UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
_________________
FORM 10-K
_________________
(Mark One)
or
Commission File Number: 001-36769
_____________________
FRP HOLDINGS, INC.
(Exact name of registrant as specified in its charter)
_____________________
200 W. Forsyth St., 7th Floor, Jacksonville, Florida 32202
(Address of principal executive offices) (Zip Code)
(904)396-5733
Securities registered pursuant to Section 12(b) of the Act:
Title of each class Symbol Name of each exchange on which registered
Common Stock, $.10 par value FRPH NASDAQ
Securities registered pursuant to Section
12(g) of the Act: None
_________________
Indicate by check mark if the registrant is
a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes [_] No [X]
Indicate by check mark if the registrant is
not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes [_] No [X]
Indicate by check mark whether the registrant
(1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months
(or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements
for the past 90 days. Yes [X] No [_]
Indicate by check mark whether the registrant
has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405
of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes [X] No [_]
Indicate by check mark whether the registrant
is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company.
See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,”
and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer [_] Accelerated filer [_]
Non-accelerated filer [X] Smaller reporting company [X]
Emerging growth company [_]
If an emerging growth company, indicate by check
mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting
standards provided pursuant to Section 13(a) of the Exchange Act. [_]
Indicate by check mark whether the registrant
has filed a report on and attestation to its management’s assessment of the effectiveness of its internal control over financial
reporting under Section 404(b) of the Sarbanes-Oxley Act (15 U.S.C. 7262(b)) by the registered public accounting firm that prepared or
issued its audit report. [_]
Indicate by check mark whether the registrant
is a shell company (as defined in Rule 12b-2 of the Act). Yes [_] No [X]
The number of shares of the registrant’s
stock outstanding as of March 28, 2022 was 9,431,994.
The aggregate market value of the shares of Common Stock held by non-affiliates of the registrant as of June 30, 2021, the last day
of business of our most recently completed second fiscal quarter, was $413,410,236.
Solely for purposes of this calculation, the registrant has assumed that all directors, officers and ten percent (10%) shareholders of
the Company are affiliates of the registrant.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of the FRP Holdings, Inc. 2021 Annual
Report to Shareholders are incorporated by reference in Parts I and II.
Portions of the FRP Holdings, Inc. Proxy Statement
which will be filed with the Securities and Exchange Commission not later than March 31, 2022 are incorporated by reference in Part III.
FRP HOLDINGS, INC.
FORM 10-K
FOR THE FISCAL YEAR ENDED DECEMBER 31, 2021
TABLE OF CONTENTS
Page
PART I
Item 1. Business 5
Item 1A. Risk Factors 6
Item 1B. Unresolved Staff Comments 12
Item 2. Properties 13
Item 3. Legal Proceedings 17
Item 4. Mine Safety Disclosures 17
PART II
Item 6. [Reserved] 18
Item 7A. Quantitative and Qualitative Disclosures about Market Risk 19
Item 8. Financial Statements and Supplementary Data 19
Item 9A. Controls and Procedures 19
Item 9B. Other Information 20
Item 9C. Disclosure Regarding Foreign Jurisdictions that Prevent Inspections 20
PART III
Item 10. Directors, Executive Officers and Corporate Governance 21
Item 11. Executive Compensation 21
Item 14. Principal Accounting Fees and Services 22
PART IV
Signatures 23
Preliminary Note Regarding Forward-Looking
Statements.
Certain matters discussed in the report contain “forward-looking
statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities
Exchange Act of 1934, as amended (the “Exchange Act”). The words or phrases “anticipate,” “estimate,”
“believe,” “budget,” “continue,” “could,” “intend,” “may,” “plan,”
“potential,” “predict,” “seek,” “should,” “will,” “would,” “expect,”
“objective,” “projection,” “forecast,” “goal,” “guidance,” “outlook,”
“effort,” “target” and similar expressions identify forward-looking statements. Such statements reflect management’s
current views with respect to financial results related to future events and are based on assumptions and expectations that may not be
realized and are inherently subject to risks and uncertainties, many of which cannot be predicted with accuracy and some of which might
not even be anticipated. Future events and actual results, financial or otherwise, may differ, perhaps materially, from the results discussed
in the forward-looking statements. Risk factors discussed in Item 1A of this Form 10-K and other factors that might cause differences,
some of which could be material, include, but are not limited to: the impact of the Covid-19 Pandemic on our operations and financial
results; the possibility that we may be unable to find appropriate investment opportunities; levels of construction activity in the markets
served by our mining properties; demand for flexible warehouse/office facilities in the Baltimore-Washington-Northern Virginia area; demand
for apartments in Washington D.C., Richmond, Virginia and Greenville, South Carolina; our ability to obtain zoning and entitlements necessary
for property development; the impact of lending and capital market conditions on our liquidity, our ability to finance projects or repay
our debt; general real estate investment and development risks; vacancies in our properties; risks associated with developing and managing
properties in partnership with others; competition; our ability to renew leases or re-lease spaces as leases expire; illiquidity of real
estate investments; bankruptcy or defaults of tenants; the impact of restrictions imposed by our credit facility; the level and volatility
of interest rates; environmental liabilities; inflation risks; cyber security risks; as well as other risks listed from time to time in
our SEC filings, including but not limited to, our annual and quarterly reports. We have no obligation to revise or update any forward-looking
statements, other than as imposed by law, as a result of future events or new information. Readers are cautioned not to place undue reliance
on such forward-looking statements.
