Schedule 14A

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

SCHEDULE 14A

Proxy Statement Pursuant to Section 14(a) of the

Securities Exchange Act of 1934

(Amendment No.              )

 

Filed by the Registrant x                            Filed by a Party other than the Registrant ¨

Check the appropriate box:

 

¨ Preliminary Proxy Statement

 

¨ Confidential, for Use of the Commission Only (as permitted by Rule 14a-6(e)(2))

 

¨ Definitive Proxy Statement

 

¨ Definitive Additional Materials

 

x Soliciting Material Pursuant to §240.14a-12

 

 

CARRAMERICA REALTY CORPORATION

(Name of Registrant as Specified In Its Charter)

 

 


(Name of Person(s) Filing Proxy Statement, if other than the Registrant)

 

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     Fee computed on table below per Exchange Act Rules 14a-6(i)(1) and 0-11.

 

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¨ Check box if any part of the fee is offset as provided by Exchange Act Rule 0-11(a)(2) and identify the filing for which the offsetting fee was paid previously. Identify the previous filing by registration statement number, or the Form or Schedule and the date of its filing.


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Immediate    Karen Widmayer: Media Contact
   (202) 729-1789
   karen.widmayer@carramerica.com
   Stephen Walsh: Analyst Contact
   (202) 729-1764
   stephen.walsh@carramerica.com

CARRAMERICA ANNOUNCES FIRST QUARTER 2006 FINANCIAL RESULTS

Washington D.C. – May 1, 2006 – CarrAmerica Realty Corporation (NYSE:CRE) today reported first quarter 2006 diluted earnings per share of $0.23 on net income of $17.5 million, compared to diluted earnings per share of $1.54 on net income of $95.0 million for the first quarter of 2005. First quarter 2005 net income included gains from the disposition of real estate of $88.1 million ($1.46 per diluted share) compared to gains from the disposition of properties in the first quarter of 2006 of $17.6 million ($0.30 per diluted share).

For the first quarter of 2006, diluted funds from operations available to common shareholders (Diluted FFO) were $35.9 million or $0.61 per share compared to $41.4 million or $0.69 per share for the first quarter of 2005. The gains associated with the disposition of real estate had no impact on reported Diluted FFO or Diluted FFO per share.

Included in our operating results for the first quarter of 2006 are $1.7 million of transaction costs for the merger transaction described below.

Proposed Merger with an Affiliate of The Blackstone Group

On March 5, 2006, CarrAmerica, along with its subsidiaries, CarrAmerica Realty Operating Partnership, L.P., a Delaware limited partnership (the “Operating Partnership”), Carr Realty Holdings, L.P., a Delaware limited partnership (“CRH”), and CarrAmerica Realty, L.P., a Delaware limited partnership (“CAR”), entered into an Agreement and Plan of Merger with certain affiliates of The Blackstone Group (“Blackstone”) pursuant to which two of the affiliates of Blackstone will merge with and into CRH and CAR, respectively, and CarrAmerica will merge with and into another affiliate of Blackstone. In the CarrAmerica merger, holders of CarrAmerica’s common stock (other than CarrAmerica, its subsidiaries and the Blackstone affiliate with

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CarrAmerica Release of May 1, 2006

Page Two

which CarrAmerica would merge) will receive $44.75 in cash, without interest, for each share of common stock issued and outstanding immediately prior to the effective time of the merger, and holders of CarrAmerica’s 7.5% Series E cumulative redeemable preferred stock will receive one share of 7.5% Series E cumulative redeemable preferred stock of the surviving corporation of the CarrAmerica merger on substantially the same terms as CarrAmerica’s existing Series E preferred stock, for each share of Series E preferred stock issued and outstanding immediately prior to the effective time of the merger. As promptly as practicable following the merger effective time, the surviving corporation will be liquidated into Nantucket Parent LLC, a Blackstone affiliate. In the liquidation, shares of the surviving corporation’s Series E preferred stock will be canceled and the holders thereof will receive a cash distribution from the surviving corporation of $25.00 per share plus any accrued and unpaid dividends.

In addition, in connection with the mergers of CRH and CAR, limited partners of those partnerships will receive $44.75 in cash, without interest, for each unit of partnership interest that they own in CRH or CAR, or in lieu of such cash consideration, limited partners that satisfy certain criteria may elect to receive newly issued 6% Class A preferred units in the applicable surviving partnership on a one-for-one basis.

The consummation of the mergers is subject to customary closing conditions including, among other things, the approval of the CarrAmerica merger by the affirmative vote of holders of at least two-thirds of CarrAmerica’s outstanding common stock. The closing of the mergers is not subject to a financing condition.

Portfolio Report

Occupancy for consolidated stabilized properties was 90.5% at March 31, 2006, up from 89.4% at December 31, 2005 and up from 88.6% at March 31, 2005. Same store property operating income for the first quarter of 2006 decreased 2.7% on a GAAP basis over the same period in 2005 due primarily to higher property operating expenses. The average occupancy rate for same store properties was 89.8% in the first quarter, compared to 87.7% for the first quarter 2005.

For the first quarter, rental rates decreased 5.0% on average on the leases executed during the quarter compared to expiring leases. The Company leased 648,000 square feet of office space in the first quarter of 2006.

Acquisitions

In the first quarter of 2006, CarrAmerica acquired 7000 West Lantana, comprised of two office buildings totaling 133,817 square feet in Austin, Texas, for $22.3 million. The property is 100% leased and is expected to provide a year one GAAP yield of 8.8%.

Also in the first quarter, CarrAmerica closed on the acquisition of the Casey Family Building, a 77,759-square-foot office building, and adjacent land parcels expected to support the additional development of approximately 600,000 square feet of office and retail space in Seattle, Washington, for $52.0 million.

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CarrAmerica Release of May 1, 2006

Page Three

The Casey Family building, which was acquired for $22.0 million, is 100% leased, and is expected to provide a year one GAAP and stabilized GAAP return of approximately 7.6%. The development of the adjacent land parcels is expected to occur over a three to five year period, and to provide a stabilized GAAP return approximately 100-200 basis points higher than that of the Casey Family Building.

Also in the first quarter, CarrAmerica closed on the acquisition of 3553 North First Street in San Jose, California, an 85,585-square-foot office building, for $10.3 million. The property is expected to provide a year one GAAP return of approximately 2.2%, and a stabilized GAAP return of approximately 9.3%. These expected returns reflect a four-month leaseback to NetIQ and CarrAmerica’s estimates as to the leasing of the building thereafter.

In early April, a joint venture in which CarrAmerica is a 20% partner acquired Sherry Lane Place, a 286,426 square foot, 20-story, Class A office tower in the Preston Center submarket of Dallas, Texas for $62.5 million. CarrAmerica expects to receive a year one unleveraged GAAP return on its investment of 7.1%.

Dispositions

In the first quarter of 2006, CarrAmerica sold a 258,058 square foot building in Reston, Virginia for $51.9 million and recognized a gain of approximately $17.5 million. The building was approximately 17% leased at the time of sale.

Development

During the first quarter, CarrAmerica commenced construction of a 79,000 square foot office building in Salt Lake City. Total project costs are expected to be $11.8 million and the project is expected to produce a year one stabilized GAAP return of 9.3%.

Also during the first quarter, CarrAmerica commenced construction on a 40,000 square foot office building in San Diego, California. Total project costs are expected to be $14.5 million and a year one GAAP return of 9.3%.

CarrAmerica Announces First Quarter Dividend

The Board of Directors of CarrAmerica today declared a first quarter dividend for its common stock of $0.50 per share. The dividend will be payable to shareholders of record as of the close of business May 19, 2006. CarrAmerica’s common stock will begin trading ex-dividend on May 17, 2006 and the dividend will be paid on May 31, 2006. The company also declared a dividend on its Series E preferred stock. The Series E Cumulative Redeemable preferred stock dividend is $.46875 per share. The Series E preferred stock dividends are payable to shareholders of record as of the close of business on May 19, 2006. The preferred stock will begin trading ex-dividend on May 17, 2006 and the dividends will be paid on May 31, 2006. Under the terms of the merger agreement, pending the merger, CarrAmerica may not declare or pay any additional common stock dividends in the future without the prior written approval of Nantucket Parent LLC, an affiliate of The Blackstone Group.

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CarrAmerica Release of May 1, 2006

Page Four

Solely for purposes of satisfying U.S. federal income tax withholding obligations under section 1.1445-8 of the federal income tax regulations with respect to payments to certain affected non-U.S. stockholders, the Company will characterize a portion of each of the first quarter dividends described above paid to certain affected non-U.S. stockholders as a capital gain dividend to reflect the taxable composition of its aggregate dividend payment to stockholders in 2005.

Accordingly, the Company will characterize as a capital gain dividend $0.357016 per share of the dividend for its common stock and $0.334702 per share of the dividend for its Series E preferred stock. This characterization is relevant only for purposes of withholding on payments to certain affected foreign stockholders and has no effects on U.S. stockholders.

A copy of supplemental material on the company’s first quarter operations is available on the company’s web site, www.carramerica.com, or by request from:

Stephen Walsh

CarrAmerica Realty Corporation

1850 K Street, NW, Suite 500

Washington, D.C. 20006

(Telephone) 202-729-1764

E-mail: stephen.walsh@carramerica.com

CarrAmerica is not providing earnings guidance for the second quarter nor is it hosting a conference call to discuss its first quarter results due to its proposed merger with and into an affiliate of The Blackstone Group.

Additional Information About the Merger and Where to Find It

This communication is being made in respect of the proposed merger transaction involving CarrAmerica and affiliates of The Blackstone Group. In connection with the transaction, CarrAmerica will file a definitive proxy statement with the SEC. Stockholders are urged to read the definitive proxy statement carefully and in its entirety when it becomes available because it will contain important information about the proposed transaction.

The final proxy statement will be mailed to CarrAmerica stockholders. In addition, the proxy statement and other documents will be available free of charge at the SEC’s Internet Web site, www.sec.gov. When available, the definitive proxy statement and other pertinent documents also may be obtained for free at CarrAmerica’s Web site, www.carramerica.com, or by contacting Stephen Walsh, Senior Vice President, CarrAmerica, telephone (202) 729-1764.

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CarrAmerica Release of May 1, 2006

Page Five

CarrAmerica and its directors and officers and other members of management and employees may be deemed to be participants in the solicitation of proxies in respect to the proposed transactions. Information regarding CarrAmerica’s directors and executive officers is detailed in its proxy statements and annual reports on Form 10-K, previously filed with the SEC, and the definitive proxy statement relating to the proposed transactions, when it becomes available.

