number of shares outstanding, basic and diluted		103,691		103,193		103,236		103,372		107,328		107,359		106,905		105,098		106,667

Net income (loss) per share, basic and diluted	$	(0.04)	$	(0.09)	$	0.17	$	0.04	$	(0.06)	$	0.15	$	0.04	$	0.75	$	0.87

September 30, 2022| Page 5

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


	March 31,		June 30,		September 30,		March 31,		June 30,		September 30,		December 31,
	2022		2022		2022		2021		2021		2021		2021
Assets:
Real estate assets:
Land	$	146,844	$	146,844	$	131,556	$	189,155	$	170,377	$	161,767	$	146,844
Buildings and improvements		1,465,312		1,477,913		1,397,303		1,954,838		1,731,690		1,630,729		1,457,209
Fixtures and equipment		11,819		12,192		10,656		13,308		11,643		11,727		11,404
		1,623,975		1,636,949		1,539,515		2,157,301		1,913,710		1,804,223		1,615,457
Less accumulated depreciation		436,627		450,792		420,532		555,688		500,163		459,531		424,487
Real estate assets, net		1,187,348		1,186,157		1,118,983		1,601,613		1,413,547		1,344,692		1,190,970

Acquired real estate leases, net		13,453		12,373		11,177		25,836		21,932		19,864		14,934
Cash, cash equivalents and restricted cash		10,983		4,693		8,717		4,113		24,180		9,731		40,751
Tenant rent receivables, net		2,041		2,627		1,309		4,337		3,116		2,681		1,954
Straight-line rent receivable, net		51,309		54,354		50,885		69,743		61,475		58,132		49,024
Prepaid expenses and other assets		7,403		6,863		6,961		5,873		5,405		5,547		4,031
Related party mortgage loan receivable, less allowance for credit loss		24,000		22,860		22,143		21,000		21,000		21,000		24,000
Other assets: derivative asset		—		1,951		4,266		—		—		—		—
Office computers and furniture, net of accumulated depreciation		204		187		170		147		167		153		198
Deferred leasing commissions, net		40,379		39,654		37,459		56,771		49,793		44,729		38,311
Total assets	$	1,337,120	$	1,331,719	$	1,262,070	$	1,789,433	$	1,600,615	$	1,506,529	$	1,364,173

Liabilities and Stockholders’ Equity:
Liabilities:
Bank note payable	$	40,000	$	55,000	$	65,000	$	27,500	$	—	$	—	$	—
Term loan payable, net of unamortized financing costs		274,402		274,518		164,692		717,668		563,151		473,648		274,286
Series A & Series B Senior Notes		199,383		199,424		199,465		199,219		199,260		199,301		199,342
Accounts payable and accrued expenses		44,700		39,315		50,371		63,456		50,799		59,309		89,493
Accrued compensation		1,206		2,252		3,159		1,390		2,309		3,482		4,704
Tenant security deposits		5,837		5,819		5,726		8,041		6,807		6,169		6,219
Lease liability		1,061		962		862		1,444		1,350		1,256		1,159
Other liabilities: derivative liabilities		195		—		—		13,698		9,425		7,583		5,239
Acquired unfavorable real estate leases, net		450		397		234		1,433		829		708		528
Total liabilities		567,234		577,687		489,509		1,033,849		833,930		751,456		580,970

Commitments and contingencies

Stockholders’ Equity:
Preferred stock		—		—		—		—		—		—		—
Common stock		10		10		10		11		11		11		10
Additional paid-in capital		1,334,383		1,334,776		1,334,776		1,357,131		1,357,469		1,349,225		1,339,226
Accumulated other comprehensive loss		(195)		1,951		4,266		(13,698)		(9,425)		(7,583)		(5,239)
Accumulated distributions in excess of accumulated earnings		(564,312)		(582,705)		(566,491)		(587,860)		(581,370)		(586,580)		(550,794)
Total stockholders’ equity		769,886		754,032		772,561		755,584		766,685		755,073		783,203
Total liabilities and stockholders’ equity	$	1,337,120	$	1,331,719	$	1,262,070	$	1,789,433	$	1,600,615	$	1,506,529	$	1,364,173

