Washington Real Estate Investment Trust Announces Third 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 September 30, 2008:

    --  Funds from operations (FFO)(1) for the quarter were $27.4
        million, or $0.55 per diluted share. This compares to FFO for
        the same period one year ago of $27.7 million, or $0.59 per
        diluted share.

    --  Net income for the quarter ended September 30, 2008 was $0.12
        per diluted share, compared to $0.73 per diluted share in the
        same period one year ago. Net income in the third quarter 2007
        included a $25.0 million, or $0.53 per diluted share, gain on
        disposed assets, related to the sale of Maryland Trade Centers
        I & II.

    --  Rent increases on commercial lease rollovers in third quarter
        2008 were 20.9%. Residential rental rates increased 1.2% over
        the same period.

    --  In the third quarter, WRIT executed two major leases, totaling
        154,000 square feet, with IBM and National Student
        Clearinghouse at its previously unleased Dulles Station West
        office development.

    --  During the third quarter and through October 1, 2008, WRIT has
        raised more than $100 million in equity and has fully repaid
        borrowings on its lines of credit. WRIT has no near-term
        maturities for the remainder of 2008 and its next maturity of
        $50 million comes due in the fourth quarter 2009.

    Operating Results

Core net revenue growth was 2.0% compared to the same period last year and core occupancy was 93.8% during the third quarter of 2008. Core Net Operating Income (NOI)(2) for third quarter decreased 0.2% compared to the same period last year.

    --  Medical office properties' core NOI for the third quarter
        increased 2.4%. Core economic occupancy was 96.7% and core net
        revenue growth was 3.6% for the sector.

    --  Retail properties' core NOI for the third quarter increased
        1.4% compared to the same period one year ago. Core net
        revenue growth was 2.0% and core economic occupancy was 94.4%
        for the sector.

    --  Multifamily properties' core NOI for the third quarter
        increased 1.2% compared to the same period one year ago. Core
        net revenue growth was 1.6% and core economic occupancy was
        94.7% for the sector.

    --  Office properties' core NOI for the third quarter decreased
        0.1% compared to the same period one year ago. Core net
        revenue growth was 2.3% and core economic occupancy was 92.5%
        for the office sector.

    --  Industrial/Flex properties' core NOI for the third quarter
        decreased 5.0% compared to the same period one year ago. Core
        net revenue growth was 0.1%, but was offset by an increase in
        bad debt expense. Core economic occupancy was 92.7% for the
        industrial/flex sector.

    Leasing Activity

On September 29, 2008, WRIT announced it executed two leases totaling 154,000 square feet at Dulles Station West, Phase I. International Business Machines Corp. (NYSE: IBM) will occupy 123,000 square feet and National Student Clearinghouse will occupy 31,000 square feet, resulting in an 86% leased rate. Dulles Station West, Phase I is a 180,000 square foot, six-story office building prominently located on the Dulles Toll Road, less than one mile from Washington Dulles International Airport. Last year, the building received the Northern Virginia NAIOP's Award of Excellence for Best Suburban Mid-Rise Office Building.

Excluding the leases above, WRIT signed commercial leases for a total of 458,000 square feet, with an average rental rate increase of 20.9% and tenant improvement costs of $9.41 per square foot during the third quarter. Residential rental rates increased 1.2% in the third quarter compared to the same period one year ago.

    --  Rental rates for new and renewed retail leases increased
        32.0%, with $7.72 per square foot in tenant improvement costs.

    --  Rental rates for new and renewed industrial/flex leases
        increased 28.7%, with $1.20 per square foot in tenant
        improvement costs.

    --  Rental rates for new and renewed office leases increased
        16.1%, with $21.72 per square foot in tenant improvement
        costs.

    --  Rental rates for new and renewed medical office leases
        increased 13.2%, with $13.51 per square foot in tenant
        improvement costs.

    Acquisition and Disposition Activity

    --  On September 3, 2008, WRIT acquired The Kenmore, a 374-unit,
        269,000 square foot apartment building located in Washington,
        DC for $58.3 million. The property was acquired for $155,750
        per unit, less than half of estimated replacement cost. WRIT
        expects to achieve a first-year, unleveraged yield of 6.2% on
        a cash and GAAP basis. The acquisition was funded with
        borrowings on WRIT's line of credit and cash from operations.

