Industrial Logistics Properties Trust 10-Q

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations The following information should be read in conjunction with our condensed consolidated financial statements and accompanying notes included in this Quarterly Report on Form 10-Q and with our 2020 Annual Report. OVERVIEW (dollars in thousands, except per share and per square foot data) We are a real estate investment trust, or REIT, organized under Maryland law. As of June 30, 2021, our portfolio was comprised of 291 wholly owned properties containing approximately 35.2 million rentable square feet, including 226 buildings, leasable land parcels and easements containing approximately 16.7 million rentable square feet located on the island of Oahu, Hawaii, and 65 properties containing approximately 18.5 million rentable square feet located in 31 other states. As of June 30, 2021, we also owned a 22% equity interest in an unconsolidated joint venture which owns 12 properties located in nine states containing approximately 9.2 million rentable square feet that were 100% leased with an average (by annualized rental revenues) remaining lease term of 7.7 years. As of June 30, 2021, our consolidated properties were approximately 99.0% leased (based on rentable square feet) to 259 different tenants with a weighted average remaining lease term (based on annualized rental revenues) of approximately 9.2 years. We define the term annualized rental revenues as used in this section as the annualized contractual rents, as of June 30, 2021, including straight line rent adjustments and excluding lease value amortization, adjusted for tenant concessions including free rent and amounts reimbursed to tenants, plus estimated recurring expense reimbursements from tenants. Our business is focused on industrial and logistics properties. The industrial and logistics sector has fared better than some other industries thus far during the COVID-19 pandemic, including other real estate sectors, due, in part, to the demand for e-commerce. Although, to date, the COVID-19 pandemic has not had a significant adverse impact on our business, certain of our tenants requested relief from their obligations to pay rent due to us in response to the economic conditions resulting from the COVID-19 pandemic. As of July 26, 2021, we granted requests to certain of our tenants to defer aggregate rent payments of $3,753 with respect to leases that represent, as of June 30, 2021, approximately 1.8% of our annualized rental revenues. As of June 30, 2021, we recognized $1,383 in our accounts receivable related to the remaining deferred amounts. In most cases, these tenants were obligated to pay the deferred rents in 12 equal monthly installments beginning in September 2020. These deferred amounts did not negatively impact our operating results for the three or six months ended June 30, 2021, and will continue to be reflected in our financial results in the applicable future reporting periods, assuming these tenants continue to pay the deferred rents due to us. There are uncertainties surrounding the COVID-19 pandemic and, as a result of these uncertainties, we are unable to determine what the ultimate impact will be on our, our tenants’ and other stakeholders’ businesses, operations, financial results and financial position. For further information and risks relating to the COVID-19 pandemic on us and our business, see Part I, Item 1, “Business—Impact of COVID-19” and Part I, Item 1A, “Risk Factors”, of our 2020 Annual Report. Property Operations Occupancy data for our properties as of June 30, 2021 and 2020 is as follows (square feet in thousands): All Properties Comparable Properties (1) As of June 30, As of June 30, 2021 2020 2021 2020 Total properties 291 301 287 287 Total rentable square feet (2) 35,201 43,759 33,377 33,404 Percent leased (3) 99.0 % 98.8 % 98.9 % 98.4 % (1) Consists of properties that we owned continuously since January 1, 2020 and excludes 12 properties owned by an unconsolidated joint venture in which we own a 22% equity interest. (2) Subject to modest adjustments when space is remeasured or reconfigured for new tenants and when land leases are converted to building leases. (3) Percent leased includes (i) space being fitted out for occupancy pursuant to existing leases as of June 30, 2021, if any, and (ii) space which is leased but is not occupied or is being offered for sublease by tenants, if any. 16 Table of Contents The average effective rental rates per square foot, as defined below, for our properties for the three and six months ended June 30, 2021 and 2020 are as follows: Three Months Ended June 30, Six Months Ended June 30, 2021 2020 2021 2020 Average effective rental rates per square foot leased: (1) All properties $ 6.29 $ 6.02 $ 6.31 $ 6.01 Comparable properties (2) $ 6.32 $ 6.16 $ 6.34 $ 6.14 (1) Average effective rental rates per square foot leased represents annualized rental income during the period specified divided by the average rentable square feet leased during the period specified. (2) Comparable properties for the three months ended June 30, 2021 and 2020 consist of 288 buildings, leasable land parcels and easements that we owned continuously since April 1, 2020 and exclude 12 properties owned by an unconsolidated joint venture in which we own a 22% equity interest. Comparable properties for the six months ended June 30, 2021 and 2020 consist of 287 buildings, leasable land parcels and easements that are owned continuously since January 1, 2020 and exclude 12 properties owned by an unconsolidated joint venture in which we own a 22% equity interest. During the three and six months ended June 30, 2021, we entered into new and renewal leases as summarized in the following tables: Three Months Ended June 30, 2021 New Leases Renewals Totals Square feet leased during the period (in thousands) 114 371 485 Weighted average rental rate change (by rentable square feet) 12.3 % 14.7 % 14.2 % Weighted average lease term by square feet (years) (2) 11.8 6.3 7.6 Total leasing costs and concession commitments (1) $ 691 $ 600 $ 1,291 Total leasing costs and concession commitments per square foot (1) $ 6.06 $ 1.62 $ 2.66 Total leasing costs and concession commitments per square foot per year (1) $ 0.51 $ 0.26 $ 0.35 Six Months Ended June 30, 2021 New Leases Renewals Totals Square feet leased during the period (in thousands) 387 718 1,105 Weighted average rental rate change (by rentable square feet) 11.9 % 16.9 % 15.2 % Weighted average lease term by square feet (years) (2) 9.5 10.1 9.9 Total leasing costs and concession commitments (1) $ 2,655 $ 1,892 $ 4,547 Total leasing costs and concession commitments per square foot (1) $ 6.86 $ 2.64 $ 4.11 Total leasing costs and concession commitments per square foot per year (1) $ 0.72 $ 0.26 $ 0.42 (1) Includes commitments made for leasing expenditures and concessions, such as leasing commissions, tenant improvements or other tenant inducements. (2) The weighted average (by square feet) lease term for leases that were in effect for the same land area or building area during the prior lease term was 7.6 years for the three months ended June 30, 2021 and 9.9 years for the six months ended June 30, 2021. During the three and six months ended June 30, 2021, we completed rent resets for approximately 79,000 square feet of land at our Hawaii Properties at rental rates that were approximately 37.4% higher than the prior rental rates. 