September 30, 2022| Page 6

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


		Nine Months Ended September 30,
		2022		2021
Cash flows from operating activities:
Net income	$	3,978	$	14,145
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation and amortization expense		50,472		64,390
Amortization of above and below market leases		(88)		(38)
Shares issued as compensation		394		338
Loss on extinguishment of debt		78		403
Impairment and loan loss reserve		1,857		—
Gain on sale of properties, net		(24,077)		(29,258)
Equity in income from non-consolidated REITs		—		(421)
Distributions from non-consolidated REITs		—		421
Changes in operating assets and liabilities:
Tenant rent receivables		645		4,975
Straight-line rents		(4,064)		(3,103)
Lease acquisition costs		(2,659)		(1,666)
Prepaid expenses and other assets		(1,670)		(1,035)
Accounts payable and accrued expenses		(6,388)		(8,389)
Accrued compensation		(1,545)		(436)
Tenant security deposits		(493)		(2,508)
Payment of deferred leasing commissions		(7,086)		(10,857)
Net cash provided by operating activities		9,354		26,961

Cash flows from investing activities:
Property improvements, fixtures and equipment		(38,035)		(55,008)
Proceeds received from sales of properties		102,007		319,357
Net cash provided by investing activities		63,972		264,349

Cash flows from financing activities:
Distributions to stockholders		(52,956)		(28,985)
Stock repurchases		(4,843)		(8,244)
Borrowings under bank note payable		80,000		76,500
Repayments of bank note payable		(15,000)		(80,000)
Repayment of term loan payable		(110,000)		(245,000)
Deferred Financing Costs		(2,561)		—
Net cash used in financing activities		(105,360)		(285,729)
Net increase (decrease) in cash, cash equivalents and restricted cash		(32,034)		5,581
Cash, cash equivalents and restricted cash, beginning of period		40,751		4,150
Cash, cash equivalents and restricted cash, end of period	$	8,717	$	9,731

September 30, 2022| Page 7

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


		Rentable											Nine Months												Nine Months							****
		Square Feet		Three Months Ended									Ended			Three Months Ended									Ended			Inc			%	****
(in thousands)	****	or RSF	****	31-Mar-22		****	30-Jun-22		****	30-Sep-22		****	30-Sep-22		****	31-Mar-21		****	30-Jun-21		****	30-Sep-21		****	30-Sep-21		****	(Dec)		****	Change	****
Region
East		362		$	497		$	475		$	391		$	1,363		$	504		$	523		$	612		$	1,639		$	(276)		(16.8)	%
MidWest		1,130			3,897			4,850			3,905			12,652			3,217			3,243			3,158			9,618			3,034		31.5	%
South		2,796			5,817			5,611			5,902			17,330			7,095			7,070			6,162			20,327			(2,997)		(14.7)	%
West		2,146			8,070			6,609			6,401			21,080			8,721			8,392			8,643			25,756			(4,676)		(18.2)	%
Property NOI* from Operating Properties		6,434			18,281			17,545			16,599			52,425			19,537			19,228			18,575			57,340			(4,915)		(8.6)	%
Dispositions and Redevelopment Properties (a)		-			1,300			1,574			1,068			3,942			10,223			8,772			6,788			25,783			(21,841)		(23.6)	%
Property NOI*		6,434		$	19,581		$	19,119		$	17,667		$	56,367		$	29,760		$	28,000		$	25,363		$	83,123		$	(26,756)		(32.2)	%

Same Store				$	18,281		$	17,545		$	16,599		$	52,425		$	19,537		$	19,228		$	18,575		$	57,340		$	(4,915)		(8.6)	%

Less Nonrecurring
Items in NOI* (b)					273			1,258			494			2,025			32			34			281			347			1,678		(3.0)	%

Comparative
Same Store				$	18,008		$	16,287		$	16,105		$	50,400		$	19,505		$	19,194		$	18,294		$	56,993		$	(6,593)		(11.6)	%

(a)	We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized. We also include properties that have been placed in service, but that 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 28.