These forward-looking statements are made as of the
date hereof based on management’s current expectations, and the Company does not undertake an obligation to update such statements,
whether as a result of new information, future events or otherwise. Additional information regarding these and other risk factors may
be found in the Company’s other filings made from time to time with the Securities and Exchange Commission.
PART I
Item 1. BUSINESS.
FRP Holdings, Inc., a Florida corporation (the “Company”)
was incorporated on April 22, 2014 in connection with a corporate reorganization that preceded the Spin-off of Patriot Transportation
Holding, Inc. The Company’s predecessor issuer was formed on July 20, 1998. The business of the Company is conducted through our
wholly-owned subsidiaries FRP Development Corp., a Maryland corporation, and Florida Rock Properties, Inc., a Florida corporation, and
the various subsidiaries of each.
Our Business. The Company is a holding company
engaged in various real estate businesses. Our business segments are: (i) leasing and management of commercial properties owned by the
Company (the “Asset Management Segment”), (ii) leasing and management of mining royalty land owned by the Company (the “Mining
Royalty Lands Segment”), (iii) real property acquisition, entitlement, development and construction primarily for apartment, retail,
warehouse, and office buildings either alone or through joint ventures (the “Development Segment”), (iv) ownership, leasing
and management of buildings through joint ventures (the “Stabilized Joint Venture Segment”).
The Asset Management Segment owns, leases and
manages commercial properties. The Company completed the disposition of 40 industrial warehouse properties and three additional land
parcels to an affiliate of Blackstone Real Estate Partners VIII, L.P. for $347.2 million on May 21, 2018 and sold an additional
industrial warehouse property to the same buyer on June 28, 2019 for $11.7 million, leaving only two commercial properties and one
industrial acquisition (Cranberry Run Business Park, which we purchased in 2019) in the Asset Management Segment. In July 2020 we
sold our property located at 1801 62nd Street which was placed in service on April 1, 2019. During the fourth quarter
of 2021 we completed construction on two buildings in our Hollander Business Park. These assets are now a part of the Asset
Management Segment. Our overall business strategy includes the re-deployment of the warehouse portfolio sales proceeds into asset
classes across various business segments that will allow management to exploit its knowledge and expertise, including mixed-use
properties, raw land, existing buildings, and strategic partnerships located in core markets with growth potential.
Our Mining Royalty Lands Segment owns several properties
comprising approximately 15,000 acres currently under lease for mining rents or royalties and an additional 4,280 acres through our Brooksville
joint venture with Vulcan Materials. Other than one location in Virginia, all of our mining properties are located in Florida and
Georgia.
Our Development Segment owns and continuously monitors
the “highest and best use” of parcels of land that are in various stages of development. The overall strategy for this
segment is to convert all of our non-income producing property into income-producing property through (i) an orderly process of constructing
new apartment, retail, warehouse, and office buildings to be operated by the Company or (ii) a sale to, or joint venture with, third parties.
Additionally, our Development Segment will form joint ventures on new developments of land not previously owned by the Company. Since
1990, one of our primary strategies in this segment has been to acquire, entitle and ultimately develop commercial and industrial business
parks providing 5–15 building pads which we typically convert into warehouse or office buildings. To date, our management team has
converted 32 of these pads into developed buildings. Our typical practice has been to transfer these assets to the Asset Management Segment
on the earlier to occur of (i) commencement of rental revenue or (ii) issuance of the certificate of occupancy. We have also occasionally
sold several of these pad sites over time to third parties.
The Stabilized Joint Venture Segment includes joint
ventures which own, lease and manage buildings that have met our initial lease up criteria. We intend to transfer additional joint ventures
from our Development Segment into this segment as they reach stabilization. Stabilization occurs when our minimum percentage leased goal
is achieved.
Competition. As a developer, we compete with
numerous developers, owners and operators of real estate,
many of whom own properties similar to ours in the
same submarkets in which our properties are located. Price, location, rental space availability, flexibility of design and property management
services are the major factors that affect competition.
Customers. In the Mining Royalty Lands Segment,
we have a total of five tenants currently leasing our mining locations, and Vulcan Materials Company (“Vulcan” or “Vulcan
Materials”) accounted for 23.0% of the Company’s consolidated revenues in 2021. An event affecting Vulcan’s ability
to perform under its lease agreements could materially impact the Company’s results.
Sales and Marketing. We use national brokerage
firms to assist us in marketing our vacant properties. Our hands on in-house management team focuses on tenant satisfaction during the
life of the lease which we have found to be very beneficial with respect to our tenant renewal success rate over the years.
