Washington Real Estate Investment Trust Announces First Quarter Financial and Operating Results

ROCKVILLE, Md.--(BUSINESS WIRE)-- Washington Real Estate Investment Trust (WRIT) (NYSE: WRE) reported financial and operating results today for the quarter ended March 31, 2010:

    --  Funds From Operations (FFO)(1) was $0.48 per diluted share compared to
        $0.64 per diluted share in the same period one year ago. This difference
        is primarily due to gains on extinguishment of debt in the first quarter
        of 2009, share dilution from our equity offerings in 2009 and 2010, and
        snow removal costs in the first quarter of 2010.
    --  Net income was $0.09 per diluted share compared to $0.20 per diluted
        share in the same period one year ago. The first quarter 2009 net income
        included a gain of $0.11 per diluted share related to the extinguishment
        of debt.

"We continue to see signs of a recovery in real estate fundamentals--leasing activity is up, delinquencies are declining and investment opportunities are increasing. While this recovery may not be a rapid one, we believe an upturn in market conditions has begun and the future looks bright for the Washington region. We are pleased with our first quarter results, which met our expectations, and look forward to potentially increasing performance in the quarters ahead," stated George "Skip" McKenzie, President and Chief Executive Officer, Washington Real Estate Investment Trust.

Capital Structure

Year to date, WRIT has issued 732,646 common shares through its Sales Agency Financing Agreement with BNY Mellon Capital Markets at an average offering price of $30.18 for gross proceeds of approximately $22.1 million. These proceeds were used to repay a portion of WRIT's line of credit. As of today, the outstanding balance on the line of credit is $100 million. WRIT also repurchased a total of $1.2 million of its 3.875% convertible notes at an average discounted price of 99.3% of par.

On March 31, 2010, WRIT paid a quarterly dividend of $0.4325 per share for its 193rd consecutive quarterly dividend at equal or increasing rates.

As of March 31, 2010, WRIT had a total market capitalization of $3.1 billion.(2)

Operating Results

Overall portfolio economic occupancy for the first quarter was 91.2%, compared to 92.3% in the same period one year ago and 92.2% in the fourth quarter of 2009. Overall portfolio Net Operating Income (NOI)(3) was $49.0 million compared to $49.7 million in the same period one year ago and $51.4 million in the fourth quarter of 2009. This quarter's results include non-reimbursable snow removal expenses of $1.2 million.

Core(4) portfolio economic occupancy for the first quarter was 92.1%, compared to 93.5% in the same period one year ago and 92.5% in the fourth quarter of 2009. Core portfolio NOI for the first quarter decreased 1.9% and rental rate growth was 1.2% compared to the same period one year ago.