September 30, 2022| Page 8

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


							Nine Months										Year
	Three Months Ended						Ended		Three Months Ended								Ended
	31-Mar-22		30-Jun-22		30-Sep-22		30-Sep-22		31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21

Net income (loss)	$	(4,158)	$	(9,110)	$	17,246	$	3,978	$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717
Impairment and loan loss reserve		—		1,140		717		1,857		—		—		—		—		—
Gain on sale of properties, net		—		—		(24,077)		(24,077)		—		(20,626)		(8,632)		(83,876)		(113,134)
Equity in income from non-consolidated REITs		—		—		—		—		—		—		(421)		—		(421)
FFO from non-consolidated REITs		—		—		—		—		—		—		421		—		421
Depreciation & amortization		15,661		18,141		15,114		48,916		24,349		19,130		18,861		16,169		78,509
NAREIT FFO*		11,503		10,171		9,000		30,674		17,889		14,653		14,685		10,865		58,092
Lease Acquisition costs		79		86		41		206		116		69		112		90		387
Funds From Operations (FFO)*	$	11,582	$	10,257	$	9,041	$	30,880	$	18,005	$	14,722	$	14,797	$	10,955	$	58,479


Adjusted Funds From Operations (AFFO)*
Funds From Operations (FFO)*	$	11,582	$	10,257	$	9,041	$	30,880	$	18,005	$	14,722	$	14,797	$	10,955	$	58,479
Loss on extinguishment of debt		—		—		78		78		—		167		236		498		901
Reverse FFO from non-consolidated REITs		—		—		—		—		—		—		(421)		—		(421)
Distributions from non-consolidated REITs		—		—		—		—		—		—		421		—		421
Amortization of deferred financing costs		526		481		461		1,468		707		686		618		487		2,498
Shares issued as compensation		—		394		—		394		—		338		—		—		338
Straight-line rent		(1,216)		(1,688)		(1,160)		(4,064)		(1,904)		(1,041)		(245)		(827)		(4,017)
Tenant improvements		(1,877)		(5,453)		(6,813)		(14,143)		(4,491)		(4,277)		(3,952)		(1,881)		(14,601)
Leasing commissions		(3,032)		(1,327)		(2,053)		(6,412)		(2,597)		(1,922)		(2,371)		(1,319)		(8,209)
Non-investment capex		(5,065)		(6,736)		(9,289)		(21,090)		(5,336)		(3,793)		(4,528)		(4,672)		(18,329)
Adjusted Funds From Operations (AFFO)*	$	918	$	(4,072)	$	(9,735)	$	(12,889)	$	4,384	$	4,880	$	4,555	$	3,241	$	17,060

Per Share Data:
EPS	$	(0.04)	$	(0.09)	$	0.17	$	0.04	$	(0.06)	$	0.15	$	0.04	$	0.75	$	0.87
FFO*		0.11		0.10		0.09		0.30		0.17		0.14		0.14		0.10		0.55
AFFO*		0.01		(0.04)		(0.09)		(0.12)		0.04		0.05		0.04		0.03		0.16

Weighted Average Shares (basic and diluted)		103,691		103,193		103,236		103,372		107,328		107,359		106,905		105,098		106,667

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

September 30, 2022| Page 9

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


							Nine Months											Year
	Three Months Ended						Ended			Three Months Ended								Ended
	31-Mar-22		30-Jun-22		30-Sep-22		30-Sep-22		****	31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21

Net income (loss)	$	(4,158)	$	(9,110)	$	17,246	$	3,978		$	(6,460)	$	16,149	$	4,456	$	78,572	$	92,717
Interest expense		5,366		5,664		6,110		17,140			8,600		10,054		7,928		5,691		32,273
Depreciation and amortization		15,661		18,141		15,114		48,916			24,349		19,130		18,861		16,169		78,509
Income taxes		49		56		62		167			67		56		51		464		638
EBITDA*	$	16,918	$	14,751		38,532	$	70,201		$	26,556	$	45,389	$	31,296	$	100,896	$	204,137
Loss on extinguishment of debt		—		—		78		78			—		167		236		498		901
Impairment and loan loss reserve		—		1,140		717		1,857			—		—		—		—		—
Gain on sale of properties, net		—		—		(24,077)		(24,077)			—		(20,626)		(8,632)		(83,876)		(113,134)
Adjusted EBITDA*	$	16,918	$	15,891	$	15,250	$	48,059		$	26,556	$	24,930	$	22,900	$	17,518	$	91,904

Interest expense	$	5,366	$	5,664	$	6,110	$	17,140		$	8,600	$	10,054	$	7,928	$	5,691	$	32,273
Scheduled principal payments		—		—		—		—			—		—		—		—		—
Interest and scheduled principal payments	$	5,366	$	5,664	$	6,110	$	17,140		$	8,600	$	10,054	$	7,928	$	5,691	$	32,273

