As filed with the Securities and Exchange Commission on September 28, 2004
                                                     Registration No. 333-118748
================================================================================

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D.C. 20549
                             ----------------------
                                 AMENDMENT NO. 1
                                       TO
                                    FORM S-4
                             REGISTRATION STATEMENT
                                      UNDER
                           THE SECURITIES ACT OF 1933
                             ----------------------
                        FRANKLIN STREET PROPERTIES CORP.
             (Exact name of registrant as specified in its charter)


                                                                     
            Maryland                                 6798                       04-3578653
  (State or other jurisdiction           (Primary Standard Industrial        (I.R.S. Employer
of incorporation or organization)        Classification Code Number)       Identification No.)


                         401 Edgewater Place, Suite 200
                         Wakefield, Massachusetts 01880
                                 (781) 557-1300
               (Address, including zip code, and telephone number,
        including area code, of registrant's principal executive offices)
                             ----------------------
                                George J. Carter
                      President and Chief Executive Officer
                        Franklin Street Properties Corp.
                         401 Edgewater Place, Suite 200
                         Wakefield, Massachusetts 01880
                                 (781) 557-1300
            (Name, address, including zip code, and telephone number,
                   including area code, of agent for service)
                             ----------------------
                                   Copies to:
                             Kenneth A. Hoxsie, Esq.
                           Jeffrey A. Hermanson, Esq.
                              Maria D. Stahl, Esq.
                    Wilmer Cutler Pickering Hale and Dorr LLP
                                 60 State Street
                           Boston, Massachusetts 02109
                                 (617) 526-6000
                             ----------------------
      Approximate date of commencement of proposed sale to the public: As soon
as practicable after the effectiveness of this registration statement and the
satisfaction of all other conditions under the merger agreement described
herein.
      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. |_|
                             ----------------------
      The registrant hereby amends this registration statement on such date or
dates as may be necessary to delay its effective date until the registrant 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 or until the registration statement shall become
effective on such date as the Commission, acting pursuant to said Section 8(a),
may determine.

================================================================================


                            FSP ADDISON CIRCLE CORP.
                           FSP COLLINS CROSSING CORP.
                       FSP MONTAGUE BUSINESS CENTER CORP.
                              FSP ROYAL RIDGE CORP.


                              Consent Solicitation
                  _____________________________________________

                        FRANKLIN STREET PROPERTIES CORP.
                                   Prospectus
                         401 Edgewater Place, Suite 200
                         Wakefield, Massachusetts 01880
                                 (781) 557-1300

                                                              September __, 2004
Dear Stockholders:

      You are the holders of preferred stock in one or more of the following
four real estate investment trusts: FSP Addison Circle Corp., FSP Collins
Crossing Corp., FSP Montague Business Center Corp. and FSP Royal Ridge Corp.,
each of which is referred to as a target REIT. The board of directors of each
target REIT has approved and adopted an agreement and plan of merger with
Franklin Street Properties Corp., which we call FSP Corp., and four wholly-owned
subsidiaries of FSP Corp., providing for the acquisition of the target REITs by
FSP Corp. by merging each target REIT with and into an acquisition subsidiary.

      The adoption of the merger agreement and the approval of the mergers by
the stockholders of the target REITs is necessary to effect the mergers. If the
merger agreement is adopted and approved:

      o     Each target REIT will merge with and into an acquisition subsidiary
            created for the sole purpose of effectuating the merger with that
            target REIT, and

      o     FSP Corp. will issue an aggregate of approximately 10,894,994 shares
            of common stock, $0.0001 par value per share, or the FSP common
            stock, to you, the holders of preferred stock, or target stock, of
            the target REITs.

      After careful consideration, each target board unanimously approved and
adopted the merger agreement and concluded that the merger agreement is in the
best interests of its target REIT and its target REIT stockholders. Your board
of directors unanimously recommends that you vote "FOR" adoption of the merger
agreement and approval of the mergers contemplated thereby.

      Please carefully consider all of the information in the accompanying
Consent Solicitation/Prospectus for additional information regarding the target
REITs, FSP Corp., the acquisition subsidiaries and the mergers, including in
particular the discussion in the section called "Risk Factors" starting on page
25.

                                          Very truly yours,


                                          /s/ George J. Carter

                                          George J. Carter
                                          President

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


                            FSP ADDISON CIRCLE CORP.
                           FSP COLLINS CROSSING CORP.
                       FSP MONTAGUE BUSINESS CENTER CORP.
                              FSP ROYAL RIDGE CORP.


                              Consent Solicitation
                  _____________________________________________

                        FRANKLIN STREET PROPERTIES CORP.

                                   Prospectus

      We are furnishing this Consent Solicitation/Prospectus to holders of
preferred stock of the target REITs in connection with the solicitation of votes
to adopt that certain Agreement and Plan of Merger, dated August 13, 2004, by
and among FSP Corp., the acquisition subsidiaries and the target REITs and
approve the mergers contemplated thereby.

      The merger agreement provides for the acquisition by merger of four real
estate investment trusts, each referred to as a target REIT and, collectively,
the target REITs, by individual wholly-owned acquisition subsidiaries of FSP
Corp. The target REITs are FSP Addison Circle Corp., FSP Collins Crossing Corp.,
FSP Montague Business Center Corp. and FSP Royal Ridge Corp., each a Delaware
corporation. The acquisition subsidiaries are Addison Circle Acquisition Corp.,
Collins Crossing Acquisition Corp., Montague Acquisition Corp. and Royal Ridge
Acquisition Corp., each a Delaware corporation. The merger agreement also
provides that upon consummation of the mergers, each share of target stock in
the target REITs will be converted into that number of shares of FSP common
stock set forth below opposite the applicable target REIT.

                                            Shares of FSP      Total Shares of
                                            Common Stock             FSP
                                             Issuable in        Common Stock
                       Total Number of        Exchange       Issuable to Target
                      Shares of Target    for Each Share of         REIT
    Target REIT       Stock Outstanding     Target Stock     Stockholders (1)(2)
-------------------   -----------------     -------------    -------------------

Addison Circle                636               5,948.67          3,783,354

Collins Crossing              555               6,167.63          3,423,035

Montague                      334               5,649.72          1,887,007

Royal Ridge                   297.5             6,055.79          1,801,598

           Total                                                 10,894,994

      (1)   Rounded to the nearest whole share.


      (2)   This number of shares of FSP common stock is slightly higher than
            the actual number of shares of FSP common stock anticipated to be
            issued upon the consummation of the mergers due to the fact that FSP
            Corp. will pay cash in lieu of issuing fractional shares of FSP
            common stock.

      FSP Corp. will not issue fractional shares of FSP common stock as merger
consideration. Instead, each holder of target stock who would otherwise have
been entitled to receive a fraction of a share of FSP common stock will be
entitled to receive cash (without interest) in an amount, rounded up to the
nearest whole cent, equal to the product of such fractional part of a share of
FSP common stock multiplied by $17.70, the fair market value of one share of FSP
common stock on August 13, 2004, as determined through negotiations between the
parties to the mergers. Moreover, FSP Corp. will not receive any consideration
for the one share of common stock it holds in each target REIT.

      We sometimes refer to you as target REIT stockholders and to your shares
of preferred stock as target stock. We refer to the boards of directors of the
target REITs collectively as the target boards, the board of directors of FSP
Corp. as the FSP board and the holders of FSP common stock as the FSP
stockholders. We sometimes refer to FSP Corp., its subsidiaries and the target
REITs, after giving effect to the consummation of the mergers, as the combined
company.

      Consummation of the mergers is subject to a number of conditions and will
not occur unless, among other things, holders of a majority of the shares of
target stock of each target REIT vote to adopt the merger agreement and approve
the mergers contemplated thereby.

      The stockholders of each target REIT are being asked to adopt the merger
agreement and approve the mergers contemplated thereby, as described in this
Consent Solicitation/Prospectus.

      THE COMMON STOCK OFFERED HEREBY INVOLVES A HIGH DEGREE OF RISK. SEE "RISK
FACTORS" BEGINNING ON PAGE 25 FOR CERTAIN FACTORS THAT SHOULD BE CONSIDERED BY
TARGET REIT STOCKHOLDERS IN EVALUATING THE MATTERS DESCRIBED HEREIN, INCLUDING
AMONG OTHERS:

      o     As a result of the mergers, the nature of each target REIT
            stockholder's investment will change from an interest in a
            corporation owning a specified property for a finite period in which
            such target REIT stockholder will receive a distribution upon
            liquidation based upon the net proceeds from the sale of the
            entity's assets, to an investment in an ongoing fully-integrated
            real estate company, which has a portfolio of properties that may be
            changed from time to time and conducts real estate investment
            banking operations, in which the equity owners are expected to
            recover their investment from the sale of their FSP common stock,
            which is currently illiquid, and not from liquidating distributions.

      o     As a result of the mergers, based on historical quarterly,
            non-special dividends received by stockholders of FSP Corp. and the
            target REIT stockholders, a majority of the target REIT stockholders
            could expect to receive a lower level of dividends from the combined
            company than such stockholders have historically received from their
            target REITs.


      o     The properties of the target REITs may appreciate in value and might
            be able to be liquidated at a later date for a price which would
            yield target REIT stockholders more consideration than they would
            receive in the mergers.

      o     The terms of the mergers, including the merger consideration, were
            determined by negotiations between the parties to the mergers.
            However, R. Scott MacPhee and William W. Gribbell, the two members
            of the special committees of each target board, also serve as
            executive vice presidents of FSP Corp. and own shares of FSP common
            stock. In addition, while the special committees considered
            independent appraisals of the target REIT properties, the target
            REITs did not seek acquisition bids from any unaffiliated parties.

      o     FSP Corp. intends to file an application to list the FSP common
            stock on the American Stock Exchange, or AMEX. There can be no
            assurance that FSP Corp. will file such application or, in the event
            it does, that AMEX will accept the application, or that a meaningful
            trading market will develop even if AMEX approves the application.

      o     Assuming the FSP common stock does become publicly traded, the
            future price per share of the FSP common stock may be lower than the
            price per share negotiated between the special committees of the
            target boards and FSP Corp. for the purpose of determining the
            merger consideration to be received by you.

      NEITHER THE SECURITIES AND EXCHANGE COMMISSION NOR ANY STATE SECURITIES
COMMISSION HAS APPROVED OR DISAPPROVED OF THESE SECURITIES OR DETERMINED IF THIS
CONSENT SOLICITATION/PROSPECTUS IS TRUTHFUL OR COMPLETE. ANY REPRESENTATION TO
THE CONTRARY IS A CRIMINAL OFFENSE.

      This Consent Solicitation/Prospectus is first being mailed on or about
September ____, 2004 to target REIT stockholders of record at the close of
business on the date of this Consent Solicitation/Prospectus.

                            -------------------------

    The date of this Consent Solicitation/Prospectus is September ____, 2004.


                                TABLE OF CONTENTS


                                                                            PAGE

QUESTIONS AND ANSWERS ABOUT THE MERGERS......................................1

SUMMARY......................................................................4

RISK FACTORS................................................................25

TARGET REIT CONSENT SOLICITATION............................................36

SPECIAL NOTE REGARDING FORWARD-LOOKING INFORMATION..........................38

BACKGROUND ON FSP CORP. AND ITS GROWTH STRATEGY.............................39

THE MERGERS.................................................................44

BENEFITS, BACKGROUND AND REASONS FOR THE MERGERS............................57

FAIRNESS OF THE MERGERS.....................................................73

ADVICE OF FINANCIAL ADVISORS AND APPRAISALS.................................78

MANAGEMENT..................................................................89

SELECTED FINANCIAL INFORMATION OF FSP CORP..................................93

SELECTED PRO FORMA CONSOLIDATED FINANCIAL DATA..............................94

NOTES TO CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS.......................100

COMPARATIVE PER SHARE DATA.................................................109

COMPARISON OF THE TARGET REITS AND FSP CORP................................113

CONFLICTS OF INTEREST......................................................115

FIDUCIARY RESPONSIBILITY...................................................117

COMPARISON OF STOCKHOLDER RIGHTS...........................................118

BUSINESS AND PROPERTIES OF THE TARGET REITs................................138

SELECTED FINANCIAL INFORMATION OF ADDISON CIRCLE...........................143


SELECTED FINANCIAL INFORMATION OF COLLINS CROSSING.........................145

SELECTED FINANCIAL INFORMATION OF MONTAGUE.................................147

SELECTED FINANCIAL INFORMATION OF ROYAL RIDGE..............................149

MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS OF THE TARGET REITs..................................151

MATERIAL UNITED STATES FEDERAL INCOME TAX CONSIDERATIONS...................159

LEGAL MATTERS..............................................................172

EXPERTS....................................................................172

WHERE YOU CAN FIND MORE INFORMATION........................................172

INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE............................173

INDEX TO FINANCIAL STATEMENTS..............................................F-1

INFORMATION NOT REQUIRED IN PROSPECTUS....................................II-1


APPENDICES

Appendix A              Merger Agreement

Appendix B              Glossary of Terms

Appendix C-1 to C-4     Fairness Opinion for each Target REIT

Appendix D              Section 262 of Delaware General Corporation Law

Appendix E              Articles of Incorporation of FSP Corp.



      This Consent Solicitation/Prospectus incorporates important business and
financial information about Franklin Street Properties Corp. that has been filed
with the Securities and Exchange Commission that is neither included in nor
delivered with this Consent Solicitation/Prospectus. FSP Corp. will provide you
with copies of this information, without charge, upon written or oral request
to:

                        Franklin Street Properties Corp.
                         401 Edgewater Place, Suite 200
                         Wakefield, Massachusetts 01880
                                 (781) 557-1300
                            Attn: Corporate Secretary

      In order to obtain delivery of this information prior to the closing of
the mergers, you should request such information no later than ________ ___,
2004.


                     QUESTIONS AND ANSWERS ABOUT THE MERGERS

Q:    What is FSP Corp.?

A:    FSP Corp. is a real estate investment trust that has been a reporting
company under the Securities Exchange Act of 1934 since 2001. As of December 31,
2003, FSP Corp. had approximately $528.5 million in assets, approximately $83.8
million in annual revenue and approximately $516.9 million in stockholders'
equity. As of August 20, 2004, FSP Corp. had 49,629,762 shares of common stock
outstanding and approximately 1,420 stockholders of record.

Q:    What is the proposed transaction?

A:    FSP Corp. proposes acquiring the target REITs by merging each target REIT
with and into an individual wholly-owned acquisition subsidiary of FSP Corp.
Upon consummation of the mergers, each share of target stock in the target REITs
will be converted into a certain number of shares of FSP common stock as
described elsewhere in this Consent Solicitation/Prospectus.

Q:    Will the directors and officers of FSP Corp., the target REITs or their
affiliates receive any fees, commissions or other compensation in connection
with the merger agreement or the mergers?

A:    No, unless they also own shares of target stock. For example, Barry
Silverstein and Dennis J. McGillicuddy, each a director of FSP Corp., own an
aggregate of 173 and 14 shares of target stock, respectively. Mr. Silverstein
owns 102.5 shares in Addison Circle, 23.25 shares in Collins Crossing, 42 shares
in Montague and 5.25 shares in Royal Ridge. Mr. McGillicuddy owns 1 share in
each of Addison Circle and Royal Ridge, 2 shares in Collins Crossing and 10
shares in Montague. Messrs. Silverstein and McGillicuddy each purchased their
shares in the original offerings of target stock and on the same terms as other
stockholders of such target REITs. These shares of target stock held by Messrs.
Silverstein and McGillicuddy will convert into approximately 1,022,217 and
approximately 80,836 shares of FSP common stock, respectively, upon consummation
of the mergers.

Q:    What will I receive in the mergers?

A:    Upon consummation of the mergers, each share of target stock in the target
REITs will be converted into a certain number of shares of FSP common stock as
described elsewhere in this Consent Solicitation/Prospectus.

Q:    Are there any risks for me in this proposed transaction?

A:    Yes, there is a high degree of risk. You should carefully read the section
of this Consent Solicitation/Prospectus titled "Risk Factors" on page 25.


                                       1


Q:    How do I know if the price paid for the target stock is fair to me?

A:    You should carefully read the information you have received in this
Consent Solicitation/Prospectus and make your own determination. Your board of
directors believes the mergers are fair to you and recommends you vote in favor
of them. R. Scott MacPhee and William W. Gribbell, the two members of the
special committees of each target board, also serve as executive vice presidents
of FSP Corp. and own shares of FSP common stock. The special committees of the
target boards engaged A.G. Edwards & Sons, Inc., on behalf of the target REITs,
to advise them in evaluating and negotiating the terms of the mergers, including
the merger consideration, and to deliver a fairness opinion to each target
board.

Q:    In addition to this consent solicitation/prospectus, I received a
supplement. What is the difference between the consent solicitation and the
supplement?

A:    The purpose of this consent solicitation/prospectus is to describe the
mergers generally and to provide you with a summary of the investment
considerations generic to all of the target REITs. The purpose of the supplement
is to describe the investment considerations particular to your target REIT.
After you read this Consent Solicitation/Prospectus, we urge you to read the
supplement. The supplement contains information unique to your target REIT. This
information is material in your decision whether to vote "For" or "Against" the
mergers.

Q:    When do you expect to complete the mergers?

A:    We expect to complete the mergers on or about December 31, 2004, or at an
earlier date if the conditions to the merger agreement have been satisfied prior
to December 31, 2004 or a later date if the conditions have not been satisfied
by December 31, 2004.

Q:    Who must adopt the merger agreement and approve the mergers contemplated
thereby?

A:    In addition to the approvals of the board of directors of FSP Corp. and
the boards of directors of the target REITs, which have already been obtained,
the target REIT stockholders must adopt the merger agreement and approve the
mergers contemplated thereby. If one or more of the target REITs does not obtain
the vote required for the consummation of the merger, FSP Corp. will not proceed
with the mergers of any other target REIT.

Q:    What rights do I have if I think the merger consideration is too low?

A:    Under the Delaware general corporation law, which governs the merger, you
have the right to seek a judicial determination of the value of your target
stock. This is called an appraisal. For more information on what this means, you
should read "Appraisal Rights of Dissenting Stockholders of Target REITs" on
page 49.

Q:    What do I need to do now?

A:    We urge you to carefully read this Consent Solicitation/Prospectus,
including its appendices, and to consider how the merger will affect you.



                                       2


Q:    Where may I find additional information relating to FSP Corp.?

A:    You may find additional information relating to FSP Corp. in the section
entitled "Where You Can Find More Information" on page 172 and "Incorporation of
Certain Documents by Reference" on page 173.

Q:    Whom may I contact with any additional questions?

A:    You may call your investment executive at FSP Investments at (800)
      950-6288.


                                       3


--------------------------------------------------------------------------------

                                     SUMMARY

      This Summary highlights selected information from this document and may
not contain all of the information that is important to you. To understand the
proposal presented in this Consent Solicitation/Prospectus with respect to the
adoption of the merger agreement and the approval of the mergers, providing for
the issuance of FSP common stock, you should read carefully the entire document,
including the appendices, the accompanying supplement relating to your target
REIT and the other documents to which we have referred you, including documents
incorporated by reference under "Incorporation of Certain Documents By
Reference" on page 173. For your convenience, a glossary of terms is included
in Appendix B to this Consent Solicitation/Prospectus. We have included page
references parenthetically to direct you to a more complete description of the
topics of the summary.

FSP Corp. (Pages 39 to 43)

      FSP Corp. is a Maryland corporation that operates in a manner intended to
qualify as a real estate investment trust for federal income tax purposes.

      FSP Corp. operates in two business segments and has two principal sources
of revenue:

      o     Real estate operations, including real estate leasing, interim
            acquisition financing and asset/property management, which generate
            rental income, loan origination fees and management fees,
            respectively; and

      o     Investment banking/investment services, which generate brokerage
            commissions and other fees related to the organization of
            single-purpose entities that own real estate and the private
            placement of equity in those entities.

      On June 1, 2003, FSP Corp. acquired 13 real estate investment trusts by
merger. In these mergers, FSP Corp. issued 25,000,091 shares of FSP common stock
to holders of preferred stock in the acquired REITs. As a result of these
mergers, FSP Corp. now holds all of the assets previously held by these acquired
REITs. As part of its growth strategy, FSP Corp. may make similar acquisitions
in the future. The proposed acquisition of the target REITs is part of that
strategy.

      FSP Corp.'s principal executive offices are located at 401 Edgewater
Place, Suite 200, Wakefield, Massachusetts 01880. The telephone number of its
principal executive office is (781) 557-1300. FSP Corp. does not maintain a
website.

The Target REITs (Pages 137 to 141)

      FSP Corp. sponsored the syndication of stock in the target REITs. Each
target REIT is a privately-held real estate investment trust formed as a
corporation under the laws of the State of Delaware for the purpose of acquiring
and operating a single real property. Montague owns an office/research and
development project in San Jose, California; Addison Circle owns an office
building in Addison, Texas; Royal Ridge owns an office building in Alpharetta,
Georgia; and Collins Crossing owns an office building in Richardson, Texas. Set
forth below for the properties owned by the respective target REITs are the date
the property was originally acquired by the target REIT, the number of square
feet in the property, the percentage of rentable square feet leased as of June
30, 2004 and the weighted average base rent per net rentable square foot for the
six months ended June 30, 2004 annualized:


                                       4
--------------------------------------------------------------------------------


--------------------------------------------------------------------------------

                       Date of    Percentage of                     Weighted
                      Property      Rentable                        Average
                     Acquisition   Square Feet                       Base Rent
                       by the        Leased        Rentable      Annualized/Net
                       Target        as of          Square      Rentable Square
                        REIT        6/30/04          Feet             Foot
                     ----------   -------------   ----------    ---------------

Addison Circle          9/02           100%         293,787        $25.56/sf

Collins Crossing        3/03           100%         298,766        $22.47/sf

Montague                8/02           100%         145,951        $26.84/sf

Royal Ridge             1/03           100%         161,366        $13.60/sf

      The target REITs' principal executive offices are located at 401 Edgewater
Place, Suite 200, Wakefield, Massachusetts 01880. The telephone number of their
principal executive offices is (781) 557-1300. No target REIT maintains a
website.

Votes Required (Pages 45 to 46)

      The affirmative vote of the holders of a majority of the target stock in
each of the target REITs is required to adopt the merger agreement and approve
the respective mergers. If one or more target REITs does not obtain the vote
required for the consummation of the merger with such target REIT, FSP Corp.
will not proceed with the mergers of any other target REIT. The consent being
solicited hereby seeks the adoption of the merger agreement and the approval of
the merger agreement and the transactions contemplated thereby. The affirmative
vote of a majority of the common stock in each target REIT is also required to
effectuate the respective merger. FSP Corp. is the sole stockholder of the
common stock of each target REIT, and has agreed to vote those shares in favor
of the respective merger. FSP Corp. will not receive any consideration for the
one share of common stock it holds in each target REIT.

      Target REIT stockholders as of August 13, 2004 are entitled to receive
this Consent Solicitation/Prospectus and are entitled to execute a consent in
connection with the adoption of the merger agreement and the approval of the
mergers and the transactions contemplated thereby.

      As of the date of this Consent Solicitation/Prospectus there were 334
shares of target stock in Montague held by 331 holders of record; 636 shares of
target stock in Addison Circle held by 380 holders of record; 297.5 shares of
target stock in Royal Ridge held by 246 holders of record; and 555 shares of
target stock in Collins Crossing held by 449 holders of record.


                                       5
--------------------------------------------------------------------------------


--------------------------------------------------------------------------------

      The executive officers and directors of the target REITs do not
beneficially hold any shares of target stock in any of the target REITs. Barry
Silverstein and Dennis J. McGillicuddy, each a director of FSP Corp., own an
aggregate of 173 and 14 shares of target stock, respectively. Mr. Silverstein
owns 102.5 shares in Addison Circle, 23.25 shares in Collins Crossing, 42 shares
in Montague and 5.25 shares in Royal Ridge. Mr. McGillicuddy owns 1 share in
each of Addison Circle and Royal Ridge, 2 shares in Collins Crossing and 10
shares in Montague. Messrs. Silverstein and McGillicuddy each purchased their
shares in the original offerings of target stock and on the same terms as other
stockholders of such target REITs. These shares of target stock held by Messrs.
Silverstein and McGillicuddy will convert into approximately 1,022,217 and
approximately 80,836 shares of FSP common stock, respectively, upon consummation
of the mergers. Messrs. Silverstein and McGillicuddy have indicated that they
intend to vote their respective shares of target stock in favor of the adoption
of the merger agreement and the approval of the mergers.

The Mergers (Pages 44 to 56)

      Overview. As a result of inquiries from members of the FSP board, the
management of FSP in late June 2004 instructed its outside legal counsel, Wilmer
Cutler Pickering Hale and Dorr LLP, to explore the feasibility of the
acquisition of the target REITs. In early July 2004, management of FSP Corp.
approached the target boards regarding the possibility of acquiring the target
REITs. Each target board then established a special committee consisting of
Messrs. MacPhee and Gribbell, the only members of the target boards who were not
also members of the FSP board, to, among other things, evaluate and negotiate a
potential acquisition by FSP Corp. and recommend that the board of each target
REIT accept or reject the FSP Corp. acquisition. The special committees engaged
A.G. Edwards & Sons, Inc., referred to as A.G. Edwards, to advise them in
evaluating and negotiating the terms of the mergers, including the merger
consideration, and to deliver a fairness opinion to each target board. The
target REITs also engaged third party appraisers to appraise the real estate
held by each target REIT and engaged outside legal counsel to represent the
target REITs. After receiving the real estate appraisals, after reaching
agreement on the amount of merger consideration to be paid and the terms of the
mergers, after receiving a unanimous recommendation to vote to adopt the merger
agreement and approve the mergers from its special committee and receiving the
fairness opinions delivered by A.G. Edwards, each target board unanimously voted
to adopt the merger agreement and approve the mergers contemplated thereby and
recommend to its stockholders to vote to adopt the merger agreement and approve
the mergers contemplated thereby. On August 13, 2004, based upon the reasons set
forth in "Fairness of the Mergers", the target REITs and FSP Corp. executed and
delivered the merger agreement.

      The Mergers. Following the satisfaction or waiver of the conditions to
closing relating to a target REIT, on the effective date of the mergers, which
is expected to be on or about December 31, 2004, FSP Corp. will acquire that
target REIT by merger of the target REIT with and into a wholly-owned
acquisition subsidiary of FSP Corp. Each share of target stock of that target
REIT will be converted into a specified number of shares of FSP common stock.
The shares of FSP common stock to be issued in connection with the mergers are
referred to as the merger consideration.

      The following chart sets forth the number of shares of FSP common stock to
be received as merger consideration by the target REIT stockholders for each
share of target stock of the respective target REIT. FSP Corp. will not issue
fractional shares of FSP common stock as merger consideration. Instead, each
holder of target stock who would otherwise have been entitled to receive a
fraction of a share of FSP common stock will be entitled to receive cash


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(without interest) in an amount, rounded up to the nearest whole cent, equal to
the product of such fractional part of FSP common stock multiplied by $17.70,
the fair market value of one share of FSP common stock on August 13, 2004, as
determined through negotiations between the special committees and FSP Corp.

                                            Shares of FSP
                                            Common Stock       Total Shares of
                                             Issuable in      FSP Common Stock
                       Total Number of        Exchange       Issuable to Target
                      Shares of Target    for Each Share of         REIT
   Target REIT        Stock Outstanding     Target Stock     Stockholders (1)(2)
-----------------     -----------------     -------------    -------------------

Addison Circle               636              5,948.67            3,783,354

Collins Crossing             555              6,167.63            3,423,035

Montague                     334              5,649.72            1,887,007

Royal Ridge                 297.5             6,055.79            1,801,598

       Total                                                     10,894,994

(1)   Rounded to the nearest whole share.

(2)   This number of shares of FSP common stock is slightly higher than the
      actual number of shares of FSP common stock anticipated to be issued upon
      the consummation of the mergers due to the fact that FSP Corp. will pay
      cash in lieu of issuing fractional shares of FSP common stock.

      None of the shares of FSP common stock to be issued as merger
consideration to the target REIT stockholders will be placed into escrow or
otherwise withheld as a source of potential compensation to FSP Corp. should FSP
Corp. discover, after the consummation of the mergers, that any of the target
REITs incurred any undisclosed liabilities prior to the consummation of the
mergers or that any representations and warranties of the target REITs were
inaccurate. Moreover, FSP Corp. will not receive any consideration for the one
share of common stock it holds in each target REIT.

      Consummation of the mergers is subject to a number of conditions and will
not occur unless, among other things, holders of a majority of the shares of
target stock of each target REIT vote to adopt the merger agreement and approve
the mergers contemplated thereby.

      The following table sets forth: (i) the value ascribed to each target REIT
for purposes of the merger consideration, (ii) the appraised value of the
property held by each target REIT, (iii) the estimated adjusted cash reserve
balances as of June 30, 2004 and (iv) the percentage (the premium) over
appraised value plus adjusted cash reserves that has been ascribed to each


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target REIT for purposes of the merger consideration. The premium is based on an
FSP common stock per share price of $17.70. Should the FSP common stock trade on
the AMEX, the trading price of the FSP common stock could be significantly lower
than $17.70 per share, causing the premium received by target REIT stockholders
as a result of the consummation of the mergers to decrease significantly or
disappear altogether.

                   Value Ascribed to                   Adjusted Cash
   Target REIT        Target REIT     Appraised Value     Reserves      Premium
   -----------        -----------     ---------------     --------      -------

Addison Circle       $66,965,414       $54,500,000       $1,676,697       19.2%

Collins Crossing     $60,587,756       $48,500,000       $1,984,695       20.0%

Montague             $33,400,000       $20,000,000       $2,034,787       51.6%

Royal Ridge          $31,888,293       $26,075,000         $967,500       17.9%

Total               $192,841,463      $149,075,000       $6,663,679       23.8%

      The value ascribed to a target REIT was determined through negotiations
between the special committees and FSP Corp. These aggregate negotiated values
exceed the aggregate appraised values of the target REITs by approximately
$37,102,784. See "Fairness of the Mergers - Fairness of the Merger Consideration
to Target REIT Stockholders - Allocation of Merger Consideration" for a
discussion of how the premiums were determined by the special committees and FSP
Corp.

Conditions Precedent to the Mergers (Pages 52 to 53)

      The respective obligations of each party to effect the mergers are subject
to the fulfillment on or before the effective date of certain conditions,
including the following:

      o     the adoption of the merger agreement and the approval of the mergers
            by the stockholders of each of the target REITs;

      o     the receipt of all necessary consents, waivers, approvals,
            authorizations or orders and the making of all required filings; and

      o     that the representations of FSP Corp. and the target REITs set forth
            in the merger agreement are true and complete in all material
            respects as of the closing date.