    --  Multifamily properties' core NOI for the first quarter decreased 1.8%
        compared to the same period one year ago. The primary driver of NOI
        decline was snow removal costs in the first quarter of 2010, which
        offset gains in occupancy at all but one property. Rental rate growth
        was -2.0% while core economic occupancy for properties included in the
        results for both the first quarter of 2009 and 2010 increased 270 basis
        points (bps) to 94.2%. Sequentially, core economic occupancy for
        properties included in the results for both the fourth quarter of 2009
        and the first quarter of 2010 remained unchanged at 94.1% from the
        fourth quarter of 2009.
    --  Office properties' core NOI for the first quarter increased 0.8%
        compared to the same period one year ago. Rental rate growth was 2.0%
        while core economic occupancy for properties included in the results for
        both the first quarter of 2009 and 2010 decreased 130 bps to 92.2%.
        Sequentially, core economic occupancy for properties included in the
        results for both the fourth quarter of 2009 and the first quarter of
        2010 decreased 110 bps from the fourth quarter of 2009.
    --  Medical office properties' core NOI for the first quarter increased 0.7%
        compared to the same period one year ago. Rental rate growth was 2.8%
        while core economic occupancy for properties included in the results for
        both the first quarter of 2009 and 2010 decreased 60 bps to 95.9%.
        Sequentially, core economic occupancy for properties included in the
        results for both the fourth quarter of 2009 and the first quarter of
        2010 remained unchanged at 91.1% from the fourth quarter of 2009. The
        difference in occupancy in the year over year comparison versus the
        sequential comparison is the effect of purchasing Lansdowne Medical
        Office Building in the third quarter of 2009.
    --  Retail properties' core NOI for the first quarter decreased 6.3%
        compared to the same period one year ago. Rental rate growth was 0.9%
        while core economic occupancy for properties included in the results for
        both the first quarter of 2009 and 2010 decreased 390 bps to 91.3%.
        Sequentially, core economic occupancy for properties included in the
        results for both the fourth quarter of 2009 and the first quarter of
        2010 decreased 310 bps from the fourth quarter of 2009, primarily due to
        higher vacancy at our Frederick Crossing and Montgomery Village Centers.
    --  Industrial properties' core NOI for the first quarter decreased 8.0%
        compared to the same period one year ago. Rental rate growth was 0.2%
        while core economic occupancy for properties included in the results for
        both the first quarter of 2009 and 2010 decreased 540 bps to 85.5%.
        Sequentially, core economic occupancy for properties included in the
        results for both the fourth quarter of 2009 and the first quarter of
        2010 decreased 160 bps from the fourth quarter of 2009, primarily due to
        the eviction of several non-paying tenants in the fourth quarter of
        2009.

Leasing Activity

During the first quarter, WRIT signed commercial leases for 274,000 square feet with an average rental rate increase of 15.8% over expiring lease rates, an average lease term of 5.5 years, tenant improvement costs of $15.07 per square foot and leasing costs of $9.37 per square foot.

    --  Rental rates for new and renewed office leases increased 15.3% to $30.97
        per square foot, with $17.47 per square foot in tenant improvement costs
        and $10.38 per square foot in leasing costs.
    --  Rental rates for new and renewed medical office leases increased 25.5%
        to $40.38 per square foot, with $24.88 per square foot in tenant
        improvement costs and $16.73 per square foot in leasing costs.
    --  Rental rates for new and renewed retail leases increased 21.2% to $31.31
        per square foot, with no tenant improvement costs and $1.35 per square
        foot in leasing costs.
    --  Rental rates for new and renewed industrial/flex leases increased 1.9%
        to $9.47 per square foot, with $1.41 per square foot in tenant
        improvement costs and $2.14 per square foot in leasing costs.

Conference Call Information

The Conference Call for 1st Quarter Earnings is scheduled for Friday, April 30, 2010 at 11:00 A.M. Eastern time. Conference Call access information is as follows:


USA Toll Free Number:          1-877-407-9205

International Toll Number:     1-201-689-8054



The instant replay of the Conference Call will be available until May 14, 2010 at 11:59 P.M. Eastern time. Instant replay access information is as follows:


USA Toll Free Number:          1-877-660-6853

International Toll Number:     1-201-612-7415

Account:                       286

Conference ID:                 347642



The live on-demand webcast of the Conference Call will be available on the Investor section of WRIT's website at www.writ.com. On-line playback of the webcast will be available at http://www.writ.com for two weeks following the Conference Call.

About WRIT

WRIT is a self-administered, self-managed, equity real estate investment trust investing in income-producing properties in the greater Washington metro region. WRIT owns a diversified portfolio of 90 properties totaling approximately 11 million square feet of commercial space and 2,540 residential units. These 90 properties consist of 27 office properties, 20 industrial/flex properties, 18 medical office properties, 14 retail centers, 11 multifamily properties and land for development. WRIT shares are publicly traded on the New York Stock Exchange (NYSE:WRE).

Note: WRIT's press releases and supplemental financial information are available on the company website at www.writ.com or by contacting Investor Relations at (301) 984-9400.