Interest coverage ratio		3.15		2.81		2.50		2.80			3.09		2.48		2.89		3.08		2.85

Debt service coverage ratio		3.15		2.81		2.50		2.80			3.09		2.48		2.89		3.08		2.85

Debt excluding unamortized financing costs	$	515,000	$	530,000	$	430,000				$	947,500	$	765,000	$	675,000	$	475,000
Cash, cash equivalents and restricted cash		10,983		4,693		8,717					4,113		24,180		9,731		40,751
Net Debt (Debt less Cash, cash equivalents and restricted cash)	$	504,017	$	525,307	$	421,283				$	943,387	$	740,820	$	665,269	$	434,249

Adjusted EBITDA*	$	16,918	$	15,891	$	15,250				$	26,556	$	24,930	$	22,900	$	17,518
Annualized	$	67,672	$	63,564	$	61,000				$	106,224	$	99,720	$	91,600	$	70,072

Net Debt-to-Adjusted EBITDA ratio*		7.4		8.3		6.9					8.9		7.4		7.3		6.2

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28. Amounts in the EBITDA and Adjusted EBITDA reconciliation do not reflect our proportionate share of interest expense, depreciation, amortization, income taxes, gains or losses on sales and debt from our investments in non-consolidated REITs, which are accounted for under the equity method.

September 30, 2022| Page 10

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


							Nine Months								Nine Months
	Three Months Ended						Ended		Three Months Ended						Ended
	31-Mar-22		30-Jun-22		30-Sep-22		30-Sep-22		31-Mar-21		30-Jun-21		30-Sep-21		30-Sep-21
Net income (loss)	$	(4,158)	$	(9,110)	$	17,246	$	3,978	$	(6,460)	$	16,149	$	4,456	$	14,145
Add (deduct):
Loss on extinguishment of debt		—		—		78		78		—		167		236		403
Impairment and loan loss reserve		—		1,140		717		1,857		—		—		—		—
Gain on sale of properties, net		—		—		(24,077)		(24,077)		—		(20,626)		(8,632)		(29,258)
Management fee income		(291)		(267)		(274)		(832)		(465)		(403)		(380)		(1,248)
Depreciation and amortization		15,670		18,185		15,148		49,003		24,381		19,136		18,862		62,379
Amortization of above/below market leases		(9)		(45)		(34)		(88)		(32)		(6)		—		(38)
General and administrative		3,784		3,981		3,233		10,998		4,146		3,962		3,749		11,857
Interest expense		5,366		5,664		6,109		17,139		8,600		10,054		7,928		26,582
Interest income		(451)		(455)		(461)		(1,367)		(394)		(399)		(404)		(1,197)
Equity in income of non-consolidated REITs		—		—		—		—		—		—		(421)		(421)
Non-property specific items, net		(330)		26		(18)		(322)		(16)		(34)		(31)		(81)
Property NOI*	$	19,581	$	19,119	$	17,667	$	56,367	$	29,760	$	28,000	$	25,363	$	83,123

*	See Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

September 30, 2022| Page 11

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


		Maximum		Amount		Interest			Interest
	Maturity	Amount		Drawn at		Rate (a)			Rate at	Facility
	Date	of Loan		30-Sep-22		Components			30-Sep-22	Fee

BofA Revolver	12-Jan-24	$	237,500	$	65,000	SOFR	+	1.95%	4.95%	0.35%
BMO Term Loan Tranche B	31-Jan-24		165,000		165,000	2.39%	+	1.65%	4.04%
Series A Senior Notes	20-Dec-24		116,000		116,000				4.49%
Series B Senior Notes	20-Dec-27		84,000		84,000				4.76%

		$	602,500	$	430,000				4.44%

●	The table above is a summary of our debt as of September 30, 2022. Additional information on our debt can be found in our Annual Report on Form 10-K for the year ended December 31, 2021, as updated in our Quarterly Reports on Form 10-Q, on file with the U.S. Securities and Exchange Commission.
●	On January 10, 2022, we entered into a new BofA Revolver for borrowings of up to $217.5 million, which is a SOFR based loan. The new BofA Revolver matures on January 12, 2024. On February 10, 2022, we increased our BofA Revolver availability by $20.0 million to $237.5 million as part of an accordion feature that is available to increase borrowing capacity up to an amount not exceeding $750 million in the aggregate.
---	---
●	The BofA Revolver is subject to a 35 basis point facility fee, which translates into approximately $0.8 million annually.
---	---
●	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 $1.7 million.
---	---
●	On September 30, 2021, October 25, 2021 and September 6, 2022, we repaid $90 million, $200 million and $110 million, respectively, of the term loan that was part of our credit facility with Bank of America, N.A. as administrative agent and the other lending institutions party thereto, which had $400 million outstanding prior to such repayments and has been fully repaid.
---	---

(a)	Interest rate excludes amortization of deferred financing costs and facility fees, which is discussed in the notes above.

