Table of Contents
Index to Financial Statements

As filed with the Securities and Exchange Commission on October 20, 2003

Registration No. 333-          


SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549


FORM S-4

REGISTRATION STATEMENT

UNDER

THE SECURITIES ACT OF 1933


CB Richard Ellis Services, Inc.

(Exact name of Registrant as specified in its charter)


Delaware   6500   52-1616016

(State or other jurisdiction of

incorporation or organization)

 

(Primary Standard Industrial

Classification Code Number)

 

(I.R.S. Employer

Identification No.)

865 South Figueroa Street, Suite 3400

Los Angeles, CA 90017

(213) 613-3226

(Address, including zip code, and telephone number, including area code, of Registrant’s principal executive offices)


Kenneth J. Kay

Chief Financial Officer

CB Richard Ellis Services, Inc.

865 South Figueroa Street, Suite 3400

Los Angeles, CA 90017

(213) 613-3226

(Name, address, including zip code, and telephone number, including area code, of agent for service)


With a copy to:

William B. Brentani

Simpson Thacher & Bartlett LLP

3330 Hillview Avenue

Palo Alto, CA 94304

(650) 251-5000


Approximate date of commencement of proposed sale to the public:    As soon as practicable after this Registration Statement becomes effective.

If the securities being registered on this form are being offered in connection with the formation of a holding company and there is compliance with General Instruction G, check the following box.  ¨

If this form is filed to register additional securities for an offering pursuant to Rule 462(b) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering.  ¨

If this form is a post-effective amendment filed pursuant to Rule 462(d) under the Securities Act, check the following box and list the Securities Act registration statement number of the earlier effective registration statement for the same offering.  ¨


CALCULATION OF REGISTRATION FEE


Title of each class of

securities to be registered

  

Amount

to be
registered

  

Maximum

offering price

per unit

 

Maximum

aggregate offering

price

  

Amount of

registration

fee


9 3/4% Senior Notes Due May 15, 2010

   $200,000,000    100%   $200,000,000    $16,180

Guarantees of 9 3/4% Senior Notes Due May 15, 2010 (1)

   $200,000,000    100%   $200,000,000    (2)

(1) See inside facing page for additional registrant guarantors.
(2) Pursuant to Rule 457(n) under the Securities Act of 1933, as amended, no separate fee for the guarantees is payable.

The Registrants hereby amend this Registration Statement on such date or dates as may be necessary to delay its effective date until the Registrants shall file a further amendment which specifically states that this Registration Statement shall thereafter become effective in accordance with section 8(a) of the Securities Act of 1933, as amended, or until this Registration Statement shall become effective on such date as the Commission, acting pursuant to said Section 8(a), may determine.



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Index to Financial Statements

TABLE OF ADDITIONAL REGISTRANT GUARANTORS

 

Exact name of

Registrant guarantor

as specified

in its charter


 

State or other
jurisdiction
of incorporation
or organization


 

I.R.S.
Employer
Identification
Number


 

Primary
Standard
Industrial
Classification
Code Number


 

Address including zip code

and telephone number

including area

code of Registrant guarantor’s
principal executive offices


Baker Commercial Realty, Inc.

  Texas   75-2443696   6512  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Bonutto-Hofer Investments

  California   33-0003584   6799  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CB Richard Ellis Corporate Facilities Management, Inc.

  Delaware   33-0582062   6500   970 W. 190th Street, Suite 560
                Torrance, CA 90502 (310) 380-5887

CB Richard Ellis, Inc.

  Delaware   95-2743174   6500  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CB Richard Ellis Investors, Inc.

  California   95-3242122   6799  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CB Richard Ellis Investors, L.L.C.

  Delaware   95-3695034   6799  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

CB Richard Ellis of California, Inc.

  Delaware   33-0659572   6531  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CB Richard Ellis Real Estate Services, Inc. (formerly known as Insignia/ESG, Inc.)

  Delaware   57-0966617   6512   970 W. 190th Street, Suite 560
                Torrance, CA 90502 (310) 380-5887

CBRE Consulting, Inc.

  California   68-0149728   6531  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CBRE Holding, Inc.

  Delaware   94-3391143   6500  

865 South Figueroa Street, Suite 3400

Los Angeles, CA 90017 (213) 613-3226

CBRE HR, Inc.

  California   33-0687470   6531  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CBRE/LJM Mortgage Company, L.L.C.

  Delaware   74-2900986   6162  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CBRE/LJM-Nevada, Inc.

  Nevada   76-0592505   6162  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

CBREI Funding, L.L.C.

  Delaware   95-4889727   6531  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

CBREI Manager, L.L.C.

  Delaware   75-3091166   6531  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

CBRE-Profi Acquisition Corp.

  Delaware   33-6764889   6531  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Edward S. Gordon Management Corporation

  New York   13-2792438   6212  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Global Innovation Advisor, LLC

  Delaware   95-4869925   6799  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

Holdpar A

  Delaware   95-4536362   6799  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

Holdpar B

  Delaware   95-4536363   6799  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

I/ESG Octane Holdings, LLC

  Delaware   57-1121106   6500  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

IIII-BSI Holdings, LLC

  Delaware   57-1111064   6799  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

IIII-SSI Holdings, LLC

  Delaware   57-1112916   6799  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Insignia/ESG Capital Corporation

  Delaware   51-0390846   6799  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Insignia/ESG Northeast

  Delaware   57-1116411   6512  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Insignia Financial Group, Inc.

  Delaware   56-2084290   6552  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Insignia ML Properties, LLC

  Delaware   57-1134322   6512  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Koll Capital Markets Group, Inc.

  Delaware   33-0556837   6500  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Koll Investment Management, Inc.

  California   33-0367147   6799  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Koll Partnerships I, Inc.

  Delaware   33-0607113   6500  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

Koll Partnerships II, Inc.

  Delaware   33-0622656   6500  

970 W. 190th Street, Suite 560

Torrance, CA 90502 (310) 380-5887

L.J. Melody & Company

  Texas   74-1949382   6162  

5847 San Felipe, Suite 4400

Houston, TX 77057 (713) 787-1900

L.J. Melody & Company of Texas, L.P.

  Texas   76-0590855   6162  

5847 San Felipe, Suite 4400

Houston, TX 77057 (713) 787-1900

LJMGP, LLC

  Delaware   76-0686627   6531  

5847 San Felipe. Suite 4400

Houston, TX 77057 (713) 787-1946

Vincent F. Martin, Jr., Inc.

  California   95-3695032   6799  

865 South Figueroa Street, Suite 3500

Los Angeles, CA 90017 (213) 683-4318

Westmark Real Estate Acquisition Partnership, L.P.

  Delaware   95-4535866   6799   865 South Figueroa Street, Suite 3500
                Los Angeles, CA 90017 (213) 683-4318


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Index to Financial Statements

The information in this prospectus is not complete and may be changed. We may not sell these securities until the registration statement filed with the Securities and Exchange Commission is effective. This prospectus is not an offer to sell these securities and it is not soliciting an offer to buy these securities in any state where the offer or sale is not permitted.

 

Subject to completion, dated October 20, 2003

 

PROSPECTUS

LOGO

 

$200,000,000

 

CB Richard Ellis Services, Inc.

 

 

Offer to Exchange All Outstanding 9 3/4% Senior Notes Due May 15, 2010 for 9¾% Senior Notes Due May 15, 2010, which have been registered under the Securities Act of 1933

 

Unconditionally Guaranteed on a Senior Basis by CBRE Holding, Inc. and Some of our Subsidiaries

 

The Exchange Offer    The Exchange Notes

•      We will exchange all outstanding notes that are validly tendered and not validly withdrawn for an equal principal amount of exchange notes that are freely tradeable, except in limited circumstances described below.

 

•      You may withdraw tenders of outstanding notes at any time prior to the expiration of the exchange offer.

 

•      The exchange offer expires at 5:00 p.m., New York City time, on                 , 2003, unless extended. We do not currently intend to extend the expiration date.

 

•      The exchange of outstanding notes for exchange notes in the exchange offer will not be a taxable event for U.S. federal income tax purposes.

 

•      We will not receive any proceeds from the exchange offer.

  

•      The exchange notes are being offered in order to satisfy certain of our obligations under the registration rights agreements entered into in connection with the placement of the outstanding notes.

 

•      The terms of the exchange notes to be issued in the exchange offer are substantially identical to the outstanding notes, except that the exchange notes will be freely tradeable, except in limited circumstances described below.

 

Resales of Exchange Notes

 

•      The exchange notes may be sold in the over-the-counter market, in negotiated transactions or through a combination of such methods.

 

If you are a broker-dealer and you receive exchange notes for your own account, you must acknowledge that you will deliver a prospectus in connection with any resale of the exchange notes. By making such acknowledgement, you will not be deemed to admit that you are an “underwriter” under the Securities Act of 1933. Broker-dealers may use this prospectus in connection with any resale of exchange notes received in exchange for outstanding notes where the outstanding notes were acquired by the broker-dealer as a result of market-making activities or trading activities. We will make this prospectus available to any broker-dealer for use in any such resale for a period of up to 180 days after the date of the prospectus. A broker-dealer may not participate in the exchange offer with respect to outstanding notes acquired other than as a result of market-making activities or trading activities. See “Plan of Distribution.”

 

If you are an affiliate of CB Richard Ellis Services, Inc. or are engaged in, or intend to engage in, or have an agreement or understanding to participate in, a distribution of the exchange notes, you cannot rely on the applicable interpretations of the Securities and Exchange Commission and you must comply with the registration requirements of the Securities Act of 1933 in connection with any resale transaction.

 

You should consider carefully the risk factors beginning on page 15 of this prospectus before participating in the exchange offer.

 

Neither the Securities and Exchange Commission nor any state securities commission has approved or disapproved of these securities or determined if this prospectus is truthful or complete. Any representation to the contrary is a criminal offense.

 


 

The date of this prospectus is                  , 2003.


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Index to Financial Statements

TABLE OF CONTENTS

 

     Page

Prospectus Summary

   1

Risk Factors

   15

Forward-Looking Statements

   28

Use of Proceeds

   29

Capitalization

   30

The Insignia Acquisition and Related Transactions

   31

Unaudited Pro Forma Financial Information

   33

Selected Historical Financial Data

   46

Management’s Discussion and Analysis of Financial Condition and Results of Operations

   48

Business

   70

Management

   76

Related Party Transactions

   84

Principal Stockholders

   89

Description of the Notes

   93

The Exchange Offer

   136

Description of Other Indebtedness

   146

Certain United States Federal Income Tax Consequences

   150

Plan of Distribution

   154

Legal Matters

   155

Experts

   155

Change in Accountants

   155

Where You Can Find More Information

   156

Index to Consolidated Financial Statements and Financial Statement Schedule

   F-1

 


 

CB Richard Ellis Services, Inc. and the corporate logo of CB Richard Ellis Services set forth on the cover of this prospectus are the registered trademarks of CB Richard Ellis Services in the United States. All other trademarks or service marks are trademarks or service marks of the companies that use them.

 


 

This prospectus does not constitute an offer to sell, or a solicitation of an offer to buy, any exchange notes offered hereby in any jurisdiction where, or to any person to whom, it is unlawful to make such offer or solicitation. The information contained in this prospectus speaks only as of the date of this prospectus unless the information specifically indicates that another date applies. No dealer, salesperson or other person has been authorized to give any information or to make any representations other than those contained or incorporated by reference in this prospectus in connection with the offer contained herein and, if given or made, such information or representations must not be relied upon as having been authorized by us. Neither the delivery of this prospectus nor any sale made hereunder shall under any circumstances create an implication that there has been no change in our affairs or that of our subsidiaries since the date hereof.

 

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Index to Financial Statements

PROSPECTUS SUMMARY

 

This summary may not contain all of the information that may be important to you. You should read this summary together with the entire prospectus, including the more detailed information in the financial statements and the accompanying notes appearing elsewhere in this prospectus. Unless the context indicates otherwise, (1) the terms “we,” “our” and “us” refer to CB Richard Ellis Services, Inc. and its subsidiaries, (2) the term “Insignia” refers to Insignia Financial Group, Inc. and its subsidiaries and (3) the term “CBRE Holding” refers to our parent company, CBRE Holding, Inc.

 

Our Company

 

We are one of the world’s largest commercial real estate services firms in terms of revenue, offering a full range of services to commercial real estate occupiers, owners, lenders and investors. On July 23, 2003, we completed our acquisition of Insignia, another leading U.S. and international provider of commercial real estate services. Through our acquisition of Insignia, we expect to solidify our position as a market leader in the commercial real estate services industry. In 2002, on a pro forma basis, we and Insignia provided commercial real estate services through a combined total of 250 offices in 47 countries. We provide our services under the CB Richard Ellis brand name on a local, national and international basis. During 2002, on a pro forma basis giving effect to the Insignia acquisition and related transactions, we and Insignia advised on approximately 29,050 commercial lease transactions involving aggregate rents of approximately $33.0 billion and approximately 6,160 commercial sales transactions with an aggregate value of approximately $49.0 billion. Also during 2002, on a pro forma basis giving effect to the Insignia acquisition and related transactions, we and Insignia managed approximately 668.5 million square feet of property, provided investment management services for approximately $12.9 billion in assets, originated approximately $9.0 billion in loans, serviced approximately $58.9 billion in loans through a joint venture, engaged in approximately 40,800 valuation, appraisal and advisory assignments and serviced over 1,400 clients with proprietary research.

 

We report our commercial real estate operations through three geographically-organized segments: (1) Americas, (2) Europe, the Middle East and Africa, or “EMEA,” and (3) Asia Pacific. The Americas consists of operations in the United States, Canada, Mexico and South America. EMEA mainly consists of operations in Europe, and Asia Pacific consists of operations in Asia, Australia and New Zealand. We have worldwide capabilities to assist buyers in the purchase and sellers in the disposition of commercial property, to assist tenants in finding available space and owners in finding qualified tenants, to provide valuations and appraisals for real estate property, to assist in the arrangement of financing for commercial real estate, to provide commercial loan servicing, to provide research and consulting services, to help institutional investors manage commercial real estate portfolios, to provide property and facilities management services and to serve as the outsource service provider to corporations seeking to be relieved of the responsibility for managing their real estate operations.

 

Business Overview

 

Americas

 

The Americas is our largest business segment in terms of revenue, earnings and cash flow. It includes the following major lines of businesses:

 

  Our brokerage services line of business provides sales, leasing and consulting services relating to commercial real estate.

 


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Index to Financial Statements
  Our investment properties line of business provides similar brokerage services primarily for commercial, multi-housing and hotel real estate property marketed for sale to institutional and private investors.

 

  Our corporate services line of business focuses on building relationships with large corporate clients, with the objective of establishing long-term relationships with clients that could benefit from utilizing corporate services and/or global presence.

 

  Our commercial mortgage line of business provides commercial loan origination and loan servicing through our wholly owned subsidiary, L.J. Melody & Company.

 

  Our valuation line of business provides valuation, appraisal and market research services.

 

  Our investment management line of business provides investment management services through our wholly owned subsidiary, CBRE Investors, L.L.C.

 

  Our asset services line of business provides value-added asset and related services for income-producing properties owned by local, regional and institutional investors.

 

  Our facilities management line of business specializes in the administration, management, maintenance and project management of properties that are occupied by large corporations and institutions.

 

EMEA

 

Our EMEA division has offices in 27 countries, with its largest operations located in the United Kingdom, France, Spain, the Netherlands and Germany. Operations within the various countries typically provide, at a minimum, the following services: brokerage, investment properties, corporate services, valuation/appraisal services, asset services and facilities management. Our operations in some countries also provide financial and investment management services. These services are provided to a wide range of clients and cover office, retail, leisure, industrial, logistics, biotechnology, telecommunications and residential property assets.

 

We are one of the leading real estate services companies in the United Kingdom. We provide a broad range of commercial property real estate services to investment, commercial and corporate clients located in London. We also have four regional offices in Birmingham, Manchester, Edinburgh and Glasgow. In France, we are a key market leader in Paris and provide a complete range of services to the commercial property sector, as well as some services to the residential property market. In Spain, we provide extensive coverage operating through our offices in Madrid, Barcelona, Valencia, Malaga, Marbella and Palma de Mallorca. Our Netherlands business is based in Amsterdam, while our German operations are located in Frankfurt, Munich, Berlin and Hamburg. Our operations in these countries generally provide a full range of services to the commercial property sector, along with some residential property services.

 

Asia Pacific

 

Our Asia Pacific division has offices in 11 countries. We believe we are one of only a few companies that can provide a full range of real estate services to large corporations throughout the region, including brokerage, investment management (in Japan only), corporate services, valuation/appraisal services, asset services and facilities management. We believe that the CB Richard Ellis brand name is recognized throughout this region as one of the leading worldwide commercial real estate services firms. In Asia, our principal operations are located in China (including Hong Kong), Singapore, South Korea and Japan. The Pacific region includes Australia and New Zealand, with principal offices located in Brisbane, Melbourne, Perth, Sydney, Auckland and Wellington.

 

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Competitive Strengths

 

The market for our commercial real estate business is both highly fragmented and competitive. Thousands of local commercial real estate brokerage firms and hundreds of regional commercial real estate brokerage firms have offices throughout the world. Most of our competitors in the brokerage and asset services lines of business are local or regional firms that are substantially smaller than we are on an overall basis, but in some cases may be larger locally. In addition, there are several national and, in some cases, international real estate brokerage firms with whom we compete. We believe we have a variety of competitive advantages that have helped to establish our strong, global leadership position within the commercial real estate services industry. These advantages include the following:

 

  global brand name and presence;

 

  market leader and full service provider;

 

  strong relationships with established customers;

 

  recurring revenue stream;

 

  attractive business model, including

 

  diversified revenue base,

 

  variable cost structure, and

 

  low capital requirements;

 

  empowered resources; and

 

  experienced senior management with significant equity stake.

 

Our Strategy

 

Our goal is to be the world’s leading commercial real estate services firm offering unparalleled breadth and quality of services across the globe. To achieve this goal, we intend to:

 

  increase market share by capitalizing on breadth of services, global presence and continued cross-selling;

 

  capitalize on increased corporate outsourcing to increase market share;

 

  grow our investment management business; and

 

  continue to focus on efficiency improvements and the reduction of costs.

 

Summary of the Insignia Acquisition and Related Transactions

 

On July 23, 2003, we completed our acquisition of Insignia. We believe that the Insignia acquisition significantly increases our scale, business line and regional diversity, as well as strengthens our leadership position in the commercial real estate services industry worldwide. In addition, we believe that the Insignia acquisition provides significant cost-saving opportunities for us. See “Risk Factors—Risks Relating to Our Business—We cannot assure you as to when or if we will be able to achieve all of our expected cost savings in connection with the Insignia acquisition.”

 

To partially finance the acquisition, certain of CBRE Holding’s existing stockholders, including affiliates of Blum Capital Partners, L.P., made an aggregate cash contribution of $120.0 million to CBRE Holding at the

 

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closing of the Insignia acquisition, in consideration for which CBRE Holding issued to these stockholders an aggregate of 7,500,000 shares of its common stock. For a more detailed description of the equity financing received by CBRE Holding in connection with the Insignia acquisition, see “The Insignia Acquisition and Related Transactions—Equity Financing.”

 

For additional information regarding the Insignia acquisition and the related transactions, please read the description included under the caption “The Insignia Acquisition and Related Transactions.” For additional information regarding the financing of the Insignia acquisition, please see the description included under the caption “Use of Proceeds.”

 

Recent Developments

 

On October 14, 2003, we refinanced all of the outstanding loans under the amended and restated credit agreement we entered into in connection with the completion of the Insignia acquisition. As part of this refinancing, we entered into a new amended and restated credit agreement, pursuant to which, among other things, the interest rates, amortization schedule and maturity date for our terms loans were amended. For additional information regarding the terms of the new amended and restated credit agreement, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Liquidity and Capital Resources” and “Description of Other Indebtedness—Our Senior Secured Credit Facilities.” The new amended and restated credit agreement is filed with the Securities and Exchange Commission as an exhibit to the registration statement of which this prospectus forms a part.