Certain statements in this press release are "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995. Such statements involve known and unknown risks, uncertainties, and other factors that may cause actual results to differ materially. Such risks, uncertainties and other factors include, but are not limited to, the effect of the current credit and financial market conditions, the availability and cost of capital, fluctuations in interest rates, tenants' financial conditions, the timing and pricing of lease transactions, levels of competition, the effect of government regulation, the impact of newly adopted accounting principles, changes in general and local economic and real estate market conditions, and other risks and uncertainties detailed from time to time in our filings with the SEC, including our 2009 Form 10-K. We assume no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.

(1) Funds From Operations ("FFO") - The National Association of Real Estate Investment Trusts, Inc. ("NAREIT") defines FFO (April, 2002 White Paper) as net income (computed in accordance with generally accepted accounting principles ("GAAP")) excluding gains (or losses) from sales of property plus real estate depreciation and amortization. FFO is a non-GAAP measure and does not replace net income as a measure of performance or net cash provided by operating activities as a measure of liquidity. We consider FFO to be a standard supplemental measure for equity real estate investment trusts ("REITs") because it facilitates an understanding of the operating performance of our properties without giving effect to real estate depreciation and amortization, which historically assumes that the value of real estate assets diminishes predictably over time. Since real estate values have instead historically risen or fallen with market conditions, we believe that FFO more accurately provides investors an indication of our ability to incur and service debt, make capital expenditures and fund other needs.

(2) Total market capitalization is calculated by multiplying the total outstanding common shares at period end times the closing share price on the last trading day of the period, and then adding the book value of the total outstanding debt at period end.

(3) Net Operating income ("NOI"), defined as real estate rental revenue less real estate expenses, is a non-GAAP measure. We provide NOI as a supplement to 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. It is the primary performance measure we use to assess the results of our operations at the property level. NOI is calculated as net income, less non-real estate revenue and the results of discontinued operations (including the gain on sale, if any), plus interest expense, depreciation and amortization and general and administrative expenses.

(4) For purposes of evaluating comparative operating performance, we categorize our properties as "core" or "non-core". A core property is one that was owned for the entirety of the periods being evaluated. A non-core property is one that was acquired or placed into service during either of the periods being evaluated.

(5) Funds Available for Distribution ("FAD") is a non-GAAP measure. It is calculated by subtracting from FFO (1) recurring expenditures, tenant improvements and leasing costs that are capitalized and amortized and are necessary to maintain our properties and revenue stream and (2) straight-line rents, then adding (3) non-real estate depreciation and amortization, (4) amortization of restricted share and unit compensation, and adding or subtracting amortization of lease intangibles, as appropriate. We consider FAD to be a measure of a REIT's ability to incur and service debt and to distribute dividends to its shareholders. FAD is a non-standardized measure and may be calculated differently by other REITs.


Economic Occupancy Levels by Core Properties(i)and All Properties

                   Core Properties   All Properties

Segment            1st QTR  1st QTR  1st QTR      1st QTR

                   2010     2009     2010         2009

Residential        94.2%    91.5%    94.1%   (ii) 87.4%

Office             92.2%    93.5%    91.6%        92.6%

Medical Office     95.9%    96.5%    91.1%        96.5%

Retail             91.3%    95.2%    91.3%        95.2%

Industrial         85.5%    90.9%    85.7%        90.4%

Overall Portfolio  92.1%    93.5%    91.2%        92.3%




(i) Core properties include all properties that were owned for the entirety of
the current and prior year reporting periods. For Q1 2010 and Q1 2009, core
properties exclude:

Residential Acquisitions: none;

Office Acquisitions: none;

Medical Office Acquisition: Lansdowne Medical Office Building;

Retail Acquisitions: none;

Industrial Acquisitions: none.