Recommendation of the Special Committees and the Target Boards
(Pages 46 to 48)

      The target board of each target REIT recommends that target REIT
stockholders of that target REIT vote for adoption of the merger agreement and
approval of the mergers and the transactions contemplated thereby.

      This recommendation to the target REIT stockholders is based upon the
recommendation by the special committees to the target boards and each target
board's belief that:


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      o     the value of the FSP common stock to be distributed as merger
            consideration to its target REIT stockholders represented greater
            value, or a premium, than the sum of the value of the real estate
            (as determined by an appraisal) and cash held by its target REIT;

      o     the value of the FSP common stock to be distributed as merger
            consideration to its target REIT stockholders was greater than was
            likely to be realized upon the continuation of the respective target
            REIT; and

      o     based upon A.G. Edwards' opinion, delivered orally to each special
            committee and board of each target REIT and subsequently confirmed
            in writing, as to the fairness from a financial point of view of the
            merger consideration to the stockholders of each target REIT, the
            merger consideration is fair from a financial point of view to such
            stockholders.

The material negative factors, which each special committee viewed as
insufficient to outweigh the positive factors, were:

      o     that, following the mergers, the target REIT stockholders will cease
            to participate in the future earnings growth, if any, of their
            respective target REIT or benefit from the increase, if any, in the
            future liquidation value of the respective target REIT, other than
            indirectly through their FSP stock ownership;

      o     the possibility that the shares of FSP common stock may in the
            future trade at a price lower than $17.70 per share;

      o     the fact that, based on historical quarterly, non-special dividends
            received by stockholders of FSP Corp. and the target REIT
            stockholders, a majority of the target REIT stockholders could
            expect to receive a lower level of dividends from the combined
            company than such stockholders have historically received from their
            target REITs;

      o     the possibility that the shares in the target REIT would have
            appreciated in value more rapidly or at a greater rate than any
            appreciation in value in the FSP Corp. shares;

      o     that the target REITs did not seek third party bids for the
            acquisition of the target REITs or their respective properties; and

      o     the potential conflicts of interests of officers and directors of
            each target REIT in connection with the mergers.

Expected Benefits from the Mergers (Page 64)

      The following highlights some of the primary benefits the mergers are
expected to generate:


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      o     The combined company's real estate portfolio will be substantially
            larger and more diverse geographically, by property type and by
            tenant business, than the portfolio of the target REITs, reducing
            the dependence of target REIT stockholders on the performance of any
            one real property; and

      o     The combined company's business will generate revenues from real
            estate investment banking/brokerage and property management
            activities and from rentals of 32 real properties, constituting a
            more diverse income stream than that currently received by any of
            the target REITs.

These benefits may not be realized. There are also potential detriments to the
mergers. See "Risk Factors" beginning on page 25.

Alternatives to the Mergers for the Target REITs (Pages 64 to 65)

      The following is a brief discussion of alternatives to the mergers that
were considered by the target boards.

      Continuation of each Target REIT. An alternative to the mergers would be
to continue each of the target REITs as a separate legal entity in accordance
with its original investment strategy. Target REIT stockholders would likely
continue to receive regular quarterly distributions and would receive a
distribution on the sale of the property owned by its respective target REIT,
which is expected to occur in a five to ten year time period following
syndication of the target REIT. Continuation of the target REITs would avoid
those disadvantages which might be inherent in the mergers. See "Risk Factors -
Risks Relating to the Mergers." The primary disadvantage with continuing the
target REITs is the failure to secure the benefits that the target boards expect
to result from the mergers. See "Benefits, Background and Reasons for the
Mergers -- Expected Benefits From the Mergers."

      Liquidation. Another alternative to the mergers would be liquidating the
assets of the target REITs and distributing the net liquidation proceeds to the
target REIT stockholders. Liquidating the target REITs would result in
concluding the investors' investment in the target REITs earlier than the
anticipated liquidation timeframes for the target REITs. The liquidations would
result in the marketplace establishing the fair market value of the target
REITs' assets.

      Support of Secondary Market. Another alternative would be the creation or
support of a secondary market for the target stock through limited cash tender
offers or repurchase programs sponsored by the target REITs.

Fairness of the Mergers  (Pages 73 to 77)

      Each of the target boards believes that the terms of the merger agreement,
when considered as a whole, are fair to the stockholders of each target REIT and
the merger consideration offered in exchange for the target stock in each target
REIT constitutes fair consideration for the interests of the target REIT
stockholders. The following provides a summary of the factors upon which the
target boards based their respective conclusions as to the fairness of the
mergers and the merger consideration to be paid by FSP Corp. The target boards
did not find it practicable to, and did not attempt to, quantify or otherwise
assign relative weight to these factors in reaching their respective
determinations.


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      o     The target boards compared the potential benefits and detriments of
            the mergers with the potential benefits and detriments of several
            alternatives to the mergers, including continuation of the target
            REITs, liquidation of the target REITs and support of secondary
            markets for the target stock. Based on these comparisons, the target
            boards believe the mergers are more attractive than other
            alternatives.

      o     The special committees of the target boards, consisting of Messrs.
            MacPhee and Gribbell, each a director of the target REITs and an
            executive vice president of FSP Corp., engaged A.G. Edwards to
            deliver a fairness opinion to each target board. On August 11, 2004,
            A.G. Edwards delivered a written opinion to each target board to the
            effect that the merger consideration was fair, from a financial
            point of view, to the target REIT stockholders of that target REIT.
            These fairness opinions are attached hereto as Appendix C.

      o     Each target board determined that the value of the FSP common stock
            to be distributed as merger consideration to its target REIT
            stockholders represented greater value, or a premium, than the sum
            of the value of the real estate (as determined by an appraisal) and
            cash held by such target REIT. After consultation with A.G. Edwards,
            the special committees of the target boards determined that, based
            on the analyses of other selected public companies, the discounted
            cash flow of FSP Corp. and selected precedent mergers, a reasonable
            range of value for the FSP common stock was between $16.67 per share
            and $18.50 per share. The estimated range of values included a
            discount for the lack of liquidity of FSP common stock. The value
            ascribed to FSP common stock in connection with the mergers of
            $17.70 per share is within that range. The target boards determined
            that even if the actual value of FSP common stock were at the bottom
            of the range, or $16.67 per share, such value would still constitute
            a premium to the appraised value of the real estate plus adjusted
            cash held by each target REIT.

      o     Each target board determined that the value of the FSP common stock
            to be distributed as merger consideration to its target REIT
            stockholders was greater than the value that was likely to be
            realized upon the continuation of such target REIT.

      o     The target boards obtained independent third-party appraisals of the
            real property owned by the target REITs, and considered these
            appraisals in negotiating the merger consideration.

      o     The target REITs will have the right to declare dividends consistent
            with past practice in respect of the quarters or partial quarters
            preceding the effective date. The combined company will have the
            obligation to pay any such dividends that have been declared but not
            paid as of the effective date.


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      o     The members of the target boards have conflicts of interest in
            connection with the mergers. Each target board established a special
            committee consisting of Messrs. MacPhee and Gribbell, the only
            members of the target boards who are not also members of the FSP
            board. Messrs. MacPhee and Gribbell serve as executive vice
            presidents of FSP Corp. The special committees engaged A.G. Edwards
            to advise them in evaluating and negotiating the terms of the
            mergers, including the merger consideration, and to deliver a
            fairness opinion to each target board. No fees or other compensation
            will be payable to the members of the target boards (or the special
            committees) or to FSP Corp. or any of its affiliates in connection
            with the mergers.

      For a complete list of factors considered by the target boards, see
"Fairness of the Mergers - Conclusions of the Target Boards."

Conflicts of Interest  (Pages to 114 to 115)

      A number of conflicts of interest are inherent in the relationships among
the target REITs, the target boards, FSP Corp., the FSP board and their
respective affiliates. These conflicts of interest include the fact that FSP
Investments, a subsidiary of FSP Corp., syndicated each target REIT and, among
others:

      o     George J. Carter, the President and a director of each target REIT,
            is President, Chief Executive Officer and a director of FSP Corp.
            and owns an aggregate of 775,531 shares of FSP common stock;

      o     R. Scott MacPhee, an Executive Vice President and a director of each
            target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            372,451 shares of FSP common stock;

      o     Richard R. Norris, an Executive Vice President and a director of
            each target REIT, is also a director and an Executive Vice President
            of FSP Corp. and owns an aggregate of 258,087 shares of FSP common
            stock;

      o     William W. Gribbell, an Executive Vice President and a director of
            each target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            129,761 shares of FSP common stock;

      o     Barbara J. Fournier, Vice President, Chief Operating Officer,
            Treasurer, Secretary and a director of each target REIT, is also
            Vice President, Chief Operating Officer, Treasurer, Secretary and a
            director of FSP Corp. and owns an aggregate of 27,934 shares of FSP
            common stock;

      o     Janet P. Notopoulos, Vice President of each target REIT, is also a
            Vice President and director of FSP Corp. and owns an aggregate of
            14,985 shares of FSP common stock; and


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      o     the target REIT's properties are managed by FSP Property Management,
            a subsidiary of FSP Corp. pursuant to management services agreements
            under which FSP Corp. receives certain fees from each target REIT
            for its management services.

      Each target board established a special committee consisting of Messrs.
MacPhee and Gribbell, the only members of the target boards who are not also
members of the FSP board. Messrs. MacPhee and Gribbell serve as executive vice
presidents of FSP Corp. The special committees engaged A.G. Edwards to advise
them in evaluating and negotiating the terms of the mergers, including the
merger consideration.

      Each target board considered increasing its board size to include an
independent director to perform the function of the special committees. However,
each target board concluded that, given the potential liability of a director
voting on the mergers, it would be difficult to retain someone with the
knowledge and credentials necessary to fulfill the role of an independent
director of a REIT who would be willing to take on the role of independent
director of any of the target REITs without being substantially compensated and
without being covered by director liability insurance. None of the target REITs
currently has director and officer liability insurance. Each target board
determined that the cost of compensating an independent director and obtaining
director and officer liability insurance would be substantial and not in the
best interests of its target REIT stockholders. For this reason, none of the
target boards appointed an independent director to perform the functions of the
special committees.

      Messrs. MacPhee and Gribbell, the members of the special committees, both
served as directors on boards of other sponsored entities which engaged in
similar transactions with FSP Corp., including the 13 sponsored REITs acquired
by FSP Corp. in June 2003. The sponsored REITs involved in those transactions
did not appoint independent directors to serve as special committees and, in
fact, did not designate any of their members to serve on a special committee.
Moreover, no stockholder of any of the 13 sponsored REITs acquired by FSP Corp.
in June 2003 availed themselves of appraisal rights. Based on their experience
in voting on prior transactions, Messrs. MacPhee and Gribbell believed that they
could and did faithfully execute their duties to the target REIT stockholders.
Morever, George J. Carter, the chief executive officer of FSP Corp., instructed
Messrs. MacPhee and Gribbell to execute their duties on behalf of the target
REITs and their stockholders vigorously and assured Messrs. MacPhee and Gribbell
that there would be no adverse consequences to their employment by FSP Corp. as
a result of their vigorously executing their duties.

      If each target REIT had a separate board of directors with executive
officers who did not serve in similar capacities for FSP Corp. and directors who
did not own FSP common stock, these persons would have had an independent
perspective which might have led them to advocate positions during the
negotiation and structuring of the merger agreement and the determination of the
merger consideration more favorable to the target REIT stockholders than those
taken by the target boards.

      Barry Silverstein, Dennis J. McGillicuddy and John N. Burke are the only
directors of FSP Corp. who are not also officers or directors of any target
REIT. The remainder of the officers and directors of FSP Corp. serve as a
director and/or officer, in the positions listed above, of each target REIT.


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Upon completion of the mergers, Mr. Silverstein's percentage ownership interest
of FSP Corp. will decrease from 9.67% to 9.62%, Mr. McGillicuddy's percentage
ownership interest of FSP Corp. will decrease from 7.24% to 6.07%, and the
percentage ownership of the current directors and executive officers of FSP
Corp. as a group will decrease from 19.07% to 17.46%. Mr. Burke does not own any
shares of FSP common stock or any shares of target stock.

Determination of Merger Consideration (Page 75)

      The merger consideration payable to the stockholders of each target REIT
was determined through negotiations between the special committees of the target
boards and FSP Corp. The special committees relied on advice from their
financial advisor, A.G. Edwards, in their negotiations with FSP Corp. In
analyzing the fairness of the $17.70 per share negotiated price, the target
boards reviewed the analyses presented by A.G. Edwards, financial advisor to the
special committees, the target boards and the target REITs, to estimate the
value of FSP common stock. The special committees also considered the
independent third party appraisals of the target REIT properties, assets and
liabilities of their respective target REIT and FSP Corp., the expected cash
available for distribution of their respective target REIT, the multiples of
cash available for distribution commonly used in valuing REITs and the limited
liquidity of FSP common stock. The special committees were also made aware that
FSP Corp. intends to file an application to list the FSP common stock with AMEX.
There can be no assurance that FSP Corp. will file such application or, in the
event it does, that AMEX will accept the application or that a meaningful
trading market will develop even if AMEX approves the application. The merger
consideration was determined separately for each target REIT.

Third Party Reports (Pages 78 to 88)

      Fairness Opinions. On July 22, 2004, the special committees of the target
boards retained A.G. Edwards to act as their financial advisor in connection
with the mergers and to render to the target REIT boards A.G. Edwards' opinion
as to the fairness, from a financial point of view, of the merger consideration
to the target REIT stockholders of each target REIT. On August 11, 2004, A.G.
Edwards rendered its oral opinions to each target board, subsequently confirmed
in writing, to the effect that based upon and subject to the various
considerations described in each opinion, the merger consideration (as described
elsewhere in this Consent Solicitation/Prospectus) was fair, from a financial
point of view, to the stockholders of each target REIT.

      The full text of A.G. Edwards' opinions, each dated August 11, 2004, which
describe the assumptions made, general procedures followed, matters considered
and limitations on the scope of review undertaken by A.G. Edwards in rendering
its opinions, are attached as Appendices C-1, C-2, C-3 and C-4 to this Consent
Solicitation/Prospectus and are incorporated into this summary by reference.
A.G. Edwards' opinions are directed only to the fairness, as of the date of the
respective opinions, from a financial point of view, of the merger consideration
to the stockholders of the target REIT to which each opinion is addressed and
does not constitute a recommendation to you as to how you should vote with


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respect to the merger agreement and the mergers. The summary of A.G. Edwards'
opinions set forth below is qualified in its entirety by reference to the full
text of the opinions attached as Appendices C-1, C-2, C-3 and C-4 to this
Consent Solicitation/Prospectus. You are urged to read the opinions carefully in
their entirety.

      In conducting its investigation and analysis and in arriving at its
opinions, A.G. Edwards reviewed information, made certain assumptions and took
into account financial and economic factors it deemed relevant under the
circumstances. A.G. Edwards held discussions with the executive officers of the
target REITs and FSP Corp. concerning the respective target REIT's and FSP
Corp.'s historical and current financial condition and operating results, as
well as the prospects of the target REITs and FSP Corp., respectively. A.G.
Edwards also considered other information, financial studies, analyses and
investigations and financial, economic and market data that A.G. Edwards deemed
relevant for the preparation of its opinions. A.G. Edwards assumed the value of
each target REIT to equal the sum of the appraised value of such target REIT's
real property plus its adjusted cash reserves. A.G. Edwards was not asked to,
and did not, solicit third-party indications of interest in acquiring all or any
part of the target REITs. The special committees of the target boards and FSP
Corp. determined the merger consideration through negotiations. The target
boards did not place any limitation upon A.G. Edwards with respect to the
procedures followed or factors considered by A.G. Edwards in rendering its
opinions.

      The Appraisals. The respective target boards retained independent third
party appraisers to appraise the fair market value of each target REIT's real
estate as of a date no earlier than July 7, 2004.

      In preparing the appraisals, the appraisers collected from the target
REITs information regarding the operating history of the properties, conducted
site inspections of the properties and interviewed and relied on representations
of certain representatives of the target REITs. The appraisers' conclusions are
based upon conditions they observed at the properties during their inspection
and assumptions, qualifications and limitations deemed reasonable at the time
concerning, among other things, legal title, the absence of physical defects,
future percentage of leased rentable square feet, income and competition with
respect to each property. The appraisals reflect the appraisers' valuation of
the real estate of the target REITs as of their respective dates, in the context
of the information available on that date. Events occurring subsequent to the
dates of the respective appraisals could affect the properties or the
assumptions used in preparing the appraisals. The target boards imposed no
limitations on the scope of the appraisers' appraisals. The special committees
took the appraisals into consideration in negotiating the merger consideration.
The target REITs also made the appraisals available to FSP Corp. and have
allowed the FSP board to rely on the appraisals.

Organizational Chart Showing Relationship Among FSP Corp., Target REITs, FSP
Board, Target Boards and their Respective Affiliates

      [Organizational chart prior to the mergers: Box at the top showing
"Franklin Street Properties Corp." with a line to the left showing that it owns
100% of the common stock of 12 sponsored REITs, including the 4 target REITs and
8.2% of the preferred stock of FSP Blue Lagoon Drive Corp., a sponsored REIT


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that is not a target REIT. From the same box labeled "Franklin Street Properties
Corp." there is a line showing the wholly owned subsidiaries of FSP Corp., which
are "FSP Property Management LLC," "FSP Investments LLC (a taxable REIT
subsidiary)," "28 properties held either directly or through wholly owned
subsidiaries," "Royal Ridge Acquisition Corp.," "Montague Acquisition Corp.,"
"Collins Crossing Acquisition Corp." and "Addison Circle Acquisition Corp."]

      [Organizational chart after the mergers: Box at the top showing "Franklin
Street Properties Corp." with a line to the left showing that it owns 100% of
the common stock of 8 sponsored REITs and 8.2% of the preferred stock of FSP
Blue Lagoon Drive Corp., a sponsored REIT that is not a target REIT. From the
same box labeled "Franklin Street Properties Corp." there is a line showing the
wholly owned subsidiaries of FSP Corp., which are "FSP Property Management LLC,"
"FSP Investments LLC (a taxable REIT subsidiary)," "28 properties held either
directly or through wholly owned subsidiaries," "Royal Ridge Acquisition Corp.,"
"Montague Acquisition Corp.," "Collins Crossing Acquisition Corp." and "Addison
Circle Acquisition Corp." Royal Ridge Acquisition Corp. now holds the assets of
FSP Royal Ridge Corp., which was merged with and into it. Montague Acquisition
Corp. now holds the assets of FSP Montague Business Center Corp., which was
merged with and into it. Collins Crossing Acquisition Corp. now holds the assets
of FSP Collins Crossing Corp., which was merged with and into it. Addison Circle
Acquisition Corp. now holds the assets of FSP Addison Circle Corp., which was
merged with and into it.]

      George J. Carter, the President and a director of each sponsored REIT,
including the target REITs, is President, Chief Executive Officer and a director
of FSP Corp. and President and a director of each acquisition subsidiary. Mr.
Carter is also Vice President and President, respectively, of FSP Property
Management and FSP Investments, each a wholly owned subsidiary of FSP Corp.

      R. Scott MacPhee, an Executive Vice President and a director of each
sponsored REIT, including the target REITs, and a member of each special
committee, is also an Executive Vice President of FSP Corp. Mr. MacPhee is also
an Executive Vice President of FSP Investments, a wholly owned subsidiary of FSP
Corp.

      Richard R. Norris, an Executive Vice President and a director of each
sponsored REIT, including the target REITs, is also a director and an Executive
Vice President of FSP Corp. Mr. Norris is also an Executive Vice President of
FSP Investments, a wholly owned subsidiary of FSP Corp.

      William W. Gribbell, an Executive Vice President and a director of each
sponsored REIT, including the target REITs and a member of each special
committee, is also an Executive Vice President of FSP Corp. Mr. Gribbell is also
an Executive Vice President of FSP Investments, a wholly owned subsidiary of FSP
Corp.

      Barbara J. Fournier, Vice President, Chief Operating Officer, Treasurer,
Secretary and a director of each sponsored REIT, including the target REITs, is
also Vice President, Chief Operating Officer, Treasurer, Secretary and a
director of FSP Corp. and Vice President, Treasurer and Secretary and a director
of each acquisition subsidiary. Ms. Fournier is also Chief Operating Officer of
each of FSP Property Management and FSP Investments, each a wholly owned
subsidiary of FSP Corp.


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      Janet P. Notopoulos, Vice President of each sponsored REIT, including the
target REITs, is also a Vice President and director of FSP Corp. and Vice
President and a director of each acquisition subsidiary. Ms. Notopoulos is also
President of FSP Property Management, a wholly owned subsidiary of FSP Corp.

Comparison of the Target REITs and FSP Corp. (Pages 112 to 113)

      The summary information below highlights a number of significant
differences between the target REITs and FSP Corp.

      Form of Organization. The target REITs and FSP Corp. are each vehicles
appropriate for holding real estate investments and afford passive investors,
such as target REIT stockholders, certain benefits, including limited liability
and the avoidance of double-level taxation. The target REITs are under the
control of their respective target boards, while FSP Corp. is governed by the
FSP board.

      Length of Investment. Target REIT stockholders in each of the target REITs
expect liquidation of their investments when the assets of the target REITs are
liquidated within a five to ten year period following the syndication of a
target REIT. In contrast, FSP Corp. does not expect to dispose of any of its
particular assets within any prescribed periods.

      Properties and Diversification. The real estate portfolio of each target
REIT is limited to the assets acquired with its initial equity offering. FSP
Corp. holds a real estate portfolio that is substantially larger and more
diversified than the portfolio of any of the target REITs. An investment in FSP
Corp. should not be viewed as an investment in a specific pool of assets, but
instead as an investment in an ongoing real estate investment business, subject
to the risks normally attendant to ongoing real estate ownership, to the risks
related to the real estate investment banking/brokerage business and to the
risks related to acquisitions of additional properties.

      Additional Equity. As the target REITs are not authorized to issue
additional shares of target stock or other equity interests without the approval
of their respective target REIT stockholders, the target stock is not subject to
dilution. In contrast, FSP Corp. will have substantial flexibility to raise
equity capital to finance its businesses and affairs through the issuance of
equity securities, which may result in dilution to then existing FSP
stockholders.

      Percentage Ownership. As a result of the significantly higher number of
issued shares in FSP Corp. as compared to the target REITs, the target REIT
stockholders will own a much smaller percentage of FSP Corp. relative to their
ownership interest in the target REITs and, accordingly, will have less power to
control the outcome of matters submitted to a vote of the stockholders and will
receive a lesser percentage of any dividends or other distributions.


                                       17
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Dissenters' Rights of Target REIT Stockholders (Pages 49 to 52)

      If you, as a target REIT stockholder, object to the merger, the Delaware
general corporation law permits you to seek relief as a dissenting stockholder
and have the "fair value" of your target stock determined by a court and paid to
you in cash.

      The relevant provisions of the Delaware general corporation law are
technical in nature and complex. If you, as a target REIT stockholder, wish to
exercise appraisal rights and obtain an appraisal of the fair value of your
target stock, you may wish to consult with your legal counsel because the
failure to comply strictly with these provisions may result in you waiving or
forfeiting your appraisal rights.

      A copy of the relevant section of the Delaware general corporation law
governing this process is attached as Appendix D to this Consent
Solicitation/Prospectus.

Material United States Federal Income Tax Considerations (Pages 159 to 172)

      Since the mergers are intended to qualify as reorganizations within the
meaning of Section 368(a) of the tax code, a target REIT stockholder will
generally:

      o     recognize no gain or loss upon the receipt of FSP common stock in
            exchange for target stock in a merger;

      o     have an aggregate tax basis for the FSP common stock received equal
            to the aggregate basis of the target stock surrendered (other than
            stock for which cash was received in lieu of a fractional share of
            FSP common stock); and

      o     have a holding period for the FSP common stock received that
            includes the holding period for the target stock surrendered.

      Following the mergers, FSP Corp. expects to continue to qualify as a "real
estate investment trust" under the tax code. Provided FSP Corp. can maintain
such qualification, it generally should be able to avoid entity-level federal
income tax to the extent it distributes its taxable income.

      Tax matters are very complicated, and the tax consequences of the mergers
to each target REIT stockholder will depend on the facts of its own situation.
Each target REIT stockholder is urged to consult its tax advisor for a full
understanding of the tax consequences of the merger.

Accounting Treatment

      Each of the mergers will be accounted for as a purchase under generally
accepted accounting principles, or GAAP.

Dividends in Respect of the Third and Fourth Quarters of 2004

      Each target REIT expects to declare in the third and fourth quarters of
2004 and pay to its target REIT stockholders thereafter a dividend with respect
to its third and fourth quarters of 2004 operations. Pursuant to the merger
agreement, such dividends will be paid out in an amount consistent with past


                                       18
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--------------------------------------------------------------------------------

practice and custom of the relevant target REIT. The cash paid out in these
dividends will reduce the amount of cash held by each target REIT and acquired
by FSP Corp. upon consummation of the mergers. Pursuant to the merger agreement,
FSP Corp. has assumed the obligation to pay any such dividends that have been
declared but not paid prior to the effective date. In addition, FSP Corp.
expects to declare in the fourth quarter of 2004 and pay to FSP stockholders in
the fourth quarter of 2004 dividends in respect of third quarter 2004
operations. Such dividends will be payable to holders of FSP common stock as of
a record date prior to the effective date and, therefore, target REIT
stockholders will only receive such dividends to the extent they are also FSP
stockholders on the record date and only to the extent of their holdings of FSP
common stock. The cash available for this dividend and possibly for future
dividends to the FSP stockholders will be reduced by the amount of expenses
related to the mergers paid by FSP Corp.

Expenses of the Mergers (Page 56)

      The expenses payable by FSP Corp. in connection with the mergers are
estimated to be $500,000. The expenses payable by the target REITs in connection
with the mergers are estimated to be $435,500 and consist of the appraisals,
accounting costs, A.G. Edwards' fee for financial advice to the special
committees and delivery of a fairness opinion to each target board and the fees
of independent legal counsel.


                                       19
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                    Selected Financial Information of the Target REITs

      The following tables summarize the selected financial information of the
target REITs for the periods presented.

Addison Circle



                                                         For the                                  For the
                                                     Six Months Ended                            Year Ended
                                                         June 30,                               December 31,
                                                   --------------------   ----------------------------------------------------
(In thousands, except share and per share data)       2004       2003       2003         2002         2001      2000      1999

                                                                                                     
Operating Data:
Total revenue                                      $  4,720    $  4,333   $  8,554     $  2,102        --         --        --
Net income (loss)                                     2,514       2,136      4,005       (2,869)       --         --        --
Net income (loss) attributable to
  preferred shareholders                              2,514       2,136      4,005       (3,182)       --         --        --

Balance Sheet Data
Cash and cash equivalents                             5,592       5,363      5,966        5,402        --         --        --

Total assets                                         55,915      56,650     56,667       57,228        --         --        --

Total liabilities                                     1,377       1,374      3,355        2,784        --         --        --
Total stockholders' equity                           54,538      55,276     53,312       54,444        --         --        --

Per Share Data:
Weighted average preferred shares
  outstanding                                           636         636        636          636        --         --        --

Net income (loss) per preferred share              $  3,953    $  3,358   $  6,297     $ (5,003)       --         --        --
Book value per preferred share                       85,752      86,912     83,824       85,604        --         --        --



                                       20
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Collins Crossing



                                                         For the                                  For the
                                                     Six Months Ended                            Year Ended
                                                         June 30,                               December 31,
                                                   --------------------   -----------------------------------------------------
(In thousands, except share and per share data)       2004       2003       2003         2002         2001       2000      1999

                                                                                                      
Operating Data:
Total revenue                                      $  3,449    $  2,569     $  5,672      --           --          --        --
Net income (loss)                                     1,452      (2,343)        (976)     --           --          --        --
Net income (loss) attributable to
  preferred shareholders                              1,452      (2,496)      (1,349)

Balance Sheet Data
Cash and cash equivalents                             4,622       3,967        5,066      --           --          --        --

Total assets                                         47,932      49,292       49,314      --           --          --        --

Total liabilities                                     1,313         743        2,913      --           --          --        --
Total stockholders' equity                           46,619      48,549       46,401      --           --          --        --

Per Share Data:
Weighted average preferred shares
  outstanding                                           555         555          555      --           --          --        --

Net income (loss) per preferred share              $  2,616    $ (4,497)    $ (2,431)     --           --          --        --
Book value per preferred share                       83,998      87,476       83,605      --           --          --        --



                                       21
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Montague



                                                         For the                                  For the
                                                     Six Months Ended                            Year Ended
                                                         June 30,                               December 31,
                                                   --------------------   -----------------------------------------------------
(In thousands, except share and per share data)       2004       2003       2003         2002         2001       2000      1999

                                                                                                      
Operating Data:
Total revenue                                      $  1,715    $  1,848     $  3,645    $  1,008         --        --        --
Net income (loss)                                     1,286       1,336        2,669      (1,249)        --        --        --
Net income (loss) attributable to
  preferred shareholders                              1,286       1,336        2,669      (1,281)        --        --        --

Balance Sheet Data
Cash and cash equivalents                             3,612       3,417        3,594       3,330         --        --        --

Total assets                                         27,784      29,187       28,450      29,111         --        --        --

Total liabilities                                       401           2        1,371         930         --        --        --
Total stockholders' equity                           27,383      29,185       27,079      28,181         --        --        --

Per Share Data:
Weighted average preferred shares
  outstanding                                           334         334          334         334         --        --        --

Net income (loss) per preferred share              $  3,850    $  4,000     $  7,991    $ (3,835)        --        --        --
Book value per preferred share                       81,985      87,380       81,075      84,374         --        --        --



                                       22
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--------------------------------------------------------------------------------

Royal Ridge



                                                         For the                                  For the
                                                     Six Months Ended                            Year Ended
                                                         June 30,                               December 31,
                                                   --------------------   -----------------------------------------------------
(In thousands, except share and per share data)       2004       2003       2003         2002         2001       2000      1999

                                                                                                      
Operating Data:
Total revenue                                      $  1,517    $    590     $  2,264      --           --         --        --
Net income (loss)                                       679      (1,945)        (958)     --           --         --        --
Net income (loss) attributable to
  preferred shareholders                                679      (1,959)        (972)     --           --         --        --

Balance Sheet Data
Cash and cash equivalents                             2,301       2,452        2,251      --           --         --        --

Total assets                                         24,768      25,432       25,170      --           --         --        --

Total liabilities                                       231         433          776      --           --         --        --
Total stockholders' equity                           24,537      24,999       24,394      --           --         --        --

Per Share Data:
Weighted average preferred shares
  outstanding                                        297.50      297.50       297.50      --           --         --        --

Net income (loss) per preferred share              $  2,282    $ (6,585)    $ (3,267)     --           --         --        --
Book value per preferred share                       82,477      84,030       81,997      --           --         --        --



                                       23
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                           Comparative Per Share Data

                       As of and for the six months ended
                                  June 30, 2004
                                   (unaudited)

                                                       Pro forma     Pro forma
                                        Historical    Consolidated   Equivalent
                                       -----------------------------------------
Net income per share
  basic and diluted
    FSP Corp.                           $    0.54      $   0.53      $      --

    Montague                                3,850            --          2,994
    Addison Circle                          3,953            --          3,153
    Royal Ridge                             2,282            --          3,210
    Collins Crossing                        2,616            --          3,269

Book value per share
    FSP Corp.                           $   10.34      $  11.05      $      --

    Montague                               81,985            --         62,429
    Addison Circle                         85,752            --         65,733
    Royal Ridge                            82,477            --         66,916
    Collins Crossing                       83,998            --         68,152

Dividends declared per share
    FSP Corp.                           $    0.62      $   0.58      $      --

    Montague                                2,934            --          3,277
    Addison Circle                          2,025            --          3,450
    Royal Ridge                             1,799                        3,512
    Collins Crossing                        2,223            --          3,577


                                       24
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                                  RISK FACTORS

      In evaluating the mergers and FSP Corp., you should carefully consider the
following factors, in addition to other matters set forth elsewhere in this
Consent Solicitation/Prospectus.