Financial Information. Financial information
is discussed by industry segment in Note 10 to the consolidated financial statements included in the accompanying 2021 Annual Report to
Shareholders, which is incorporated herein by reference.
Impact of the COVID-19 Pandemic. We have
continued operations throughout the pandemic and have made every effort to act in accordance with national, state, and local regulations
and guidelines. During 2020, Dock 79 and The Maren most directly suffered the impacts to our business from the pandemic due to our retail
tenants being unable to operate at capacity, the lack of attendance at the Washington Nationals baseball park and the rent freeze imposed
by the District. In 2021, the Delta and Omicron variants of the virus impacted our businesses, but because of the vaccine and efforts
to reopen the economy, while still affected, they were not impacted to the extent that they were in 2020. It is possible that this version
of the virus and its succeeding variants may impact our ability to lease retail spaces in Washington, D.C. and Greenville. We expect our
business to be affected by the pandemic for as long as government intervention and regulation is required to combat the threat.
Environmental Matters. The Company incurs costs
from time to time to investigate and remediate environmental contamination on its real estate, in particular, in connection with our Development
Segment. The Company's mining leases contain provisions under which the lessee is responsible for environmental liabilities and reclamation
of mining sites at least to the extent required by law.
Human Capital. The Company employed 14 people
and was provided services by three executive officers under a related party agreement at December 31, 2021. Our small but dedicated workforce
has extraordinarily low turnover, and the average tenure of our employee is 11.74 years. We are committed to an inclusive and diverse
culture and do not tolerate any sort of discrimination. We maintain a whistleblower hotline allowing employees to report complaints on
an anonymous basis.
Company Website. The Company’s website
may be accessed at www.frpdev.com. All of our filings with the Securities and Exchange Commission are accessible through our website promptly
after filing. This includes annual reports on Form 10-K, proxy statements, quarterly reports on Form 10-Q, current reports filed or furnished
on Form 8-K and all related amendments.
Item 1A. RISK FACTORS.
Our future results may be affected by a number of
factors over which we have little or no control. The following issues, uncertainties, and risks, among others, should be considered in
evaluating our business and outlook. Also, note that additional risks not currently identified or known to us could also negatively impact
our business or financial results.
Risks Relating to the COVID-19 Pandemic
The current pandemic of the novel coronavirus COVID-19
could materially and adversely impact or
disrupt our financial condition, results of operations,
cash flows and performance.
The financial performance of our stabilized mixed-use
properties in Washington, D.C. has been adversely affected by the COVID-19 pandemic due to restrictions on the operation of local businesses,
the rent freeze on lease renewals imposed in Washington, D.C. (through December 31, 2021), and the lack of fan attendance at the Washington
Nationals baseball park in 2020. At this time, the Company is not certain the degree to which these factors will continue to impact Dock
79, The Maren. and Bryant Street, which could adversely affect our financial condition, results of operations and cash flows.
Additionally, the COVID-19 pandemic could materially
and adversely affect our ability to complete pending and planned construction projects in a timely manner due to restrictions imposed
on construction activities, delays in the permitting process or delays in the supply of materials or labor necessary for construction
due to ongoing supply chain disruptions.
Risks Relating to our Business
A decline in the economic conditions in Baltimore
and Washington, D.C. markets could adversely affect our business.
Nearly all of our commercial and residential/mixed
use properties are located in the Baltimore area and Washington, D.C. We are, therefore, subject to increased exposure (positive or negative)
to economic and other competitive factors specific to markets in confined geographic areas. Our operations may also be affected if too
many competing properties are built in these markets. An economic downturn in these markets resulting from factors outside of our control
could adversely affect our operation. Such a downturn could be triggered by such factors as the downsizing or relocation of government
jobs, increased work from home opportunities, crime or acts of terrorism. We cannot be sure that these markets will continue to grow or
demand the type of assets in our portfolio.
We conduct a significant portion of our operations
through joint ventures, which may lead to disagreements with our joint venture partners and adversely affect our interests in the joint
ventures.
We currently are a party to several joint ventures
and we may enter into additional joint ventures in the future. In each of our existing joint ventures, the consent of our joint venture
partner is required to take certain actions, and in some cases will share equal voting control. Our joint venture partners, as well as
future partners, may have interests that are different from ours which may result in conflicting views as to the conduct of the joint
ventures. In the event that we have a disagreement with a joint venture partner as to the resolution of a particular issue to come before
the joint venture, or as to the conduct or management of the joint venture generally, we may not be able to resolve such disagreement
in our favor and such a disagreement could have a material adverse effect on our interest in the joint venture or on the business of the
joint venture generally.
Our business may be adversely affected by seasonal
factors and harsh weather conditions.
The Mining Royalty Lands Segment and the Development
Segment could be adversely affected by reduced construction and mining activity during periods of inclement weather. These factors could
cause our operating results to fluctuate from quarter to quarter. An occurrence of unusually harsh or long-lasting inclement weather such
as hurricanes, tornadoes and heavy snowfalls could have an adverse effect on our operations and profitability.