    Capital Structure & Maturities

WRIT has no near-term maturities for the remainder of 2008. In 2009, WRIT's only debt maturity is a $50 million residential property mortgage, due October 2009. As of October 23, 2008, WRIT had repaid all outstanding balances on its lines of credit, providing a potential borrowing capacity totaling $337 million.

    --  On August 28, 2008, WRIT entered into a Sales Agency Financing
        Agreement with BNY Mellon Capital Markets, LLC. Under the
        agreement, WRIT may offer and sell up to $150 million of
        common shares for a period of no more than 36 months. As of
        September 30, 2008, WRIT had issued an aggregate of 1,141,410
        shares at a weighted average share price of $36.15 for $41.2
        million in gross proceeds pursuant to this arrangement.

    --  On September 30, 2008, WRIT paid a quarterly dividend of
        $0.4325 per share for its 187th consecutive quarterly dividend
        at equal or increasing rates.

    --  As of September 30, 2008, WRIT had a total capitalization of
        $3.2 billion.

    --  Subsequent to the quarter-end on October 1, 2008, WRIT closed
        a $60.4 million equity offering of 1.725 million common shares
        at a price of $35.00 per share. WRIT used the net proceeds
        from the offering to repay borrowings under its lines of
        credit and for general corporate purposes.

    Earnings Guidance

Guidance for 2008 FFO per diluted share is lowered from a range of $2.11 to $2.21 to a range of $2.07 to $2.12. The decrease is primarily due to dilution associated with additional equity offerings and delay in the timing of planned acquisitions.

Other News and Events

On October 14, 2008, WRIT announced the appointment of William "Bill" T. Camp as Executive Vice President and Chief Financial Officer - Elect effective November 12, 2008. Mr. Camp will succeed Sara L. Grootwassink as EVP/CFO as she plans to resign due to a personal relocation to the West Coast. He brings 16 years of finance and capital markets experience to WRIT, serving most recently as Vice President, Assistant Director of Equities at Wachovia Securities, LLC.

Conference Call Information

The Conference Call for 3rd Quarter Earnings is scheduled for Friday, October 24, 2008 at 11:00 A.M. Eastern Daylight Time. Conference Call access information is as follows:


USA Toll Free Number:          1-877-407-9205
International Toll Number:     1-201-689-8054
Leader:                        Sara Grootwassink

The instant replay of the Conference Call will be available until November 7, 2008 at 11:59 P.M. Eastern Standard 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:                 295251

The live on-demand webcast of the Conference Call will also be available on 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's dividends have increased every year for 38 consecutive years. WRIT owns a diversified portfolio of 92 properties consisting of 27 office properties, 22 industrial/flex properties, 17 medical office properties, 14 retail centers, 12 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 and the supplemental disclosures attached hereto 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, fluctuations in interest rates, availability of raw materials and labor costs, levels of competition, the effect of government regulation, the availability and cost of capital, weather conditions, the timing and pricing of lease transactions and 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 2007 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. 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. FFO is a non-GAAP measure. A reconciliation of FFO to net income is provided on page 6.

(2) For purposes of evaluating comparative operating performance, we categorize our properties as "core" or "non-core". Core NOI is calculated as real estate rental revenue less real estate expenses for those properties owned for the entirety of the periods being evaluated. Core NOI is a non-GAAP measure. A reconciliation of Core NOI to net income is provided on pages 14 and 15 of the Supplemental Operating and Financial Data for the quarter ended September 30, 2008.

(3) Funds Available for Distribution ("FAD") is calculated by subtracting from FFO (1) recurring capital 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, and (4) amortization of restricted share and unit compensation, and adding or subtracting (5) amortization of lease intangibles, as appropriate. FAD is included herein because we consider it 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-GAAP and non-standardized measure, and may be calculated differently by other REITs. A reconciliation of FAD to net income is provided on page 6.