 


 

We are a Delaware corporation, incorporated on March 9, 1989. Our principal executive offices are currently located at 865 South Figueroa Street, Suite 3400, Los Angeles, California 90017 and our telephone number is (213) 613-3226.

 

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Summary of Terms of the Exchange Offer

 

On May 22, 2003, we completed the private offering of the outstanding notes. References to the “notes” in this prospectus are references to both the outstanding notes and the exchange notes. This prospectus is part of a registration statement covering the exchange of the outstanding notes for the exchange notes.

 

We, Holding and some of our subsidiaries that are guarantors of the notes entered into a registration rights agreement with the initial purchasers in the private offering in which we and the guarantors agreed to deliver to you this prospectus as part of the exchange offer and we agreed to complete the exchange offer within 220 days after the date the Insignia acquisition was completed. You are entitled to exchange in the exchange offer your outstanding notes for exchange notes, which are identical in all material respects to the outstanding notes except:

 

  the exchange notes have been registered under the Securities Act of 1933;

 

  the exchange notes are not entitled to certain registration rights which are applicable to the outstanding notes under the registration rights agreement; and

 

  certain contingent interest rate provisions are no longer applicable.

 

The Exchange Offer

We are offering to exchange up to $200,000,000 aggregate principal amount of outstanding notes for up to $200,000,000 aggregate principal amount of exchange notes. Outstanding notes may be exchanged only in integral multiples of $1,000.

 

Resale

Based on an interpretation by the staff of the Securities and Exchange Commission, or the SEC, set forth in no-action letters issued to third parties, we believe that the exchange notes issued pursuant to the exchange offer in exchange for outstanding notes may be offered for resale, resold and otherwise transferred by you, unless you are an “affiliate” of CB Richard Ellis Services, Inc. within the meaning of Rule 405 under the Securities Act, without compliance with the registration and prospectus delivery provisions of the Securities Act, provided that you are acquiring the exchange notes in the ordinary course of your business and that you have not engaged in, do not intend to engage in, and have no arrangement or understanding with any person to participate in, a distribution of the exchange notes.

 

 

Each participating broker-dealer that receives exchange notes for its own account pursuant to the exchange offer in exchange for outstanding notes that were acquired as a result of market-making or other trading activity must acknowledge that it will deliver a prospectus in connection with any resale of the exchange notes. See “Plan of Distribution.”

 

 

Any holder of outstanding notes who:

 

    is an affiliate of CB Richard Ellis Services, Inc.;

 

    does not acquire exchange notes in the ordinary course of its business; or

 

    tenders in the exchange offer with the intention to participate, or for the purpose of participating, in a distribution of exchange notes

 

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cannot rely on the position of the staff of the SEC enunciated in Exxon Capital Holdings Corporation, Morgan Stanley & Co. Incorporated or similar no-action letters and, in the absence of an exemption therefrom, must comply with the registration and prospectus delivery requirements of the Securities Act in connection with the resale of the exchange notes.

 

Expiration Date; Withdrawal of Tender

The exchange offer will expire at 5:00 p.m., New York City time, on                  , 2003, or such later date and time to which we extend it, which date we refer to as the “expiration date.” We do not currently intend to extend the expiration date. A tender of outstanding notes pursuant to the exchange offer may be withdrawn at any time prior to the expiration date. Any outstanding notes not accepted for exchange for any reason will be returned without expense to the tendering holder promptly after the expiration or termination of the exchange offer.

 

Certain Conditions to the Exchange Offer

The exchange offer is subject to customary conditions, which we may waive. Please read the section of this prospectus captioned “The Exchange Offer—Certain Conditions to the Exchange Offer” for more information regarding the conditions to the exchange offer.

 

Procedures for Tendering Outstanding Notes

If you wish to participate in the exchange offer, you must complete, sign and date the accompanying letter of transmittal, or a facsimile of the letter of transmittal according to the instructions contained in this prospectus and the letter of transmittal. You must also mail or otherwise deliver the letter of transmittal, or a facsimile of the letter of transmittal, together with the outstanding notes and any other required documents, to the exchange agent at the address set forth on the cover page of the letter of transmittal. If you hold outstanding notes through The Depository Trust Company, or DTC, and wish to participate in the exchange offer, you must comply with the Automated Tender Offer Program procedures of DTC, by which you will agree to be bound by the letter of transmittal. By signing, or agreeing to be bound by the letter of transmittal, you will represent to us that, among other things:

 

    any exchange notes that you receive will be acquired in the ordinary course of your business;

 

    you have no arrangement or understanding with any person or entity to participate in a distribution of the exchange notes;

 

    if you are a broker-dealer that will receive exchange notes for your own account in exchange for outstanding notes that were acquired as a result of market-making activities, that you will deliver a prospectus, as required by law, in connection with any resale of such exchange notes; and

 

   

you are not an “affiliate,” as defined in Rule 405 of the Securities Act, of CB Richard Ellis Services, Inc. or, if you are an affiliate, you will comply with any applicable registration and prospectus delivery requirements of the Securities Act.

 

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Index to Financial Statements

Special Procedures for Beneficial Owners

If you are a beneficial owner of outstanding notes that are registered in the name of a broker, dealer, commercial bank, trust company or other nominee, and you wish to tender such outstanding notes in the exchange offer, you should contact such registered holder promptly and instruct such registered holder to tender on your behalf. If you wish to tender on your own behalf, you must, prior to completing and executing the letter of transmittal and delivering your outstanding notes, either make appropriate arrangements to register ownership of the outstanding notes in your name or obtain a properly completed bond power from the registered holder. The transfer of registered ownership may take considerable time and may not be able to be completed prior to the expiration date.

 

Guaranteed Delivery Procedures

If you wish to tender your outstanding notes and your outstanding notes are not immediately available or you cannot deliver your outstanding notes, the letter of transmittal or any other documents required by the letter of transmittal or comply with the applicable procedures under DTC’s Automated Tender Offer Program prior to the expiration date, you must tender your outstanding notes according to the guaranteed delivery procedures set forth in this prospectus under “The Exchange Offer—Guaranteed Delivery Procedures.”

 

Effect on Holders of Outstanding Notes

As a result of the making of, and upon acceptance for exchange of all validly tendered outstanding notes pursuant to the terms of the exchange offer, we will have fulfilled a covenant contained in the registration rights agreement and, accordingly, there will be no increase in the interest rate on the outstanding notes under the circumstances described in the registration rights agreement. If you are a holder of outstanding notes and you do not tender your outstanding notes in the exchange offer, you will continue to hold such outstanding notes and you will be entitled to all the rights and limitations applicable to the outstanding notes in the indenture, except for any rights under the registration rights agreement that by their terms terminate upon the consummation of the exchange offer.

 

 

To the extent that outstanding notes are tendered and accepted in the exchange offer, the trading market for outstanding notes could be adversely affected.

 

Consequences of Failure to Exchange

All untendered outstanding notes will continue to be subject to the restrictions on transfer provided for in the outstanding notes and in the indenture. In general, the outstanding notes may not be offered or sold, unless registered under the Securities Act, except pursuant to an exemption from, or in a transaction not subject to, the Securities Act and applicable state securities laws. Other than in connection with the exchange offer, we do not currently anticipate that we will register the outstanding notes under the Securities Act.

 

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Certain Income Tax Considerations

The exchange of outstanding notes for exchange notes in the exchange offer will not be a taxable event for United States federal income tax purposes. See “Certain U.S. Federal Income Tax Considerations.”

 

Use of Proceeds

We will not receive any cash proceeds from the issuance of exchange notes pursuant to the exchange offer.

 

Exchange Agent

U.S. Bank National Association is the exchange agent for the exchange offer. The address and telephone number of the exchange agent are set forth in the section of this prospectus captioned “The Exchange Offer—Exchange Agent.”

 

Summary of Terms of the Exchange Notes

 

Issuer

CB Richard Ellis Services, Inc.

 

Notes Offered

$200,000,000 aggregate principal amount of 9 3/4% senior notes due May 15, 2010.

 

Maturity Date

May 15, 2010.

 

Interest Payment Dates

May 15 and November 15 of each year, beginning November 15, 2003.

 

Optional Redemption

We cannot redeem the notes prior to May 15, 2007, except as discussed below. Until May 15, 2006, we can choose to redeem the notes in an amount not to exceed 35% of the principal amount of the notes together with any additional notes issued under the indenture with money we or CBRE Holding raise in certain equity offerings, as long as:

 

    we pay the holders of the notes a redemption price of 109 3/4% of the principal amount of the notes, plus accrued but unpaid interest to the date of redemption;

 

    at least 65% of the aggregate principal amount of the notes, including any additional notes, remains outstanding after each such redemption;

 

    if the money is raised in an equity offering by CBRE Holding, then CBRE Holding contributes to us an amount sufficient to redeem the notes; and

 

    we redeem the notes within 90 days after the completion of the related equity offering.

 

 

On or after May 15, 2007, we can redeem some or all of the notes at the redemption prices listed under the heading “Description of the Notes—Optional Redemption,” plus accrued but unpaid interest to the date of redemption.

 

Change of Control

If a change of control occurs, we must give holders of the notes an opportunity to sell their notes to us at a purchase price equal to 101% of the principal amount of the notes, plus accrued and unpaid interest, subject to certain conditions. See “Description of the Notes—Change of Control.”

 

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Index to Financial Statements

Ranking

The notes are our senior unsecured obligations. They rank equal in right of payment with our existing and future senior indebtedness and senior in right of payment to any of our existing and future subordinated indebtedness. The notes are effectively subordinated to all of our secured debt to the extent of the value of the assets securing such debt and structurally subordinated to all of the existing and future liabilities of our subsidiaries that do not guarantee the notes. As of June 30, 2003, on a pro forma basis after giving effect to the Insignia acquisition and the related transactions, we, excluding our subsidiaries, would have had approximately $491.3 million of senior indebtedness and $291.3 million of secured indebtedness; CBRE Holding would have had approximately $560.0 million of senior indebtedness and $291.3 million of secured indebtedness; our guarantor subsidiaries would have had approximately $641.7 million of senior indebtedness and $429.5 million of secured indebtedness; and our non-guarantor subsidiaries would have had $55.9 million of indebtedness.

 

Guarantees

CBRE Holding and each of our restricted subsidiaries that guaranteed our senior secured credit facilities have also fully and unconditionally guaranteed the notes on a senior unsecured basis. The guarantees by the guarantors of the notes are pari passu to all existing and future senior indebtedness of the guarantors.

 

Restrictive Covenants

The indenture governing the notes contains covenants that limit our ability and the ability of certain of our subsidiaries to:

 

    incur or guarantee additional indebtedness;

 

    pay dividends or distributions on capital stock or redeem or repurchase capital stock;

 

    make investments;

 

    create restrictions on the payment of dividends or other amounts to us;

 

    sell stock of our subsidiaries;

 

    transfer or sell assets;

 

    create liens;

 

    enter into sale/leaseback transactions;

 

    enter into transactions with affiliates; and

 

    enter into mergers or consolidations.

 

 

At such time as the ratings assigned to the notes are investment grade ratings by both Moody’s Investors Services and Standard and Poor’s Rating Group, the covenants above will cease to be in effect with the exception of the covenants that contain limitations on, among other things, the designation of restricted and unrestricted subsidiaries, liens, sale/leaseback transactions and certain consolidations, mergers

 

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and transfers of assets. All of these restrictions and prohibitions are subject to a number of important qualifications and exceptions. See “Description of the Notes—Certain Covenants.”

 

Absence of a Public Market for the Exchange Notes

The exchange notes generally will be freely transferable but will also be new securities for which there will not initially be a market. Accordingly, we cannot assure you whether a market for the exchange notes will develop or as to the liquidity of any market. We do not intend to apply for a listing of the exchange notes on any securities exchange or automated dealer quotation system. The initial purchasers in the private offering of the outstanding notes have advised us that they currently intend to make a market in the exchange notes. However, they are not obligated to do so, and any market making with respect to the exchange notes may be discontinued without notice.

 

Risk Factors

 

You should carefully consider the risk factors set forth under the caption of “Risk Factors” beginning on page 15 and the other information included in this prospectus before tendering your outstanding notes in the exchange offer.

 

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Index to Financial Statements

Summary Historical and Pro Forma Financial Data

 

CB Richard Ellis Services

 

The following table is a summary of our historical consolidated financial data as of and for the periods presented, as well as pro forma financial data giving effect to the Insignia acquisition and the related transactions as of and for the periods presented. You should read this data along with the information included under the captions “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Unaudited Pro Forma Combined Financial Information” and the financial statements and related notes included elsewhere in this prospectus. The pro forma statement of operations data do not purport to represent what the results of operations of CB Richard Ellis Services, Inc. would have been if the Insignia acquisition and the related transactions had occurred as of the date indicated or what its results will be for future periods. The results include the activities of the following acquired businesses since their respective dates of acquisition: REI, Ltd. from April 17, 1998; and CB Hillier Parker Limited from July 7, 1998.

 

    As of December 31,

 

As of

June 30,

2003


 

Pro Forma

As of

June 30,

2003


    1998

  1999

  2000

  2001

  2002

   
    (Dollars in thousands)

Balance Sheet Data:

                                         

Cash and cash equivalents

  $ 19,551   $ 27,844   $ 20,854   $ 57,447   $ 79,574   $ 23,009   $ 92,291

Total assets

    856,892     929,483     963,105     1,273,360     1,284,953     1,517,265     1,929,017

Long-term debt (including current portion)

    388,896     364,637     314,164     472,630     459,981     655,148     730,148

Total liabilities

    660,175     715,874     724,018     997,449     976,745     1,225,947     1,517,699

Total stockholders’ equity

    190,842     209,737     235,339     271,615     302,593     285,237     405,237

 

    Twelve Months Ended December 31,

   

Six Months Ended

June 30,


   

Pro Forma
for the
Twelve
Months
Ended
December 31,

2002(2)


   

Pro Forma
for the

Six
Months
Ended
June 30,

2003(2)


 
    1998

    1999

    2000

    2001(1)

    2002(2)

    2002(2)

    2003(2)

     
    (Dollars in thousands)  

Statement of Operations Data:

                                                                       

Revenue

  $ 1,034,503     $ 1,213,039     $ 1,323,604     $ 1,170,762     $ 1,170,277     $ 508,883     $ 585,441     $ 1,744,162     $ 865,566  

Operating income

  $ 78,476     $ 76,899     $ 107,285     $ 49,058     $ 106,477     $ 32,417     $ 36,390     $ 130,159     $ 37,304  

Interest expense, net

  $ 27,993     $ 37,438     $ 39,146     $ 38,962     $ 46,043     $ 23,993     $ 23,704     $ 71,973     $ 34,142  

Net income (loss)

  $ 24,557     $ 23,282     $ 33,388     $ (11,299 )   $ 27,306     $ 4,288     $ 7,553     $ 25,051     $ 1,010  

Other Data:

                                                                       

Net cash provided by (used in) operating activities

  $ 76,005     $ 70,340     $ 80,859     $ (29,206 )   $ 64,373     $ (41,187 )   $ (73,964 )     —         —    

Net cash (used in) provided by investing activities

  $ (222,911 )   $ (23,096 )   $ (32,469 )   $ (118,651 )   $ (24,130 )   $ (16,210 )   $ 2,396       —         —    

Net cash provided by (used in) financing activities

  $ 119,438     $ (37,721 )   $ (53,523 )   $ 185,487     $ (17,453 )   $ 18,752     $ 13,698       —         —    

Ratio of earnings to fixed charges

    2.17 x     1.79 x     2.16 x     1.18 x     1.86 x     1.25 x     1.28 x     1.54 x     0.97 x(3)

EBITDA (4)

  $ 110,661     $ 117,369     $ 150,484     $ 86,912     $ 131,091     $ 44,120     $ 48,890     $ 173,338     $ 58,984  

 

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(1) The 2001 data provided has been derived by combining our activity for the period January 1, 2001 through July 20, 2001 (the date of our acquisition by CBRE Holding) with the activity of CBRE Holding (excluding CBRE Holding’s parent stand-alone activity) for the period from February 20, 2001 (inception) through December 31, 2001.

 

(2) The 2002 and 2003 data provided have been derived by excluding CBRE Holding’s parent-only stand-alone activity for the period.

 

EBITDA is calculated as follows:

 

    Twelve Months Ended December 31,

  Six Months Ended
June 30,


 

Pro Forma
for the
Twelve
Months
Ended
December 31,

2002


 

Pro Forma
for the

Six
Months
Ended
June 30,

2003


    1998

  1999

  2000

  2001

  2002

  2002

  2003

   
    (Dollars in thousands)

Operating income

  $ 78,476   $ 76,899   $ 107,285   $ 49,058   $ 106,477   $ 32,417   $ 36,390   $ 130,159   $ 37,304

Add:

                                                     

Depreciation and amortization

    32,185     40,470     43,199     37,854     24,614     11,703     12,500     43,179     21,680
   

 

 

 

 

 

 

 

 

EBITDA

  $ 110,661   $ 117,369   $ 150,484   $ 86,912   $ 131,091   $ 44,120   $ 48,890   $ 173,338   $ 58,984
   

 

 

 

 

 

 

 

 

 

(3) Additional earnings of $1.9 million would be needed to have a one-to-one ratio of earnings to fixed charges.

 

(4) EBITDA represents earnings before net interest expense, income taxes, depreciation and amortization. We believe that the presentation of EBITDA will enhance an investor’s understanding of our operating performance. EBITDA is also a measure used by our senior management to evaluate the performance of our various lines of business and for other required or discretionary purposes, such as our use of EBITDA as a significant component when measuring performance under our employee incentive programs. Additionally, many of our debt covenants are based upon a measurement similar to EBITDA. EBITDA should not be considered as an alternative to (a) operating income determined in accordance with accounting principles generally accepted in the United States or (b) operating cash flow determined in accordance with accounting principles generally accepted in the United States. Our calculation of EBITDA may not be comparable to similarly titled measures reported by other companies.

 

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CBRE Holding

 

The following table is a summary of the historical consolidated financial data of CBRE Holding as of and for the periods presented, as well as pro forma financial data giving effect to the Insignia acquisition and the related transactions as of and for the periods presented. You should read this data along with the information included under the captions “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Unaudited Pro Forma Combined Financial Information” and the financial statements and related notes included elsewhere in this prospectus. The pro forma statement of operations data do not purport to represent what CBRE Holding’s results of operations would have been if the Insignia acquisition and the related transactions had occurred as of the date indicated or what its results will be for future periods.

 

     As of
December 31, 2002


  

As of

June 30, 2003


  

Pro Forma as of

June 30, 2003


     (Dollars in thousands)

Balance Sheet Data:

                    

Cash and cash equivalents

   $ 79,701    $ 23,018    $ 92,300

Total assets

     1,324,876      1,561,901      1,966,671

Long-term debt (including current portion)

     521,844      718,492      793,492

Total liabilities

     1,067,920      1,303,148      1,594,900

Total stockholders’ equity

     251,341      252,672      365,690

 

    

Twelve Months

Ended

December 31,


   

Six Months Ended

June 30,


   

Pro Forma

for the Twelve

Months Ended
December 31,


  

Pro Forma

for the Six

Months Ended
June 30,


 
     2002

    2002

    2003

    2002

   2003

 
     (Dollars in thousands)  

Statement of Operations Data:

                                       

Revenue

   $ 1,170,277     $ 508,883     $ 585,441     $ 1,744,162    $ 865,566  

Operating income

     106,062       32,177       36,234       129,744      33,838  

Interest expense, net

     57,229       29,523       29,488       83,159      39,926  

Net income (loss)

     18,727       1,194       3,825       16,472      (4,704 )

Other Data:

                                       

Net cash provided by (used in) operating activities

   $ 64,882     $ (40,132 )   $ (74,555 )     —        —    

Net cash (used in) provided by investing activities

     (24,130 )     (16,210 )     2,396       —        —    

Net cash (used in) provided by financing activities

     (17,838 )     17,910       14,171       —        —    

Ratio of earnings to fixed charges

     1.61       1.08       1.11       1.39      0.87 (1)

EBITDA (2)

   $ 130,676     $ 43,880     $ 48,734     $ 172,923    $ 55,518  

(1) Additional earnings of $7.9 million would be needed to have a one-to-one ratio of earnings to fixed charges.
(2) EBITDA represents earnings before net interest expense, income taxes, depreciation and amortization. We believe that the presentation of EBITDA will enhance an investor’s understanding of CBRE Holding’s operating performance. EBITDA is also a measure used by our senior management to evaluate the performance of our various lines of business and for other required or discretionary purposes, such as our use of EBITDA as a significant component when measuring performance under our employee incentive programs. Additionally, many of CBRE Holding’s debt covenants are based upon a measurement similar to EBITDA. EBITDA should not be considered as an alternative to (a) operating income determined in accordance with accounting principles generally accepted in the United States or (b) operating cash flow determined in accordance with accounting principles generally accepted in the United States. CBRE Holding’s calculation of EBITDA may not be comparable to similarly titled measures reported by other companies.