17 Table of Contents As shown in the table below, approximately 0.2% of our total leased square feet and approximately 0.4% of our total annualized rental revenues as of June 30, 2021 are included in leases scheduled to expire by December 31, 2021. As of June 30, 2021, our lease expirations by year are as follows (dollars and square feet in thousands): % of Total Cumulative % of Total Cumulative % Annualized Annualized % of Total Leased Leased of Total Leased Rental Rental Annualized Number of Square Feet Square Feet Square Feet Revenues Revenues Rental Revenues Period / Year Tenants Expiring (1) Expiring (1) Expiring (1) Expiring Expiring Expiring 7/1/2021-12/31/2021 10 75 0.2 % 0.2 % $ 797 0.4 % 0.4 % 2022 58 2,602 7.5 % 7.7 % 18,662 8.7 % 9.1 % 2023 32 2,581 7.4 % 15.1 % 16,953 7.9 % 17.0 % 2024 34 6,775 19.4 % 34.5 % 29,505 13.8 % 30.8 % 2025 16 2,554 7.3 % 41.8 % 14,123 6.6 % 37.4 % 2026 8 1,033 3.0 % 44.8 % 7,202 3.4 % 40.8 % 2027 11 4,578 13.1 % 57.9 % 24,647 11.5 % 52.3 % 2028 21 2,817 8.1 % 66.0 % 19,664 9.2 % 61.5 % 2029 8 1,697 4.9 % 70.9 % 5,393 2.5 % 64.0 % 2030 9 1,232 3.5 % 74.4 % 9,516 4.5 % 68.5 % Thereafter 87 8,889 25.6 % 100.0 % 67,258 31.5 % 100.0 % Total 294 34,833 100.0 % $ 213,720 100.0 % Weighted average remaining lease term (in years): 8.1 9.2 (1) Leased square feet is pursuant to existing leases as of June 30, 2021 and includes (i) space being fitted out for occupancy, if any, and (ii) space which is leased but is not occupied or is being offered for sublease by tenants, if any. 18 Table of Contents We generally receive rents from our tenants monthly in advance. As of June 30, 2021, tenants representing 1% or more of our total annualized rental revenues were as follows (square feet in thousands): % of Total No. of Leased % of Total Annualized Rental Tenant States Properties Sq. Ft. (1) Leased Sq. Ft. (1) Revenues 1 Amazon.com Services, Inc. / Amazon.com Services LLC AZ, SC, TN, VA 4 3,869 11.1 % 9.9 % 2 Federal Express Corporation / FedEx Ground Package System, Inc. AR, CO, HI, IA, ID, IL, MN, MO, NC, ND, NV, OH, OK, UT 17 952 2.7 % 4.5 % 3 Restoration Hardware, Inc. MD 1 1,195 3.4 % 2.9 % 4 American Tire Distributors, Inc. CO, LA, NE, NY, OH 5 722 2.1 % 2.5 % 5 Servco Pacific Inc. HI 6 590 1.7 % 2.4 % 6 UPS Supply Chain Solutions Inc. NH 1 614 1.8 % 2.3 % 7 Par Hawaii Refining, LLC HI 3 3,148 9.0 % 2.3 % 8 EF Transit, Inc. IN 1 535 1.5 % 1.9 % 9 BJ's Wholesale Club, Inc. NJ 1 634 1.8 % 1.7 % 10 Shurtech Brands, LLC OH 1 645 1.9 % 1.6 % 11 Coca-Cola Bottling of Hawaii, LLC HI 4 351 1.0 % 1.6 % 12 Safeway Inc. HI 2 146 0.4 % 1.6 % 13 ELC Distribution Center LLC KS 1 645 1.9 % 1.5 % 14 Manheim Remarketing, Inc. HI 1 338 1.0 % 1.5 % 15 Exel Inc. SC 1 945 2.7 % 1.4 % 16 Avnet, Inc. OH 1 581 1.7 % 1.4 % 17 Warehouse Rentals Inc. HI 5 278 0.8 % 1.2 % 18 YNAP Corporation NJ 1 167 0.5 % 1.1 % 19 ODW Logistics, Inc. OH 3 760 2.2 % 1.1 % 20 Honolulu Warehouse Co., Ltd. HI 1 298 0.9 % 1.1 % 21 Refresco Beverages US Inc. MO, SC 2 421 1.2 % 1.1 % 22 Hellmann Worldwide Logistics Inc. FL 1 240 0.7 % 1.1 % 23 General Mills Operations, LLC MI 1 158 0.5 % 1.0 % 24 AES Hawaii, Inc. HI 2 1,242 3.6 % 1.0 % Total 66 19,474 56.1 % 49.7 % (1) Leased square feet is pursuant to existing leases as of June 30, 2021 and includes (i) space being fitted out for occupancy, if any, and (ii) space which is leased but is not occupied or is being offered for sublease by tenants, if any. Mainland Properties. As of June 30, 2021, our Mainland Properties represented approximately 49.4% of our annualized rental revenues. We generally will seek to renew or extend the terms of leases at our Mainland Properties as their expirations approach. Due to the capital many of the tenants in our Mainland Properties have invested in these properties and because many of these properties appear to be of strategic importance to the tenants’ businesses, we believe that it is likely that these tenants will renew or extend their leases prior to their expirations. If we are unable to extend or renew our leases, it may be time consuming and expensive to relet some of these properties and the terms of any leases we may enter may be less favorable to us than the terms of our existing leases for those properties. Hawaii Properties. As of June 30, 2021, our Hawaii Properties represented approximately 50.6% of our annualized rental revenues. As of June 30, 2021, certain of our Hawaii Properties are lands leased for rents that periodically reset based on fair market values, generally every ten years. Revenues from our Hawaii Properties have generally increased under our or our predecessors’ ownership as rents under the leases for those properties have been reset or renewed. Lease renewals, lease extensions, new leases and rental rates for our Hawaii Properties in the future will depend on prevailing market conditions when these lease renewals, lease extensions, new leases and rental rates are set. As rent reset dates or lease expirations approach at our Hawaii Properties, we generally negotiate with existing or new tenants for new lease terms. If we are unable to reach an agreement with a tenant on a rent reset, our Hawaii Properties’ leases typically provide that rent is reset based on an appraisal process. Despite our and our predecessors’ prior experience with rent resets, lease extensions and new leases in Hawaii, our ability to increase rents when rents reset, leases are extended, or leases expire depends upon market conditions which are 19 Table of Contents beyond our control. Accordingly, we cannot be sure that the historical increases achieved at our Hawaii Properties will continue in the future. The following chart shows the annualized rental revenues as of June 30, 2021 scheduled to reset at our Hawaii Properties: Scheduled Rent Resets at Hawaii Properties (dollars in thousands) Annualized Rental Revenues as of June 30, 2021 Scheduled to Reset 7/1/2021-12/31/2021 $ 701 2022 3,237 2023 2,535 2024 2,103 2025 3,115 2026 and thereafter 16,990 Total $ 28,681 As of June 