Also excluded from Core Properties in Q1 2010 and Q1 2009 are:

Sold Properties: Avondale, Brandywine Center, Tech 100 and Crossroads
Distribution Center;

Held for Sale Properties: Charleston Business Center, Parklawn Plaza, Lexington
and Saratoga;

In Development Properties: Bennett Park, Clayborne Apartments, and Dulles
Station.

(ii) Residential occupancy for all properties reflects the completion of Bennett
Park and Clayborne Apartments. At 3/31/10, 219 of 224 units were occupied at
Bennett Park and 69 of 74 units were occupied at Clayborne Apartments.




WASHINGTON REAL ESTATE INVESTMENT TRUST

FINANCIAL HIGHLIGHTS

(In thousands, except per share data)

(Unaudited)

                                                   Three Months Ended March 31,

OPERATING RESULTS                                  2010            2009

Revenue

Real estate rental revenue                         $ 76,446        $ 76,580

Expenses

Real estate expenses                                 27,401          26,896

Depreciation and amortization                        23,512          22,958

General and administrative                           3,838           3,182

                                                     54,751          53,036

Real estate operating income                         21,695          23,544

Other income (expense):

Interest expense                                     (17,065   )     (19,681   )

Investment income                                    289             320

Gain (loss) on extinguishment of                     (42       )     5,845
debt

                                                     (16,818   )     (13,516   )

Income from continuing operations                    4,877           10,028

Discontinued operations:

Income from operations of properties held for        388             872
sale

Net income                                           5,265           10,900

Less: Net income attributable to noncontrolling      (49       )     (49       )
interests in subsidiaries

Net income attributable to the controlling         $ 5,216         $ 10,851
interests

Income from continuing operations attributable to  $ 4,828         $ 9,979
the controlling interests

Continuing operations real estate depreciation       23,512          22,958
and amortization

Funds from continuing operations                   $ 28,340        $ 32,937

Income from discontinued operations before gain      388             872
on sale

Discontinued operations real estate depreciation     96              344
and amortization

Funds from discontinued operations                   484             1,216

Funds from operations(1)                           $ 28,824        $ 34,153

Non-cash (gain) loss on extinguishment of debt       42              (5,845    )

Tenant improvements                                  (2,012    )     (1,066    )

External and internal leasing commissions            (2,268    )     (1,058    )
capitalized

Recurring capital improvements                       (864      )     (1,174    )

Straight-line rents, net                             (608      )     (664      )

Non-cash fair value interest expense                 776             1,128

Non real estate depreciation & amortization of       993             1,219
debt costs

Amortization of lease intangibles,                   (562      )     (597      )
net

Amortization and expensing of restricted share       1,633           577
and unit compensation

Funds available for distribution(5)                $ 25,954        $ 26,673

Note: Certain prior period amounts have been reclassified to conform to the
current presentation.

                                                   Three Months Ended March 31,

Per share data attributable to the                 2010            2009
controlling interests:

Income from continuing operations    (Basic)       $ 0.08          $ 0.19

                                     (Diluted)     $ 0.08          $ 0.19

Net income                           (Basic)       $ 0.09          $ 0.20

                                     (Diluted)     $ 0.09          $ 0.20

Funds from continuing operations     (Basic)       $ 0.47          $ 0.62

                                     (Diluted)     $ 0.47          $ 0.62

Funds from operations                (Basic)       $ 0.48          $ 0.64

                                     (Diluted)     $ 0.48          $ 0.64

Dividends paid                                     $ 0.4325        $ 0.4325

Weighted average shares outstanding                  59,898          52,914

Fully diluted weighted average shares outstanding    60,001          52,915

WASHINGTON REAL ESTATE INVESTMENT TRUST

CONSOLIDATED BALANCE SHEETS

(In thousands, except per share data)

(Unaudited)

                                                   March 31,       December 31,

                                                   2010            2009

Assets

Land                                               $ 408,779       $ 408,779

Income producing property                            1,889,281       1,886,408

                                                     2,298,060       2,295,187

Accumulated depreciation and                         (488,387  )     (468,291  )
amortization

