XML 25 R11.htm IDEA: XBRL DOCUMENT
v3.22.1

Investments in Joint Ventures | 12 Months Ended
--- | ---
Dec. 31, 2021
Equity Method Investments and Joint Ventures [Abstract] |
Investments in Joint Ventures |
| 2. | Investments in Joint Ventures.
The Company has investments in joint ventures, primarily with other real estate developers. Joint ventures where FRP is not the primary beneficiary are reflected in the line “Investment in joint ventures” on the balance sheet and “Equity in loss of joint ventures” on the income statement. The assets of these joint ventures are restricted to use by the joint ventures and their obligations can only be settled by their assets or additional contributions by the partners. On October 8, 2021 the Company entered into a loan agreement with a Baltimore developer to be the principal capital source of a residential development venture in Harford County, Maryland known as “Aberdeen Station.” We have committed up to $31.1 million in exchange for an interest rate of 10% and a preferred return of 20% after which the Company is also entitled to a portion of proceeds from sale. This project will hold 344 single-family homes and town homes. The following table summarizes the Company’s Investments in unconsolidated joint ventures (in thousands):
|  |  |  |  |  |  |  |  |  |  |  |  |  | The |
|  |  |  |  |  |  |  |  |  |  |  |  |  | Company's |
|  |  |  |  |  |  |  |  |  |  |  |  |  | Share of Profit |
|  | Common |  |  | Total |  |  | Total Assets of |  |  | Profit (Loss) |  |  | (Loss) of the |
|  | Ownership |  |  | Investment |  |  | The Partnership |  |  | Of the Partnership |  |  | Partnership (1) |
As of December 31, 2021 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Brooksville Quarry, LLC |  | 50.00 | % | $ | 7,488 |  |  | 14,301 |  |  | (82 | ) |  | (41 | )
BC FRP Realty, LLC |  | 50.00 | % |  | 5,530 |  |  | 22,470 |  |  | (230 | ) |  | (115 | )
Riverfront Holdings II, LLC (1) |  |  |  |  | — |  |  | — |  |  | (760 | ) |  | (628 | )
Bryant Street Partnerships |  | 61.36 | % |  | 59,558 |  |  | 204,082 |  |  | (6,084 | ) |  | (4,954 | )
Aberdeen Station Loan |  |  |  |  | 514 |  |  | 514 |  |  | — |  |  | — |
DST Hickory Creek |  | 26.65 | % |  | 6,000 |  |  | 46,048 |  |  | (481 | ) |  | 343 |
Amber Ridge Loan |  |  |  |  | 11,466 |  |  | 11,466 |  |  | — |  |  | — |
1800 Half St. Owner, LLC |  | 61.37 | % |  | 38,693 |  |  | 93,932 |  |  | 12 |  |  | 20 |
Greenville/Woodfield Partnerships |  | 40.00 | % |  | 16,194 |  |  | 87,731 |  |  | (948 | ) |  | (379 | )
Total |  |  |  | $ | 145,443 |  |  | 480,544 |  |  | (8,573 | ) |  | (5,754 | )
|  |  |  |  |  |  |  |  |  |  |  |  |  | The |
|  |  |  |  |  |  |  |  |  |  |  |  |  | Company's |
|  |  |  |  |  |  |  |  |  |  |  |  |  | Share of Profit |
|  | Common |  |  | Total |  |  | Total Assets of |  |  | Profit (Loss) |  |  | (Loss) of the |
|  | Ownership |  |  | Investment |  |  | The Partnership |  |  | Of the Partnership |  |  | Partnership (1) |
As of December 31, 2020 |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Brooksville Quarry, LLC |  | 50.00 | % | $ | 7,499 |  |  | 14,347 |  |  | (78 | ) |  | (39 | )
BC FRP Realty, LLC |  | 50.00 | % |  | 5,184 |  |  | 22,747 |  |  | (411 | ) |  | (207 | )
Riverfront Holdings II, LLC |  | 80.00 | % |  | 23,533 |  |  | 108,538 |  |  | (4,573 | ) |  | (3,907 | )
Bryant Street Partnerships |  | 61.36 | % |  | 60,159 |  |  | 173,814 |  |  | (836 | ) |  | (2,130 | )
Hyde Park |  |  |  |  | 591 |  |  | 591 |  |  | — |  |  | — |
DST Hickory Creek |  | 26.65 | % |  | 6,000 |  |  | 47,761 |  |  | (367 | ) |  | 339 |
Amber Ridge Loan |  |  |  |  | 10,026 |  |  | 10,026 |  |  | — |  |  | — |
1800 Half St. Owner, LLC |  | 61.37 | % |  | 37,875 |  |  | 54,275 |  |  | 158 |  |  | 164 |
Greenville/Woodfield Partnerships |  | 40.00 | % |  | 16,204 |  |  | 46,457 |  |  | 182 |  |  | 90 |
Total |  |  |  | $ | 167,071 |  |  | 478,556 |  |  | (5,925 | ) |  | (5,690 | )
(1): |  | Riverfront Holdings II, LLC was consolidated on March 31, 2021. Bryant Street Partnerships includes $747,000 in 2021 and $1,146,000 in 2020 for the Company’s share of preferred interest and $471,000 in 2021 and $471,000 in 2020 for amortization of guarantee liability related to the Bryant Street loan.