30, 2021, $3,447, or 1.6%, of our annualized rental revenues are included in leases scheduled to expire through June 30, 2022 and 1.0% of our rentable square feet are currently vacant. Rental rates for which available space may be leased in the future will depend on prevailing market conditions when lease extensions, lease renewals or new leases are negotiated. Whenever we extend, renew, or enter new leases for our properties, we intend to seek rents that are equal to or higher than our historical rents for the same properties; however, our ability to maintain or increase the rents for our current properties will depend in large part upon market conditions, which are beyond our control. Tenant Review Process. Our manager, RMR LLC, employs a tenant review process for us. RMR LLC assesses tenants on an individual basis based on various applicable credit criteria. In general, depending on facts and circumstances, RMR LLC evaluates the creditworthiness of a tenant based on information that is provided by the tenant and, in some cases, information that is publicly available or obtained from third party sources. RMR LLC also often uses a third party service to monitor the credit ratings of debt securities of our existing tenants whose debt securities are rated by a nationally recognized credit rating agency. Investing and Financing Activities (dollars in thousands) During the six months ended June 30, 2021, we acquired one parcel of developable land located in the Dallas, Texas market and one property located near the Rickenbacker intermodal terminal and airport in Columbus, Ohio containing 357,504 rentable square feet for an aggregate purchase price of $33,700, excluding acquisition related costs of $381. During the six months ended June 30, 2020, we entered into agreements related to a joint venture for 12 of our properties in the mainland United States with an Asian institutional investor and contributed those 12 properties to our joint venture. We received an aggregate of $108,266 from that investor for a 39% equity interest in our joint venture and we retained the remaining 61% equity interest in our joint venture. As of June 30, 2020, we incurred transaction costs of $626 in connection with the formation of our joint venture. We recognized a 39% noncontrolling interest in our condensed consolidated financial statements for the three and six months ended June 30, 2020. The portion of our joint venture's net loss not attributable to us, or $264 and $416 for the three and six months ended June 30, 2020, respectively, is reported as noncontrolling interest in our condensed consolidated statements of comprehensive income. During the three and six months ended June 30, 2020, our joint venture made aggregate cash distributions of $4,867, including $1,898 to the first joint venture investor. In November 2020, we sold an additional 39% equity interest from our then remaining 61% equity interest to a second unrelated third party institutional investor and retained a 22% equity interest in our joint venture. Effective as of the date of the sale, we deconsolidated our joint venture and, since that time, we account for our joint venture using the equity method of accounting under the fair value option. During the three and six months ended June 30, 2021, we recorded an increase in the fair value of our investment in our joint venture of $1,876 and $4,457, respectively, as equity in earnings of investees in our condensed consolidated statements of 20 Table of Contents comprehensive income. In addition, during the three and six months ended June 30, 2021, our joint venture made aggregate cash distributions of $660 and $1,320, respectively, to us. For further information regarding our investing and financing activities, see Notes 2 and 5 to the Notes to Condensed Consolidated Financial Statements included in Part I, Item 1 and “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Liquidity and Capital Resources—Our Investing and Financing Liquidity and Resources” of this Quarterly Report on Form 10-Q. 21 Table of Contents RESULTS OF OPERATIONS Three Months Ended June 30, 2021, Compared to Three Months Ended June 30, 2020 (dollars and share amounts in thousands, except per share data) Comparable Properties Results (1) Non-Comparable Properties Results (2) Consolidated Results Three Months Ended June 30, Three Months Ended June 30, Three Months Ended June 30, $ % $ $ % 2021 2020 Change Change 2021 2020 Change 2021 2020 Change Change Rental income $ 53,324 $ 51,816 $ 1,508 2.9 % $ 856 $ 13,294 $ (12,438) $ 54,180 $ 65,110 $ (10,930) (16.8 %) Operating expenses: Real estate taxes 7,464 7,128 336 4.7 % 25 1,804 (1,779) 7,489 8,932 (1,443) (16.2 %) Other operating expenses 4,263 3,906 357 9.1 % 78 1,135 (1,057) 4,341 5,041 (700) (13.9 %) Total operating expenses 11,727 11,034 693 6.3 % 103 2,939 (2,836) 11,830 13,973 (2,143) (15.3 %) Net operating income (3) $ 41,597 $ 40,782 $ 815 2.0 % $ 753 $ 10,355 $ (9,602) 42,350 51,137 (8,787) (17.2 %) Other expenses: Depreciation and amortization 11,830 18,525 (6,695) (36.1 %) Acquisition and certain other transaction related costs 646 — 646 N/M General and administrative 4,234 4,846 (612) (12.6 %) Total other expenses 16,710 23,371 (6,661) (28.5 %) Interest income — 2 (2) (100.0 %) Interest expense (8,643) (13,205) 4,562 (34.5 %) Gain on early extinguishment of debt — 120 (120) (100.0 %) Income before income tax expense and equity in earnings of investees 16,997 14,683 2,314 15.8 % Income tax expense (42) (126) 84 (66.7 %) Equity in earnings of investees 1,876 — 1,876 N/M Net income 18,831 14,557 4,274 29.4 % Net loss attributable to noncontrolling interest — 264 (264) (100.0 %) Net income attributable to common shareholders $ 18,831 $ 14,821 $ 4,010 27.1 % Weighted average common shares outstanding - basic $ 65,146 $ 65,089 $ 57 0.1 % Weighted average common shares outstanding - diluted $ 65,207 $ 65,091 $ 116 0.2 % Per common share data (basic and diluted): Net income attributable to common shareholders $ 0.29 $ 0.23 $ 0.06 26.1 % N/M - Not Meaningful (1) Consists of 288 properties that we owned continuously since April 1, 2020 and excludes 12 properties owned by an unconsolidated joint venture in which we own a 22% equity interest. (2) Consists of three properties that we acquired during the period from April 1, 2020 to June 30, 2021, one property we sold in 2020 and 12 properties we contributed during the six months ended June 30, 2020 to our joint venture in which we currently own a 22% equity interest. We consolidated our properties owned by the joint venture until November 2020. (3) See our definition of NOI and our reconciliation of net income to NOI below under the heading “Non-GAAP Financial Measures.” References to changes in the income and expense categories below relate to the comparison of results for the three months ended June 30, 2021 compared to the three months ended June 30, 2020. Rental income. The decrease in rental income is primarily a result of our acquisition and disposition activities, which includes the contribution of 12 properties to our joint venture that was deconsolidated in November 2020, partially offset by increases from leasing activity and rent resets at certain of our comparable properties. Rental income includes non-cash straight line rent adjustments totaling approximately $1,951 for the 2021 period and approximately $2,096 for the 2020 period, and net amortization of acquired real estate leases and assumed real estate lease obligations totaling approximately $171 for the 2021 period and approximately $204 for the 2020 period. 