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SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 8-K/A
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934
Date of Report (Date of earliest event reported)                    May 22, 2006               
GOVERNMENT PROPERTIES TRUST, INC.
 
(Exact name of registrant as specified in its charter)
         
Maryland   1-31962   20-0611663
 
 
 
 
 
 
 
(State or other jurisdiction   (Commission   (IRS Employer
of incorporation)   File Number)   Identification No.)
         
13625 California Street, Suite 310, Omaha, Nebraska       68154
 
 
 
 
 
 
 
(Address of principal executive offices)       (Zip Code)
Registrant’s telephone number, including area code                     (402) 391-0010               
None
 
(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:
o Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Pursuant to the requirements of the Securities and Exchange Act of 1934, the Registrant hereby amends the following items, financial statement, exhibits or other portions of its current Report on Form 8-K dated May 22, 2006, as filed on May 22, 2006 and, to include the historical financial statements and pro forma financial information required by Item 9.01(a) and (b).
 
 

 


 

TABLE OF CONTENTS
                     
 
           
  Acquisition of Assets     3  
 
           
  Financial Statements, Pro Forma Financial Information, and Exhibits     4  
 
           
  Financial Statements of Real Estate Operations Acquired        
 
           
 
      4  
 
           
 
      4  
 
           
 
      5  
 
           
 
      6  
 
           
      8  
 
           
 
      9  
 
           
 
      10  
 
           
  Exhibits.     14  
 
           
  SIGNATURE     15  
 Consent of Ernst & Young LLP

 


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Item 2.01. Acquisition of Assets
On May 18, 2006, Government Properties Trust, Inc. (GPT) completed its previously announced acquisition of the United States Citizenship and Immigration Services (USCIS) property located at 1709 and 1717 Zoy Street, Harlingen, Texas (the Harlingen property) for approximately $27.1 million. The purchase price was determined through arms-length negotiations between GPT and U.S.I.N.S. — II, LLC, an unrelated party with an address at 1014 East Harrison Avenue, Harlingen, Texas. GPT funded the purchase price with cash on hand and a mortgage loan from a financial institution in the amount of approximately $19.9 million. The mortgage loan bears interest at a fixed rate of 6.266% with principal and interest payments due monthly and are amortized on a 30-year schedule, with a balloon payment due June 1, 2016.
The Harlingen property consists of two conjoined buildings that are fully leased by the United States of America under modified gross leases. The first building (USCIS I) was completed in January 1998 and consists of a 19,000 square foot, single-story building. The USCIS I lease expires in January 2018 and has an optional early termination right in January 2013. The second building (USCIS II), was completed in 2002 and consists of a 108,000 square foot, two-story building. The USCIS II lease expires in October 2022 and has no early termination right. The USCIS utilizes these facilities, situated on approximately 10 acres of land, for administrative purposes and processing immigrants in south Texas.

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Item 9.01. Financial Statements, Pro Forma Financial Information, and Exhibits
GOVERNMENT PROPERTIES TRUST, INC.
United States Immigration and Naturalization Services District Office — Harlingen, Texas
Statements of Revenue and Certain Expenses
For the Three Months Ended March 31, 2006 (Unaudited) and
For the Year Ended December 31, 2005
Report of Independent Registered Public Accounting Firm
The Board of Directors
Government Properties Trust, Inc.
We have audited the accompanying statement of revenue and certain expenses of the United States Immigration and Naturalization Services District Office — Harlingen, Texas (the Property) for the year ended December 31, 2005. The statement of revenue and certain expenses is the responsibility of the Property’s management. Our responsibility is to express an opinion on the Statement of Revenue and Certain Expenses based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the statement of revenue and certain expenses is free of material misstatement. We were not engaged to perform an audit of the Property’s internal control over financial reporting. Our audit included consideration of internal control over financial reporting as a basis for designing audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of the Property’s internal control over financial reporting. Accordingly we express no such opinion. An audit also includes examining, on a test basis, evidence supporting the amounts and disclosures in the statement of revenue and certain expenses, assessing the accounting principles used and significant estimates made by management, and evaluating the overall presentation of the statement of revenue and certain expenses. We believe that our audit provides a reasonable basis for our opinion.
The accompanying statement of revenue and certain expenses was prepared for the purpose of complying with the rules and regulations of the Securities and Exchange Commission, for inclusion in Government Properties Trust, Inc.’s Current Report on Form 8-K as described in Note 2, and is not intended to be a complete presentation of the Property’s revenue and expenses.
In our opinion, the statement of revenue and certain expenses referred to above presents fairly, in all material respects, the revenue and certain expenses described in Note 2 for the year ended December 31, 2005 in conformity with U.S. generally accepted accounting principles.
Chicago, Illinois
April 21, 2006