The major classes of assets, liabilities and equity of the Company’s Investments in Joint Ventures as of December 31, 2021 are summarized in the following two tables (in thousands): Investments in Apartment/Mixed Use Joint Ventures as of December 31, 2021
| As of December 31, 2021 |  | Total
| Riverfront |  | Bryant Street |  | DST Hickory |  | 1800 Half St. |  | Greenville/ |  | Apartment/
| Holdings II, LLC |  | Partnership |  | Creek |  | Partnership |  | Woodfield |  | Mixed Use
Investments in real estate, net | $ | 0 |  |  |  | 199,730 |  |  |  | 43,840 |  |  |  | 93,504 |  |  |  | 87,421 |  |  | $ | 424,495 |
Cash and cash equivalents |  | 0 |  |  |  | 1,123 |  |  |  | 827 |  |  |  | 428 |  |  |  | 279 |  |  |  | 2,657 |
Unrealized rents & receivables |  | 0 |  |  |  | 2,925 |  |  |  | 1,044 |  |  |  | 0 |  |  |  | 5 |  |  |  | 3,974 |
Deferred costs |  | 0 |  |  |  | 304 |  |  |  | 337 |  |  |  | 0 |  |  |  | 26 |  |  |  | 667 |
Total Assets | $ | 0 |  |  |  | 204,082 |  |  |  | 46,048 |  |  |  | 93,932 |  |  |  | 87,731 |  |  | $ | 431,793 |
Secured notes payable | $ | 0 |  |  |  | 119,201 |  |  |  | 29,337 |  |  |  | 18,404 |  |  |  | 44,309 |  |  | $ | 211,251 |
Other liabilities |  | 0 |  |  |  | 9,066 |  |  |  | 115 |  |  |  | 14,470 |  |  |  | 4,462 |  |  |  | 28,113 |
Capital - FRP |  | 0 |  |  |  | 57,555 |  |  |  | 4,423 |  |  |  | 37,478 |  |  |  | 15,584 |  |  |  | 115,040 |
Capital – Third Parties |  | 0 |  |  |  | 18,260 |  |  |  | 12,173 |  |  |  | 23,580 |  |  |  | 23,376 |  |  |  | 77,389 |
Total Liabilities and Capital | $ | 0 |  |  |  | 204,082 |  |  |  | 46,048 |  |  |  | 93,932 |  |  |  | 87,731 |  |  | $ | 431,793 |
Investments in Joint Ventures as of December 31, 2021
| As of December 31, 2021 |  |
| Brooksville |  | BC FRP |  | Aberdeen |  | Amber Ridge |  | Apartment/ |  | Grand
| Quarry, LLC |  | Realty, LLC |  | Loan |  | Loan |  | Mixed Use |  | Total
Investments in real estate, net | $ | 14,281 |  |  |  | 21,561 |  |  |  | 514 |  |  |  | 11,466 |  |  |  | 424,495 |  |  | $ | 472,317 |
Cash and cash equivalents |  | 18 |  |  |  | 312 |  |  |  | 0 |  |  |  | 0 |  |  |  | 2,657 |  |  |  | 2,987 |
Unrealized rents & receivables |  | 0 |  |  |  | 368 |  |  |  | 0 |  |  |  | 0 |  |  |  | 3,974 |  |  |  | 4,342 |
Deferred costs |  | 2 |  |  |  | 229 |  |  |  | 0 |  |  |  | 0 |  |  |  | 667 |  |  |  | 898 |
Total Assets | $ | 14,301 |  |  |  | 22,470 |  |  |  | 514 |  |  |  | 11,466 |  |  |  | 431,793 |  |  | $ | 480,544 |
Secured notes payable | $ | 0 |  |  |  | 11,384 |  |  |  | 0 |  |  |  | 0 |  |  |  | 211,251 |  |  | $ | 222,635 |
Other liabilities |  | 0 |  |  |  | 140 |  |  |  | 0 |  |  |  | 0 |  |  |  | 28,113 |  |  |  | 28,253 |
Capital - FRP |  | 7,488 |  |  |  | 5,473 |  |  |  | 514 |  |  |  | 11,466 |  |  |  | 115,040 |  |  |  | 139,981 |
