EX-99.1 2 ex99-1.htm EARNINGS RELEASE
Exhibit 99.1

PRESS RELEASE | Franklin Street Properties Corp.
401 Edgewater Place · Suite 200 · Wakefield, Massachusetts 01880-6210 · (781) 557-1300 · www.franklinstreetproperties.com
Contact: John Demeritt 877-686-9496 | FOR IMMEDIATE RELEASE

FRANKLIN STREET PROPERTIES CORP. ANNOUNCES
THIRD QUARTER 2010 RESULTS
Wakefield, MA—November 2, 2010—Franklin Street Properties Corp. (the “Company”, “FSP”, “we” or “our”) (NYSE Amex: FSP), an investment firm specializing in real estate, announced today Funds From Operations (FFO) of $16.1 million or $0.20 per share for the third quarter ended September 30, 2010. The Company also announced Net Income of $4.8 million and Earnings Per Share (EPS) of $0.06 for the third quarter and provided an update on other activities.
The Company evaluates its performance based on Net Income, EPS, FFO, Gains on Sales (GOS) and FFO+GOS, and believes each is an important measure. A reconciliation of Net Income to FFO and FFO+GOS, which are non-GAAP financial measures, is provided on page 4 of this press release.

|  | Three Months Ended September 30, |  |  | Nine Months Ended September 30, |
(in 000's except per share data) |  | 2010 |  |  | 2009 |  |  | Increase (Decrease) |  |  | 2010 |  |  | 2009 |  |  | Increase (Decrease) |
Net Income |  | $ | 4,757 |  |  | $ | 6,941 |  |  | $ | (2,184 | ) |  | $ | 16,273 |  |  | $ | 19,614 |  |  | $ | (3,341 | )
FFO |  | $ | 16,052 |  |  | $ | 17,537 |  |  | $ | (1,485 | ) |  | $ | 49,404 |  |  | $ | 52,284 |  |  | $ | (2,880 | )
GOS |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
FFO+GOS |  | $ | 16,052 |  |  | $ | 17,537 |  |  | $ | (1,485 | ) |  | $ | 49,404 |  |  | $ | 52,284 |  |  | $ | (2,880 | )
Per Share Data: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
EPS |  | $ | 0.06 |  |  | $ | 0.10 |  |  | $ | (0.04 | ) |  | $ | 0.20 |  |  | $ | 0.28 |  |  | $ | (0.08 | )
FFO |  | $ | 0.20 |  |  | $ | 0.25 |  |  | $ | (0.05 | ) |  | $ | 0.62 |  |  | $ | 0.74 |  |  | $ | (0.12 | )
GOS |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
FFO+GOS |  | $ | 0.20 |  |  | $ | 0.25 |  |  | $ | (0.05 | ) |  | $ | 0.62 |  |  | $ | 0.74 |  |  | $ | (0.12 | )
Weighted average |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
shares (diluted) |  |  | 79,751 |  |  |  | 71,281 |  |  |  | 8,470 |  |  |  | 79,704 |  |  |  | 70,750 |  |  |  | 8,954 |

Comparing results for the third quarter of 2010 to the same period in 2009, Net Income and EPS decreased by $2.2 million or $.04 per share; and FFO decreased by $1.5 million or $0.05 per share. The decrease in FFO was primarily attributable to a decrease in real estate FFO of $1.7 million and was partially offset by an increase in investment banking FFO of $0.2 million. The decrease in real estate FFO was primarily a result of decreased occupancy in the real estate portfolio during the third quarter of 2010 compared to the third quarter of 2009. The increase in investment banking FFO resulted from greater sales of securities by our investment bank, which were $0.3 million in the third quarter of 2010 as we closed two syndications, compared to no sales by our investment bank for the third quarter of 2009. Revenue from our investment bank is primarily based on the value of securities sales. There was no GOS during the third quarters of 2010 or 2009.