22 Table of Contents Real estate taxes. The decrease in real estate taxes primarily reflects our acquisition and disposition activities, partially offset by higher tax assessments at certain of our comparable properties. Other operating expenses. Other operating expenses primarily include repairs and maintenance, utilities, insurance, snow removal, legal and property management fees. The decrease in other operating expenses is primarily due to our acquisition and disposition activities and higher insurance costs during the 2020 period, partially offset by an increase in repairs and maintenance costs at certain of our comparable properties. Depreciation and amortization. The decrease in depreciation and amortization primarily reflects our acquisition and disposition activities and an increase in depreciation of improvements made to certain of our properties after April 1, 2020, partially offset by certain leasing related assets becoming fully amortized in the 2021 period. Acquisition and certain other transaction related costs. Acquisition and certain other transaction related costs consist of costs related to potential acquisitions that were not completed or other transactions. General and administrative. General and administrative expenses primarily include fees paid under our business management agreement with RMR LLC, legal fees, audit fees, Trustee fees and expenses and equity compensation expense. The decrease in general and administrative expenses is primarily due to a decrease in business management fees as a result of our net disposition of properties in the 2020 period. Interest income. Interest income represents interest earned on our cash balances. The decrease in interest income is primarily due to a decrease in the interest rate earned on invested cash during the 2021 period as compared to the 2020 period. Interest expense. The decrease in interest expense is primarily due to lower average outstanding indebtedness during the 2021 period as compared to the 2020 period. Gain on early extinguishment of debt. We recorded a gain on early extinguishment of debt in connection with our prepayment of a mortgage note during the 2020 period. Income tax expense. Income tax expense reflects state income taxes payable in certain jurisdictions where we are subject to state income taxes. Equity in earnings of investees. Equity in earnings of investees is the change in the fair value of our investment in our joint venture. Net income. The increase in net income for the 2021 period compared to the 2020 period reflects the changes noted above. Net loss attributable to noncontrolling interest. Net loss attributable to noncontrolling interest represents the net loss attributable to the 39% equity interest in our joint venture that we did not own during the 2020 period when we owned a 61% equity interest in the venture. Weighted average common shares outstanding - basic and diluted. The increase in weighted average common shares outstanding primarily reflects common shares awarded under our equity compensation plan since January 1, 2020. Net income attributable to common shareholders per common share - basic and diluted. The increase in net income attributable to common shareholders per common share reflects the changes to net income attributable to common shareholders and weighted average common shares noted above. 23 Table of Contents Six Months Ended June 30, 2021, Compared to Six Months Ended June 30, 2020 (dollars and share amounts in thousands, except per share data) Comparable Properties Results (1) Non-Comparable Properties Results (2) Consolidated Results Six Months Ended June 30, Six Months Ended June 30, Six Months Ended June 30, $ % $ $ % 2021 2020 Change Change 2021 2020 Change 2021 2020 Change Change Rental income $ 104,298 $ 100,974 $ 3,324 3.3 % $ 4,099 $ 28,414 $ (24,315) $ 108,397 $ 129,388 $ (20,991) (16.2 %) Operating expenses: Real estate taxes 14,310 13,904 406 2.9 % 426 3,839 (3,413) 14,736 17,743 (3,007) (16.9 %) Other operating expenses 8,971 7,626 1,345 17.6 % 346 2,596 (2,250) 9,317 10,222 (905) (8.9 %) Total operating expenses 23,281 21,530 1,751 8.1 % 772 6,435 (5,663) 24,053 27,965 (3,912) (14.0 %) Net operating income (3) $ 81,017 $ 79,444 $ 1,573 2.0 % $ 3,327 $ 21,979 $ (18,652) 84,344 101,423 (17,079) (16.8 %) Other expenses: Depreciation and amortization 24,508 36,815 (12,307) (33.4 %) Acquisition and certain other transaction related costs 646 — 646 N/M General and administrative 7,990 9,677 (1,687) (17.4 %) Total other expenses 33,144 46,492 (13,348) (28.7 %) Interest income — 113 (113) (100.0 %) Interest expense (17,384) (27,724) 10,340 (37.3 %) Gain on early extinguishment of debt — 120 (120) (100.0 %) Income before income tax expense and equity in earnings of investees 33,816 27,440 6,376 23.2 % Income tax expense (105) (189) 84 (44.4 %) Equity in earnings of investees 4,457 — 4,457 N/M Net income 38,168 27,251 10,917 40.1 % Net loss attributable to noncontrolling interest — 416 (416) (100.0 %) Net income attributable to common shareholders $ 38,168 $ 27,667 $ 10,501 38.0 % Weighted average common shares outstanding - basic 65,142 65,082 60 0.1 % Weighted average common shares outstanding - diluted 65,192 65,087 105 0.2 % Per common share data (basic and diluted): Net income attributable to common shareholders $ 0.58 $ 0.42 $ 0.16 38.1 % N/M - Not Meaningful (1) Consists of 287 buildings, leasable land parcels and easements that we owned continuously since January 1, 2020 and excludes 12 properties owned by an unconsolidated joint venture in which we own a 22% equity interest. (2) Consists of four properties that we acquired during the period from January 1, 2020 to June 30, 2021, one property we sold in 2020 and 12 properties we contributed in the first quarter of 2020 to a joint venture in which we currently own a 22% equity interest. We consolidated our properties