Capital - Third Parties |  | 6,813 |  |  |  | 5,473 |  |  |  | 0 |  |  |  | 0 |  |  |  | 77,389 |  |  |  | 89,675 |
Total Liabilities and Capital | $ | 14,301 |  |  |  | 22,470 |  |  |  | 514 |  |  |  | 11,466 |  |  |  | 431,793 |  |  | $ | 480,544 |
The Company’s capital recorded by the unconsolidated Joint Ventures is $5,461,000 less than the Investment in Joint Ventures reported in the Company’s consolidated balance sheet due primarily to capitalized interest. The major classes of assets, liabilities and equity of the Company’s Investments in Joint Ventures as of December 31, 2020 are summarized in the following two tables (in thousands): Investments in Apartment/Mixed Use Joint Ventures as of December 31, 2020
| As of December 31, 2020 |  | Total
| Riverfront |  | Bryant Street |  | DST Hickory |  | 1800 Half St. |  | Greenville/ |  | Apartment/
| Holdings II, LLC |  | Partnership |  | Creek |  | Partnership |  | Woodfield |  | Mixed Use
Investments in real estate, net | $ | 105,737 |  |  |  | 173,560 |  |  |  | 45,379 |  |  |  | 37,452 |  |  |  | 42,668 |  |  | $ | 404,796 |
Cash and cash equivalents |  | 2,626 |  |  |  | 111 |  |  |  | 1,202 |  |  |  | 14,011 |  |  |  | 3,554 |  |  |  | 21,504 |
Unrealized rents & receivables |  | 13 |  |  |  | 58 |  |  |  | 775 |  |  |  | 2 |  |  |  | 0 |  |  |  | 848 |
Deferred costs |  | 162 |  |  |  | 85 |  |  |  | 405 |  |  |  | 2,810 |  |  |  | 235 |  |  |  | 3,697 |
Total Assets | $ | 108,538 |  |  |  | 173,814 |  |  |  | 47,761 |  |  |  | 54,275 |  |  |  | 46,457 |  |  | $ | 430,845 |
Secured notes payable | $ | 64,982 |  |  |  | 72,471 |  |  |  | 29,291 |  |  |  | 0 |  |  |  | 1,776 |  |  | $ | 168,520 |
Other liabilities |  | 4,189 |  |  |  | 22,952 |  |  |  | 107 |  |  |  | 1,953 |  |  |  | 4,774 |  |  |  | 33,975 |
Capital - FRP |  | 34,667 |  |  |  | 58,559 |  |  |  | 4,894 |  |  |  | 37,466 |  |  |  | 15,963 |  |  |  | 151,549 |
Capital - Third Parties |  | 4,700 |  |  |  | 19,832 |  |  |  | 13,469 |  |  |  | 14,856 |  |  |  | 23,944 |  |  |  | 76,801 |
Total Liabilities and Capital | $ | 108,538 |  |  |  | 173,814 |  |  |  | 47,761 |  |  |  | 54,275 |  |  |  | 46,457 |  |  | $ | 430,845 |
Investments in Joint Ventures as of December 31, 2020
| As of December 31, 2020 |  |
| Brooksville |  | BC FRP |  |  |  | Amber Ridge |  | Apartment/ |  | Grand
| Quarry, LLC |  | Realty, LLC |  | Hyde Park |  | Loan |  | Mixed Use |  | Total
Investments in real estate, net | $ | 14,287 |  |  |  | 22,067 |  |  |  | 591 |  |  |  | 10,026 |  |  |  | 404,796 |  |  | $ | 451,767 |
Cash and cash equivalents |  | 55 |  |  |  | 90 |  |  |  | 0 |  |  |  | 0 |  |  |  | 21,504 |  |  |  | 21,649 |
Unrealized rents & receivables |  | 0 |  |  |  | 254 |  |  |  | 0 |  |  |  | 0 |  |  |  | 848 |  |  |  | 1,102 |
Deferred costs |  | 5 |  |  |  | 336 |  |  |  | 0 |  |  |  | 0 |  |  |  | 3,697 |  |  |  | 4,038 |