Risks Relating to the Mergers

The nature of the target REIT stockholders' investment in their respective
target REITs will change upon consummation of the mergers.

      As a result of the mergers, the nature of each target REIT stockholder's
investment will change from an interest in a corporation owning a specified
property for a finite period in which such target REIT stockholder will receive
a distribution upon liquidation based upon the net proceeds from the sale of the
entity's assets, to an investment in an ongoing fully-integrated real estate
company, which has a portfolio of properties that may be changed from time to
time and conducts real estate investment banking operations, and in which the
equity owners are expected to recover their investment from the sale of their
FSP common stock, which is currently illiquid, and not from liquidating
distributions.

The mergers may affect the level of dividends paid to target REIT stockholders.

      Based on historical quarterly, non-special dividends received by
stockholders of FSP Corp. and the target REIT stockholders, the mergers are
expected tol reduce the level of dividends paid to target REIT stockholders who
become stockholders in the combined company. Regardless of the initial level of
the combined company's dividends, such dividends could decline in the future.

There may be differences between the merger consideration received by the target
REIT stockholders and the realizable value of their target REIT.

      The merger consideration was determined through negotiations between the
special committees of the target boards and FSP Corp. The special committees
relied on advice from their financial advisor, A.G. Edwards, in their
negotiations with FSP Corp. The special committees also considered the
appraisals received from an independent third-party appraiser, the assets and
liabilities of each target REIT and FSP Corp., the expected cash available for
distribution of each target REIT, the multiples of cash available for
distribution commonly used in valuing REITs and the limited liquidity of FSP
common stock. This negotiated price is subject to certain assumptions and may
not represent the true worth or realizable value of the target REITs in a sale
transaction for cash. The target REITs did not solicit bids from third parties
for the sale of the target REITs or their respective properties. Moreover, the
properties of the target REITs may appreciate in value and might be able to be
liquidated at a later date for a price which would yield target REIT
stockholders more consideration than they would receive in the mergers.

Target REIT stockholders will be foregoing the potential appreciation in the
real property owned by their respective target REIT.

      The potential appreciation in the real property owned by each target REIT
may be greater than the merger consideration being offered by FSP Corp. in
connection with the mergers, with the potential effect that some target REIT
stockholders may receive less for their investment now than if they were to hold
on to their investment in the target REIT and wait for it to be liquidated
within a five to ten year period following the syndication of the target REIT in
accordance with the original investment strategy of the respective target REIT.


                                       25


The future price of FSP common stock may be lower than the price per share
negotiated for purposes of the merger consideration.

      The future price per share of the FSP common stock may be lower than the
price per share negotiated between the special committees of the target boards
and FSP Corp. for the purpose of determining the merger consideration to be
received by you.

The mergers will require the target REIT stockholders to forgo alternatives to
the mergers.

      The target boards considered alternatives to the mergers, such as the
continuation of the target REITs as currently structured, the liquidation of the
target REITs through sales of their properties, or the creation of a secondary
market for the target stock through limited cash tender offers or repurchase
programs sponsored by the target REITs. The benefits of these alternatives are
avoiding the risks associated with the mergers as set forth in this section.
Moreover, retaining the finite-life feature of the target REITs would allow
target REIT stockholders eventually to receive liquidation proceeds from the
sale of the properties of the target REITs, and a target REIT stockholder may
receive more consideration through such sale than the consideration received in
the mergers. Target REIT stockholders will forgo all benefits to the
alternatives to the mergers in the event the mergers are consummated.

Target REIT stockholders will experience a loss of relative voting power.

      Target REIT stockholders have one vote per one share of target stock. FSP
stockholders have one vote per one share of FSP common stock. Immediately
following the consummation of the mergers, target REIT stockholders will have
one vote per one share of FSP common stock. If the mergers are consummated, the
target REIT stockholders will have a smaller ownership percentage of FSP Corp.
than their respective target REITs, and each target REIT stockholder will thus
lose relative voting power.

The target REIT stockholders will experience greater risks relating to
diversification of portfolios following the mergers.

      The assets and liabilities of the target REITs and of FSP Corp. will be
combined in the mergers. None of the target REITs currently has any debt
obligations but the target REIT stockholders may become exposed to debt
obligations FSP Corp. may incur in the future. As a result of the mergers, the
geographic diversity of the properties in which the target REIT stockholders
will own an interest will change. However, because the market for real estate
may vary widely from one region of the country to another, the change in
geographic diversity may expose the target REIT stockholders to different and
greater risks than those to which they are currently exposed.

The officers and directors of the target REITs have conflicts of interest that
may have influenced them to support or adopt the merger agreement.

      A number of conflicts of interest are inherent in the relationships among
the target REITs, the target Boards, FSP Corp., the FSP board and their
respective affiliates. These conflicts of interest include the fact that FSP
Investments, a subsidiary of FSP Corp., syndicated each target REIT and, among
others:

      o     George J. Carter, the President and a director of each target REIT,
            is President, Chief Executive Officer and a director of FSP Corp.
            and owns an aggregate of 775,531 shares of FSP common stock;


                                       26


      o     R. Scott MacPhee, an Executive Vice President and a director of each
            target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            372,451 shares of FSP common stock;

      o     Richard R. Norris, an Executive Vice President and a director of
            each target REIT, is also a director and an Executive Vice President
            of FSP Corp. and owns an aggregate of 258,087 shares of FSP common
            stock;

      o     William W. Gribbell, an Executive Vice President and a director of
            each target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            129,761 shares of FSP common stock;

      o     Barbara J. Fournier, Vice President, Chief Operating Officer,
            Treasurer, Secretary and a director of each target REIT, is also
            Vice President, Chief Operating Officer, Treasurer, Secretary and a
            director of FSP Corp. and owns an aggregate of 27,934 shares of FSP
            common stock;

      o     Janet P. Notopoulos, Vice President of each target REIT, is also a
            Vice President and director of FSP Corp. and owns an aggregate of
            14,985 shares of FSP common stock; and

      o     The target REITs' properties are managed by FSP Property Management,
            a subsidiary of FSP Corp., pursuant to management services
            agreements under which FSP Corp. receives certain fees from each
            target REIT for its management services.

      Each target board established a special committee consisting of Messrs.
MacPhee and Gribbell, the only members of the target boards who are not also
members of the FSP board. Messrs. MacPhee and Gribbell serve as executive vice
presidents of FSP Corp. Under the Delaware general corporation law, the target
boards cannot delegate to a third party their fiduciary duties relating to the
determination of whether the transactions contemplated by the mergers were or
were not fair to the target REIT stockholders.

      If each target REIT had a separate board of directors with executive
officers who did not serve in similar capacities for FSP Corp. and directors who
did not own FSP common stock, these persons would have had an independent
perspective which might have led them to advocate positions during the
negotiation and structuring of the merger agreement and the determination of the
merger consideration more favorable to the target REIT stockholders than those
taken by the target boards.

      The officers and directors of the target REITs who are officers or
directors of FSP Corp. have fiduciary duties to manage the target REITs in a
manner beneficial to the target REIT stockholders. Similarly, FSP Corp.'s
directors and officers, including Mr. Carter, have fiduciary duties to manage
FSP Corp. in a manner beneficial to FSP Corp. and FSP stockholders. In some
circumstances, including the negotiation of the merger agreement, Mr. Carter's
and the other directors' and officers' duties to FSP Corp. and the FSP Corp.
stockholders and their ownership of FSP common stock may conflict with their
duties, as directors and officers of the target REITs, to the target REITs and
target REIT stockholders. A potential conflict between such fiduciary duties may
not be resolved, or if resolved, may be resolved in a manner less favorable to
the target REITs and target REIT stockholders than would otherwise have been the
case if the target REITs were dealing with unaffiliated parties. Specifically,
these conflicts may have resulted in the target REIT stockholders receiving an
aggregate merger consideration that is less than what they may have received had
the merger consideration been negotiated between unaffiliated parties.


                                       27


The combined company may be liable for contingent or undisclosed liabilities of
the target REITs.

      Each of the target REITs has delivered to FSP Corp. its financial
statements disclosing all known material liabilities and reserves, if any, set
aside for contingent liabilities. Each target REIT has represented and warranted
that the financial statements fairly present the financial position of each
target REIT, and each target REIT will be required to deliver on the effective
date an officer's certificate stating that that there have been no material
adverse changes in its financial condition between the date of the financial
statements and the effective date of the mergers. The accuracy and completeness
of these representations are conditions to the consummation of the mergers and
if, on or prior to the effective date, these representations and warranties are
known to be inaccurate, FSP Corp. may elect not to consummate the merger with
the target REIT that failed to fully and accurately disclose its financial
position. As these representations do not survive the effective date, after the
effective date the combined company will have no recourse against any target
REIT or the respective target REIT stockholders for any contingent or
undisclosed liabilities which first became known after the effective date. If
any contingent or undisclosed liabilities are discovered after the effective
date, the combined company's balance sheet may be adversely affected, causing
the value of the target REIT stockholders' interests in the combined company to
decrease.

The shares of FSP common stock received by the target REIT stockholders are not
tradable on a national stock market or other exchange.

      There is no public or other market for the shares of FSP common stock, and
although the combined company will have the goal in the future of creating a
public market for its securities, there is no certainty that the combined
company will be successful or that such a market will develop. FSP Corp. intends
to file an application to list the FSP common stock on AMEX. FSP Corp. may not
file such application, or in the event it does, AMEX may reject the application
or a meaningful trading market may not develop, even if AMEX approves the
application. Consequently, the target REIT stockholders may be unable to
liquidate their shares of FSP common stock in the event of an emergency or for
any other reason.

The target REIT stockholders may experience dilution of their respective
holdings in FSP Corp.

      The combined company will have substantial flexibility to raise equity
capital. The combined company will also have the ability to issue shares of FSP
common stock as incentive compensation to employees of the combined company or
its subsidiaries. The issuance of additional shares of FSP common stock by the
combined company does not require any approval by the target REIT stockholders
except in special circumstances. Any and all additional issuances of FSP common
stock will dilute the interests of the target REIT stockholders following the
consummation of the mergers.

A majority vote of the target REIT stockholders of a target REIT will bind all
the target REIT stockholders of that Target REIT.

      In accordance with the charters of the target REITs and the Delaware
general corporation law, if the target REIT stockholders holding a majority of
the outstanding shares of preferred stock in a target REIT, and a majority of
the outstanding shares of common stock and preferred stock in a target REIT
voting together as a class, adopt the merger agreement and approve the mergers
contemplated thereby, the merger of that target REIT will be consummated and all
target REIT stockholders of that target REIT will participate in the mergers,
regardless of whether or not such target REIT stockholders voted to approve the
mergers, unless a target REIT stockholder exercises his, her or its appraisal
rights under the Delaware general corporation law.


                                       28


Following the consummation of the mergers, the combined company may no longer
qualify as a REIT.

      As a result of the combination of FSP Corp. with the target REITs pursuant
to the mergers, FSP Corp. might no longer qualify as a real estate investment
trust under Section 856 of the tax code. FSP Corp. could lose its ability to so
qualify for a variety of reasons relating to the nature of the assets acquired
from the target REITs, the identity of the shareholders of the target REITs who
become shareholders of FSP Corp. or the failure of one or more of the target
REITs to have previously qualified as a real estate investment trust. If the
combined company fails to qualify as a REIT, the combined company could be
disqualified from treatment as a REIT in the year in which such failure occurred
and for the next four taxable years and, consequently, would be taxed as a
regular corporation during such years.

Real Estate and Business Risks of FSP Corp.

If FSP Corp. is not able to collect sufficient rents from each of its owned real
properties, FSP Corp. may suffer significant operating losses or a reduction in
cash available for future dividends.

      A substantial portion of FSP Corp.'s revenues are generated by the rental
income of its real properties. If its properties do not provide FSP Corp. with a
steady rental income, FSP Corp.'s revenues will decrease and may cause it to
incur operating losses in the future or incur a reduction in cash available for
future dividends.

FSP Corp. faces risks in continuing to attract investors for sponsored REITs.

      FSP Corp.'s investment banking/investment services business continues to
depend upon its ability to attract purchasers of equity interests in sponsored
REITs. FSP Corp.'s success in this area will depend on the propensity and
ability of investors who have previously invested in sponsored REITs to continue
to invest in future sponsored REITs and on FSP Corp.'s ability to expand the
investor pool for the sponsored REITs by identifying new potential investors.
Moreover, FSP Corp.'s investment banking/investment services business may be
affected to the extent existing sponsored REITs incur losses or have operating
results that fail to meet investors' expectations.

If FSP Corp. is unable to fully syndicate a sponsored REIT, it may be required
to keep a balance outstanding on its line of credit or use its cash balance to
repay the line of credit, which may reduce cash available for distribution to
FSP stockholders.

      FSP Corp. typically draws on its line of credit to make an interim
mortgage loan to a sponsored REIT, so that the sponsored REIT can acquire real
property prior to the consummation of the offering of its equity interests; this
interim loan is secured by a first mortgage of the real property acquired by the
sponsored REIT. Once the offering has been completed, the sponsored REIT repays
the loan from FSP Corp. out of the offering proceeds. If FSP Corp. is unable to
fully syndicate a sponsored REIT, the sponsored REIT could be unable to fully
repay the loan, and FSP Corp. would have to satisfy its obligation under its
line of credit through other means. If FSP Corp. is required to use cash for
this purpose, FSP Corp. would have less cash available for distribution to the
FSP stockholders.

FSP Corp. may not be able to find properties that meet its criteria for
purchase.

      Growth in FSP Corp.'s investment banking/investment services business and
its portfolio of real estate is dependent on the ability of FSP Corp.'s
acquisition executives to find properties for sale which meet FSP Corp.'s
investment criteria. To the extent they fail to find such properties, FSP Corp.
will be unable to syndicate offerings of sponsored REITs to investors or enlarge
its portfolio, and its business could have lower revenue, which would reduce the
cash available for distribution to the FSP stockholders.


                                       29


FSP Corp. is dependent on key personnel.

      FSP Corp. depends on the efforts of George J. Carter, its Chief Executive
Officer, and its other executive officers. If any of them were to resign, FSP
Corp.'s operations could be adversely affected. FSP Corp. does not have
employment agreements with Mr. Carter or any other of its executive officers.

FSP Corp.'s level of dividends may fluctuate.

      Because FSP Corp.'s investment banking/investment services business is
transactional in nature and real estate occupancy levels and rental rates can
fluctuate, FSP Corp. cannot predict its level of revenue from such activities.
As a result of this, the amount of cash available for distribution may
fluctuate, which may result in FSP Corp. not being able to maintain or grow
dividend levels in the future.

The real properties held by FSP Corp. may significantly decrease in value.

      As of August 27, 2004, FSP Corp. owned 28 properties. Some or all of these
properties may decline in value. To the extent FSP Corp.'s real properties
decline in value, the target REIT stockholders receiving FSP common stock could
lose some or all the value of their investments.

New acquisitions may fail to perform as expected.

      FSP Corp. may acquire new properties, whether by cash purchase, by
acquisition of sponsored REITs or by investment in a sponsored REIT. Newly
acquired properties may fail to perform as expected, in which case, FSP Corp.'s
results of operations could be adversely affected.

FSP Corp. faces risks in owning and operating real property.

      An investment in FSP Corp. is subject to the risks incident to the
ownership and operation of real estate-related assets. These risks include the
fact that real estate investments are generally illiquid, which may impact FSP
Corp.'s ability to vary its portfolio in response to changes in economic and
other conditions, as well as the risks normally associated with:

      o     changes in general and local economic conditions;

      o     the supply or demand for particular types of properties in
            particular markets;

      o     changes in market rental rates;

      o     the impact of environmental protection laws; and

      o     changes in tax, real estate and zoning laws.

      Certain significant costs, such as real estate taxes, utilities, insurance
and maintenance costs, generally are not reduced even when a property's rental
income is reduced. In addition, environmental and tax laws, interest rate
levels, the availability of financing and other factors may affect real estate
values and property income. Furthermore, the supply of commercial and
multi-family residential space fluctuates with market conditions.


                                       30


FSP Corp. faces risks from tenant defaults or bankruptcies.

      If any of FSP Corp.'s tenants defaults on its lease, FSP Corp. may
experience delays in enforcing its rights as a landlord and may incur
substantial costs in protecting its investment. In addition, at any time, a
tenant of one of FSP Corp.'s properties may seek the protection of bankruptcy
laws, which could result in the rejection and termination of such tenant's lease
and thereby cause a reduction in cash available for distribution to the FSP
stockholders.

FSP Corp. may encounter significant delays in reletting vacant space, resulting
in losses of income.

      When leases expire, FSP Corp. will incur expenses and may not be able to
re-lease the space on the same terms. Certain leases provide tenants the right
to terminate early if they pay a fee. If FSP Corp. is unable to re-lease space
promptly, if the terms of the replacement leases are significantly less
favorable than anticipated or if the costs are higher, FSP Corp. may have to
reduce distributions to the FSP stockholders.

FSP Corp. faces risks from geographic concentration.

      The properties in the FSP Corp. portfolio, by aggregate square footage,
are distributed geographically as follows: Southwest - 26%, Northeast - 31%,
Midwest - 19%, West - 16% and Southeast 8%. However, within certain of those
segments, FSP Corp. holds a larger concentration of its properties in Houston,
Texas - 18% and Washington, DC - 13%. FSP Corp. is likely to face risks to the
extent that any of these areas in which it holds a larger concentration of its
properties suffers deteriorating economic conditions.

FSP Corp. competes with national, regional and local real estate operators and
developers, which could adversely affect its cash flow.

      Competition exists in every market in which FSP Corp.'s properties are
located and in every market in which FSP Corp.'s properties will be located. FSP
Corp. competes with, among others, national, regional and numerous local real
estate operators and developers. Such competition may adversely affect the
percentage of leased space and the rental revenues of its properties, which
could adversely affect FSP Corp.'s cash flow from operations and its ability to
make expected distributions to the FSP stockholders. Some of FSP Corp.'s
competitors may have more resources than FSP Corp. does or other competitive
advantages. Competition may be accelerated by any increase in availability of
funds for investment in real estate. For example, decreases in interest rates
tend to increase the availability of funds and therefore can increase
competition. To the extent that FSP Corp.'s properties continue to operate
profitably, this will likely stimulate new development of competing properties.
The extent to which FSP Corp. is affected by competition will depend in
significant part on local market conditions.

There is limited potential for an increase in leased space gains in FSP Corp.'s
properties.

      FSP Corp. anticipates that future increases in revenue from its properties
will be primarily the result of scheduled rental rate increases or rental rate
increases as leases expire. Properties with higher rates of vacancy are
generally located in soft economic markets so that it may be difficult to
realize increases in revenue when vacant space is re-leased.

FSP Corp. is subject to possible liability relating to environmental matters,
and FSP Corp. cannot assure you that it has identified all possible liabilities.

      Under various federal, state and local laws, ordinances and regulations,
an owner or operator of real property may become liable for the costs of removal
or remediation of certain hazardous substances released on or in its property.
Such laws may impose liability without regard to whether the owner or operator
knew of, or caused, the release of such hazardous substances. The presence of


                                       31


hazardous substances on a property may adversely affect the owner's ability to
sell such property or to borrow using such property as collateral, and it may
cause the owner of the property to incur substantial remediation costs. In
addition to claims for cleanup costs, the presence of hazardous substances on a
property could result in the owner incurring substantial liabilities as a result
of a claim by a private party for personal injury or a claim by an adjacent
property owner for property damage.

      In addition:

      o     future laws, ordinances or regulations could impose material
            environmental liability;

      o     the current environmental conditions of FSP Corp.'s properties could
            be affected by the condition of properties in the vicinity of such
            properties (such as the presence of leaking underground storage
            tanks) or by third parties unrelated to FSP Corp.;

      o     tenants could violate their leases by introducing hazardous or toxic
            substances into FSP Corp.'s properties that could expose FSP Corp.
            to liability under federal or state environmental laws; or

      o     environmental conditions, such as the growth of bacteria and toxic
            mold in heating and ventilation systems or on walls, could occur at
            FSP Corp.'s properties and pose a threat to human health.

FSP Corp. is subject to compliance with the Americans With Disabilities Act and
fire and safety regulations which could require FSP Corp. to make significant
capital expenditures.

      All of FSP Corp.'s properties are required to comply with the Americans
With Disabilities Act, or ADA, and the regulations, rules and orders that may be
issued thereunder. The ADA has separate compliance requirements for "public
accommodations" and "commercial facilities," but generally requires that
buildings be made accessible to persons with disabilities. Compliance with ADA
requirements might require, among other things, removal of access barriers and
noncompliance could result in the imposition of fines by the U.S. government, or
an award of damages to private litigants.

      In addition, FSP Corp. is required to operate its properties in compliance
with fire and safety regulations, building codes and other land use regulations,
as they may be adopted by governmental agencies and bodies and become applicable
to FSP Corp.'s properties. Compliance with such requirements may require FSP
Corp. to make substantial capital expenditures, which expenditures would reduce
cash otherwise available for distribution to the FSP stockholders.

There are significant conditions to FSP Corp.'s obligation to redeem shares of
its common stock, and any such redemption will result in the stockholders
tendering shares receiving less than their fair market value.

      Under FSP Corp.'s redemption plan, FSP Corp. is only obligated to use its
best efforts to redeem shares of FSP common stock from stockholders wishing to
have them redeemed. There are significant conditions to FSP Corp.'s obligation
to redeem shares of FSP common stock including:

      o     FSP Corp. cannot be insolvent or be rendered insolvent by the
            redemption;

      o     the redemption cannot impair FSP Corp.'s capital or operations;


                                       32


      o     the redemption cannot contravene any provision of federal or state
            securities laws;

      o     the redemption cannot result in FSP Corp. failing to qualify as a
            REIT; and

      o     FSP Corp.'s management must determine that the redemption is in FSP
            Corp.'s best interests.

      Any redemption effected by FSP Corp. under this plan would result in those
stockholders tendering shares of FSP common stock receiving 90% of the fair
market value of such shares, as determined by the FSP board in its sole and
absolute discretion, and not their full fair market value. If FSP common stock
becomes listed for trading on AMEX or any other national securities exchange or
the NASDAQ National Market, FSP Corp. will no longer be obligated to effect any
redemption.

FSP Corp. may lose capital investment or anticipated profits if an uninsured
event occurs.

      FSP Corp. carries or its tenants are obligated to carry comprehensive
liability, fire and extended coverage with respect to each of FSP Corp.'s
properties, with policy specification and insured limits customarily carried for
similar properties. There are, however, certain types of losses, such as from
wars, terrorist events, pollution or earthquakes, that may be either uninsurable
or not economically insurable (although the properties located in California all
have earthquake insurance). Should an uninsured material loss occur, FSP Corp.
could lose both capital invested in the property and anticipated profits.

Contingent or unknown liabilities acquired in mergers or similar transactions
could require FSP Corp. to make substantial payments.

      The properties which FSP Corp. acquired in mergers were acquired subject
to liabilities and without any recourse with respect to liabilities, whether
known or unknown. As a result, if liabilities were asserted against FSP Corp.
based upon any of these properties, FSP Corp. might have to pay substantial sums
to settle them, which could adversely affect its results of operations and
financial condition and its cash flow and ability to make distributions to the
FSP stockholders. Unknown liabilities with respect to properties acquired might
include:

      o     liabilities for clean-up or remediation of environmental conditions;

      o     claims of tenants, vendors or other persons dealing with the former
            owners of the properties; and

      o     liabilities incurred in the ordinary course of business.

FSP Corp. would incur adverse tax consequences if FSP Corp. failed to qualify as
a REIT.

      If in any taxable year FSP Corp. does not qualify as a real estate
investment trust, FSP Corp. would be taxed as a corporation and distributions to
the FSP stockholders would not be deductible by FSP Corp. in computing its
taxable income. In addition, if FSP Corp. were to fail to qualify as a real
estate investment trust, FSP Corp. could be disqualified from treatment as a
real estate investment trust in the year in which such failure occurred and for
the next four taxable years and, consequently, FSP Corp. would be taxed as a
regular corporation during such years. Failure to qualify for even one taxable
year could result in a significant reduction of FSP Corp.'s cash available for
distribution to the FSP stockholders or could require FSP Corp. to incur
indebtedness or liquidate investments in order to generate sufficient funds to
pay the resulting federal income tax liabilities. The provisions of the tax code
governing the taxation of real estate investment trusts are very technical and
complex, and although FSP Corp. expects that it will be organized and will
operate in a manner that will enable it to meet such requirements, no assurance


                                       33


can be given that FSP Corp. will always succeed in doing so. In addition, you
should note that if one or more of the REITs FSP Corp. acquired in June 2003 or
any of the target REITs did not or does not qualify as a real estate investment
trust immediately prior to the consummation of its acquisition, FSP Corp. would
be disqualified as a REIT as a result of such acquisition.

Provisions in FSP Corp.'s organizational documents may prevent changes in
control.

      FSP Corp.'s Articles of Incorporation and Bylaws contain provisions,
described below, which may have the effect of discouraging a third party from
making an acquisition proposal for FSP Corp. and may thereby inhibit a change of
control under circumstances that could otherwise give the holders of FSP common
stock the opportunity to realize a premium over the then-prevailing market
prices.

      Ownership Limits. In order for FSP Corp. to maintain its qualification as
a real estate investment trust, the holders of FSP common stock are limited to
owning, either directly or under applicable attribution rules of the tax code,
no more than 9.8% of the lesser of the value or the number of equity shares of
FSP Corp., and no holder of common stock may acquire or transfer shares that
would result in shares of FSP common stock being beneficially owned by fewer
than 100 persons. Such ownership limit may have the effect of preventing an
acquisition of control of FSP Corp. without the approval of the FSP board.
Moreover, FSP Corp. will have the right to redeem any shares of FSP common stock
that are acquired or transferred in violation of these provisions at the market
price, which is determined by the FSP board. This right of redemption will no
longer be effective should FSP Corp. list the FSP common stock on the AMEX or
any other national securities exchange or the NASDAQ National Market. In
addition, FSP Corp.'s Articles of Incorporation give the FSP board the right to
refuse to give effect to the acquisition or transfer of shares by a stockholder
in violation of these provisions.

      Staggered Board. The FSP board is divided into three classes. The terms of
these classes will expire in 2005, 2006 and 2007, respectively. Directors of
each class are elected for a three-year term upon the expiration of the initial
term of each class. The staggered terms for directors may affect FSP
stockholders' ability to effect a change in control even if a change in control
were in the FSP stockholders' best interests.

      Preferred Stock. FSP Corp.'s Articles of Incorporation authorize the FSP
board to issue up to 20,000,000 shares of preferred stock, par value $.0001 per
share, and to establish the preferences and rights of any such shares issued.
The issuance of preferred stock could have the effect of delaying or preventing
a change in control even if a change in control were in the best interests of
the FSP stockholders.

      Increase of Authorized Stock. The FSP board, without any vote or consent
of the FSP stockholders, may increase the number of authorized shares of any
class or series of stock or the aggregate number of authorized shares FSP Corp.
has authority to issue. The ability to increase the number of authorized shares
and issue such shares could have the effect of delaying or preventing a change
in control even if a change in control were in the best interests of the FSP
stockholders.

      Amendment of Bylaws. The FSP board has the sole power to amend FSP Corp.'s
Bylaws. This power could have the effect of delaying or preventing a change in
control even if a change in control were in the best interests of the FSP
stockholders.

      Stockholder Meetings. FSP Corp.'s Bylaws require advance notice for
stockholder proposals to be considered at annual meetings of stockholders and
for stockholder nominations for election of directors at special meetings of
stockholders. FSP Corp.'s Bylaws also provide that stockholders entitled to cast
more than 50% of all the votes entitled to be cast at a meeting must join in a
request by stockholders to call a special meeting of stockholders. These
provisions could have the effect of delaying or preventing a change in control
even if a change in control were in the best interests of the FSP stockholders.


                                       34


      Supermajority Votes Required. FSP Corp.'s Articles of Incorporation
require the affirmative vote of the holders of no less than 80% of the shares of
capital stock outstanding and entitled to vote in order (i) to amend the
provisions of the Articles of Incorporation relating to the classification of
directors, removal of directors, limitation of liability of officers and
directors or indemnification of officers and directors or (ii) to amend the
Articles of Incorporation to impose cumulative voting in the election of
directors. These provisions could have the effect of delaying or preventing a
change in control even if a change in control were in the best interests of the
FSP stockholders.

The trading price of FSP common stock following listing on the American Stock
Exchange or another national securities exchange is uncertain. The FSP common
stock could trade at a lower price than anticipated.

      The market prices for the FSP common stock may fluctuate with changes in
market and economic conditions, the financial condition of FSP Corp. securities,
including the market perception of REITs in general. Such fluctuations may
depress the market price of FSP common stock independent of the financial
performance of FSP Corp. The market conditions for REIT stocks generally could
affect the market price of the FSP common stock.


                                       35


                        TARGET REIT CONSENT SOLICITATION

      The votes of the target REIT stockholders with respect to the mergers are
being solicited by the target boards. Such votes will be tabulated as consents
are received. The mergers are being submitted for approval to those persons
holding common stock and preferred stock of each target REIT as of August 13,
2004, also known as the record date. As of August 13, 2004, the following number
of shares of target stock were held of record by the number of target REIT
stockholders indicated below:

                                                              Number of Shares
                                                               of Target Stock
                                           Total Number of        Required
                      Number of Target    Shares of Target     for Approval of
    Target REIT       REIT Stockholders   Stock Outstanding      the Mergers

Montague                     331                 334               167.25

Addison Circle               380                 636               318.25

Royal Ridge                  246                297.5                149

Collins Crossing             449                 555               277.75

      Each target REIT stockholder is entitled to one vote for each share of
target stock held. Accordingly, the number of shares of target stock entitled to
vote with respect to the mergers is equivalent to the number of shares of target
stock held of record as of August 13, 2004. FSP Corp. will not receive any
consideration for the one share of common stock it holds in each target REIT.