Economic Occupancy Levels by Core Properties (i) and All Properties
----------------------------------------------------------------------
                             Core Properties        All Properties
Sector                      3rd QTR    3rd QTR   3rd QTR      3rd QTR
                             2008       2007      2008         2007
Residential                    94.7%      93.4%     85.6%(ii)    91.5%
Office                         92.5%      94.9%     90.2%        94.2%
Medical Office                 96.7%      99.6%     95.8%        99.7%
Retail                         94.4%      95.0%     94.4%        95.0%
Industrial                     92.7%      95.4%     92.9%        94.8%

Overall Portfolio              93.8%      95.5%     91.1%        94.8%

(i) Core properties include all properties that were owned for the entirety of the current and prior year reporting periods. For Q3 2008 and Q3 2007, core properties exclude:

    Residential Acquisition: The Kenmore

    Office Acquisition: 2000 M Street

Medical Office Acquisitions: CentreMed I & II, and Sterling Medical Office Building

    Retail Acquisitions: none

    Industrial Acquisition: 6100 Columbia Pike Road

Also excluded from Core Properties in Q3 2008 and Q3 2007 are Sold Properties: Maryland Trade Centers I & II, Sullyfield Center and The Earhart Building; and Held for Sale Properties: Avondale; and In Development Properties: Bennett Park, Clayborne Apartments, Dulles Station, and 4661 Kenmore Ave.

(ii) Residential occupancy for all properties decreased from 91.5% to 85.6%, primarily due to the completion of Bennett Park and Clayborne Apartments. At 9/30/08, 159 of 224 units were leased at Bennett Park and 41 of 74 units were leased at Clayborne Apartments.


               WASHINGTON REAL ESTATE INVESTMENT TRUST
                         FINANCIAL HIGHLIGHTS
                (In thousands, except per share data)
                             (Unaudited)


                               Three Months Ended   Nine Months Ended
                                  September 30,       September 30,
OPERATING RESULTS                2008      2007      2008      2007
------------------------------ --------- --------- --------- ---------
Revenue
   Real estate rental revenue  $ 70,639  $ 64,286  $209,227  $185,931

Expenses
   Real estate expenses          24,031    20,021    69,101    57,526
   Depreciation and
    amortization                 21,422    17,852    62,799    50,310
   General and administrative     2,780     3,174     8,971    11,424
                               --------- --------- --------- ---------
                                 48,233    41,047   140,871   119,260
                               --------- --------- --------- ---------
Real Estate Operating Income     22,406    23,239    68,356    66,671
Other income/(expense):
   Interest expense             (17,148)  (15,824)  (52,395)  (45,498)
   Loss on extinguishment of
    debt                              -         -    (8,449)        -
   Other income                     338       357       796     1,395
   Gain from non-disposal
    activities                       17         -        17     1,303
                               --------- --------- --------- ---------
                                (16,793)  (15,467)  (60,031)  (42,800)
                               --------- --------- --------- ---------


Income from continuing
 operations                       5,613     7,772     8,325    23,871

Discontinued operations:
   Income from operations of
    properties held for sale        266     1,596     1,999     4,546
   Gain on sale of real estate        -    25,022    15,275    25,022
                               --------- --------- --------- ---------

Net Income                     $  5,879  $ 34,390  $ 25,599  $ 53,439
                               ========= ========= ========= =========

Income from continuing
 operations                    $  5,613  $  7,772  $  8,325  $ 23,871
Gain from non-disposal
 activities                         (17)        -       (17)   (1,303)
Continuing operations real
 estate depreciation and
 amortization                    21,422    17,852    62,799    50,310
                               --------- --------- --------- ---------
Funds from continuing
 operations                    $ 27,018  $ 25,624  $ 71,107  $ 72,878
                               --------- --------- --------- ---------

Income from discontinued
 operations before gain on
 sale                               266     1,596     1,999     4,546
Discontinued operations real
 estate depreciation and
 amortization                       123       433       469     1,630
                               --------- --------- --------- ---------
Funds from discontinued
 operations                         389     2,029     2,468     6,176
                               --------- --------- --------- ---------

Funds from operations(1)       $ 27,407  $ 27,653  $ 73,575  $ 79,054
                               ========= ========= ========= =========