About CarrAmerica

CarrAmerica owns, develops and operates office properties in 12 markets throughout the United States. The company has become one of America’s leading office workplace companies by meeting the rapidly changing needs of its customers with superior service, a large portfolio of quality office properties and extraordinary development capabilities. Currently, CarrAmerica and its affiliates own, directly or through joint ventures, interests in a portfolio of 287 operating office properties, totaling approximately 26.4 million square feet. CarrAmerica’s markets include Austin, Chicago, Dallas, Denver, Los Angeles, Orange County, Portland, Salt Lake City, San Diego, San Francisco Bay Area, Seattle and metropolitan Washington, D.C. For additional information on CarrAmerica, including space availability, visit our web site at www.carramerica.com.

Estimates of Diluted FFO and earnings per share and certain other statements in this release, including management’s expectations about, among other things, operating performance and financial conditions, may constitute “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995 (the “Reform Act”). Such forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause the actual results, performance, dividends, achievements or transactions of the company and its affiliates or industry results to be materially different from any future results, performance, achievements or transactions expressed or implied by such forward-looking statements. Such factors include, among others, the following: the satisfaction of the conditions to consummate the proposed mergers with affiliates of The Blackstone Group, including the receipt of the required stockholder approval; the actual terms of certain financings that will be obtained for the proposed mergers; the occurrence of any event, change or other circumstances that could give rise to the termination of the merger agreement; the outcome of the legal proceedings that have been instituted against CarrAmerica following the announcement of the proposed mergers; the failure of the proposed mergers to close for any other reason; the amount of the costs, fees, expenses and charges related to the proposed mergers; the substantial indebtedness following consummation of the proposed mergers; national and local economic, business and real estate conditions that will, among other things, affect demand for office space, the extent, strength and duration of any economic recovery, including the effect on demand for office space and the creation of new office development, availability and creditworthiness of tenants, the level of lease rents, and the availability of financing for both tenants and us; adverse changes in real estate markets, including, among other things, the extent of tenant bankruptcies, financial difficulties and defaults, the extent of future demand for office space in our core markets and barriers to

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CarrAmerica Release of May 1, 2006

Page Six

entry into markets which we may seek to enter in the future, the extent of the decreases in rental rates, our ability to identify and consummate attractive acquisitions on favorable terms, our ability to consummate any planned dispositions in a timely manner on acceptable terms, and changes in operating costs, including real estate taxes, utilities, insurance and security costs; actions, strategies and performance of affiliates that we may not control or companies in which we have made investments; ability to obtain insurance at a reasonable cost; ability to maintain our status as a REIT for federal and state income tax purposes; ability to raise capital; effect of any terrorist activity or other heightened geopolitical crisis; governmental actions and initiatives; and environmental/safety requirements. For a further discussion of these and other factors that could impact the company’s future results, performance, achievements or transactions, see the documents filed by the company from time to time with the Securities and Exchange Commission, and in particular the section titled, “The Company - Risk Factors” in the company’s Annual Report or Form 10-K for the fiscal year ended December 31, 2005.

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CARRAMERICA REALTY CORPORATION

Consolidated Balance Sheets

 

(In thousands)

 

   March 31,
2006
    December 31,
2005
 

Assets

    

Rental property:

    

Land

   $ 779,377     $ 761,901  

Buildings

     2,079,634       2,041,465  

Tenant improvements

     489,414       469,633  

Furniture, fixtures and equipment

     51,861       49,007  
                
     3,400,286       3,322,006  

Less: Accumulated depreciation

     (787,217 )     (755,647 )
                

Net rental property

     2,613,069       2,566,359  

Land held for future development or sale

     56,183       40,141  

Construction in progress

     19,188       3,681  

Assets held for sale

     —         33,840  

Cash and cash equivalents

     —         15,811  

Restricted deposits

     2,717       4,472  

Accounts and notes receivable, net

     59,862       61,358  

Investments in unconsolidated entities

     128,869       130,384  

Accrued straight-line rents

     95,223       88,162  

Tenant leasing costs, net

     64,164       60,922  

Intangible assets, net

     129,562       124,554  

Prepaid expenses and other assets

     19,993       22,488  
                
   $ 3,188,830     $ 3,152,172  
                

Liabilities and Stockholders’ Equity

    

Liabilities:

    

Mortgages and notes payable, net

   $ 1,929,895     $ 1,875,706  

Accounts payable and accrued expenses

     97,751       110,953  

Rent received in advance and security deposits

     38,967       32,534  
                
     2,066,613       2,019,193  

Minority interest

     58,692       58,470  

Stockholders’ equity:

    

Preferred stock

     201,250       201,250  

Common stock

     590       587  

Additional paid-in capital

     1,157,741       1,153,045  

Cumulative dividends in excess of net income

     (296,431 )     (280,708 )

Accumulated other comprehensive income

     375       335  
                
     1,063,525       1,074,509  
                

Commitments and contingencies

    
   $ 3,188,830     $ 3,152,172  
                

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CARRAMERICA REALTY CORPORATION

Consolidated Statements of Operations

 

     Three Months Ended
March 31,
 
(In thousands, except per share amounts)    2006     2005  
     (Unaudited)  

Revenues:

    

Rental income (1):

    

Minimum base rent

   $ 98,248     $ 96,922  

Recoveries from tenants

     15,910       14,739  

Parking and other tenant charges

     3,122       3,580  
                

Total rental revenue

     117,280       115,241  

Real estate service revenue

     5,864       5,573  
                

Total operating revenues

     123,144       120,814  
                

Operating expenses:

    

Property expenses:

    

Operating expenses

     31,585       29,189  

Real estate taxes

     10,639       10,685  

General and administrative

     12,690       10,749  

Depreciation and amortization

     37,101       32,517  
                

Total operating expenses

     92,015       83,140  
                

Real estate operating income

     31,129       37,674  

Other (expense) income:

    

Interest expense

     (30,669 )     (29,199 )

Equity in earnings of unconsolidated entities

     1,132       1,070  

Interest and other income

     1,877       1,450  
                

Net other expense

     (27,660 )     (26,679 )
                

Income from continuing operations before income taxes, minority interest, impairment losses on real estates and gain on sale of properties

     3,469       10,995  

Income taxes

     (546 )     (172 )

Minority interest

     (3,019 )     (1,791 )

Gain on sale of properties

     17,584       88,094  
                

Income from continuing operations

     17,488       97,126  

Discontinued operations - Net operations of sold properties

     —         (2,084 )
                

Net income

     17,488       95,042  
                

Less: Dividends on preferred and restricted stock

     (4,069 )     (4,031 )
                

Net income available to common shareholders

   $ 13,419     $ 91,011  
                

Basic net income per share:

    

Continuing operations

   $ 0.23     $ 1.71  

Discontinued operations

     —         (0.04 )
                

Net income

   $ 0.23     $ 1.67  
                

Diluted net income per share:

    

Continuing operations

   $ 0.23     $ 1.58  

Discontinued operations

     —         (0.04 )
                

Net income

   $ 0.23     $ 1.54  
                

NOTE: (1) Rental income includes $7,104 and $2,487 of accrued straight line rents for the three months ended Mar. 31, 2006 and 2005, respectively.

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CARRAMERICA REALTY CORPORATION

Consolidated Statements of Cash Flow

 

     Three Months Ended
March 31,
 
(In thousands)    2006     2005  

Cash flow from operating activities:

    

Net income

   $ 17,488     $ 95,042  

Adjustments to reconcile net income to net cash provided by operating activities:

    

Depreciation and amortization

     37,101       34,961  

Minority interest

     3,019       1,791  

Equity in earnings of unconsolidated entities

     (1,132 )     (1,070 )

Operating distributions from unconsolidated entities

     2,322       825  

Gain on sale of properties

     (17,584 )     (88,094 )

Impairment losses on real estate

     —         4,000  

Lease intangibles amortization

     3,168       2,009  

Amortization of deferred financing costs

     1,070       1,003  

Provision for (recovery of) uncollectible accounts

     195       (69 )

Stock based compensation

     1,804       1,305  

Other

     (542 )     622  

Change in assets and liabilities:

    

Decrease in accounts receivable

     3,884       5,214  

Increase in accrued straight-line rents

     (6,943 )     (3,015 )

Additions to tenant leasing costs

     (4,901 )     (4,271 )

Increase in intangible assets

     (6,788 )     —    

Increase in prepaid expenses and other assets

     (276 )     (2,666 )

Decrease in accounts payable and accrued expenses

     (16,540 )     (24,781 )

Increase (decrease) in rent received in advance and security deposits

     6,004       (5,878 )
                

Total adjustments

     3,861       (78,114 )
                

Net cash provided by operating activities

     21,349       16,928  
                

Cash flows from investing activities:

    

Rental property additions

     (3,963 )     (1,859 )

Additions to tenant improvements

     (15,445 )     (6,063 )

Additions to construction in progress

     (1,440 )     (134 )

Rental property and land acquisitions

     (77,200 )     —    

Issuance of notes receivable

     (2,860 )     (6,540 )

Payments on notes receivable

     395       419  

Distributions from unconsolidated entities

     15,475       945  

Investments in unconsolidated entities

     (14,947 )     (3,119 )

Acquisition of minority interest

     (157 )     (3,831 )

Decrease (increase) in restricted deposits

     1,896       (655 )

Proceeds from sale of residential property

     —         930  

Proceeds from sales of properties

     51,336       191,940  
                

Net cash (used in) provided by investing activities

     (46,910 )     172,033  
                

Cash flows from financing activities:

    

Exercises of stock options

     3,067       2,129  

Repayment of unsecured notes

     —         (100,000 )

Net borrowings on unsecured credit facility

     44,000       93,000  

Net repayments of mortgages and notes payable

     (1,478 )     (1,497 )

Dividends and distributions to minority interests

     (35,839 )     (34,092 )
                

Net cash provided by (used in) financing activities

     9,750       (40,460 )
                

(Decrease) increase in cash and cash equivalents

     (15,811 )     148,501  

Cash and cash equivalents, beginning of the period

     15,811       4,735  
                

Cash and cash equivalents, end of the period

   $ —       $ 153,236  
                

Supplemental disclosure of cash flow information:

    

Cash paid for interest (net of capitalized interest of $651 for the three months ended March 31, 2006)

   $ 35,680     $ 40,376  
                

Income tax payments

   $ 4,824     $ 184  
                

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CARRAMERICA REALTY CORPORATION

Funds From Operations

Funds from operations (“FFO”) and funds available for distribution (“FAD”) are used as measures of operating performance for real estate companies. We provide FFO and FAD as a supplement to net income calculated in accordance with accounting principles generally accepted in the United States of America (“GAAP”). Although FFO and FAD are widely used measures of operating performance for equity REITs, they do not represent net income calculated in accordance with GAAP. As such, they should not be considered an alternative to net income as an indication of our operating performance. In addition, FFO or FAD does not represent cash generated from operating activities in accordance with GAAP, nor do they represent cash available to pay distributions and should not be considered as an alternative to cash flow from operating activities, determined in accordance with GAAP, as a measure of our liquidity, nor are they indicative of funds available to fund our cash needs, including our ability to make cash distributions. The National Association of Real Estate Investment Trusts (NAREIT) defines FFO as net income (computed in accordance GAAP), excluding gains (losses) on sales of property, plus depreciation and amortization of assets uniquely significant to the real estate industry and after adjustments for unconsolidated partnerships and joint ventures. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis.