September 30, 2022| Page 12

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


		31-Mar-22			30-Jun-22			30-Sep-22					31-Mar-21			30-Jun-21			30-Sep-21			31-Dec-21
Market Data:	****			****			****			****	****	****			****			****			****			****
Shares Outstanding			103,152			103,236			103,236					107,328			107,395			105,633			103,999
Closing market price per share		$	5.90		$	4.17		$	2.63				$	5.45		$	5.26		$	4.64		$	5.95
Market capitalization		$	608,596		$	430,494		$	271,510				$	584,939		$	564,896		$	490,136		$	618,791
Total debt outstanding excluding unamortized financing costs			515,000			530,000			430,000					947,500			765,000			675,000			475,000
Total Market Capitalization		$	1,123,596		$	960,494		$	701,510				$	1,532,439		$	1,329,896		$	1,165,136		$	1,093,791

Dividend Data:
Total dividends declared for the quarter		$	9,360		$	9,284		$	1,032				$	9,660		$	9,659		$	9,666		$	9,506
Common dividend declared per share		$	0.09		$	0.09		$	0.01				$	0.09		$	0.09		$	0.09		$	0.41
Declared dividend as a % of Net income (loss) per share			(224)%			(102)%			6%					(150)%			60%			216%			55%
Declared dividend as a % of AFFO* per share			1017%			(228)%			(11)%					220%			198%			211%			1330%

Liquidity:
Cash, cash equivalents and restricted cash		$	10,983		$	4,693		$	8,717				$	4,113		$	24,180		$	9,731		$	40,751
Revolver:
Gross potential available under the BofA Revolver			237,500			237,500			237,500					600,000			600,000			600,000			600,000
Less:
Outstanding balance			(40,000)			(55,000)			(65,000)					(27,500)			—			—			—
Total Liquidity		$	208,483		$	187,193		$	181,217				$	576,613		$	624,180		$	609,731		$	640,751

*	See page 9 for a reconciliation of Net Income (Loss) to AFFO and the Appendix for Non-GAAP Financial Measures Definitions beginning on page 28.

September 30, 2022| Page 13

	<br><br>
	Owned Portfolio Overview


		As of the Quarter Ended
	****	30-Sep-22	30-Jun-22	31-Mar-22	31-Dec-21	30-Sep-21	****
Operating Properties:
Number of properties		22	24	24	24	26
Square feet		6,433,954	6,915,715	6,915,609	6,911,225	7,671,275
Leased percentage		75.9%	76.3%	77.3%	78.4%	80.0%

Redevelopment Properties (a):
Number of properties		—	—	—	—	1
Square feet		—	—	—	—	111,469
Leased percentage		0.0%	0.0%	0.0%	0.0%	0.0%

Total Owned Properties:
Number of properties		22	24	24	24	27
Square feet		6,433,954	6,915,715	6,915,609	6,911,225	7,782,744
Leased percentage		75.9%	76.3%	77.3%	78.4%	78.8%

Managed Properties - Single Asset REITs (SARs):
Number of properties		1	1	2	2	2
Square feet		213,760	213,760	348,545	348,545	348,545

Total Operating, Redevelopment and Managed Properties:
Number of properties		23	25	26	26	29
Square feet		6,647,714	7,129,475	7,264,154	7,259,770	8,131,289

(a)	We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

September 30, 2022| Page 14

	<br><br>
	Owned 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)		****

Owned Properties:

East Region														Midwest Region

Richmond, VA														Chicago
Innsbrook		Glen Allen		VA		298,183		47.8%		48.8%		$	18.94	Northwest Point		Elk Grove Village		IL		177,095		100.0%		100.0%		$	31.64
														909 Davis Street		Evanston		IL		195,098		93.3%		92.2%		$	41.91
Charlotte, NC
Forest Park		Charlotte		NC		64,198		78.4%		78.4%		$	23.38	Minneapolis
														121 South 8th Street		Minneapolis		MN		298,121		88.6%		89.6%		$	24.85
														801 Marquette Ave		Minneapolis		MN		129,691		91.8%		89.2%		$	22.38
														Plaza Seven		Minneapolis		MN		330,096		79.3%		81.8%		$	33.56