Our business could be negatively impacted by cyberattacks
targeting our computer and telecommunications systems and infrastructure, or targeting those of our third-party service providers.
Our business, like other companies in our industry,
has become increasingly dependent on digital technologies, including technologies that are managed by third-party service providers on
whom we rely to help us collect, host or process information. Such technologies are integrated into our business operations. Use of the
internet and other public networks for communications, services, and storage, including "cloud"
computing, exposes all users (including our business)
to cybersecurity risks.
While we and our third-party service providers commit
resources to the design, implementation, and monitoring of our information systems, there is no guarantee that our security measures will
provide absolute security. Despite these security measures, we may not be able to anticipate, detect, or prevent cyberattacks, particularly
because the methodologies used by attackers change frequently or may not be recognized until launched, and because attackers are increasingly
using techniques designed to circumvent controls and avoid detection. We and our third-party service providers may therefore be vulnerable
to security events that are beyond our control, and we may be the target of cyber-attacks, as well as physical attacks, which could result
in information security breaches and significant disruption to our business.
Our revenues depend in part on construction sector activity, which tends
to be cyclical.
Our Mining Royalty Lands Segment revenues are derived
from royalties on construction aggregates mined on our properties. Thus, our results depend in part on residential, commercial and infrastructure
construction activity and spending levels. The construction industry in our markets tends to be cyclical. Construction activity and spending
levels vary across our markets and are influenced by interest rates, inflation, consumer spending habits, demographic shifts, environmental
laws and regulations, employment levels and the availability of funds for public infrastructure projects. Economic downturns may lead
to recessions in the construction industry, either in individual markets or nationally.
Our operations are subject to various environmental
laws and regulations, the violation of which could result in substantial fines or penalties.
Liability for environmental contamination on real
property owned by the Company may include the following costs, without limitation: investigation and feasibility study costs, remediation
costs, litigation costs, oversight costs, monitoring costs, institutional control costs, penalties from state and federal agencies and
third-party claims. These costs could be substantial and in extreme cases could exceed the value of the contaminated property. Moreover,
on-site operations may be suspended until certain environmental contamination is remediated and/or permits are received, and governmental
agencies can impose permanent restrictions on the manner in which a property may be used depending on the extent and nature of the contamination.
This may result in a breach of the terms of the lease entered into with our tenants. Governmental agencies also may create liens on contaminated
sites for damages it incurred to address such contamination. In addition, the presence of hazardous substances at, on, under or from a
property may adversely affect our ability to sell the property or borrow funds using the property as collateral, thus harming our financial
condition.
The presence of contaminated material at our Riverfront
on the Anacostia development site will subject us to substantial environmental liability and costs as construction proceeds.
With respect to
Phases III and IV of the Riverfront on the Anacostia site in Washington, D.C., preliminary environmental testing has indicated the presence
of contaminated material that will have to be specially handled in excavation in conjunction with construction. While we have recovered
and will continue to seek partial reimbursement for these costs from neighboring property owners, we still expect to incur significant
environmental costs in connection with construction.
The Company has no obligation to remediate this contamination
on Phases III and IV of the development until such time as it makes a commitment to commence construction on each phase. The Company's
actual expense to address this issue may be materially higher or lower than the expense previously recorded depending upon the actual
costs incurred.
Our operations could be adversely affected by climate
change and climate change regulations.
Climate change presents an array of risks to real
estate companies due to sea level rise, flooding, extreme weather, stronger storms and human migration. [We have accounted for the risk
of flooding and sea level rise in the design of our Riverfront on the Anacostia development.] Future developments, including potential
“second life” uses of our mining properties, could be impacted by these factors and the impacts that they have
on human behavior.
Uninsured losses could significantly reduce our
earnings.
We self-insure for a portion of our claims exposure
resulting from workers’ compensation, auto liability, general liability and employees’ health insurance. We also are responsible
for our legal expenses relating to such claims. We maintain insurance above the amounts for which we self-insure with licensed insurance
carriers. Although we believe the aggregate insurance limits should be sufficient to cover reasonably expected claims, it is possible
that one or more claims could exceed our aggregate coverage limits. Additionally, there are certain losses, such as losses from hurricanes,
terrorism, wars or earthquakes, where insurance is limited or not economically justifiable. If the Company experiences an uninsured loss
of real property, we could lose both the invested capital and anticipated revenues associated with such property. We accrue currently
for estimated incurred losses and expenses and periodically evaluate and adjust our claims accrued liability to reflect our experience.
However, ultimate results may differ from our estimates, which could result in losses greater than accrued amounts.
We may be unable to renew leases or re-lease properties
as leases expire.
When a lease expires, a tenant may elect not to renew
it. If that occurs, we may not be able to lease the property on similar terms. The terms of renewal or re-lease (including the cost of
required renovations and concessions to tenants) may be less favorable than the prior lease. If we are unable to lease all or substantially
all of our properties, or if the rental rates upon such re-leasing are significantly lower than expected rates, our cash generated before
debt repayments and capital expenditures may be adversely affected.