We believe that FFO and FAD are helpful to investors as a measure of our performance because they exclude various items included in net income that do not relate to or are not indicative of our operating performance, such as gains and losses on sales of real estate and real estate related depreciation and amortization, which can make periodic analyses of operating performance more difficult to compare. FAD deducts various capital items and non-cash revenue from diluted FFO available to common shareholders. Our management believes, however, that FFO and FAD, by excluding such items, which can vary among owners of identical assets in similar condition based on historical cost accounting and useful life estimates, can help compare the operating performance of a company’s real estate between periods or as compared to different companies. Our FFO or FAD may not be comparable to FFO or FAD reported by other REITs. These REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than us. They may include or exclude items which we include or exclude from FAD.

 

(Unaudited and in thousands)    Three Months Ended
March 31,
 
     2006     2005  

Net income

   $ 17,488     $ 95,042  

Adjustments: Minority interest

     3,019       1,791  

FFO allocable to the minority Unitholders

     (3,194 )     (3,357 )

Depreciation and amortization - Consolidated properties

     35,334       30,708  

Depreciation and amortization - Unconsolidated properties

     4,415       3,576  

Depreciation and amortization - Discontinued operations

     —         2,444  

Amortization - Allowances for tenant owned improvements

     811       —    

Minority interests’ (non Unitholders) share of depreciation, amortization and net income

     (285 )     (285 )

(Gain) loss on sale of properties

     (17,584 )     (88,094 )
                

FFO as defined by NAREIT

     40,004       41,825  

Less: Preferred dividends and dividends on unvested restricted stock

     (4,069 )     (3,780 )
                

FFO attributable to common shareholders

     35,935       38,045  

FFO allocable to the minority Unitholders

     —         3,357  
                

Diluted FFO available to common shareholders(1)

   $ 35,935     $ 41,402  
                

Less: Lease commissions

     (4,908 )     (4,271 )

Tenant improvements, lease incentives and allowances for tenant owned improvements

     (25,193 )     (6,063 )

Building capital additions

     (3,954 )     (1,848 )

Lease intangible amortization(3)

     2,081       2,009  

Impairment losses

     —         4,000  

Straight line rent

     (7,104 )     (2,487 )

FFO allocable to the minority Unitholders

     3,194       —    
                

Funds available for distribution to common shareholders(2)

   $ 51     $ 32,742  
                

1 Diluted funds from operations is computed as FFO attributable to common shareholders adjusted to reflect all operating partnership units as if they were converted to common shares for any period in which they are not antidilutive.
2 Adjustments to arrive at FAD do not include amounts associated with properties in unconsolidated entities.
3 Amortization associated with above/below market leases and lease incentives.

-CONTINUED-


CARRAMERICA REALTY CORPORATION

Funds From Operations (con’t)

 

(Unaudited and in thousands, except per share amounts)    Three Months Ended
March 31,
 
     2006     2005  

Diluted net income per common share

   $ 0.23     $ 1.54  
                

Add: Depreciation and amortization

     0.68       0.58  

Gain on sale of properties

     (0.30 )     (1.46 )

Minority interest adjustment

     —         0.03  

Adjustment for share difference

     —         —    
                

Diluted funds from operations available to common shareholders

   $ 0.61     $ 0.69  
                

Weighted average common shares outstanding:

    

Diluted net income

     58,958       60,239  

Diluted funds from operations

     58,958       60,239  

-CONTINUED-


Carr America

America’s Workplace®

Supplemental Operating and Financial Data

For the Quarter Ended March 31, 2006

All dollar amounts shown in this report are in U.S. dollars.

This supplemental Operating and Financial Data is not an offer to sell or solicitation to buy any securities of the Company.

Any offers to sell or solicitations to buy any securities of the Company shall be made by means of a prospectus.


TABLE OF CONTENTS

 

     PAGE

CORPORATE OVERVIEW

  

The Company

   1

Board of Directors / Executive Officers / Research Coverage

   2

Regional Offices / Investor Relations / Information Requests

   3

FINANCIAL HIGHLIGHTS

  

Key Quarterly Financial Data

   4

Same Store Results and Analysis

   5

Financial Ratios

   6

Share and Operating Partnership Unit Data

   7

Debt Capitalization Summary

   8-9

Corporate Investment Information

   10

Unconsolidated Equity Investments

   11

OPERATING ANALYSIS

  

Current Summary of Operating Properties

   12-15

Occupancy Summary and Lease Roll-over Schedule

   16-17

Operating Portfolio Lease Economics

   18

Top 25 Tenants by Rent

   19

Current Development Activity by Market

   20

Land Held for Future Development Schedule

   21

Reconciliation of Financial Measures

   22-23

Computation of Supplemental Measures

   24-25


THE COMPANY

CarrAmerica Realty Corporation (the “Company”) is a self-administered and self-managed equity real estate investment trust (“REIT”) organized under the laws of Maryland which owns, develops, acquires and operates office properties. The Company’s office properties are located in 12 markets across the United States.

CURRENT PORTFOLIO

(consolidated, stabilized; as of 3/31/06)

237 Properties

18.4 Million Square Feet

(consolidated/unconsolidated; as of 3/31/06)

287 Properties

26.4 Million Square Feet

CARRAMERICA MISSION STATEMENT

Our primary goal is to excel in meeting the needs of our customers by providing built environments of the highest quality and services that continue to set new standards of excellence. The core values that infuse our efforts are quality, integrity, a sense of community and a genuine commitment to people.

UNSECURED SENIOR DEBT RATINGS

 

Fitch:

   BBB

Moody’s:

   Baa2

Standard & Poor’s:

   BBB

OCCUPANCY

(At March 31, 2006)

90.5% Consolidated Properties

90.8% Consolidated/Unconsolidated Properties

REGIONAL DISTRIBUTION

(consolidated; as of 3/31/06)

 

     Based on
POI*
    Based on
Square
Footage
 

Pacific region

   53.83 %   55.51 %

Eastern region

   35.58 %   24.84 %

Central region

   6.06 %   11.35 %

Mountain region

   4.53 %   8.30 %

MARKETS

(consolidated; as of 3/31/06)

 

     % of POI*     % of Sq. Ft.  

Washington DC Metro

   35.58 %   24.84 %

San Francisco Bay Area

   29.56 %   28.37 %

Southern California

   15.76 %   14.61 %

Seattle/Portland

   8.51 %   12.53 %

Chicago

   3.19 %   6.64 %

Salt Lake City

   2.32 %   3.41 %

Denver

   2.21 %   4.89 %

Dallas

   1.79 %   2.54 %

Austin

   1.08 %   2.17 %
            
   100.00 %   100.00 %
            

* POI is Property Operating Income – Property operating revenue less property operating expenses and real estate taxes. POI is the performance measure used to assess the results of our real estate property operations segment. We believe that the presentation of property operating income is helpful to investors as a measure of the operating performance of our office properties because it excludes items that do not relate to or are not indicative of operating performance of the properties (including interest, depreciation and amortization) and which can make periodic comparison of operating performance more difficult.


BOARD OF DIRECTORS

Thomas A. Carr

Chairman of the Board and

Chief Executive Officer

CarrAmerica Realty Corporation

Bryce Blair

Chairman and Chief Executive Officer

AvalonBay Communities, Inc.

Andrew F. Brimmer

President

Brimmer & Company Inc

K. Dane Brooksher

Chairman of the Board

ProLogis

Joan Carter

President & COO

UM Holdings LTD

Patricia Diaz Dennis

Senior Vice President and Assistant General Counsel

SBC Services, Inc.

Philip L. Hawkins

President and Chief Operating Officer

CarrAmerica Realty Corporation

Robert E. Torray

Chairman

Robert E. Torray & Co., Inc.

Wesley S. Williams, Jr.

President and Co-Chairman

Lockhart Companies Inc.

EXECUTIVE OFFICERS

Thomas A. Carr

Chief Executive Officer

Philip L. Hawkins

President and Chief Operating Officer

Stephen E. Riffee

Chief Financial Officer

Karen B. Dorigan

Chief Investment Officer

Linda A. Madrid

Managing Director, General Counsel and

Corporate Secretary

RESEARCH COVERAGE(1)

David Aubuchon

A.G. Edwards

(314) 955-5452

Daniel Oppenheim

Bank of America Securities

(212) 847-5705

Ross Smotrich

Bear Stearns & Co.

(212) 272-8046

Louis Taylor

Deutsche Banc Alex. Brown

(212) 250-4912

Christopher Haley/Gregory Korondi

Wachovia Securities

(443)263-6773/(443) 263-6579

Carey Callaghan/Dennis Maloney

Goldman, Sachs & Co.

(212) 902-4351/(212) 902-1970

Jim Sullivan/Cedrik LaChance

Green Street Advisors

(949) 640-8780

Anthony Paolone

JPMorgan

(212) 622-6682

David Fick/John Guinee

Legg Mason Wood Walker, Incorporated

(410) 454-5018

David Harris

Lehman Brothers

(212) 526-5702

Steve Sakwa/Brian Legg

Merrill Lynch & Co.

(212) 449-0335/(212) 449-1433

Greg Whyte/David Cohen

Morgan Stanley Dean Witter

(212) 761-6331/(212) 761-8561

Jim Sullivan/Jamie Feldman

Prudential Securities

(212) 778-2515/ (212) 778-1724

Jonathan Litt/John Stewart

Salomon Smith Barney

(212) 816-0231/(212) 816-1685

 


(1) Carramerica Realty Corp. is followed by the analysts listed above. Please note that any opinions, estimates or forecasts regarding Carramerica Realty Corp.’s performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of Carramerica Realty Corp. or its management. Carramerica Realty Corp. does not by its reference above or distribution imply its endorsement of or concurrence with such information, conclusions or recommendations.