owned by the joint venture until November 2020. (3) See our definition of NOI and our reconciliation of net income to NOI below under the heading “Non-GAAP Financial Measures.” References to changes in the income and expense categories below relate to the comparison of results for the six months ended June 30, 2021 compared to the six months ended June 30, 2020. Rental income. The decrease in rental income is primarily a result of our acquisition and disposition activities, which includes the contribution of 12 properties to our joint venture that was deconsolidated in November 2020, partially offset by increases from leasing activity and rent resets at certain of our comparable properties. Rental income includes non-cash straight line rent adjustments totaling approximately $3,995 for the 2021 period and approximately $4,063 for the 2020 period, and net amortization of acquired real estate leases and assumed real estate lease obligations totaling approximately $351 for the 2021 period and approximately $404 for the 2020 period. Real estate taxes. The decrease in real estate taxes primarily reflects our acquisition and disposition activities, partially offset by higher tax assessments at certain of our comparable properties. 24 Table of Contents Other operating expenses. The decrease in other operating expenses is primarily due to our acquisition and disposition activities, partially offset by an increase in snow removal, repairs and maintenance and insurance costs during the 2021 period at certain of our comparable properties. Depreciation and amortization. The decrease in depreciation and amortization primarily reflects our acquisition and disposition activities and an increase in depreciation of improvements made to certain of our properties after January 1, 2020, partially offset by certain leasing related assets becoming fully amortized in the 2021 period. Acquisition and certain other transaction related costs. Acquisition and certain other transaction related costs consist of costs related to potential acquisitions that were not completed or other transactions. General and administrative. The decrease in general and administrative expenses is primarily due to a decrease in business management fees as a result of our net disposition of properties in the 2020 period. Interest income. The decrease in interest income is primarily due to a decrease in the interest rate earned on invested cash during the 2021 period as compared to the 2020 period. Interest expense. The decrease in interest expense is primarily due to lower average outstanding indebtedness during the 2021 period as compared to the 2020 period. Gain on early extinguishment of debt. We recorded a gain on early extinguishment of debt in connection with our prepayment of a mortgage note during the 2020 period. Income tax expense. Income tax expense reflects state income taxes payable in certain jurisdictions where we are subject to state income taxes. Equity in earnings of investees. Equity in earnings of investees is the change in the fair value of our investment in our joint venture. Net income. The increase in net income for the 2021 period compared to the 2020 period reflects the changes noted above. Net loss attributable to noncontrolling interest. Net loss attributable to noncontrolling interest represents the net loss attributable to the 39% equity interest in our joint venture that we did not own during the 2020 period when we owned a 61% equity interest in the venture. Weighted average common shares outstanding - basic and diluted. The increase in weighted average common shares outstanding primarily reflects common shares awarded under our equity compensation plan since January 1, 2020. Net income attributable to common shareholders per common share - basic and diluted. The increase in net income attributable to common shareholders per common share reflects the changes to net income attributable to common shareholders and weighted average common shares noted above. 25 Table of Contents Non-GAAP Financial Measures We present certain “non-GAAP financial measures” within the meaning of the applicable rules of the Securities and Exchange Commission, or SEC, including net operating income, or NOI, funds from operations, or FFO, attributable to common shareholders and normalized funds from operations, or Normalized FFO, attributable to common shareholders. These measures do not represent cash generated by operating activities in accordance with GAAP and should not be considered alternatives to net income or net income attributable to common shareholders as indicators of our operating performance or as measures of our liquidity. These measures should be considered in conjunction with net income and net income attributable to common shareholders as presented in our condensed consolidated statements of comprehensive income. We consider these non-GAAP measures to be appropriate supplemental measures of operating performance for a REIT, along with net income and net income attributable to common shareholders. We believe these measures provide useful information to investors because by excluding the effects of certain historical amounts, such as depreciation and amortization expense, they may facilitate a comparison of our operating performance between periods and with other REITs and, in the case of NOI, reflecting only those income and expense items that are generated and incurred at the property level may help both investors and management to understand the operations of our properties. Net Operating Income We calculate NOI as shown below. We define NOI as income from our rental of real estate less our property operating expenses. The calculation of NOI excludes certain components of net income in order to provide results that are more closely related to our property level results of operations. NOI excludes amortization of capitalized tenant improvement costs and leasing commissions that we record as depreciation and amortization expense. We use NOI to evaluate individual and company-wide property level performance. Other real estate companies and REITs may calculate NOI differently than we do. The following table presents the reconciliation of net income to NOI for the three and six months ended June 30, 2021 and 2020 (dollars in thousands): Three Months Ended June 30, Six Months Ended June 30, 2021 2020 2021 2020 Reconciliation of Net Income to NOI: Net income $ 18,831 $ 14,557 $ 38,168 $ 27,251 Equity in earnings of investees (1,876) — (4,457) — Income tax expense 42 126 105 189 Income before income tax expense and equity in earnings of investees 16,997 14,683 33,816 27,440 Gain on early extinguishment of debt — (120) — (120) Interest expense 8,643 13,205 17,384 27,724 