Tenant improvements              (1,452)   (4,215)   (8,591)  (11,561)
External and internal leasing
 commissions capitalized         (1,851)   (1,159)   (5,303)   (4,392)
Recurring capital improvements   (1,936)   (2,635)   (7,104)   (7,997)
Straight-line rents, net           (779)     (988)   (2,235)   (3,247)
Non real estate depreciation &
 amortization of debt costs         996       987     2,983     2,561
Amortization of lease
 intangibles, net                  (533)     (315)   (1,576)   (1,190)
Amortization and expensing of
 restricted share and unit
 compensation                       706       882     2,121     3,238
Other                                 -       102         -     1,303
                               --------- --------- --------- ---------
Funds Available for
 Distribution (3)              $ 22,558  $ 20,312  $ 53,870  $ 57,769
                               ========= ========= ========= =========


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

                               Three Months Ended   Nine Months Ended
                                  September 30,       September 30,
Per Share Data                   2008      2007      2008      2007
--------------------           --------- --------- --------- ---------

Income from
 continuing
 operations          (Basic)   $   0.11  $   0.17  $   0.17  $   0.52
                     (Diluted) $   0.11  $   0.17  $   0.17  $   0.52
Net income           (Basic)   $   0.12  $   0.74  $   0.53  $   1.17
                     (Diluted) $   0.12  $   0.73  $   0.53  $   1.16
Funds from
 continuing
 operations          (Basic)   $   0.54  $   0.55  $   1.48  $   1.60
                     (Diluted) $   0.54  $   0.55  $   1.47  $   1.59
Funds from
 operations          (Basic)   $   0.55  $   0.59  $   1.53  $   1.73
                     (Diluted) $   0.55  $   0.59  $   1.52  $   1.72

Dividends paid                 $ 0.4325  $ 0.4225  $ 1.2875  $ 1.2575

Weighted average
 shares outstanding              49,599    46,596    48,057    45,678
Fully diluted
 weighted average
 shares outstanding              49,849    46,802    48,298    45,877


               WASHINGTON REAL ESTATE INVESTMENT TRUST
                     CONSOLIDATED BALANCE SHEETS
                (In thousands, except per share data)
                             (Unaudited)


                                          September 30,  December 31,
                                              2008           2007
                                          -------------  -------------
Assets
   Land                                   $    368,371   $    325,490
   Income producing property                 1,751,057      1,621,679
                                          -------------  -------------
                                             2,119,428      1,947,169
   Accumulated depreciation and
    amortization                              (382,261)      (327,759)
                                          -------------  -------------
      Net income producing property          1,737,167      1,619,410
   Development in progress                      23,469         98,321
                                          -------------  -------------
      Total real estate held for
       investment, net                       1,760,636      1,717,731
   Investment in real estate sold or held
    for sale                                    12,546         36,562
   Cash and cash equivalents                     7,813         21,485
   Restricted cash                              47,074          6,030
   Rents and other receivables, net of
    allowance for doubtful accounts of
    $5,943 and $4,196                           38,121         36,548
   Prepaid expenses and other assets           104,291         78,394
   Other assets related to property sold
    or held for sale                               211          1,576
                                          -------------  -------------
         Total Assets                     $  1,970,692   $  1,898,326
                                          =============  =============

Liabilities
   Notes payable                          $    918,873   $    879,123
   Mortgage notes payable                      330,569        252,484
   Lines of credit                              47,000        192,500
   Accounts payable and other liabilities       65,724         63,327
   Advance rents                                 9,291          9,537
   Tenant security deposits                     10,209         10,419
   Other liabilities related to property
    sold or held for sale                          137            616
                                          -------------  -------------
         Total Liabilities                   1,381,803      1,408,006
                                          -------------  -------------

Minority interest                                3,790          3,776
                                          -------------  -------------

Shareholders' Equity
   Shares of beneficial interest, $0.01
    par value; 100,000 shares authorized;
    50,661 and 46,682 shares issued and
    outstanding, respectively                      508            468
   Additional paid-in capital                  696,885        561,492
   Distributions in excess of net income      (112,570)       (75,416)
   Accumulated other comprehensive income          276              -
                                          -------------  -------------
         Total Shareholders' Equity            585,099        486,544
                                          -------------  -------------
         Total Liabilities and
          Shareholders' Equity            $  1,970,692   $  1,898,326
                                          =============  =============

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

Source: Washington Real Estate Investment Trust (WRIT)