ITEM 1.01 ENTRY INTO A MATERIAL DEFINITIVE AGREEMENT
In June of 2022, Pacific Oak Strategic Opportunity REIT, Inc., a Maryland
corporation (the "Company," "we" or "us") redeemed, through its wholly owned
subsidiary Pacific Oak Residential Trust, Inc. ("PORT"), 510,816 Special Common
Units of PORT OP LP, a consolidated subsidiary of the Company and the operating
partnership of PORT ("PORT OP"), representing approximately 3.20% interest, held
by a subsidiary of Pacific Oak Capital Advisors, LLC, the Company's external
advisor (the "Advisor"). Following the redemption, the Company, through PORT,
owned 100% of PORT OP. In July of 2022, the Company also acquired, through PORT
OP, all of the outstanding common stock of Pacific Oak Residential Trust II,
Inc. ("PORT II"), a separate program formerly advised by an affiliate of the
Advisor, Pacific Oak Residential Advisors, LLC ("PORA"), that it did not already
own, giving it ownership of 100% of the common stock of PORT II.
PORT Advisory Agreement - Exhibit 10.1
In connection with the foregoing transactions, on September 9, 2022, but
effective September 1, 2022, PORT entered into an advisory agreement with PORA
(the "PORT Advisory Agreement") pursuant to which PORA will act as a product
specialist with respect to the Company's single family rental property
investment portfolio, held through PORT. The PORT Advisory Agreement has an
initial two-year term and may be renewed for additional one-year terms. Pursuant
to the PORT Advisory Agreement, PORT will pay PORA: (1) an acquisition fee equal
to 1.0% of the cost of each asset which consists of the price paid for the asset
plus any amounts funded or budgeted at the time of acquisition for capital
expenditures; and (2) a quarterly asset management fee equal to 0.25% (1.0%
annually) on the aggregate value of PORT's assets, as determined in accordance
with PORT's valuation guidelines, as of the end of each quarter. In the case of
investments made through a joint venture, the acquisition fee will be based on
PORT's proportionate share of the joint venture. For substantial assistance in
connection with the sale of properties or other investments (including a sale of
PORT itself), PORT also pays PORA or its affiliates 1.0% of the contract sales
price.
In the event of an initial public offering, a sale of all or substantially all
of PORT's equity interests or properties, a merger, or a share exchange in which
PORT's stockholders receive consideration for their shares in PORT, a conversion
to a publicly offered perpetual life "NAV REIT" that would aim to offer
enhanced, monthly liquidity through PORT's share repurchase plan on a perpetual
basis, or a termination of the PORT Advisory Agreement without cause by PORT,
PORA will also be paid an incentive fee if PORT's performance exceeds certain
thresholds. The incentive fee is comprised of two parts. First, there an
incentive fee based on the Company's invested capital, which is measured from
the Company's initial investment in PORT in November 2019. If the total return
on the Company's invested capital in PORT exceeds a 5% cumulative,
non-compounded, annual return on invested capital (the "Legacy Hurdle Amount"),
then the incentive fee equals 48% of the following: (i) the amount by which the
total return on the Company's invested capital exceeds the Legacy Hurdle Amount
(any such excess, the "Legacy Excess Profits") until the total amount allocated
to PORA hereunder equals 12.5% of the sum of (x) the Legacy Hurdle Amount and
(y) any amount due to PORA pursuant to this clause (this is referred to as a
"Legacy Catch-Up") and (ii) to the extent there are remaining Legacy Excess
Profits, 12.5% of such remaining Legacy Excess Profits. Second, there is an
incentive fee based on the invested capital from PORT's Private Offering
(defined below), which is measured from the commencement of the Private
Offering. If the total return on the Private Offering invested capital in PORT
exceeds a 5% cumulative, non-compounded, annual return on invested capital (the
"Offering Hurdle Amount"), then the incentive fee equals (i) the amount by which
the total return on the Private Offering invested capital exceeds the Offering
Hurdle Amount (any such excess, the "Offering Excess Profits") until the total
amount allocated to PORA hereunder equals 12.5% of the sum of (x) the Offering
Hurdle Amount and (y) any amount due to PORA pursuant to this clause (this is
referred to as a "Offering Catch-Up") and (ii) to the extent there are remaining
Offering Excess Profits, 12.5% of such remaining Offering Excess Profits. PORT
will also reimburse PORA for costs incurred on its behalf in providing services,
but will not reimburse PORA for the salary, bonuses and benefits it pays or
provides to persons providing services to PORT.