Interest income — (2) — (113) General and administrative 4,234 4,846 7,990 9,677 Acquisition and transaction related costs 646 — 646 — Depreciation and amortization 11,830 18,525 24,508 36,815 NOI $ 42,350 $ 51,137 $ 84,344 $ 101,423 NOI: Hawaii Properties $ 20,693 $ 19,783 $ 40,684 $ 39,301 Mainland Properties 21,657 31,354 43,660 62,122 NOI $ 42,350 $ 51,137 $ 84,344 $ 101,423 Funds From Operations and Normalized Funds From Operations Attributable to Common Shareholders We calculate FFO attributable to common shareholders and Normalized FFO attributable to common shareholders as shown below. FFO attributable to common shareholders is calculated on the basis defined by The National Association of Real Estate Investment Trusts, which is net income attributable to common shareholders, calculated in accordance with GAAP, excluding any gain or loss on sale of real estate and equity in earnings of an unconsolidated joint venture, plus real estate depreciation and amortization of consolidated properties and our proportionate share of FFO of unconsolidated joint venture properties and minus FFO adjustments attributable to noncontrolling interest, as well as certain other adjustments currently not applicable to us. In calculating Normalized FFO attributable to common shareholders, we adjust for the items shown below including similar adjustments for our unconsolidated joint venture, if any. FFO attributable to common shareholders and 26 Table of Contents Normalized FFO attributable to common shareholders are among the factors considered by our Board of Trustees when determining the amount of distributions to our shareholders. Other factors include, but are not limited to, requirements to maintain our qualification for taxation as a REIT, limitations in the agreements governing our debt, the availability to us of debt and equity capital, our distribution rate as a percentage of the trading price of our common shares, or dividend yield, and our dividend yield compared to the dividend yields of other industrial REITs, our expectation of our future capital requirements and operating performance and our expected needs for and availability of cash to pay our obligations. Other real estate companies and REITs may calculate FFO attributable to common shareholders and Normalized FFO attributable to common shareholders differently than we do. The following table presents our calculation of FFO attributable to common shareholders and Normalized FFO attributable to common shareholders and reconciliations of net income attributable to common shareholders to FFO attributable to common shareholders and Normalized FFO attributable to common shareholders for the three and six months ended June 30, 2021 and 2020 (dollars in thousands, except per share data): Three Months Ended June 30, Six Months Ended June 30, 2021 2020 2021 2020 Reconciliation of Net Income attributable to common shareholders to FFO attributable to common shareholders and Normalized FFO attributable to common shareholders: Net income attributable to common shareholders $ 18,831 $ 14,821 $ 38,168 $ 27,667 Depreciation and amortization 11,830 18,525 24,508 36,815 Equity in earnings of unconsolidated joint venture (1,876) — (4,457) — Share of FFO from unconsolidated joint venture 1,170 — 2,406 — FFO adjustments attributable to noncontrolling interest — (2,657) — (3,634) FFO attributable to common shareholders $ 29,955 $ 30,689 $ 60,625 $ 60,848 Acquisition and certain other transaction related costs 646 — 646 — Gain on early extinguishment of debt — (120) — (120) Normalized FFO attributable to common shareholders $ 30,601 $ 30,569 $ 61,271 $ 60,728 Per common share data (basic and diluted) FFO attributable to common shareholders $ 0.46 $ 0.47 $ 0.93 $ 0.93 Normalized FFO attributable to common shareholders $ 0.47 $ 0.47 $ 0.94 $ 0.93 27 Table of Contents LIQUIDITY AND CAPITAL RESOURCES Our Operating Liquidity and Resources (dollars in thousands) Our principal sources of funds to meet our operating and capital expenses, pay debt service obligations and make distributions to our shareholders are rents from tenants at our properties and borrowings under our revolving credit facility. With $506,000 of availability under our revolving credit facility as of July 26, 2021, 71.7% of our annualized rental revenues derived from investment grade rated tenants, subsidiaries of investment grade rated parent entities or our Hawaii land leases and only 1.6% of our annualized rental revenues as of June 30, 2021 from expiring leases over the next 12 months, we believe that these sources of funds will be sufficient to meet our operating and capital expenses, pay debt service obligations and make distributions to our shareholders for the next 12 months and for the foreseeable future thereafter. Our future cash flows from operating activities will depend primarily upon our ability to: • collect rents from our tenants when due; • maintain the occupancy of, and maintain or increase the rental rates at, our properties; • control our operating cost increases; • purchase additional properties that produce cash flows in excess of our costs of acquisition capital and property operating expenses; and • develop properties to produce cash flows in excess of our cost of capital. The following is a summary of our sources and uses of cash flows for the periods presented, as reflected in our condensed consolidated statements of cash flows (dollars in thousands): Six Months Ended June 30, 2021 2020 Cash and cash equivalents and restricted cash at beginning of period $ 22,834 $ 34,550 Net cash provided by (used in): Operating activities 62,607 62,899 Investing activities (34,628) (74,430) Financing activities (20,301) 23,940 Cash and cash equivalents and restricted cash at end of period $ 30,512 $ 46,959 The decrease in net cash provided by operating activities for the six months ended June 30, 2021 compared to the 2020 period is primarily due to changes in our working capital. The decrease in net cash used in investing activities for the six months ended June 30, 2021 compared to the 2020 period is primarily due to our acquisition of two properties for an aggregate purchase price of $34,081 during the 2021 period as compared to one property for a purchase price of $71,628 during the 2020 period. The change in net cash used in financing activities for the six months ended June 30, 2021 from net cash provided by financing activities for the 2020 period is primarily due to the proceeds we received from our sale of equity interests in our joint venture and net debt repayments in the 2020 period, partially offset by higher net borrowings under our revolving credit facility during the 2021 period to fund acquisitions. Our Investing and Financing