      This Consent Solicitation/Prospectus and the form of consent constitute
the target boards' notice of the mergers. Each target REIT stockholder has until
the later of the approval date, as described below, or 5:00 p.m., Eastern Time,
on [_____], 2004, unless extended by the target boards in their sole discretion,
to inform the target boards whether such target REIT stockholder wishes to
approve or disapprove of his, her or its target REIT's participation in the
mergers. The target boards ask that each target REIT stockholder vote by
completing and returning the consent accompanying this Consent
Solicitation/Prospectus in the manner described below.

      Target REIT stockholders who wish to vote "YES" for adoption of the merger
agreement and approval of the mergers and the transactions contemplated thereby
should complete, sign and return the consent or consents relating to their
target stock which accompanies this Consent Solicitation/Prospectus. One consent
has been prepared for each target REIT stockholder regardless of which target
REIT you are a shareholder. Consequently, a target REIT stockholder who holds,
for example, target stock in each of the four target REITs will receive only one
consent, which must be completed, signed and returned in order to vote "YES" for
the mergers relating to each of the four target REITs. Consents must be
delivered by mail or other delivery service to:

                           Franklin Street Properties
                               401 Edgewater Place
                                    Suite 200
                         Wakefield, Massachusetts 01880


                                       36


      Approval of the mergers by a target REIT requires the vote of target REIT
stockholders holding a majority of the outstanding shares of preferred stock of
the target REIT, and a majority of the outstanding shares of common stock and
preferred stock of the target REIT voting together as a class, as of the record
date. If one or more target REITs does not obtain the vote required for the
consummation of the merger with such target REIT, FSP Corp. will not proceed
with the mergers of any other target REIT. The number of shares of target stock
that must be voted in favor of the mergers for it to be approved by the
respective target REIT is shown in the table above. The failure to return a
consent will have the effect of a vote against the mergers. A target REIT
stockholder who signs and returns the consent without indicating a vote will be
deemed to have voted "YES" in favor of adoption of the merger agreement and
approval of the mergers and the transactions contemplated thereby. The date on
which consents are received from target REIT stockholders owning a majority of
the shares of target stock of a particular target REIT approving the mergers is
referred to as the "approval date" for that entity.

      All questions as to the form of all documents and the validity (including
time of receipt) of all approvals and elections will be determined by the target
boards, and such determination shall be final and binding. The target boards
reserve the absolute right to waive any defects or irregularities in any
approval of the mergers or preparation of the form of consent. The target
boards' interpretation of the terms and conditions of the mergers will be final
and binding. The target boards shall be under no duty to give notification of
any defects or irregularities in any approval of the mergers or preparation of
the form of consent and shall not bear any liability for failure to give such
notification.

      Target REIT stockholders may withhold or revoke their consent at any time
prior to the approval date for the entity with respect to which consent is to be
withheld or revoked. To be effective, a written, telegraphic or telex notice of
revocation or withdrawal of the consent must be received by the applicable
target boards no later than the approval date addressed as set forth above. A
notice of revocation or withdrawal must specify the target REIT stockholder's
name and the name of the target REIT or target REITs to which such revocation or
withdrawal relates.

      Votes of target REIT stockholders may be solicited by FSP Investments on
behalf of the target boards through the mail or by other means of solicitation.
Costs of solicitation will be borne by FSP Corp. No person will receive any
compensation contingent upon solicitation of a favorable vote. You have the
right to inspect a list of all holders of target stock of record for your target
REIT. For a discussion relating to your appraisal rights, see "The Mergers -
Appraisal Rights of Dissenting Stockholders of Target REITs."


                                       37


               SPECIAL NOTE REGARDING FORWARD-LOOKING INFORMATION

      This Consent Solicitation/Prospectus includes forward-looking statements.
All statements, other than statements of historical facts, included in this
Consent Solicitation/Prospectus regarding the strategy, future operations,
financial position, future revenues, projected costs, prospects, plans and
objectives of management of FSP Corp. and each target REIT are forward-looking
statements. The words "anticipates," "believes," "estimates," "expects,"
"intends," "may," "plans," "projects," "will," "would" and similar expressions
are intended to identify forward-looking statements, although not all
forward-looking statements contain these identifying words. FSP Corp. and each
target REIT cannot guarantee that it actually will achieve the plans, intentions
or expectations disclosed in its forward-looking statements and you should not
place undue reliance on these forward-looking statements. Actual results or
events could differ materially from the plans, intentions and expectations
disclosed in the forward-looking statements. FSP Corp. has included important
factors in the cautionary statements included or incorporated in this Consent
Solicitation/Prospectus, particularly under the heading "Risk Factors", that FSP
Corp. believes could cause actual results or events to differ materially from
the forward-looking statements that it makes. These forward-looking statements
do not reflect the potential impact of any future acquisitions, mergers,
dispositions, joint ventures or investments FSP Corp. may make. Neither FSP
Corp. nor any target REIT assumes any obligation to update any forward-looking
statements.


                                       38


                 BACKGROUND ON FSP CORP. AND ITS GROWTH STRATEGY

      FSP Corp. is the successor to Franklin Street Partners Limited
Partnership, or the FSP Partnership, which was originally formed as a
Massachusetts general partnership in January 1997 as the successor to a
Massachusetts general partnership that was formed in 1981. On January 1, 2002,
the FSP Partnership converted into FSP Corp. As a result of this conversion, the
FSP Partnership ceased to exist and FSP Corp. succeeded to the business of the
FSP Partnership. In the conversion, each unit of both general and limited
partnership interests in the FSP Partnership was converted into one share of FSP
common stock. As a result of the conversion, FSP Corp. holds 100% of the
interest in three former subsidiaries of the FSP Partnership: FSP Investments
LLC, FSP Property Management LLC, and FSP Holdings LLC.

      FSP Corp. operates in two business segments and has two principal sources
of revenue:

      o     Real estate operations, including real estate leasing, interim
            acquisition financing and asset/property management, which generate
            rental income, loan origination fees and management fees,
            respectively.

      o     Investment banking/investment services, which generate brokerage
            commissions and other fees related to the organization of
            single-purpose entities that own real estate and the private
            placement of equity in those entities. These entities are called
            sponsored entities.

      The predecessor to FSP Corp. organized the sponsored entities as
partnerships, but in 2001 FSP Corp. began to organize them as corporations
operated in a manner intended to qualify as real estate investment trusts, or
sponsored REITs. The sponsored entities have historically been single asset
investment vehicles with an expected five to ten year life cycle, after which
time the properties held by the sponsored entity were to be sold. The proceeds
of the sale would then be distributed to the investors in the respective
sponsored entity.

      FSP Corp.'s investment objective is to increase the cash available for
distribution in the form of dividends to its stockholders by increasing revenue
from rental income, any net gains from sales of properties and investment
banking services. FSP Corp. expects that, through FSP Investments, it will
continue to organize and cause the offering of sponsored REITs in the future and
that FSP Corp. will continue to derive investment banking/investment services
income, including loan origination fees and interest, from such activities.

      A significant part of FSP Corp.'s growth strategy is the acquisition of
additional real properties by cash purchase or by acquisition of sponsored
REITs. Acquisition of additional real estate by acquiring sponsored REITs is an
attractive method of acquisition for FSP Corp. because the familiarity with the
real property FSP Corp. gains from acting as asset manager allows FSP Corp.
better to evaluate the risks of owning the property than is possible in the
normal due diligence performed in typical acquisitions. Accordingly, FSP Corp.
has previously engaged in transactions similar to the mergers contemplated by
the merger agreement. On June 1, 2003, FSP Corp. acquired 13 sponsored REITs by
merger. Prior to the conversion, FSP Corp.'s predecessor, FSP Partnership
acquired 17 sponsored partnerships by merger. FSP Corp. subsequently sold two of
these properties. In fact, all of the 28 properties FSP Corp. currently owns
were acquisitions of sponsored partnerships or sponsored REITs. Although there
can be no assurance that FSP Corp. will continue to acquire sponsored REITs in
the future, such acquisitions are a part of FSP Corp.'s growth strategy.

      The table below sets forth the amount paid by FSP Corp. (or its
predecessor, FSP Partnership) for each of the sponsored entities it has
acquired, the date of the acquisition, the fair market value of the FSP common
stock (or partnership units, in the case of acquisitions prior to January 1,
2001) as determined by the FSP board (or the general partner of the FSP
Partnership, in the case of the partnership units) issued as merger


                                       39


consideration, the value per share or unit ascribed to the merger consideration
received by investors, the gross proceeds contributed by investors in the
original syndication of such sponsored entity, the estimated amount of fees FSP
Investments earned upon the original syndication and the estimated amount of
fees FSP Property Management earned after the original syndication but prior to
the acquisition. Following the mergers the investors in the sponsored entities
indirectly incurred their pro rata share of FSP Corp.'s general and
administrative expenses.



                                                          Per Share or Per
                                                            Unit Value of                                            Estimated
                                              Merger         FSP Common                             Estimated      Aggregate Fees
                                          Consideration       Stock or       Gross Proceeds      Aggregate Fees    Earned by FSP
                            Date of        Received by       Partnership         of the          Earned by FSP        Property
   Sponsored Entity       Acquisition       Investors           Unit          Syndication         Investments        Management
   ----------------       -----------       ---------        -----------      -----------         -----------        ----------

                                                                                                   
Essex                       1/1/99         $13,931,760         $10.00         $12,300,000                 N/A        $ 27,789

Reata(1)                    1/1/99          15,592,920          10.00          13,000,000                 N/A          31,144

One Technology Drive        1/1/99          14,730,480          10.00          10,925,000                 N/A          60,000

North Andover               1/1/99          12,187,080          10.00          10,000,000                 N/A         125,557

Weslayan Oaks(2)            1/1/99           7,077,120          10.00           5,400,000         $   648,000          13,186

Park Seneca                 1/1/99          12,441,480          10.00           9,000,000           1,099,500          22,548

Santa Clara                 1/1/99           9,753,120          10.00           8,700,000           1,301,204          15,625

Piedmont Center             1/1/99          15,278,400          10.00          13,500,000           1,134,000          14,850

Silverside Plantation       1/1/00          23,150,000          10.00          21,800,000           1,199,000          28,117

Hillview Center             1/1/00           6,450,000          10.00           6,100,000             733,327           3,580

Telecom Business Center     1/1/00          20,400,000          10.00          18,450,000           2,710,480           9,662

Southfield Center          10/1/00          18,998,120          11.50          18,500,000           2,436,292          23,026

Blue Ravine                10/1/00           7,402,000          11.50           7,000,000             908,919          11,855

Bollman Place              10/1/00           7,041,030          11.50           7,000,000             841,243          14,371

Austin, N.W.               10/1/00          13,027,210          11.50          12,300,000           1,707,063          10,765

Gateway Crossing           10/1/00          24,369,185          11.50          24,000,000           3,794,365          18,716

Lyberty Way                10/1/00          12,027,455          11.50          11,125,000           1,519,218           5,016

Forest Park                 6/1/03           8,398,178          14.75           7,800,000             937,192          27,275

The Gael                    6/1/03          21,864,115          14.75          21,250,000           3,058,410          74,000



                                       40




                                                          Per Share or Per
                                                            Unit Value of                                            Estimated
                                              Merger         FSP Common                             Estimated      Aggregate Fees
                                          Consideration       Stock or       Gross Proceeds      Aggregate Fees    Earned by FSP
                            Date of        Received by       Partnership         of the          Earned by FSP        Property
   Sponsored Entity       Acquisition       Investors           Unit          Syndication         Investments        Management
   ----------------       -----------       ---------        -----------      -----------         -----------        ----------

                                                                                                   
Goldentop                   6/1/03          24,935,572          14.75          23,150,000           3,322,974          53,000

Centennial                  6/1/03          16,093,408          14.75          15,800,000           2,317,600          51,328

Meadow Point                6/1/03          26,523,256          14.75          25,750,000           3,743,256          71,000

Timberlake                  6/1/03          51,556,660          14.75          51,500,000           7,512,233         120,000

Federal Way                 6/1/03          19,999,997          14.75          20,000,000           2,831,000          29,000

Fair Lakes                  6/1/03          48,181,949          14.75          48,000,000           7,171,517         104,000

Northwest Point             6/1/03          37,249,994          14.75          37,250,000           5,352,931          73,400

Timberlake East             6/1/03          25,188,759          14.75          25,000,000           3,604,372          35,000

Merrywood                   6/1/03          20,827,429          14.75          20,600,000           2,984,148          29,000

Plaza Ridge I               6/1/03          40,249,977          14.75          40,000,000           6,053,859          52,000

Park Ten                    6/1/03          27,682,040          14.75          27,500,000           4,260,087          33,000


      (1)   Property sold on September 2, 2003
      (2)   Property sold on February 7, 2003.

      Of the 380 stockholders in Addison Circle, 244 are also stockholders in
FSP Corp. with 236 of these 244 stockholders becoming stockholders in FSP Corp.
following FSP Corp.'s acquisition of prior sponsored entities. Of the 449
stockholders in Collins Crossing, 249 are also stockholders in FSP Corp. with
240 of these 249 stockholders becoming stockholders in FSP Corp. following FSP
Corp.'s acquisition of prior sponsored entities. Of the 331 stockholders in
Montague, 263 are also stockholders in FSP Corp.with 248 of these 263
stockholders becoming stockholders in FSP Corp. following FSP Corp.'s
acquisition of prior sponsored entities. Of the 246 stockholders in Royal Ridge,
149 are also stockholders in FSP Corp.with 140 of these 149 stockholders
becoming stockholders in FSP Corp. following FSP Corp.'s acquisition of prior
sponsored entities.

      As part of its growth strategy FSP Corp. periodically considers acquiring
properties, including REITs sponsored by FSP Investments. In June 2004, members
of FSP Corp. management met to consider the possibility and feasibility of the
acquisition of additional properties by FSP Corp. At that time, members of
management identified several acquisition candidates, including the target
REITs. After some discussion amongst management over the next several weeks, Mr.
George Carter, the Chief Executive Officer of FSP Corp., determined that
acquiring the target REITs at this time was the most attractive current
acquisition alternative available to FSP Corp. and that the possibility of
acquiring the target REITs should be discussed with the FSP board. At a meeting
of the FSP board on June 25, 2004, FSP management discussed with its board the
possibility of acquiring the target REITs. No formal vote was taken, but the
directors supported the decision to begin discussions with the target REITs. On
or about July 2, 2004, Mr. Carter, as a representative of FSP Corp., contacted
Messrs. Gribbell and MacPhee, as representatives of the target REITs, to discuss
a possible business combination among FSP Corp. and the target REITs.


                                       41


      In identifying the target REITs as possible acquisition candidates, FSP
Corp. considered the fact that although the target REITs had not been stand
alone entities for a prolonged period of time FSP Property Management managed
each property from the time FSP Corp. acquired the property to the time FSP
Investments completed the syndication of such properties. FSP Investments
completed the syndication of Addison Circle in December 2002, Collins Crossing
in June 2003, Royal Ridge in March 2003 and Montague in September 2002. However,
FSP Corp. has historically paid an amount in stock that was greater than, or a
premium over, the appraised value of the real estate and cash held by each
sponsored partnership or sponsored REIT it has acquired. Members of FSP Corp.
management believed FSP Corp. could pay as merger consideration for each target
REIT an amount in FSP common stock that was greater than, or a premium over, the
appraised value and cash held by such target REIT as it had in similar prior
transactions. FSP Corp. also considered the future cash flows from the current
lease arrangements between the target REITs and their respective tenants. FSP
Corp. believed that target REIT stockholders would view the proposed mergers as
an opportunity to exchange their single asset real property investment for an
investment in a larger and more diversified portfolio of properties and
associated FSP Corp. business at a meaningful premium to the appraised values of
their real properties. FSP Corp. believed that investors in syndicated entities
would view this opportunity as a way to reduce the risks associated with a
single asset real property investment that, by its nature, is likely to be
subject to greater potential fluctuations in the local real estate markets and
subject to possible loss of rental income in the absence of lease renewals. FSP
Corp. also believed that the target REIT stockholders, particularly those who
are also FSP Corp. stockholders, were familiar with FSP Corp.'s acquisition
history of other sponsored REITs, including the acquisition of 13 sponsored
REITs in 2003 in a similar transaction, and would therefore be able to evaluate
the potential benefits and potential detriments to the proposed mergers.

      FSP Corp. is a reporting company under federal securities laws by virtue
of the number of stockholders owning FSP common stock. However, there is no
public market for FSP common stock. FSP Corp. intends to file an application to
list the FSP common stock on the American Stock Exchange, or AMEX. There can be
no assurance that FSP Corp. will file such application or, in the event it does,
that AMEX will accept the application, that a meaningful trading market will
develop even if AMEX approves the application or that FSP common stock will
trade at prices equal to or above the $17.70 value ascribed to it in connection
with the mergers. While there has been no public market for FSP common stock,
FSP Corp. does have a redemption plan in its current charter which allows
stockholders of FSP Corp. to have their shares redeemed. Under FSP Corp.'s
redemption plan, FSP Corp. is only obligated to use its best efforts to redeem
shares of FSP common stock from stockholders wishing to have them redeemed.
There are significant conditions to FSP Corp.'s obligation to redeem shares of
FSP common stock including:

      o     FSP Corp. cannot be insolvent or be rendered insolvent by the
            redemption;

      o     the redemption cannot impair FSP Corp.'s capital or operations;

      o     the redemption cannot contravene any provision of federal or state
            securities laws;

      o     the redemption cannot result in FSP Corp. failing to qualify as a
            REIT; and

      o     FSP Corp.'s management must determine that the redemption is in FSP
            Corp.'s best interests.


                                       42


      Any redemption effected by FSP Corp. under this plan would result in those
stockholders tendering shares of FSP common stock receiving 90% of the fair
market value of such shares, as determined by the FSP board in its sole and
absolute discretion, and not their full fair market value. If FSP common stock
becomes listed for trading on AMEX or any other national securities exchange or
the NASDAQ National Market, FSP Corp. will no longer be obligated to effect any
redemption.


                                       43


                                   THE MERGERS

      We urge you to read the merger agreement by and among FSP Corp., the
acquisition subsidiaries and the target REITs, a copy of which is set forth as
Appendix A hereto and incorporated herein by reference.

Overview

      FSP Corp. entered into the merger agreement, dated August 13, 2004, among
FSP Corp., four wholly-owned acquisition subsidiaries of FSP Corp. and the
target REITs. The merger agreement provides for the merger of each target REIT
with and into an acquisition subsidiary, with the acquisition subsidiary being
the surviving corporation.

      The merger agreement provides that the mergers will be effected at the
time of the filing of the certificates of merger with the secretary of state of
the state of Delaware or at another date as may be specified in the certificates
of merger. On the effective date, each acquisition subsidiary will acquire by
merger a target REIT. The target REIT stockholders will be issued shares of FSP
common stock registered with the SEC pursuant to the registration statement of
which this Consent Solicitation/Prospectus is a part. FSP Corp. and the target
boards expect that the effective date will be on or about December 31, 2004 or
as soon as practicable after the conditions to the mergers are satisfied. The
mergers will not require any federal or state regulatory approvals.

      Adoption of the merger agreement and approval of the mergers by a majority
of the outstanding shares of common stock and preferred stock of the target REIT
voting together as a class constitutes consent to the mergers of the target REIT
with and into the respective acquisition subsidiary and the issuance of FSP
common stock to the target REIT stockholders, all pursuant to the terms of the
merger agreement.

The Parties

      FSP Corp. FSP Corp. is a Maryland corporation that operates in a manner
intended to qualify as a real estate investment trust for federal income tax
purposes.

      FSP Corp. operates in two business segments and has two principal sources
of revenue:

      o     Real estate operations, including real estate leasing, interim
            acquisition financing and asset/property management, which generate
            rental income, loan origination fees and management fees,
            respectively; and

      o     Investment banking/investment services, which generate brokerage
            commissions and other fees related to the organization of
            single-purpose entities that own real estate and the private
            placement of equity in those entities.

      On June 1, 2003, FSP Corp. acquired 13 real estate investment trusts by
merger. In these mergers, FSP Corp. issued 25,000,091 shares of FSP common stock
to holders of preferred stock in the acquired REITs. As a result of these
mergers, FSP Corp. now holds all of the assets previously held by these acquired
REITs. As part of its growth strategy, FSP Corp. may make similar acquisitions
in the future. The proposed acquisition of the target REITs is part of that
strategy.

      The principal executive offices of FSP Corp. are located at 401 Edgewater
Place, Suite 200, Wakefield, Massachusetts 01880, and FSP Corp.'s telephone
number is (781) 557-1300. FSP Corp. leases its executive offices.


                                       44


      The Target REITs. Each Target REIT is a privately-held real estate
investment trust formed as a corporation under the laws of the state of Delaware
for the purpose of acquiring, developing and operating a single real property.

      Addison Circle          Addison Circle owns an office building in Addison,
                              Texas

      Collins Crossing        Collins Crossing owns an office building in
                              Richardson, Texas

      Montague                Montague owns an office/research and development
                              complex in San Jose,California

      Royal Ridge             Royal Ridge owns an office building in Alpharetta,
                              Georgia

      The principal executive offices of the target REITs are located at 401
Edgewater Place, Suite 200, Wakefield, Massachusetts 01880, and the telephone
number is (781) 557-1300.

      The Acquisition Subsidiaries. Each acquisition subsidiary is a
wholly-owned subsidiary of FSP Corp. formed as a corporation under the laws of
the State of Delaware for the sole purpose of acquiring a target REIT.

      Addison Circle          - formed for the sole purpose of acquiring
      Acquisition Corp.         Addison Circle

      Collins Crossing        - formed for the sole purpose of acquiring
      Acquisition Corp.         Collins Crossing

      Montague Acquisition    - formed for the sole purpose of acquiring
      Corp.                     Montague

      Royal Ridge             - formed for the sole purpose of acquiring
      Acquisition Corp.         Royal Ridge

      The principal executive offices of the acquisition subsidiaries are
located at 401 Edgewater Place, Suite 200, Wakefield, Massachusetts 01880, and
the telephone number is (781) 557-1300.

Votes Required

      The affirmative vote of the holders of a majority of the preferred stock
in each of the target REITs, and a majority of the preferred stock and common
stock in each of the target REITs voting together as a class, is required to
effectuate the applicable mergers. If one or more target REITs does not obtain
the vote required for the consummation of the merger with such target REIT, FSP
Corp. will not proceed with the mergers of any other target REIT. Each target
REIT will solicit the vote of its target REIT stockholders separately. FSP Corp.
is the sole stockholder of the common stock of each target REIT, and has agreed
to vote those shares in favor of the respective mergers.

      Barry Silverstein and Dennis J. McGillicuddy, each a director of FSP
Corp., own an aggregate of 173 and 14 shares of target stock, respectively. Mr.
Silverstein owns 102.5 shares in Addison Circle, 23.25 shares in Collins
Crossing, 42 shares in Montague and 5.25 shares in Royal Ridge. Mr. McGillicuddy
owns 1 share in each of Addison Circle and Royal Ridge, 2 shares in Collins
Crossing and 10 shares in Montague. Messrs. Silverstein and McGillicuddy each
purchased their shares in the original offerings of target stock and on the same
terms as other stockholders of such target REITs. These shares of target stock
held by Messrs. Silverstein and McGillicuddy will convert


                                       45


into approximately 1,022,217 and approximately 80,836 shares of FSP common
stock, respectively, upon consummation of the mergers. Messrs. Silverstein and
McGillicuddy have indicated that they intend to vote their respective shares of
target stock in favor of the adoption of the merger agreement and the approval
of the mergers. The executive officers and directors of the target REITs do not
beneficially hold any shares of target stock in any of the target REITs.

Recommendation of the Special Committees and the Target Boards

      At a joint meeting held on August 11, 2004, each special committee
unanimously determined (i) that the terms of the merger agreement and mergers
are fair to, and in the best interests of, its target REIT and its target REIT
stockholders, and (ii) to recommend to its target board that such target board
approve the merger with its target REIT and adopt the merger agreement. At a
joint meeting of the target boards held on August 11, 2004, the directors
unanimously:

      o     determined that the terms of the merger agreement and mergers with
            its target REIT are fair to, and in the best interests of, that
            target REIT and its target REIT stockholders;

      o     authorized the officers of that target REIT to solicit consents from
            the target REIT stockholders for purposes of approving the merger
            relating to the respective target REIT and adopting the merger
            agreement;

      o     determined to recommend to the respective target REIT stockholders
            that they vote to adopt the merger agreement and approve the merger
            relating to the respective target REIT; and

      o     authorized the President of the respective target REIT to execute
            the merger agreement and related documents.

      See "Benefits, Background and Reasons for the Mergers - Background of the
Mergers."

The Special Committees. In determining to recommend that its target board
approve the merger relating to its respective target REIT and adopt the merger
agreement, and in determining that the merger relating to its target REIT was
fair to, and in the best interests of, such target REIT stockholders, each
special committee considered both potential positive and negative factors. The
special committees believe that the mergers represent an opportunity for the
target REIT stockholders to realize a premium over the current appraised value
of the real estate and adjusted cash held by the respective target REITs. Among
the positive factors considered were the following factors, each of which, in
such special committee's view, supported that special committee's determination
to recommend the respective merger:

      o     the determination of such special committee that the value of the
            FSP common stock to be distributed as merger consideration to its
            target REIT stockholders represented greater value, or a premium,
            than the sum of the value of the real estate (as determined by an
            appraisal) and cash held by such target REIT;

      o     the determination of such special committee that the value of the
            FSP common stock to be distributed as merger consideration to its
            target REIT stockholders was greater than the value that was likely
            to be realized upon the continuation of the such target REIT;


                                       46


      o     the receipt from A.G. Edwards of an opinion, delivered orally to
            each special committee and board of each target REIT and
            subsequently confirmed in writing, as to the fairness from a
            financial point of view of the merger consideration to the
            stockholders of each target REIT;

      o     the independent third-party appraisals of the real property owned by
            each target REIT;

      o     the analysis presented to such special committee by A.G. Edwards
            (see "Fairness of the Mergers - Fairness of the Merger Consideration
            to Target REIT Stockholders - Fairness Opinions");

      o     the substantial likelihood of the consummation of the mergers
            because of the limited number and nature of the conditions to FSP
            Corp.'s and the acquisition subsidiaries' obligations to close;

      o     that target REIT stockholders who do not vote in favor of the
            mergers will have statutory appraisal rights;

      o     that each target REIT can pay its customary dividends in respect of
            the third and fourth quarters of 2004; and

      o     the representations and warranties of the merger agreement relating
            to the target REITs do not survive the closing.

      For a complete list of the factors considered by the target REITs, see
"Fairness of the Mergers - Conclusions of the Target Boards."

      The material negative factors, which each special committee viewed as
insufficient to outweigh the positive factors, were:

      o     that, following the mergers, the target REIT stockholders will cease
            to participate in the future earnings growth, if any, of their
            respective target REIT or benefit from the increase, if any, in the
            future liquidation value of the respective target REIT, other than
            indirectly through their FSP stock ownership;

      o     the possibility that the shares of FSP common stock may in the
            future trade at a price lower than $17.70 per share;

      o     the fact that, based on historical quarterly, non-special dividends
            received by stockholders of FSP Corp. and the target REIT
            stockholders, a majority of the target REIT stockholders could
            expect to receive a lower level of dividends from the combined
            company than such stockholders have historically received from their
            target REITs;

      o     the possibility that the shares in the target REIT would have
            appreciated in value more rapidly or at a greater rate than any
            appreciation in value in the FSP Corp. shares;

      o     that the target REITs did not seek third party bids for the
            acquisition of the target REITs or their respective properties; and

      o     the potential conflicts of interests of officers and directors of
            each target REIT in connection with the mergers.


                                       47


      Each special committee consulted with A.G. Edwards during the course of
the negotiation processes. Although A.G. Edwards provided advice and analyses to
the special committees and each special committee accepted the opinion of A.G.
Edwards as to the fairness, from a financial point of view, of the consideration
to be received in the mergers by the target REIT stockholders, the decision to
recommend to the target boards entering into the merger agreement and accepting
the consideration to be received in the mergers was solely that of each special
committee.

      The special committees believe that the mergers are procedurally fair
because:

      o     each special committee was appointed to represent the interests of,
            and to negotiate with, FSP Corp. on behalf of the target REIT
            stockholders;

      o     the special committees retained and were advised by independent
            legal counsel;

      o     each special committee retained and received a report from an
            independent appraisal firm as to the value of the target REIT's
            property;

      o     the special committees retained and were advised by A.G. Edwards,
            its independent financial advisor; and

      o     the merger consideration and the other terms and conditions of the
            merger agreement resulted from negotiations between the special
            committees and FSP Corp.

      Each target board considered increasing its board size to include an
independent director to perform the function of the special committees. However,
each target board concluded that, given the potential liability of a director
voting on the mergers, it would be difficult to retain someone with the
knowledge and credentials necessary to fulfill the role of an independent
director of a REIT who would be willing to take on the role of independent
director of any of the target REITs without being substantially compensated and
without being covered by director liability insurance. None of the target REITs
currently has director and officer liability insurance. Each target board
determined that the cost of compensating an independent director and obtaining
director and officer liability insurance would be substantial and not in the
best interests of its target REIT stockholders. For this reason, none of the
target boards appointed an independent director to perform the functions of the
special committees.

      The Board of Directors. The target boards, at a joint meeting held on
August 11, 2004, considered the unanimous recommendation of each of the special
committees, the opinions of the financial advisor as to the fairness of the
merger consideration from a financial point of view to each target REIT, as well
as the other factors (enumerated above) considered by each special committee,
and determined that the mergers are fair to, and in the best interests of, the
target REIT stockholders, adopted the merger agreement and approved the mergers
and recommended that the target REIT stockholders vote to adopt the merger
agreement and approve the mergers. Each target board considered the
recommendation of its special committee but made its own evaluation, based on
the factors enumerated above, of the substantive and procedural fairness of the
mergers and the merger agreement.

      The foregoing discussion of the information and factors considered by the
special committees and the target boards is not intended to be exhaustive but
includes all material factors considered by them in making their respective
decisions. In view of the variety of factors considered in connection with their
evaluation of the mergers, the special committees and the target boards did not
find it practicable to, and did not, quantify or otherwise attempt to assign
relative weights to the specific factors considered in reaching their respective
determinations. In addition, individual members of the special committees or of
the target boards may have given different weight to different factors.