Amended and Restated Advisory Agreement - Exhibit 10.2
On September 9, 2022, in connection with PORT's entry into the PORT Advisory
Agreement, the Company amended and restated its advisory agreement with the
Advisor, also effective September 1, 2022 (the "Amended Company Advisory
Agreement"). Under the Amended Company Advisory Agreement, the Company will no
longer pay acquisition fees, asset management fees or disposition fees to the
Advisor with respect to investments held or made through PORT. The Company's
investment in PORT will still be considered when computing any potential
incentive fees due to the Advisor under the Amended Company Advisory Agreement.
PORT Property Management Agreement - Exhibit 10.3
On September 9, 2022, in connection with the foregoing transactions, effective
September 1, 2022, PORT entered into a property management agreement with DMH
Realty, LLC ("DMH Realty"), an affiliate of PORA and the Advisor (the "PORT
Property Management Agreement"). The PORT Property Management Agreement has an
initial two-year term and may be renewed for additional one-year terms. Pursuant
to the PORT Property Management Agreement, PORT will pay DMH Realty
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a property management fee equal to the following: (a) for all Collected Rental
Revenues (defined below) up to $50,000,000 per annum (or $4,166,667 per month),
8%; (b) for all Collected Rental Revenues in excess of $50,000,000 per annum,
but less than or equal to $75,000,000 per annum (or $6,250,000 per month), 7%;
and (c) for all Collected Rental Revenues in excess of $75,000,000 per annum (or
$6,250,000 per month), 6%. "Collected Rental Revenues" means the amount of
rental revenue actually collected for each property per the terms of the lease
pertaining to each property (including lease breakage fees) or pursuant to any
early termination buyouts, but excluding other income items, fees or revenue
collected by DMH Realty, including but not limited to: application fees,
insufficient funds fees, late fees, move-in fees, pet fees, and security
deposits (except to the extent applied to rent per the terms of the lease
pertaining to any property). PORT will also pay DMH Realty the following leasing
fees: for all newly placed tenants, one-half of one month's rent applicable to
the initial rent period, and for all renewal tenants, $100. PORT will also pay
DMH Realty shared fees equal to 100% of any application fees collected and 50%
of any insufficient funds fees, late fees and certain other fees collected. DMH
Realty may also perform additional services at rates that would be payable to
unrelated parties.
The PORT Property Management Agreement will terminate automatically in the event
of an initial public offering by PORT; a sale of all or substantially all of its
equity interests or properties, a merger, or a share exchange, in a transaction
that provides PORT stockholders with any combination of cash and/or securities
of a publicly traded company in exchange for their common shares; or if the PORT
Advisory Agreement is terminated (including through non-renewal) (except for
cause) by PORT. If the PORT Property Management Agreement terminates
automatically, PORT will be required to pay DMH Realty, in addition to other
fees payable under the agreement, a termination fee equal to two times the sum
of the annual property management fee for the trailing 12-month period. If PORT
terminates the PORT Property Management Agreement without cause, PORT will also
be required to pay DMH Realty, in addition to other fees payable under the
agreement, a termination fee equal to three times the sum of the annual property
management fee for the trailing 12-month period.
PORT Dealer Manager Agreement - Exhibit 10.4
On September 9, 2022, PORT also commenced a private offering of up to $500
million of common stock in a primary offering and up to $50 million of common
stock under its distribution reinvestment plan (the "Private Offering.") PORT
engaged Pacific Oak Capital Markets, LLC ("POCM"), an affiliate of the Advisor,
PORA and DHM Realty, to be the dealer manager for the Private Offering, pursuant
to a dealer manager agreement effective as of September 9, 2022 (the "PORT
Dealer Manager Agreement"). Pursuant to the PORT Dealer Manager Agreement, with
respect to Class A shares, PORT will generally pay POCM: (1) selling commissions
equal to up to 6.0% of the net asset value ("NAV") of each share sold in the
primary offering, which POCM may reallow in part or in full to participating
broker-dealers; (2) a dealer manager fee equal to up to 1.5% of the NAV of each
share sold in the primary offering, which POCM may reallow in part or in full to
participating broker-dealers; and (3) a placement agent fee equal to up to 1.5%
of the NAV of each share sold in the primary offering. With respect to Class T
shares, PORT will generally pay POCM: (1) selling commissions equal to up to
3.0% of the NAV of each share sold in the primary offering, which POCM may
reallow in part or in full to participating broker-dealers; (2) a dealer manager
fee equal to up to 0.75% of the NAV of each share sold in the primary offering,
which POCM may reallow in part or in full to participating broker-dealers; and
(3) a placement agent fee equal to up to 0.75% of the NAV of each share sold in
the primary offering. PORT will not pay any selling commissions, dealer manager
or placement agent fees in connection with the sale of shares under the
distribution reinvestment plan.
ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS
Ex. Description
10.1 P ORT Advisory Agreement
10.2 Amended and Restated Advisory Agreement
10.3 PORT Property Management Agreement
10.4 PORT Dealer Manager Agreement
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