 

2


CORPORATE HEADQUARTERS

1850 K Street, NW

Suite 500

Washington, DC 20006

202-729-1700

REGIONAL OFFICES

Austin, Texas; Dallas, Texas; Denver Colorado; Salt Lake City, Utah

Jeffrey S. Pace, Managing Director

Chicago, Illinois

Gerald J. O’Malley, Managing Director

Northern California

Christopher Peatross, Managing Director

Seattle/Portland

Clete Casper, Managing Director

Southern California

Malcolm O’Donnell, Managing Director

Washington, D.C.

Phillip Thomas, Managing Director

STOCK EXCHANGE LISTINGS

New York Stock Exchange

COMMON STOCK TRADING SYMBOL

CRE

INVESTOR RELATIONS

CarrAmerica Realty Corporation

1850 K Street, NW

Washington, DC 20006

Telephone: 202-729-1700

Fax: 202-729-1060

CONTACT

Stephen M. Walsh

Senior Vice President, Capital Markets

Telephone: 202-729-1764

E-mail: swalsh@carramerica.com

INFORMATION REQUEST

To request a standard Investor Relations package, Annual Report, or to be added to our mailing or fax list, please contact or address an e-mail to:

Investor Relations at 202-729-7518

Or 1-800-417-2277

swalsh@carramerica.com

Carr America

PLEASE VISIT OUR CORPORATE WEB SITE AT:

www.carramerica.com

 

3


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Key Quarterly Financial Data

 

($ and shares in thousands)    3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

Shares and Units:

          

Common Shares

     59,039       58,690       58,462       55,707       55,195  

Outstanding Minority Units (a)

     5,106       5,117       5,169       5,185       5,214  

Combined Shares and Minority Units (a)

     64,145       63,807       63,631       60,892       60,409  

Weighted Average - Basic

     58,324       58,065       56,930       54,930       54,598  

Weighted Average - Diluted

     58,958       58,481       57,534       55,466       60,239  

Share Price:

          

At the End of the Period

   $ 44.61     $ 34.63     $ 35.95     $ 36.18     $ 31.55  

High During Period

     44.93       36.52       39.55       37.05       33.35  

Low During Period

     34.46       31.22       34.48       30.75       30.00  

Capitalization Summary:

          

Market Value of Common Equity (a,h)

   $ 2,861,508     $ 2,209,636     $ 2,287,534     $ 2,203,073     $ 1,905,904  

Preferred Equity

     201,250       201,250       201,250       201,250       201,250  

Total Debt (f)

     1,942,936       1,888,527       1,912,964       1,793,230       1,943,660  

Total Market Capitalization (g)

     5,005,694       4,299,413       4,401,748       4,197,553       4,050,814  

Total Debt/Total Market Capitalization (g)

     38.8 %     43.9 %     43.5 %     42.7 %     48.0 %

Financial Information:

          

Total Assets

   $ 3,188,830     $ 3,152,172     $ 3,161,280     $ 2,957,441     $ 3,107,489  

Book Value of Real Estate Assets (before accumulated depreciation)

     3,352,180       3,280,427       3,212,264       3,141,818       3,147,841  

Total Liabilities

     2,066,613       2,019,193       2,028,133       1,909,479       2,052,433  

Total Minority Interest

     58,695       58,470       59,902       59,617       61,050  

Total Shareholders’ Equity

     1,063,525       1,074,509       1,073,245       988,345       994,006  

Total Operating Revenues

     123,144       123,946       114,281       113,588       120,814  

Property Operating Income (i)

     75,056       75,550       69,832       70,703       75,367  

Property Operating Income Percent of Revenue (i)

     64.0 %     65.1 %     64.0 %     65.2 %     65.4 %

EBITDA (e)

     71,239       76,497       71,493       72,605       77,371  

Interest Coverage Ratio (b,e,g)

     2.3       2.6       2.5       2.6       2.6  

Interest Coverage Ratio (c,e,g)

     2.3       2.6       2.5       2.6       2.6  

Fixed Charge Coverage Ratio (b,e,g)

     2.0       2.2       2.1       2.2       2.2  

Fixed Charge Coverage Ratio (c,e,g)

     2.0       2.2       2.1       2.2       2.2  

Net income

     17,488       28,182       13,627       11,868       95,042  

Diluted FFO available to common shareholders (d)

     35,935       39,357       40,096       42,271       41,402  

Funds available for distribution to common shareholders coverage ratio (j)

     0.0       (0.2 )     0.6       1.0       1.1  

Dividends Declared

     0.50       0.50       0.50       0.50       0.50  

Net-Straight Line Revenue Adjustment

     7,104       7,082       3,817       (331 )     2,487  

Consolidated Portfolio:

          

Buildings

     237       235       243       239       238  

Total Square Footage (in thousands)

     18,407       18,366       18,687       18,608       18,686  

Current Occupancy

     90.5 %     89.4 %     87.6 %     88.3 %     88.6 %

Consolidated and Unconsolidated Portfolio:

          

Buildings

     287       285       294       290       287  

Total Square Footage (in thousands)

     26,376       26,296       27,040       26,966       26,226  

Current Occupancy

     90.8 %     90.0 %     88.5 %     88.4 %     88.8 %

(a) Minority partnership units are included in market value computation.
(b) Excluding capitalized interest. See page 25 for computation.
(c) Including capitalized interest. See page 25 for computation.
(d) Represents diluted Funds from Operations (FFO). Funds from operations is defined as net income (loss), excluding gains (losses) on sales of property, plus depreciation and amortization of assets and after adjustments for unconsolidated partnerships and joint ventures in accordance with the NAREIT definition. Diluted funds from operations is computed as FFO attributable to common shareholders adjusted to reflect all operating partnership units as if they were converted to common shares for any period in which they are not antidulitive. In the first quarter 2006, minority units were antidilutive. See page 22 for a reconciliation of diluted FFO to net income.
(e) Excludes impairment charges and prepayment penalties on debt. See page 23 for reconciliation of EBITDA to net income.
(f) Excludes bond issue costs and discounts and the fair value of interest rate swaps.
(g) Refer to page 6 for definintion.
(h) Market value based on end of period stock price.
(i) Property operating income - Property operating revenue less property operating expenses and real estate taxes (see page 1).
     See page 25 for reconciliation to net income.
(j) See page 24 for reconciliation of funds available for distribution to net income, definition and computation of ratio.

 

4


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Same Store Operating Property Results

 

     Three Months Ended
March 31,
   

%

Change

 
(In thousands)    2006     2005    

Real estate rental revenue

   $ 108,525     $ 108,772     -0.2 %

Real estate operating expenses

     39,328       37,640     4.5 %
                  

Total same store property operating income*

   $ 69,197     $ 71,132     -2.7 %
                  

Straight-line rent adjustment

   $ 6,530     $ 2,996     118.0 %
                  

Average occupancy

     89.8 %     87.7 %  
                  

Same store square footage

     16,672,579      
            

* Property operating income is the performance measure used to assess the results of our real estate property segment. We believe that the presentation of property operating income is helpful to investors as a measure of the operating performance of our office properties because it excludes items that do not relate to or are not indicative of operating performance of the properties (including interest, depreciation and amortization) and which can make periodic comparison of operating performance more difficult.

 

5


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Financial Ratios

Financial Position Ratios for Operations:

 

     March 31,
2006
    December 31,
2005
 

Total Debt/Total Capitalization (Book Value) (1)

   62.6 %   61.8 %

Total Debt/Total Capitalization (Market) (2)

   38.8 %   43.9 %

Operating Ratios for Operations:

 

     Three Months Ended
March 31,
 
     2006     2005  

Secured Property Operating Income/EBITDA (3)

   15.9 %   15.2 %

Interest Coverage (4)

    

Including capitalized interest

   2.3     2.6  

Excluding capitalized interest

   2.3     2.6  

Fixed Charge Coverage (5)

    

Including capitalized interest

   2.0     2.2  

Excluding capitalized interest

   2.0     2.2  

G&A as a % of Revenue (6)

   10.1 %   8.2 %

(1) Total debt excluding unamortized bond discount and fair market value of interest rate swaps divided by total debt excluding unamortized bond discount and fair market value of interest rate swaps plus stockholders’ equity, minority interest, rents received in advance and security deposits. The components of the calculation are presented in the following table:

 

(In thousands)    3/31/2006    12/31/2005

Total debt

   $ 1,942,936    $ 1,888,527
             

Stockholders’ equity

     1,063,525      1,074,509

Minority interest

     58,692      58,470

Rents received in advance and security deposits

     38,967      32,534
             

Total capitalization (book value)

   $ 3,104,120    $ 3,054,040
             

 

(2) Total debt excluding unamortized bond discount and fair market value of interest rate swaps divided by market value of common stock (total common shares outstanding at quarter end times closing market price at quarter end) plus preferred equity liquidation value and total debt excluding unamortized bond discount and fair market value of interest rate swaps. See page 4 for components of calculation.
(3) See page 23 for a reconciliation of EBITDA to net income and the computation of these amounts. Secured property operating income is rental revenue less property operating expenses and real estate taxes from only those properties with mortgage debt.
(4) Calculated as net income less interest expense (including or excluding capitalized interest), income tax expense, depreciation and amortization expense, minority interest, obligations under lease guarantees and gain (loss) on sale of assets and other provisions, net divided by interest expense (including or excluding capitalized interest and prepayment penalties on debt). See page 25 for calculation.
(5) Calculated as net income less interest expense (including or excluding capitalized interest and prepayment penalties on debt), income tax expense, depreciation and amortization expense, minority interest, obligations under lease guarantees and gain (loss) on sale of assets and other provisions, net divided by principal mortgage debt payments plus preferred dividends and interest expense (including or excluding capitalized interest and prepayment penalties on debt). See page 25 for calculation.
(6) General and administrative expense divided by total revenue.
(7) We believe these ratios are helpful to investors enabling the investors to compare CarrAmerica against other companies or industry benchmarks.

 

6


CARRAMERICA REALTY CORPORATION

AND SUBSIDIARIES

Share and Operating Partnership Data

The following table sets forth our common shares and dividend paying operating partnership units outstanding at March 31, 2006 and December 31, 2005, and our weighted average common shares and dividend paying operating units outstanding for the quarters ended March 31, 2006 and 2005.

 

(In thousands)    CarrAmerica
Realty
Corporation
Common Shares
Outstanding
   CarrAmerica
Realty
Corporation
Restricted
Common Shares
Outstanding
   Dividend
Paying Units
Outstanding (a)

Outstanding as of

        

March 31, 2006

   58,448    591    5,106

December 31, 2005

   58,192    498    5,117

Weighted average for the three months ended March 31,

        

2006

   58,324    566    5,112

2005

   54,598    449    5,223

Notes:

 

(a) Operating partnership units are redeemable for cash or common shares, at our option, on a one-for-one basis.
 * We have 8,050,000 shares of Series E Cumulative Redeemable Preferred stock outstanding as of March 31, 2006 which are not included in the table above. The quarterly dividend is $0.46875 per share.