We may be unable to lease currently vacant properties.
If we are unable to obtain leases sufficient to cover
carrying costs, then our cash flows may be adversely affected.
The bankruptcy or insolvency of significant tenants
with long-term leases may adversely affect income produced by our properties.
Should tenants default on their obligations, our cash
flow would be adversely affected, and we may not be able to find another tenant to occupy the space under similar terms or may have to
make expenditures to retrofit or divide the space. Additionally, we may have to incur a non-cash expense for a significant amount of deferred
rent revenue generated from the accounting requirement to straight-line rental revenues. The bankruptcy or insolvency of a major tenant
may also adversely affect the income produced by a property. If any of our tenants become a debtor in a case under the U.S. Bankruptcy
Code, we cannot evict that tenant solely because of its bankruptcy. The bankruptcy court may authorize the tenant to reject and terminate
its lease with the Company. Our claim against such a tenant for unpaid future rent would be subject to a statutory limitation that may
be substantially less than the remaining rent actually owed to us under the tenant’s lease. Any shortfall in rent payments could
adversely affect our cash flow.
Our inability to obtain necessary approvals for
property development could adversely affect our profitability.
We may be unable to obtain, or incur delays in obtaining,
necessary zoning, land-use, building, occupancy and other required governmental permits and authorizations, which could result in increased
costs or abandonment of certain projects. Before we can develop a property, we must obtain a variety of approvals from local and state
governments with respect to such matters as zoning, density, parking, subdivision, site planning and environmental issues. Legislation
could impose moratoriums on new real estate development or land-use conversions from mining to development. These factors may reduce our
profit or growth and may limit the value of these properties.
Real estate investments are not as liquid as other
types of assets.
The illiquid nature of real estate investments may
limit our ability to react promptly to changes in economic or other conditions. In addition, significant expenditures associated with
real estate investments, such as mortgage payments, real estate taxes and maintenance costs, are generally not reduced when circumstances
cause a reduction in income from the investments. Thus, the illiquid nature of our real estate investments could adversely affect our
profitability under certain economic conditions.
Our debt service obligations may have adverse consequences
on our business operations.
We use debt to finance our operations, including acquisitions
of properties. As of December 31, 2021, we had outstanding non-recourse mortgage indebtedness of $180,070,000, secured by developed real
estate properties having a carrying value of $263,214,000. Our use of debt may have adverse consequences, including the following:
· We may not be able to refinance or extend our existing debt.
Our uncollateralized revolving credit agreement
restricts our ability to engage in some business activities.
Our uncollateralized revolving credit agreement contains
customary negative covenants and other financial and operating covenants that, among other things:
· restricts our ability to incur certain additional indebtedness;
· restricts our ability to make certain investments;
· restricts our ability to merge with another company;
· restricts our ability to pay dividends;
· requires us to maintain financial coverage ratios; and
· requires us to not encumber certain assets except as approved by the lenders.
These restrictions could cause us to default on our
unsecured line of credit or negatively affect our operations.
The replacement of LIBOR with an alternative reference
rate may adversely affect interest expense related to outstanding debt and our financial results.
The United Kingdom’s Financial Conduct Authority
(FCA) has announced that it would phase out LIBOR as a benchmark by the June 30, 2023. We will need to agree upon a replacement index
with our lenders, which would require an amendment to our borrowing arrangements that use LIBOR as a factor in determining the interest
rate (including our credit agreement with Wells Fargo), and the interest rate thereunder will likely change.
The U.S. Federal Reserve, in conjunction with the
Alternative Reference Rates Committee, a steering committee comprised of large U.S. financial institutions, is considering replacing U.S.
dollar LIBOR with a new index, the Secured Overnight Financing Rate (SOFR), calculated using short-term repurchase agreements backed by
Treasury securities. Whether or not SOFR, or another alternative reference rate, attains market traction as a LIBOR replacement tool remains
in question.
The transition to an alternative rate will require
careful and deliberate consideration and implementation so as to not disrupt the stability of financial markets. There is no guarantee
that a transition from LIBOR to an alternative will not result in financial market disruptions, significant increases in benchmark rates,
or borrowing costs to borrowers, any of which could have an adverse effect on our business, results of operations and financial condition.
Furthermore, any changes announced by the FCA, U.S. Federal Reserve, or other regulators in the method pursuant to which the reference
rates are determined may result in a sudden or prolonged increase or decrease in the reported reference rates, which could have an adverse
effect on our interest payments and our results of operations and financial condition.
Fluctuations in value of our investments U.S. Treasury
debt.
As of December 31, 2021, the Company had total investments
of $24,926,000 in U.S Treasury Notes which mature in late 2023. The Company measures the fair value of these investments on a quarterly
basis and recognizes the unrealized gain or loss in its comprehensive income. As a result, the Company’s comprehensive income will
be impacted by factors outside our control such as fluctuations in interest rates that impact the value of our investment portfolio. The
Company could incur losses should it sell the Notes prior to maturity.