 

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EBITDA is calculated as follows:

 

    

Twelve Months

Ended

December 31,


  

Six Months Ended

June 30,


  

Pro Forma

for the Twelve

Months Ended
December 31,


  

Pro Forma

for the Six

Months Ended

June 30,


     2002

   2002

   2003

   2002

   2003

     (Dollars in thousands)

Operating income

   $ 106,062    $ 32,177    $ 36,234    $ 129,744    $ 33,838

Add:

                                  

Depreciation and amortization

     24,614      11,703      12,500      43,179      21,680
    

  

  

  

  

EBITDA

   $ 130,676    $ 43,880    $ 48,734    $ 172,923    $ 55,518
    

  

  

  

  

 

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RISK FACTORS

 

You should carefully consider the risks described below and the other information in this prospectus before you decide to participate in the exchange offer. If any of the following risks or uncertainties actually occurs, our business, financial condition and operating results would likely suffer.

 

Risks Relating to the Exchange Offer

 

If you choose not to exchange your outstanding notes, the present transfer restrictions will remain in force and the market price of your outstanding notes could decline.

 

If you do not exchange your outstanding notes for exchange notes under the exchange offer, then you will continue to be subject to the transfer restrictions on the outstanding notes as set forth in the prospectus distributed in connection with the private offering of the outstanding notes. In general, the outstanding notes may not be offered or sold unless they are registered or exempt from registration under the Securities Act and applicable state securities laws. Except as required by the registration rights agreement, we do not intend to register resales of the outstanding notes under the Securities Act. You should refer to “Prospectus Summary—Summary of Terms of the Exchange Offer” and “The Exchange Offer” for information about how to tender your outstanding notes.

 

The tender of outstanding notes under the exchange offer will reduce the principal amount of the outstanding notes outstanding, which may have an adverse effect upon, and increase the volatility of, the market price of the outstanding notes due to a reduction in liquidity.

 

Risks Relating to Our Business

 

The success of our business is significantly related to general economic conditions and, accordingly, our business could be harmed in the event of an economic slowdown or recession.

 

During 2001 and 2002, we continued to be adversely affected by the slowdown in the global economy, which negatively impacted the commercial real estate market. This caused a decline in leasing activities within the United States, which was only partially offset by improved overall revenues in Europe and Asia. During the first half of 2003, lower leasing revenues in the United States were offset by improved revenues from consulting fees and sales of investment properties in the United States and Europe, as well as improved appraisal fees in the United States.

 

Moreover, in part because of the terrorist attacks on September 11, 2001 and the subsequent outbreak of hostilities, as well as the conflict with Iraq and the risk of conflict with North Korea, the economic climate in the United States and abroad remains uncertain, which may have a further adverse effect on commercial real estate market conditions and, in turn, our operating results.

 

Periods of economic slowdown or recession in the United States and in other countries, rising interest rates, a declining demand for real estate or the public perception that any of these events may occur, can harm many segments of our business. These economic conditions could result in a general decline in rents, which in turn would reduce revenue from property management fees and brokerage commissions derived from property sales and leases. In addition, these conditions could lead to a decline in sales prices as well as a decline in demand for funds invested in commercial real estate and related assets. A further or continued economic downturn or a significant increase in interest rates also may reduce the amount of loan originations and related servicing by the commercial mortgage banking business. If the brokerage and mortgage banking businesses are negatively impacted, it is likely that the other lines of business would also suffer due to the relationship among the various business lines. Further, as a result of our debt level, the terms of our existing debt instruments and the terms of the debt instruments entered into in connection with the Insignia acquisition and the related transactions, our exposure to adverse general economic conditions is heightened.

 

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If the properties that we manage fail to perform, then our financial condition and results of operations could be harmed.

 

The revenue we generate from our asset services and facilities management lines of business is generally a percentage of aggregate rent collections from properties, although many management agreements provide for a specified minimum management fee. Accordingly, our success partially depends upon the performance of the properties we manage. The performance of these properties will depend upon the following factors, among others, many of which are partially or completely outside of our control:

 

  our ability to attract and retain creditworthy tenants;

 

  the magnitude of defaults by tenants under their respective leases;

 

  our ability to control operating expenses;

 

  governmental regulations, local rent control or stabilization ordinances which are in, or may be put into, effect;

 

  various uninsurable risks;

 

  financial conditions prevailing generally and in the areas in which these properties are located;

 

  the nature and extent of competitive properties; and

 

  the real estate market generally.

 

Our growth has depended significantly upon acquisitions, which may not be available in the future, may result in integration problems and may not perform as we expected.

 

A significant component of our growth has occurred through acquisitions. Any future growth through acquisitions will be partially dependent upon the continued availability of suitable acquisition candidates at favorable prices and upon advantageous terms and conditions. However, future acquisitions may not be available at advantageous prices or upon favorable terms and conditions. In addition, acquisitions involve risks that the businesses acquired will not perform in accordance with expectations and that business judgments concerning the value, strengths and weaknesses of businesses acquired will prove incorrect.

 

We have had, and may continue to experience, difficulties in integrating operations and accounting systems acquired from other companies. These difficulties include the diversion of management’s attention from other business concerns and the potential loss of our key employees or those of the acquired operations. We believe that most acquisitions will initially have an adverse impact on operating and net income. We may experience these difficulties in integrating Insignia’s business into our existing business segments. In addition, we generally believe that, as a result of acquisitions, there will be significant costs related to integrating information technology, accounting and management services and rationalizing personnel levels. In connection with the Insignia acquisition, we anticipate recording significant charges during 2003 relating to integration costs. Accordingly, we may not be able to effectively manage acquired businesses and some acquisitions may not have an overall benefit.

 

We have several different accounting systems as a result of acquisitions we have made. Insignia’s accounting systems are also different from ours. If we are unable to fully integrate the accounting and other systems of the businesses we own, we may not be able to effectively manage our acquired businesses. Moreover, the integration process itself may be disruptive to business as it requires coordination of geographically diverse organizations and implementation of new accounting and information technology systems.

 

We cannot assure you as to when or if we will be able to achieve all of our expected cost savings in connection with the Insignia acquisition.

 

Our decision to pursue the Insignia acquisition was based in part on our belief that there are significant cost-saving opportunities for us. After performing a detailed review of Insignia’s and our operations to identify areas of overlap, we have formulated a detailed integration plan in order to achieve these expected cost savings.

 

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Index to Financial Statements

We cannot assure you as to when or if all of the cost savings we expect to achieve in connection with the Insignia acquisition will be realized. A variety of risks could cause us not to achieve the benefits of the expected cost savings, including, among others, the following:

 

  higher than expected severance costs related to staff reductions;

 

  higher than expected lease termination payments in respect of closing redundant facilities;

 

  delays in the anticipated timing of activities related to the integration plan;

 

  unanticipated increases in corporate overhead; and

 

  other unexpected costs associated with operating the combined business.

 

If we fail to realize the expected benefits of the cost savings for these or other reasons, the results of operations of the combined company, as well as our liquidity, could be adversely affected.

 

We agreed to retain contingent liabilities in connection with Insignia’s sale of substantially all of its real estate investment assets.

 

Immediately prior to the completion of the Insignia acquisition on July 23, 2003, Insignia completed the sale of substantially all of its real estate investment assets to Island Fund I, LLC (Island Fund). These real estate investment assets were comprised of minority investments in operating real estate assets including office, retail, industrial, apartment and hotel properties, minority investments in office development projects, wholly owned or consolidated investments in real property and investments in real estate-related private equity funds. Under the terms of the purchase agreement that we entered into with Island Fund, we agreed to retain some contingent liabilities related to the real estate investment assets that were sold, and these contingent liabilities could result in material adverse effects on our future financial condition and results of operations. The retained contingent liabilities include the following:

 

  Letter of Credit and Repayment Guarantee Support.    As of the closing of the sale to Island Fund, Insignia had provided an aggregate of approximately $10.2 million of letter of credit support for real estate investment assets that were subject to the purchase agreement, as well as a guarantee of approximately a $1.3 million repayment obligation with respect to one of the real estate investment assets. Pursuant to the purchase agreement, we agreed to maintain each of these letters of credit until the earlier of (1) the third anniversary of the completion of the sale to Island Fund, (2) the date on which the letter of credit is no longer required pursuant to the applicable real estate investment asset agreement or (3) the completion of a sale of the relevant underlying real estate investment asset. Also pursuant to the purchase agreement, Island Fund agreed to reimburse us for 50% of any draws against these letters of credit or the repayment guarantee while they are outstanding and delivered a letter of credit to us in the amount of approximately $2.9 million as security for Island Fund’s reimbursement obligation. As a result of these arrangements, we retained potential liability for 50% of any future draws against these letters of credit and the repayment guarantee. In addition, there can be no assurance that Island Fund will be able to reimburse us in the event of any draws against the letters of credit or the repayment guarantee or that Island Fund’s future reimbursement obligations will not exceed the amount of the letter of credit provided to us by Island Fund.

 

  Indemnification Obligation.    In connection with the sale of the real estate investment assets to Island Fund, we generally agreed to indemnify Island Fund against any losses resulting from the ownership, use or operation of the real estate investment assets prior to the closing of the sale, as well as any losses resulting from any action, or failure to act when action was required, by us with respect to the real estate investment assets prior to the closing. Although this indemnification obligation to Island Fund is subject to a number of exceptions and limitations, future claims against us pursuant to this indemnification obligation may be material.

 

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Although Island Fund has agreed to indemnify us with respect to certain losses related to the real estate investment assets, we may not be able to obtain such indemnification from Island Fund in the future.

 

In connection with the sale of the real estate investment assets, Island Fund generally agreed to indemnify us against any losses resulting from the ownership, use or operation of the real estate investment assets after the closing of the sale, as well as any losses resulting from any action, or failure to act when action was required, by Island Fund with respect to the real estate investment assets after the closing. In addition, a number of the real estate investment assets that we agreed to sell to Island Fund required the consent of one or more third parties in order to transfer such assets to Island Fund and some of these third party consents were not obtained prior to the closing. As a result, we continue to hold these real estate investment assets pending the receipt of these third party consents. While we continue to hold these assets, we generally have agreed to provide Island Fund with the economic benefits from these assets and Island Fund generally has agreed to indemnify us with respect to any losses incurred in connection with our continuing to hold these assets. With respect to any of the Island Fund indemnification obligations described above, however, there can be no assurance that Island Fund actually will provide, or be able to provide, such indemnification if required to do so at any future date. If Island Fund does not, or is unable to, indemnify us against these potential losses, our future financial condition and results of operations may be adversely impacted.

 

We have numerous significant competitors, some of which may have greater financial resources than we do.

 

We compete across a variety of business disciplines within the commercial real estate industry, including investment management, tenant representation, corporate services, construction and development management, property management, agency leasing, valuation and mortgage banking. In general, with respect to each of our business disciplines, we cannot assure you that we will be able to continue to compete effectively, maintain our current fee arrangements or margin levels or not encounter increased competition. Each of the business disciplines in which we compete is highly competitive on an international, national, regional and local level. Although we are one of the largest real estate services firms in the world in terms of revenue, our relative competitive position varies significantly across product and service categories and geographic areas. Depending on the product or service, we face competition from other real estate service providers, institutional lenders, insurance companies, investment banking firms, investment managers and accounting firms. Many of our competitors are local or regional firms, which are substantially smaller than we are; however, they may be substantially larger on a local or regional basis. We are also subject to competition from other large national and multi-national firms.

 

Our international operations subject us to social, political and economic risks of doing business in foreign countries.

 

We conduct a substantial portion of our business and employ a substantial number of employees outside of the United States. During the six-month period ended June 30, 2003, we generated approximately 29% of our revenue from operations outside the United States. During the six-month period ended June 30, 2003, Insignia generated approximately 31% of its revenue from operations outside the United States. Circumstances and developments related to international operations that could negatively affect our business, financial condition or results of operations include, but are not limited to, the following factors:

 

  difficulties and costs of staffing and managing international operations;

 

  currency restrictions, which may prevent the transfer of capital and profits to the United States;

 

  unexpected changes in regulatory requirements;

 

  potentially adverse tax consequences;

 

  the responsibility of complying with multiple and potentially conflicting laws;

 

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  the impact of regional or country-specific business cycles and economic instability;

 

  the geographic, time zone, language and cultural differences among personnel in different areas of the world;

 

  greater difficulty in collecting accounts receivable in some geographic regions such as Asia, where many countries have underdeveloped insolvency laws and clients are often slow to pay, and in some European countries, where clients also tend to delay payments;

 

  political instability; and

 

  foreign ownership restrictions with respect to operations in countries such as China.

 

We have committed additional resources to expand our worldwide sales and marketing activities, to globalize our service offerings and products in selected markets and to develop local sales and support channels. If we are unable to successfully implement these plans, to maintain adequate long-term strategies that successfully manage the risks associated with our global business or to adequately manage operational fluctuations, our business, financial condition or results of operations could be harmed.

 

In addition, our international operations and, specifically, the ability of our non-U.S. subsidiaries to dividend or otherwise transfer cash among our subsidiaries, including transfers of cash to pay interest and principal on our debt, may be affected by limitations on imports, currency exchange control regulations, transfer pricing regulations and potentially adverse tax consequences, among other things.

 

Our revenue and earnings may be adversely affected by foreign currency fluctuations.

 

Our revenue from non-U.S. operations has been primarily denominated in the local currency where the associated revenue was earned. During the six-month period ended June 30, 2003, approximately 29% of our business was transacted in currencies of foreign countries, the majority of which included the Euro, the British Pound Sterling, the Hong Kong dollar, the Singapore dollar and the Australian dollar. During the six-month period ended June 30, 2003, approximately 31% of Insignia’s revenues were generated by its foreign subsidiaries, a substantial number of which transact their business in currencies of foreign countries. Thus, we may experience fluctuations in revenues and earnings because of corresponding fluctuations in foreign currency exchange rates.

 

We have made significant acquisitions of non-U.S. companies and may acquire additional foreign companies in the future. As we increase our foreign operations, fluctuations in the value of the U.S. dollar relative to the other currencies in which we may generate earnings could adversely affect our business, operating results and financial condition. Due to the constantly changing currency exposures to which we will be subject and the volatility of currency exchange rates, we cannot predict the effect of exchange rate fluctuations upon future operating results. In addition, fluctuations in currencies relative to the U.S. dollar may make it more difficult to perform period-to-period comparisons of our reported results of operations.

 

From time to time, our management uses currency hedging instruments, including foreign currency forward and option contracts and borrows in foreign currencies. Economic risks associated with these hedging instruments include unexpected fluctuations in inflation rates, which impact cash flow relative to paying down debt, and unexpected changes in the underlying net asset position. These hedging activities also may not be effective.

 

A significant portion of our operations are concentrated in California and New York, and our business could be harmed if the economic downturn continues in the California or New York real estate markets.

 

For the six-month period ended June 30, 2003, on a pro forma basis giving effect to the Insignia acquisition and related transactions, a significant amount of our sales and lease revenue, including revenue from investment property sales, was generated from transactions originating in the State of California. In addition, for the

 

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six-month period ended June 30, 2003, on the same pro forma basis, a significant amount of our sales and lease revenue, including revenue from investment property sales but excluding revenue from real estate principal investment activities and residential real estate services, was generated from transactions originating in the greater New York metropolitan area. As a result of the geographic concentration in California and New York, a continuation of the economic downturn in the California and New York commercial real estate markets and in the local economies in San Diego, Los Angeles, Orange County or the greater New York metropolitan area could further harm our results of operations.

 

Our co-investment activities subject us to real estate investment risks which could cause fluctuations in earnings and cash flow.

 

An important part of the strategy for our investment management business involves investing our capital in certain real estate investments with our clients. As of June 30, 2003, on a pro forma basis giving effect to the Insignia acquisition and related transactions, we had committed an additional $33.1 million to fund future co-investments. In addition to required future capital contributions, some of the co-investment entities may request additional capital from us and our subsidiaries holding investments in those assets and the failure to provide these contributions could have adverse consequences to our interests in these investments. Although our and CBRE Holding’s debt instruments contain restrictions that will limit our ability to provide capital to the entities holding direct or indirect interests in co-investments, we may provide this capital in some instances.

 

Participation in real estate transactions through co-investment activity could increase fluctuations in earnings and cash flow. Other risks associated with these activities include, but are not limited to, the following:

 

  losses from investments;

 

  difficulties associated with international co-investments described in “—Our international operations subject us to social, political and economic risks of doing business in foreign countries” and “—Our revenue and earnings may be adversely affected by foreign currency fluctuations;” and

 

  potential lack of control over the disposition of any co-investments and the timing of the recognition of gains, losses or potential incentive participation fees.

 

We may incur liabilities related to our subsidiaries being general partners of numerous general and limited partnerships.

 

We have subsidiaries that are general partners in numerous general and limited partnerships that invest in or manage real estate assets in connection with our co-investments, including several partnerships involved in the acquisition, rehabilitation, subdivision and sale of multi-tenant industrial business parks. Any subsidiary that is a general partner is potentially liable to our partners and for the obligations of the partnership, including those obligations related to environmental contamination of properties owned or managed by the partnership. If our exposure as a general partner is not limited, or if the exposure as a general partner expands in the future, any resulting losses may harm our business, financial condition or results of operations.

 

Our joint venture activities involve unique risks that are often outside of our control which, if realized, could harm our business.

 

We have utilized joint ventures for large commercial investments, initiatives in Internet-related technology and local brokerage partnerships. In the future, we may acquire interests in additional limited and general partnerships and other joint ventures formed to own or develop real property or interests in real property. We have acquired and may continue to acquire minority interests in joint ventures. Additionally, we may also acquire interests as a passive investor without rights to actively participate in management of the joint ventures. Investments in joint ventures involve additional risks, including, but not limited to, the following:

 

  the other participants may become bankrupt or have economic or other business interests or goals that are inconsistent with ours; and

 

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  we may not have the right or power to direct the management and policies of the joint ventures and other participants may take action contrary to our instructions or requests and against our policies and objectives.

 

If a joint venture participant acts contrary to our interest, it could harm our business, results of operations and financial condition.

 

Our success depends upon the retention of our senior management, as well as our ability to attract and retain qualified and experienced employees.

 

Our continued success is highly dependent upon the efforts of our executive officers and other key employees. The members of our senior management that are parties to employment agreements are Raymond E. Wirta, our Chief Executive Officer; Brett White, our President; Kenneth J. Kay, our Chief Financial Officer; Stephen Siegel, our Chairman, Global Brokerage; Mitchell Rudin, our President, U.S. Brokerage Services; and Alan Froggatt, our Chief Executive Officer, EMEA. If any of our key employees leave and we are unable to quickly hire and integrate a qualified replacement, our business, financial condition and results of operations may suffer. In addition, the growth of our business is largely dependent upon our ability to attract and retain qualified personnel in all areas of our business, including brokerage and property management personnel. If we are unable to attract and retain these qualified personnel, our growth may be limited and our business and operating results could suffer.