 

7


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Debt Capitalization Summary

Secured Mortgages Payable

 

($ in thousands)

Description of Notes/
Lender

   Property    Principal
Outstanding
   Interest
Rate
    Maturity
Date
   2006    2007    2008    2009   

2010

& Thereafter

Midland Loan Services

   Palomar Oaks    $ 8,753    8.85 %   4/1/2009    $ 193    $ 278    $ 304    $ 7,978    $ —  

Northwest Mutual

   1255 23rd St.      35,446    8.12 %   4/1/2009      534      778      842      33,292      —  
   1730 Pennsylvania                       
   International Square                       

Northwest Mutual

   1255 23rd St.      170,010    8.12 %   4/1/2009      2,560      3,730      4,040      159,680      —  
   1730 Pennsylvania                       
   International Square                       

New York Life Insurance

   South Coast      13,747    7.13 %   6/10/2009      235      335      359      12,818      —  

TransAmerica Life Insurance

   1775 Pennsylvania      11,113    7.63 %   9/1/2009      133      188      203      10,589      —  

Teachers Insurance and Annuity

   7000 W. Lantana      11,867    5.70 %   1/1/2015      158      249      264      279      10,917
                                                 
      $ 250,936         $ 3,813    $ 5,558    $ 6,012    $ 224,636    $ 10,917
                                                 

Notes Payable

 

Lender

  

Security

   Principal
Outstanding
   Interest
Rate
    Maturity
Date
   2006

EquiTrust Life Insurance Co.

   Letter of Credit    $ 2,999    8.25 %   11/1/2006    2,999

 

8


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Debt Capitalization Summary - Continued

Senior Unsecured Notes

 

($ in thousands)    Principal
Outstanding
   Interest
Rate
    Maturity
Date
   2006    2007    2008    2009    2010    2011
Thereafter

7.375% notes due 2007

   $ 125,000    7.375 %   7/1/2007    $ —      $ 125,000    $ —      $ —      $ —      $ —  

6.875% notes due 2008

     100,000    6.875 %   3/1/2008      —        —        100,000      —        —        —  

3.625% notes due 2009*

     225,000    3.625 %   4/1/2009      —        —        —        225,000      —        —  

7.125% notes due 2012

     400,000    7.125 %   1/15/2012      —        —        —        —        —        400,000

5.261% notes due 2007

     50,000    5.261 %   11/30/2007      —        50,000      —        —        —        —  

5.250% notes due 2007

     175,000    5.250 %   11/30/2007      —        175,000      —        —        —        —  

5.125% notes due 2011

     200,000    5.125 %   9/1/2011      —        —        —        —        —        200,000

5.500% notes due 2010

     250,000    5.500 %   12/15/2010      —        —        —        —        250,000      —  
                                                     
   $ 1,525,000         $ —      $ 350,000    $ 100,000    $ 225,000    $ 250,000    $ 600,000
                                                     

* See hedging

Hedging Instruments

 

($ in thousands)    Notional
Amount
   Maturity
Date
   Reset    Terms

Interest rate swap1

   100,000    4/1/2009    Arrears    6ML+.2675%

1 Interest rate on $100M of 3.625% notes including effect of interest rate swap is 5.76%

Unsecured Line of Credit

 

($ in thousands)

Lender

   Available
Commitment
   Interest
Rate
    Maturity
Date
   Amount
Outstanding
at Beginning
of Year
   Advances    Repayments   

Amount
Outstanding
End

of Period

  

Letters

of Credit
Outstanding

JPMorgan Chase Bank

   $ 500,000    L+.65 %   6/20/2007    $ 120,000    $ 118,000    $ 74,000    $ 164,000    $ 14,199

 

Bond Covenant Requirements

  

Unsecured Credit Facility Covenant Requirements

Minimun Annual Service Charge > 1.50X

  

Minimum Ratio of Annual EBITDA to Interest Expense > 2 to 1

Maximum Total Indebtedness to Total Assets < 60%

  

Minimum Ratio of Annual EBITDA to Fixed Charges of at Least 1.5 to 1

Maximum Total Secured Debt to Total Assets < 40%

  

Maximum Ratio of Aggregate Unsecured Debt to Tangible Fair Market

Minimum Total Unencumbered Assets to Unsecured Indebtedness > 150%

  

    Value of Unencumbered Assets > 60%

-As of March 31, 2006, we are in compliance with our bond covenants.

  

Maximum Ratio of Total Debt to Tangible Fair Market

  

Value of Assets > 60%

  

Maximum Ratio of Total Secured Debt to Tangible Fair Market

  

    Value of Assets > 30%

  

-As of March 31, 2006, we are in compliance with our credit facility covenants.

 

9


CARRAMERICA REALTY CORPORATION

AND SUBSIDIARIES

Investment Balances

 

($ in thousands)    Accounting
Method
   Percentage
Ownership
    Investment
Balance as of
March 31, 2006

Carr Office Park LLC

   Equity    35 %   $ 39,538

575 7th St.

   Equity    30 %     7,527

1919 Pennsylvania Assoc.

   Equity    49 %     16,359

1888 Century Plaza

   Equity    35 %     14,863

North Dallas Town Center

   Equity    20 %     15,832

Colonnade

   Equity    20 %     9,544

1201 F Street

   Equity    35 %     20,191

Custer Court

   Equity    49 %     2,119

Agilquest

   Cost    19 %     1,659

WCM JV

   Equity    16 %     1,216

300 W. Sixth Street (1)

   Equity    20 %     21

Pleasant Partners

   Equity    20 %     —  

10UCP

   Equity    20 %     —  
           
        $ 128,869
           

(1) Sole asset was sold in October 2005.

 

10


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Unconsolidated Equity Investments

As of and for the Three Months Ended March 31, 2006

 

($ in thousands)    1888
Century
    Custer
Court
    1201 F St.     Carr Office
Park
    WCM JV     1919 Penn
Assoc.
   

575

7th St.

   

10

UCP

    North
Dallas
Town
    Pleasant
Partners
    Colonnade  

Equity1

   14,984     1,838     21,326     61,882     1,216     17,285     3,261     (10,517 )   15,768     19,745     9,565  

Loans payable2

   28,284     5,140     —       74,602     —       38,191     35,415     51,600     —       20,000     19,660  

Percentage ownership

   35 %   49 %   35 %   35 %   16 %   49 %   30 %   20 %   20 %   20 %   20 %

Total revenue

   3,462     597     3,146     16,862     377     5,190     4,162     6,768     2,837     6,619     4,928  

Expenses

                      

Operating expenses

   1,484     270     1,188     6,920     62     1,835     1,712     2,273     1,107     2,208     2,233  

Interest expense

   1,059     158     640     3,690     —       1,432     1,516     4,809     —       1,544     1,224  

Depreciation/amortization

   949     228     616     5,323     155     762     1,215     1,621     1,071     2,732     2,647  
                                                                  

Total expenses

   3,492     656     2,444     15,933     217     4,029     4,443     8,703     2,178     6,484     6,104  

Gain on sale3

   —       —       —       —       —       —       25     —       —       —       —    
                                                                  

Net income

   (30 )   (59 )   702     929     160     1,161     (256 )   (1,935 )   659     135     (1,176 )
                                                                  

Equity in earnings

   (9 )   (32 )   239     487     26     575     (129 )   —       132     82     (235 )
                                                                  

1 CarrAmerica’s share of the investee’s equity
2 CarrAmerica’s percentage of investee debt
3 CarrAmerica’s share of gain is recorded on the gain line of its income statement and not through equity in earnings.

 

11


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Current Summary of Portfolio Operating Properties As Of March 31, 2006

 

     Net Rentable
Area in
Square
Feet(1)
   Percent
Leased(2)
    Number
of
Buildings

Consolidated Properties

       

Downtown Washington, D.C.:

       

International Square

   1,016,406    93.7 %   3

900 19th Street

   101,296    100.0 %   1

2550 M Street

   192,393    100.0 %   1

1730 Pennsylvania Avenue

   229,174    96.5 %   1

1775 Pennsylvania Avenue

   143,857    98.6 %   1

Commercial National Bank Building

   200,266    99.1 %   1

1255 23rd Street

   304,721    97.0 %   1

1747 Pennsylvania Avenue

   151,846    100.0 %   1

1717 Pennsylvania Avenue

   184,446    100.0 %   1
               

Downtown Washington, D.C.

   2,524,405    96.6 %   11

Suburban Washington, D.C.:

       

Canal Center

   495,694    92.6 %   4

TransPotomac V Plaza

   97,634    89.2 %   1

One Rock Spring Plaza

   205,298    100.0 %   1

Reston Crossing

   327,788    100.0 %   2

Commonwealth Tower

   339,599    100.0 %   1

Park Place

   166,134    91.3 %   1

Tysons International

   416,340    71.2 %   2
               

Suburban Washington, D.C.