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Government Properties Trust, Inc.
United States Immigration and Naturalization Services District Office — Harlingen, Texas
Statements of Revenue and Certain Expenses
                 
    Three Months Ended        
    March 31, 2006     Year Ended  
    (Unaudited)     December 31, 2005  
     
 
               
Revenue
               
Rental income
  $ 720,768     $ 2,867,787  
 
               
Certain expenses
               
Utilities
    71,039       258,050  
Repairs and maintenance
    13,076       39,202  
Real estate taxes
    65,898       263,593  
Cleaning — affiliate
    21,198       58,436  
Insurance
    19,630       78,488  
Other
    984       3,434  
     
Total expenses
    191,825       701,203  
Revenue in excess of certain expenses
  $ 528,943     $ 2,166,584  
 
         
     See accompanying notes.

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Government Properties Trust, Inc.
United States Immigration and Naturalization Services District Office — Harlingen, Texas
Notes to Statements of Revenue and Certain Expenses
Three Month Period Ended March 31, 2006 (Unaudited), and Year Ended December 31, 2005
1. Description of the Property
The United States Immigration and Naturalization Services District Office — Harlingen, Texas (the Property), located at 1709 and 1717 Zoy Street, Harlingen, Texas, consist of various office buildings totaling approximately 127,000 rentable square feet (unaudited) that are 100% leased to the United States Immigration and Naturalization Services with two leases expiring in October 2022 and January 2018. One of the leases totaling approximately 19,000 rentable square feet (unaudited) has an optional early termination date of January 2013.
2. Summary of Significant Accounting Policies
The accompanying statement of revenue and certain expenses for the year ended December 31, 2005 was prepared for purposes of complying with the rules and regulations of the Securities and Exchange Commission. The accompanying financial statement is not representative of the actual operations of the Property for the periods presented nor indicative of future operations as certain expenses, primarily depreciation, amortization and interest expense, which may not be comparable to the expenses expected to be incurred in future operations of Property, have been excluded.
In the preparation of the statement of revenue and certain expenses in conformity with accounting principles generally accepted in the United States, management makes estimates and assumptions that affect the reported amounts of revenue and expenses during the reporting period. Actual results could differ from these estimates.
Rental income is recorded when due from the tenant under the term of the respective leases, which is not materially different than the straight-line method. The current supplemental lease agreements base monthly rental payments totaling $234,453, through the term of the leases subject to annual rent increases based on the Consumer Price Index, as defined. The base monthly rent in place as of March 31, 2006 (unaudited) and December 31, 2005, was $240,330 and $240,134, respectively.
3. Interim Period (unaudited)
The unaudited statement of revenue and certain expenses for the three months ended March 31, 2006, has been prepared for purposes of complying with the rules and regulations of the Securities and Exchange Commission. In the opinion of management, all adjustments considered necessary for a fair presentation have been included. Operating results for the three months ended March 31, 2006 are not necessarily indicative of the results that may be expected for the year ending December 31, 2006.
4. Related Party Transactions
An affiliate of the Property provides and allocates cleaning services amongst various properties. Such services amounted to $21,198 for the period ended March 31, 2006 (unaudited), and $58,436 for the year ended December 31, 2005.

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Pro Forma Consolidated Balance Sheet
(Unaudited)
The accompanying unaudited Pro Forma Consolidated Balance Sheet of the Company is presented as if the Harlingen property was acquired on March 31, 2006. This Pro Forma Consolidated Balance Sheet should be read in conjunction with the Company’s historical consolidated financial statements and notes thereto as filed on Form 10-K for the year ended December 31, 2005 and on Form 10-Q for the three months ended March 31, 2006. In management’s opinion, all adjustments necessary to reflect the acquisition of the Harlingen property have been made. The following Pro Forma Consolidated Balance Sheet is not necessarily indicative of what the actual financial position would have been assuming the above transactions had been consummated at March 31, 2006, nor does it purport to represent the future financial position of the Company.