Comparing results for the first nine months of 2010 to 2009, Net Income and EPS decreased by $3.3 million or $0.08 per share; and FFO decreased by $2.9 million or $0.12 per share. The decrease in FFO was primarily attributable to a decrease in real estate FFO of $4.1 million and was partially offset by an increase in investment banking FFO of $1.2 million. The decrease in real estate FFO was primarily a result of decreased occupancy in the real estate portfolio during the first nine months of 2010 compared to the first nine months of 2009; and a $0.3 million decrease in distributions received from investments in our non-consolidated REITs. The increase in investment banking FFO resulted from greater sales of securities by our investment bank, which were $10.7 million during the first nine months of 2010 as compared to $0.6 million by our investment bank for the first nine months of 2009. Revenue from our investment bank is primarily based on the value of securities sales. There was no GOS during the first nine months of 2010 or 2009.
George J. Carter, President and CEO, commented as follows:
“For the third quarter of 2010, FSP's profits as represented by FFO + GOS totaled approximately $16.1 million or $0.20 per share, a reduction of $0.01 per share compared to the second quarter of 2010. Dividend distributions declared for the third quarter of 2010, which are payable on November 19, 2010, will be approximately $15.2 million or $0.19 per share.
For 2010, FSP's profit results have been under pressure primarily from increasing vacancy in the property portfolio created by large amounts of tenant lease expirations within a generally weak office market. Adding to this situation has been continuing lower levels of investment banking underwritings. The Company has anticipated and planned for the levels of business activity and financial results we are experiencing this year. The transactional nature, success and timing of our re-leasing efforts of existing vacancy and lease-roll in the portfolio will interplay with the timing of new property acquisitions and capital closings of private placement offerings through our investment bank to affect future FFO levels.
Our directly-owned real estate portfolio of 33 properties was approximately 82% leased as of September 30, 2010 and approximately 84% leased as of December 31, 2009. Several of our properties have had significant lease-roll and consequential vacancy beginning in the fourth quarter of 2009 and continuing through the third quarter of 2010. As a result, we have experienced lower levels of rental income from these properties. However, assuming some level of continuing stability in the broader U.S. economic and employment picture, we believe that full-year 2010 is likely to mark the bottom of FSP's portfolio occupancy cycle. While the third quarter of 2010 was slow relative to actual leases being signed, prospective new tenant interest and activity at most of our properties continues to be meaningful and we remain optimistic about higher potential occupancies going into 2011.
There were no new property acquisitions completed in the third quarter of 2010. The Company continues to work on additional property acquisitions for both direct purchase into the FSP portfolio and syndication through our Investment Banking Group. We would anticipate that current efforts will produce additional property acquisitions this year.
During the third quarter of 2010 our Investment Banking Group did not generate any syndication investment opportunities. Consequently, equity sales for the quarter were only $0.3 million relating to two syndications we completed on July 9, 2010. The Investment Banking Group operated at a loss of about $0.4 million, or nearly $0.01 per share, for the third quarter of 2010. Currently we have one new $30 million private placement syndication open and we believe that we have better visibility for potential future syndication opportunities than we have had all year. While we believe that general investor confidence and interest in commercial real estate investing continues to slowly improve, capital raising efforts over any specific period of time will likely remain unpredictable.
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FSP did not have any properties listed for sale during the third quarter of 2010. Generally speaking, we continue to find the property sales environment challenged relative to both liquidity and pricing. However, we continue to witness improving pricing and liquidity in certain markets, extending a trend that began in the second half of 2009. Nationwide, the number of completed commercial real estate transactions still remains low by historical standards. We believe that both improving office property fundamentals as well as plentiful and attractive financing availability will likely be required to more meaningfully improve the market place for property dispositions. Since gain on sale (GOS) is an important part of our total return strategy, we intend to be active in property dispositions once the real estate cycle more fully establishes a pattern of improvement.
We believe FSP continues to be in an excellent environment to position itself for meaningful future growth in profits and dividends. Our company will continue to use its capabilities and conservative financial structure to take advantage of competitive tenant leasing requirements, opportunistic investment banking situations and attractive real estate investment opportunities that are presenting themselves as a result of the current cyclical downturn in the economy and commercial property market. Since the fourth quarter of 2007 we have viewed 2010 as likely our most challenging year in dealing with a broad, financially-precipitated, cyclical, economic downturn. As we begin the fourth quarter of 2010 and look to 2011, we are optimistic that FSP has managed its major challenges, while taking advantage of positioning opportunities that traditionally only present themselves during severe economic downturns. We are very much looking forward to our future growth potential.”
Dividend Announcement
On October 15, 2010, the Company announced that its Board of Directors declared a regular quarterly dividend for the three months ended September 30, 2010 of $0.19 per share of common stock payable on November 19, 2010 to stockholders of record on October 29, 2010.
Real Estate Update
Supplementary Schedules D & E provide property information for our continuing real estate portfolio of 33 properties and for three non-consolidated REITs that we have interests in as of September 30, 2010. The Company will also be filing a supplemental information package that will provide stockholders and the financial community with additional operating and financial data. The Company will file this supplemental information package with the SEC and make it available on its website at www.franklinstreetproperties.com.
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A reconciliation of Net Income to FFO and FFO+GOS is shown below and definitions of FFO and FFO+GOS are provided on Supplementary Schedule H. We believe FFO is used broadly throughout the real estate investment trust (REIT) industry as a measurement of performance and is generally calculated in a similar manner to our calculation. We also believe that FFO+GOS is an important measure as it considers investment performance.

Reconciliation of Net Income to FFO and FFO+GOS: |  | Three Months Ended |  |  | Nine Months Ended |
|  | September 30, |  |  | September 30, |
(In thousands, except per share amounts) |  | 2010 |  |  | 2009 |  |  | 2010 |  |  | 2009 |
Net income |  | $ | 4,757 |  |  | $ | 6,941 |  |  | $ | 16,273 |  |  | $ | 19,614 |
(Gain) Loss on sale of properties |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
GAAP income from non-consolidated REITs |  |  | (404 | ) |  |  | (475 | ) |  |  | (1,037 | ) |  |  | (1,710 | )
Distributions from non-consolidated REITs |  |  | 1,192 |  |  |  | 1,119 |  |  |  | 3,923 |  |  |  | 4,257 |
Acquisition costs of new properties |  |  | (4 | ) |  |  | 391 |  |  |  | 125 |  |  |  | 639 |
Depreciation of real estate & intangible amortization |  |  | 10,511 |  |  |  | 9,561 |  |  |  | 30,120 |  |  |  | 29,484 |
Funds From Operations (FFO) |  |  | 16,052 |  |  |  | 17,537 |  |  |  | 49,404 |  |  |  | 52,284 |
Plus gains on sales of properties |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
FFO+GOS |  | $ | 16,052 |  |  | $ | 17,537 |  |  | $ | 49,404 |  |  | $ | 52,284 |
Per Share Data |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
EPS |  | $ | 0.06 |  |  | $ | 0.10 |  |  | $ | 0.20 |  |  | $ | 0.28 |
FFO |  | $ | 0.20 |  |  | $ | 0.25 |  |  | $ | 0.62 |  |  | $ | 0.74 |
GOS |  | $ | - |  |  | $ | - |  |  | $ | - |  |  | $ | - |
FFO+GOS |  | $ | 0.20 |  |  | $ | 0.25 |  |  | $ | 0.62 |  |  | $ | 0.74 |
Weighted average shares (basic and diluted) |  |  | 79,751 |  |  |  | 71,281 |  |  |  | 79,704 |  |  |  | 70,750 |