East Region Total						362,381		53.2%		54.1%		$	20.08	Midwest Region Total						1,130,101		88.9%		89.4%		$	31.13

(a)	Weighted Occupied Percentage for the nine months ended September 30, 2022.
(b)	Weighted Average GAAP Rent per Occupied Square Foot.
---	---

September 30, 2022| Page 15

	<br><br>
	Owned 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		208,966		40.7%		40.8%		$	30.81	1999 Broadway		Denver		CO		680,255		66.9%		66.5%		$	33.64
One Legacy Circle		Plano		TX		214,110		63.7%		58.6%		$	36.94	Greenwood Plaza		Englewood		CO		196,236		66.3%		81.3%		$	26.95
Addison Circle		Addison		TX		289,333		83.0%		70.1%		$	33.73	1001 17th Street		Denver		CO		657,816		70.1%		78.6%		$	34.62
Collins Crossing		Richardson		TX		300,887		96.1%		86.1%		$	26.58	600 17th Street		Denver		CO		611,163		77.8%		77.5%		$	34.01
Liberty Plaza		Addison		TX		217,600		75.5%		70.3%		$	23.79
														West Region Total						2,145,470		70.9%		74.7%		$	33.40
Houston
Park Ten		Houston		TX		157,609		72.0%		72.0%		$	29.02	Total Owned Properties						6,433,954		75.9%		72.7%		$	30.45
Eldridge Green		Houston		TX		248,399		100.0%		100.0%		$	26.89
Park Ten Phase II		Houston		TX		156,746		95.0%		95.0%		$	28.61
Westchase I & II		Houston		TX		629,025		64.2%		55.3%		$	27.26

Miami-Ft. Lauderdale-West Palm Beach
Blue Lagoon Drive		Miami		FL		213,182		98.5%		73.6%		$	28.68

Atlanta
Pershing Plaza		Atlanta		GA		160,145		79.2%		19.4%		$	24.92

South Region Total						2,796,002		77.5%		66.9%		$	28.64

(a)	Weighted Occupied Percentage for the nine months ended September 30, 2022.
(b)	Weighted Average GAAP Rent per Occupied Square Foot.
---	---

September 30, 2022| Page 16

	<br><br>
	Managed Portfolio Overview


MSA / Property Name	****	City	****	State	****	Square Feet

Midwest Region

Indianapolis
Monument Circle		Indianapolis		IN		213,760

Total Managed						213,760

Total Owned & Managed						6,647,714

September 30, 2022| Page 17

	<br><br>
	Tenants by Industry<br><br>(By Square Feet)<br><br>

September 30, 2022| Page 18

	<br><br>
	20 Largest Tenants with Annualized Rent and Remaining Term


					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		126		248,399		3.9%		$	2,849,137		2.0%
2	EOG Resources, Inc.		1		51		169,167		2.6%			6,062,945		4.3%
3	US Government (b)		2		40, 100		168,573		2.6%			6,316,496		4.5%
4	Lennar Homes, LLC		1		174		155,808		2.4%			6,247,901		4.4%
5	Citicorp Credit Services, Inc		1		59		146,260		2.3%			4,947,976		3.5%
6	Kaiser Foundation Health Plan		1		20		120,979		1.9%			3,936,728		2.8%
7	Argo Data Resource Corporation (c)		1		11, 95		114,200		1.8%			3,358,622		2.4%
8	Swift, Currie, McGhee & Hiers, LLP (d)		1		132		101,296		1.6%			—		0.0%
9	Deluxe Corporation		1		178		98,922		1.5%			3,018,289		2.1%
10	Ping Identity Corp.		1		45		89,856		1.4%			3,543,022		2.5%
11	Permian Resources Operating, LLC (e)		1		109		67,856		1.1%			2,807,881		2.0%
12	Bread Financial Payments, Inc. (f)		1		45		67,274		1.0%			2,758,234		2.0%
13	PricewaterhouseCoopers LLP		1		76		66,304		1.0%			2,329,953		1.7%
14	Hall and Evans LLC		1		83		65,878		1.0%			2,455,474		1.7%
15	Cyxtera Management, Inc.		1		88		61,826		1.0%			2,191,403		1.5%
16	Precision Drilling (US) Corporation		1		68		59,569		0.9%			2,033,090		1.4%
17	Schwegman, Lundberg & Woessner, P.A. (g)		1		8, 64		58,263		0.9%			1,663,730		1.2%
18	EMC Corporation		1		24		57,100		0.9%			1,638,770		1.2%
19	ID Software, LLC		1		80		57,100		0.9%			1,609,649		1.1%
20	Houghton Mifflin Co.		1		54		55,643		0.9%			2,391,016		1.7%