                                       48


Appraisal Rights of Dissenting Stockholders of Target REITs

      If the mergers are consummated, a target REIT stockholder who does not
consent in writing to the mergers and who is the holder of record of target
stock on the date of making a demand for appraisal, as described below, will be
entitled to have those shares appraised by the Delaware Court of Chancery, or
the Delaware Court, under Section 262 of the Delaware general corporation law
statute and to receive payment for the "fair value" of those shares instead of
the consideration provided for in the merger agreement. In order to be eligible
to receive this payment, however, a target REIT stockholder must:

      o     continue to hold his, her or its target stock through the time of
            the mergers, and

      o     strictly comply with the procedures discussed under Section 262.

      The statutory right of appraisal granted by Section 262 requires strict
compliance with the procedures in Section 262. Failure to follow any of these
procedures may result in a termination or waiver of appraisal rights under
Section 262. The following is a summary of the principal provisions of Section
262. The following summary is not a complete statement of Section 262 of the
Delaware general corporation law statute, and is qualified in its entirety by
reference to Section 262, which is incorporated herein by reference, together
with any amendments to the laws that may be adopted after the date of this
Consent Solicitation/Prospectus. A copy of Section 262 is attached as Appendix D
to this Consent Solicitation/Prospectus.

      Notice Requirements. Under Section 262, each target REIT before the
effective date or acquisition subsidiary within ten days after the effective
date, as the surviving corporation, must send a notice of availability appraisal
rights, or the appraisal rights notice, as required under Section 262(d)(2) of
the Delaware general corporation law, and a copy of Section 262 to each target
REIT stockholder of the respective target REIT, or if sent after the effective
date, to each stockholder who has not consented in writing to adoption of the
merger agreement, approval of the mergers and the transactions contemplated by
the merger agreement and who is eligible for appraisal rights. This Consent
Solicitation/Prospectus constitutes such notice. Any target REIT stockholder
entitled to appraisal rights may, within twenty days after the date of mailing
of this Consent Solicitation/Prospectus, demand in writing from the respective
target REIT or acquisition subsidiary, as the surviving corporation, an
appraisal of his, her or its shares of target stock. Such demand will be
sufficient if it reasonably informs the respective target REIT or acquisition
subsidiary of the identity of the target REIT stockholder and that the target
REIT stockholder intends to demand an appraisal of the fair value of his, her or
its shares of target stock. Failure to make such demand on or before the
expiration of such twenty day period will foreclose a target REIT stockholder's
rights to appraisal. A target REIT stockholder should not expect to receive any
additional notice with respect to the deadline for demanding appraisal rights.

      Demand for Appraisal. Only a target REIT stockholder who does not consent
in writing to the mergers will be entitled to seek appraisal. Only a record
holder of target stock on the date of making a written demand for appraisal who
continuously holds those shares through the time of the mergers is entitled to
seek appraisal. Demand for appraisal must be executed by or for the holder of
record, fully and correctly, as that holder's name appears on the holder's stock
certificates representing shares of the target stock or other evidence of
ownership of target stock. If the target stock is owned of record in a fiduciary
capacity by a trustee, guardian or custodian, the demand should be made in that
capacity. If the target stock is owned of record by more than one person, as in
a joint tenancy or tenancy in common, the demand should be made by or for all
owners of record.


                                       49


      An authorized agent, including an agent for one or more joint owners, may
execute the demand for appraisal for a holder of record; that agent, however,
must identify the record owner or owners and expressly disclose in the demand
that the agent is acting as agent for the record owner or owners of the shares.

      A record holder such as a broker, fiduciary, depository or other nominee
who holds shares of the target stock as a nominee for more than one beneficial
owner, some of whom desire to demand appraisal, may exercise appraisal rights on
behalf of those beneficial owners with respect to the shares of target stock
held for those beneficial owners. In that case, the written demand for appraisal
should state the number of shares of the target stock covered by it. Unless a
demand for appraisal specifies a number of shares, the demand will be presumed
to cover all shares of the target stock held in the name of the record owner.

      Failure to make a demand for appraisal on or before _________, 2004 will
foreclose a target REIT stockholder's rights to appraisal. All demands should be
delivered to the attention of the respective acquisition subsidiary at 401
Edgewater Place, Wakefield, Massachusetts 01880, Attention: Barbara J. Fournier.

      Beneficial owners who are not record owners and who intend to exercise
appraisal rights should instruct the record owner to comply with the statutory
requirements with respect to the exercise of appraisal rights within twenty days
of the date of mailing of the appraisal rights notice.

      Filing of Petition. Within 120 days after the effective date of the
mergers, any target REIT stockholder who has complied with the applicable
provisions of Section 262 will be entitled, upon written request, to receive
from the respective acquisition subsidiary a statement setting forth the
aggregate number of shares of preferred stock of his, her or its target REIT not
voting in favor of the mergers and with respect to which demands for appraisal
were received by the respective acquisition subsidiary for his, her or its
target REIT and the number of holders of such shares. Each respective
acquisition subsidiary must mail this statement within ten days after it
receives the written request or within ten days after the expiration of the
period for the delivery of demands as described above, whichever is later.

      Within 120 days after the effective date of the mergers, each respective
acquisition subsidiary, as the surviving corporation, or any target REIT
stockholder who has complied with the requirements of Section 262 and who is
otherwise entitled to appraisal rights may file a petition in the Delaware Court
demanding a determination of the fair value of the shares of target REIT stock
held by all target REIT stockholders of a specific target REIT seeking
appraisal. A dissenting target REIT stockholder must serve a copy of the
petition on the respective acquisition subsidiary. If no petition is filed by
either the respective acquisition subsidiary or any dissenting target REIT
stockholder within the 120-day period, the rights of all dissenting target REIT
stockholders to appraisal will cease, and the stockholders will be entitled to
receive the merger consideration that they would have received had they not
exercised appraisal rights.

      Target REIT stockholders seeking to exercise appraisal rights should not
assume that the respective acquisition subsidiary, as the surviving corporation,
will file a petition with respect to the appraisal of the fair value of their
target stock or that the respective acquisition subsidiary will initiate any
negotiations with respect to the fair value of those shares. The acquisition
subsidiaries are under no obligation to, and have no present intention to, take
any action in this regard. Accordingly, target REIT stockholders who wish to
seek appraisal of their shares should initiate all necessary action with respect
to the perfection of their appraisal rights within the time periods and in the
manner prescribed in Section 262. Failure to file the petition on a timely basis
will cause the target REIT stockholder's right to an appraisal to cease.


                                       50


      Notice of and Hearing in Chancery Court. Upon the filing of a petition by
a target REIT stockholder seeking appraisal, the Delaware Court may order a
hearing and deliver notice of the time and place fixed for the hearing on the
petition to the respective acquisition subsidiary and all of the dissenting
target REIT stockholders. Notice will also be published at least one week before
the day of the hearing in a newspaper of general circulation published in the
City of Wilmington, Delaware or in another publication deemed advisable by the
Delaware Court. The costs relating to those notices will be borne by the
respective acquisition subsidiary. If a petition for an appraisal is filed in a
timely manner, at the hearing on the petition, the Delaware Court will determine
which target REIT stockholders are entitled to appraisal rights and will
appraise the shares of target stock owned by those target REIT stockholders. The
Delaware Court may require the target REIT stockholders who have demanded an
appraisal for their shares and who hold stock represented by certificates to
submit their certificates of target stock to the Register in Chancery for
notation thereon of the pendency of the appraisal proceedings; and if any target
REIT stockholder fails to comply with such direction, the Delaware Court may
dismiss the proceedings as to such target REIT stockholder. The court will
determine the fair value of those shares, exclusive of any element of value
arising from the consummation or expectation of the mergers, together with a
fair rate of interest, to be paid, if any, upon the fair value. The Court of
Chancery may determine the cost of the appraisal proceeding and assess it
against the parties as the Court deems equitable.

      Although each target board believes that the consideration to be received
by its respective target REIT stockholders for their shares of preferred stock
is fair, no representation is made as to the outcome of the appraisal of fair
value as determined by the court, and target REIT stockholders should recognize
that such an appraisal could result in a determination of a value that is higher
or lower than, or the same as, the merger consideration. Moreover, FSP Corp.
does not anticipate offering more than the merger consideration to any target
REIT stockholder exercising appraisal rights and reserves the right to assert,
in any appraisal proceeding, that, for purposes of Section 262, the "fair value"
of a share of target stock is less than the merger consideration.

      Determination of Fair Value. In determining "fair value," the Delaware
Court is required to take into account all relevant factors. In Weinberger v.
UOP, Inc., the Delaware Supreme Court discussed the factors that could be
considered in determining fair value in an appraisal proceeding, stating that
"proof of value by any techniques or methods which are generally considered
acceptable in the financial community and otherwise admissible in court" should
be considered and the "[f]air price obviously requires consideration of all
relevant factors involving the value of a company." The Delaware Supreme Court
has stated that in making this determination of fair value the court must
consider market value, asset value, dividends, earnings prospects, the nature of
the enterprise and any other facts which could be ascertained as of the date of
the merger which throw any light on the prospects of the merged corporation.

      Section 262 provides that fair value is to be "exclusive of any element of
value arising from the accomplishment or expectation of the merger." In Cede &
Co. v. Technicolor, Inc., the Delaware Supreme Court stated that such exclusion
is a "narrow exclusion [that] does not encompass known elements of value," but
which rather applies only to the speculative elements of value arising from such
accomplishment or expectation. In Weinberger, the Delaware Supreme Court
construed Section 262 to mean that "elements of future value, including the
nature of the enterprise, which are known or susceptible of proof as of the date
of the merger and not the product of speculation, may be considered."

      Expenses. Each dissenting target REIT stockholder is responsible for his,
her or its attorneys' and expert witness expenses, although upon application of
a dissenting target REIT stockholder, the Court may order that all or a portion
of the expenses incurred by any dissenting target REIT stockholder in connection
with the appraisal proceeding (including, without limitation, reasonable
attorneys' fees and the fees and expenses of experts) be charged pro rata
against the value of all shares of target stock entitled to appraisal. In the
absence of a court determination or assessment, each party bears its own
expenses.


                                       51


      No Right to Vote or Receive Dividends. Any target REIT stockholder who has
demanded appraisal in compliance with Section 262 will not, after the mergers,
be entitled to vote such stock for any purpose or receive payment of dividends
or other distributions, if any, on the target stock, except for dividends or
distributions, if any, payable to stockholders of record at a date prior to the
mergers.

      Withdrawal. A target REIT stockholder may withdraw a demand for appraisal
and accept the FSP common stock at any time within 60 days after the effective
date of the mergers, or thereafter may withdraw a demand for appraisal with the
written approval of the respective acquisition subsidiary. Notwithstanding the
foregoing, if an appraisal proceeding is properly instituted, it may not be
dismissed as to any target REIT stockholder without the approval of the Delaware
Court, and any such approval may be conditioned on the Delaware Court deeming
the terms to be just. If, after the mergers, a holder of target stock who had
demanded appraisal for his, her or its target stock fails to perfect or loses
his, her or its right to appraisal, those shares of target stock will be treated
as if they were converted into FSP common stock at the time of the mergers.

      In view of the complexity of these provisions of the Delaware corporate
law, any target REIT stockholder who is considering exercising appraisal rights
should consult a legal advisor.

Conditions Precedent to the Mergers

      The respective obligations of each party to effect the mergers are subject
to the fulfillment or waiver on or before the effective date of the following
conditions:

      o     the adoption of the merger agreement and the approval of the mergers
            by the affirmative vote of the holders of a majority of the shares
            of target stock of each target REIT;

      o     the parties must receive all necessary consents, waivers, approvals,
            authorizations or orders required to be obtained and the making of
            all filings required to be made by any of the parties for the
            authorization, execution and delivery of the merger agreement and
            the consummation of the transactions contemplated thereby on or
            before (and remaining in effect at) the effective date;

      o     FSP Corp. and each of the target REITs shall have received an
            opinion from Wilmer Cutler Pickering Hale and Dorr LLP or another
            nationally recognized law firm to the effect that each merger will
            be treated for federal income tax purposes as a reorganization
            within the meaning of Section 368(a) of the Code and confirming
            that, to the extent the matters discussed under the heading
            "Material United States Federal Income Tax Considerations" in this
            Consent Solicitation/Prospectus constitute matters of law, they are
            accurate in all material respects;

      o     delivery by the President and Chief Executive Officer of FSP Corp.
            and the President of each of the target REITs of certificates to the
            effect that there have been no material adverse changes in the
            financial condition of such entity prior to the consummation of the
            mergers;

      o     there having been no statute, rule, order, or regulation enacted or
            issued by the United States or any State thereof, or by a court,
            which prohibits the consummation of the mergers; and

      o     the representations of each of FSP Corp. and the target REITs set
            forth in the merger agreement shall be true and complete in all
            material respects as of the closing date (provided that the party
            whose representation was not correct shall have no right not to
            proceed with the closing as a result thereof).


                                       52


      The conditions described in the second bulleted paragraph above may be
waived by the FSP board in whole or in part if, in the opinion of the FSP board,
such waiver does not materially affect the terms of the transaction, which
waiver shall not be unreasonably withheld. Certain of the conditions to the
consummation of the mergers are beyond the control of FSP Corp., the target
REITs and the target boards. There can be no assurance that the mergers will
occur.

Legal Proceedings

      FSP Corp., one or more of the target REITs and the target boards may be
involved in litigation incidental to their business, but no material litigation
is currently pending or threatened against FSP Corp. or any of the target REITs,
their respective properties or the target boards.

Solicitation of Consents By FSP Investments

      FSP Investments, as the soliciting agent, will use its best efforts to
solicit the consents of target REIT stockholders to approve the mergers. FSP
Investments will not receive any commissions with respect to the mergers;
however, all out-of-pocket expenses (including telephone, mailing and other
expenses) incurred by FSP Investments will be treated as solicitation expenses
and will be reimbursed to FSP Investments as set forth below in "Expenses of the
Mergers." FSP Investments is a wholly-owned subsidiary of FSP Corp.

Interests of Certain Persons in the Mergers

      A number of conflicts of interest are inherent in the relationships among
the target REITs, the target boards, FSP Corp., the FSP board and their
respective affiliates. These conflicts of interest include the fact that FSP
Investments, a subsidiary of FSP Corp., syndicated each target REIT and, among
others:

      o     George J. Carter, the President and a director of each target REIT,
            is President, Chief Executive Officer and a director of FSP Corp.
            and owns an aggregate of 775,531 shares of FSP common stock;

      o     R. Scott MacPhee, an Executive Vice President and a director of each
            target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            372,451 shares of FSP common stock;

      o     Richard R. Norris, an Executive Vice President and a director of
            each target REIT, is also a director and an Executive Vice President
            of FSP Corp. and owns an aggregate of 258,087 shares of FSP common
            stock;

      o     William W. Gribbell, an Executive Vice President and a director of
            each target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            129,761 shares of FSP common stock;

      o     Barbara J. Fournier, Vice President, Chief Operating Officer,
            Treasurer, Secretary and a director of each target REIT, is also
            Vice President, Chief Operating Officer, Treasurer, Secretary and a
            director of FSP Corp. and owns an aggregate of 27,934 shares of FSP
            common stock;

      o     Janet P. Notopoulos, Vice President of each target REIT, is also a
            Vice President and director of FSP Corp. and owns an aggregate of
            14,985 shares of FSP common stock; and


                                       53


      o     the target REITs' properties are managed by FSP Property Management,
            a subsidiary of FSP Corp. pursuant to management services agreements
            under which FSP Corp. receives certain fees from each target REIT
            for its management services.

      Each target board established a special committee consisting of Messrs.
MacPhee and Gribbell, the only members of the target boards who are not also
members of the FSP board. Messrs. MacPhee and Gribbell serve as executive vice
presidents of FSP Corp. Under the Delaware general corporation law, the target
boards cannot delegate to a third party their fiduciary duties relating to the
determination of whether the transactions contemplated by the mergers were or
were not fair to the target REIT stockholders. For this reason, no unaffiliated
person(s) was or were retained by any target board to represent the interests of
the target REIT stockholders, whether or not such stockholders are or were
affiliated with FSP Corp. Each target board considered increasing its board size
to include an independent director to perform the function of the special
committees. However, each target board concluded that, given the potential
liability of a director voting on the mergers, it would be difficult to retain
someone with the knowledge and credentials necessary to fulfill the role of an
independent director of a REIT who would be willing to take on the role of
independent director of any of the target REITs without being substantially
compensated and without being covered by director liability insurance. None of
the target REITs currently has director and officer liability insurance. Each
target board determined that the cost of compensating an independent director
and obtaining director and officer liability insurance would be substantial and
not in the best interests of its target REIT stockholders. For this reason, none
of the target boards appointed an independent director to perform the functions
of the special committees.

      If each target REIT had a separate board of directors with executive
officers who did not serve in similar capacities for FSP Corp. and directors who
did not own FSP common stock, these persons would have had an independent
perspective which might have led them to advocate positions during the
negotiation and structuring of the merger agreement and the determination of the
merger consideration more favorable to the target REIT stockholders than those
taken by the target boards.

      The executive officers and directors of the target REITs do not
beneficially hold any shares of target stock in any of the target REITs. Barry
Silverstein and Dennis J. McGillicuddy, each a director of FSP Corp., own an
aggregate of 173 and 14 shares of target stock, respectively. Mr. Silverstein
owns 102.5 shares in Addison Circle, 23.25 shares in Collins Crossing, 42 shares
in Montague and 5.25 shares in Royal Ridge. Mr. McGillicuddy owns 1 share in
each of Addison Circle and Royal Ridge, 2 shares in Collins Crossing and 10
shares in Montague. Messrs. Silverstein and McGillicuddy each purchased their
shares in the original offerings of target stock and on the same terms as other
stockholders of such target REITs. These shares of target stock held by Messrs.
Silverstein and McGillicuddy will convert into approximately 1,022,217 and
approximately 80,836 shares of FSP common stock, respectively, upon consummation
of the mergers. Messrs. Silverstein and McGillicuddy have indicated that they
intend to vote their respective shares of target stock in favor of the adoption
of the merger agreement and the approval of the mergers.

      Barry Silverstein, Dennis J. McGillicuddy and John N. Burke are the only
directors of FSP Corp. who are not also officers or directors of any target
REIT. The remainder of the officers and directors of FSP Corp. serve as a
director and/or officer, in the positions listed above, of each target REIT.

      Upon completion of the mergers, Mr. Silverstein's percentage ownership
interest of FSP Corp. will decrease from 9.67% to 9.62%, Mr. McGillicuddy's
percentage ownership interest of FSP Corp. will decrease from 7.24% to 6.07%,
and the percentage ownership of the current directors and executive officers of
FSP Corp. as a group will decrease from 19.07% to 17.46%. Mr. Burke does not own
any shares of FSP common stock or any shares of target stock.


                                       54


Material United States Federal Income Tax Considerations

      The mergers are intended to qualify as reorganizations within the meaning
of Section 368(a) of the tax code. It is a condition to the closing of the
mergers that FSP Corp. and each target REIT shall have received an opinion from
Wilmer Cutler Pickering Hale and Dorr LLP or another nationally recognized law
firm to the effect that the mergers will be treated for United States federal
income tax purposes as reorganizations within the meaning of Section 368(a) of
the tax code and confirming in all material respects that, to the extent the
matters discussed under the heading "Material United States Federal Income Tax
Considerations" in the Consent Solicitation/Prospectus constitute matters of
law, they are accurate in all material respects.

Accounting Treatment

      Each of the mergers will be accounted for as a purchase under GAAP.

Timing and Effectiveness of the Mergers

      The effective date of the mergers is expected to occur on or about
December 31, 2004 or such other time as the conditions to the mergers are
satisfied.

Market Information

      There is no established public trading market for FSP common stock. FSP
Corp. intends to file an application to list its common stock on AMEX. There can
be no assurance that FSP Corp. will file such application or, in the event it
does, that AMEX will accept the application or that a meaningful trading market
will develop even if AMEX approves the application. The fair market value of FSP
common stock of $17.70 per share was determined through negotiations between the
special committees of the target boards and FSP Corp. of the merger
consideration to be received by the target REIT stockholders.

      As of August 20, 2004, there were approximately 1,420 holders of record of
FSP common stock. This computation is based upon the number of record holders
reflected in the corporate records of FSP Corp.

      FSP Corp. has declared a dividend of $0.31 per share of FSP common stock
payable to stockholders of record as of July 30, 2004. Set forth below are the
dividends per share of FSP common stock that FSP Corp. made in each quarter
since the quarter ended June 30, 2002.

                                          Distribution Amount Per Share
                      Quarter Ended           of FSP Common Stock

                         6/30/02                     $0.31

                         9/30/02                     $0.31

                        12/31/02                     $0.31

                         3/31/03                     $0.31

                         6/30/03                     $0.31

                         9/30/03                     $0.31

                        12/31/03                     $0.31

                         3/31/04                     $0.31

                         6/30/04                     $0.31

      Moreover, for the quarter ended September 30, 2003, FSP Corp. declared a
special dividend of $0.12 per share of FSP common stock. While not guaranteed,
FSP Corp. expects that cash dividends on FSP common stock comparable to FSP
Corp.'s most recent quarterly dividend will continue to be paid in the future.


                                       55


Expenses of the Mergers

      The expenses payable by FSP Corp. and the target REITs in connection with
the mergers are estimated to be as follows:

                                                   By FSP Corp.  By Target REITs
                                                   ------------  ---------------

      Appraisals (including fees and expenses)       $     --       $ 20,500

      Fairness Opinions (including fees and
         expenses)                                         --        380,000

      Legal (including fees and expenses)             300,000         35,000

      Accounting                                       75,000

      Printing and Postage                             80,000

      Soliciting Agent (Out-of-Pocket Expenses)         5,000

      Contingency                                      40,000

                                                      $500,000       $435,500

      The target REITs are only responsible for payment of A.G. Edwards'
engagement, including the fairness opinions, the appraisals and the fees of its
outside legal counsel and independent accountants. All other fees and expenses
will be paid by FSP Corp.


                                       56


                BENEFITS, BACKGROUND AND REASONS FOR THE MERGERS

History of FSP Corp. and the Target REITs

      FSP Corp. FSP Corp. is a Maryland corporation that operates in a manner
intended to qualify as a real estate investment trust for federal income tax
purposes.

      FSP Corp. operates in two business segments and has two principal sources
of revenue:

      o     Real estate operations, including real estate leasing, interim
            acquisition financing and asset/property management, which generate
            rental income, loan origination fees and management fees,
            respectively.

      o     Investment banking/investment services, which generate brokerage
            commissions and other fees related to the organization of
            single-purpose entities that own real estate and the private
            placement of equity in those entities.

      On June 1, 2003, FSP Corp. acquired 13 real estate investment trusts by
merger. In these mergers, FSP Corp. issued 25,000,091 shares of FSP common stock
to holders of preferred stock in the acquired REITs. As a result of these
mergers, FSP Corp. now holds all of the assets previously held by these acquired
REITs. As part of its growth strategy, FSP Corp. may make similar acquisitions
in the future. The proposed acquisition of the target REITs is part of that
strategy.

      For more detailed information regarding FSP Corp. and its growth strategy
and prior acquisitions see "Background of FSP Corp. and its Growth Strategy."
FSP Investments completed the syndication of Addison Circle in December 2002,
Collins Crossing in June 2003, Royal Ridge in March 2003 and Montague in
September 2002. The following table sets forth the amount to be paid by FSP
Corp. for each of the target REITs as negotiated in connection with the mergers,
the fair market value of the FSP common stock as negotiated in connection with
the mergers to be issued as merger consideration, the value per share or unit
ascribed to the merger consideration received by investors, the gross proceeds
contributed by investors in the original syndication of such sponsored entity,
the estimated amount of fees FSP Corp. (including FSP Investments) earned upon
the original syndication and the estimated amount of fees FSP Property
Management earned after the original syndication but prior to the acquisition.
Following the mergers the target REIT stockholders will indirectly incur thier
pro rata share of FSP Corp.'s general and administrative expenses.



                                                                                                        Estimated
                               Merger                                 Gross          Estimated        Aggregate Fees
                        Consideration to be    Per Share Value     Proceeds of     Aggregate Fees     Earned by FSP
                        Received by Target         of FSP              the         Earned by FSP        Property
     Target REIT         REIT Stockholders      Common Stock       Syndication         Corp.            Management
     -----------         -----------------      ------------       -----------         -----            ----------

                                                                                          
Addison Circle               $66,965,414           $17.70          $63,600,000       $9,818,870          $138,207

Collins Crossing              60,587,756            17.70           55,500,000        8,706,270            99,551

Montague                      33,400,000            17.70           33,400,000        5,009,680            82,652

Royal Ridge                   31,888,293            17.70           29,750,000        4,384,860            34,611



                                       57


Background of the Mergers

      In accordance with FSP Corp.'s strategy of periodically reviewing the
possibility of acquiring sponsored REITS, at a meeting of the FSP board on June
25, 2004, FSP management discussed with its board the possibility of acquiring
the target REITs. No formal vote was taken, but the directors supported the
decision to begin discussions with the target REITs.

      On June 29, 2004, members of FSP Corp. management met with Wilmer Cutler
Pickering Hale and Dorr LLP, FSP Corp.'s legal counsel, and Ernst & Young LLP,
FSP Corp.'s independent auditors, to discuss the possibility of the mergers and
FSP Corp.'s intent to apply to list the FSP common stock on AMEX.

      On or about July 2, 2004, Mr. Carter, as a representative of FSP Corp.,
contacted Messrs. Gribbell and MacPhee, as representatives of the target REITs,
to discuss a possible business combination among FSP Corp. and the target REITs.

      On or about July 5, 2004, the target boards held a telephonic meeting to
discuss the possibility of a business combination with FSP Corp. On July 12,
2004, each target board established a special committee to consider the proposed
mergers with FSP Corp. Each special committee is comprised of Messrs. MacPhee
and Gribbell, the members of the target REIT boards who were not also members of
the FSP board.

      On July 13, 2004, the special committees held a telephonic meeting with
representatives of A.G. Edwards to discuss the potential engagement of A.G.
Edwards.

      On or about July 19, 2004, the special committees engaged Gehrke, Gish &
Umana LLP, or GGU, to act as independent legal counsel to the target REITs and
on or about July 22, 2004 engaged A.G. Edwards to advise the special committees
in evaluating and negotiating the terms of the mergers, including the merger
consideration, and to deliver a fairness opinion to each target board.

      On July 19, 2004, the special committees held a telephonic meeting at
which the special committees, representatives of GGU and representatives of A.G.
Edwards began reviewing certain financial, strategic and legal considerations
relating to a potential acquisition of the target REITs by FSP Corp.

      On July 20, 2004, a draft of the merger agreement was distributed by
counsel for FSP Corp. for review by FSP Corp., the special committees, GGU and
A.G. Edwards. From this date through August 10, 2004, FSP Corp., together with
its outside counsel, and the special committees of the target REITs, together
with the target REITs' outside counsel, negotiated the various terms of the
merger agreement and related documents.

      On July 13, 2004, the special committee received the appraisal for Royal
Ridge from CB Richard Ellis, legally known as CBRE- Valuation and Advisory
Services. On July 14, 2004, the special committee received the appraisal for
Montague from Cushman & Wakefield of California, Inc. On July 23, 2004, the
special committee received the appraisal for Addison Circle and Collins Crossing
from Bryan E. Humphries and Associates.


                                       58


      On July 26, 2004, the special committees held a telephonic meeting in
which the special committees and representatives of A.G. Edwards began reviewing
potential valuations and analyses relating to the proposed acquisition of the
target REITs by FSP Corp. The special committees then determined, after
consultation with A.G. Edwards, to propose an initial range for the value of the
FSP common stock. The low end of the range was $16.67 per share and the high end
was $18.50.

      On July 26, 2004, the special committees held a second telephonic meeting
at which a representative of GGU discussed the fiduciary duties of the special
committees and the boards of the target REITs in connection with an acquisition
of the target REITs by FSP Corp. The special committees and a representative of
GGU also discussed the terms of the merger agreement prepared by FSP Corp.'s
counsel, and the special committees authorized GGU to continue negotiations
concerning the merger agreement with FSP Corp.'s counsel.

      Between July 26, 2004 and July 27, 2004, members of FSP Corp.'s management
and the special committees discussed an appropriate price per share of FSP
common stock in connection with the potential mergers of the target REITs and
the wholly-owned acquisition subsidiaries of FSP Corp. After several
discussions, as detailed below, with FSP Corp. relating to the proposed range
and the basis for the range, the target boards presented FSP Corp. with a
proposed per share price of $17.70 for the FSP common stock. After additional
discussions, also detailed below, FSP Corp. accepted the proposed per share
price.

      On July 27, 2004, the special committees held a telephonic meeting at
which the special committees and representatives of A.G. Edwards discussed the
proposed price per share of FSP common stock that FSP Corp. would issue in the
proposed mergers.

      On July 27, 2004, after discussions with the FSP board, Mr. Carter and Ms.
Notopoulos discussed with the special committees and representatives of A.G.
Edwards the proposed price per share of FSP common stock that FSP Corp. would
issue in the proposed mergers.

      On July 27, 2004, the special committees held a second telephonic meeting
at which they discussed with representatives of A.G. Edwards FSP Corp.'s
proposed price per share of FSP common stock. The special committees determined
that they would continue negotiations with FSP Corp. regarding the FSP Corp.
stock price.

      On July 27, 2004, Mr. Carter and Ms. Notopoulos, on behalf of FSP Corp.,
and the members of the special committees and representatives of A.G. Edwards,
on behalf of the target REITs, further discussed the proposed price per share of
FSP common stock that FSP Corp. would issue in the proposed mergers. No formal
vote was taken, but the members of the special committees supported the outcome
of the discussions.

      Between July 26, 2004 and August 3, 2004, representatives of A.G. Edwards
engaged in discussions with members of FSP Corp.'s management, on behalf of the
target REITs, regarding potential valuations, financial models, business and
legal due diligence and other issues relating to a business combination among
the target REITs and FSP Corp.

      On July 28, 2004, the special committees held a telephonic meeting at
which the special committees and representatives of A.G. Edwards discussed the
appraisal of each target REIT and the proposed number of shares of FSP common
stock that would be issued to the stockholders of each target REIT in the
mergers.

      On July 28, 2004, after discussions with certain members of the FSP board,
Mr. Carter informed the special committee and representatives of A.G. Edwards of
the number of shares of FSP common stock that FSP Corp. was considering offering
as merger consideration.


                                       59


      On July 29, 2004, representatives of A.G. Edwards discussed with the
special committees the proposed number of shares of FSP common stock being
offered by FSP Corp as merger consideration. No formal vote was taken, but the
members of the special committees supported the outcome of the discussions.