Total Assets | $ | 14,347 |  |  |  | 22,747 |  |  |  | 591 |  |  |  | 10,026 |  |  |  | 430,845 |  |  | $ | 478,556 |
Secured notes payable | $ | 0 |  |  |  | 12,370 |  |  |  | 0 |  |  |  | 0 |  |  |  | 168,520 |  |  | $ | 180,890 |
Other liabilities |  | 28 |  |  |  | 123 |  |  |  | 0 |  |  |  | 0 |  |  |  | 33,975 |  |  |  | 34,126 |
Capital - FRP |  | 7,499 |  |  |  | 5,127 |  |  |  | 591 |  |  |  | 10,026 |  |  |  | 151,549 |  |  |  | 174,792 |
Capital - Third Parties |  | 6,820 |  |  |  | 5,127 |  |  |  | 0 |  |  |  | 0 |  |  |  | 76,801 |  |  |  | 88,748 |
Total Liabilities and Capital | $ | 14,347 |  |  |  | 22,747 |  |  |  | 591 |  |  |  | 10,026 |  |  |  | 430,845 |  |  | $ | 478,556 |
The amount of consolidated retained earnings (accumulated deficit) for these joint ventures was $(8,942,000) and $(8,278,000) as of December 31, 2021 and December 31, 2020, respectively. The income statements of the Bryant Street Partnerships are as follows (in thousands):
|  | Bryant Street |  | Bryant Street
|  | Partnerships |  | Partnerships
|  | Total JV |  | Company Share
|  | Year ended |  | Year ended
|  | December 31, |  | December 31,
|  | 2021 |  | 2021
Revenues: |  |  |  |  |  |  |  |
Rental Revenue |  | $ | 2,376 |  |  | $ | 1,458 |
Revenue – other |  |  | 318 |  |  |  | 195 |
Total Revenues |  |  | 2,694 |  |  |  | 1,653 |
Cost of operations: |  |  |  |  |  |  |  |
Depreciation and amortization |  |  | 2,842 |  |  |  | 1,744 |
Operating expenses |  |  | 3,163 |  |  |  | 1,941 |
Property taxes |  |  | 398 |  |  |  | 244 |
Total cost of operations |  |  | 6,403 |  |  |  | 3,929 |
Total operating profit (loss) |  |  | (3,709 | ) |  |  | (2,276 | )
Interest expense |  |  | (2,375 | ) |  |  | (2,678 | )
Net loss before tax |  |  | (6,084 | ) |  |  | (4,954 | )

X
- References No definition available. + Details
Name: | us-gaap_EquityMethodInvestmentsAndJointVenturesAbstract
Namespace Prefix: | us-gaap_
Data Type: | xbrli:stringItemType
Balance Type: | na
Period Type: | duration

X
- Definition The entire disclosure for equity method investments and joint ventures. Equity method investments are investments that give the investor the ability to exercise significant influence over the operating and financial policies of an investee. Joint ventures are entities owned and operated by a small group of businesses as a separate and specific business or project for the mutual benefit of the members of the group. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Publisher FASB -Name Accounting Standards Codification -Topic 323 -URI http://asc.fasb.org/topic&trid=2196965 + Details
Name: | us-gaap_EquityMethodInvestmentsDisclosureTextBlock
Namespace Prefix: | us-gaap_
Data Type: | dtr-types:textBlockItemType
Balance Type: | na
Period Type: | duration