10-Q · April 28, 2026
FSP reported Q1 2026 rental revenue of $26,225,000, down $882,000 from $27,107,000 a year ago. GAAP results improved as net loss narrowed to $9,527,000 from $21,435,000 in Q1 2025, while NAREIT FFO was positive at…
Earnings analysis · 10-Q
FSP earnings analysis
Filed July 28, 2026 · Our reading of the company's report
The latest report
FSP's Q2 rental revenue declined 1.3% year over year to $26.355 million, although gross margin improved to 62.0% and operating margin improved sequentially to negative 3.9%. The reported GAAP loss doubled to $0.16 per…
Read full summary
FSP's Q2 rental revenue declined 1.3% year over year to $26.355 million, although gross margin improved to 62.0% and operating margin improved sequentially to negative 3.9%. The reported GAAP loss doubled to $0.16 per share due chiefly to a $7.691 million property impairment, while leased occupancy fell to 67.4%. Liquidity declined as first-half operating cash flow was negative $2.117 million, and the company now carries a 9.0% secured term loan that may step up to 13.0% upon extension. Management offered no numerical outlook, citing potentially delayed leasing through at least Q3 2026 while continuing strategic-alternatives and disposition efforts.
Gross and operating margin
How much of each revenue dollar the business keeps.
One point per quarterly or annual filing. Both margins are shares of that report's revenue.
From revenue to operating profit
Where each $100 of revenue went in this report.
Cost of sales, operating expenses, and what remained. Figures are rounded to whole dollars.
How we read each report
Our analysis across the last few reports.
Our model's reading of each filing, not the share price or the market's reaction. Annual and quarterly reports each occupy one position.
Reported figures
- Earnings per share
- $-0.16
- Segment
- Real estate operations (sole segment): $26.355 million of Q2 revenue and $11.798 million of Segment NOI.
What stood out
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Margins improved despite lower rental revenue
Q2 revenue was $26.355 million, down $0.360 million (1.3%) year over year from $26.715 million, but only $0.130 million (0.5%) below Q1's implied $26.225 million. Gross margin improved to 62.0% from 60.8% in Q1 and 59.9% a year earlier.
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Sequential operating margin improved
Operating loss narrowed sequentially: operating margin improved to negative 3.9% in Q2 from negative 5.9% in Q1 and negative 7.8% in Q2 2025, aided by a $0.880 million year-over-year reduction in G&A to $2.401 million.
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Segment NOI remained broadly stable
The sole real-estate-operations segment generated Segment NOI of $11.798 million, essentially flat with $11.823 million a year earlier; comparative same-store NOI was $11.205 million, down 2.1% year over year.
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New leasing achieved positive rent spreads
Leasing economics improved on newly signed space: the company leased approximately 170,000 square feet in the first half at average GAAP rents of $34.34 per square foot, 7.4% above comparable prior rents.
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Refinancing addressed near-term maturities
The February refinancing extended stated debt maturity to February 26, 2029 and provides up to $45 million of delayed-draw capacity for tenant improvements, leasing commissions and approved building improvements.
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Asset sale supported debt repayment
The company sold Greenwood Plaza for $19.4 million on July 8 and used approximately $8.5 million of net proceeds to repay Initial Term Loans, including interest and fees.
What to watch
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Impairment drove a wider GAAP loss
GAAP net loss widened to $16.605 million, or $0.16 per share, from a $7.876 million loss, or $0.08 per share, a year earlier, primarily including a $7.691 million Greenwood Plaza impairment ahead of its $19.4 million sale.
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Occupancy and vacancy worsened
Portfolio leased occupancy declined 150 basis points to 67.4% at June 30, 2026 from 68.9% at December 31, 2025, increasing vacant space to approximately 1.569 million square feet from approximately 1.497 million square feet.
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Cash consumption remained elevated
Cash and restricted cash fell $8.112 million to $22.459 million during the first half. Operating cash flow was negative $2.117 million and property/office-equipment investment was $5.834 million, producing reconstructed free cash flow of negative $7.951 million.
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High-cost refinancing increases interest burden
The new secured facility had $253.136 million net Initial Term Loans outstanding at June 30, bears 9.0% interest initially, and would rise to 13.0% if the extension option is exercised; Q2 interest expense increased $1.648 million year over year to $7.987 million.
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Risk-factor section contains no new updates
No new risk factors were added in Item 1A versus the 2025 Form 10-K. However, the filing explicitly says office demand is being adversely affected by current economic conditions and notes only 67.4% leased occupancy as of June 30, 2026.
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Dividend suspension signals capital constraints
The Board suspended quarterly cash dividends in March 2026 to redeploy capital into leasing. Future dividends are limited by the credit agreement to no more than the greater of $0.01 per share or the amount required to preserve REIT status.
Management's outlook
The 10-Q provides no numeric revenue, EPS, FFO, or AFFO outlook. Management said it expects geopolitical events, economic conditions and the long-term COVID-19 impact may limit or delay leasing during at least Q3 2026, while it continues an expanded strategic-alternatives review.
Earlier filings 4
10-K · March 9, 2026
Franklin Street (FSP) is a single-segment office-focused REIT with a 14-property portfolio concentrated in infill/CBD markets in the U.S. sunbelt and mountain west. Q4 2025 results showed revenue of $26,040,000 and GAAP…
10-Q · October 28, 2025
Franklin Street Properties reported rental revenues of $27,300,000 for Q3 2025 and a net loss of $8,326,000 (loss per share $0.08), an improvement versus Q3 2024 net loss of $15,622,000 (loss per share $0.15).…
10-Q · April 29, 2025
FSP reported Q1 2025 rental revenue of $27.107M, down $4.118M (13.2%) from Q1 2024's $31.225M, and posted a net loss of $21.435M (-$0.21 per share). Operating margin deteriorated to -9.8% (operating loss $2.665M) versus…
This is our reading of a public filing, not the filing itself. Analysis can contain errors; check the source document for full context.