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Government Properties Trust, Inc.
Pro Forma Consolidated Balance Sheet
(in thousands, except share amounts)
March 31, 2006
(Unaudited)
                         
    Historical (A)     Harlingen (B)     Pro Forma  
ASSETS
                       
 
                       
Real estate at cost:
                       
Land
  $ 35,986     $ 1,680     $ 37,666  
Buildings and improvements
    306,557       19,710       326,267  
Tenant origination costs
    72,573       5,940       78,513  
Real estate under development
    228             228  
Furniture and equipment
    474             474  
                 
 
    415,818       27,330       443,148  
Accumulated depreciation
    (16,936 )           (16,936 )
                 
 
    398,882       27,330       426,212  
Cash and cash equivalents
    2,512       (1,597 )     915  
Restricted cash escrows
    11,031             11,031  
Tenant receivables
    8,167             8,167  
Notes receivable from tenant
    586             586  
Deferred costs, net
    3,942       61       4,003  
Real estate deposits
    150       (150 )      
Other assets
    4,068       (2 )     4,066  
                 
Total assets
  $ 429,338     $ 25,642     $ 454,980  
                 
 
                       
LIABILITIES AND STOCKHOLDERS’ EQUITY
                       
 
                       
Liabilities:
                       
Accounts payable and accrued expenses
  $ 9,259     $ 92     $ 9,351  
Dividends payable
    3,114             3,114  
Lines of credit
    26,480       5,600       32,080  
Mortgage notes payable
    233,304       19,950       253,254  
                 
Total liabilities
    272,157       25,642       297,799  
Stockholders’ equity:
                       
Common stock ($0.01 par value; 50,000,000 shares authorized, 20,763,136 issued and outstanding at March 31, 2006)
    206             206  
Additional paid-in capital
    189,548             189,548  
Accumulated deficit
    (34,835 )           (34,835 )
Accumulated other comprehensive income
    2,262             2,262  
                 
Total stockholders’ equity
    157,181             157,181  
                 
Total liabilities and stockholders’ equity
  $ 429,338     $ 25,642     $ 454,980  
                 
     See accompanying notes.

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Notes to Pro Forma Consolidated Balance Sheet
(Unaudited)
(A) Represents the historical consolidated balance sheet of the Company as of March 31, 2006.
(B) Reflects the acquisition and preliminary purchase price allocation of the Harlingen property on May 18, 2006 for a total purchase price of approximately $27.3 million. The amounts presented include the initial purchase price of $27.1 million and closing costs of $0.2 million and were allocated based on the fair market value of the assets acquired and liabilities assumed. The purchase price was funded with cash on hand, a draw on the Company’s line-of-credit and a mortgage loan from a financial institution in the amount of $19.9 million.

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Pro Forma Consolidated Statements of Operations
(Unaudited)
The accompanying unaudited Pro Forma Consolidated Statements of Operations for the three month period ended March 31, 2006 and for the year ended December 31, 2005 of the Company is presented as if the Harlingen property and other properties acquired in 2006 and 2005 (the Acquired Properties) had been acquired on January 1, 2005. These Pro Forma Consolidated Statements of Operations should be read in conjunction with the Company’s historical consolidated financial statements and notes thereto as filed on Form 10-K for the year ended December 31, 2005 and on Form 10-Q for the three months ended March 31, 2006. In management’s opinion, all adjustments necessary to reflect the above acquisitions have been made.
The unaudited Pro Forma Consolidated Statements of Operations are not necessarily indicative of what the actual results of operations would have been for the three months ended March 31, 2006 and for the year ended December 31, 2005 assuming the above transactions had been consummated at January 1, 2005, nor does it purport to represent the future results of operations of the Company.

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Government Properties Trust, Inc.
Pro Forma Statement of Operations
For the year ended December 31, 2005
(Unaudited and in thousands, except per share amounts)
                                         
                    Acquired     Adjustments        
    Historical (A)     Harlingen (B)     Properties (B)     (C), (D)     Pro Forma  
 
                                       
Revenue
                                       
Rental income
  $ 26,877     $ 2,868     $ 9,629     $     $ 39,374  
Tenant reimbursements
    1,323             357             1,680  
 
                             
Total revenue
    28,200       2,868       9,986             41,054  
Expenses
                                       
Property operations
    4,883       437       2,206             7,526  
Real estate taxes
    2,712       264       616             3,592  
Depreciation and amortization
    9,888                   4,873       14,761  
General and administrative
    4,960                         4,960  
 
                             
Total expenses
    22,443       701       2,822       4,873       30,839  
 
                             
Operating income
    5,757       2,167       7,164       (4,873 )     10,215  
Other income (expense)
                                       
Interest income
    1,521                         1,521  
Interest expense
    (9,345 )                 (4,541 )     (13,886 )
Amortization of deferred financing fees
    (355 )                 (40 )     (395 )
 
                             
Net (loss) income
  $ (2,422 )   $ 2,167     $ 7,164     $ (9,454 )   $ (2,545 )
 
                             
 
                                       
Earnings per share (basic and diluted)
                                       
Net (loss) income per share (basic and diluted)
  $ (0.12 )                           $ (0.12 )
 
                             
Weighted average shares outstanding (basic and diluted)
    20,569                   194       20,763  
 
                             
     See accompanying notes.