					Total		2,030,273		31.6%		$	62,160,316		44.0%

Footnotes on next page

September 30, 2022| Page 19

	<br><br>
	20 Largest Tenants with Annualized Rent and Remaining Term

Footnotes:

(a) Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at September 30, 2022 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.

(d) Lease commenced on September 19, 2022 and rent commences on September 19, 2023.

(e) Formerly known as Centennial Resource Production, LLC.

(f) Formerly known as ADS Alliance Data Systems, Inc.

(g) Includes 11,994 square feet expiring in 2023. The remaining 46,269 square feet expire in 2028.

September 30, 2022| Page 20

	<br><br>
	Leasing Activity<br><br>(Owned Portfolio)


					Year		Year
	Nine Months Ended				Ended		Ended
Leasing Activity (a)		30-Sep-22		30-Sep-21		31-Dec-21		31-Dec-20
(in Square Feet - SF)
New leasing		217,000		270,000		370,000		368,000
Renewals and expansions		125,000		622,000		665,000		762,000
		342,000		892,000		1,035,000		1,130,000

Other information per SF
(Activity on a year-to-date basis)
GAAP Rents on leasing	$	33.40	$	30.10	$	30.86	$	28.47
Weighted average lease term		7.0 Years		7.8 Years		7.7 Years		8.3 Years

Increase over average GAAP rents in prior year (b)		9.6%		2.0%		2.5%		7.7%

Average free rent		6 Months		8 Months		7 Months		5 Months
Tenant Improvements	$	35.60	$	25.08	$	25.89	$	34.07
Leasing Costs	$	12.83	$	11.61	$	11.45	$	11.36

(a) Leasing activity includes leasing at redevelopment properties. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.

(b) 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.

September 30, 2022| Page 21

	<br><br>
	Lease Expirations by Square Feet<br><br>(Owned Portfolio)

September 30, 2022| Page 22

	<br><br>
	Lease Expirations with Annualized Rent per Square Foot<br><br>(Owned Portfolio)


			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		Leases (b)		Leases		Leases	Total

2022	11	(c)	52,558		$	1,611,480	$	30.66	1.1%	1.1%
2023	49		443,407			14,686,847		33.12	10.4%	11.5%
2024	48		706,684			22,447,038		31.76	16.0%	27.5%
2025	53		440,323			14,285,944		32.44	10.1%	37.6%
2026	33		443,470			15,853,920		35.75	11.2%	48.8%
2027	23		678,759			21,067,763		31.04	14.9%	63.7%
2028	18		275,053			7,923,659		28.81	5.6%	69.3%
2029	15		371,962			10,248,365		27.55	7.3%	76.6%
2030	11		299,779			8,024,769		26.77	5.7%	82.3%
2031	8		271,904			9,949,942		36.59	7.0%	89.3%
2032 and thereafter	43		901,309	(d)		15,050,888		16.70	10.7%	100.0%
Leased total	312		4,885,208		$	141,150,615	$	28.89	100.0%
Vacancies as of 9/30/22			1,548,746
Total Portfolio Square Footage			6,433,954

(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. Includes annualized rent from redevelopment properties. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized.
(b)	Annualized rent represents the monthly rent charged, including tenant reimbursements, for each lease in effect at September 30, 2022 multiplied by 12. Tenant reimbursements generally include payment of real estate taxes, operating expenses and common area maintenance and utility charges.
---	---
(c)	Includes 4 leases that are month-to-month.
---	---
(d)	Includes 89,401 square feet that are non-revenue producing building amenities.
---	---

September 30, 2022| Page 23

	<br><br>
	Capital Expenditures


(in thousands)							Nine Months
	For the Three Months Ended						Ended
	31-Mar-22		30-Jun-22		30-Sep-22		30-Sep-22