 

If we fail to comply with laws and regulations applicable to real estate brokerage and mortgage transactions and other segments of our business, we may incur significant financial penalties.

 

Due to the broad geographic scope of our operations and the numerous forms of real estate services performed, we are subject to numerous federal, state and local laws and regulations specific to the services performed. For example, the brokerage of real estate sales and leasing transactions requires us to maintain brokerage licenses in each state in which we operate. If we fail to maintain our licenses or conduct brokerage activities without a license, we may be required to pay fines or return commissions received or have licenses suspended. In addition, because the size and scope of real estate sales transactions have increased significantly during the past several years, both the difficulty of ensuring compliance with the numerous state licensing regimes and the possible loss resulting from non-compliance have increased. Furthermore, the laws and regulations applicable to our business, both in the United States and in foreign countries, also may change in ways that materially increase the costs of compliance.

 

We may have liabilities in connection with real estate brokerage and property management activities.

 

As a licensed real estate broker, we and our licensed employees are subject to statutory due diligence, disclosure and standard-of-care obligations. Failure to fulfill these obligations could subject us or our employees to litigation from parties who purchased, sold or leased properties we or they brokered or managed. We could become subject to claims by participants in real estate sales claiming that we did not fulfill our statutory obligations as a broker.

 

In addition, in our property management business, we hire and supervise third-party contractors to provide construction and engineering services for our managed properties. While our role is limited to that of a supervisor, we may be subjected to claims for construction defects or other similar actions. Adverse outcomes of property management litigation could negatively impact our business, financial condition or results of operations.

 

We are controlled by affiliates of Blum Capital Partners, L.P., whose interests may be different from yours.

 

We are a wholly owned subsidiary of CBRE Holding. As of September 30, 2003, Blum Strategic Partners, L.P., Blum Strategic Partners II, L.P. and Blum Strategic Partners II GmbH & Co. KG together owned

 

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approximately 67.2% of CBRE Holding’s outstanding Class A and Class B common stock, taken together. In addition, these investment funds, which are affiliates of Blum Capital Partners, L.P., previously entered into a securityholders’ agreement with the other holders of Class B common stock and some of the holders of Class A common stock. The Class A and Class B common stock subject to the voting provisions of the securityholders’ agreement represented as of the date of the closing of the Insignia acquisition approximately 98.7% of the voting power of CBRE Holding’s outstanding Class A and Class B common stock, taken together. As a result of the percentage of CBRE Holding’s voting power owned by the affiliates of Blum Capital Partners, L.P. and the other parties to the securityholders’ agreement and the rights granted to these investment funds pursuant to the securityholders’ agreement, CBRE Holding is controlled by these affiliates of Blum Capital Partners, L.P., which control has, among other things, the effects indicated below.

 

  General Voting:  Subject to exceptions in the securityholders’ agreement, these funds control the outcome of all votes of holders of CBRE Holding’s Class A and Class B common stock, taken together.

 

  Board of Directors:  These funds have the right to designate a majority of the members of CBRE Holding’s board of directors.

 

  Change of Control:  These funds generally are able to prevent any transaction that would result in a change of control of CBRE Holding. Subject to exceptions in the securityholders’ agreement, they are also able to cause a change of control.

 

We cannot assure you that the interests of the funds affiliated with Blum Capital Partners, L.P. will not conflict with yours. In particular, these funds may cause a change of control at a time when we do not have sufficient funds to repurchase the notes as described under “Description of the Notes—Change of Control.”

 

Our results of operations vary significantly among quarters, which makes comparison of our quarterly results difficult.

 

A significant portion of our revenue is seasonal. Historically, this seasonality has caused our revenue, operating income, net income and cash flow from operating activities to be lower in the first two quarters and higher in the third and fourth quarters of each year. The concentration of earnings and cash flow in the fourth quarter is due to an industry-wide focus on completing transactions toward the fiscal year-end, while incurring constant, non-variable expenses throughout the year. This has historically resulted in lower profits or a loss in the first and second quarters, with profits growing (or losses decreasing) in each subsequent quarter.

 

Risks Relating to Our Substantial Indebtedness

 

Our substantial leverage and debt service obligations could harm our ability to operate our business, remain in compliance with debt covenants and make payments on our debt, including the notes.

 

We are highly leveraged and have significant debt service obligations. For the year ended December 31, 2002 and for the six months ended June 30, 2003, in each case, after giving effect to the Insignia acquisition and the related transactions, on a pro forma basis, CBRE Holding’s annual interest expense would have been $91.9 million and $43.1 million, respectively. Our substantial level of indebtedness increases the possibility that we may be unable to generate cash sufficient to pay when due the principal of, interest on or other amounts due in respect of our indebtedness. In addition, we may incur additional debt from time to time to finance strategic acquisitions, investments, joint ventures or for other purposes, subject to the restrictions contained in the documents governing our indebtedness. If we incur additional debt, the risks associated with our substantial leverage, including our ability to service our debt, would increase.

 

Our substantial debt could have other important consequences, which include, but are not limited to, the following:

 

  We could be required to use a substantial portion, if not all, of our free cash flow from operations to pay principal and interest on our debt.

 

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  Our level of debt may restrict us from raising additional financing on satisfactory terms to fund working capital, strategic acquisitions, investments, joint ventures and other general corporate requirements.

 

  Our interest expense could increase if interest rates increase, because all of our debt under the new amended and restated credit agreement governing our senior secured credit facilities, including $300.0 million in term loans and a revolving credit facility of up to $90.0 million, bears interest at floating rates, generally between LIBOR plus 3.00% to 3.75% or the alternate base rate plus 2.00% to 2.75%. The alternate base rate is the higher of (1) Credit Suisse First Boston’s prime rate and (2) the Federal Funds Effective Rate plus 0.50%.

 

  Our substantial leverage could increase our vulnerability to general economic downturns and adverse competitive and industry conditions, placing us at a disadvantage compared to those of our competitors that are less leveraged.

 

  Our debt service obligations could limit our flexibility in planning for, or reacting to, changes in our business and in the real estate services industry.

 

  Our failure to comply with the financial and other restrictive covenants in the documents governing our indebtedness, which, among others, require us to maintain specified financial ratios and limit our ability to incur additional debt and sell assets, could result in an event of default that, if not cured or waived, could harm our business or prospects and could result in our filing for bankruptcy.

 

We cannot be certain that our earnings will be sufficient to allow us to pay principal and interest on our debt, including the notes, and meet our other obligations. If we do not have sufficient earnings, we may be required to refinance all or part of our existing debt, sell assets, borrow more money or sell more securities, none of which we can guarantee we will be able to do.

 

We will be able to incur more indebtedness, which may intensify the risks associated with our substantial leverage, including our ability to service our indebtedness.

 

The indenture relating to the notes, the amended and restated credit agreement governing our senior secured credit facilities and the indentures relating to our 11 1/4% senior subordinated notes due 2011 and the 16% senior notes due 2011 issued by CBRE Holding permit us, subject to specified conditions, to incur a significant amount of additional indebtedness, including additional indebtedness under our $90.0 million revolving credit facility. If we incur additional debt, the risks associated with our substantial leverage, including our ability to service our debt, would increase.

 

Servicing our indebtedness requires a significant amount of cash, and our ability to generate cash depends on many factors beyond our control.

 

We expect to obtain from our operations the cash necessary to make payments on the notes, our senior secured credit facilities, our 11 1/4% senior subordinated notes due 2011, the 16% senior notes due 2011 issued by CBRE Holding, and to fund our working capital, strategic acquisitions, investments, joint ventures and other general corporate requirements. Our ability to generate cash from our operations is subject to general economic, financial, competitive, legislative, regulatory and other factors that are beyond our control. As a result, we cannot assure you that our business will generate sufficient cash flow from operations, that we will realize currently anticipated cost savings, revenue growth and operating improvements on schedule or at all or that future borrowings will be available to us under our revolving credit facility, in each case, in amounts sufficient to enable us to service our debt and to fund our other liquidity needs. If we cannot service our debt, we will have to take actions such as reducing or delaying strategic acquisitions, investments and joint ventures, selling assets, restructuring or refinancing our debt or seeking additional equity capital. We cannot assure you that any of these remedies could, if necessary, be effected on commercially reasonable terms, or at all. In addition, the terms of our and CBRE Holding’s existing or future debt instruments, including our senior secured credit facilities, the indenture for the notes and the indentures for our 11 1/4% senior subordinated notes due 2011 and the 16% senior

 

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notes due 2011 issued by CBRE Holding, may restrict us from adopting any of these alternatives. Because of these and other factors beyond our control, we may be unable to pay the principal, premium, if any, interest or other amounts on the notes.

 

Our and CBRE Holding’s debt instruments impose significant operating and financial restrictions on us and CBRE Holding, and in the event of a default, all of our and CBRE Holding’s borrowings would become immediately due and payable.

 

The indentures governing the notes, our 11 1/4% senior subordinated notes due 2011 and the 16% senior notes due 2011 issued by CBRE Holding impose, and the terms of any future debt may impose, operating and other restrictions on CBRE Holding and on us and many of our subsidiaries. These restrictions will affect, and in many respects will limit or prohibit, the ability of CBRE Holding and of us and our restricted subsidiaries to:

 

  incur or guarantee additional indebtedness;

 

  pay dividends or distributions on capital stock or redeem or repurchase capital stock;

 

  repurchase equity interests;

 

  make investments;

 

  create restrictions on the payment of dividends or other amounts to us;

 

  sell stock of subsidiaries;

 

  transfer or sell assets;

 

  create liens;

 

  enter into transactions with affiliates;

 

  enter into sale/leaseback transactions; and

 

  enter into mergers or consolidations.

 

In addition, the new amended and restated credit agreement governing our senior secured credit facilities includes other and more restrictive covenants and prohibits us from prepaying most of our other debt while debt under our senior secured credit facilities is outstanding. The new amended and restated credit agreement governing our senior secured credit facilities also requires us to maintain compliance with specified financial ratios. Our ability to comply with these ratios may be affected by events beyond our control.

 

The restrictions contained in our and CBRE Holding’s debt instruments could:

 

  limit CBRE Holding’s and our ability to plan for or react to market conditions or meet capital needs or otherwise restrict our activities or business plans; and

 

  adversely affect CBRE Holding’s and our ability to finance ongoing operations, strategic acquisitions, investments or other capital needs or to engage in other business activities that would be in our interest.

 

A breach of any of these restrictive covenants or the inability to comply with the required financial ratios could result in a default under our and CBRE Holding’s debt instruments. If any such default occurs, the lenders under the senior secured credit facilities and the holders of the notes, our 11 1/4% senior subordinated notes due 2011 and the 16% senior notes due 2011 issued by CBRE Holding, pursuant to the respective indentures, may elect to declare all outstanding borrowings, together with accrued interest and other fees, to be immediately due and payable. The lenders under our senior secured credit facilities also have the right in these circumstances to terminate any commitments they have to provide further borrowings. If we are unable to repay outstanding borrowings when due, the lenders under the senior secured credit facilities will have the right to proceed against the collateral granted to them to secure the debt, which includes our available cash. If the debt under the senior secured credit facilities, the notes, our 11 1/4% senior subordinated notes due 2011 and the 16% senior notes due 2011 were to be accelerated, we cannot assure you that our assets would be sufficient to repay in full the notes and our other debt.

 

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We conduct a substantial portion of our operations through our subsidiaries and may be limited in our ability to access funds from these subsidiaries to service our debt, including the notes.

 

We conduct a substantial portion of our operations through our subsidiaries and depend to a large degree upon dividends and other intercompany transfers of funds from our subsidiaries to meet our debt service and other obligations, including the notes. Our subsidiaries do not have any obligation to pay amounts due on the notes or to make funds available to us for these payments, unless they are guarantors of the notes. In addition, the ability of our subsidiaries to pay dividends and make other payments to us may be restricted by, among other things, applicable corporate and other laws, transfer pricing regulations, limitations on imports, currency exchange control regulations, potentially adverse tax consequences and agreements of our subsidiaries. Although the indentures governing the notes, our 11 1/4% senior subordinated notes due 2011 and the 16% senior notes due 2011 issued by CBRE Holding limit the ability of our subsidiaries to enter into consensual restrictions on their ability to pay dividends and make other payments, the limitations are subject to a number of significant qualifications and exceptions. See “Description of the Notes—Certain Covenants—Limitation on Restrictions on Distributions from Restricted Subsidiaries.” If we are unable to access the cash flow of our subsidiaries, we may have difficulty meeting our debt obligations.

 

If we fail to meet our payment or other obligations under the senior secured credit facilities, the lenders under the senior secured credit facilities could foreclose on, and acquire control of, substantially all of our assets.

 

In connection with the incurrence of indebtedness under our senior secured credit facilities and the completion of the Insignia acquisition, the lenders under our senior secured credit facilities received a pledge of all of our equity interests and those of CBRE Holding’s significant domestic subsidiaries, including us, CBRE Investors, L.L.C., L.J. Melody & Company, Insignia Financial Group, Inc. and Insignia/ESG, Inc., which was subsequently renamed CB Richard Ellis Real Estate Services, Inc., and 65% of the voting stock of CBRE Holding’s foreign subsidiaries that is held directly by CBRE Holding or its domestic subsidiaries. Additionally, these lenders generally have a lien on substantially all of our accounts receivable, cash, general intangibles, investment property and future acquired material property. As a result of these pledges and liens, if we fail to meet our payment or other obligations under the senior secured credit facilities, the lenders under the senior secured credit facilities would be entitled to foreclose on substantially all of our assets and liquidate these assets. Under those circumstances, we may not have sufficient funds to pay principal, premium, if any, and interest on the notes. As a result, the holders of the notes may lose a portion of, or the entire value of, their investment.

 

Risks Relating to the Notes

 

We may not have the ability to raise the funds necessary to finance a change of control offer.

 

Upon the occurrence of a change of control, we will be required to offer to repurchase all of the notes. We cannot assure you that there will be sufficient funds available for us to make any required repurchases of the notes upon a change of control. In addition, the amended and restated credit agreement governing our senior secured credit facilities will provide that the occurrence of a change of control constitutes a default. Our failure to purchase tendered notes would constitute a default under the indenture governing the notes, which, in turn, would constitute a default under the senior secured credit facilities. See “Description of the Notes—Change of Control.”

 

A subsidiary guarantee could be voided if it constitutes a fraudulent transfer under U.S. bankruptcy or similar state law, which would prevent the holders of the notes from relying on that subsidiary to satisfy claims.

 

Under U.S. bankruptcy law and comparable provisions of state fraudulent transfer laws, a subsidiary guarantee can be voided, or claims under the subsidiary guarantee may be subordinated to all other debts of that subsidiary guarantor if, among other things, the subsidiary guarantor, at the time it incurred the indebtedness evidenced by its subsidiary guarantee or, in some states, when payments become due under the subsidiary guarantee, received less than reasonably equivalent value or fair consideration for the incurrence of the subsidiary guarantee and:

 

  was insolvent or rendered insolvent by reason of such incurrence;

 

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  was engaged in a business or transaction for which the subsidiary guarantor’s remaining assets constituted unreasonably small capital; or

 

  intended to incur, or believed that it would incur, debts beyond its ability to pay those debts as they mature.

 

A subsidiary guarantee may also be voided, without regard to the above factors, if a court found that the subsidiary guarantor entered into the subsidiary guarantee with the actual intent to hinder, delay or defraud its creditors.

 

A court would likely find that a subsidiary guarantor did not receive reasonably equivalent value or fair consideration for its subsidiary guarantee if the subsidiary guarantor did not substantially benefit directly or indirectly from the issuance of the notes. If a court were to void a subsidiary guarantee, you would no longer have a claim against the subsidiary guarantor. Sufficient funds to repay the notes may not be available from other sources, including the remaining guarantors, if any. In addition, the court might direct you to repay any amounts that you already received from the subsidiary guarantor.

 

The measures of insolvency for purposes of fraudulent transfer laws vary depending upon the governing law. Generally, a subsidiary guarantor would be considered insolvent if:

 

  the sum of its debts, including contingent liabilities, was greater than the fair saleable value of all its assets;

 

  the present fair saleable value of its assets were less than the amount that would be required to pay its probable liability on its existing debts, including contingent liabilities, as they became absolute and mature; or

 

  it could not pay its debts as they became due.

 

Each subsidiary guarantee will contain a provision intended to limit the subsidiary guarantor’s liability to the maximum amount that it could incur without causing the incurrence of obligations under its subsidiary guarantee to be a fraudulent transfer. This provision may not be effective to protect the subsidiary guarantees from being voided under fraudulent transfer law.

 

The notes are not guaranteed by all of our subsidiaries.

 

The notes have not been guaranteed by a number of our subsidiaries and Insignia’s subsidiaries. As a result, if we default on our obligations under the notes, you will not have any claims against any of our subsidiaries that do not provide guarantees of the notes. For the six-month period ended June 30, 2003, revenues of our non-guarantor subsidiaries constituted approximately 28.5% of our consolidated revenue, operating income of such non-guarantor subsidiaries was $1.7 million and EDITDA of such non-guarantor subsidiaries was $5.7 million. As of June 30, 2003, the total assets of such subsidiaries constituted approximately 21.1% of our consolidated total assets, and the total liabilities (excluding intercompany loans payable) of such subsidiaries were $182.1 million. Upon the closing of the Insignia acquisition, our obligations under the notes were guaranteed by the subsidiaries that conduct Insignia’s domestic commercial service operations (including the operations of Insignia/ESG, Inc., which is now known as CB Richard Ellis Real Estate Services, Inc., and unallocated administrative expenses and corporate assets of Insignia). For the six-month period ended June 30, 2003, revenues of Insignia’s subsidiaries that conduct its other operations (comprised of international service operations and real estate investment operations), which will not guarantee our obligations under the notes, constituted approximately 31.5% of Insignia’s consolidated revenues, operating loss of such subsidiaries was $(1.6) million and EBITDA of such subsidiaries was $1.0 million. As of June 30, 2003, the total assets of such subsidiaries constituted approximately 51.1% of Insignia’s consolidated total assets, and the liabilities (excluding intercompany payables) of such subsidiaries were $130.5 million. See note 12 to CBRE Holding’s June 30, 2003 consolidated financial statements and note 14 to Insignia’s June 30, 2003 consolidated financial statements included elsewhere in this prospectus.

 

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Your ability to recover from our former auditors, Arthur Andersen LLP, for any potential financial misstatements is limited.

 

On April 23, 2002, at the recommendation of our audit committee, we dismissed Arthur Andersen LLP as our independent public accountants and engaged Deloitte & Touche LLP to serve as our independent public accountants for fiscal year 2002. The audited consolidated financial statements of CBRE Holding as of December 31, 2001 and for the period from February 20, 2001 (inception) through December 31, 2001 and the audited consolidated financial statements of CB Richard Ellis Services for the period from January 1, 2001 through July 20, 2001 and for the twelve months ended December 31, 2000, which are included in this prospectus, have been audited by Arthur Andersen, our former independent public accountants, as set forth in their report, but Arthur Andersen has not consented to our use of their report in this prospectus.

 

Arthur Andersen completed its audit of our consolidated financial statements for the year ended December 31, 2001 and issued its report relating to these consolidated financial statements on February 26, 2002. Subsequently, Arthur Andersen was convicted of obstruction of justice for the activities relating to its previous work for another of its audit clients and has ceased to audit publicly-held companies. We are unable to predict the impact of this conviction or whether other adverse actions may be taken by governmental or private entities against Arthur Andersen. If Arthur Andersen has no assets available for creditors, you may not be able to recover against Arthur Andersen for any claims you may have under securities or other laws as a result of Arthur Andersen’s previous role as our independent public accountants and as author of the audit report for some of the audited financial statements included in this prospectus.

 

We cannot assure you that an active trading market will develop for the exchange notes.

 

We do not intend to apply for a listing of the exchange notes on a securities exchange. There is currently no established market for the exchange notes and we cannot assure you as to:

 

  the liquidity of any market that may develop for the exchange notes;

 

  the ability of holders of exchange notes to sell their exchange notes; and

 

  the price at which holders of exchange notes will be able to sell their exchange notes.