Today’s news release, along with other news about Franklin Street Properties Corp., is available on the Internet at www.franklinstreetproperties.com. We routinely post information that may be important to investors in the Investor Relations section of our website. We encourage investors to consult that section of our website regularly for important information about us and, if they are interested in automatically receiving news and information as soon as it is posted, to sign up for E-mail Alerts.
A conference call is scheduled for November 3, 2010 at 10:00 a.m. (ET) to discuss the third quarter 2010 results. To access the call, please dial 1-866-730-5771, passcode 37601430. Internationally, the call may be accessed by dialing 1-857-350-1595, passcode 37601430. To listen via live audio webcast, please visit the Webcasts & Presentations section in the Investor Relations section of the Company’s website (www.franklinstreetproperties.com) at least ten minutes prior to the start of the call and follow the posted directions. The webcast will also be available via replay from the above location starting one hour after the call is finished.
About Franklin Street Properties Corp.
Franklin Street Properties Corp., based in Wakefield, Massachusetts, is focused on achieving current income and long-term growth through investments in commercial properties. FSP operates in two business segments: real estate operations and investment banking/investment services. The majority of FSP’s property portfolio is suburban office buildings, with select investments in certain central business district properties. FSP’s subsidiary, FSP Investments LLC (member, FINRA and SIPC), is a real estate investment banking firm and a registered broker/dealer. FSP is a Maryland corporation that operates in a manner intended to qualify as a real estate investment trust (REIT) for federal income tax purposes. To learn more about FSP, please visit our website at www.franklinstreetproperties.com.
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Forward-Looking Statements
Statements made in this press release that state FSP’s or management’s intentions, beliefs, expectations, or predictions for the future may be forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. This press release may also contain forward-looking statements based on current judgments and current knowledge of management, which are subject to certain risks, trends and uncertainties that could cause actual results to differ materially from those indicated in such forward-looking statements. Accordingly, readers are cautioned not to place undue reliance on forward-looking statements. Investors are cautioned that our forward-looking statements involve risks and uncertainty, including without limitation, economic conditions in the United States, disruptions in the debt markets, economic conditions in the markets in which we own properties, changes in the demand by investors for investment in Sponsored REITs (as defined in our Annual Report on Form 10-K for the year ended December 31, 2009), risks of a lessening of demand for the types of real estate owned by us, changes in government regulations, and expenditures that cannot be anticipated such as utility rate and usage increases, unanticipated repairs, additional staffing, insurance increases and real estate tax valuation reassessments. See the “Risk Factors” set forth in Part I, Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2009, as the same may be updated from time to time in subsequent filings with the United States Securities and Exchange Commission. Although we believe the expectations reflected in the forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, performance or achievements. We will not update any of the forward-looking statements after the date of this press release to conform them to actual results or to changes in our expectations that occur after such date, other than as required by law.
Franklin Street Properties Corp.
Earnings Release
Supplementary information
Table of Contents

Franklin Street Properties Corp. Financial Results | A-C
Real Estate Portfolio Summary Information | D
Portfolio and Other Supplementary Information | E
Quarterly Information | F
Percentage of Leased Space | G
Largest 20 Tenants – FSP Owned Portfolio | H
Definition of Funds From Operations (FFO) and FFO+GOS | I

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Franklin Street Properties Corp. Financial Results
Supplementary Schedule A
Condensed Consolidated Income Statements
(Unaudited)

|  | For the Three Months Ended September 30, |  |  | For the Nine Months Ended September 30, |
(in thousands, except per share amounts) |  | 2010 |  |  | 2009 |  |  | 2010 |  |  | 2009 |
Revenue: |  |  |  |  |  |  |  |  |  |  |  |
Rental |  | $ | 31,368 |  |  | $ | 31,702 |  |  | $ | 91,428 |  |  | $ | 90,774 |
Related party revenue: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Syndication fees |  |  | 20 |  |  |  | - |  |  |  | 682 |  |  |  | 39 |
Transaction fees |  |  | 246 |  |  |  | 1 |  |  |  | 1,145 |  |  |  | 543 |
Management fees and interest income from loans |  |  | 630 |  |  |  | 370 |  |  |  | 1,721 |  |  |  | 1,232 |
Other |  |  | 20 |  |  |  | 19 |  |  |  | 35 |  |  |  | 55 |
Total revenue |  |  | 32,284 |  |  |  | 32,092 |  |  |  | 95,011 |  |  |  | 92,643 |
Expenses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Real estate operating expenses |  |  | 8,737 |  |  |  | 7,752 |  |  |  | 24,068 |  |  |  | 22,176 |
Real estate taxes and insurance |  |  | 4,839 |  |  |  | 5,364 |  |  |  | 14,403 |  |  |  | 14,879 |
Depreciation and amortization |  |  | 10,414 |  |  |  | 8,801 |  |  |  | 28,876 |  |  |  | 26,940 |
Selling, general and administrative |  |  | 2,074 |  |  |  | 2,243 |  |  |  | 6,804 |  |  |  | 6,378 |
Commissions |  |  | 16 |  |  |  | 8 |  |  |  | 466 |  |  |  | 178 |
Interest |  |  | 1,892 |  |  |  | 1,744 |  |  |  | 5,280 |  |  |  | 4,920 |
Total expenses |  |  | 27,972 |  |  |  | 25,912 |  |  |  | 79,897 |  |  |  | 75,471 |
Income before interest income, equity in earnings of |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
non-consolidated REITs and taxes |  |  | 4,312 |  |  |  | 6,180 |  |  |  | 15,114 |  |  |  | 17,172 |
Interest income |  |  | 4 |  |  |  | 16 |  |  |  | 21 |  |  |  | 88 |
Equity in earnings of non-consolidated REITs |  |  | 404 |  |  |  | 475 |  |  |  | 1,037 |  |  |  | 1,710 |
Income before taxes on income |  |  | 4,720 |  |  |  | 6,671 |  |  |  | 16,172 |  |  |  | 18,970 |
Income tax benefit |  |  | (37 | ) |  |  | (270 | ) |  |  | (101 | ) |  |  | (644 | )
Net income |  | $ | 4,757 |  |  | $ | 6,941 |  |  | $ | 16,273 |  |  | $ | 19,614 |
Weighted average number of shares outstanding, |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
basic and diluted |  |  | 79,751 |  |  |  | 71,281 |  |  |  | 79,704 |  |  |  | 70,750 |
Net income per share, basic and diluted |  | $ | 0.06 |  |  | $ | 0.10 |  |  | $ | 0.20 |  |  | $ | 0.28 |