Our Asset Management and Development Segments face
competition from numerous sources.
As a developer of apartments, retail, flexible warehouse
and office space, we compete with numerous developers, owners and operators of real estate, many of whom own properties similar to ours
in the same submarkets in which our properties are located. If our competitors offer space at rental rates below current market rates,
or below the rental rates we currently charge our tenants, we may lose potential tenants and we may be pressured to reduce our rental
rates to an amount lower than we currently charge in order to retain tenants when our tenants’ leases expire. As a result, our financial
condition, results of operations, cash flow and ability to satisfy our debt service obligations could be materially adversely affected.
Construction costs may be higher than anticipated.
Our long-term business plan includes a number of construction
projects. The construction costs of these projects may exceed original estimates and possibly make the completion of a property uneconomical.
Building material commodity shortages, supply chain disruptions, construction delays or stoppages or rapidly escalating construction costs
may out-pace market rents, which would adversely affect our profits. The market environment and existing lease commitments may not allow
us to raise rents to cover these higher costs.
Risks Relating to our Common Stock
Certain shareholders have effective control of a significant percentage
of FRP's common stock and would have significant influence on the outcome of any shareholder vote.
As of December 31, 2021, our Chief Executive Officer,
John D. Baker, II beneficially owned approximately 14.9% of the outstanding shares of our common stock (79.4% of which are held in trusts
under which voting power is shared with other family members) and members of his family who are (i) officers or directors of the company,
(ii) required to report their beneficial ownership on Schedule 13D or Schedule 13G, or (iii) are members of his immediate family beneficially
own, collectively, an additional 20.9% of the outstanding shares of our common stock. As a result, these individuals effectively may have
the ability to direct the election of all members of our board of directors and to exercise a controlling influence over its business
and affairs, including any determinations with respect to mergers or other business combinations involving the
Company, its acquisition or disposition of assets,
its borrowing of monies, its issuance of any additional securities, its repurchase of common stock and its payment of dividends.
Provisions in our articles of incorporation and bylaws and certain provisions
of Florida law could delay or prevent a change in control of FRP.
The existence of some provisions of our articles of
incorporation and bylaws and Florida law could discourage, delay or prevent a change in control of FRP that a shareholder may consider
favorable. These include provisions:
providing that directors may be removed by our shareholders
only for cause;
authorizing a large number of shares of stock that
are not yet issued, which would allow FRP’s board of directors to issue shares to persons friendly to current management, thereby
protecting the continuity of its management, or which could be used to dilute the stock ownership of persons seeking to obtain control
of FRP;
prohibiting shareholders from calling special meetings
of shareholders or taking action by written consent; and
imposing advance notice requirements for nominations
of candidates for election to our board of directors at the annual shareholder meetings.
These provisions apply even if a takeover offer may
be considered beneficial by some shareholders and could delay or prevent an acquisition that our board of directors determines is not
in the Company’s or the shareholders’ best interests.
FRP may issue preferred stock with terms that could
dilute the voting power or reduce the value of our common stock.
Our articles of incorporation authorize us to issue,
without the approval of our shareholders, one or more classes or series of preferred stock having such designations, powers, preferences
and relative, participating, optional and other rights, and such qualifications, limitations or restrictions as our board of directors
generally may determine. The terms of one or more classes or series of preferred stock could dilute the voting power or reduce the value
of FRP's common stock. For example, FRP could grant holders of preferred stock the right to elect some number of its directors in all
events or on the happening of specified events or the right to veto specified transactions. Similarly, the repurchase or redemption rights
or dividend, distribution or liquidation preferences FRP could assign to holders of preferred stock could affect the residual value of
the common stock.
Institutional investor focus on environmental,
social and governance issues may impact our stock price.
Many large institutional investors focus on sustainability
in managing investment risks, portfolio design and dealing with companies in which the invest. This focus extends to climate change and
the plan for transitioning to a net-zero economy, diversity and inclusion and other human resource matters, and social and governance
issues and corporate social responsibility. While we are proud of the returns to shareholders and our sustainable practices in construction
and environmental management, we recognize our responsibility to focus on these key issues that impact our long-term sustainability. Our
failure to demonstrate this commitment could dissuade institutional investors from holding our stock, which would result in downward pressure
on our stock price.
Item 1B. UNRESOLVED STAFF COMMENTS.
None.
Item 2. PROPERTIES.
The Company owns (predominately in fee simple but
also through ownership of interests in joint ventures) approximately 20,000 acres of land in Florida, Georgia, Maryland, Virginia, South
Carolina, and the District of Columbia. This land is generally held by the Company in four distinct segments: (i) Asset Management Segment
(land owned and operated as income producing rental properties in the form of commercial properties), (ii) Mining Royalty Lands Segment
(land owned and leased to mining companies for royalties or rents), (iii) Development Segment (land owned and held for investment to be
further developed for future income production or sales to third parties), and (iv) Stabilized Joint Venture Segment (ownership, leasing
and management of buildings through joint ventures).