 

Although the initial purchasers of the outstanding notes have advised us that they intend to make a market for the exchange notes, the initial purchasers are not obligated to do so, and may discontinue their market making at any time without notice to the holders of the exchange notes. In addition, market making activity may be limited during the pendency of the exchange offer or the effectiveness of a shelf registration statement. Accordingly, we cannot assure you as to the development or liquidity of any market for the exchange notes. If a market for the exchange notes does develop, prevailing interest rates, the markets for similar securities and other factors could cause the exchange notes to trade at prices lower than their initial market values or reduce the liquidity of the exchange notes.

 

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FORWARD-LOOKING STATEMENTS

 

This prospectus includes forward-looking statements within the meaning of Section 27A of the Securities Act of 1933. The words “anticipate,” “believe,” “could,” “should,” “propose,” “continue,” “estimate,” “expect,” “intend,” “may,” “plan,” “predict,” “project,” “will” and similar terms and phrases are used in this prospectus to identify forward-looking statements. The forward-looking statements in this prospectus include, but are not limited to, statements under the captions “Prospectus Summary,” “Risk Factors,” “Unaudited Pro Forma Financial Information,” “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Business” regarding our future financial condition, prospects, developments and business strategies. These statements relate to analyses and other information based on forecasts of future results and estimates of amounts not yet determinable. These statements also relate to our future prospects, developments and business strategies. For the forward-looking statements included in this prospectus, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995.

 

These forward-looking statements are made based on our management’s expectations and beliefs concerning future events affecting us and are subject to uncertainties and factors relating to our operations and business environment, all of which are difficult to predict and many of which are beyond our control. These uncertainties and factors could cause our actual results to differ materially from those matters expressed in or implied by these forward-looking statements.

 

The following factors are among those that may cause actual results to differ materially from the forward-looking statements:

 

  changes in general economic and business conditions;

 

  the failure of properties managed by us to perform as anticipated;

 

  our ability to successfully integrate our businesses with those of other businesses we acquire;

 

  our ability to achieve expected cost savings in connection with the Insignia acquisition;

 

  competition;

 

  changes in social, political and economic conditions in the foreign countries in which we operate;

 

  foreign currency fluctuations;

 

  a continuation of the economic downturn in the California and New York real estate markets;

 

  the success of our co-investment activities;

 

  risks associated with our subsidiaries being general partners of numerous general and limited partnerships;

 

  the success of our joint venture activities;

 

  our ability to retain our senior management and attract and retain qualified and experienced employees;

 

  our ability to comply with the laws and regulations applicable to real estate brokerage and mortgage transactions;

 

  our exposure to liabilities in connection with real estate brokerage and property management activities;

 

  control by our majority shareholders;

 

  significant variability in our results of operations among quarters;

 

  our substantial leverage and debt service obligations;

 

  our ability to incur additional indebtedness; and

 

  our ability to generate a sufficient amount of cash to service our existing and future indebtedness.

 

All of the forward-looking statements should be considered in light of these factors. We do not undertake any obligation to update our forward-looking statements or the risk factors contained in this prospectus to reflect new information or future events or otherwise.

 

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USE OF PROCEEDS

 

CB Richard Ellis Services, CBRE Holding and the other guarantors of the outstanding notes will not receive any cash proceeds from the issuance of the exchange notes. In consideration for issuing the exchange notes as contemplated in this prospectus, CB Richard Ellis Services will receive in exchange a like principal amount of outstanding notes, the terms of which are identical in all material respects to the exchange notes. The outstanding notes surrendered in exchange for the exchange notes will be retired and canceled and cannot be reissued. Accordingly, issuance of the exchange notes will not result in any change in our capitalization.

 

The net proceeds we received from the offering of the outstanding notes, together with cash, borrowings under an amended and restated credit agreement, the proceeds from the sale of real estate investment assets by Insignia to Island Fund and the equity contributions by certain of CBRE Holding’s existing stockholders were used:

 

  to pay the holders of Insignia’s common stock, consideration of $11.156 per share in connection with the Insignia acquisition;

 

  to pay the holder of Insignia’s preferred stock consideration of $100.00 per share plus all accrued and unpaid dividends;

 

  to pay holders of all options and warrants, whether vested or unvested, the amount by which $11.156 exceeded the per share exercise price of such option or warrant, if at all, except with respect to options granted pursuant to Insignia’s 1998 Stock Incentive Plan, the holders or which received the amount by which $11.20 exceeded the per share exercise price of such option or warrant, if at all;

 

  to pay certain severance and similar obligations to senior management and other former employees of Insignia and its subsidiaries pursuant to their employment agreements or Insignia employee benefit plans;

 

  to repay substantially all of Insignia’s outstanding indebtedness prior to its acquisition by us;

 

  to pay fees and expenses associated with the Insignia acquisition and related transactions; and

 

  for working capital and other general corporate purposes.

 

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CAPITALIZATION

 

The following table sets forth the cash and cash equivalents and capitalization of CBRE Holding as of June 30, 2003:

 

  on an actual basis; and

 

  on a pro forma as adjusted basis to reflect the consummation of the Insignia acquisition and the related transactions, including our receipt of (1) the net proceeds from the issuance of the notes, (2) the borrowings of additional tranche B term loans under an amended and restated credit agreement governing our senior secured credit facilities and (3) the equity contribution to CBRE Holding of $120.0 million by certain of its existing stockholders.

 

    As of June 30, 2003

 
    Actual

    Pro Forma
As Adjusted


 
    (Dollars in thousands)  

Cash and cash equivalents (1)

  $ 23,018     $ 108,709  
   


 


Current maturities of long-term debt

  $ 10,760     $ 11,510  
   


 


Long-term debt, excluding current portion:

               

CB Richard Ellis Services:

               

Term loan facilities (2)

    206,013       280,263  

9 3/4% senior notes due 2010

    200,000       200,000  

11 1/4% senior subordinated notes due 2011 (3)

    226,055       226,055  

Other long-term debt

    12,320       12,320  
   


 


Total long-term debt, excluding current portion, of CB Richard Ellis Services and its subsidiaries

    644,388       718,638  
   


 


CBRE Holding:

               

16% senior notes due 2011 (4)

    63,344       63,344  
   


 


Total long-term debt, excluding current portion, of CBRE Holding and its subsidiaries

    707,732       781,982  
   


 


Stockholders’ equity:

               

Class A common stock; $0.01 par value; 75,000,000 shares authorized; 1,835,123 shares issued and outstanding, actual; 1,835,123 shares issued and outstanding, pro forma as adjusted

    18       27  

Class B common stock; $0.01 par value; 25,000,000 authorized; 12,624,813 shares issued and outstanding, actual; 20,124,813 shares issued and outstanding, pro forma as adjusted

    127       193  

Additional paid-in capital

    241,475       361,400  

Notes receivable from sale of stock

    (4,762 )     (4,762 )

Accumulated earnings

    39,978       32,996  

Accumulated other comprehensive loss

    (22,272 )     (22,272 )

Treasury stock at cost, 120,174 shares

    (1,892 )     (1,892 )
   


 


Total stockholders’ equity

    252,672       365,690  
   


 


Total capitalization

  $ 971,164     $ 1,159,182  
   


 



(1) The pro forma as adjusted amount of cash and cash equivalents includes $16.4 million of restricted cash.
(2) On October 14, 2003, we refinanced our term loan facilities, which among other things, resulted in an increase in our outstanding term loan facility debt, including current portions, to $300.0 million as of such date. See “Prospectus Summary—Recent Developments.” This refinancing is not reflected in the pro forma as adjusted capitalization of CBRE Holding.
(3) The amount shown is net of unamortized discount of $2.9 million associated with the issuance of our 11 1/4% senior subordinated notes due 2011.
(4) The amount shown is net of unamortized discount of $5.0 million associated with the issuance of CBRE Holding’s 16% senior notes dues 2011.

 

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THE INSIGNIA ACQUISITION AND RELATED TRANSACTIONS

 

Insignia Acquisition.    We offered and sold the outstanding notes in connection with our acquisition of Insignia, which was completed on July 23, 2003. Upon the terms and subject to the conditions set forth in an amended and restated merger agreement dated as of May 28, 2003 among us, CBRE Holding, Apple Acquisition Corp. and Insignia, each share of Insignia’s outstanding common stock was converted in the acquisition into the right to receive $11.156 in cash. Also in connection with the acquisition, each share of Insignia’s outstanding Series A preferred stock and Series B preferred stock was cancelled and converted into the right to receive a cash payment of $100.00, plus accrued and unpaid dividends. The merger agreement relating to the Insignia acquisition further provided for the termination of all of Insignia’s vested and unvested options, except for options granted under Insignia’s 1998 Stock Incentive Plan, and warrants to acquire Insignia common stock in consideration of a cash payment to the holder of each option or warrant of the excess, if any, of the $11.156 consideration paid per share of common stock in the Insignia acquisition over the exercise price of the option or warrant. With respect to the options granted under Insignia’s 1998 Stock Incentive Plan, the merger agreement provided for the termination of all of such vested and unvested options in consideration of a cash payment to the holder of each such option of the excess, if any, of the highest closing sale price of Insignia common stock on the New York Stock Exchange during the 60-day period immediately prior to the closing of the Insignia acquisition, which was $11.20 per share, over the exercise price of such option. As a result of this acquisition, we own all of the outstanding capital stock of Insignia.

 

Sale of Residential Real Estate Services Subsidiaries.    On March 14, 2003, Insignia completed the sale of its residential real estate services subsidiaries, Insignia Douglas Elliman LLC and Insignia Residential Group LLC, to Montauk Battery Realty, LLC for $66.8 million in cash, $0.5 million in cash held in escrow, up to $0.5 million in cash to be held in escrow until receipt of pending commissions and the assumption of an existing earn-out obligation of Insignia of up to $4.0 million. All escrowed amounts will be made available to satisfy any indemnity claims against Insignia by Montauk Battery Realty, and will otherwise be released from escrow on March 14, 2004. Insignia used the net cash proceeds from this sale to reduce its outstanding indebtedness.

 

Sale of Real Estate Investment Assets.    Pursuant to the merger agreement relating to the Insignia acquisition, Insignia had the right, but not the obligation, to market for sale to third parties specified real estate investment assets that we refer to in this prospectus as the “real estate investment assets.” The real estate investment assets consisted of Insignia subsidiaries and joint ventures that held minority investments in office, retail, industrial, apartment and hotel properties, minority investments in office development projects and a related parcel of undeveloped land, wholly owned or consolidated investments in Norman, Oklahoma, New York City and the U.S. Virgin Islands, and investments in two private equity funds that invest primarily in mortgage-backed debt securities.

 

On May 28, 2003, we, Insignia and Island Fund I LLC entered into a purchase agreement that provided for the sale of substantially all of the real estate investment assets to Island Fund. The sale to Island Fund was completed immediately prior to the completion of the Insignia acquisition on July 23, 2003. In connection with the sale, Island Fund paid cash proceeds to us of approximately $36.9 million and assumed approximately $7.9 million of contingent payment obligations that Insignia otherwise would have been obligated to pay to certain of its executive officers as a result of the completion of the Insignia acquisition. See “Risk Factors—Risks Related to Our Business—We agreed to retain contingent liabilities in connection with Insignia’s sale of substantially all of its real estate investment assets” and “Risk Factors—Risks Related to Our Business—Although Island Fund has agreed to indemnify us with respect to certain losses related to the real estate investment assets, we may not be able to obtain such indemnification from Island Fund in the future.”

 

Equity Financing.    To partially finance the transactions contemplated by the merger agreement, we and CBRE Holding entered into a subscription agreement with certain of CBRE Holding’s existing stockholders, including investment funds affiliated with Blum Capital Partners, L.P., investment funds affiliated with Credit Suisse First Boston, California Public Employees’ Retirement System and Frederic Malek, who is a director of

 

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Index to Financial Statements

CBRE Holding. Pursuant to this agreement, these stockholders contributed $120.0 million of cash to CBRE Holding in exchange for shares of common stock of CBRE Holding, including an aggregate of approximately $105.4 million by the affiliates of Blum Capital Partners, L.P. Immediately prior to the completion of the Insignia acquisition, CBRE Holding contributed $100.0 million of the $120.0 million to us.

 

As a result of these equity contributions, as of September 30, 2003 the investment funds affiliated with Blum Capital Partners, L.P. beneficially own approximately 76.2% of CBRE Holding’s outstanding shares of Class B common stock and approximately 67.2% of CBRE Holding’s outstanding shares of Class A and Class B common stock, taken together. In connection with any matter to be decided by CBRE Holding’s stockholders, shares of Class B common stock have 10 votes per share and shares of Class A common stock have one vote per share. For additional information regarding the beneficial ownership of CBRE Holding common stock, you should read the information in the section of this prospectus titled “Principal Stockholders.”

 

Application of Proceeds.    The net proceeds from the offering of the outstanding notes, together with the cash contributions from CBRE Holding’s existing stockholders, the borrowings of additional tranche B term loans under an amended and restated credit agreement governing our senior secured credit facilities and the cash proceeds from Island Fund, were used as follows at the closing of the Insignia acquisition:

 

  to pay the holders of Insignia’s common stock, preferred stock, warrants and options the consideration described above;

 

  to repay all existing loans under Insignia’s existing senior credit agreement and senior subordinated credit agreement, each of which was terminated in connection with these repayments;

 

  to pay certain severance and similar obligations to senior management and other former employees of Insignia and its subsidiaries pursuant to their employment agreements or Insignia employee benefit plans; and

 

  to pay fees and expenses associated with the acquisition and the related debt and equity financings.

 

CBRE Holding’s existing 16% senior notes due 2011 and our existing 11 1/4% senior subordinated notes due 2011 remained outstanding after the Insignia acquisition. For additional information regarding the terms of CBRE Holding’s existing senior notes, our existing senior subordinated notes and the senior secured credit facilities, you should read the information included under the caption “Description of Other Indebtedness.” For additional information regarding the use of proceeds received in connection with the offering of the outstanding notes, you should read the information included under the caption “Use of Proceeds” in this prospectus.

 

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Index to Financial Statements

UNAUDITED PRO FORMA FINANCIAL INFORMATION

 

The following unaudited pro forma financial information is based on the historical financial statements of CBRE Holding and Insignia included elsewhere in this prospectus. The unaudited pro forma combined balance sheet as of June 30, 2003 gives effect to the Insignia acquisition and the related transactions, excluding the sale by Insignia of its residential real estate services subsidiaries, as if they had occurred on June 30, 2003. The unaudited pro forma combined statements of operations for the twelve months ended December 31, 2002 and the six months ended June 30, 2003 give effect to the Insignia acquisition and the related transactions, excluding the sale by Insignia of its residential real estate services subsidiaries, as if they had occurred on January 1, 2002. We refer to the Insignia acquisition and related transactions, excluding the sale by Insignia of its residential real estate services subsidiaries, as the “pro forma transactions.” Insignia’s historical financial statements that are included elsewhere in this prospectus present Insignia’s residential real estate subsidiaries, which were sold by Insignia on March 14, 2003, as discontinued operations. See note 6 to Insignia’s June 30, 2003 consolidated financial statements and note 3 to Insignia’s 2002 consolidated financial statements included elsewhere in this prospectus.

 

This unaudited pro forma financial information is presented for informational purposes only and does not purport to represent what CBRE Holding’s results of operations or financial position actually would have been had the Insignia acquisition and the related transactions in fact occurred on the dates specified, nor does the information purport to project CBRE Holding’s results of operations or financial position for any future period or at any future date. All pro forma adjustments are based on preliminary estimates and assumptions and are subject to revision upon finalization of the purchase accounting for the Insignia acquisition and the related transactions.

 

Once we have completed the valuation studies necessary to finalize the required purchase price allocations in connection with the Insignia acquisition and identified any changes necessary to conform Insignia’s financial presentation to ours, the unaudited pro forma financial information will be subject to adjustment. Such adjustments will likely result in changes to the unaudited pro forma combined balance sheet and the unaudited pro forma combined statements of operations to reflect, among other things, the final allocation of the purchase price. There can be no assurance that such changes will not be material.

 

The unaudited pro forma financial information does not reflect any adjustments for synergies that CBRE Holding expects to realize commencing upon consummation of the Insignia acquisition. No assurances can be made as to the amount of cost savings or revenue enhancements, if any, that may be realized.

 

The unaudited financial information does not given effect to the recently completed refinancing of our senior secured credit facilities. For additional information regarding this refinancing, see “Prospectus Summary—Recent Developments.”

 

The unaudited pro forma financial information should be read in conjunction with the other information contained in this prospectus under the captions “Prospectus Summary—Summary Historical and Pro Forma Financial Data,” “The Insignia Acquisition and Related Transactions,” “Capitalization,” “Selected Historical Financial Data” and “Management’s Discussion and Analysis of Financial Conditions and Results of Operations” and the respective financial statements of CBRE Holding and Insignia and the related notes included elsewhere in this prospectus.

 

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Index to Financial Statements

CBRE HOLDING, INC.

UNAUDITED PRO FORMA COMBINED BALANCE SHEET

As of June 30, 2003

(in thousands, except per share data)

 

     Historical

   Pro Forma Adjustments

    Pro Forma
Combined


     CBRE
Holding


   Insignia

   Disposition
of Real
Estate
Investment
Assets (a)


    Insignia
Acquisition


   

ASSETS

                                    

Current Assets:

                                    

Cash and cash equivalents

   $ 21,163    $ 55,991    $ 35,329     $ (20,183 )(b)(d)   $ 92,300

Restricted cash

     1,855      21,153      (6,599 )     —         16,409

Receivables, net of allowance

     154,224      133,082      (1,577 )     —         285,729

Warehouse receivable

     138,240      —        —         —         138,240

Prepaid expenses

     19,623      10,547      (93 )     (1,334 )(c)     28,743

Deferred tax assets, net

     19,758      —        —         —         19,758

Other current assets

     14,143      —        —         —         14,143
    

  

  


 


 

Total current assets

     369,006      220,773      27,060       (21,517 )     595,322

Cash held in escrow

     200,000      —        —         (200,000 )(d)     —  

Property and equipment, net

     68,959      42,140      (147 )     (5,587 )(e)     105,365

Goodwill

     577,137      260,565      —         (83,333 )(c)(f)(g)     754,369

Other intangible assets, net

     89,494      4,684      —         97,990  (h)     192,168

Deferred compensation assets

     69,533      —        —         —         69,533

Investment in and advances to unconsolidated subsidiaries

     57,691      —        —         —         57,691

Real estate investments, net

     —        131,411      (128,373 )     —         3,038

Deferred tax assets, net

     35,972      62,086      (2,922 )     (19,016 )(i)     76,120

Other assets

     94,109      12,590      (1,501 )     7,867  (j)     113,065
    

  

  


 


 

Total assets

   $ 1,561,901    $ 734,249    $ (105,883 )   $ (223,596 )   $ 1,966,671
    

  

  


 


 

LIABILITIES & STOCKHOLDERS’ EQUITY

                                    

Current Liabilities:

                                    

Accounts payable and accrued expenses

   $ 98,096    $ 50,120    $ (7,659 )   $ 22,621  (k)   $ 163,178

Compensation and employee benefits payable

     61,491      61,693      (7 )     —         123,177

Accrued bonus and profit sharing

     49,853      13,958      (431 )     —         63,380

Income taxes payable

     —        3,609      —         —         3,609

Short Term Borrowings:

                                    

Warehouse line of credit

     138,240      —        —         —         138,240

Revolver and swingline credit facility

     11,250      —        —         —         11,250

Other short term borrowings

     56,149      —        —         —         56,149
    

  

  


 


 

Total short-term borrowings

     205,639      —        —         —         205,639

Current maturities of long term debt

     10,760      —        —         750  (l)     11,510
    

  

  


 


 

Total current liabilities

     425,839      129,380      (8,097 )     23,371       570,493

 

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Index to Financial Statements
    Historical

    Pro Forma
Adjustments


    Pro Forma
Combined


 
    CBRE
Holding


    Insignia

    Disposition
of Real
Estate
Investment
Assets (a)


    Insignia
Acquisition


   

Long-term Liabilities:

                                       

Senior secured term loans

    206,013       —         —         74,250  (l)     280,263  

Notes payable

    —         43,000       —         (43,000 )(l)     —    

Real estate mortgage notes

    —         71,986       (71,986 )     —         —    

9 3/4% senior notes of CB Richard Ellis Services

    200,000       —         —         —         200,000  

11 1/4% senior subordinated notes of CB Richard Ellis Services

    226,055       —         —         —         226,055  

16% senior notes of CBRE Holding

    63,344       —         —         —         63,344  

Other long-term debt

    12,320       —         —         —         12,320  
   


 


 


 


 


Total long-term debt

    707,732       114,986       (71,986 )     31,250       781,982  

Deferred compensation liability

    112,741       17,229       —         —         129,970  

Deferred tax liabilities

    —         23,396       (752 )     (22,644 )(i)     —    

Other liabilities

    56,836       28,763       —         26,856  (m)     112,455  
   


 


 


 


 


Total liabilities

    1,303,148       313,754       (80,835 )     58,833       1,594,900  

Minority interest

    6,081       —         —         —         6,081  

Stockholders’ Equity:

                                       

Preferred Stock, $0.01 par value, 20,000,000 shares authorized, 250,000 Series A shares and 125,000 Series B shares issued and outstanding—actual, no shares issued and outstanding pro forma

    —         4       —         (4 )(n)     —    

Class A common stock; $0.01 par value; 75,000,000 shares authorized; 1,835,123 shares issued and outstanding (including treasury shares) — actual, 2,687,988 issued and outstanding (including treasury shares) pro forma.