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Franklin Street Properties Corp. Financial Results
Supplementary Schedule B
Condensed Consolidated Balance Sheets
(Unaudited)

|  | September 30, |  |  | December 31, |
(in thousands, except share and par value amounts) |  | 2010 |  |  | 2009 |
Assets: |  |  |  |  |  |
Real estate assets, net |  | $ | 932,689 |  |  | $ | 921,833 |
Acquired real estate leases, less accumulated amortization |  |  |  |  |  |  |  |
of $22,344 and $34,592, respectively |  |  | 53,344 |  |  |  | 44,757 |
Investment in non-consolidated REITs |  |  | 89,995 |  |  |  | 92,910 |
Assets held for syndication, net |  |  | - |  |  |  | 4,827 |
Cash and cash equivalents |  |  | 20,554 |  |  |  | 27,404 |
Restricted cash |  |  | 55 |  |  |  | 334 |
Tenant rent receivables, less allowance for doubtful accounts |  |  |  |  |  |  |  |
of $1,540 and $620, respectively |  |  | 2,123 |  |  |  | 1,782 |
Straight-line rent receivable, less allowance for doubtful accounts |  |  |  |  |  |  |  |
of $700 and $100, respectively |  |  | 16,157 |  |  |  | 10,754 |
Prepaid expenses |  |  | 2,511 |  |  |  | 2,594 |
Related party mortgage loan receivable |  |  | 53,756 |  |  |  | 36,535 |
Other assets |  |  | 852 |  |  |  | 844 |
Office computers and furniture, net of accumulated depreciation |  |  |  |  |  |  |  |
of $450 and $1,233, respectively |  |  | 535 |  |  |  | 384 |
Deferred leasing commissions, net of accumulated amortization |  |  |  |  |  |  |  |
of $6,455, and $4,995, respectively |  |  | 16,626 |  |  |  | 10,808 |
Total assets |  | $ | 1,189,197 |  |  | $ | 1,155,766 |
Liabilities and Stockholders’ Equity: |  |  |  |  |  |  |  |
Liabilities: |  |  |  |  |  |  |  |
Bank note payable |  | $ | 167,968 |  |  | $ | 109,008 |
Term loan payable |  |  | 75,000 |  |  |  | 75,000 |
Accounts payable and accrued expenses |  |  | 25,064 |  |  |  | 23,787 |
Accrued compensation |  |  | 1,334 |  |  |  | 1,416 |
Tenant security deposits |  |  | 1,922 |  |  |  | 1,808 |
Other liabilities: derivative termination value |  |  | 1,416 |  |  |  | 2,076 |
Acquired unfavorable real estate leases, less accumulated amortization |  |  |  |  |  |  |  |
of $2,824, and $2,492, respectively |  |  | 6,206 |  |  |  | 5,397 |
Total liabilities |  |  | 278,910 |  |  |  | 218,492 |
Commitments and contingencies |  |  |  |  |  |  |  |
Stockholders’ Equity: |  |  |  |  |  |  |  |
Preferred stock, $.0001 par value, 20,000,000 shares authorized, none issued or outstanding |  |  | - |  |  |  | - |
Common stock, $.0001 par value, 180,000,000 shares authorized, 79,837,405 and 79,680,705 shares issued and outstanding, respectively |  |  | 8 |  |  |  | 8 |
Additional paid-in capital |  |  | 1,005,211 |  |  |  | 1,003,713 |
Accumulated other comprehensive loss |  |  | (1,416 | ) |  |  | (2,076 | )
Accumulated distributions in excess of accumulated earnings |  |  | (93,516 | ) |  |  | (64,371 | )
Total stockholders’ equity |  |  | 910,287 |  |  |  | 937,274 |
Total liabilities and stockholders’ equity |  | $ | 1,189,197 |  |  | $ | 1,155,766 |

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Franklin Street Properties Corp. Financial Results

Supplementary Schedule C

Condensed Consolidated Statements of Cash Flows

(Unaudited)