Tenant improvements	$	1,877	$	5,453	$	6,813	$	14,143
Deferred leasing costs		3,032		1,327		2,053		6,412
Non-investment capex		5,065		6,736		9,289		21,090
Total Capital Expenditures	$	9,974	$	13,516	$	18,155	$	41,645


	For the Three Months Ended								Year Ended
	31-Mar-21		30-Jun-21		30-Sep-21		31-Dec-21		31-Dec-21

Tenant improvements	$	4,491	$	4,277	$	3,952	$	1,881	$	14,601
Deferred leasing costs		2,597		1,922		2,371		1,319		8,209
Non-investment capex		5,336		3,793		4,528		4,672		18,329
Total Capital Expenditures	$	12,424	$	9,992	$	10,851	$	7,872	$	41,139

First generation leasing and investment capital was $6.2 million for nine months ended September 30, 2022 and $32.0 million for the year ended December 31, 2021.

September 30, 2022| Page 24

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


Recent Acquisitions:	****	City	****	State	****	Square Feet	****	Date Acquired	****	Purchase Price		****
2016
Plaza Seven		Minneapolis		MN		325,796		6/6/16		$	82,000
Pershing Plaza		Atlanta		GA		160,145		8/10/16			45,450
600 17th Street		Denver		CO		613,527		12/1/16			154,260


Recent Dispositions:										Gross Sale			Gain (loss)
	****	City	****	State	****	Square Feet	****	Date Sold	****	Proceeds		****	on Sale		****
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

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			(1,657)
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

September 30, 2022| Page 25

	<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-Sep-22		30-Sep-22

Mortgage loan secured by property
FSP Monument Circle LLC (1)	Indianapolis, IN	30-Jun-23	$	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.

September 30, 2022| Page 26

	<br><br>
	Net Asset Value Components


(in thousands except per share data)
	As **** of		Assets:			Other information:
	30-Sep-22		Loans outstanding on secured RE	$	22,143	Leased SF to be FFO producing
Total Market Capitalization Values			Investments in SARs (book basis)		—	during 2022 and 2023 (in 000's)		187
Shares outstanding		103,235.9	Straight-line rent receivable		50,885
Closing price	$	2.63	Asset held for sale		—	Straight-line rental revenue current quarter	$	1,160
Market capitalization	$	271,510	Cash, cash equivalents and restricted cash		8,717
Debt		430,000	Tenant rent receivables		1,309	Management fee income current quarter	$	5
Total Market Capitalization	$	701,510	Prepaid expenses		4,539	Interest income from secured loans		461
			Office computers and furniture		170	Management fees and interest income from loans	$	466
			Other assets:
	3 Months		Deferred financing costs, net		2,463
	Ended		Other assets: Derivative Market Value		4,266
NOI Components	30-Sep-22		Other assets - Right-to-Use Asset		802
				$	95,294
Same Store NOI (1)	$	16,599
Acquisitions (1) (2)		—	Liabilities:			Footnotes to the components
Property NOI (1)		16,599	Debt (excluding contra for unamortized financing costs)	$	430,000
Full quarter adjustment (3)		—	Accounts payable & accrued expenses		53,530	(1) See pages 11 & 30 for definitions and reconciliations.
Stabilized portfolio	$	16,599	Tenant security deposits		5,726
			Other liabilities: lease liability		862	(2) Includes NOI from acquisitions not in Same Store.
			Other liabilities: derivative liability		—
Financial Statement Reconciliation:				$	490,118	(3) Adjustment to reflect property NOI for a full quarter in the quarter acquired, if necessary.
Rental Revenue	$	40,366
Rental operating expenses		(13,369)				(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		(8,951)
NOI from dispositions & redevelopment properties		(1,068)				(5) Management & other fees are eliminated in consolidation but included in Property NOI.
Taxes (4)		(62)
Management & other fees (5)		(317)
Property NOI (1)	$	16,599

September 30, 2022| Page 27

	<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.

September 30, 2022| Page 28

	<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 the periods presented and exclude properties that are redevelopment properties. We also 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. We define redevelopment properties as properties being developed, redeveloped or where redevelopment is complete, but are in lease-up and that are not stabilized. 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.

September 30, 2022| Page 29

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

Definition of Adjusted Funds From Operations (AFFO)

September 30, 2022| Page 30

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

September 30, 2022| Page 31