Asset Management Segment. As of December 31,
2021, the Asset Management Segment owned four commercial properties in fee simple as follows:
1) 34 Loveton Circle in suburban Baltimore County,
Maryland consists of one office building totaling 33,708 square feet which is 95.1% occupied (16% of the space is occupied by the Company
for use as our Baltimore headquarters). The property is subject to commercial leases with various tenants.
2) 155 E. 21st Street in Duval County,
Florida was an office building property that remains under lease through March 2026. We permitted the tenant to demolish all structures
on the property during 2018.
3) Cranberry Run Business Park in Hartford County,
Maryland consists of five office buildings totaling 267,737 square feet which are 81.0% occupied and 100.0% leased. The property is subject
to commercial leases with various tenants.
4) Hollander 95 Business Park in Baltimore City, Maryland
consists of two buildings totaling 145,590 square feet that were completed in the fourth quarter of 2021 and are 29.1% leased.
On May 21, 2018, the Company completed the disposition
of 40 industrial warehouse properties and three additional land parcels to an affiliate of Blackstone Real Estate Partners VIII, L.P.
for $347.2 million. The Company sold an additional warehouse property, which was excluded from the initial sale due to the tenant exercising
its right of first refusal to purchase the property, to the same buyer for $11.7 million on June 28, 2019. The warehouse portfolio sale
resulted in the disposition of all of the Company’s industrial flex/office warehouse properties prior to the sale date and constituted
a major strategic shift and, as a result, these properties have been reclassified as discontinued operations for all periods presented
in the financial statements filed herewith.
Mining Royalty Lands Segment.
Introduction.
Pursuant to amendments to Regulation S-K of the Securities
Act of 1933 (“Regulation S-K”) adopted by the Securities and Exchange Commission in 2018, effective for fiscal years beginning
on or after January 1, 2021, registrants with material mining operations must disclose certain information in their Securities and Exchange
Act filings concerning mineral resources and mineral reserves, in accordance with to Subpart 1300 of Regulation S-K. This section of
Item 2 provides summary information about our overall portfolio of mining royalty properties.
Our mining leases do not require tenants to furnish
technical report summaries that meet the requirements of Rule 1302, and the Company does not otherwise have access to the technical data
required to determine precise amounts of each class of mineral resource or probable or proven resources. In accordance with Rule 1303(a)(3),
the Company is providing all required information in its possession or which it
can obtain without incurring an unreasonable burden or expense.
The Company periodically engages consultants to examine reserve estimates
and geological studies conducted by tenants and their industry professionals.
Locations. The following map presents
the locations of the Company’s mining properties, which are discussed by segment (as reported in the Company’s financial statements)
below:
Mining Properties. The Company owns
a fee simple interest in 13 open pit aggregates quarries located in Florida, Georgia and Virginia, which comprise approximately 15,000
total acres. The Company’s quarries are subject to mining leases with various tenants, including Vulcan Materials, Martin Marietta,
Cemex, Argos, and The Concrete Company. Aggregates consist of crushed stone, sand, gravel, fill dirt, limestone and calcium and are used
primarily in construction applications.
Nine of the Company’s quarries (located in Grandin,
FL, Fort Myers, FL, Keuka, FL, Newberry, FL, Astatula, FL, Columbus, GA, Macon, GA, Tyrone, GA, and Manassas, VA; comprising 12,649 acres
in the aggregate) are currently being mined, and four of the Company’s quarries (located in Marion County, FL, Lake Louisa, FL,
and Lake Sand, FL and Forest Park, GA; comprising 2,452 acres in the aggregate) are leased but are not currently being mined. Our typical
mining lease requires the tenant to pay the Company a royalty based on the number of tons of mined materials sold from our mining property
during a given fiscal year multiplied by a percentage of the average annual sales price per ton sold. In certain locations, typically
where the reserves on the property have been depleted but the tenant still has a need for the leased land, we collect a minimum annual
rental amount. In the fiscal years ended December 31, 2021, 2020 and 2019, aggregate tons sold with respect to the Company’s mining
properties were approximately 7,575,000, 8,206,000 and 7,815,000, respectively.
In May 2014, the Company entered into an amendment
to our lease with Vulcan for our Fort Myers location requiring that the mining be accelerated and that the mining plan be conformed to
accommodate the future construction of up to 105 residential dwelling units around the mined lakes. In return, the Company granted
Lee
County an option to purchase a right of way for a connector road that would benefit the residential area on our property and to place
a conservation easement on part of the property, which the County exercised in 2020. Mining activity commenced in 2017 following Lee County’s
issuance of a mine operating permit allowing Vulcan to begin production.
In November 2017, Lake County commissioners voted
to approve a permit to Cemex to mine the Company’s land in Lake Louisa, Florida. The county issued the permit in July 2019. After
completing the work necessary to prepare this site to become an active sand mine, Cemex expects to begin mining by March 2023.