   2,048,487    91.1 %   12
               

Washington, D.C. Metro

   4,572,892    94.2 %   23
               

Southern California,

       

Los Angeles:

       

Warner Center

   344,196    92.6 %   12

Warner Premier

   61,210    93.0 %   1
               

Los Angeles

   405,406    92.6 %   13

Orange County

       

Scenic Business Park

   139,359    94.9 %   4

Harbor Corporate Park

   151,415    99.1 %   4

Von Karman

   104,375    100.0 %   1

Pacific Corporate Plaza

   124,196    100.0 %   3

South Coast Executive Center

   154,959    100.0 %   2

Bay Technology Center

   107,481    100.0 %   2
               

Orange County

   781,785    98.9 %   16

San Diego:

       

Del Mar Corporate Plaza

   124,345    100.0 %   2

Lightspan

   66,622    79.0 %   1

La Jolla Spectrum

   156,653    100.0 %   2

Palomar Oaks Technology Park

   170,705    99.4 %   6

Town Center Technology Park IV

   105,358    100.0 %   1

Torrey Pines Research Center

   81,816    100.0 %   1

Highlands Corporate Center

   203,086    79.8 %   5

Town Center Technology Park

   182,120    100.0 %   3

Carroll Vista

   107,579    100.0 %   3

Corporate Plaza II

   116,195    94.6 %   2

Chancellor Park

   187,990    93.2 %   2
               

San Diego

   1,502,469    95.0 %   28
               

Southern California

   2,689,660    95.8 %   57

 

12


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Current Summary of Portfolio Operating Properties As Of March 31, 2006

 

     Net Rentable
Area in
Square
Feet(1)
   Percent
Leased(2)
    Number
of
Buildings

Northern California,

       

San Francisco Bay Area:

       

Bayshore Centre

   94,874    100.0 %   1

Rincon Centre

   201,178    53.9 %   3

Valley Centre II

   212,082    89.4 %   4

Valley Office Centre

   68,917    100.0 %   2

Valley Centre

   102,291    100.0 %   2

Rio Robles

   368,178    100.0 %   7

Baytech Business Park

   300,000    74.7 %   4

3571 North First Street

   116,459    0.0 %   1

Oakmead West

   425,981    85.0 %   7

Clarify Corporate Center

   258,048    100.0 %   4

Valley Technology Center

   460,590    98.3 %   7

Golden Gateway Commons

   276,190    76.5 %   3

Techmart Commerce Center

   262,278    96.4 %   1

Fremont Technology Park

   139,304    71.9 %   3

San Mateo Center

   207,882    85.2 %   3

Mountain View Gateway Center

   236,400    100.0 %   2

Sunnyvale Technology Center

   165,520    100.0 %   5

Stanford Research Park

   89,595    100.0 %   2

500 Forbes

   155,685    100.0 %   1

Corporate Technology Centre

   508,230    68.1 %   7

Mission Towers I

   281,178    100.0 %   1

Fairchild Drive

   131,561    100.0 %   2

2711 North First Street

   74,621    22.6 %   1

3553 North First Street

   85,585    100.0 %   1
               

San Francisco

   5,222,627    85.8 %   74

Portland, OR:

       

Sunset Corporate Park

   132,531    70.6 %   3

Rock Creek Corp Center

   142,662    100.0 %   3
               

Portland

   275,193    85.8 %   6

Seattle, WA:

       

Redmond Hilltop

   90,880    84.1 %   2

Canyon Park

   316,978    90.5 %   6

Willow Creek

   96,179    100.0 %   1

Willow Creek Corp. Center

   319,376    85.2 %   6

Canyon Park Commons

   176,846    100.0 %   3

Redmond East

   398,320    68.3 %   10

Canyon Park Commons

   95,290    100.0 %   1

North Creek Corporate Center

   94,048    95.0 %   3

West Willows Technology Center

   155,830    100.0 %   3

Plaza at North Creek

   193,302    92.0 %   1

Casey Family

   77,179    100.0 %   1

Dexter Avenue

   17,725    100.0 %   2
               

Seattle

   2,031,953    88.3 %   39

 

13


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Current Summary of Portfolio Operating Properties As Of March 31, 2006

 

     Net Rentable
Area in
Square
Feet(1)
   Percent
Leased(2)
    Number
of
Buildings

Austin, TX:

       

City View Centre

   136,106    92.3 %   3

City View Centre

   128,716    100.0 %   1

7000 W. Lantana

   133,817    100.0 %   2
               

Austin

   398,639    97.4 %   6

Chicago, IL:

       

Butterfield Road

   364,971    80.8 %   2

The Crossings

   289,599    87.1 %   1

Parkway North I

   251,874    93.8 %   1

Bannockburn

   315,287    73.8 %   3
               

Chicago

   1,221,731    83.2 %   7

Dallas, TX:

       

Cedar Maple Plaza

   113,010    86.2 %   3

Tollway Plaza

   354,458    95.3 %   2
               

Dallas

   467,468    93.1 %   5

Denver, CO:

       

Harlequin Plaza

   319,069    81.7 %   2

Quebec Court I

   130,000    100.0 %   1

Quebec Court II

   157,294    100.0 %   1

Quebec Centre

   106,865    90.1 %   3

Dry Creek

   185,957    88.6 %   2
               

Denver

   899,185    90.0 %   9

Salt Lake City, UT:

       

Sorenson Research Park

   321,475    96.0 %   6

Wasatch Corporate Center

   227,889    98.3 %   4

Creekside

   78,000    100.0 %   1
               

Salt Lake City

   627,364    97.3 %   11
               

TOTAL CONSOLIDATED PROPERTIES:

   18,406,712      237

WEIGHTED AVERAGE @ Mar. 31, 2006

      90.5 %  

 

14


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Current Summary of Portfolio Operating Properties As of March 31, 2006

 

Property

   Company’s
Effective
Property
Ownership
    Net Rentable
Area in
Square
Feet(1)
   Percent
Leased(2)
    Number
of
Buildings

Unconsolidated Properties

         

Washington, D.C.:

         

1919 Pennsylvania Avenue

   49 %   240,399    99.4 %   1

2025 M Street

   49 %   174,763    100.0 %   1

1201 F Street

   35 %   221,889    100.0 %   1

Bond Building

   15 %   162,182    100.0 %   1

Terrell Place

   30 %   393,335    88.8 %   1

Portland, OR:

         

GM Call Center

   16 %   103,279    100.0 %   1

Chicago

         

Parkway

   35 %   745,277    96.6 %   6

Dallas

         

Royal Ridge

   35 %   505,282    99.5 %   4

Custer Court

   49 %   120,800    94.4 %   1

North Dallas Town Center

   20 %   391,251    98.7 %   3

Colonnade

   20 %   977,850    85.4 %   3

Austin

         

Riata Corporate

   35 %   671,998    88.1 %   8

Riata Crossing

   35 %   324,963    100.0 %   4

Denver

         

Panorama

   35 %   673,713    97.2 %   6

San Francisco Bay Area

         

CarrAmerica Corporate Center

   20 %   1,006,726    87.0 %   7

Los Angeles

         

10UCP

   20 %   771,277    93.9 %   1

1888 Century Park East

   35 %   484,154    66.2 %   1

TOTAL UNCONSOLIDATED PROPERTIES:

     7,969,138      50

WEIGHTED AVERAGE @ Mar. 31, 2006

        91.6 %  

ALL OPERATING PROPERTIES

         

TOTAL:

     26,375,850      287

WEIGHTED AVERAGE @ Mar. 31, 2006

        90.8 %  

(1) Includes office, retail and parking space but excludes storage space.
(2) Includes space for leases that have been executed and have commenced as of Mar. 31, 2006.

 

15


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Lease Rollover Schedule - Stabilized Properties

 

Market

 

Square

Feet

  As of Mar. 31, 2006     Vacant Sq.
Feet
  2006   2007   2008   2009   2010   2011   2012   2013   2014   2015   2016
Thereafter
    Current
Occupancy
    YTD Ave.
Occupancy
                         

Los Angeles

  405,406   92.6 %   93.6 %   29,850   110,916   64,726   37,349   30,617   31,437   29,092   52,787   11,514   7,118   —     —  

Orange County

  781,785   98.9 %   99.0 %   8,406   30,877   146,181   278,650   170,361   60,540   86,770   —     —     —     —     —  

San Diego

  1,502,469   95.0 %   94.1 %   75,172   93,669   82,336   100,828   211,892   190,203   200,368   328,570   2,868   3,565   136,104   76,894

San Francisco Bay Area

  5,222,627   85.8 %   87.3 %   743,693   741,131   543,832   615,005   797,119   561,313   372,340   303,617   158,249   152,555   76,410   157,363

Seattle

  2,031,953   88.3 %   82.0 %   238,088   133,373   61,159   118,833   415,277   172,073   109,581   51,435   150,562   39,541   184,587   357,444

Portland

  275,192   85.8 %   85.8 %   39,005   —     6,909   —     13,756   184,304   20,535   10,683   —     —     —     —  

Denver

  899,185   90.0 %   90.8 %   90,197   12,786   34,044   308,295   135,911   37,627   96,771   20,763   32,791   —     130,000   —  

Salt Lake City

  627,364   97.3 %   97.1 %   16,782   10,210   52,286   159,754   163,692   111,217   52,315   42,873   18,235   —     —     —  

Chicago

  1,221,731   83.2 %   69.9 %   205,675   44,018   51,110   127,944   92,824   130,022   110,610   33,393   132,836   13,732   29,201   250,366

Austin

  398,639   97.4 %   96.6 %   10,492   36,169   51,210   20,321   135,568   7,455   —     —     8,708   128,716   —     —  

Dallas

  467,468   93.1 %   92.4 %   32,072   9,773   46,045   132,816   122,443   65,312   39,788   4,464   10,398   4,357   —     —  

Washington, D.C.

                             

Downtown

  2,524,405   96.6 %   96.0 %   84,868   385,214   394,319   130,961   245,175   50,027   58,972   125,316   260,970   109,343   17,514   661,726

Suburban

  2,048,487   91.1 %   91.1 %   181,446   245,939   172,383   209,466   434,693   206,640   295,622   101,516   24,703   26,834   123,028   26,217

Total

  18,406,711   90.5 %   89.2 %   1,755,746   1,854,075   1,706,540   2,240,222   2,969,328   1,808,170   1,472,764   1,075,417   811,834   485,761   696,844   1,530,010

 

16


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Rent Rollover Schedule of Minimum Annualized Base Rent - Stabilized Properties

 

Market

   2006    2007    2008    2009    2010    2011    2012    2013    2014    2015    2016 &
Thereafter

Los Angeles

   $ 3,443,070    $ 1,676,539    $ 856,185    $ 750,167    $ 781,489    $ 551,124    $ 1,221,614    $ 274,942    $ 186,670    $ —      $ —  

Orange County

     663,568      2,789,992      5,349,702      3,349,250      1,377,327      2,074,694      —        —        —        —        —  

San Diego

     2,460,035      1,930,648      3,185,908      6,717,445      4,927,010      4,853,911      7,138,789      113,223      142,122      4,220,788      3,768,742

San Francisco Bay Area

     15,249,362      14,164,691      10,397,657      15,747,770      9,912,144      11,385,385      6,643,393      3,906,918      2,095,749      2,680,818      7,457,379

Seattle

     1,635,719      791,072      1,846,324      6,855,316      2,320,841      1,515,752      644,281      2,195,046      455,711      3,295,171      5,629,548

Portland

     —        74,617      —        126,985      3,292,449      399,794      148,286      —        —        —        —  

Denver

     230,196      502,069      4,958,352      1,935,789      541,825      1,399,857      325,764      522,048      —        2,014,756      —  

Salt Lake City

     121,189      824,181      2,498,555      1,797,094      1,729,043      622,871      777,078      285,276      —        —        —  

Chicago

     583,598      883,103      2,224,542      1,360,886      2,185,682      1,701,330      473,418      1,876,377      165,787      503,348      2,730,846

Austin

     669,162      1,017,795      361,359      2,297,539      146,434      —        —        159,591      1,651,542      —        —  

Dallas

     214,660      965,210      3,259,327      2,539,857      1,440,899      928,694      100,660      241,100      125,532      —        —  

Washington, D.C.