Liquidity and Resources (dollars in thousands, except per share and per square foot data) Our future acquisition or development activity cannot be accurately projected because such activity depends upon available opportunities that come to our attention and upon our ability to successfully acquire, develop and operate properties, financing available to us, our cost of capital, other commitments we have made and alternative uses for the amounts that would be required for the acquisition or development, the extent of our leverage, and the expected impact of the acquisition or development on our debt covenants and certain other financial metrics. We generally do not intend to purchase “turn around” properties, or properties that do not generate positive cash flows, but we may undertake construction or redevelopment activities on our properties. During the three months ended June 30, 2021, we acquired a developable land parcel for $2,319, including acquisition costs of $119. We expect to spend approximately $12,700 to construct a building for lease on this land. 28 Table of Contents As of June 30, 2021, we had cash and cash equivalents of $30,512. To maintain our qualification for taxation as a REIT under the Internal Revenue Code of 1986, as amended, we generally are required to distribute at least 90% of our REIT taxable income annually, subject to specified adjustments and excluding any net capital gain. This distribution requirement limits our ability to retain earnings and thereby provide capital for our operations or acquisitions. In order to fund cash needs that may result from timing differences between our receipt of rents and our desire or need to make distributions, to pay operating or capital expenses or to fund any future property acquisitions, development or redevelopment efforts, we maintain a $750,000 unsecured revolving credit facility with a group of lenders. The maturity date of our revolving credit facility is December 29, 2021. We have the option to extend the maturity date of our revolving credit facility for two, six month periods, subject to payment of extension fees and satisfaction of other conditions. We pay interest on borrowings under our revolving credit facility at the rate of LIBOR plus a premium that varies based on our leverage ratio. We are required to pay a commitment fee on the unused portion of our revolving credit facility. At June 30, 2021, the interest rate premium on our revolving credit facility was 130 basis points and our commitment fee was 25 basis points. We can borrow, repay and reborrow funds available under our revolving credit facility until maturity, and no principal repayment is due until maturity. As of June 30, 2021, the annual interest rate payable on borrowings under our revolving credit facility was 1.40%. As of June 30, 2021 and July 26, 2021, we had $244,000 outstanding under our revolving credit facility, and $506,000 available to borrow under our revolving credit facility. Our credit agreement includes a feature under which the maximum borrowing availability under the facility may be increased to up to $1,500,000 in certain circumstances. As of June 30, 2021, our debt maturities (other than our revolving credit facility), consisted of mortgage notes with an aggregate principal amount of $650,000, which is scheduled to mature in 2029. During the six months ended June 30, 2020, we entered into agreements related to a joint venture for 12 of our properties in the mainland United States with an Asian institutional investor and contributed those 12 properties to our joint venture. We received an aggregate of $108,266 from that investor for a 39% equity interest in our joint venture and we retained the remaining 61% equity interest in our joint venture. As of June 30, 2020, we incurred transaction costs of $626 in connection with the formation of our joint venture. We recognized a 39% noncontrolling interest in our condensed consolidated financial statements for the three and six months ended June 30, 2020. The portion of our joint venture's net loss not attributable to us, or $264 and $416 for the three and six months ended June 30, 2020, respectively, is reported as noncontrolling interest in our condensed consolidated statements of comprehensive income. During the three and six months ended June 30, 2020, our joint venture made aggregate cash distribution of $4,867, including $1,898 to the first joint venture investor. In November 2020, we sold an additional 39% equity interest from our then remaining 61% equity interest to a second unrelated third party institutional investor and retained a 22% equity interest in our joint venture. Effective as of the date of the sale, we deconsolidated our joint venture and, since that time, we account for our joint venture using the equity method of accounting under the fair value option. During the three months and six months ended June 30, 2021, we recorded an increase in the fair value of our investment in our joint venture of $1,876 and $4,457, respectively, as equity in earnings of investees in our condensed consolidated statements of comprehensive income. In addition, during the three and six months ended June 30, 2021, our joint venture made aggregate cash distributions of $660 and $1,320, respectively, to us. For further information regarding our investing and financing activities, see Notes 2 and 5 to the Notes to Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q. We expect to use borrowings under our revolving credit facility, payments we may receive for pro rata equity contributions from the other investors in our joint venture in connection with properties we may contribute to our joint venture, equity contributions from the third party investors in our joint venture and net proceeds from offerings of equity or debt securities to fund any future property acquisitions, development or redevelopment efforts. We may also assume mortgage notes in connection with future acquisitions. When significant amounts are outstanding under our revolving credit facility or the maturities of our revolving credit facility or our other debt approach, we intend to explore refinancing alternatives. Such alternatives may include incurring term debt, obtaining financing secured by mortgages on properties we own, issuing new equity or debt securities, extending the maturity date of our revolving credit facility, participating in joint ventures or selling properties. We currently have an effective shelf registration statement that allows us to issue public securities on an expedited 29 Table of Contents basis, but we cannot be sure that there will be purchasers for such securities. Further, any issuances of our equity securities may be dilutive to our existing