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PS Business Parks CEO Discusses Q3 2010 Results – Earnings Call Transcript

Finally, executed versus expiring lease rates declined 10.3% on a cash basis, the lowest roll down in six quarters. This is just one data point, albeit an important one, which is a hopeful indication that current lease rates are close to bottoming.

On our last conference call we announced the acquisition of Tycon II and III in Tysons Corner for $35.4 million in northern Virginia. Since then, we have not closed on any additional acquisitions. The investment market is still tough to predict but I am encouraged that more product is surfacing.

We are prioritizing our investment efforts around assets that have some element of repositioning. This often provides an added discount to replacement cost where we can deploy PSB's operational strategies and ultimately deliver stronger returns once the asset has been stabilized. Our teams are ready to capture these types of properties and we will hopefully see more product interior come back into the market.

Year-to-date, we have in total deployed approximately $162 million into well located business parks that fit this model. And we look forward to the long-term benefit these assets bring to PSB's platform. With a weighted average in place occupancy on the four portfolios acquired of 71% in submarkets where PSB's weighted average occupancy is 91%, our opportunity is clear.

I’d like to close by highlighting PSB's capital position and what we have accomplished over the last 15 months to further strengthen PSB's platform. In August of 2009, we raised $171 million through the sale of common equity. Year-to-date in 2010, we have acquired $162 million of assets, raised $75 million of 6.875% preferred equity and including our redemption of the series L on November 8th, we will have redeemed $122.5 million of preferred equity with an average rate of 7.8%.

As a result of this combined activity, we have a capital structure that is just 28% levered, primarily with $652 million of preferred equity with a blended yield of 7%. We have an untapped $100 million credit facility and a cash balance after the November 8th redemption of $52 million. This clearly demonstrates the strength and capacity of PSB's balance sheet and competitive posture, as we continue to pursue additional growth opportunities.

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