                                

Downtown

     11,925,937      14,414,566      4,575,663      9,202,921      2,144,332      2,294,687      5,146,143      11,879,825      4,175,720      811,744      30,717,614

Suburban

     8,123,859      5,434,611      6,438,622      9,873,901      6,521,726      9,393,150      3,301,839      845,501      857,865      3,972,636      1,066,927

Total

   $ 45,320,355    $ 45,469,094    $ 45,952,196    $ 62,554,920    $ 37,321,201    $ 37,121,249    $ 25,921,265    $ 22,299,847    $ 9,856,698    $ 17,499,261    $ 51,371,056

 

17


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Operating Portfolio Lease Economics

 

     1st Quarter 2006

Market

   Total
Executed
Sq. Feet
   New GAAP
Rental
Rate
   % Change
in GAAP
Rental
Rate*
    Ave. Lease
Term in
Years
  

Lease

Commissions

/Sq. Ft.

   Tenant
Improvements
and Allowances
/Sq. Ft.
   Total TIs
and LCs
/Sq. Ft.

Austin

   2,701    22.13    11.26 %   2.00    0.89    2.00    2.89

Chicago

   105,180    19.03    -21.48 %   9.04    10.46    37.11    47.57

Dallas

   23,595    25.32    2.58 %   5.16    1.61    9.53    11.14

Denver

   1,774    16.12    -22.32 %   1.79    1.73    3.47    5.20

Los Angeles

   31,564    28.17    -2.14 %   5.14    7.53    26.49    34.02

Orange County

   6,391    28.95    7.62 %   30.00    —      —      —  

Portland

   —      —      —       —      —      —      —  

Salt Lake City

   13,327    18.06    12.45 %   1.77    0.44    1.93    2.37

San Diego

   111,136    28.64    10.79 %   4.09    4.24    11.31    15.55

San Francisco Bay

   101,580    25.33    -27.95 %   5.46    8.27    26.99    35.26

Seattle

   159,500    19.18    -2.28 %   5.52    6.18    17.48    23.66

Washington, D.C.

                   

Suburban

   32,021    33.33    1.18 %   4.27    2.87    10.72    13.59

Downtown

   59,386    43.96    13.46 %   6.94    5.67    33.28    38.95

Total

   648,155    28.08    -4.99 %   5.66    6.35    21.77    28.12
     1st Quarter 2005

Market

   Total
Executed
Sq. Feet
   New GAAP
Rental
Rate
   % Change
in GAAP
Rental
Rate*
    Ave. Lease
Term in
Years
   Lease
Commissions
/Sq. Ft.
   Tenant
Improvements
and Allowances
/Sq. Ft.
   Total TIs
and LCs
/Sq. Ft.

Austin

   —      —      —       —      —      —      —  

Chicago

   43,610    20.10    -17.06 %   6.47    7.76    28.06    35.82

Dallas

   20,019    21.31    -5.07 %   4.02    3.62    10.14    13.76

Denver

   31,073    15.56    -24.70 %   6.40    6.71    17.76    24.47

Los Angeles

   —      —      —       —      —      —      —  

Orange County

   —      —      —       —      —      —      —  

Portland

   —      —      —       —      —      —      —  

Salt Lake City

   42,396    17.20    -7.70 %   5.19    3.17    10.83    14.00

San Diego

   88,566    26.98    22.30 %   8.41    7.00    20.81    27.81

San Francisco Bay

   178,495    16.94    -34.29 %   4.39    2.76    8.37    11.13

Seattle

   6,888    20.90    -13.81 %   5.37    3.04    23.04    26.08

Washington, D.C.

                   

Suburban

   67,455    32.85    7.63 %   6.02    4.02    17.51    21.53

Downtown

   23,605    43.68    2.55 %   7.92    9.99    44.07    54.06

Total

   502,107    22.67    -11.65 %   5.85    4.77    16.24    21.01

* Percent change in GAAP rental rates excludes leases for space vacant greater than one year.

 

18


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

25 Largest Tenants - Based on Annualized Base Rent

 

Tenant

   Percentage
of Portfolio
Annualized
Rent
    Square
Feet
   Percentage
of Occupied
Square
Feet
 

Dickstein Shapiro Morin & Oshinsky LLP

   4.63 %   394,775    2.14 %

Patton Boggs, L.L.P.

   2.27 %   190,975    1.04 %

Sun Microsystems, Inc.

   2.01 %   270,427    1.47 %

Nortel Networks, Inc.

   1.97 %   258,048    1.40 %

Cell Genesys, Inc.

   1.87 %   155,685    0.85 %

Nextel Communications, Inc.

   1.82 %   359,906    1.96 %

Lattice Semiconductor Corp.

   1.53 %   216,650    1.18 %

Gateway, Inc.

   1.51 %   287,478    1.56 %

Merrill Lynch

   1.35 %   124,152    0.67 %

Citicorp

   1.31 %   146,148    0.79 %

Skadden, Arps, Slate, Meagher & Flom LLP

   1.31 %   112,253    0.61 %

King & Spalding

   1.25 %   107,471    0.58 %

American Chemistry Council

   1.19 %   144,875    0.79 %

Time Warner Communications

   1.08 %   230,842    1.25 %

MCI

   1.04 %   105,206    0.57 %

The Scripps Research Institute

   0.95 %   76,894    0.42 %

KPMG, L.L.P.

   0.89 %   135,558    0.74 %

Nokia IP, Inc.

   0.87 %   131,561    0.71 %

TSMC North America, Inc.

   0.77 %   110,590    0.60 %

Chronicle of Higher Education, Inc.

   0.73 %   76,382    0.41 %

Metabasis Therapeutics, Inc.

   0.73 %   81,816    0.44 %

Federal Deposit Insurance Corporation

   0.73 %   88,740    0.48 %

PMC-Sierra, Inc.

   0.73 %   108,242    0.59 %

New Cingular Wireless

   0.72 %   155,830    0.85 %

Torrey Mesa Research Institute

   0.69 %   79,759    0.43 %
                 
   33.95 %   4,150,263    22.53 %
                 

 

19


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Current Development Activity by Market

 

Under Construction @ 3/31/06

   %
Ownership
    Square
Feet
   Start
Date
   Estimated
Completion
Date
   Estimated
Stabilization
Date
   In Place
Dev Costs
($000)
  

Estimated
Remaining
Costs

to Complete
($000)

   Total
Projected
Investment
($000)
   Estimated
Stabilized
Return
    % Currently
Leased or
Committed
 

Salt Lake

                           

Wasatch 16

   100 %   79,469    1Q06    1Q07    1Q08    1,938    9,872    11,810    9.3 %   0.0 %

San Diego

                           

La Jolla SR

   100 %   40,000    1Q06    4Q06    4Q07    3,723    10,753    14,476    9.3 %   0.0 %

Dallas

                           

Legacy Town Center III

   20 %   154,134    2Q05    2Q06    2Q07    12,097    13,006    25,103    9.3 %   0.0 %

 

20


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Land Held for Future Development

 

Wholly Owned Land

   Market    Acres    Buildable
Office
Square Feet

Canyon Pointe A-B

   Seattle, WA    10    173,760

Canyon Park 5

   Seattle, WA    4    64,320

Sunset Corporate

   Portland, OR    12    124,800

Westlake

   Seattle, WA    4    705,000

Dry Creek Corporate Center

   Denver, CO    60    748,000

Sorenson Research Park XI

   Salt Lake City, UT    6    80,238

Creekside 2

   Salt Lake City, UT    6    78,000

Tollway Plaza III

   Dallas, TX    4    134,400

Royal Ridge IV & V

   Dallas, TX    29    417,000
            

Total Wholly Owned Land

      135    2,525,518
            

Partially Owned Land

              

Panorama IV

   Denver, CO    7    136,850

Panorama VII

   Denver, CO    6    100,000

Panorama IX

   Denver, CO    6    125,490

Riata 1

   Austin, TX    4    61,585

Riata Crossing 4

   Austin, TX    5    79,780

Riata Crossing 6

   Austin, TX    8    49,702

Seven/Eight Parkway North

   Chicago, IL    11    250,567

Royal Ridge Bldgs 4 & 6

   Dallas, TX    11    197,998

Royal Ridge Bldg 8

   Dallas, TX    6    132,709
            

Total Partially Owned Land

      64    1,134,681
            

Total All Land Held for Future Development

      199    3,660,199
            

 

21


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Key Quarterly Financial Data - Reconciliation of Financial Measures

Reconciliation of Diluted Funds from Operations to Net Income

 

     Quarter Ended  
(In thousands)    3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

Net income

   $ 17,488     $ 28,182     $ 13,627     $ 11,868     $ 95,042  

Depreciation and amortization

     40,560       39,726       38,545       37,169       36,728  

Minority interest

     (460 )     2,415       3,140       1,714       1,506  

Gain on sales of properties

     (17,584 )     (26,939 )     (11,196 )     (4,436 )     (88,094 )

Preferred stock dividends and dividends on unvested restricted stock

     (4,069 )     (4,027 )     (4,020 )     (4,044 )     (3,780 )
                                        

Diluted funds from operations(1)

   $ 35,935     $ 39,357     $ 40,096     $ 42,271     $ 41,402  
                                        

(1) FFO is a widely used measure of operating performance for real estate companies. We provide FFO as a supplement to net income calculated in accordance with GAAP. Although FFO is a widely used measure of operating performance for equity REITs, FFO does not represent net income calculated in accordance with GAAP. As such, it should not be considered an alternative to net income as an indication of our operating performance. In addition, FFO does not represent cash generated from operating activities in accordance with GAAP, nor does it represent cash available to pay distributions and should not be considered as an alternative to cash flow from operating activities, determined in accordance with GAAP as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to make cash distributions. We believe that FFO is helpful to investors as a measure of our performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as gain and losses on sales of real estate and real estate related depreciation and amortization, which can make periodic analyses of operating performance more difficult to compare. Our management believes, however, that FFO, by excluding such items, which can vary among owners of similar assets in similar condition based on historical cost accounting and useful life estimates, can help compare the operating performance of a company’s real estate between periods or as compared to different companies. Our FFO may not be comparable to FFO reported by other REITs.