|  | For the Nine Months Ended September 30, |
(in thousands) |  | 2010 |  |  | 2009 |
Cash flows from operating activities: |  |  |  |  |  |
Net income |  | $ | 16,273 |  |  | $ | 19,614 |
Adjustments to reconcile net income to net cash provided by operating activities: |  |  |  |  |
Depreciation and amortization expense |  |  | 29,078 |  |  |  | 27,141 |
Amortization of above market lease |  |  | 1,243 |  |  |  | 2,544 |
Equity in earnings of non-consolidated REITs |  |  | (1,037 | ) |  |  | (1,710 | )
Distributions from non-consolidated REITs |  |  | 3,923 |  |  |  | 4,257 |
Increase in bad debt reserve |  |  | 920 |  |  |  | 111 |
Changes in operating assets and liabilities: |  |  |  |  |  |  |  |
Restricted cash |  |  | 279 |  |  |  | 5 |
Tenant rent receivables |  |  | (1,261 | ) |  |  | (182 | )
Straight-line rents, net |  |  | (2,961 | ) |  |  | (849 | )
Prepaid expenses and other assets, net |  |  | (126 | ) |  |  | (472 | )
Accounts payable and accrued expenses |  |  | 615 |  |  |  | 4,294 |
Accrued compensation |  |  | (82 | ) |  |  | (904 | )
Tenant security deposits |  |  | 114 |  |  |  | (117 | )
Payment of deferred leasing commissions |  |  | (7,894 | ) |  |  | (2,202 | )
Net cash provided by operating activities |  |  | 39,084 |  |  |  | 51,530 |
Cash flows from investing activities: |  |  |  |  |  |  |  |
Purchase of real estate assets, office computers and furniture |  |  | (48,659 | ) |  |  | (130,819 | )
Investment in non-consolidated REITs |  |  | (2 | ) |  |  | (13,200 | )
Investment in related party mortgage loan receivable |  |  | (17,221 | ) |  |  | (22,139 | )
Investment in assets held for syndication, net |  |  | 4,858 |  |  |  | 13,017 |
Net cash used in investing activities |  |  | (61,024 | ) |  |  | (153,141 | )
Cash flows from financing activities: |  |  |  |  |  |  |  |
Distributions to stockholders |  |  | (45,418 | ) |  |  | (40,173 | )
Proceeds from equity offering, net |  |  | 1,548 |  |  |  | 115,385 |
Borrowings under bank note payable |  |  | 58,960 |  |  |  | 23,540 |
Net cash provided by financing activities |  |  | 15,090 |  |  |  | 98,752 |
Net decrease in cash and cash equivalents |  |  | (6,850 | ) |  |  | (2,859 | )
Cash and cash equivalents, beginning of period |  |  | 27,404 |  |  |  | 29,244 |
Cash and cash equivalents, end of period |  | $ | 20,554 |  |  | $ | 26,385 |

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Franklin Street Properties Corp. Earnings Release
Supplementary Schedule D
Real Estate Portfolio Summary Information
(Unaudited & Approximated)

Commercial portfolio lease expirations (1)
As of September 30, 2010
|  | Total | % of
Year |  | Square Feet | Portfolio
2010 |  | 233,584 | 3.6%
2011 |  | 491,606 | 7.7%
2012 |  | 484,504 | 7.6%
2013 |  | 537,136 | 8.4%
2014 |  | 590,850 | 9.2%
2015 |  | 813,431 | 12.7%
Thereafter (2) |  | 3,266,188 | 50.8%
|  | 6,417,299 | 100.0%

| (1) | Percentages are determined based upon square footage of expiring commercial leases.

| (2) | Includes 1,126,660 square feet of current vacancies.

(dollars & square feet in 000's) | As of September 30, 2010
|  | # of |  |  |  |  |  | % of |  |  | Square |  |  | % of |
State |  | Properties |  |  | Investment |  |  | Portfolio |  |  | Feet |  |  | Portfolio |
Texas |  |  | 7 |  |  | $ | 224,670 |  |  |  | 24.1 | % |  |  | 1,489 |  |  |  | 23.2 | %
Virginia |  |  | 5 |  |  |  | 161,008 |  |  |  | 17.3 | % |  |  | 942 |  |  |  | 14.7 | %
Colorado |  |  | 4 |  |  |  | 126,156 |  |  |  | 13.5 | % |  |  | 789 |  |  |  | 12.3 | %
Georgia |  |  | 1 |  |  |  | 74,282 |  |  |  | 8.0 | % |  |  | 387 |  |  |  | 6.0 | %
Missouri |  |  | 3 |  |  |  | 70,977 |  |  |  | 7.6 | % |  |  | 477 |  |  |  | 7.4 | %
Maryland |  |  | 2 |  |  |  | 60,750 |  |  |  | 6.5 | % |  |  | 424 |  |  |  | 6.6 | %
Minnesota |  |  | 2 |  |  |  | 38,286 |  |  |  | 4.1 | % |  |  | 628 |  |  |  | 9.8 | %
Florida |  |  | 1 |  |  |  | 47,282 |  |  |  | 5.1 | % |  |  | 213 |  |  |  | 3.3 | %
Indiana |  |  | 1 |  |  |  | 36,004 |  |  |  | 3.9 | % |  |  | 205 |  |  |  | 3.2 | %
Illinois |  |  | 1 |  |  |  | 29,120 |  |  |  | 3.1 | % |  |  | 177 |  |  |  | 2.8 | %
California |  |  | 2 |  |  |  | 21,161 |  |  |  | 2.3 | % |  |  | 182 |  |  |  | 2.8 | %
Michigan |  |  | 1 |  |  |  | 14,678 |  |  |  | 1.6 | % |  |  | 215 |  |  |  | 3.3 | %
Washington |  |  | 1 |  |  |  | 14,437 |  |  |  | 1.5 | % |  |  | 117 |  |  |  | 1.8 | %
North Carolina |  |  | 2 |  |  |  | 13,878 |  |  |  | 1.5 | % |  |  | 172 |  |  |  | 2.7 | %
|  |  | 33 |  |  | $ | 932,689 |  |  |  | 100.0 | % |  |  | 6,417 |  |  |  | 100.0 | %

Property by type: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
(dollars & square feet | As of September 30, 2010
in 000's) |  | # of |  |  |  |  |  | % of |  |  | Square |  |  | % of |
Type |  | Properties |  |  | Investment |  |  | Portfolio |  |  | Feet |  |  | Portfolio |
Office |  |  | 32 |  |  | $ | 927,750 |  |  |  | 99.5 | % |  |  | 6,318 |  |  |  | 98.5 | %
Industrial |  |  | 1 |  |  |  | 4,939 |  |  |  | 0.5 | % |  |  | 99 |  |  |  | 1.5 | %
|  |  | 33 |  |  | $ | 932,689 |  |  |  | 100.0 | % |  |  | 6,417 |  |  |  | 100.0 | %