    18       —         —         9  (n)     27  

Class B common stock; $0.01 par value; 25,000,000 shares authorized; 12,624,813 shares issued and outstanding—actual, 19,271,948 shares issued and outstanding pro forma

    127       —         —         66  (n)     193  

Common Stock, par value $.01 per share—80,000,000 shares authorized, 24,082,121 shares issued and outstanding, net of 1,502,600 shares held in treasury—actual, no shares issued and outstanding pro forma

    —         241       —         (241 )(n)     —    

Additional paid-in capital

    241,475       443,101       —         (323,176 )(n)     361,400  

Notes receivable from sale of stock

    (4,762 )     (1,006 )     —         1,006  (n)     (4,762 )

Accumulated earnings (deficit)

    39,978       (24,104 )     (25,048 )     42,170  (n)     32,996  

Accumulated other comprehensive income (loss)

    (22,272 )     2,259       —         (2,259 )(n)     (22,272 )

Treasury stock at cost

    (1,892 )     —         —         —         (1,892 )
   


 


 


 


 


Total stockholders’ equity

    252,672       420,495       (25,048 )     (282,429 )     365,690  
   


 


 


 


 


                                         

Total liabilities & stockholders’ equity

  $ 1,561,901     $ 734,249     $ (105,883 )   $ (223,596 )   $ 1,966,671  
   


 


 


 


 


 

The accompanying notes are an integral part of these financial statements.

 

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Notes to Unaudited Pro Forma Combined Balance Sheet

as of June 30, 2003

 

(a) Reflects the sale of the real estate investment assets by Insignia to Island Fund I, LLC for cash consideration of approximately $36.9 million, which gives effect to the assumption by Island Fund I, LLC of certain contingent obligations. This disposition was completed immediately prior to the closing of the Insignia acquisition. Accordingly, the difference between the proceeds from the disposition of the real estate investment assets and their historical book value has been recorded as an adjustment to Insignia’s historical equity.

 

Cash and cash equivalents of $35.3 million related to the disposition of the real estate investment assets consist of the following:

 

     (in thousands)

 

Historical cash and cash equivalents related to disposed real estate investment assets

   $ (1,541 )

Proceeds from the sale of the real estate investment assets

     36,870  
    


Cash and cash equivalents—real estate investment asset dispositions

   $ 35,329  
    


 

(b) Reflects the net effect of the pro forma transactions on cash and cash equivalents as follows:

 

     (in thousands)

 

Sources:

        

Additional tranche B term loan borrowings (note (l))

   $ 75,000  

9 3/4% senior notes due May 15, 2010

     200,000  

Equity contribution from CBRE Holding stockholders (note (n))

     120,000  
    


Total sources

   $ 395,000  

Uses:

        

Purchase of outstanding shares of Insignia (24,108,533 shares at $11.156 per share, net of repayment of notes receivable from sale of stock, note (f))

   $ (266,903 )

Purchase of Series A and Series B preferred shares of Insignia (375,000 shares at $100.00 per share plus accrued and unpaid dividends, note (f))

     (38,244 )

Settlement of outstanding stock options and warrants of Insignia (note (f))

     (7,923 )

Change of control, severance payments and other

     (23,168 )

Payment of transaction costs, net of financing costs (note (f))

     (16,598 )

Repayment of Insignia’s senior credit facility (note (l))

     (28,000 )

Repayment of Insignia’s subordinated credit facility (note (l))

     (15,000 )

Payment of financing costs (note (j))

     (19,347 )
    


Total uses

     (415,183 )
    


Change in cash and cash equivalents

   $ (20,183 )
    


 

We anticipate incurring approximately $213.3 million in expenditures associated with the pro forma transactions. These expenditures include change of control payments, employee severance, facilities closure costs, retention payments, integration costs, financing costs, capital expenditures and other transaction costs. The payment schedule for, and accounting treatment of, such costs is expected to be as follows:

 

     Paid By
Closing


   Paid Over
Time


   Total
Costs


     (in thousands)

Record as goodwill

   $ 41,100    $ 54,620    $ 95,720

Expense as incurred

     1,300      74,800      76,100

Record as deferred financing costs/property and equipment

     19,347      11,000      30,347

Payout of deferred compensation liability

     —        11,100      11,100
    

  

  

Total

   $ 61,747    $ 151,520    $ 213,267
    

  

  

 

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The pro forma cash and cash equivalents balance of $92.3 million as of June 30, 2003 is higher than what we would have had historically as of June 30, 2003. This excess cash balance is the result of the borrowing at the closing of the Insignia acquisition and related transactions of the entire $75.0 million principal balance of the additional tranche B term loan and the release from escrow at the closing of the Insignia acquisition and related transactions of the net proceeds from the offering of $200.0 million in aggregate principal amount of the 9 3/4% senior notes for purposes of the accompanying unaudited pro forma combined balance sheet. In addition, we have not assumed the application of the $36.9 million in proceeds from the sale of the real estate investment assets for any particular use. We anticipate the incurrence of non-recurring expenditures associated with the integration of Insignia’s businesses and expect that this excess cash will be utilized to fund these integration costs.

 

(c) Represents the adjustment to reflect the reclassification of transaction costs related to the Insignia acquisition paid by us through June 30, 2003 (increase to goodwill).

 

(d) In accordance with the terms of the indenture governing our $200.0 million in aggregate principal amount 9 3/4% senior notes, the proceeds from the sale of these notes were placed in escrow until the close of the Insignia acquisition. This adjustment reflects the reclassification of these proceeds to cash.

 

(e) Represents adjustment to acquired property and equipment to reflect its estimated fair market value as of the date of the Insignia acquisition.

 

(f) The Insignia acquisition is being accounted for under the purchase method of accounting. Accordingly, the total purchase price is being allocated to the assets acquired and the liabilities assumed based upon their respective estimated fair values. A preliminary allocation of the purchase price has been made to major categories of assets and liabilities in the unaudited pro forma combined balance sheet based on our preliminary assessment. The final allocation of the purchase price may result in significant differences from the pro forma amounts included in this unaudited pro forma combined financial information.

 

The following represents the calculation of the purchase price of the Insignia acquisition and the excess purchase price over the estimated fair value of net assets acquired:

 

     (in thousands)

 

Purchase of outstanding shares of Insignia, net (24,108,533 shares at $11.156 per share)

   $ 266,903  

Purchase of Series A and Series B preferred shares of Insignia (375,000 shares at $100.00 per share plus accrued and unpaid dividends)

     38,244  

Settlement of outstanding stock options and warrants of Insignia

     7,923  

Transaction costs, net of financing costs

     20,300  
    


Total purchase price

     333,370  

Less: estimated fair value of net assets acquired (see table below)

     (156,138 )
    


Excess purchase price over estimated fair value of net assets acquired

   $ 177,232  
    


 

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Preliminary allocation of the purchase price to the assets and liabilities of Insignia is comprised of the following:

 

     (in thousands)

Assets:

      

Current assets

   $ 247,833

Property and equipment

     36,406

Other intangible assets

     102,674

Other assets

     9,629

Deferred tax assets, net

     40,148
    

Total assets

   $ 436,690
    

Liabilities:

      

Current liabilities

   $ 116,084

Liabilities incurred in connection with the Insignia acquisition

     75,420

Notes payable

     43,000

All other liabilities

     46,048
    

Total liabilities

     280,552
    

Estimated fair value of net assets acquired

   $ 156,138
    

 

(g) The adjustments to goodwill are comprised of the following:

 

     (in thousands)

 

Insignia historical goodwill

   $ (260,565 )

Less: Excess purchase price over estimated fair value of net assets acquired

     177,232  
    


Net pro forma adjustments to goodwill

   $ (83,333 )
    


 

(h) The adjustments to other intangible assets are comprised of the following:

 

     (in thousands)

 

Fair value of Insignia’s net revenue backlog as of June 30, 2003

   $ 50,000  

Fair value of definite life intangible assets

     27,674  

Fair value of Richard Ellis trade name in the United Kingdom

     25,000  

Write-off of the historical book value of Insignia’s intangible assets

     (4,684 )
    


Net pro forma adjustments to other intangible assets

   $ 97,990  
    


 

Fair value of Insignia’s net revenue backlog as of June 30, 2003 represents the estimated backlog of Insignia’s revenue producing transactions acquired by us in the Insignia acquisition. The backlog consists of commissions receivable on Insignia’s revenue producing transactions, which were at various stages of completion prior to the Insignia acquisition. Purchase accounting rules under generally accepted accounting principles in the United States require these commissions to be recorded as an intangible asset purchased. This asset will be amortized as cash is received upon final closing of these pending transactions.

 

Definite life intangible assets are primarily comprised of property management contracts in the United States, the United Kingdom, France and other European operations, which will be amortized over their estimated useful lives of up to seven years. The Richard Ellis trade name in the United Kingdom, which was owned by Insignia prior to the Insignia acquisition, is assumed to have an indefinite life and accordingly will not be amortized. The trade name will be subject to at least an annual review for impairment.

 

(i) Represents the net adjustment to reflect the tax effect of the pro forma adjustments at applicable statutory rates. Deferred taxes are subject to the final appraisal and purchase price allocation to assets and liabilities other than goodwill. The adjustment also includes the reclassification of $22.6 million of Insignia’s deferred tax liabilities as a reduction to deferred tax assets to conform to our presentation.

 

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(j) The adjustments to other assets are comprised of the following:

 

     (in thousands)

 

Financing costs associated with debt issued in connection with the pro forma transactions

   $ 19,347  

Fair value of Insignia’s below market leases

     1,602  

Write-off of deferred financing costs of our prior credit facility

     (6,982 )

Write-off of deferred financing costs of Insignia’s debt to be repaid

     (1,616 )

Other

     (4,484 )
    


Net pro forma adjustments to other assets

   $ 7,867  
    


 

Financing costs represent our estimate of transaction fees and costs directly attributable to the debt financings related to the pro forma transactions. Costs will be allocated to each debt instrument based on specific identification or as a percentage of face value, as appropriate. Such costs will be amortized over the term of the appropriate debt instrument.

 

(k) The adjustments to accounts payable and accrued expenses are comprised of the following:

 

     (in thousands)

 

Write-off of Insignia’s existing net deferred revenue

   $ (5,199 )

Accrued severance and other contractual obligations

     17,252  

Accrued facilities closure costs

     8,200  

Accrued transaction costs

     2,368  
    


Net pro forma adjustment to accounts payable and accrued expenses

   $ 22,621  
    


 

We have recorded as a component of the Insignia purchase price the estimated costs associated with an involuntary plan of termination of certain of Insignia’s employees. This plan was implemented concurrently with the closing of the Insignia acquisition. We have also recorded as a component of the Insignia purchase price the estimated cost to exit duplicate facilities of Insignia. These accruals have been recorded in accordance with EITF 95-3.

 

(l) Reflects the incurrence and repayment of debt as follows:

 

     (in thousands)

 

Non-current portion:

        

Additional tranche B term loan borrowings

   $ 74,250  

Repayment of Insignia’s revolving credit facility

     (28,000 )

Repayment of Insignia’s subordinated credit facility

     (15,000 )
    


Adjustment to non-current portion of long-term debt

   $ 31,250  

Current portion:

        

Current portion of additional tranche B term loan borrowings

   $ 750  
    


Adjustment to current portion of long-term debt

   $ 750  
    


 

In connection with the Insignia acquisition, we entered into an amended and restated credit agreement with Credit Suisse First Boston, or “CSFB”, and other lenders. Our previous credit facility was, and the amended and restated credit agreement entered into in connection with the Insignia acquisition continued to be, jointly and severally guaranteed by CBRE Holding and its wholly owned domestic subsidiaries and secured by substantially all of their assets. The amended and restated credit agreement included a tranche A term facility of $50.0 million, which was fully drawn in connection with the acquisition of CB Richard Ellis Services, Inc. by CBRE Holding in 2001, maturing on July 20, 2007; a tranche B term facility of $260.0 million, $185.0 million of which was drawn in connection with the 2001 acquisition and $75.0 million of

 

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Index to Financial Statements

which was drawn in connection with the Insignia acquisition, maturing on July 18, 2008; and a revolving line of credit of $90.0 million, including revolving credit loans, letters of credit and a swingline loan facility, maturing on July 20, 2007. After the amendment and restatement in connection with the Insignia acquisition, borrowings under the tranche A and revolving facility bore interest at varying rates based, at our option, on either the applicable LIBOR plus 3.00% to 3.75% or the alternate base rate plus 2.00% to 2.75%, in both cases as determined by reference to the ratio of total debt less available cash to EBITDA, which were defined in the amended and restated credit agreement. Pursuant to the amended and restated credit agreement entered into in connection with the Insignia acquisition, borrowings under the tranche B facility bore interest at varying rates based, at our option, on either the applicable LIBOR plus 4.25% or the alternate base rate plus 3.25%. The alternate base rate was the higher of (1) CSFB’s prime rate or (2) the Federal Funds Effective Rate plus one-half of one percent.

 

On October 14, 2003, we refinanced all of the outstanding loans under the amended and restated credit agreement described above. As part of this refinancing, we entered into a new amended and restated credit agreement, pursuant to which, among other things, the interest rates, amortization schedule and maturity date for our term loans were amended. For additional information regarding the terms of the new amended and restated credit agreement, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Liquidity and Capital Resources” and “Description of Other Indebtedness—Our Senior Secured Credit Facilities.”

 

(m) The adjustments to other long-term liabilities are comprised of the following:

 

     (in thousands)

 

Accrued facilities closure costs

   $ 20,900  

Accrued severance and other contractual obligations

     5,900  

Fair value adjustment for Insignia’s above market leases

     2,525  

Write-off of Insignia’s existing net deferred rent expense

     (2,469 )
    


Net pro forma adjustment to other long term liabilities

   $ 26,856  
    


 

(n) Represents the elimination of Insignia’s historical equity (after adjustments for dispositions) and the issuance of 852,865 shares of Class A common stock, $0.01 par value per share, of CBRE Holding and 6,647,135 shares of Class B common stock, $0.01 par value per share, of CBRE Holding to certain stockholders of CBRE Holding as follows:

 

     (in thousands)

 

Elimination of Insignia’s equity:

        

Insignia’s historical preferred stock

   $ (4 )

Insignia’s historical common stock

     (241 )

Insignia’s additional paid-in capital

     (443,101 )

Repayment of notes receivable from sale of stock

     1,006  

Insignia’s accumulated deficit

     49,152  

Insignia’s accumulated other comprehensive income

     (2,259 )
    


Pro forma adjustments to Insignia’s historical equity

   $ (395,447 )

Adjustments to CBRE Holding’s equity:

        

Issuance of Class A common stock

   $ 9  

Issuance of Class B common stock

     66  

Additional paid-in capital

     119,925  

Accumulated earnings (write off of deferred financing costs of prior credit facility)

     (6,982 )
    


Pro forma adjustments to CBRE Holding’s equity

   $ 113,018  
    


Net pro forma adjustments to equity

   $ (282,429 )
    


 

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The net decrease in additional paid-in capital of $323.2 million is comprised of the elimination of Insignia’s additional paid-in capital of $443.1 million, offset by the increase in additional paid-in capital of $119.9 million associated with the equity issued to stockholders of CBRE Holding. Certain stockholders of CBRE Holding provided $120.0 million in equity to fund a portion of the Insignia acquisition through the purchase of 852,865 shares of Class A common stock, $0.01 par value per share, of CBRE Holding and 6,647,135 shares of Class B common stock, $0.01 par value per share, of CBRE Holding, in each case at $16.00 per share in cash.

 

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CBRE HOLDING, INC.

UNAUDITED PRO FORMA COMBINED STATEMENT OF OPERATIONS

For the Twelve Months Ended December 31, 2002

(in thousands, except share data)

 

     Historical

    Pro Forma Adjustments

   

Pro Forma

Combined


 
    

CBRE

Holding


   

Insignia


   

Disposition

of Real
Estate
Investment
Assets (a)


   

Insignia

Acquisition


   

Revenue

   $ 1,170,277     $ 587,532     $ (13,647 )   $ —       $ 1,744,162  

Costs and expenses:

                                        

Cost of services

     554,942       —         —         —         554,942  

Operating, administrative and other

     493,949       —         —         —         493,949  

Costs and expenses—Insignia

     —         547,684       (16,268 )     222  (b)     531,638  

Depreciation and amortization

     24,614       20,241       (1,993 )     317  (c)     43,179  

Equity income from unconsolidated subsidiaries

     (9,326 )     (3,482 )     3,482       —         (9,326 )

Merger-related charges

     36       —         —         —         36  
    


 


 


 


 


       1,064,215       564,443       (14,779 )     539       1,614,418  

Operating income

     106,062       23,089       1,132       (539 )     129,744  

Interest income

     3,272       3,936       (29 )     —         7,179  

Interest expense

     60,501       10,976       (2,122 )     20,983  (d)     90,338  
    


 


 


 


 


Income from continuing operations before provision for income tax

     48,833       16,049       3,225       (21,522 )     46,585  

Provision for income taxes

     30,106       7,012       1,604       (8,609 )(e)     30,113  
    


 


 


 


 


Income from continuing operations

   $ 18,727     $ 9,037     $ 1,621     $ (12,913 )   $ 16,472  
    


 


 


 


 


Basic earnings per share from continuing operations

   $ 1.25                             $ 0.73  
    


                         


Weighted average shares outstanding for basic earnings per share

     15,025,308                               22,525,308 (f)
    


                         


Diluted earnings per share from continuing operations

   $ 1.23                             $ 0.72  
    


                         


Weighted average shares outstanding for diluted earnings per share

     15,222,111                               22,722,111 (f)
    


                         


 

The accompanying notes are an integral part of these financial statements.

 

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Notes to Unaudited Pro Forma Combined Statements of Operations

for the Twelve Months Ended December 31, 2002

 

(a) Reflects the elimination of the historical results of the real estate investment assets, which were sold by Insignia to Island Fund I, LLC immediately prior to the closing of the Insignia acquisition. For purposes of the unaudited pro forma combined statement of operations, these dispositions were assumed to have occurred on January 1, 2002.

 

(b) This adjustment represents incremental pro forma deferred rent expense resulting from the recalculation of deferred rent expense from the assumed Insignia acquisition closing date of January 1, 2002.

 

(c) This increase is comprised of pro forma amortization expense related to Insignia’s property management contracts established in purchase accounting over their estimated useful lives of up to seven years, partially offset by the reversal of Insignia’s historical amortization expense. In addition, depreciation expense was adjusted as a result of fair value adjustments to property and equipment.