shareholders. Although we cannot be sure that we will be successful in completing any particular type of financing, we believe that we will have access to financing, such as debt or equity offerings, to fund capital expenditures, future acquisitions, development, redevelopment and other activities and to pay our obligations. The completion and the costs of any future financings will depend primarily upon our success in operating our business and upon market conditions. In particular, the feasibility and cost of any future debt financings will depend primarily on our then current credit qualities and on market conditions. We have no control over market conditions. Potential lenders in future debt transactions will evaluate our ability to fund required debt service and repay principal balances when they become due by reviewing our financial condition, results of operations, business practices and plans and our ability to maintain our earnings, to stagger our debt maturities and to balance our use of debt and equity capital so that our financial performance and leverage ratios afford us flexibility to withstand any reasonably anticipated adverse changes. We intend to conduct our business activities in a manner which will afford us reasonable access to capital for investing and financing activities. However, as noted elsewhere in this Quarterly Report on Form 10-Q, it is uncertain what the duration and severity of the current economic impact resulting from the COVID-19 pandemic will be. A protracted and extensive downturn may have various negative consequences, including a decline in financing availability and increased costs for financing. Further, such conditions could also disrupt capital markets and limit our access to financing from public sources. During the six months ended June 30, 2021, we paid quarterly cash distributions to our shareholders totaling $43,099 using existing cash balances and borrowings under our revolving credit facility. For more information regarding the distribution we paid in 2021, see Note 6 to the Notes to Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q. On July 15, 2021, we declared a regular quarterly distribution to common shareholders of record on July 26, 2021 of $0.33 per common share, or approximately $21,550 in aggregate. We expect to pay this distribution to our shareholders on or about August 19, 2021 using existing cash balances and borrowings under our revolving credit facility. During the three and six months ended June 30, 2021 and 2020, amounts capitalized for tenant improvements, leasing costs, building improvements and development and redevelopment activities were as follows: Three Months Ended Six Months Ended June 30, June 30, 2021 2020 2021 2020 Tenant improvements and leasing costs (1) $ 441 $ 344 $ 1,264 $ 637 Building improvements (2) 560 741 792 1,978 Development, redevelopment and other activities (3) 104 — 104 1 $ 1,105 $ 1,085 $ 2,160 $ 2,616 (1) Tenant improvements and leasing costs include capital expenditures used to improve tenants’ space or amounts paid directly to tenants to improve their space and leasing related costs, such as brokerage commissions and tenant inducements. (2) Building improvements generally include expenditures to replace obsolete building components and expenditures that extend the useful life of existing assets. (3) Development, redevelopment and other activities generally include capital expenditure projects that reposition a property or result in new sources of revenues. As of June 30, 2021, we had estimated unspent leasing related obligations of $1,730. Debt Covenants (dollars in thousands) Our principal debt obligations at June 30, 2021 were borrowings outstanding under our revolving credit facility and a $650,000 non-recourse, mortgage loan that is secured by 186 of our properties. The mortgage loan agreement contains certain exceptions to the general non-recourse provisions that obligate us to indemnify the lenders for certain potential environmental losses relating to hazardous materials and violations of environmental law. 30 Table of Contents Our credit agreement provides for acceleration of payment of all amounts outstanding upon the occurrence and continuation of certain events of default, such as a change of control of us, which includes RMR LLC ceasing to act as our business and property manager. Our credit agreement contains covenants, including those that restrict our ability to incur debts, including debts secured by mortgages on our properties, in excess of calculated amounts, restrict our ability to make distributions to our shareholders in certain circumstances and generally require us to maintain certain financial ratios. As of June 30, 2021, we believe we were in compliance with all the covenants and other terms under our credit agreement. Our credit agreement does not contain provisions for acceleration which could be triggered by our leverage ratio. However, under our credit agreement, our leverage ratio is used to determine the interest rates for calculating the amount of interest payable on outstanding borrowings and the fees we pay. Accordingly, if our leverage ratio increases above the applicable thresholds, our interest expense and related costs under our credit agreement would increase. Our revolving credit facility has cross default provisions to other indebtedness that is recourse of $25,000 or more and indebtedness that is non-recourse of $50,000 or more. The loan agreement and related documents governing our mortgage loan contain customary covenants and provide for acceleration of payment of all amounts due thereunder upon the occurrence and continuation of certain events of default and require us to maintain a minimum consolidated net worth of at least $250,000 and liquidity of at least $15,000. As of June 30, 2021, we believe we were in compliance with all the covenants and other terms under this mortgage loan agreement. Related Person Transactions We have relationships and historical and continuing transactions with RMR LLC, RMR Inc. and others related to them. For further information about these and other such relationships and related person transactions, see Notes 8 and 9 to the Notes to Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q, our 2020 Annual Report, our definitive Proxy Statement for our 2021 Annual Meeting of Shareholders and our other filings with the SEC. In addition, see the section captioned “Risk Factors” of our 2020 Annual Report for a description of risks that may arise as a result of these and other related person transactions and relationships. We may engage in additional transactions with related persons, including businesses to which RMR LLC or its subsidiaries provide management services.