Brooksville Joint Venture. Additionally,
through a joint venture with Vulcan Materials, the Company owns a 50% interest in 4,280 acres of mixed-use property in Brooksville, Florida,
a portion of which comprises an aggregates quarry that is mined by Vulcan Materials. The Company entered into the joint venture in 2006
for the purpose of jointly owning and developing the land as a mixed-use community. In April 2011, the Florida Department of Community
Affairs issued its final order approving the development of the project consisting of 5,800 residential dwelling units and over 600,000
square feet of commercial and 850,000 of light industrial uses. Zoning for the project was approved by the County in August 2012. Vulcan
Materials still mines on the property and the Company receives 100% of the royalty on all tons sold at the Brooksville property. During
2017, the Company extended the mining lease on this property for an additional ten years (through 2032) in exchange for an increase in
production of 100,000 tons by December 31, 2023. In the fiscal years ended December 31, 2021, 2020, and 2019, aggregate tons sold were
approximately 280,000, 285,000 and 295,000, respectively.
Other Properties. The Company also owns
an additional 107 acres of investment property in Brooksville, Florida.
Development Segment – Warehouse/Office Land.
At December 31, 2021, this segment owned the following
future development parcels:
Development Segment – Land Held for Investment
or Sale.
At December 31, 2021, this segment owned the following
development parcels:
Stabilized Joint Venture Segment.
At December 31, 2021, this segment owned the following
stabilized joint ventures:
Item 3. LEGAL PROCEEDINGS.
None.
Item 4. MINE SAFETY DISCLOSURES.
None.
PART II
Item 5. MARKET FOR REGISTRANT'S COMMON EQUITY,
RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES.
There were approximately 333 holders of record of
FRP Holdings, Inc. common stock, $.10 par value, as of December 31, 2021. The Company's common stock is traded on the Nasdaq Stock Market
(Symbol FRPH).
Price Range of Common Stock. Information concerning
stock prices is included under the caption "Quarterly Results" on page 9 of the Company's 2021 Annual Report to Shareholders,
and such information is incorporated herein by reference.
Dividends. The Company has not paid a cash
dividend in the past and it is the present policy of the Board of Directors not to pay cash dividends. Information concerning restrictions
on the payment of cash dividends is included in Note 4 to the consolidated financial statements included in the accompanying 2021 Annual
Report to Shareholders, and such information is incorporated herein by reference.
Securities Authorized for Issuance Under Equity
Compensation Plans. Information regarding securities authorized for issuance under equity compensation plans is included in Item 12
of Part III of this Annual Report on Form 10-K, and such information is incorporated herein by reference.
Purchases of Equity Securities by the Issuer and
Affiliated Purchasers
Total
Number of
Shares
Purchased Approximate
As Part of Dollar Value of
Total Publicly Shares that May
Number of Average Announced Yet Be Purchased
Shares Price Paid Plans or Under the Plans
Period Purchased per Share Programs or Programs (1)
Total — $ — —
(1) On February 4, 2015, the Board of Directors
authorized management to expend up to $5,000,000 to repurchase shares of the Company’s common stock from time to time as opportunities
arise. On December 5, 2018, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization.
On August 5, 2019, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization. On May
6, 2020, the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization. On August 26, 2020,
the Board of Directors approved a $10,000,000 increase in the Company’s stock repurchase authorization.
Item 6. [RESERVED]
Item 7. MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATION.
Information required in response to Item 7 is included
under the caption "Management’s Discussion and Analysis of Financial Condition and Results of Operation" on pages 10 through
21 of the Company’s 2021 Annual Report to Shareholders, and such information is incorporated herein by reference.
Item 7.A QUANTITATIVE AND QUALITATIVE DISCLOSURES
ABOUT MARKET RISK.
Interest Rate Risk - We are exposed to the
impact of interest rate changes through our variable-rate borrowings under our Credit Agreement with Wells Fargo.
Under the Wells Fargo Credit Agreement, the applicable
margin for borrowings at December 31, 2021 was Daily 1-Month LIBOR plus 1.0%. The applicable margin for such borrowings will be increased
in the event that our debt to capitalization ratio as calculated under the Wells Fargo Credit Agreement Facility exceeds a target level.
The Company did not have any variable rate debt outstanding
at December 31, 2021, so a sensitivity analysis was not performed to determine the impact of hypothetical changes in interest rates on
the Company’s results of operations and cash flows.
For our debt instruments with variable interest rates,
changes in interest rates affect the amount of interest expense incurred. The following table presents the principal cash flow payments
associated with our outstanding debt by year, weighted average interest rates on debt outstanding each year-end, and fair value of total
debt as of December 31, 2021 (dollars in thousands):
Item 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY
DATA.
Information required in response to this Item 8 is
included under the caption "Quarterly Results" on page 9 and on pages 22 through 41 of the Company's 2021 Annual Report to Shareholders.
Such information is incorporated herein by reference.