      On August 3, 2004, the special committees held a telephonic meeting at
which the special committees and a representative of GGU discussed the terms of
the revised merger agreement prepared by FSP Corp.'s counsel, and the special
committees authorized GGU to continue negotiations concerning the merger
agreement with FSP Corp.'s counsel.

      Negotiations among management of FSP Corp., the special committees,
counsel for the target REITs and counsel for FSP Corp. continued until August
10, 2004. During this period, final agreement on the terms of the merger
agreement and other issues was reached over the course of several discussions
between management of and counsel for FSP Corp. and members of the special
committees and counsel for the target REITs. The negotiations between the
parties resulted in agreement on merger consideration for Addison Circle,
Collins Crossing and Royal Ridge that produced a premium, based on a value of
$17.70 per share of FSP common stock, to the sum of the appraised value of real
estate and adjusted cash balances that ranged from 17.9% to 20.0%. With respect
to Montague, FSP Corp. noted that Montague's property is leased to a single
tenant through December 31, 2006 at a rate that is currently significantly above
market. FSP Corp. further noted that the appraised value of Montague's real
estate was $20,000,000. Montague's special committee noted that Montague's
stockholders were receiving significant current cash yields as a result of the
above-mentioned lease and that, in the absence of a significant premium to
appraised value, those stockholders might not be inclined to approve a merger.
These negotiations resulted in merger consideration for Montague that produced a
premium, based on the value of $17.70 per share of FSP common stock, of 51.6%.

      On August 10, 2004, the parties completed their due diligence reviews and
finalized the terms of the merger agreement and related agreements.

      On August 10, 2004, the special committees held a meeting, and on August
11, 2004 the target boards held a meeting, to review the final terms of the
merger agreement and related documents and to consider the approval of the
merger agreement. The members of the special committees and target boards also
considered and discussed the various strategic alternatives available to each
target REIT, including the possibility of remaining independent. At each
meeting, representatives of A.G. Edwards presented an analysis of the financial
terms of each merger, including a discussion of financial data and analyses used
in evaluating the possible acquisition of such target REIT by FSP Corp. After
its presentation at the board meeting, A.G. Edwards provided to each target
board an oral opinion, later confirmed in writing, to the effect that, as of
August 11, 2004 and based upon and subject to the various considerations set
forth in its respective opinions, the merger consideration was fair from a
financial point of view to the holders of preferred stock of each target REIT.

      Additionally, at each of these meetings, a representative of GGU, outside
counsel to the target REITs, made a presentation regarding the significant terms
of the merger agreement and reviewed with the special committees and target
boards their fiduciary duties in connection with the proposed transactions. Each
special committee, after considering the terms of the merger agreement and other
related documents and the various presentations, unanimously approved the merger
agreement and the mergers and recommended that its respective full target board
also approve the transactions. Each target board, after considering the terms of
the merger agreement and other related documents, the various presentations and
its special committee's recommendation, unanimously approved the merger
agreement and the mergers, concluding that the consideration to be paid to the
target REIT stockholders in the mergers was fair to and in the best interests of
that target REIT and its stockholders. The target REIT boards then authorized
Mr. Carter to execute the merger agreement and related documents on behalf of
the target REITs.


                                       60


      On August 13, 2004, the FSP board held a special meeting to review the
final terms of the merger agreement and related documents and to consider the
approval of the merger agreement. Members of FSP Corp.'s management reviewed
with the FSP board the terms of the merger and the merger agreement. At the
meeting, representatives of Wilmer Cutler Pickering Hale and Dorr LLP, FSP
Corp.'s outside counsel, made a presentation regarding the significant terms of
the merger agreement and reviewed with the board its fiduciary duties in
connection with the proposed transactions. Mr. John Burke, the only
disinterested member of the FSP board, after considering the terms of the merger
agreement and other related documents and the various presentations, approved
the merger agreement and the related documentation and recommended that the full
FSP board also approve the transaction. The other members of the FSP board,
after considering the terms of the merger agreement and other related documents,
the various presentations and Mr. Burke's recommendation, unanimously approved
the merger agreement and the related documentation. The FSP board then
authorized Mr. Carter to execute the merger agreement and related agreements.

      On August 13, 2004, FSP Corp., the target REITs and the acquisition
subsidiaries executed the merger agreement.

Reasons for the Mergers

      The Target REITs. Each target board unanimously concluded that the merger
agreement, providing for the mergers and the issuance of the merger
consideration, is fair to, and in the best interests of, its target REIT and
target REIT stockholders. Each target board recommends a vote FOR adoption of
the merger agreement and approval of the mergers contemplated thereby.

      The special committees believe that the mergers represent an opportunity
for the target REIT stockholders to realize a premium over the current appraised
value of the real estate (as determined by the appraisal) and adjusted cash held
by the respective target REITs. The decision to adopt the merger agreement and
approve the mergers contemplated thereby is also based upon:

      o     the determination of such special committee that the value of the
            FSP common stock to be distributed as merger consideration to its
            target REIT stockholders was greater than the value that was likely
            to be realized upon the continuation of the such target REIT;

      o     the receipt from A.G. Edwards of an opinion, delivered orally to
            each special committee and board of each target REIT and
            subsequently confirmed in writing, as to the fairness from a
            financial point of view of the merger consideration to the
            stockholders of each target REIT;

      o     the independent third-party appraisals of the real property owned by
            each target REIT;

      o     the analysis presented to such special committee by A.G. Edwards
            (see "Fairness of the Mergers - Fairness of the Merger Consideration
            to Target REIT Stockholders - Fairness Opinions");

      o     the substantial likelihood of the consummation of the mergers
            because of the limited number and nature of the conditions to FSP
            Corp.'s and the acquisition subsidiaries' obligations to close;

      o     that target REIT stockholders who do not vote in favor of the
            mergers will have statutory appraisal rights;

      o     that each target REIT can pay its customary dividends in respect of
            the third and fourth quarters of 2004; and


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      o     the representations and warranties of the merger agreement relating
            to the target REITs do not survive the closing.

      For a complete list of the factors considered by the target REITs, see
"Fairness of the Mergers - Conclusions of the Target Boards."

      The decision of the individual target boards to adopt the merger agreement
and approve the mergers contemplated thereby resulted from each target board's
careful consideration of a range of strategic alternatives, including the
continuation of its target REIT, the liquidation of its target REIT and the
creation or support of a secondary market for the target stock of its target
REIT through limited cash tender offers or repurchase programs sponsored by such
target REIT. The target boards considered a number of factors in evaluating the
mergers, including the following:

      o     the fairness opinions delivered by A.G. Edwards;

      o     the appraisals obtained by each target REIT;

      o     the identification of a strategic alternative that would provide the
            greatest value to target REIT stockholders;

      o     the potential for a future market for FSP common stock;

      o     the relative likelihood of completing the mergers;

      o     the relative risks to the respective target REIT's business if the
            mergers were not completed; and

      o     a review of the current and prospective business environment for
            REITs.

      Each target board also considered a number of potentially negative factors
in its deliberations concerning the mergers, including the fact that the premium
to be received by the target REIT stockholders is based on an FSP common stock
per share price of $17.70. Should the FSP common stock trade on the AMEX, the
trading price of the FSP common stock could be significantly lower than $17.70
per share, however, causing the premium received by target REIT stockholders as
a result of the consummation of the mergers to decrease significantly or
disappear altogether. Each target board also considered the following additional
potentially negative factors:

      o     the fact that, based on historical quarterly, non-special dividends
            received by stockholders of FSP Corp. and the target REIT
            stockholders, a majority of the target REIT stockholders could
            expect to receive a lower level of dividends from the combined
            company than such stockholders have historically received from their
            target REITs;

      o     conflicts of interest inherent between the directors and officers of
            FSP Corp. and the directors and officers of the target REITs;

      o     the risk that the mergers might not be consummated;

      o     the change upon consummation of the mergers to the nature of the
            target REIT stockholders' investment in their respective target
            REITs;


                                       62


      o     the possibility that FSP Corp. may not file its listing application
            with AMEX, or in the event FSP Corp. does file such application, the
            possibility that AMEX may reject the application or that a
            meaningful trading market may not develop even if AMEX approves the
            application;

      o     the increased risk to the value of the target REIT stockholders'
            investment given that the combined company's revenues would be
            derived from a greater number of real properties; and

      o     the risk that the benefits sought to be achieved by the mergers
            would not be realized.

      Each target board concluded, however, that, on balance, the potential
benefits of the mergers to its target REIT and its target REIT stockholders
outweighed the associated risks. In view of the variety of factors considered in
connection with its evaluation of the merger agreement and the merger
consideration, the target boards did not find it practicable to, and did not,
quantify or otherwise assign relative weight to the specific factors considered
in reaching their respective determinations.

      FSP Corp. The FSP board unanimously determined that the merger agreement,
providing for the mergers and the issuance of FSP common stock in exchange for
target stock, is fair to, and in the best interests of, FSP Corp. and the FSP
stockholders. No director affiliated with the target REITs abstained from
voting. FSP Corp. determined that merging the target REITs with and into four
wholly-owned acquisition subsidiaries of FSP Corp. would provide the parties to
the transaction with favorable tax treatment.

      The FSP board reviewed a number of factors in evaluating the merger
agreement, providing for the mergers and the issuance of the merger
consideration, including, but not limited to, the following:

      o     FSP Corp.'s management's views of the financial condition, results
            of operations and business of FSP Corp. and each of the target REITs
            before and after giving effect to the mergers;

      o     the differences and similarities between the business and operating
            strategies of FSP Corp. and each of the target REITs;

      o     historical financial information concerning the real properties
            owned by FSP Corp. and each of the target REITs;

      o     current conditions in the REIT market generally;

      o     the consideration the target REIT stockholders would receive in the
            mergers;

      o     the belief that the terms of the merger agreement are reasonable;

      o     the impact of the mergers on the FSP stockholders, potential
            investors and employees; and

      o     the appraisals obtained by each target REIT.

      The FSP board also identified and considered a number of potentially
negative factors in its deliberations concerning the merger agreement, providing
for the mergers and the issuance of the merger consideration, including the
following:

      o     conflicts of interest inherent between the directors and officers of
            FSP Corp. and the directors and officers of the target REITs;


                                       63


      o     the fact that the representations and warranties of the target REITs
            do not survive closing;

      o     the risks that the benefits sought to be achieved by the mergers may
            not be realized;

      o     the immediate dilution by approximately 20% to the percentage
            ownership and voting power of the FSP stockholders; and

      o     the possibility that the real estate holdings of the target REITs
            would decline in value.

      The FSP board concluded, however, that, on balance, the potential benefits
of the mergers to FSP Corp. and the FSP stockholders outweighed the associated
risks. In view of the variety of factors considered in connection with its
evaluation of the merger agreement, providing for the mergers and the issuance
of the merger consideration, the FSP board did not find it practicable to, and
did not quantify or otherwise assign relative weight to, the specific factors
considered in reaching its determination.

      The FSP board on an on-going basis evaluates strategic alternatives
available to FSP Corp. In seeking to achieve the benefits that the FSP board
expects will result from the mergers, the FSP board did not consider any
specific alternatives to the mergers.

Expected Benefits of the Mergers to the Target REIT Stockholders

      The following highlights the primary benefits each of the target boards
believe the mergers are expected to generate for its target REIT and its target
REIT stockholders:

      o     The combined company's real estate portfolio will be substantially
            larger and more diverse geographically, by property type and by
            tenant business, than the portfolio of its target REIT, reducing the
            dependence of its target REIT stockholders on the performance of any
            one real property; and

      o     The combined company's business will generate revenues from real
            estate investment banking/brokerage and property management
            activities and from rentals of 32 real properties, constituting a
            more diverse income stream than that currently received by its
            target REIT.

Alternatives Considered

      Before deciding to recommend the mergers, the target boards considered
alternatives to the mergers in an effort to achieve maximum benefits for target
REIT stockholders. These alternatives are set forth below.

      Continuation of each Target REIT. An alternative to the mergers would be
to continue each of the target REITs as a separate legal entity in accordance
with its original investment strategy. Target REIT stockholders would likely
continue to receive regular quarterly distributions and would receive a
distribution on the sale of the property owned by its respective target REIT,
which is expected to occur within a five to ten year time period following
syndication of the target REIT. Continuation of the target REITs would avoid
those disadvantages which might be inherent in the mergers. See "Risk Factors -
Risks Relating to the Mergers." The primary disadvantage with continuing the
target REITs is the failure to secure the benefits that the target boards expect
to result from the mergers. The merger consideration payable to the stockholders
of each target REIT represents a premium to the appraised value of each target
REIT's real estate. See "Fairness of the Mergers - Conclusions of the Target
Boards." Because the appraisals include a valuation based on the discounted cash
flow of each real property's income stream, the target boards believe that the
appraised values of the real estate represent the accurate value of each target


                                       64


REIT on a going concern basis. Because the real property owned by each target
REIT is 100% leased, appreciation in the value of each property will be
dependent upon general changes in the real estate market. Because such changes
could also cause the value of the real property to decline, the target boards
concluded that there were substantial risks that continuation of the target
REITs might not result in realizing an amount equal to or in excess of the
premium obtained in the mergers. If each target REIT continues its separate
existence, the target REIT stockholders may not have an opportunity for
liquidity in the near future and there can be no assurance, given that the
merger consideration for each target REIT exceeds the appraised value of the
real property owned by such target REIT, that any target REIT will be able to
sell its assets for consideration as attractive as the merger consideration.

      Liquidation. Another alternative to the mergers would be to liquidate the
assets of the target REITs and distribute the net liquidation proceeds to the
target REIT stockholders. Liquidating the target REITs would result in
concluding the investors' investment in the target REITs earlier than the
anticipated liquidation timeframes for the target REITs. The liquidations would
result in the marketplace establishing the fair market value of the target
REITs' assets. The target boards believe that the mergers are a more attractive
alternative than liquidation because the merger consideration for each target
REIT exceeds the appraised value of that target REIT's assets. In addition, the
target boards believe that the mergers permit target REIT stockholders to
participate in the combined company's substantially larger, more diversified
investment portfolio and to benefit from the potential for FSP Corp. eventually
to provide liquidity for target REIT stockholders. The target boards believe
that over time target REIT stockholders will benefit from the combined company's
growth opportunities.

      Support of Secondary Market. Another alternative would be the creation or
support of the secondary market for the target stock through limited cash tender
offers or repurchase programs sponsored by the target REITs. While the target
boards believe that this alternative might provide liquidity for some target
REIT stockholders, the target boards believe that the benefits of this
alternative are not sufficiently broad-based to provide an overall solution to
the liquidity problem. In addition, the use of the target REITs' cash for this
purpose would reduce cash available for distribution to target REIT
stockholders. While this alternative was considered by the target boards, no
detailed financial analysis was done that would allow the target boards to
predict with any degree of certainty the possible impact of this alternative on
the value of the target stock.

Consequences if Mergers Not Completed

      If the mergers are not completed, FSP Corp. and the target REITs will
continue to operate as separate legal entities with their own assets and
liabilities. There will be no change in their investment objectives, policies
and restrictions.


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                              THE MERGER AGREEMENT

      The following is a summary of certain provisions of the merger agreement,
a copy of which is set forth as Appendix A to this Consent
Solicitation/Prospectus and is incorporated herein by reference.

The Mergers

      Subject to the terms and conditions of the merger agreement, on the
effective date FSP Corp. will acquire by merger each target REIT. The target
boards expect that the effective date will be on or about December 31, 2004.

      The following chart sets forth the number of shares of FSP common stock to
be received as merger consideration by the target REIT stockholders for each
share of target stock of the respective target REIT. FSP Corp. will not issue
fractional shares of FSP common stock as merger consideration. Instead, each
holder of target stock who would otherwise have been entitled to receive a
fraction of a share of FSP common stock will be entitled to receive cash
(without interest) in an amount, rounded up to the nearest whole cent, equal to
the product of such fractional part of FSP common stock multiplied by $17.70,
the fair market value of one share of FSP common stock on August 13, 2004, as
determined through negotiations between the special committees and FSP Corp.

                                           Shares of FSP     Total Shares of FSP
                                           Common Stock         Common Stock
                    Total Number of    Issuable in Exchange  Issuable to Target
                   Shares of Target      for Each Share of          REIT
  Target REIT      Stock Outstanding       Target Stock      Stockholders(1)(2)
----------------   -----------------       ------------      ------------------

Addison Circle             636                5,948.67             3,783,354

Collins Crossing           555                6,167.63             3,423,035

Montague                   334                5,649.72             1,887,007

Royal Ridge               297.5               6,055.79             1,801,598

(1)   Rounded to the nearest whole share.

(2)   This number of shares of FSP common stock is slightly higher than the
      actual number of shares of FSP common stock to be issued upon the
      consummation of the mergers due to the fact that FSP Corp. will pay cash
      in lieu of issuing fractional shares of FSP common stock.

      None of the shares of FSP common stock to be issued as merger
consideration to the target REIT stockholders will be placed into escrow or
otherwise withheld as a source of potential compensation to FSP Corp. should the
combined company discover, after the consummation of the mergers, that any of
the target REITs incurred any undisclosed liabilities prior to the consummation
of the mergers or that any representations and warranties of the target REITs
were inaccurate. Moreover, FSP Corp. will not receive any consideration for the
one share of common stock it holds in each target REIT.

      Consummation of the mergers is subject to a number of conditions and will
not occur unless, among other things, holders of a majority of the shares of
target stock of each target REIT vote to adopt the merger agreement and approve
the mergers.


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      The following table sets forth: (i) the value ascribed to each target REIT
for purposes of the merger consideration, (ii) the appraised value of the
property held by each target REIT, (iii) the estimated adjusted cash reserve
balances as of June 30, 2004, and (iv) the percentage (the premium) over
appraised value plus adjusted cash reserves that has been ascribed to each
target REIT for purposes of the merger consideration. The premium is based on an
FSP common stock per share price of $17.70. Should the FSP common stock trade on
the AMEX, the trading price of the FSP common stock could be significantly lower
than $17.70 per share, causing the premium received by target REIT stockholders
as a result of the consummation of the mergers to decrease significantly or
disappear altogether.

                    Value Ascribed to                    Adjusted Cash
  Target REIT          Target REIT     Appraised Value      Reserves     Premium
  -----------          -----------     ---------------      --------     -------

Addison Circle         $66,965,414       $54,500,000      $1,676,697       19.2%

Collins Crossing       $60,587,756       $48,500,000      $1,984,695       20.0%

Montague               $33,400,000       $20,000,000      $2,034,787       51.6%

Royal Ridge            $31,888,293       $26,075,000        $967,500       17.9%

      Total           $192,841,463      $149,075,000      $6,663,679       23.8%

      The value ascribed to a target REIT was determined through negotiations
between the special committees and FSP Corp. These aggregate negotiated values
exceed the aggregate appraised values of the target REITs and the adjusted cash
reserves by approximately $37,102,784. See "Fairness of the Mergers - Fairness
of the Merger Consideration to Target REIT Stockholders - Allocation of Merger
Consideration" for a discussion of how the premiums were determined by the
special committees and FSP Corp.

Representations and Warranties

      In the Merger Agreement, FSP Corp. and the acquisition subsidiaries have
made various representations and warranties to each target REIT, including
representations and warranties relating to:

      o     the due organization of FSP Corp. and each acquisition subsidiary
            and their respective authority to enter into the merger agreement,

      o     the absence of the need (except as specified) for third-party or
            governmental consents to the mergers,

      o     the mergers' nonviolation of laws and material agreements,

      o     FSP Corp.'s capitalization,

      o     the due authorization of the FSP common stock to be issued in the
            mergers,

      o     financial statements,

      o     required filings with the SEC,

      o     taxes,


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      o     full disclosure, and

      o     the absence of material litigation.

      In addition, each target REIT has made various representations and
warranties to FSP Corp., including:

      o     the due organization of the target REIT,

      o     its authority to enter into the merger agreement,

      o     the absence of the need (except as specified) for third-party or
            governmental consents to its merger and its merger's nonviolation of
            laws and material agreements,

      o     the mergers' nonviolation of laws and material agreements,

      o     financial statements,

      o     full disclosure,

      o     the absence of defaults under material agreements,

      o     the absence of material litigation,

      o     title to assets and properties,

      o     the absence of material environmental liabilities,

      o     the absence of existing acquisition discussions with third parties,

      o     taxes, and

      o     the leases of its real property.

      None of the representations and warranties of any party shall survive the
closing.

Covenants

      Each of the parties has agreed not to omit to take any action that will
result in a breach of any representations, warranties, or covenants or a failure
to satisfy any closing conditions.

      Each target REIT has agreed:

      o     that its board of directors will recommend that its target REIT
            stockholders vote in favor of the merger agreement and the merger,

      o     that it will not solicit or facilitate, or participate in
            discussions or negotiations or furnish any person any information
            with respect to, any third party acquisition proposals, and


                                       68


      o     that its board of directors will not withdraw or modify its
            recommendation to vote in favor of the merger agreement and merger,
            cause or permit its target REIT to enter into any letter of intent
            or agreement relating to any third party acquisition proposal, or
            approve or recommend any third party acquisition proposal.

      However, in the event of an unsolicited third party acquisition proposal
that is more favorable to the target REIT than the terms of the merger agreement
with FSP Corp., the target REIT may furnish information to and enter into
acquisition discussions with the third party, and the target REIT board may
withdraw or modify its recommendation to stockholders as to the merger agreement
and the merger with FSP Corp., in each case to the extent that the target REIT
board determines in good faith that its fiduciary obligations require it to do
so. Prior to taking any such action, the target REIT must furnish information to
FSP Corp. regarding the possible third party acquisition and allow FSP Corp.
five business days to make a counterproposal.

Conduct of Business Prior to the Effective Date

      Each target REIT and FSP Corp. has agreed that, prior to the effective
date or the earlier termination of the merger agreement, it will carry on its
business in the ordinary course in substantially the same manner as previously
conducted, will use its reasonable efforts to preserve intact its present
business organization and goodwill, maintain permits, licenses and
authorizations and preserve its relationship with third parties, and take all
actions necessary to continue to qualify as a REIT. The merger agreement permits
each target REIT and FSP Corp. to declare prior to the effective date,
consistent with past custom and practice, dividends to the pre-merger target
REIT stockholders or pre-merger FSP stockholders, as the case may be, in respect
of each entity's operating results for periods prior to the effective date. FSP
Corp. has assumed the obligation to pay any dividends consistent with past
practice declared but not paid by the target REITs prior to the consummation of
the mergers.

Conditions Precedent to the Mergers

      The respective obligations of each party to effect the mergers are subject
to the fulfillment or waiver on or before the effective date of the following
conditions:

      o     the adoption of the merger agreement and the approval of the mergers
            by the affirmative vote of the holders of a majority of the shares
            of target stock of each target REIT;

      o     the parties must receive all necessary consents, waivers, approvals,
            authorizations or orders required to be obtained and the making of
            all filings required to be made by any of the parties for the
            authorization, execution and delivery of the merger agreement and
            the consummation of the transactions contemplated thereby on or
            before (and remaining in effect at) the effective date;

      o     FSP Corp. and each of the target REITs shall have received an
            opinion from Wilmer Cutler Pickering Hale and Dorr LLP or another
            nationally recognized law firm to the effect that each merger will
            be treated for federal income tax purposes as a reorganization
            within the meaning of Section 368(a) of the Code and confirming
            that, to the extent the matters discussed under the heading
            "Material United States Federal Income Tax Considerations" in this
            Consent Solicitation/Prospectus constitute matters of law, they are
            accurate in all material respects;

      o     delivery by the President and Chief Executive Officer of FSP Corp.
            and the President of each of the target REITs of certificates to the
            effect that there have been no material adverse changes in the
            financial condition of such entity prior to the consummation of the
            mergers;


                                       69


      o     there having been no statute, rule, order, or regulation enacted or
            issued by the United States or any State thereof, or by a court,
            which prohibits the consummation of the mergers; and

      o     the representations of each of FSP Corp. and the target REITs set
            forth in the merger agreement shall be true and complete in all
            material respects as of the closing date (provided that the party
            whose representation was not correct shall have no right not to
            proceed with the closing as a result thereof).

      The conditions described in the second bulleted paragraph above may be
waived by the FSP board in whole or in part if, in the opinion of the FSP board,
such waiver does not materially affect the terms of the transaction, which
waiver shall not be unreasonably withheld. Certain of the conditions to the
consummation of the mergers are beyond the control of FSP Corp., the target
REITs and the target boards. There can be no assurance that the mergers will
occur.

Termination

      The merger agreement may be terminated, and the mergers may be abandoned,
at any time before the effective date, notwithstanding approval of the merger
agreement by the target REIT stockholders:

      o     by the mutual written consent of FSP Corp. and each target REIT;

      o     by either FSP Corp. or any target REIT if the mergers have not been
            consummated by March 30, 2005 (which date may be extended by mutual
            agreement of the parties);

      o     by either FSP Corp. or any target REIT if the conditions to the
            mergers set forth in the merger agreement are not satisfied or
            waived (provided that if the condition to closing that is not
            satisfied is a breach of a representation or warranty, the party in
            breach shall not have the right to terminate the merger agreement as
            a result thereof); or

      o     by FSP Corp. or a target REIT if the target REIT has received a
            superior third party acquisition proposal, the board of directors of
            the target REIT has withdrawn or modified its approval or
            recommendation with respect to the adoption of the merger agreement
            and the approval of the mergers, and the target REIT stockholders
            fail to approve the merger agreement and the mergers within 75 days
            of mailing this Consent Solicitation/Prospectus.

      In addition, the FSP board has the right to terminate the merger agreement
with respect to a particular target REIT and consummate the mergers with the
other target REITs if:

      o     a target REIT incurs material casualty damage to its property, the
            target REIT is unable to cure the damage after using commercially
            reasonably efforts and the parties are unable to agree to an
            appropriate purchase price reduction;

      o     a target REIT board recommends to the stockholders a third party
            acquisition proposal; or

      o     a target REIT board receives a third party acquisition proposal and
            fails within five business days of the request of FSP Corp. to
            reconfirm its recommendation of the merger agreement and merger.


                                       70


Effect of Termination

      If the merger agreement is terminated, there will be no liability or
obligation on the part of any party thereto or its respective affiliates,
partners, directors or officers, except for payment of expenses each party is
liable for and to the extent that such termination results from the willful
breach of a party thereto of any of its representations, warranties, covenants
or agreements made in or pursuant to the merger agreement.

Material United States Federal Income Tax Considerations

      Each of the mergers is expected to be a "reorganization" as defined in the
tax code. As a result, a target REIT stockholder generally will:

      o     recognize no gain or loss upon the receipt of FSP common stock in
            exchange for target stock in the merger;

      o     have an aggregate tax basis for the FSP common stock received equal
            to the aggregate basis of the target stock surrendered (other than
            stock for which cash was received in lieu of a fractional share of
            FSP common stock); and

      o     have a holding period for the FSP common stock received that
            includes the holding period for the target stock surrendered.

Timing and Effectiveness of the Mergers

      The effective date of the mergers is expected to occur on or about
December 31, 2004, or at such other time as the conditions to the mergers have
been satisfied.

Comparison of the Target REITs and FSP Corp. The summary information below
highlights a number of significant differences between the target REITs and FSP
Corp.

      Form of Organization. The target REITs and FSP Corp. are each vehicles
appropriate for holding real estate investments and afford passive investors,
such as target REIT stockholders, certain benefits, including limited liability
and the avoidance of double-level taxation. The target REITs are under the
control of their respective target boards, while FSP Corp. will continue to be
governed by the FSP board.

      Length of Investment. Target REIT stockholders in each of the target REITs
expect liquidation of their investments when the assets of the target REITs are
liquidated within a five to ten year period following the syndication of a
target REIT. In contrast, FSP Corp. does not expect to dispose of its assets
within any prescribed periods.

      Properties and Diversification. The real estate portfolio of each target
REIT is limited to the assets acquired with its initial equity offering. FSP
Corp. holds a real estate portfolio that is substantially larger and more
diversified than the portfolio of any of the target REITs. An investment in FSP
Corp. should not be viewed as an investment in a specific pool of assets, but
instead as an investment in an ongoing real estate investment business, subject
to the risks normally attendant to ongoing real estate ownership, to the risks
related to the real estate investment banking/brokerage business and to the
risks related to acquisitions of additional properties.

      Additional Equity. As the target REITs are not authorized to issue
additional shares of target stock or other equity interests without the approval
of their respective target REIT stockholders, the target stock is not subject to
dilution. In contrast, FSP Corp. will have substantial flexibility to raise
equity capital to finance its businesses and affairs through the issuance of
equity securities.


                                       71


      Percentage Ownership. As a result of the significantly higher number of
issued shares in FSP Corp. as compared to the target REITs, the target REIT
stockholders will own a much smaller percentage of FSP Corp. relative to their
ownership interest in the target REITs and, accordingly, will have less power to
control the outcome of matters submitted to a vote of the stockholders and will
receive a lesser percentage of any dividends or other distributions.


                                       72


                             FAIRNESS OF THE MERGERS

Conclusions of the Target Boards

      The target boards believe that the terms of the merger agreement, when
considered as a whole, are fair to the target REIT stockholders and the merger
consideration offered in exchange for the target stock in the target REITs
constitutes fair consideration for the interests of the target REIT
stockholders. The target boards believe that the mergers represent an
opportunity for the target REIT stockholders to realize a premium over the
current appraised value of the real estate (as determined by the appraisal) and
adjusted cash held by the respective target REITs. The target boards also
considered the fact that the premium to be received by the target REIT
stockholders is based on an FSP common stock per share price of $17.70. Should
the FSP common stock trade on the AMEX, the trading price of the FSP common
stock could be significantly lower than $17.70 per share, however, causing the
premium received by target REIT stockholders as a result of the consummation of
the mergers to decrease significantly or disappear altogether. The following
provides a summary of the additional factors upon which the target boards based
their respective conclusions as to the fairness of the mergers and the merger
consideration to be paid by FSP Corp. The target boards did not find it
practicable to, and did not attempt to, quantify or otherwise assign relative
weight to these factors in reaching their respective determination.

      o     The target boards compared the potential benefits and detriments of
            the mergers with the potential benefits and detriments of several
            alternatives to the mergers, including continuation of the target
            REITs, liquidation of the target REITs and support of secondary
            markets for the target stock. Based on these comparisons, the target
            boards believe the mergers are more attractive than the other
            alternatives.

      o     The special committees of the target boards, consisting of Messrs.
            MacPhee and Gribbell, each a director of the target REITs and an
            executive vice president of FSP Corp., engaged A.G. Edwards to
            deliver a fairness opinion to each target board. On August 11, 2004,
            A.G. Edwards delivered a written opinion to each target board to the
            effect that the merger consideration was fair, from a financial
            point of view, to the target REIT stockholders of that target REIT.
            These fairness opinions are attached hereto as Appendix C.

      o     Each target board determined that the value of the FSP common stock
            to be distributed as merger consideration to its target REIT
            stockholders represented greater value, or a premium, than the sum
            of the value of the real estate (as determined by an appraisal) and
            cash held by such target REIT. After consultation with A.G. Edwards,
            the special committees of the target boards determined that, based
            on the analyses of other selected public companies, the discounted
            cash flow of FSP Corp. and selected precedent mergers, a reasonable
            range of value for the FSP common stock was between $16.67 per share
            and $18.50 per share. The estimated range of values included a
            discount for the lack of liquidity of FSP common stock. The value
            ascribed to FSP common stock in connection with the mergers of
            $17.70 per share is within that range. The target boards determined
            that even if the actual value of FSP common stock were at the bottom
            of the range, or $16.67 per share, such value would still constitute
            a premium to the appraised value of the real estate plus adjusted
            cash held by each target REIT.

      o     Each target board determined that the value of the FSP common stock
            to be distributed as merger consideration to its target REIT
            stockholders was greater than the value that was likely to be
            realized upon the continuation of such target REIT.


