Quarterly report pursuant to Section 13 or 15(d)

Real Estate

v3.21.2
Real Estate
6 Months Ended
Jun. 30, 2021
Real Estate [Abstract]  
Real Estate REAL ESTATE
Development/Redevelopment

We have properties under development/redevelopment and held for current or future development. As of June 30, 2021, we have invested $29.1 million, including the cost of acquired land, in a multifamily development adjacent to Riverside Apartments. In addition, in our multifamily segment, we continue to capitalize qualifying costs on several other projects with minor development activity necessary to ready each project for its intended use. We placed the remainder of the Trove development costs into service during the first quarter of 2021.

Properties Sold and Held for Sale

We intend to hold our properties for investment with a view to long-term appreciation, to engage in the business of acquiring, developing and owning our properties and to make occasional sales of properties that no longer meet our long-term strategy or return objectives and where market conditions for sale are favorable. The proceeds from the sales may be reinvested into other properties, used to fund development operations or to support other corporate needs or distributed to our shareholders. Depreciation on these properties is discontinued at the time they are classified as held for sale, but operating revenues, operating expenses and interest expense continue to be recognized until the date of sale.
We classified as held for sale or sold the following properties during 2021 and 2020:
Disposition Date Property Name Property Type Rentable Square Feet Contract Sales Price
(in thousands)
(Loss) Gain on Sale
(in thousands) (1)
July 26, 2021
Office Portfolio (2)
Office 2,370,000  $ 766,000 
N/A (3)
Retail Portfolio (4)
 Retail 693,000  168,314 
Total 2021 3,063,000 $ 934,314 
April 21, 2020 John Marshall II Office 223,000 $ 57,000  $ (6,855)
December 2, 2020 Monument II Office 207,000 53,000  (8,595)
December 17, 2020 1227 25th Street NW Office 135,000 53,500  1,125 
Total 2020 565,000 $ 163,500  $ (14,325)
______________________________
(1)         Amount determined and disclosed in the quarter of disposition.
(2)     Consists of twelve office properties: 1901 Pennsylvania Avenue, 515 King Street, 1220 19th Street, 1600 Wilson Boulevard, Silverline Center, Courthouse Square, 2000 M Street, 1140 Connecticut Avenue, Army Navy Club, 1775 Eye Street, Fairgate at Ballston and Arlington Tower.
(3)    Disposition of the Retail Portfolio is expected to occur in the third quarter of 2021.
(4)    Consists of eight retail properties: Takoma Park, Westminster, Concord Centre, Chevy Chase Metro Plaza, 800 S. Washington Street, Randolph Shopping Center, Montrose Shopping Center and Spring Valley Village.


We have fully transferred control of the assets associated with assets sold in 2020 and do not have continuing involvement in their operations.

In June 2021, we entered into a purchase and sale agreement with a single buyer to sell the Office Portfolio for a purchase price of $766.0 million. As of June 30, 2021, the properties in the Office Portfolio met the criteria for classification as held for sale. We closed on the sale of the Office Portfolio on July 26, 2021.

In June 2021, we executed a letter of intent to sell the Retail Portfolio. As of June 30, 2021, we expected to enter into a purchase and sale agreement and receive a non-refundable deposit from the potential buyer of the Retail Portfolio in July 2021. As of June 30, 2021, the Retail Portfolio met the criteria for classification as held for sale. Subsequent to the 2021 Quarter, we executed a purchase and sale agreement for the sale of our remaining eight retail properties for a purchase price of $168.3 million and received a non-refundable deposit of $6.7 million from the potential buyer. The closing of the Retail Portfolio is subject to customary closing conditions, however no assurance can be given that the sale will be completed.

The disposition of the Office Portfolio and expected disposition of the Retail Portfolio represent a strategic shift that will have a major effect on our financial results and we have accordingly reported the Office Portfolio and Retail Portfolio as discontinued operations. The remaining office property, Watergate 600, does not meet the criteria for office to be a reportable segment (see note 9).

As of June 30, 2021, we anticipate the disposition of certain properties prior to the end of their useful lives. We assessed these properties for impairment as of June 30, 2021 and did not recognize any impairment charges during the 2021 Quarter. We applied reasonable estimates and judgments in evaluating each of the properties as of June 30, 2021. Should external or internal circumstances change requiring the need to shorten holding periods or adjust future estimated cash flows from our properties, we could be required to record impairment charges in the future.
Discontinued Operations

The results of the Office Portfolio and Retail Portfolio are classified as discontinued operations and are summarized as follows (amounts in thousands, except for share data):

Three months ended June 30, Six months ended June 30,
2021 2020 2021 2020
Real estate rental revenue $ 30,561  $ 29,113  $ 59,587  $ 60,163 
Real estate expenses (10,568) (10,297) (20,808) (21,479)
Depreciation and amortization (10,248) (12,227) (22,904) (24,700)
       Income from discontinued operations $ 9,745  $ 6,589  $ 15,875  $ 13,984 
Basic net income per share $ 0.12  $ 0.08  $ 0.19  $ 0.17 
Diluted net income per share $ 0.12  $ 0.08  $ 0.19  $ 0.17 
Capital expenditures $ 2,109  $ 5,346  $ 2,483  $ 7,586 

As of June 30, 2021 and December 31, 2020, assets and liabilities related to the Office Portfolio and Retail Portfolio were as follows (in thousands):
June 30, 2021 December 31, 2020
Land $ 249,869  $ 249,869 
Income producing property 961,359  958,704 
1,211,228  1,208,573 
Accumulated depreciation and amortization (433,229) (414,008)
Income producing property, net 777,999  794,565 
Development in progress and land held for development 1,122  1,122 
Investment in real estate, net $ 779,121  $ 795,687 
Cash and cash equivalents
Restricted cash 10  10 
Rents and other receivables 48,563  48,532 
Prepaid expenses and other assets 38,235  41,452 
Total assets $ 865,932  $ 885,684 
Accounts payable and other liabilities $ 12,738  $ 14,706 
Advance rents 4,977  4,754 
Tenant security deposits 6,033  5,769 
Liabilities related to properties sold or held for sale $ 23,748  $ 25,229