-9-

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule E
Portfolio and Other Supplementary Information
(Unaudited & Approximated)

Capital Expenditures |  |  |  |  |  |
Owned Portfolio |  | Nine Months Ended |
(in thousands) |  | 30-Sep-10 |  |  | 30-Sep-09 |
Tenant improvements |  | $ | 5,874 |  |  | $ | 3,217 |
Deferred leasing costs |  |  | 7,892 |  |  |  | 2,202 |
Building improvements |  |  | 1,549 |  |  |  | 846 |
|  | $ | 15,315 |  |  | $ | 6,265 |

Square foot & leased percentages |  | September 30, |  |  | December 31, |
|  | 2010 |  |  | 2009 |
Owned portfolio of commercial real estate |  |  |  |  |  |
Number of properties |  |  | 33 |  |  |  | 32 |
Square feet |  |  | 6,417,299 |  |  |  | 5,942,414 |
Leased percentage |  |  | 82 | % |  |  | 84 | %
Investments in non-consolidated commercial real estate |  |  |  |  |  |  |  |
Number of properties |  |  | 3 |  |  |  | 3 |
Square feet |  |  | 1,998,519 |  |  |  | 1,995,041 |
Leased percentage |  |  | 76 | % |  |  | 78 | %
Single Asset REITs (SARs) managed |  |  |  |  |  |  |  |
Number of properties |  |  | 11 |  |  |  | 11 |
Square feet* |  |  | 2,702,287 |  |  |  | 2,406,370 |
Leased percentage |  |  | 73 | % |  |  | 91 | %
Total owned, investments & managed properties |  |  |  |  |  |  |  |
Number of properties |  |  | 47 |  |  |  | 46 |
Square feet* |  |  | 11,118,105 |  |  |  | 10,343,825 |
Leased percentage |  |  | 79 | % |  |  | 85 | %
*December 31, 2009 excludes a managed property that completed construction on July 9, 2010 |
with approximately 295,891 square feet. |  |  |  |  |  |  |  |

The following table shows property information for our investments in non-consolidated REITs:

|  |  |  | Square |  |  | % Leased |  |  | % Interest |
Single Asset REIT name | City | State |  | Feet |  |  | 30-Sep-10 |  |  | Held |
FSP 303 East Wacker Drive Corp. | Chicago | IL |  |  | 847,559 |  |  |  | 76.34 | % |  |  | 43.7 | %
FSP Grand Boulevard Corp. | Kansas City | MO |  |  | 532,453 |  |  |  | 89.48 | % |  |  | 27.0 | %
FSP Phoenix Tower Corp. | Houston | TX |  |  | 618,507 |  |  |  | 65.32 | % |  |  | 4.6 | %
|  |  |  |  | 1,998,519 |  |  |  | 76.43 | % |  |  |  |

-10-

Franklin Street Properties Corp. Earnings Release

Supplementary Schedule F: Quarterly Information
(Unaudited)

(in 000's) |  |  |  |  |  |  |  |  |  |  |  |
|  |  | Q2 |  |  |  | Q1 |  |  |  | Q4 |  |  |  | Q3 |
Revenue: |  |  | 2010 |  |  |  | 2010 |  |  |  | 2009 |  |  |  | 2009 |
Rental |  | $ | 29,261 |  |  | $ | 30,799 |  |  | $ | 31,300 |  |  | $ | 31,702 |
Related party revenue: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Syndication fees |  |  | 541 |  |  |  | 121 |  |  |  | 2,389 |  |  |  | - |
Transaction fees |  |  | 753 |  |  |  | 146 |  |  |  | 1,537 |  |  |  | 1 |
Management fees and |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
interest income from loans |  |  | 558 |  |  |  | 533 |  |  |  | 508 |  |  |  | 370 |
Other |  |  | 6 |  |  |  | 9 |  |  |  | 6 |  |  |  | 19 |
Total revenue |  |  | 31,119 |  |  |  | 31,608 |  |  |  | 35,740 |  |  |  | 32,092 |
Expenses: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Real estate operating expenses |  |  | 7,358 |  |  |  | 7,973 |  |  |  | 8,646 |  |  |  | 7,752 |
Real estate taxes and insurance |  |  | 4,318 |  |  |  | 5,246 |  |  |  | 4,349 |  |  |  | 5,364 |
Depreciation and amortization |  |  | 9,243 |  |  |  | 9,219 |  |  |  | 9,353 |  |  |  | 8,801 |
Selling, general and administrative |  |  | 2,559 |  |  |  | 2,171 |  |  |  | 2,513 |  |  |  | 2,243 |
Commissions |  |  | 336 |  |  |  | 114 |  |  |  | 1,623 |  |  |  | 8 |
Interest |  |  | 1,736 |  |  |  | 1,652 |  |  |  | 1,650 |  |  |  | 1,744 |
Total expenses |  |  | 25,550 |  |  |  | 26,375 |  |  |  | 28,134 |  |  |  | 25,912 |
Income before interest income, equity |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
in earnings in non-consolidated REITs |  |  | 5,569 |  |  |  | 5,233 |  |  |  | 7,606 |  |  |  | 6,180 |
Interest income |  |  | 9 |  |  |  | 8 |  |  |  | 9 |  |  |  | 16 |
Equity in earnings in non-consolidated REITs |  |  | 380 |  |  |  | 253 |  |  |  | 284 |  |  |  | 475 |
Income before taxes on income |  |  | 5,958 |  |  |  | 5,494 |  |  |  | 7,899 |  |  |  | 6,671 |
Taxes on income |  |  | 4 |  |  |  | (68 | ) |  |  | 65 |  |  |  | (270 | )
Net income |  | $ | 5,954 |  |  | $ | 5,562 |  |  | $ | 7,834 |  |  | $ | 6,941 |
FFO and FFO+GOS calculations: |  |  |  |  |  |  |  |  |  |  |  |  |  |  |  |
Net income |  | $ | 5,954 |  |  | $ | 5,562 |  |  | $ | 7,834 |  |  | $ | 6,941 |
(Gain) Loss on sale of assets |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
GAAP income from non-consolidated REITs |  |  | (380 | ) |  |  | (253 | ) |  |  | (301 | ) |  |  | (475 | )
Distributions from non-consolidated REITs |  |  | 1,324 |  |  |  | 1,407 |  |  |  | 1,371 |  |  |  | 1,119 |
Acquisition costs of new properties |  |  | 129 |  |  |  | - |  |  |  | 4 |  |  |  | 391 |
Depreciation of real estate and intangible amortization |  |  | 9,675 |  |  |  | 9,934 |  |  |  | 10,167 |  |  |  | 9,561 |
Funds From Operations (FFO) |  |  | 16,702 |  |  |  | 16,650 |  |  |  | 19,075 |  |  |  | 17,537 |
Plus gains on sales of assets |  |  | - |  |  |  | - |  |  |  | - |  |  |  | - |
FFO+GOS |  | $ | 16,702 |  |  | $ | 16,650 |  |  | $ | 19,075 |  |  | $ | 17,537 |