                                       73


      o     The target boards obtained independent third-party appraisals of the
            real property owned by the target REITs, and considered these
            appraisals in negotiating the merger consideration.

      o     The target boards considered historical financial information
            concerning the real properties owned by FSP Corp. and the target
            REITs and the amount of cash held by FSP Corp. and each of the
            target REITs.

      o     The target REITs will have the right to declare dividends consistent
            with past practice in respect of the quarters or partial quarters
            preceding the effective date. The combined company will have the
            obligation to pay any such dividends that have been declared but not
            paid as of the effective date.

      o     Certain merger expenses are considered individual expenses to be
            paid by the party incurring the expenses. The costs of A.G. Edwards'
            engagement and the fees of the target REITs' outside legal counsel
            and independent accountants will be apportioned among the target
            REITs based on the relative net proceeds of the original syndication
            of each target REIT and each appraisal will be paid by the target
            REIT owning the property that is the subject of the appraisal. All
            other expenses, including consulting, legal, accounting and
            administrative, will be paid by FSP Corp.

      o     Stockholders of the target REITs that do not vote in favor of the
            merger and that comply with required procedures will have appraisal
            rights under the Delaware general corporation law entitling them to
            receive fair value for their shares.

      o     The likelihood that the mergers would be completed in the light of
            the terms of the merger agreement and the experience and reputation
            of FSP Corp.

      o     The terms of the merger agreement provide that the representations
            and warranties of the target REITs terminate at closing and that no
            portion of the purchase price is withheld from the target REIT
            stockholders in an escrow account or otherwise.

      o     The terms of the merger agreement permit the target REIT boards, in
            the event of an unsolicited third party offer to purchase any of the
            target REITs prior to the merger, to provide information to and
            engage in discussions with the third party, to withdraw or modify
            their recommendation to the target REIT stockholders to vote in
            favor of the FSP Corp. mergers and to terminate the merger agreement
            if the stockholders of a target REIT fail to vote in favor of the
            merger agreement.

      o     The members of the target boards have conflicts of interest in
            connection with the mergers. Each target board established a special
            committee consisting of Messrs. MacPhee and Gribbell, the only
            members of the target boards who are not also members of the FSP
            board. Messrs. MacPhee and Gribbell serve as executive vice
            presidents of FSP Corp. The special committees engaged A.G. Edwards
            to advise them in evaluating and negotiating the terms of the
            mergers, including the merger consideration, and to deliver a
            fairness opinion to each target board. No fees or other compensation
            will be payable to the members of the target boards (or the special
            committees) in connection with the mergers.


                                       74


Determination of Merger Consideration

      The merger consideration was determined through negotiations among the
special committees of the target boards and FSP Corp. The special committees
relied on advice from its financial advisor, A.G. Edwards, in it negotiations
with FSP Corp. In analyzing the fairness of the $17.70 per share negotiated
price, the target boards reviewed the analyses presented by A.G. Edwards,
financial advisor to the special committees, the target boards and the target
REITs, including the analysis of CAD multiples and discounted cash flows to
estimate the value of FSP common stock. The special committees also considered
the assets and liabilities of each target REIT and FSP Corp., the expected cash
available for distribution of each target REIT, the multiples of cash available
for distribution commonly used in valuing REITs and the limited liquidity of FSP
common stock. The special committees were also made aware that FSP Corp. intends
to file an application to list the FSP common stock with AMEX. There can be no
assurance that FSP Corp. will file such application or, in the event it does,
that AMEX will accept the application or that a meaningful trading market will
develop even if AMEX approves the application. After considering the foregoing
factors, the special committees determined, after consultation with A.G.
Edwards, to propose an initial range for the value of the FSP common stock. The
low end of the range was $16.67 per share and the high end was $18.50. After
several discussions with FSP Corp. relating to the basis for the range, the
target boards presented FSP Corp. with a proposed per share price of $17.70 for
the FSP common stock. After additional discussions, FSP Corp. accepted the
proposed per share price. In concluding that the merger consideration is fair,
the target boards relied in part on the fairness opinion delivered by A.G.
Edwards for its respective target REIT and the appraisal received by each target
board for its respective target REIT.

Fairness of the Merger Consideration to Target REIT Stockholders

      Fairness Opinions. On July 22, 2004, the special committees of the target
boards retained A.G. Edwards to act as their financial advisor in connection
with the mergers and to render A.G. Edwards' opinion as to the fairness, from a
financial point of view, of the merger consideration to the target REIT
stockholders of each target REIT. On August 11, 2004, A.G. Edwards rendered its
opinion to each target board to the effect that, based upon and subject to the
various considerations described in each opinion, the merger consideration (as
described elsewhere in this Consent Solicitation/Prospectus) was fair, from a
financial point of view, to the stockholders of that target REIT.

      The full text of A.G. Edwards' opinions, each dated August 11, 2004, which
describes the assumptions made, general procedures followed, matters considered
and limitations on the scope of review undertaken by A.G. Edwards in rendering
its opinions, are attached as Appendices C-1, C-2, C-3 and C-4 to this Consent
Solicitation/Prospectus and are incorporated into this summary by reference.
A.G. Edwards' opinions are directed only to the fairness, as of the date of the
opinion and from a financial point of view, of the merger consideration to the
stockholders of the target REIT to which each opinion is addressed and does not
constitute a recommendation to you as to how you should vote with respect to the
merger agreement and the mergers. The summary of A.G. Edwards' opinions set
forth below are qualified in their respective entirety by reference to the full
text of the opinions attached as Appendices C-1, C-2, C-3 and C-4 to this
Consent Solicitation/Prospectus. You are urged to read the opinions carefully in
their entirety.

      See "Advice of Financial Advisors and Appraisals - Fairness Opinions."

      The Appraisals. The respective target boards retained independent third
party appraisers to appraise the fair market value of each target REIT's real
estate as of a date no earlier than July 7, 2004.


                                       75


      In preparing the appraisals, the appraisers collected from the target
REITs information regarding the operating history of the properties, conducted
site inspections of the properties to be appraised in July 2004 and interviewed
and relied on representations of certain representatives of the target REITs.
The appraisers' conclusions are based upon conditions they observed at the
properties during their inspection and assumptions, qualifications and
limitations deemed reasonable at the time concerning, among other things, legal
title, the absence of physical defects, future percentage of leased rentable
square feet, income and competition with respect to each property. The
appraisals reflect the appraisers' valuation of the real estate of the target
REITs as of their respective dates, in the context of the information available
on that date. Events occurring subsequent to the dates of the respective
appraisals could affect the properties or assumptions used in preparing the
appraisals. The target boards imposed no limitations on the scope of the
appraisers' appraisals. The target boards took the appraisals into consideration
in negotiating the merger consideration. The target REITs also made the
appraisals available to FSP Corp. and have allowed the FSP board to rely on the
appraisals.

      Comparison of Certain Benefits and Detriments of Alternatives to The
Mergers. Prior to concluding that the mergers should be recommended to the
target REIT stockholders, the target boards considered several alternatives to
the mergers, including continuation of the target REITs, liquidation of the
target REITs and support of the secondary market. See "Benefits, Background and
Reasons for the Mergers -- Alternatives Considered." To determine whether the
mergers or one of their alternatives would be more attractive to the target REIT
stockholders, the target boards compared certain potential benefits and
detriments of the mergers with certain potential benefits and detriments of the
alternatives. Based upon this comparison, the target boards believe the mergers
are more attractive than the alternatives.

      Fairness in View of Conflicts of Interest. The members of the target
boards have significant conflicts of interest in connection with the mergers.
Each target board established a special committee consisting of Messrs. MacPhee
and Gribbell, the only members of the target boards who are not also members of
the FSP board. Messrs. MacPhee and Gribbell serve as executive vice presidents
of FSP Corp. The special committees engaged A.G. Edwards to advise them in
evaluating and negotiating the terms of the mergers, including the merger
consideration, and to deliver a fairness opinion to each target board. No fees
or other compensation will be payable to the members of the target boards (or
the special committees) in connection with the mergers.

      Allocation of Merger Consideration. In allocating the approximately
$192,841,463 of merger consideration among the target REITs, FSP Corp.'s
management considered the appraised values of each target REIT, the cash flow
projected for each target REIT, the cash reserves held by each target REIT, and
the current market conditions for real estate acquisitions in the various
locations of the target REITs. The special committees management of FSP Corp.,
and A.G. Edwards held a telephonic meeting on July 29, 2004 to discuss the
allocation of the merger consideration, including the allocation of the premiums
to be paid by FSP Corp. for each target REIT. During that call, after
reaffirming with all the parties that the stock price of $17.70 per share was
the negotiated price per share to be paid as merger consideration, FSP Corp.
stated that it was willing to make an offer to each of the target REITs based,
in part, on FSP Corp.'s specific knowledge of the target REITs' properties which
it had gained from the operation of such properties by FSP Property Management,
a wholly owned subsidiary of the FSP Corp. prior to and following the
syndication of the target REITs. FSP Corp. then suggested a separate value for
each target REIT based on its knowledge of the real properties held by each
target REIT, including among other things, the tenants, the operating costs,
current market conditions, FSP Corp.'s view of future market rents, the
likelihood of lease renewals, the costs of turnover, and FSP Corp.'s experience
with acquisitions for similar properties in the same or similar markets. The


                                       76


negotiations between the parties resulted in agreement on merger consideration
for Addison Circle, Collins Crossing and Royal Ridge that produced a premium,
based on a value of $17.70 per share of FSP common stock, to the sum of the
appraised value of real estate and adjusted cash balances that ranged from 17.9%
to 20.0%. With respect to Montague, FSP Corp. noted that Montague's property is
leased to a single tenant through December 31, 2006 at a rate that is currently
significantly above market. FSP Corp. further noted that the appraised value of
Montague's real estate was $20,000,000. Montague's special committee noted that
Montague's stockholders were receiving significant current cash yields as a
result of the above-mentioned lease and that, in the absence of a significant
premium to appraised value, those stockholders might not be inclined to approve
a merger. These negotiations resulted in merger consideration for Montague that
produced a premium, based on the value of $17.70 per share of FSP common stock,
of 51.6%.


                                       77


                   ADVICE OF FINANCIAL ADVISORS AND APPRAISALS

Fairness Opinions

      On July 22, 2004, the special committees of the target boards retained
A.G. Edwards to act as their financial advisor in connection with the mergers
and to render A.G. Edwards' opinion as to the fairness, from a financial point
of view, of the merger consideration to the target REIT stockholders of each
target REIT. On August 11, 2004, the target boards met to review the proposed
mergers. During this meeting, A.G. Edwards presented certain financial analyses
as described below. At the meeting A.G. Edwards rendered its oral opinions,
subsequently confirmed by delivery of its written opinions, to each target board
to the effect that, based upon and subject to the various considerations
described in each opinion, the merger consideration (as described elsewhere in
this Consent Solicitation/Prospectus) was fair, from a financial point of view,
to the stockholders of that target REIT.

      The full text of A.G. Edwards' opinions, each dated August 11, 2004, which
describes the assumptions made, general procedures followed, matters considered
and limitations on the scope of review undertaken by A.G. Edwards in rendering
its opinions, are attached as Appendices C-1, C-2, C-3 and C-4 to this Consent
Solicitation/Prospectus and are incorporated into this summary by reference.
A.G. Edwards' opinions are directed only to the fairness, as of the date of the
opinion and from a financial point of view, of the merger consideration to the
stockholders of the target REIT to which each opinion is addressed and does not
constitute a recommendation to you as to how you should vote with respect to the
merger agreement and the mergers. The summary of A.G. Edwards' opinions set
forth below are qualified in their respective entirety by reference to the full
text of the opinions attached as Appendices C-1, C-2, C-3 and C-4 to this
Consent Solicitation/Prospectus. You are urged to read the opinions carefully in
their entirety.

      In conducting its investigation and analysis and in arriving at its
opinions, A.G. Edwards reviewed information and took into account financial and
economic factors it deemed relevant under the circumstances. In rendering its
opinions, A.G. Edwards, among other things:

      o     reviewed certain internal information, prepared by the management of
            each target REIT, primarily financial in nature, including
            projections, concerning the business and operations of each target
            REIT furnished to A.G. Edwards for purposes of its analysis;

      o     reviewed certain internal information, primarily financial in
            nature, including forecasts prepared by FSP Corp.'s management
            concerning the business and operations of FSP Corp. furnished to
            A.G. Edwards for its analysis, as well as publicly available
            information including but not limited to FSP Corp.'s recent filings
            with the Securities and Exchange Commission;

      o     reviewed an appraisal of the property of each target REIT prepared
            by a professional real estate valuation firm, which A.G. Edwards was
            advised by the target REIT has real estate valuation expertise in
            the local market for such property, which appraisals included, among
            other things, analyses that valued each target REIT's business
            prospects based on a study of the current marketplace and business
            fundamentals; and A.G. Edwards also held discussions with each such
            professional real estate valuation firm;


                                       78


      o     reviewed a draft of the merger agreement and held discussions about
            the merger agreement and the mergers with the management of each
            target REIT and legal counsel to the target REITs and their boards;

      o     reviewed market data for equity securities of public companies in
            the same or similar lines of business as those of FSP Corp.;

      o     compared the proposed financial terms of the mergers with the
            financial terms of certain other business combinations A.G. Edwards
            deemed relevant for analytical purposes; and

      o     reviewed the implied valuation range of FSP Corp.'s business based
            on the discounted present values of its projected cash flows (as
            estimated by FSP Corp.'s management).

      A.G. Edwards held discussions with the executive officers of the target
REITs and FSP Corp. concerning the target REITs' and FSP Corp.'s respective
historical and current financial condition and operating results, as well as the
prospects of the target REITs and FSP Corp. including the potential impact of
the mergers. A.G. Edwards also considered other information, financial studies,
analyses and investigations and financial, economic and market data which A.G.
Edwards deemed relevant for the preparation of its opinions, including, but not
limited to, the current market environment as well as information relating to
the industries and the segments in which the target REITs and FSP Corp. operate.

      A.G. Edwards was not engaged to consider, nor did it express any opinion
with respect to, any alternative transaction or strategic alternatives that
might be available to the target REITs or their stockholders. Further, A.G.
Edwards was not engaged to and did not solicit third-party indications of
interest in acquiring all or any part of the target REITs. The special
committees of the target boards and FSP Corp. determined the merger
consideration through negotiations and A.G. Edwards did not express any opinion
as to what the value of the target REITs' preferred stock has been or will be
nor did it express any opinion as to what the value of FSP Corp.'s common stock
will be when issued to target REIT stockholders pursuant to the mergers or the
prices at which FSP Corp.'s common stock will trade at any time. The target
boards did not place any limitation upon A.G. Edwards with respect to the
procedures followed or factors considered by A.G. Edwards in rendering its
opinions.

      In arriving at its opinions, A.G. Edwards assumed and relied upon, without
independent verification, the accuracy and completeness of all of the financial
and other information that was publicly available, provided to or otherwise
discussed with A.G. Edwards including financial statements and financial
projections, as provided by or on behalf of the target REITs and FSP Corp. A.G.
Edwards was not engaged to, and therefore did not, independently verify any of
this information nor did it express any opinion with respect to such
information. A.G. Edwards assumed, with the target REITs' consent, that:

      o     the representations and warranties of each party contained in the
            merger agreement would be true and correct, that each party would
            perform all of its covenants and agreements pursuant to the merger
            agreement and that all conditions to the mergers will be satisfied
            without modification or waiver;

      o     all governmental, regulatory and other necessary consents and
            approvals would be obtained and that such consents would not impose
            restrictions or waivers that would have an adverse effect on the
            mergers; and


                                       79


      o     the mergers will be accounted for in accordance with U.S. GAAP.

      A.G. Edwards also assumed and was advised by the management of FSP Corp.
and each target REIT that the financial projections and other information
provided to or otherwise discussed with A.G. Edwards were reasonably prepared on
bases reflecting the best available estimates and good faith judgments as to the
expected future performance of FSP Corp. and each target REIT, respectively, on
a stand-alone basis and after giving effect to the mergers. In conducting its
review, A.G. Edwards assumed the accuracy and completeness of the appraisals of
each target REIT and did not perform any independent audit of assets or
liabilities nor did it conduct any independent appraisal of any of the assets or
liabilities, contingent or otherwise, of the target REITs or FSP Corp. A.G.
Edwards also did not independently attempt to assess or value any of the
intangible assets of FSP Corp. or the target REITs (including goodwill) nor did
it make any independent assumptions with respect to the application of
intangible assets in the mergers. A.G. Edwards' opinions were necessarily based
upon economic, financial and other conditions as they existed and could be
evaluated on the date of its opinions, and did not predict or take into account
any changes that may occur, or information that may become available, after the
date of each opinion. The analyses performed by A.G. Edwards are not necessarily
indicative of actual values or actual future results, which may be significantly
more or less favorable than suggested by such analyses. Subsequent developments
may affect the opinions, and A.G. Edwards does not have any obligation to
update, revise or reaffirm any of its opinions.

      With the consent of each target board, A.G. Edwards did not attempt to
value each target REIT and, instead, has assumed that the value of each target
REIT is equal to the sum of the value of the target REIT's property, as
reflected in the appraisal provided to A.G. Edwards, plus such target REIT's
cash reserves. A.G. Edwards made this assumption and did not make an independent
valuation of the target REITs because the value of an entity with one asset
consisting of real property at a single location, such as each target REIT, is
not determined by standard financial models used to value businesses in general
but, instead, is determined by the value of the property owned by the entity.
The value of that property is, in turn, determined by local real estate,
economic and governmental factors such as commercial lease rates in the area of
the property, the values of nearby commercial properties, economic prosperity in
the area and applicable zoning laws, all of which are more appropriately
assessed by a professional real estate appraiser who is an expert in assessing
these local factors.

      The following is a brief summary of the material financial analyses
performed by A.G. Edwards and reviewed with each target board in connection with
the opinions of A.G. Edwards relating to the mergers and is not a complete
description of all analyses performed and factors considered. The preparation of
a fairness opinion and related financial analyses are complex analytical
processes involving various determinations as to the most appropriate and
relevant methods of financial analysis and the application of those methods to
the particular circumstances and, therefore, a fairness opinion and related
financial analyses are not readily susceptible to summary description. THE
FINANCIAL ANALYSES SUMMARIZED BELOW INCLUDE INFORMATION PRESENTED IN TABULAR
FORMAT. IN ORDER TO FULLY UNDERSTAND A.G. EDWARDS' FINANCIAL ANALYSES, THE
TABLES MUST BE READ TOGETHER WITH THE TEXT OF EACH SUMMARY AND A.G. EDWARDS'
FINANCIAL ANALYSIS MUST BE CONSIDERED AS A WHOLE. THE TABLES ALONE DO NOT
CONSTITUTE A COMPLETE DESCRIPTION OF THE FINANCIAL ANALYSES. CONSIDERING THE
DATA BELOW WITHOUT CONSIDERING THE FULL NARRATIVE DESCRIPTION OF THE FINANCIAL
ANALYSES, INCLUDING THE METHODOLOGIES AND ASSUMPTIONS UNDERLYING THE ANALYSES,
OR SELECTING FOR CONSIDERATION SELECTED PORTIONS OR FACTORS OF THE ANALYSIS
COULD CREATE A MISLEADING OR INCOMPLETE VIEW OF A.G. EDWARDS' FINANCIAL
ANALYSES.


                                       80


      Valuation Approach. A.G. Edwards was asked to provide its opinion as to
the fairness, from a financial point of view, of the consideration the
stockholders of each target REIT (other than FSP Corp. which is not entitled to
any merger consideration) are to receive in the mergers. Stockholders in each of
the target REITs will receive the number of shares of FSP common stock for each
share of preferred stock in their target REIT as described below.



                                               Addison Circle    Collins Crossing    Montague    Royal Ridge
                                               --------------    ----------------    --------    -----------

                                                                                        
      Shares of FSP common stock to be              5,949              6,168           5,650        6,056
      received for each share of preferred
      stock in the target REIT


      Each target REIT owns one or two real property assets, and thus standard
financial models used to value businesses in general are not the most
appropriate method to determine their respective values. Instead, the value of
each target REIT is derived from the value of the property owned by the entity,
and the value of that property is determined primarily by local real estate,
economic and governmental factors, all of which are assessed by professional
real estate appraisers. Each target REIT had its property appraised in the month
of July 2004. Accordingly, A.G. Edwards assumed that the fair market value of
each target REIT is equal to the sum of the appraised value of the target REITs'
individual property plus its existing cash reserves. The consideration to be
received by the stockholders of each target REIT is the number of shares of FSP
common stock to be issued to them in the mergers plus cash to be paid by FSP
Corp. in lieu of fractional shares. The following table presents the assumed
fair market values of each target REIT as well as the cash and number of shares
of FSP common stock to be delivered to the stockholders of each target REIT in
the mergers:



                                            Addison Circle    Collins Crossing     Montague     Royal Ridge
                                            --------------    ----------------     --------     -----------

                                                                                    
      Fair market value of target REIT        $56,176,697        $50,484,695      $22,034,787   $27,042,500

      Total cash payable to target
      REIT stockholders in lieu of
      fractional shares                         $2,668             $5,895           $3,799        $3,708

      Shares of FSP common
      stock issuable to target REIT
      stockholders                             3,783,206          3,422,704        1,886,791     1,801,389


      The acquisition by the target REIT stockholders of FSP common stock in the
mergers in exchange for their shares of preferred stock of the target REITs can
be viewed as a purchase of shares of FSP common stock. Netting the cash to be
paid to target REIT stockholders in lieu of fractional shares against the fair
market value of each target REIT, the following table describes the effective
cost per share to each target REIT's stockholders to acquire the FSP common
stock in the mergers:



                                            Addison Circle    Collins Crossing   Montague     Royal Ridge
                                            --------------    ----------------   --------     -----------

                                                                                    
      Effective cost per share of FSP
      common stock to be issued               $14.85             $14.75           $11.68        $15.01



                                       81


A.G. Edwards' analysis attempted to determine whether the value of a share of
FSP common stock to be received by the target REIT stockholders in the mergers
equaled or exceeded this effective cost per share.

      Analysis Of Selected Public Companies. A.G. Edwards compared selected
financial information and operating statistics for FSP Corp. with corresponding
financial information and operating statistics of four groups of selected
publicly held companies. While none of the companies in these groups has an
asset mix that is exactly comparable to that of FSP Corp., the combined
comparables are, in the judgment of A.G. Edwards, sufficiently comparable to FSP
Corp. to warrant comparative analysis. The Apartment REITs consist of REITs
whose primary business model is based upon the ownership and rental of
geographically diversified multi-family apartment facilities. The Office REITs
consist of REITs whose primary business model is based upon the ownership and
rental of geographically diversified class "A" office buildings. The Industrial
REITs consist of REITs whose primary business model is based upon the ownership
and rental of geographically diversified industrial facilities such as
manufacturing or distribution facilities. The Office/Industrial REITs consist of
REITs whose primary business model is based upon the ownership and rental of
geographically diversified office and industrial properties.



       Apartment REITs                  Office REITs          Industrial REITs    Office/Industrial REITs
       ---------------                  ------------          ----------------    -----------------------

                                                                          
    Archstone-Smith Trust             Boston Properties         AMB Property         Duke Realty Corp.
    AvalonBay Communities         CarrAmerica Realty Corp.        ProLogis         Liberty Property Trust
Equity Residential Properties     Equity Office Properties                           PS Business Parks


      A.G. Edwards reviewed enterprise values, calculated as the sum of equity
market capitalization plus debt, less cash and cash equivalents, as multiples of
the following: (i) actual historical and estimated future net operating income,
or NOI, for the last twelve month (LTM) period ended June 30, 2004, and for
calendar years 2004 and 2005, and (ii) actual historical and estimated future
earnings before interest, taxes, depreciation and amortization (EBITDA) for
calendar years 2003, 2004 and 2005. A.G. Edwards also reviewed stock prices as a
multiple of the (i) actual historical and estimated future funds from
operations, or FFO, which typically consists of GAAP Net Income (excluding gains
or losses related to the sale of real estate assets) plus depreciation, for the
LTM period ended June 30, 2004, and for calendar years 2004 and 2005, and (ii)
actual historical and estimated future cash available for distribution (CAD) to
stockholders for calendar years 2004 and 2005. In view of the fact that the
comparison companies all carried some level of indebtedness while FSP Corp. does
not and FSP Corp. derives significant cash flow from its investment banking
business, A.G. Edwards concluded that the comparison multiples for NOI, EBITDA
and FFO would tend to undervalue FSP Corp. and that CAD multiples would be the
most accurate comparison measure.

      Multiples for the selected companies also were based on closing stock
prices on August 5, 2004. Financial data for the selected companies and FSP
Corp. were based on public filings, company reports, publicly available research
analyst estimates and research analyst estimates as reported in the
Institutional Brokers' Estimate System. The CAD multiple analyses indicated the
following implied mean multiples in each sector and weighted average mean
multiples, with weighting based upon FSP Corp.'s mix of revenues from the
various real estate sectors in which FSP Corp. operates:


                                       82




                                                                           Office/                 Weighted
                                 Apartment      Office     Industrial    Industrial    Overall     Average
                                    Mean         Mean         Mean          Mean         Mean        Mean
                                    ----         ----         ----          ----         ----        ----

                                                                                   
Stock Price/2004E CAD               18.6x        16.0x        18.8x         15.7x        17.1x       16.2x
Stock Price/2005E CAD               17.4x        15.3x        16.8x         14.7x        16.0x       15.3x


      A.G. Edwards then applied the weighted average multiple from these real
estate sectors to FSP Corp.'s projected CAD for 2004 and 2005, resulting in the
implied values shown in the table below. A.G. Edwards then applied discounts to
these values ranging from 10% to 20% in recognition of the market illiquidity of
FSP Corp.'s common stock.

                                                                 2005
                                                 2004          Weighted
                                               Weighted        Average
                                             Average Mean        Mean
                                               Multiple        Multiple
                                                (16.2x)        (15.3x)
                                             ------------      --------

      Before Marketability Discount             $20.71          $19.77

      10% Marketability Discount                $18.63          $17.79

      15% Marketability Discount                $17.60          $16.80

      20% Marketability Discount                $16.57          $15.81

      This analysis results in an implied range of values per share of FSP
common stock of $15.81 to $18.63. The effective cost per share to each target
REIT's stockholders of FSP common stock in the mergers is below or within this
range. Accordingly, A.G. Edwards believes that this comparable company analysis
supports its conclusion that the consideration to each target REIT's
stockholders is fair, from a financial point of view, to that target REIT's
stockholders.

      Discounted Cash Flow Analysis. A.G. Edwards also performed a discounted
cash flow analysis to estimate the value of FSP common stock. The discounted
cash flow is calculated by taking the sum of the present value of FSP Corp.'s
free cash flows (before financing costs) over the forecast period and the
present value of the terminal value of FSP Corp. at the end of the forecast
period. A.G. Edwards applied this methodology to the projected cash flows of FSP
Corp. for the fiscal years ending December 31, 2004 through December 31, 2009.
FSP Corp. provided projections through December 31, 2005 and guidance on a
projected long-term perpetual growth rate as well as the long-term relationship
between depreciation expense and capital expenditures. Based upon FSP Corp.'s
projections and guidance, A.G. Edwards utilized a range of discount rates (7.4%
to 8.4%), terminal multiples (11.9x to 13.5x) applied to estimated CAD for the
fiscal year ending December 31, 2009 and perpetual growth rate for FSP Corp.'s
projected CAD beginning in 2005 (1% to 3%) to calculate a range of implied
equity values and prices per share for FSP common stock. A.G. Edwards then
applied discounts to these values ranging from 10% to 20% in recognition of the
market illiquidity of FSP common stock.

      The discounted cash flow analysis yielded an implied equity value range of
$12.16 to $22.29 per share. The effective cost per share to each target REIT's
stockholders of FSP common stock in the mergers is below or within this range.
Accordingly, A.G. Edwards believes that this discounted cash flow analysis
supports its conclusion that the consideration to each target REIT's
stockholders is fair, from a financial point of view, to that target REIT's
stockholders.


                                       83


      Analysis Of Selected Precedent Mergers. While A.G. Edwards compared
selected financial information and operating statistics for FSP Corp. as related
to the consideration with corresponding financial information and operating
statistics of eleven selected precedent transactions, A.G. Edwards advised the
target boards that the precedent transactions offer limited insight into the
value of FSP common stock due to the limited number of transactions in a
relevant timeframe and/or the unique circumstance surrounding each transaction.
Using publicly available information, A.G. Edwards considered the mean LTM NOI
and FFO multiples of the three most recent transactions relative to the mean LTM
NOI and FFO multiples of the eleven transactions that occurred over the past
five years in order to determine the recent trend in transaction multiples. Each
of the transactions reviewed involved an entity that operated in one of the real
estate sectors within which FSP Corp. operates. In order to compare the
transaction multiples to a non-controlling share of FSP common stock, A.G.
Edwards adjusted the transaction multiples by the median control premium of 13%.
These transactions included the following:

Selected Precedent Mergers

      Keystone Property Trust acquired by ProLogis
      Great Lakes REIT acquired by Transwestern Investment Company LLC
      MerryLand Properties acquired by Cornerstone Realty Income Trust
      Cabot Industrial Trust acquired by CalWest Industrial Properties LLC
      Charles E. Smith Residential Realty Inc. acquired by Archstone Communities
        Trust
      Spieker Properties Inc. acquired by Equity Office Properties Trust
      Grove Property Trust acquired by Equity Residential Properties Trust
      Cornerstone Properties Inc. acquired by Equity Office Properties Trust
      Berkshire Realty Company Inc. acquired by Berkshire Realty Holdings LP
      Weeks Corp acquired by Duke Realty Investments Inc.
      Meridian Industrial Trust Inc. acquired by ProLogis Trust

      A.G. Edwards calculated the implied enterprise value of the selected
transactions (based on their acquisition prices) as multiples of LTM NOI and
FFO. The range of multiples for the three most recent transactions was 9.5x to
18.0x LTM NOI and 7.5x to 18.0x LTM FFO, which resulted in mean multiples of
14.4x LTM NOI and 14.2x LTM FFO, compared to the five year mean multiples of
11.6x LTM NOI and 11.1x LTM FFO. The range values were viewed in the context of
marketability discounts ranging from 10% to 20%. Multiples for the selected
transactions were based on publicly available information at the time of
announcement of the transactions.