Net income producing property                        1,809,673       1,826,896

Development in progress                              25,561          25,031

Total real estate held for                           1,835,234       1,851,927
investment, net

Investment in real estate sold or held for sale      14,212          14,289

Cash and cash equivalents                            10,758          11,203

Restricted cash                                      20,465          19,170

Rents and other receivables, net of allowance for
doubtful accounts of $7,155 and $6,433,              52,686          50,441
respectively

Prepaid expenses and other assets                    93,020          97,605

Other assets related to property sold or held for    601             590
sale

Total assets                                       $ 2,026,976     $ 2,045,225

Liabilities

Notes payable                                      $ 688,358       $ 688,912

Mortgage notes payable                               404,518         405,451

Lines of credit                                      110,000         128,000

Accounts payable and other                           53,628          52,580
liabilities

Advance rents                                        9,963           11,103

Tenant security deposits                             9,736           9,668

Other liabilities related to property sold or        502             448
held for sale

Total liabilities                                  $ 1,276,705     $ 1,296,162

Shareholders' equity

Shares of beneficial interest, $0.01 par value;
100,000 Shares authorized; 60,545 and 59,811         607             599
shares issued and outstanding, respectively

Additional paid-in capital                           966,952         944,825

Distributions in excess of net                       (219,094  )     (198,412  )
income

Accumulated other comprehensive                      (2,004    )     (1,757    )
income

Total shareholders' equity                           746,461         745,255

Noncontrolling interests in                          3,810           3,808
subsidiaries

Total equity                                         750,271         749,063

Total liabilities and equity                       $ 2,026,976     $ 2,045,225

Note: Certain prior year amounts have been reclassified to conform to the
current year presentation.





The following tables contain reconciliations of net income to core net operating
income for the periods presented:

Three months                           Medical
ended March     Multifamily  Office    Office     Retail   Industrial  Total
31, 2010

Core net
operating       $ 5,606      $ 20,779  $ 7,603    $ 7,217  $ 6,307     $ 47,512
income(4)

Add: Net
operating
income from       1,133        539       (139  )    -        -           1,533
non-core
properties(4)

Total net
operating       $ 6,739      $ 21,318  $ 7,464    $ 7,217  $ 6,307     $ 49,045
income(3)

Add/(deduct):

Other income                                                             289

Interest                                                                 (17,065 )
expense

Gain (loss) on
extinguishment                                                           (42     )
of debt

Depreciation
and                                                                      (23,512 )
amortization

General and
administrative                                                           (3,838  )
expenses

Income from
operations of                                                            388
properties
held for sale

Net income                                                               5,265

Less: Net income
attributable to                                                          (49     )
noncontrolling interests in
subsidiaries

Net income
attributable
to the                                                                 $ 5,216
controlling
interests

Three months                           Medical
ended March     Multifamily  Office    Office     Retail   Industrial  Total
31, 2009

Core net
operating       $ 5,707      $ 20,616  $ 7,553    $ 7,706  $ 6,859     $ 48,441
income(4)

Add: Net
operating
income from       573          670       -          -        -           1,243
non-core
properties(4)

Total net
operating       $ 6,280      $ 21,286  $ 7,553    $ 7,706  $ 6,859     $ 49,684
income(3)

Add/(deduct):

Other income                                                             320

Interest                                                                 (19,681 )
expense

Gain (loss) on
extinguishment                                                           5,845
of debt

Depreciation
and                                                                      (22,958 )
amortization

General and
administrative                                                           (3,182  )
expenses

Income from
operations of                                                            872
properties
held for sale

Net income                                                               10,900

Less: Net income
attributable to                                                          (49     )
noncontrolling interests in
subsidiaries

Net income
attributable
to the                                                                 $ 10,851
controlling
interests




    Source: Washington Real Estate Investment Trust