 

(d) The increase in pro forma interest expense as a result of the pro forma transactions is summarized as follows:

 

     (in thousands)

 

Interest on $200.0 million in aggregate principal amount senior notes at 9¾% per annum

   $ 19,500  

Interest on $75.0 million in additional tranche B term loan borrowings at LIBOR plus 4.25% (1)

     4,573  

Additional 0.50% interest rate margin on existing senior secured term loan facilities

     1,249  

Incremental revolving credit facility loans at LIBOR plus 3.75% (1) (2)

     1,092  

Amortization of deferred financing costs over the term of each respective debt instrument

     2,995  

Incremental commitment and administration fees

     231  
    


Subtotal

     29,640  

Less: historical interest expense of Insignia

     (5,760 )

Less: historical amortization of deferred financing costs of CBRE Holding (prior credit facility)

     (1,711 )

Less: historical amortization of deferred financing costs of Insignia

     (1,186 )
    


Subtotal

     (8,657 )
    


Net increase in interest expense

   $ 20,983  
    


 
  (1) For purposes of the calculations above, LIBOR is based on the average three month LIBOR rate for fiscal year 2002.
  (2) The incremental revolving credit facility loans reflect the difference between Insignia’s outstanding revolving credit facility balance as of December 31, 2002 of $95.0 million and the amounts outstanding in excess of $95.0 million during 2002. Such excess was assumed to be financed at LIBOR plus 3.75% under the amended and restated credit agreement we entered into in connection with the closing of the Insignia acquisition.

 

(e) Represents the tax effect of the pro forma adjustments included in notes (a) through (d) above at the respective statutory rates, excluding some items that are permanently non-deductible for tax purposes.

 

(f) Reflects the pro forma number of weighted average shares giving effect to the 852,865 shares of Class A common stock of CBRE Holding and 6,647,135 shares of Class B common stock of CBRE Holding issued in connection with the Insignia acquisition.

 

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CBRE HOLDING, INC.

UNAUDITED PRO FORMA COMBINED STATEMENT OF OPERATIONS

For the Six Months Ended June 30, 2003

(in thousands, except share data)

 

     Historical

    Pro Forma Adjustments

   

Pro Forma
Combined


 
     CBRE
Holding


    Insignia

    Disposition
of Real
Estate
Investment
Assets (a)


    Insignia
Acquisition


   

Revenue

   $ 585,441     $ 285,606     $ (5,481 )   $ —       $ 865,566  

Costs and expenses:

                                        

Cost of services

     276,665       —         —         —         276,665  

Operating, administrative and other

     263,596       —         —         —         263,596  

Costs and expenses—Insignia

     —         280,850       (7,631 )     122  (b)     273,341  

Depreciation and amortization

     12,500       8,946       (788 )     1,022  (c)     21,680  

Equity (income) loss from unconsolidated subsidiaries

     (6,864 )     3,318       (3,318 )     —         (6,864 )

Merger-related charges

     3,310       4,885       —         (4,885 )(d)     3,310  
    


 


 


 


 


       549,207       297,999       (11,737 )     (3,741 )     831,728  

Operating income (loss)

     36,234       (12,393 )     6,256       3,741       33,838  

Interest income

     1,776       1,646       —         (260 )(e)     3,162  

Interest expense

     31,264       4,134       (841 )     8,531  (f)     43,088  
    


 


 


 


 


Income (loss) from continuing operations before provision (benefit) for income tax

     6,746       (14,881 )     7,097       (5,050 )     (6,088 )

Provision (benefit) for income taxes

     2,921       (5,208 )     2,923       (2,020 )(g)     (1,384 )
    


 


 


 


 


Income (loss) from continuing operations

   $ 3,825     $ (9,673 )   $ 4,174     $ (3,030 )   $ (4,704 )
    


 


 


 


 


Basic earnings (loss) per share from continuing operations

   $ 0.25                             $ (0.21 )
    


                         


Weighted average shares outstanding for basic earnings (loss) per share

     15,035,075                               22,535,075  
    


                         


Diluted earnings (loss) per share from continuing operations

   $ 0.25                             $ (0.21 )
    


                         


Weighted average shares outstanding for diluted earnings (loss) per share

     15,321,994                               22,535,075  
    


                         


 

The accompanying notes are an integral part of these financial statements.

 

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Notes to Unaudited Pro Forma Combined Statements of Operations

For the Six Months Ended June 30, 2003

 

(a) Reflects the elimination of the historical results of the real estate investment assets, which were sold by Insignia to Island Fund I, LLC immediately prior to the closing of the Insignia acquisition. For purposes of the unaudited pro forma combined statement of operations, these dispositions were assumed to have occurred on January 1, 2002.

 

(b) This adjustment represents incremental pro forma deferred rent expense resulting from the recalculation of deferred rent expense from the assumed Insignia acquisition closing date of January 1, 2002.

 

(c) This increase is comprised of pro forma amortization expense related to Insignia’s property management contracts established in purchase accounting over their estimated useful lives of up to seven years, partially offset by the reversal of Insignia’s historical amortization expense. In addition, depreciation expense was adjusted as a result of fair value adjustments to property and equipment.

 

(d) Per Rule 11-02 of Regulation S-X, the pro forma combined statement of operations shall disclose income (loss) from continuing operations before nonrecurring charges or credits directly attributable to the transaction. Accordingly, this adjustment removes such charges for the pro forma combined statement of operations. Insignia’s historical merger costs represent professional fees incurred related to the Insignia acquisition.

 

(e) Represents the reversal of historical interest income earned by us on the net proceeds from the $200.0 million in aggregate principal amount 9 3/4% senior notes held in escrow from May 22, 2003 through July 23, 2003, the date of the closing of the Insignia acquisition. The net proceeds held in escrow were released to us upon consummation of the acquisition.

 

(f) The increase in pro forma interest expense as a result of the pro forma transactions is summarized as follows:

 

     (in thousands)

 

Interest on $200 million in aggregate principal amount 9 3/4% senior notes at 9 3/4% per annum

   $ 9,750  

Interest on $75.0 million in additional tranche B term loan borrowings at LIBOR plus 4.25% (1)

     2,100  

Additional 0.50% interest rate margin on existing senior secured term loan facilities

     580  

Amortization of deferred financing costs over the term of each respective debt instrument

     1,497  

Incremental commitment and administration fees

     174  
    


Subtotal

     14,101  

Less: historical interest expense of CBRE Holding for $200.0 million in aggregate principal amount 9 3/4% senior notes

     (2,167 )

Less: historical interest expense of Insignia

     (1,667 )

Less: historical amortization of deferred financing costs of CBRE Holding (credit facility in effect prior to Insignia acquisition and 9 3/4% senior notes)

     (1,001 )

Less: amortization of deferred financing costs of Insignia

     (735 )
    


Subtotal

     (5,570 )
    


Net increase in interest expense

   $ 8,531  
    


 
  (1) For purposes of the calculations above, LIBOR is based on the average three month LIBOR rate for the six months ended June 30, 2003.

 

(g) Represents the tax effect of the pro forma adjustments included in notes (a) through (f) above at the respective statutory rates, excluding some items that are permanently non-deductible for tax purposes.

 

(h) Reflects the pro forma number of weighted average shares giving effect to the 852,865 shares of Class A common stock of CBRE Holding and the 6,647,135 shares of Class B common stock of CBRE Holding issued in connection with the Insignia acquisition.

 

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SELECTED HISTORICAL FINANCIAL DATA

 

The following table sets forth CBRE Holding’s selected historical consolidated financial information for each of the five years in the period ended December 31, 2002 and for the six-month periods ended June 30,2002 and June 30, 2003. The statement of operations data for the six-month periods ended June 30, 2002 and June 30, 2003 and the balance sheet data as of June 30, 2003 were derived from the unaudited consolidated financial statements of CBRE Holding included elsewhere in this prospectus. The statement of operations data for the twelve months ended December 31, 2002, the period from February 20, 2001 (inception) through December 31, 2001, the period from January 1, 2001 through July 20, 2001 and for the twelve months ended December 31, 2000 and the balance sheet data as of December 31, 2001 and 2002 were derived from CBRE Holding’s or our predecessor’s audited consolidated financial statements included elsewhere in this prospectus. The statement of operations data for the twelve month periods ended December 31, 1998 and 1999 and the balance sheet data as of December 31, 1998, 1999 and 2000 were derived from audited consolidated financial statements of our predecessor that are not included in this prospectus.

 

The selected financial data presented below are not necessarily indicative of results of future operations and should be read in conjunction with CBRE Holding’s consolidated financial statements and the information included under the captions “Management’s Discussion and Analysis of Financial Condition and Results of Operations” and “Unaudited Pro Forma Financial Information” included elsewhere in this prospectus.

 

    Predecessor

  Predecessor

  Predecessor

  Company

  Company

  Company

   

CB Richard

Ellis
Services, Inc.


 

CB Richard

Ellis
Services, Inc.


 

CB Richard

Ellis
Services, Inc.


  CBRE
Holding, Inc.


  CBRE
Holding, Inc.


  CBRE
Holding, Inc.


    December 31,
1998


  December 31,
1999


  December 31,
2000


  December 31,
2001


  December 31,
2002


 

June 30,

2003


    (Dollars in thousands)

Balance Sheet Data:

                                   

Cash and cash equivalents

  $ 19,551   $ 27,844   $ 20,854   $ 57,450   $ 79,701   $ 23,018

Total assets

  $ 856,892   $ 929,483   $ 963,105   $ 1,354,512   $ 1,324,876   $ 1,561,901

Long-term debt

  $ 373,691   $ 357,872   $ 303,571   $ 522,063   $ 511,133   $ 707,732

Total liabilities

  $ 660,175   $ 715,874   $ 724,018   $ 1,097,693   $ 1,067,920   $ 1,303,148

Total stockholders’ equity

  $ 190,842   $ 209,737   $ 235,339   $ 252,523   $ 251,341   $ 252,672

Number of shares outstanding (1)

    20,636,134     20,435,692     20,605,023     14,380,414     14,307,893     14,339,762
    Predecessor

    Predecessor

  Predecessor

  Predecessor

    Company

  Company

  Company

  Company

   

CB Richard

Ellis

Services, Inc.


   

CB Richard

Ellis

Services, Inc.


 

CB Richard

Ellis

Services, Inc.


 

CB Richard

Ellis

Services, Inc.


   

CBRE

Holding, Inc.


 

CBRE

Holding, Inc.


 

CBRE

Holding, Inc.


 

CBRE

Holding, Inc.


   

Twelve Months
Ended
December 31,

1998(2)


    Twelve Months
Ended
December 31,
1999


  Twelve Months
Ended
December 31,
2000


 

Period From
January 1 to
July 20,

2001


    February 20,
2001 (inception)
Through
December 31,
2001 (3)


  Twelve Months
Ended
December 31,
2002


 

Six Months
Ended

June 30,
2002


 

Six Months
Ended

June 30,
2003


    (Dollars in thousands, except per share amounts)

Statement of Operations Data:

                                                   

Revenue

  $ 1,034,503     $ 1,213,039   $ 1,323,604   $ 607,934     $ 562,828   $ 1,170,277   $ 508,883   $ 585,441

Operating income (loss)

  $ 78,476     $ 76,899   $ 107,285   $ (14,174 )   $ 62,732   $ 106,062   $ 32,177   $ 36,234

Interest expense, net

  $ 27,993     $ 37,438   $ 39,146   $ 18,736     $ 27,290   $ 57,229   $ 29,523   $ 29,488

Net income (loss)

  $ 24,557     $ 23,282   $ 33,388   $ (34,020 )   $ 17,426   $ 18,727   $ 1,194   $ 3,825

Basic EPS (4)

  $ (0.38 )   $ 1.11   $ 1.60   $ (1.60 )   $ 2.22   $ 1.25   $ 0.08   $ 0.25

Weighted average shares outstanding for basic EPS (1)(4)

    20,136,117       20,998,097     20,931,111     21,306,584       7,845,004     15,025,308     15,042,584     15,033,075

Diluted EPS (4)

  $ (0.38 )   $ 1.10   $ 1.58   $ (1.60 )   $ 2.20   $ 1.23   $ 0.08   $ 0.25

Weighted average shares outstanding for diluted EPS (1)(4)

    20,136,117       21,072,436     21,097,240     21,306,584       7,909,797     15,222,111     15,212,141     15,321,994

 

46


Table of Contents
Index to Financial Statements
    Predecessor

    Predecessor

    Predecessor

    Predecessor

    Company

    Company

    Company

    Company

 
   

CB Richard

Ellis

Services, Inc.


   

CB Richard

Ellis

Services, Inc.


   

CB Richard

Ellis

Services, Inc.


   

CB Richard

Ellis

Services, Inc.


   

CBRE

Holding, Inc.


   

CBRE

Holding, Inc.


   

CBRE

Holding, Inc.


   

CBRE

Holding, Inc.


 
   

Twelve Months
Ended
December 31,

1998(2)


    Twelve Months
Ended
December 31,
1999


    Twelve Months
Ended
December 31,
2000


   

Period From
January 1 to
July 20,

2001


    February 20,
2001 (inception)
Through
December 31,
2001 (3)


    Twelve Months
Ended
December 31,
2002


   

Six Months
Ended

June 30,
2002


   

Six Months
Ended

June 30,
2003


 
    (Dollars in thousands, except per share amounts)  

Other Data:

                                                               

Net cash provided by (used in) operating activities

  $ 76,005     $ 70,340     $ 80,859     $ (120,230 )   $ 91,334     $ 64,882     $ (40,132 )   $ (74,555 )

Net cash (used in) provided by investing activities

  $ (222,911 )   $ (23,096 )   $ (32,469 )   $ (12,139 )   $ (261,393 )   $ (24,130 )   $ (16,210 )   $ 2,396  

Net cash provided by (used in) financing activities

  $ 119,438     $ (37,721 )   $ (53,523 )   $ 126,230     $ 213,831     $ (17,838 )   $ 17,910     $ 14,171  

EBITDA (5)

  $ 110,661     $ 117,369     $ 150,484     $ 11,482     $ 74,930     $ 130,676     $ 43,880     $ 48,734  

Note: CBRE Holding and its predecessor have not declared any cash dividends on common stock for the periods shown.

(1) For the period from February 20, 2001 (inception) through December 31, 2001, the 7,845,004 and the 7,909,797 represent the weighted average shares outstanding for basic and diluted earnings per share, respectively. These balances take into consideration the lower number of shares outstanding prior to the acquisition of CB Richard Ellis Services by CBRE Holding in 2001. The 14,380,414 represents the outstanding number of shares at December 31, 2001.
(2) The results for the twelve months ended December 31, 1998 include the activities of REI, Ltd. from April 17, 1998 and CB Hillier Parker Limited from July 7, 1998. For the twelve months ended December 31, 1998, basic and diluted loss per share include a deemed dividend of $32.3 million on the repurchase of our preferred stock.
(3) The results for the period from February 20, 2001 through December 31, 2001 include the activities of CB Richard Ellis Services, Inc. from July 20, 2001, the date CB Richard Ellis Services was acquired by CBRE Holding.
(4) EPS represents earnings (loss) per share. See earnings per share information in note 16 to CBRE Holding’s consolidated financial statements included elsewhere in this prospectus.
(5) EBITDA represents earnings before net interest expense, income taxes, depreciation and amortization. We believe that the presentation of EBITDA will enhance an investor’s understanding of our operating performance. EBITDA is also a measure used by our senior management to evaluate the performance of our various lines of business and for other required or discretionary purposes, such as our use of EBITDA as a significant component when measuring performance under our employee incentive programs. Additionally, many of our and CBRE Holding’s debt covenants are based upon a measure similar to EBITDA. EBITDA should not be considered as an alternative to (1) operating income determined in accordance with accounting principles generally accepted in the United States or (2) operating cash flow determined in accordance with accounting principles generally accepted in the United States. Our calculation of EBITDA may not be comparable to similarly titled measures reported by other companies.

 

EBITDA is calculated as follows:

 

    Predecessor

  Predecessor

  Predecessor

  Predecessor

    Company

  Company

  Company

  Company

   

CB Richard

Ellis

Services, Inc.


 

CB Richard

Ellis

Services, Inc.


 

CB Richard

Ellis

Services, Inc.


 

CB Richard

Ellis

Services, Inc.


   

CBRE

Holding, Inc.


 

CBRE

Holding, Inc.


 

CBRE

Holding, Inc.


 

CBRE

Holding, Inc.


   

Twelve Months

Ended

December 31,

1998


 

Twelve Months

Ended

December 31,

1999


 

Twelve Months

Ended

December 31,

2000


 

Period From

January 1 to

July 20,

2001


   

February 20,

2001 (inception)

Through

December 31,

2001


 

Twelve Months

Ended

December 31,

2002


 

Six Months

Ended

June 30,

2002


 

Six Months

Ended

June 30,

2003


    (Dollars in thousands)

Operating income (loss)

  $ 78,476   $ 76,899   $ 107,285   $ (14,174 )   $ 62,732   $ 106,062   $ 32,177   $ 36,234

Add:

                                                 

Depreciation and amortization

    32,185     40,470     43,199     25,656       12,198     24,614     11,703     12,500
   

 

 

 


 

 

 

 

EBITDA

  $ 110,661   $ 117,369   $ 150,484   $ 11,482     $ 74,930   $ 130,676   $ 43,880   $ 48,734
   

 

 

 


 

 

 

 

 

47


Table of Contents
Index to Financial Statements

MANAGEMENT’S DISCUSSION AND ANALYSIS

OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

 

This prospectus contains forward-looking statements that involve risks and uncertainties. Our actual results could differ materially from those anticipated in forward-looking statements for many reasons, including the risks described in “Risk Factors” and elsewhere in this prospectus. You should read the following discussion in conjunction with the information included under the captions “Unaudited Pro Forma Financial Information” and “Selected Historical Financial Data” and the financial statements and related notes included elsewhere in this prospectus.

 

Overview

 

We are one of the world’s largest global commercial real estate services firms in terms of revenue, offering a full range of services to commercial real estate occupiers, owners, lenders and investors. In 2002, on a pro forma basis after giving effect to the Insignia acquisition, we and Insignia provided commercial real estate services through a combined total of 250 offices in 47 countries. We have worldwide capabilities to assist buyers in the purchase and sellers in the disposition of commercial property, to assist tenants in finding available space and owners in finding qualified tenants, to provide valuation and appraisals for real estate property, to assist in the placement of financing for commercial real estate, to provide commercial loan servicing, to provide research and consulting services, to help institutional investors manage commercial real estate portfolios, to provide property and facilities management services and to serve as the outsource service provider to corporations seeking to be relieved of the responsibility for managing their real estate operations.

 

A significant portion of our revenue is seasonal. Historically, this seasonality has caused the revenue, operating income, net income and cash flow from operating activities to be lower in the first two quarters and higher in the third and fourth quarters of each year. The concentration of earnings and cash flow in the fourth quarter is due to an industry-wide focus on completing transactions toward the fiscal year-end, while incurring constant, non-variable expenses throughout the year. In addition, our operations are directly affected by actual and perceived trends in various national and economic conditions, including interest rates, the availability of credit to finance commercial real estate transactions and the impact of tax laws. Our international operations are subject to political instability, currency fluctuations and changing regulatory environments. To date, we do not believe that general inflation has had a material impact upon our operations. Revenue, commissions and other variable costs related to revenue are primarily affected by real estate market supply and demand rather than general inflation.

 

In connection with the Insignia acquisition and the related transactions, we have undergone a substantial review of our and Insignia’s combined operations in order to identify areas of overlap. During 2002, we and Insignia incurred costs related to (1) the compensation of senior executive management personnel of Insignia who did not join CBRE Holding after the Insignia acquisition, (2) administrative and support costs associated with those executives, (3) field support activities, including human resources, legal, accounting and other administrative functions, of Insignia that overlap with ours and (4) similar field support activities of ours that we expect to eliminate. We expect to eliminate these costs as part of a detailed integration plan developed in connection with the Insignia acquisition. However, we cannot assure you as to when or if all of these expected cost savings will be realized. As we continue to implement our integration plan, a portion of the costs that we expect to save may relate to the elimination of certain of our own personnel. See “Risk Factors—Risks Relating to Our Business—We cannot assure you as to when or if we will be able to achieve all of our expected cost savings in connection with the Insignia acquisition.”