-11-

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule G
Percentage of Leased Space
(Unaudited & Estimated)

| Property Name |  | Location | Square Feet |  | % Leased as of 3/31/10(1) | First Quarter Average % Leased(2) |  | % Leased as of 6/30/10(1) | Second Quarter Average % Leased(2) |  | % Leased as of 9/30/10(1) | Third Quarter Average % Leased(2)
1 | PARK SENECA |  | Charlotte, NC | 109,550 |  | 85.1% | 85.2% |  | 84.4% | 84.8% |  | 84.0% | 84.3%
2 | HILLVIEW CENTER |  | Milpitas, CA | 36,288 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
3 | SOUTHFIELD |  | Southfield, MI | 214,697 |  | 55.7% | 55.6% |  | 56.4% | 55.9% |  | 58.6% | 57.6%
4 | BOLLMAN PLACE |  | Savage, MD | 98,745 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
5 | FOREST PARK |  | Charlotte, NC | 62,212 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
6 | CENTENNIAL |  | Colorado Springs, CO | 110,730 |  | 78.5% | 78.5% |  | 78.5% | 78.5% |  | 66.9% | 66.9%
7 | MEADOW POINT |  | Chantilly, VA | 138,537 |  | 51.5% | 50.7% |  | 80.6% | 70.9% |  | 97.9% | 96.1%
8 | TIMBERLAKE |  | Chesterfield, MO | 232,766 |  | 99.0% | 99.0% |  | 99.0% | 99.0% |  | 99.0% | 99.0%
9 | FEDERAL WAY |  | Federal Way, WA | 117,010 |  | 26.1% | 26.1% |  | 28.3% | 26.9% |  | 28.3% | 28.3%
10 | NORTHWEST POINT |  | Elk Grove Village, IL | 176,848 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
11 | TIMBERLAKE EAST |  | Chesterfield, MO | 116,197 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
12 | PARK TEN |  | Houston, TX | 155,715 |  | 66.0% | 63.4% |  | 49.8% | 54.8% |  | 48.2% | 48.2%
13 | MONTAGUE |  | San Jose, CA | 145,951 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
14 | ADDISON |  | Addison, TX | 293,787 |  | 61.3% | 61.3% |  | 92.7% | 71.8% |  | 95.8% | 93.7%
15 | COLLINS CROSSING |  | Richardson, TX | 298,766 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 28.8% | 28.8%
16 | GREENWOOD PLAZA |  | Englewood, CO | 197,527 |  | 100.0% | 100.0% |  | 30.6% | 53.7% |  | 26.6% | 23.6%
17 | RIVER CROSSING |  | Indianapolis, IN | 205,059 |  | 94.7% | 94.7% |  | 94.7% | 94.7% |  | 97.5% | 97.5%
18 | LIBERTY PLAZA |  | Addison, TX | 218,934 |  | 77.8% | 74.4% |  | 78.0% | 77.7% |  | 76.9% | 77.6%
19 | INNSBROOK |  | Glen Allen, VA | 303,745 |  | 34.7% | 25.4% |  | 31.3% | 31.3% |  | 31.3% | 31.3%
20 | 380 INTERLOCKEN |  | Broomfield, CO | 240,184 |  | 87.0% | 87.0% |  | 89.7% | 88.8% |  | 85.1% | 85.1%
21 | BLUE LAGOON |  | Miami, FLA | 212,619 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
22 | ELDRIDGE GREEN |  | Houston, TX | 248,399 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
23 | WILLOW BEND |  | Plano, TX | 116,622 |  | 49.8% | 49.8% |  | 49.8% | 49.8% |  | 55.5% | 53.6%
24 | ONE OVERTON PARK |  | Atlanta, GA | 387,267 |  | 90.3% | 90.3% |  | 91.5% | 91.0% |  | 92.4% | 92.5%
25 | 390 INTERLOCKEN |  | Broomfield, CO | 241,516 |  | 98.5% | 98.5% |  | 98.3% | 98.3% |  | 98.3% | 98.3%
26 | EAST BALTIMORE |  | Baltimore, MD | 325,445 |  | 94.4% | 94.7% |  | 95.3% | 95.3% |  | 94.8% | 95.1%
27 | PARK TEN PHASE II |  | Houston, TX | 156,746 |  | 97.8% | 97.8% |  | 97.8% | 97.8% |  | 97.8% | 97.8%
28 | LAKESIDE CROSSING I |  | Maryland Heights, MO | 127,778 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
29 | LOUDOUN TECH |  | Dulles, VA | 135,888 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
30 | 4807 STONECROFT |  | Chantilly, VA | 111,469 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
31 | EDEN BLUFF |  | Eden Prairie, MN | 153,028 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
32 | 3150 FAIRVIEW PARK DR. |  | Falls Church, VA | 252,613 |  | 100.0% | 100.0% |  | 100.0% | 100.0% |  | 100.0% | 100.0%
33 | 121 SOUTH EIGHTH ST.(3) |  | Minneapolis, MN | 474,661 |  | n/a | n/a |  | 89.8% | 89.8% |  | 92.1% | 91.3%
| TOTAL WEIGHTED AVERAGE | 6,417,299 |  | 85.4% | 84.7% |  | 85.3% | 84.6% |  | 82.4% | 82.1%