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Government Properties Trust, Inc.
Pro Forma Statement of Operations
For the three months ended March 31, 2006
(Unaudited and in thousands, except per share amounts)
                                         
                    Acquired     Adjustments        
    Historical (A)     Harlingen (B)     Properties (B)     (C), (D)     Pro Forma  
 
                                       
Revenue
                                       
Rental income
  $ 9,800     $ 721     $ 319     $     $ 10,840  
Tenant reimbursements
    566                         566  
 
                             
Total revenue
    10,366       721       319             11,406  
Expenses
                                       
Property operations
    1,811       126       49             1,986  
Real estate taxes
    926       66       18             1,010  
Depreciation and amortization
    3,641                   319       3,960  
General and administrative
    1,309                         1,309  
 
                             
Total expenses
    7,687       192       67       319       8,265  
 
                             
Operating income
    2,679       529       252       (319 )     3,141  
Other income (expense)
                                       
Interest income
    122                         122  
Interest expense
    (3,403 )                 (346 )     (3,749 )
Amortization of deferred financing fees
    (203 )                 (3 )     (206 )
 
                             
Net (loss) income
  $ (805 )   $ 529     $ 252     $ (668 )   $ (692 )
 
                             
 
       
Earnings per share (basic and diluted)
                                       
Net (loss) income per share (basic and diluted)
  $ (0.04 )                           $ (0.03 )
 
                             
Weighted average shares outstanding (basic and diluted)
    20,604                       159       20,763
 
                             
     See accompanying notes.

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Notes to Pro Forma Consolidated Statements of Operations
(Unaudited)
(A) Represents the historical consolidated statements of operations of the Company.
(B) Represents the historical operations for the Acquired Properties prior to the Company’s date of acquisition. Audited historical financial information for the Harlingen property is included in this report on Form 8-K/A.
(C) Represents pro forma adjustments related to the Company’s ownership of the Harlingen property and Acquired Properties prior to its date of acquisition:
                 
    Adjustments For     Adjustments For  
    Three Months Ended     Year Ended  
    March 31,     December 31,  
(in thousands)   2006     2005  
 
               
Depreciation and amortization (1)
               
Harlingen
  $ 230     $ 917  
Acquired Properties
    89       3,956  
 
           
Total depreciation and amortization expense
  $ 319     $ 4,873  
 
           
 
               
Interest expense (2)
               
Harlingen
  $ (280 )   $ (1,121 )
Acquired Properties
    (66 )     (3,420 )
 
           
Total interest expense
  $ (346 )   $ (4,541 )
 
           
 
               
Amortization of deferred financing fees (2)
               
Harlingen
  $ (1 )   $ (6 )
Acquired Properties
    (2 )     (34 )
 
           
Total amortization of deferred financing fees
  $ (3 )   $ (40 )
 
           
 
  (1)   Represents estimated depreciation and amortization of the Harlingen and Acquired Properties based upon the preliminary purchase price allocations in accordance with our depreciation and amortization policy.
 
(2)   Represents estimated interest expense for the individual Harlingen and Acquired Properties’ mortgage debt, the stated interest rate and amortization of deferred loan fees.
(D) Represents pro forma adjustment of 194,000 and 159,000 related to weighted average shares outstanding to reflect the total number of shares outstanding as of December 31, 2005 and March 31, 2006, respectively.

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(C) Exhibits
      The following exhibit is included in this Report:
      Exhibit 23.1 Consent of Ernst & Young LLP

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SIGNATURE
      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.
         
  GOVERNMENT PROPERTIES TRUST, INC.
 
 
Date: July 31, 2006  By:   /s/ Nancy D. Olson    
    Nancy D. Olson   
    Chief Financial Officer and Treasurer   

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EXHIBIT INDEX
     
Exhibit Number   Description
 
   
23.1
  Consent of Ernst & Young LLP

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