 

Basis of Presentation

 

On July 20, 2001, CBRE Holding acquired CB Richard Ellis Services, Inc., pursuant to an Amended and Restated Agreement and Plan of Merger dated May 31, 2001 among CBRE Holding, CB Richard Ellis Services

 

48


Table of Contents
Index to Financial Statements

and Blum CB Corp., a wholly owned subsidiary of CBRE Holding. Blum CB was merged with and into CB Richard Ellis Services, with CB Richard Ellis Services being the surviving corporation. At the effective time of such merger, CB Richard Ellis Services became a wholly owned subsidiary of CBRE Holding. For purposes of this section of the prospectus, we refer to the merger of Blum CB into CB Richard Ellis Services as the “2001 merger,” the merger agreement related thereto, as amended, as the “2001 merger agreement” and CB Richard Ellis Services prior to the 2001 merger as “our predecessor.”

 

CBRE Holding’s results of operations, including its segment operations and cash flows, for the year ended December 31, 2001 have been derived by combining the results of operations and cash flows of CBRE Holding for the period from February 20, 2001 (inception) to December 31, 2001 with the results of operations and cash flows of our predecessor, prior to the 2001 merger, from January 1, 2001 through July 20, 2001, the date of the 2001 merger. The results of operations and cash flows of our predecessor prior to the 2001 merger incorporated in the following discussion are the historical results and cash flows of our predecessor. These results of our predecessor do not reflect any purchase accounting adjustments, which are included in the results of CBRE Holding subsequent to the 2001 merger. Due to the effects of purchase accounting applied as a result of the 2001 merger and the additional interest expense associated with the debt incurred to finance the 2001 merger, the results of operations of CBRE Holding may not be comparable in all respects to the results of operations for our predecessor prior to the 2001 merger. However, CBRE Holding’s management believes a discussion of the 2001 operations is more meaningful by combining the results of CBRE Holding with the results of our predecessor.

 

Results of Operations

 

The following tables set forth items derived from the consolidated statements of operations for the six months ended June 30, 2002 and 2003 and for the years ended December 31, 2000, 2001 and 2002, presented in dollars and as a percentage of revenue:

 

     Six Months Ended June 30,

 
     2002

    2003

 
     (Dollars in thousands)  

Revenue

   $ 508,883     100.0 %   $ 585,441     100.0 %

Costs and expenses

                            

Cost of services

     227,836     44.8       276,665     47.3  

Operating, administrative and other

     240,206     47.2       263,596     45.0  

Depreciation and amortization

     11,703     2.3       12,500     2.1  

Equity income from unconsolidated subsidiaries

     (3,644 )   (0.7 )     (6,864 )   (1.2 )

Merger-related charges

     605     0.1       3,310     0.6  
    


 

 


 

Operating income

     32,177     6.3       36,234     6.2  

Interest income

     1,398     0.3       1,776     0.3  

Interest expense

     30,921     6.1       31,264     5.3  
    


 

 


 

Income before provision for income taxes

     2,654     0.5       6,746     1.2  

Provision for income taxes

     1,460     0.3       2,921     0.5  
    


 

 


 

Net income

   $ 1,194     0.2 %   $ 3,825     0.7 %
    


 

 


 

EBITDA

   $ 43,880     8.6 %   $ 48,734     8.3 %
    


 

 


 

 

49


Table of Contents
Index to Financial Statements
     Year Ended December 31,

 
     2000

    2001

    2002

 
     (Dollars in thousands)  

Revenue

   $ 1,323,604     100.0 %   $ 1,170,762     100.0  %   $ 1,170,277     100.0 %

Costs and expenses:

                                          

Cost of services

     628,097     47.4       547,577     46.8       554,942     47.4  

Operating, administrative and other

     551,528     41.7       512,632     43.8       493,949     42.2  

Depreciation and amortization

     43,199     3.3       37,854     3.2       24,614     2.1  

Equity income from unconsolidated subsidiaries

     (6,505 )   (0.5 )     (4,428 )   (0.4 )     (9,326 )   (0.8 )

Merger-related and other nonrecurring charges

     —       —         28,569     2.5       36     —    
    


 

 


 

 


 

Operating income

     107,285     8.1       48,558     4.1       106,062     9.1  

Interest income

     2,554     0.2       3,994     0.4       3,272     0.3  

Interest expense

     41,700     3.2       50,020     4.3       60,501     5.2  
    


 

 


 

 


 

Income before provision for income taxes

     68,139     5.1       2,532     0.2       48,833     4.2  

Provision for income taxes

     34,751     2.6       19,126     1.6       30,106     2.6  
    


 

 


 

 


 

Net income (loss)

   $ 33,388     2.5 %   $ (16,594 )   (1.4 )%   $ 18,727     1.6 %
    


 

 


 

 


 

EBITDA

   $ 150,484     11.4 %   $ 86,412     7.4  %   $ 130,676     11.2 %
    


 

 


 

 


 

 

EBITDA represents earnings before net interest expense, income taxes, depreciation and amortization. We believe that the presentation of EBITDA will enhance an investor’s understanding of our operating performance. EBITDA is also a measure used by our senior management to evaluate the performance of our various lines of business and for other required or discretionary purposes, such as our use of EBITDA as a significant component when measuring performance under our employee incentive programs. Additionally, many of CBRE Holding’s and our debt covenants are based upon a measurement similar to EBITDA. EBITDA should not be considered as an alternative to (1) operating income determined in accordance with accounting principles generally accepted in the United States or (2) operating cash flow determined in accordance with accounting principles generally accepted in the United States. Our calculation of EBITDA may not be comparable to similarly titled measures reported by other companies.

 

EBITDA is calculated as follows:

 

   

Six Months Ended

June 30,


    2002

  2003

    (Dollars in
thousands)

Operating income

  $ 32,177   $ 36,234

Add:

           

Depreciation and amortization

    11,703     12,500
   

 

EBITDA

  $ 43,880   $ 48,734
   

 

 

     Year Ended December 31,

     2000

   2001

   2002

     (Dollars in thousands)

Operating income

   $ 107,285    $ 48,558    $ 106,062

Add:

                    

Depreciation and amortization

     43,199      37,854      24,614
    

  

  

EBITDA

   $ 150,484    $ 86,412    $ 130,676
    

  

  

 

50


Table of Contents
Index to Financial Statements

Six Months Ended June 30, 2003 Compared to Six Months Ended June 30, 2002

 

CBRE Holding reported consolidated net income of $3.8 million for the six months ended June 30, 2003 on revenue of $585.4 million as compared to consolidated net income of $1.2 million on revenue of $508.9 million for the six months ended June 30, 2002.

 

Revenue on a consolidated basis increased $76.6 million or 15.0% during the six months ended June 30, 2003 as compared to the six months ended June 30, 2002. The increase was driven by significantly higher worldwide sales transaction revenue as well as increased worldwide appraisal and consultation fees, and lease transaction revenue.

 

Cost of services on a consolidated basis totaled $276.7 million, an increase of $48.8 million or 21.4% from the six months ended June 30, 2002. This increase was mainly due to higher worldwide sales transaction commissions driven by increased worldwide sales transaction revenue as well as increased worldwide payroll related costs, primarily insurance. As a result of the latter, cost of services as a percentage of revenue increased from 44.8% for the six months ended June 30, 2002 to 47.3% for the six months ended June 30, 2003.

 

Operating, administrative and other expenses on a consolidated basis were $263.6 million, an increase of $23.4 million or 9.7% for the six months ended June 30, 2003 as compared to the six months ended June 30, 2002. The increase was primarily driven by higher worldwide bonus and payroll related expenses as well as increased consulting expenses in the Americas and Europe. These increases were partially offset by foreign currency transaction gains resulting from the weaker U.S. dollar. Included in the 2003 bonus amount was an accrual for a one-time performance award of approximately $5.0 million.

 

Depreciation and amortization expense on a consolidated basis increased by $0.8 million or 6.8% mainly due to an increase in amortization expense for the six months ended June 30, 2003 as compared to the six months ended June 30, 2002. This was mainly due to a one-time reduction of amortization expense recorded in the prior year, which arose from the adjustment of certain intangible assets to their estimated fair values as of their acquisition date as determined by independent third party appraisers.

 

Equity income from unconsolidated subsidiaries increased $3.2 million or 88.4% for the six months ended June 30, 2003 as compared to the six months ended June 30, 2002 primarily due to a gain on sale of owned units in an investment fund.

 

Merger-related charges on a consolidated basis were $3.3 million and $0.6 million for the six months ended June 30, 2003 and 2002, respectively. The current year charges primarily consisted of consulting and severance costs attributable to the acquisition of Insignia. The prior year charges mainly represented costs for professional services related to the acquisition of CB Richard Ellis Services by CBRE Holding in 2001.

 

Consolidated interest expense for the six months ended June 30, 2003 was comparable to the six months ended June 30, 2002 at $31.3 million.

 

Provision for income tax on a consolidated basis was $2.9 million for the six months ended June 30, 2003 as compared to $1.5 million for the six months ended June 30, 2002. The effective tax rate decreased from 55.0% for the six months ended June 30, 2002 to 43.3% for the six months ended June 30, 2003. This decrease was primarily due to non-taxable gains associated with CB Richard Ellis Services’ deferred compensation plan in the current year versus the non-deductible losses experienced in the prior year.

 

Year Ended December 31, 2002 Compared to Year Ended December 31, 2001

 

CBRE Holding reported consolidated net income of $18.7 million for the year ended December 31, 2002 on revenue of $1,170.3 million as compared to a consolidated net loss of $16.6 million on revenue of $1,170.8 million for the year ended December 31, 2001.

 

51


Table of Contents
Index to Financial Statements

CBRE Holding’s revenue on a consolidated basis for the year ended December 31, 2002 was comparable to the year ended December 31, 2001. Declines in lease transaction revenue, principally in the Americas and Asia Pacific, combined with a nonrecurring prior year sale of mortgage fund contracts of $5.6 million, was mostly offset by higher worldwide sales transaction revenue, consulting fees, investment management fees and loan fees.

 

CBRE Holding’s cost of services on a consolidated basis totaled $554.9 million for the year ended December 31, 2002, an increase of $7.4 million or 1.3% from the year ended December 31, 2001. Cost of services as a percentage of revenue increased slightly to 47.4% for the year ended December 31, 2002 as compared to 46.8% for the year ended December 31, 2001. This increase was primarily due to higher producer compensation within CBRE Holding’s international operations associated with expanded international activities. These increases were partially offset by lower variable commissions, principally in the Americas, driven by lower lease transaction revenue.

 

CBRE Holding’s operating, administrative and other expenses on a consolidated basis were $493.9 million for the year ended December 31, 2002, a decrease of $18.7 million or 3.6% as compared to the year ended December 31, 2001. This decrease was primarily driven by cost cutting measures and operational efficiencies from programs initiated in May 2001, as well as foreign currency transaction and settlement gains resulting from the weaker U.S. dollar. These reductions were partially offset by an increase in bonuses and other incentives, primarily within our international operations, due to higher results.

 

CBRE Holding’s depreciation and amortization expense on a consolidated basis decreased by $13.2 million or 35.0% mainly due to the discontinuation of goodwill amortization after the 2001 merger in accordance with Statement of Financial Accounting Standards No. 142, “Goodwill and Other Intangible Assets” (SFAS No. 142) and lower depreciation expense, principally due to lower capital expenditures for the year ended December 31, 2002. The year ended December 31, 2002 also included a one-time reduction of amortization expense of $2.0 million arising from the adjustment of certain intangible assets to their estimated fair values as of the acquisition date as determined by independent third party appraisers in 2002.

 

CBRE Holding’s equity income from unconsolidated subsidiaries increased by $4.9 million or 110.6% for the year ended December 31, 2002 as compared to the prior year, primarily due to improved performance from several domestic joint ventures.

 

The year ended December 31, 2001 included merger-related and other nonrecurring charges on a consolidated basis of $28.6 million. These costs primarily consisted of merger-related costs of $18.3 million, the write-off of assets, primarily e-business investments, of $7.2 million as well as severance costs of $3.1 million related to our cost reduction program instituted in May 2001.

 

CBRE Holding’s consolidated interest expense was $60.5 million, an increase of $10.5 million or 21.0% over the year ended December 31, 2001. This was primarily attributable to our change in debt structure as a result of the 2001 merger.

 

CBRE Holding’s income tax expense on a consolidated basis was $30.1 million for the year ended December 31, 2002 as compared to $19.1 million for the year ended December 31, 2001. The income tax provision and effective tax rate were not comparable between periods due to effects of the 2001 merger and the adoption of SFAS No. 142, which resulted in the elimination of the amortization of goodwill. In addition, the decline in the market value of assets associated with the deferred compensation plan for which no tax benefit was realized contributed to an increased effective tax rate.

 

Year Ended December 31, 2001 Compared to Year Ended December 31, 2000

 

CBRE Holding reported a consolidated net loss of $16.6 million for the year ended December 31, 2001 on revenue of $1,170.8 million compared to consolidated net income of $33.4 million on revenue of $1,323.6 million for the year ended December 31, 2000. The 2001 results include a nonrecurring sale of

 

52


Table of Contents
Index to Financial Statements

mortgage fund management contracts of $5.6 million. The 2000 results include a nonrecurring sale of certain non-strategic assets of $4.7 million.

 

CBRE Holding’s revenue on a consolidated basis decreased by $152.8 million or 11.5% during the year ended December 31, 2001 as compared to the year ended December 31, 2000. This was mainly driven by a $98.2 million decrease in lease transaction revenue and a $62.8 million decline in sales transaction revenue during 2001. The lower revenue was primarily attributable to our North American operation. However, our European and Asian operations also experienced lower sales and lease transaction revenue as compared to 2000. These decreases were slightly offset by a $6.4 million or 11.0% increase in loan origination and servicing fees as well as a $6.0 million or 8.1% increase in appraisal fees driven by increased refinancing activities due to a decline in interest rates in the United States and increased fees in the European operation.

 

CBRE Holding’s cost of services on a consolidated basis totaled $547.6 million, a decrease of $80.5 million or 12.8% for the year ended December 31, 2001 as compared to the prior year. This decrease was primarily due to the lower sales and lease transaction revenue within North America. This decline in revenue also resulted in lower variable commissions expense within this region as compared to 2000. This was slightly offset by producer compensation within the international operations, which is typically fixed in nature and does not decrease as a result of lower revenue. Accordingly, cost of services as a percentage of revenue decreased slightly to 46.8% for 2001 as compared to 47.4% for 2000.

 

CBRE Holding’s operating, administrative and other expenses on a consolidated basis were $512.6 million, a decrease of $38.9 million or 7.1% for the year ended December 31, 2001 as compared to the prior year. This decrease was due to cost cutting measures and operational efficiencies from programs initiated in May 2001. An organizational restructure was also implemented after the 2001 merger that included the reduction of administrative staff in corporate and divisional headquarters and the scaling back of unprofitable operations. In addition, bonus incentives and profit share declined due to our lower results.

 

CBRE Holding’s depreciation and amortization expense on a consolidated basis decreased by $5.3 million or 12.4% primarily due to the discontinuation of goodwill amortization after the 2001 merger in accordance with SFAS No. 142.

 

CBRE Holding’s equity income from unconsolidated subsidiaries decreased by $2.1 million or 31.9% for the year ended December 31, 2001 as compared to the year ended December 31, 2000, primarily due to decreased results from several domestic joint ventures.

 

CBRE Holding’s merger-related and other nonrecurring charges on a consolidated basis were $28.6 million for the year ended December 31, 2001. This included merger-related costs associated with the 2001 merger of $18.3 million, the write-off of assets, primarily e-business investments, of $7.2 million and severance costs of $3.1 million attributable to our cost reduction program instituted in May 2001.

 

CBRE Holding’s consolidated interest expense was $50.0 million, an increase of $8.3 million or 20.0% for the year ended December 31, 2001 as compared to the year ended December 31, 2000. This was attributable to increased debt as a result of the 2001 merger.

 

CBRE Holding’s provision for income taxes on a consolidated basis was $19.1 million for the year ended December 31, 2001 as compared to a provision for income taxes of $34.8 million for the year ended December 31, 2000. CBRE Holding’s income tax provision and effective tax rate were not comparable between periods due to the 2001 merger. In addition, we adopted SFAS No. 142, which resulted in the elimination of the amortization of goodwill.

 

53


Table of Contents
Index to Financial Statements

Segment Operations

 

In the third quarter of 2001, subsequent to our acquisition by CBRE Holding, we reorganized our business segments as part of our efforts to reduce costs and streamline our operations. We report our operations through three geographically organized segments: (1) Americas, (2) Europe, the Middle East and Africa, or “EMEA,” and (3) Asia Pacific. The Americas consists of operations located in the United States, Canada, Mexico and South America. EMEA mainly consists of operations in Europe, while Asia Pacific includes operations in Asia, Australia and New Zealand.

 

The following table summarizes our revenue, costs and expenses and operating income (loss) by operating segment for the six months ended June 30, 2002 and 2003 and the years ended December 31, 2000, 2001 and 2002. Our Americas results for the six months ended June 30, 2003 include merger-related charges of $1.7 million attributable to the acquisition of Insignia. Our Americas results for the six months ended June 30, 2002 include merger-related charges of $0.6 million, which represent costs for professional services related to the 2001 merger. Our Americas 2001 results include a nonrecurring sale of mortgage fund contracts of $5.6 million as well as costs related to the 2001 merger and other nonrecurring charges of $26.9 million. Our Americas 2000 results include a nonrecurring sale of certain non-strategic assets of $4.7 million. The EMEA results for the six months ended June 30, 2003 include merger-related charges of $1.6 million associated with our acquisition of Insignia. Our Asia Pacific 2001 results include costs related to the 2001 merger and other nonrecurring charges of $1.2 million.

 

     Six Months Ended June 30,

 
     2002

    2003

 
     (Dollars in thousands)  

Americas

                            

Revenue

   $ 394,521     100.0 %   $ 442,487     100.0 %

Costs and expenses:

                            

Cost of services

     181,254     45.9       215,929     48.8  

Operating, administrative and other

     180,961     45.9       187,182     42.3  

Depreciation and amortization

     8,207     2.1       9,191     2.1  

Equity income from unconsolidated subsidiaries

     (3,106 )   (0.8 )     (6,843 )   (1.5 )

Merger-related charges

     605     0.2       1,738     0.4  
    


 

 


 

Operating income

   $ 26,600     6.7 %   $ 35,290     8.0 %
    


 

 


 

EBITDA

   $ 34,807     8.8 %   $ 44,481     10.1 %
    


 

 


 

EMEA

                            

Revenue

   $ 73,371     100.0 %   $ 97,630     100.0 %

Costs and expenses:

                            

Cost of services

     29,281     7.4       40,381     9.1  

Operating, administrative and other

     40,176     10.2       53,149     12.0  

Depreciation and amortization

     1,974     0.5       1,821     0.4  

Equity (income) loss from unconsolidated subsidiaries

     (10 )   —         108     —    

Merger-related charges

     —       —         1,572     0.4  
    


 

 


 

Operating income

   $ 1,950     2.7 %   $ 599     0.6 %
    


 

 


 

EBITDA

   $ 3,924     5.3 %   $ 2,420     2.5 %
    


 

 


 

Asia Pacific

                            

Revenue

   $ 40,991     100.0 %   $ 45,324     100.0 %

Costs and expenses:

                            

Cost of services

     17,301     42.2       20,355     44.9  

Operating, administrative and other

     19,069     46.5       23,265     51.3  

Depreciation and amortization

     1,522     3.7       1,488     3.3  

Equity income from unconsolidated subsidiaries

     (528 )   (1.3 )     (129 )