| (1) | Percentage leased as of month's end and includes all leases that expire on the last day of the quarter.

| (2) | Average quarterly percentage is the average of the end of the month leased percentage for each of the 3 months during the quarter.

| (3) | Property was acquired on June 29, 2010.

-12-

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule H
Largest 20 Tenants – FSP Owned Portfolio
(Unaudited & Estimated)
The following table includes the largest 20 tenants in FSP’s owned portfolio based on leased square feet:

| As of September 30, 2010 |  |  |  |
|  |  |  |  | % of
| Tenant |  | Sq Ft | SIC Code | Portfolio
1 | TCF National Bank | (1) | 266,495 | 60 | 4.2%
2 | Noblis, Inc. |  | 252,613 | 54 | 3.9%
3 | CITGO Petroleum Corporation | (2) | 248,399 | 29 | 3.9%
4 | Burger King Corporation |  | 212,619 | 58 | 3.3%
5 | RGA Reinsurance Company |  | 185,501 | 63 | 2.9%
6 | Citigroup Credit Services, Inc |  | 176,848 | 61 | 2.8%
7 | C.H. Robinson Worldwide, Inc. |  | 153,028 | 47 | 2.4%
8 | Geisecke & Devrient America, Inc. |  | 135,888 | 73 | 2.1%
9 | Murphy Exploration & Production Company |  | 133,786 | 13 | 2.1%
10 | Monsanto Company |  | 127,778 | 28 | 2.0%
11 | Vail Holding Corp d/b/a Vail Resorts | (3) | 121,913 | 79 | 1.9%
12 | Northrop Grumman Information Technology, Inc. | 111,469 | 73 | 1.7%
13 | Maines Paper & Food Service, Inc. |  | 98,745 | 51 | 1.5%
14 | Federal National Mortgage Association | (4) | 92,358 | 61 | 1.4%
15 | Amdocs, Inc. |  | 91,928 | 73 | 1.4%
16 | County of Santa Clara |  | 90,467 | 91 | 1.4%
17 | Ober Kaler Grimes & Shriver |  | 88,736 | 81 | 1.4%
18 | ARGO Data Resource Corporation |  | 83,944 | 73 | 1.3%
19 | International Business Machines Corp. |  | 83,209 | 79 | 1.3%
20 | Corporate Holdings, LLC |  | 81,818 | 67 | 1.3%
| Total |  | 2,837,542 |  | 44.2%

| (1) | Property was acquired on June 29, 2010.

| (2) | On January 20, 2010, the Company signed a new lease at a Houston, Texas property, for approximately 248,000 square feet of space with one of its tenants, CITGO Petroleum Corporation, effectively extending the lease expiration from February 29, 2012 to February 28, 2022.

| (3) | On March 22, 2010, the Company signed a lease for an additional approximate 38,000 square feet of space with one of its tenants, Vail Holdings, Inc. through March 2019. The remaining space of approximately 84,000 square feet is leased through March 2023.

| (4) | On June 7, 2010, Federal National Mortgage Association commenced a lease for approximately 92,000 square feet of space at an Addison, Texas property. The lease expires September 6, 2013.

-13-

Franklin Street Properties Corp. Earnings Release
Supplementary Schedule I
Definition of Funds From Operations (“FFO”),
and FFO plus Gains on Sales (“FFO+GOS”)
The Company evaluates the performance of its reportable segments based on several measures including Funds From Operations (“FFO”) and FFO plus Gains on Sales (“FFO+GOS”) as management believes they represent important measures of activity and are an important consideration in determining distributions paid to equity holders. The Company defines FFO as net income (computed in accordance with generally accepted accounting principles, or GAAP), excluding gains (or losses) from sales of property and acquisition costs of newly acquired properties that are not capitalized, plus depreciation and amortization, and after adjustments to exclude non-cash income (or losses) from non-consolidated or Sponsored REITs, plus distributions received from non-consolidated or Sponsored REITs. The Company defines FFO+GOS as FFO as defined above, plus gains (or losses) from sales of properties and provisions for assets held for sale, if applicable.
FFO and FFO+GOS should not be considered as alternatives to net income (determined in accordance with GAAP), as indicators of the Company’s financial performance, nor as alternatives to cash flows from operating activities (determined in accordance with GAAP), nor as measures of the Company’s liquidity, nor are they necessarily indicative of sufficient cash flow to fund all of the Company’s needs. Other real estate companies may define these terms in a different manner. We believe that in order to facilitate a clear understanding of the results of the Company, FFO and FFO+GOS should be examined in connection with net income and cash flows from operating, investing and financing activities in the consolidated financial statements.
-14-