Reconciliation of Diluted Funds from Operations per Share to Diluted Earnings per Share

 

     Quarter Ended  
     3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

Net income

   $ 0.23     $ 0.41     $ 0.17     $ 0.14     $ 1.54  

Add: Depreciation and amortization

     0.68       0.62       0.61       0.61       0.58  

Less: Gain on sale of property

     (0.30 )     (0.42 )     (0.18 )     (0.07 )     (1.46 )

Minority interest adjustment

     —         0.04       0.05       0.03       0.03  

Adjustment for share difference(2)

     —         (0.03 )     (0.01 )     (0.02 )     —    
                                        

Diluted funds from operations(1)

   $ 0.61     $ 0.62     $ 0.64     $ 0.69     $ 0.69  
                                        

(1) Fund from operating is defined as net income, excluding gains on sales of property, plus depreciation and amortization of assets and after adjustments for unconsolidated partnerships and joint ventures. Diluted funds from operations is computed as FFO attributable to common shareholders adjusted to reflect all operating partnership units as if they were converted to common shares for any period in which they are not antidilutive.
(2) Operating partnership units are considered to be converted to common shares for any period in which they are not antidilutive. Diluted FFO per share may include operating partnership units in periods which operating partnership units are antidilutive for EPS purposes.

 

22


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Key Quarterly Financial Data - Reconciliation of Financial Measures (con’t)

Reconciliation of EBITDA to Net Income

 

     Quarter Ended  
(In thousands)    3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

EBITDA(1)

   $ 71,239     $ 76,497     $ 71,493     $ 72,605     $ 77,371  

Add: Gain (loss) on sale of assets

     17,584       26,939       11,196       4,436       88,094  

Less: Interest

     (30,669 )     (30,997 )     (29,100 )     (28,147 )     (29,499 )

Taxes

     (546 )     103       (428 )     (130 )     (172 )

Depreciation/amortization

          

- Continuing operations

     (37,101 )     (35,514 )     (33,433 )     (32,459 )     (32,518 )

- Discontinued operations

     —         (737 )     (2,057 )     (2,250 )     (2,443 )

Impairment losses

     —         (5,500 )     (648 )     (210 )     (4,000 )

Minority interest

     (3,019 )     (2,609 )     (3,396 )     (1,977 )     (1,791 )
                                        

Net income

   $ 17,488     $ 28,182     $ 13,627     $ 11,868     $ 95,042  
                                        

(1) EBITDA is a non-GAAP financial measure and we believe it is helpful to investors due to the significance of our long-lived assets and their associated significant depreciation expense. This data should not be considered as an alternative to net income, operating profit, cash flow from operations or any other operating or liquidity performance measure prescribed by GAAP. In addition, we may calculate EBITDA differently from other companies and our EBITDA may not be comparable to similarly titled measures reported by other companies. Interest expense, depreciation and amortization, taxes, impairment losses, minority interests, net gain on sales of real estate and preferred dividends are not reflected in the presentation of EBITDA. We caution investors that these excluded items are significant components in understanding and assessing our financial performance.

Secured Property Operating Income/EBITDA

 

     Quarter Ended  
(In thousands, except ratio)    3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

Secured Property Operating Income

   $ 11,337     $ 11,115     $ 9,277     $ 11,684     $ 11,751  

Total EBITDA

     71,239       76,497       71,493       72,605       77,371  

Secured Property NOI/Total EBITDA

     15.9 %     14.5 %     13.0 %     16.1 %     15.2 %

Secured property operating income is computed as rental revenues less property operating expenses and real estate taxes from only those properties with mortgage debt.

See the table above for reconciliation of EBITDA to net income.

 

23


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Key Quarterly Financial Data - Computation of Supplemental Measures

Reconciliation of Funds Available for Distribution to Net Income

 

     Quarter Ended  
(In thousands, except ratio)    3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

Net income

   $ 17,488     $ 28,182     $ 13,627     $ 11,868     $ 95,042  

Depreciation and amortization

     40,560       39,726       38,545       37,169       36,728  

Minority interest

     (460 )     2,415       3,140       1,714       1,506  

Gain on sale of property

     (17,584 )     (26,939 )     (11,196 )     (4,436 )     (88,094 )

Preferred stock dividends and dividends on unvested restricted stock

     (4,069 )     (4,027 )     (4,020 )     (4,044 )     (3,780 )
                                        

Diluted funds from operations(1)

     35,935       39,357       40,096       42,271       41,402  
                                        

Less: Lease commissions

     (4,908 )     (4,088 )     (5,636 )     (3,012 )     (4,271 )

Lease incentives/Allowances for tenant owned improvements/ Tenant improvement

     (25,193 )     (37,997 )     (11,822 )     (10,215 )     (6,063 )

Building capital additions

     (3,954 )     (5,968 )     (3,689 )     (2,102 )     (1,848 )

Lease intangible amortization(3)

     2,081       2,453       2,655       2,011       2,009  

Straight line rent

     (7,104 )     (7,082 )     (3,817 )     331       (2,487 )

Impairment losses

     —         5,500       649       210       4,000  

Antidilutive FFO allocable to minority Unitholders

     3,194       —         —         —         —    
                                        

Funds available for distribution to common shareholders(1)

   $ 51     $ (7,825 )   $ 18,436     $ 29,494     $ 32,742  
                                        

Common dividends and distributions(2)

   $ 32,028     $ 31,895     $ 32,241     $ 30,492     $ 30,276  
                                        

Funds available for distribution to common shareholders coverage ratio

     0.0       (0.2 )     0.6       1.0       1.1  
                                        

(1) FFO and FAD are widely used measures of operating performance for real estate companies. We provide FFO and FAD as supplements to net income calculated in accordance with GAAP. Although FFO and FAD are widely used measures of operating performance for equity REITs, FFO and FAD do not represent net income calculated in accordance with GAAP. As such, they should not be considered an alternative to net income as an indication of our operating performance. In addition, FFO and FAD do not represent cash generated from operating activities in accordance with GAAP, nor do they represent cash available to pay distributions and should not be considered as an alternative to cash flow from operating activities, determined in accordance with GAAP as a measure of our liquidity, nor are they indicative of funds available to fund our cash needs, including our ability to make cash distributions. We believe that FFO and FAD are helpful to investors as measures of our performance because it excludes various items included in net income that do not relate to or are not indicative of our operating performance, such as gains and losses on sales of real estate and real estate related depreciation and amortization, which can make periodic analyses of operating performance more difficult to compare. Our management believes, however, that FFO and FAD, by excluding such items, which can vary among owners of similar assets in similar condition based on historical cost accounting and useful life estimates, can help compare the operating performance of a company’s real estate between periods or as compared to different companies. Our FFO and FAD may not be comparable to FFO and FAD reported by other REITs.
(2) Common dividends and distributions include distributions to minority unitholders. For the quarter ended 3/31/06, minority units were antidilutive for the computation of Diluted FFO and FFO allocable to minority unitholders reduces Diluted FFO. FFO allocable to minority unitholders is added back for the computation of the FAD coverage ratio as the minority distributions are included in the calculation.
(3) Amortization associated with above/below market leases and lease incentives.

 

24


CARRAMERICA REALTY CORPORATION AND SUBSIDIARIES

Key Quarterly Financial Data - Computation of Supplemental Measures (con’t)

Reconciliation of Property Operating Income to Net Income

 

     Quarter Ended  
(In thousands)    3/31/2006     12/31/2005     9/30/2005     6/30/2005     3/31/2005  

Property operating income

   $ 75,056     $ 75,550     $ 69,832     $ 70,703     $ 75,367  

Less: Interest expense

     (30,669 )     (30,997 )     (29,100 )     (28,147 )     (29,499 )

General and administrative expense

     (12,690 )     (10,829 )     (10,121 )     (10,179 )     (10,749 )

Depreciation and amortization

     (37,101 )     (35,514 )     (33,433 )     (32,459 )     (32,517 )

Income taxes

     (546 )     103       (428 )     (130 )     (172 )

Minority interest

     (3,019 )     (2,609 )     (3,396 )     (1,977 )     (1,791 )

Add: Real estate service revenue

     5,864       7,813       5,128       5,222       5,573  

Gain (loss) on sale of properties and impairment losses

     17,584       4,038       29       663       88,094  

Other income

     3,009       2,868       2,718       2,534       2,520  

Discontinued operations

     —         17,759       12,398       5,638       (1,784 )
                                        

Net income

   $ 17,488     $ 28,182     $ 13,627     $ 11,868     $ 95,042  
                                        

* Property operating income is the performance measure used to assess the results of our real estate property segment. Although property operating income is a widely used measure of operating performance for equity REITs, property operating income does not represent net income calculated in accordance with GAAP. As such, it should not be considered an alternative to net income as an indication of our operating performance. We believe that the presentation of property operating income is helpful to investors as a measure of the operating performance of our office properties because it excludes items that do not relate to or are not indicative of operating performance of the properties (including interest and depreciation and amortization) and which can make periodic comparison of operating performance more difficult.

Computation of Fixed Charge Coverage Ratio

 

     Quarter Ended
(In thousands, except ratios)    3/31/2006    12/31/2005     9/30/2005    6/30/2005    3/31/2005

Amortizing principal payments

   $ 1,263    $ 1,230     $ 1,186    $ 1,162    $ 1,497

Preferred stock dividends

     3,774      3,773       3,773      3,774      3,774

Prepayment penalties on debt

     —        (1,196 )     —        —        —  

Interest expense

     30,669      30,997       29,100      28,147      29,499
                                   

Fixed changes excluding capitalized interest

     35,706      34,804       34,059      33,083      34,770

Add: Capitalized interest

     651      76       —        —        —  
                                   

Fixed charges including capitalized interest

   $ 36,357    $ 34,880     $ 34,059    $ 33,083    $ 34,770
                                   

EBITDA

   $ 71,239    $ 76,497     $ 71,493    $ 72,605    $ 77,371
                                   

Fixed charge coverage excluding capitalized interest

     2.0      2.2       2.1      2.2      2.2

Fixed charge coverage including capitalized interest

     2.0      2.2       2.1      2.2      2.2
Computation of Interest Coverage Ratio              
     Quarter Ended
(In thousands, except ratios)    3/31/2006    12/31/2005     9/30/2005    6/30/2005    3/31/2005

Interest expense

   $ 30,669    $ 30,997     $ 29,100    $ 28,147    $ 29,499

Prepayment penalties on debt

     —        (1,196 )     —        —        —  
                                   

Fixed changes excluding capitalized interest

     30,669      29,801       29,100      28,147      29,499

Add: Capitalized interest

     651      76       —        —        —  
                                   

Fixed charges including capitalized interest

   $ 31,320    $ 29,877     $ 29,100    $ 28,147    $ 29,499
                                   

EBITDA

   $ 71,239    $ 76,497     $ 71,493    $ 72,605    $ 77,371
                                   

Interest coverage excluding capitalized interest

     2.3      2.6       2.5      2.6      2.6

Interest coverage including capitalized interest

     2.3      2.6       2.5      2.6      2.6

 

25