      The precedent transaction analysis yielded an implied equity value range
of $11.70 to $28.17 per share of FSP common stock. The effective cost per share
to each target REIT's stockholders of FSP common stock in the mergers is below
or within this range. Accordingly, although A.G. Edwards did not place
significant reliance on this methodology, it believes that this analysis also
supports its conclusion that the consideration to each target REIT's
stockholders is fair, from a financial point of view, to that target REIT's
stockholders.

      Miscellaneous. A.G. Edwards is acting as financial advisor to the special
committees of the target boards with respect to the mergers and will receive
customary fees for its services pursuant to these engagements as well as
reimbursement for its reasonable expenses. The target REITs have also agreed to
indemnify A.G. Edwards for certain liabilities that may arise out of the
rendering of the opinions and any related activities as financial advisor to the
special committees of the target boards, including liabilities under the federal
securities laws.


                                       84


      The target REITs selected A.G. Edwards to provide opinions in connection
with the mergers because A.G. Edwards is a nationally recognized
investment-banking firm with substantial experience in similar transactions and
is familiar with the target REITs, FSP Corp. and their businesses. A.G. Edwards,
as part of its investment banking business, is regularly engaged in the
valuation of businesses and their securities in connection with mergers and
acquisitions, negotiated underwritings, competitive biddings, secondary
distributions of listed and unlisted securities, private placements and
valuations for estate, corporate or other purposes. In the ordinary course of
business, A.G. Edwards may from time to time trade in securities, including the
securities of direct competitors of the target REITs or FSP Corp., for its own
account and for accounts of its customers and, accordingly, may at any time hold
a long or short position in these securities.

      A.G. Edwards has in the past provided services to FSP Corp. unrelated to
the mergers, and may do so in the future. Such past services have included
investment banking services and valuations of FSP Corp.'s common stock. A.G.
Edwards receives customary fees in connection with such services.

      The foregoing is only a summary of the analyses performed by A.G. Edwards
and does not purport to be a complete description of its presentation to the
target boards. The preparation of a fairness opinion is a complex process and is
not necessarily susceptible to partial analyses or summary description. A.G.
Edwards believes that its analyses and the summary set forth above must be
considered as a whole and that selecting portions of those analyses and of the
factors considered by A.G. Edwards, without considering all analyses and
factors, would create an incomplete view of the processes underlying the
respective opinions. A.G. Edwards did not attempt to assign specific weights to
particular analyses. Any estimates contained in A.G. Edwards' analyses are not
necessarily indicative of actual values, which may be significantly more or less
favorable than as set forth in A.G. Edwards' analyses. Estimates of values of
companies do not purport to be appraisals or necessarily to reflect the prices
at which companies may actually be sold. Because these estimates are inherently
subject to uncertainty, A.G. Edwards does not assume responsibility for their
accuracy.

      Pursuant to engagement letter agreements dated July 22, 2004 between the
special committee of each target REIT and A.G. Edwards, the target boards each
agreed to pay A.G. Edwards an aggregate transaction fee of $350,000 comprised
of: (1) $122,140 by Addison Circle, (2) $106,584 by Collins Crossing, (3)
$57,133 by Montague and (4) $64,143 by Royal Ridge. Each fee is payable to A.G.
Edwards regardless of the conclusions reached by A.G. Edwards in its opinions
and whether or not the mergers consummated. In the engagement letters, which
were negotiated between the special committees and A.G. Edwards, the target
REITs also agreed to reimburse A.G. Edwards for its reasonable out-of-pocket
expenses.

Appraisals of the Target REITs' Properties

      Each of the target boards engaged a third-party independent appraiser set
forth in the table below to appraise the real estate owned by its target REIT.
Each of the appraisers has delivered a written summary of its analysis, based
upon the review, analysis, scope and limitations described therein, as to the
fair market value of a particular target REIT's property as of the date set
forth in the table below. Each appraiser has a national reputation for providing
businesses with appraisals of real properties of the size and type of the
property it appraised. The target boards selected the appraisers to provide the
appraisals because of their experience and reputation in connection with real
estate assets. In addition, the target boards desired to take advantage of the
cost efficiencies associated with having the same party provide the appraisal
that provided the appraisal obtained by each target REIT in connection with its
acquisition of the property. The target boards imposed no limitations on the
scope of the appraisers' appraisals. The target REITs have made the appraisals
available to FSP Corp. and have allowed the FSP board to rely on the appraisals.


                                       85


      Set forth below is certain information regarding the appraisals. Copies of
the appraisals are filed as exhibits to the registration statement of which this
Consent Solicitation/Prospectus is a part. These appraised values are for the
property owned by the respective target REIT as of the date of the appraisal.



                                                           Sum of Fair Market
                                                           Value set forth in
                                                         Appraisal and Estimated
                                                         Cash Reserve Balances
  Target REIT                       Appraiser              as of June 30, 2004        Date of Appraisal
  -----------                       ---------              -------------------        -----------------

                                                                               
Addison Circle                Bryan E. Humphries and            $56,176,697             July 23, 2004
                              Associates

Collins Crossing              Bryan E. Humphries and            $50,484,695             July 23, 2004
                              Associates

Montague                      Cushman & Wakefield of            $22,034,787             July 14, 2004
                              California, Inc.

Royal Ridge                   CBRE-Valuation and                $27,042,500             July 13, 2004
                              Advisory Services


      The material assumptions, qualifications and limitations to the appraisals
are described below.

      Summary of Methodology. At the request of the target boards, the
appraisers updated their original appraisals for the purchase of the properties
held by the respective target REIT and, where appropriate, revised their
assumptions to reflect the changed conditions in the market or property.
Appraisers typically use three approaches in valuing real property: the cost
approach, the income approach and the sales comparison approach. The type and
age of a property, market conditions and the quantity and quality of data affect
the applicability of each approach in a specific appraisal situation. The value
estimated by the cost approach incorporates separate estimates of the value of
the unimproved site and the value of improvements, less observed physical wear
and tear and functional or economic obsolescence. The income approach estimates
a property's capacity to produce income through an analysis of the rental
market, operating expenses and net income. Net income may then be processed into
a value through either direct capitalization or discounted cash flow analysis,
or a combination of these two methods. The sales comparison approach involves a
comparative analysis of the subject property with other similar properties that
have sold recently or that are currently offered for sale in the market. The
appraisers considered or used all three of the approaches to value in their
original appraisals.

      The appraisers analyzed the individual properties of each target REIT. The
appraisers' analysis included:

      o     reviewing each property's historical operating statements,

      o     reviewing and relying on specific information regarding prospective
            changes in rents and expenses for each property provided by the
            applicable target REIT,


                                       86


      o     developing information from a variety of sources about market
            conditions for each individual property, and

      o     considering the projected cash flow for each property.

      Representatives of the appraisers performed site inspections on all
properties during July 2004. In the course of these site visits, the appraisers
inspected the physical facilities, obtained current rental and percentage of
leased space information, gathered information on competing properties and the
local market, visited primary competing properties and interviewed each local
property manager or assistant manager concerning performance of the subject
property and other factors.

      The appraisers reviewed historical operating statements and 2004 operating
budgets for the subject properties.

      In conducting the appraisals, the appraisers also interviewed and relied
upon members of the target boards, executive management and property management
personnel to:

      o     obtain information relating to the condition of each property,
            including any deferred maintenance, capital budgets, status of
            ongoing or newly planned property additions, reconfigurations,
            improvements and other factors affecting the physical condition of
            the property improvements; and

      o     discuss competitive conditions, area economic and development trends
            affecting the properties, historical and budgeted operating revenues
            and expenses and occupancies.

      To define the percentage of leased space, rental rate and expense
escalators to be used in developing property operating projections, the
appraisers reviewed the acquisition criteria and projection parameters in use in
the marketplace by major investors, owners and operators of the applicable
property types. Further, the appraisers interviewed various sources in local
markets to identify recent sales of similar properties and derive certain
valuation indicators. Sources for data concerning such transactions included
local appraisers, property owners, real estate brokers, tax assessors and real
estate research firms.

      Conclusions as to Value

      Assumptions, Limitations and Qualifications of Property Appraisals. The
appraisers utilized certain assumptions to determine the appraised value of the
properties under the income approach and the sales comparison approach. The
appraisals reflect the appraisers' valuation of the real estate of the target
REITs as of their respective dates, in the context of the information available
on such date. Events occurring after the date of an appraisal and before the
closing of the mergers could affect the properties or assumptions used in
preparing the real estate appraisals. The appraisers have no obligation to
update the appraisals on the basis of subsequent events.

      Compensation and Material Relationships. The appraisers have been paid
fees in the aggregate amount of $20,500 to prepare the appraisals. The fees for
the appraisals were negotiated between the target boards and the appraisers and
payment thereof are not dependent upon completion of the mergers. The respective
appraisers were previously engaged to appraise the properties of the target
REITs prior to their acquisition. During the past three years, the appraisers
received an aggregate of $32,000 for appraisals obtained by each target REIT in
connection with the initial acquisition of such target REIT's property.


                                       87


      Compensation and Material Relationships. The appraisers have been paid
fees in the aggregate amount of $20,500 to prepare the appraisals. The fees for
the appraisals were negotiated between the target boards and the appraisers and
payment thereof are not dependent upon completion of the mergers. The respective
appraisers were previously engaged to appraise the properties of the target
REITs prior to their acquisition. During the past three years, the appraisers
received an aggregate of $32,000 for appraisals obtained by each target REIT in
connection with the initial acquisition of such target REIT's property.


                                       88


                                   MANAGEMENT

      George J. Carter, President and a director of each target REIT, age 55, is
responsible for all aspects of the business of FSP Corp., the target REITs and
their respective affiliates, with special emphasis on the evaluation,
acquisition and structuring of real estate investments. Prior to the conversion,
he was President of the general partner of the FSP Partnership, the predecessor
to FSP Corp., and was responsible for all aspects of the business of the FSP
Partnership and its affiliates. From 1992 through 1996 he was President of
Boston Financial Securities, Inc. Prior to joining Boston Financial, Mr. Carter
was owner and developer of Gloucester Dry Dock, a commercial shipyard in
Gloucester, Massachusetts. From 1979 to 1988, Mr. Carter served as Managing
Director in charge of marketing of First Winthrop Corporation, a national real
estate and investment banking firm headquartered in Boston, Massachusetts. Prior
to that, he held a number of positions in the brokerage industry including
positions with Merrill Lynch & Co. and Loeb Rhodes & Co. Mr. Carter is a
graduate of the University of Miami (B.S.). Mr. Carter is a NASD General
Securities Principal (Series 24) and holds a NASD Series 7 general securities
license.

      R. Scott MacPhee, Executive Vice President and director of each target
REIT, age 47, has as his primary responsibility the direct equity placement of
the sponsored entities. Prior to the conversion, Mr. MacPhee was an Executive
Vice President of the general partner of the FSP Partnership. From 1993 through
1996 he was an executive officer of Boston Financial Services, Inc. From 1985 to
1993 Mr. MacPhee worked at Winthrop Financial Associates. Mr. MacPhee attended
American International College. Mr. MacPhee holds a NASD Series 7 general
securities license.

      Richard R. Norris, Executive Vice President and director of each target
REIT, age 61, has as his primary responsibility the direct equity placement of
the sponsored entities. Prior to the conversion, Mr. Norris was an Executive
Vice President of the general partner of the FSP Partnership. From 1993 through
1996 he was an executive officer of Boston Financial Services, Inc. From 1983 to
1993 Mr. Norris worked at Winthrop Financial Associates. Prior to that, he
worked at Arthur Young & Company (subsequently named Ernst & Young through a
merger). Mr. Norris is a graduate of Bowdoin College (B.A.) and Northeastern
University (M.S.). Mr. Norris holds a NASD Series 7 general securities license.

      William W. Gribbell, Executive Vice President and director of each target
REIT, age 44, has as his primary responsibility the direct equity placement of
the sponsored entities. Prior to the conversion, Mr. Gribbell was an Executive
Vice President of the general partner of FSP Partnership. From 1993 through 1996
he was an executive officer of Boston Financial. From 1989 to 1993 Mr. Gribbell
worked at Winthrop Financial Associates. Mr. Gribbell is a graduate of Boston
University (B.A.). Mr. Gribbell holds a NASD Series 7 general securities
license.

      Barbara J. Fournier, Vice President, Chief Operating Officer, Treasurer
and a director of each target REIT, age 48, has as her primary responsibility,
together with Mr. Carter, the management of all operating business affairs of
FSP Corp., the target REITs and their respective affiliates. Ms. Fournier is
also responsible for FSP Corp.'s accounting and financial reporting functions.
Prior to the conversion, Ms. Fournier was the Vice President, Chief Operating
Officer, Treasurer and Secretary of the general partner of the FSP Partnership.
From 1993 through 1996, she was Director of Operations for the private placement
division of Boston Financial. Prior to joining Boston Financial, Ms. Fournier
served as Director of Operations for Schuparra Securities Corp. and as the Sales
Administrator for Weston Financial Group. From 1979 through 1986, Ms. Fournier
worked at First Winthrop Corporation in administrative and management
capacities; including Office Manager, Securities Operations and Partnership
Administration. Ms. Fournier attended Northeastern University and the New York
Institute of Finance. Ms. Fournier is a NASD General Securities Principal
(Series 24). She also holds other NASD supervisory licenses including Series 4
and Series 53, and a NASD Series 7 general securities license.


                                       89


      Janet Prier Notopoulos, Vice President of each target REIT, age 57, has as
her primary responsibility the oversight of the management of the real estate
assets of FSP Corp., the target REITs and their respective affiliates. Prior to
the conversion, Ms. Notopoulos was a Vice President of the general partner of
the FSP Partnership. Prior to joining FSP Corp. in 1997, Ms. Notopoulos was a
real estate and marketing consultant for various clients. From 1975 to 1983, she
was Vice President of North Coast Properties, Inc., a Boston real estate
investment company. Between 1969 and 1973, she was a real estate paralegal at
Goodwin, Procter & Hoar. Ms. Notopoulos is a graduate of Wellesley College
(B.A.) and the Harvard School of Business Administration (M.B.A.).

Management Compensation

      The following summary compensation table sets forth certain information
concerning the compensation for each of (1) the President of the target REITs
and (2) the other executive officers of the target REITs. These amounts are paid
by FSP Corp. for services performed by such persons for FSP Corp.



                                                              Annual Compensation(1)
                                                   ------------------------------------------
                                          Fiscal                               Other Annual        All Other
Name and Principal Position                Year     Salary        Bonus       Compensation(2)    Compensation(3)
---------------------------                ----     ------        -----       ---------------    ---------------

                                                                                    
George J. Carter ......................    2003    $225,000    $  400,000(4)             --        $ 12,865(5)
President                                  2002    $120,000    $  255,000(6)             --        $ 16,585(7)
                                           2001    $120,000    $  759,652(8)             --        $815,585(9)

R. Scott MacPhee ......................    2003          --            --        $1,750,850        $  8,000(10)
Executive Vice President                   2002          --    $   13,640        $1,632,250        $611,100(11)
                                           2001          --    $   11,023        $2,202,483        $232,196(12)

Richard R. Norris .....................    2003          --            --        $1,077,453        $  9,000(10)
Executive Vice President                   2002          --            --        $2,062,432        $  7,500(10)
                                           2001          --    $   21,428        $2,298,737        $448,436(13)

William W. Gribbell ...................    2003          --            --        $2,192,258        $  8,000(10)
Executive Vice President                   2002          --            --        $1,331,975        $  7,000(10)
                                           2001          --    $    7,021        $  898,993        $152,274(14)

Barbara J. Fournier ...................    2003    $175,000    $  190,000(4)             --        $  8,000(10)
Vice President, Chief Operating Officer    2002    $ 75,000    $  285,000(6)             --        $  7,000(10)
and Treasurer                              2001    $ 60,000    $  287,974(15)            --        $ 66,500(16)

Janet Prier Notopoulos ................    2003    $150,000    $  180,000(4)             --        $  9,000(10)
Vice President                             2002    $ 75,000    $  250,000(6)             --        $  7,500(10)
                                           2001    $ 60,000    $  172,726(15)            --        $ 61,500(17)


(1)   Amounts reported represent annual compensation paid to the executive
      officers by the FSP Partnership, FSP Corp.'s predecessor, for the fiscal
      year 2001.


                                       90


(2)   Consists of brokerage commissions paid by FSP Investments in respect of
      the sale of securities of sponsored REITs and sponsored partnerships.

(3)   The FSP Partnership issued units of partnership interest, or FSP units, to
      all executive officers in July 2001, valued at $11.50 per FSP unit, as
      part of their annual compensation. The valuations of $11.50 per FSP unit
      was determined in good faith by the general partner of the FSP
      Partnership. The value of $11.50 per FSP unit was determined by the
      general partner based on the value ascribed to each FSP unit in connection
      with certain mergers that were effective October 1, 2000 in which the FSP
      Partnership acquired several of the limited partnerships whose offerings
      FSP Investments had previously sponsored, and no material changes in the
      financial condition or results of the FSP Partnership had occurred between
      that date and July 1, 2001.

(4)   Represents a bonus accrued in 2003 and paid in 2004.

(5)   Includes a $9,000 contribution to a Simple IRA Plan and $3,865 of life
      insurance.

(6)   Represents a bonus accrued in 2002 and paid in 2003.

(7)   Includes a $7,500 contribution to a Simple IRA Plan and $9,085 of life
      insurance.

(8)   Includes a bonus of $720,000 accrued in 2001 and paid in 2002.

(9)   Includes $800,000 in FSP units, a $6,500 FSP Partnership contribution to a
      Simple IRA plan and $9,085 of life insurance.

(10)  Represents a contribution to a Simple IRA Plan.

(11)  Consists of $604,100 in FSP common stock and a $7,000 contribution to a
      Simple IRA plan.

(12)  Includes $222,400 in FSP units, a $6,500 FSP Partnership contribution to a
      Simple IRA plan and $3,296 of life insurance.

(13)  Includes $423,320 in FSP units, a $6,500 FSP Partnership contribution to a
      Simple IRA plan and $9,616 of life insurance.

(14)  Includes $145,280 in FSP units, a $6,500 FSP Partnership contribution to a
      Simple IRA plan and $494 of life insurance.

(15)  Represents a bonus accrued in 2001 and paid in 2002.

(16)  Includes $60,000 in FSP units and a $6,500 FSP Partnership contribution to
      a Simple IRA plan.

(17)  Includes $55,000 in FSP units and a $6,500 FSP Partnership contribution to
      a Simple IRA plan.

      No options or stock appreciation rights were granted to any of the
executive officers during the fiscal years 2001, 2002 or 2003. FSP Corp. does
not have any outstanding stock options or stock appreciation rights, and
therefore, there were no stock options or stock appreciation rights exercised by
any of the executive officers during 2003.


                                       91


      No executive officer of any of the target REITs is a party to an
employment agreement with the target REITs or with FSP Corp.

      The executive officers and directors of the target REITs receive no
compensation from the target REITs. All compensation for such persons is
received from FSP Corp. and is solely for services such persons perform for and
on behalf of FSP Corp.


                                       92


                   SELECTED FINANCIAL INFORMATION OF FSP CORP.

      The following selected financial information is derived from the
historical consolidated financial statements of the FSP Corp. and it
predecessor, the FSP Partnership. This information should be read in conjunction
with "Management's Discussion and Analysis of Financial Condition and Results of
Operations" as incorporated by reference from FSP Corp.'s Annual Report on Form
10-K, as amended, filed with the SEC and with FSP Corp.'s consolidated financial
statements and related notes thereto.



                                                        For the                                    For the
                                                   Six Months Ended                               Year Ended
                                                       June 30,                                  December 31,
                                               -----------------------  ------------------------------------------------------------
(In thousands, except per share or unit data)      2004         2003        2003         2002        2001        2000        1999
                                                   ----         ----        ----         ----        ----        ----        ----

                                                                                                    
Operating Data:
Total revenue                                  $   55,333  $    27,190  $   83,768  $    53,950  $   51,955  $   32,793  $   15,534
Income from:
  Continuing operations                            26,895       12,506      39,823       26,741      24,621       8,171         406
  Discontinued operations                              --          144         195          571         747         743         733
  Gain on sale of properties,
    net of tax                                         --        1,421       6,362           --          --          --          --
                                               ----------  -----------  ----------  -----------  ----------  ----------  ----------
Net income                                     $   26,895  $    14,071  $   46,380  $    27,312  $   25,368  $    8,914  $    1,139
                                               ==========  ===========  ==========  ===========  ==========  ==========  ==========

Basic and diluted income per share and per
  limited and general partnership unit from:

  Continuing operations                        $     0.54  $      0.43  $     1.02  $      1.09  $     1.00  $     0.43  $     0.03
  Discontinued operations                              --         0.01          --         0.02        0.03        0.04        0.06
  Gain on sale of properties,
    net of tax                                         --         0.05        0.16           --          --          --          --
                                               ----------  -----------  ----------  -----------  ----------  ----------  ----------
Total                                          $     0.54  $      0.49  $     1.18  $      1.11  $     1.03  $     0.47  $     0.09
                                               ==========  ===========  ==========  ===========  ==========  ==========  ==========

Distributions declared per unit/share
  outstanding from:
  Operations                                   $     0.62  $      0.62  $     1.24  $      1.24  $     1.18  $     1.02  $     0.86
  Sale of properties                                   --           --        0.12           --          --          --          --
                                               ----------  -----------  ----------  -----------  ----------  ----------  ----------
  Total                                        $     0.62  $      0.62  $     1.36  $      1.24  $     1.18  $     1.02  $     0.86
                                               ==========  ===========  ==========  ===========  ==========  ==========  ==========




                                                 As of                               As of
                                                June 30,                          December 31,
                                               ---------   --------------------------------------------------------
                                                 2004        2003        2002        2001        2000        1999
                                                                                         
Balance Sheet Data (at period end):
Cash and cash equivalents                      $ 59,000    $ 58,793    $ 22,316    $ 24,357    $ 13,718    $ 18,519
Total assets                                    523,826     528,529     201,936     204,117     219,923     190,486
Long term liabilities                                --          --          --          --          --          --
Total liabilities                                10,827      11,674       4,771       4,354      19,280      28,821
Minority interests in consolidated entities          --          --          --          --          63      78,090
Total shareholders'/partners' capital           512,999     516,855     197,165     199,763     200,580      83,575



                                       93


            SELECTED PRO FORMA CONDENSED CONSOLIDATED FINANCIAL DATA

      The following unaudited pro forma financial information has been prepared
based upon certain pro forma adjustments to the historical consolidated
financial statements of FSP Corp. and the target REITs. The pro forma
consolidated balance sheets have been presented as if the mergers occurred as of
June 30, 2004. The pro forma consolidated statements of income for the six
months ended June 30, 2004 and for the year ended December 31, 2003 and the
consolidated pro forma statements of cash flow for the six months ended June 30,
2004 and December 31, 2003 are presented as if the mergers occurred at the
beginning of the period presented.

      The unaudited pro forma consolidated financial statement data are not
necessarily indicative of what the combined company's actual financial position
or results of operations would have been as of the date or for the period
indicated, nor do they purport to represent the combined company's financial
position or results of operations as of or for any future period. The unaudited
pro forma consolidated financial statement data should be read in conjunction
with all financial statements included elsewhere herein or incorporated herein
by reference.


                                       94


                        Franklin Street Properties Corp.
            Combining Condensed Consolidated Pro Forma Balance Sheets
                                  June 30, 2004
                                   (Unaudited)



                                                 Historical       Historical        Pro Forma
(in thousands)                                   FSP Corp.     Target REITs(k)     Adjustments         Pro Forma
=================================================================================================================
                                                                                           
Assets:

Real estate assets, net                          $ 444,508        $ 123,185        $ 12,500(c)(d)      $ 580,193
Acquired favorable leases, net                          --            9,459             112(d)             9,571
Acquired lease origination costs, net                6,898            4,104              96(d)            11,098
Cash and cash equivalents                           59,000           16,127            (500)(c)           74,207
                                                                                       (420)(b)
Restricted cash                                      1,028              706              --                1,734
Tenant rents receivable, net                           630               25              --                  655
Straight line rents receivable, net                  4,941            2,470          (2,470)(p)            4,941
Prepaid expenses                                     1,007              204              --                1,211
Investment in non-consolidated REITs                 4,301               --              --                4,301
Deferred leasing commissions, net                    1,082              119              --                1,201
Office computers and equipment, net                    431               --              --                  431
----------------------------------------------------------------------------------------------------------------

Total assets                                     $ 523,826        $ 156,399        $  9,318            $ 689,543
================================================================================================================

Liabilities and stockholders' equity:

Liabilities:
Accounts payable and accrued expenses            $   7,982        $   3,187        $     --            $  11,169
Accrued compensation                                 1,817               --              --                1,817
Dividend payable                                        --               --           6,656(o)             6,656
Tenant security deposits                             1,028              135              --                1,163
----------------------------------------------------------------------------------------------------------------

Total liabilities                                   10,827            3,322           6,656               20,805
----------------------------------------------------------------------------------------------------------------

Total stockholders' equity                         512,999          153,077         (11,673)(i)          668,738
                                                                                     14,335(q)
----------------------------------------------------------------------------------------------------------------

Total liabilities and stockholders' equity       $ 523,826        $ 156,399        $  9,318            $ 689,543
================================================================================================================



See accompanying notes to condensed consolidated pro forma financial statements


                                       95


                        Franklin Street Properties Corp.
         Combining Condensed Consolidated Pro Forma Statements of Income
                     For the six months ended June 30, 2004
                                   (Unaudited)



                                                   Historical    Historical      Pro Forma
(in thousands, except per share amounts)           FSP Corp.   Target REITs(l)  Adjustments   Pro Forma
--------------------------------------------------------------------------------------------------------
                                                                                   
Revenue:
   Rental income                                    $ 35,067     $11,401       $    (56)(d)    $ 46,412
   Syndication fees                                    8,448          --             --           8,448
   Transaction fees                                    8,742          --             --           8,742
   Sponsored REIT income                               2,334          --             --           2,334
   Other                                                 742          --           (118)(e)         624
--------------------------------------------------------------------------------------------------------

  Total revenue                                       55,333      11,401           (174)         66,560
--------------------------------------------------------------------------------------------------------

Expenses:
   Rental operating expenses                           6,771       2,250           (118)(e)       8,903
   Real estate taxes and insurance                     4,567       1,465             --           6,032
   Depreciation and amortization                       6,697       1,882            184(d)        8,775
                                                                                     12(d)
   Sponsored REIT expenses                             1,678          --             --           1,678
   Selling, general and administrative                 3,132          --            420(b)        3,552
   Commissions                                         4,287          --             --           4,287
   Shares issued as compensation                         162          --             --             162
   Interest                                              517          --             --             517
--------------------------------------------------------------------------------------------------------

  Total expenses                                      27,811       5,597            498          33,906
--------------------------------------------------------------------------------------------------------

Income (loss) before interest, taxes and
   discontinued operations,                           27,522       5,804           (672)         32,654
     Interest income                                     349         127             --             476
     Taxes on income (a)                                (976)         --             --            (976)
     Income from discontinued operations                  --          --             --              --
--------------------------------------------------------------------------------------------------------

Net income                                          $ 26,895     $ 5,931       $   (672)       $ 32,154
========================================================================================================

Weighted average shares outstanding,
   basic and diluted                                  49,627          --         10,895(i)       60,522
========================================================================================================

Net income per share basic and diluted              $   0.54     $    --       $     --        $   0.53
========================================================================================================


See accompanying notes to condensed consolidated pro forma financial statements.


                                       96


                        Franklin Street Properties Corp.
         Combining Condensed Consolidated Pro Forma Statements of Income
                               For the year ended
                                December 31, 2003
                                   (Unaudited)



                                                                                       2003 Merger
                                          Historical    Historical      Historical      Pro Forma     Pro Forma
(in thousands, except per share amounts)  FSP Corp.   Target REITs(m)  Property(n)    Adjustment(j)  Adjustments       Pro Forma
=================================================================================================================================

                                                                                                     
Revenue:
    Rental income                          $ 49,789      $ 20,135        $1,348         $15,204       $   (112)(d)     $  86,364
    Syndication fees                         14,631            --            --              --         (5,403)(g)         9,228
    Transaction fees                         14,745            --            --              --         (5,558)(g)         9,187
    Sponsored REIT income                     3,452            --            --              --         (1,595)(h)         1,857
    Other                                     1,151            --            --              --           (204)(e)           674
                                                                                                          (273)(f)
--------------------------------------------------------------------------------------------------------------------------------

    Total revenue                            83,768        20,135         1,348          15,204        (13,145)          107,310
--------------------------------------------------------------------------------------------------------------------------------

Expenses:
    Rental operating expenses                10,425         4,242           415           3,997           (204)(e)        18,875
    Real estate taxes and insurance           6,264         2,708           175           2,667             --            11,814
    Depreciation and amortization             9,265         3,463            --           3,298            368(d)         16,418
                                                                                                            24(d)
    Sponsored REIT expenses                   2,620            --            --              --         (1,208)(h)         1,412
    Selling, general and administrative       5,711            --            --              --            420(b)          6,131
    Commissions                               7,291            --            --              --             --             7,291
    Interest                                  1,036         5,175            --              --           (273)(f)           772
                                                                                                          (264)(g)
                                                                                                        (4,902)(g)
--------------------------------------------------------------------------------------------------------------------------------

    Total expenses                           42,612        15,588           590           9,962         (6,039)           62,713
--------------------------------------------------------------------------------------------------------------------------------

Income (loss) before interest, taxes,
  discontinued operations and gain
  on sales of properties                     41,156         4,547           758           5,242         (7,106)           44,597
    Interest income                             367           193            --             117             --               677
    Taxes on income (a)                      (1,700)           --            --              --             --            (1,700)
    Income from discontinued operations         195            --            --              --             --               195
    Gain on sale of properties,
       net of tax                             6,362            --            --              --             --             6,362
    Dividends to common shareholder              --          (387)           --              --            387(h)             --
--------------------------------------------------------------------------------------------------------------------------------

Net income                                 $ 46,380      $  4,353        $  758         $ 5,359       $ (6,719)        $  50,131
================================================================================================================================

Weighted average shares outstanding,
    basic and diluted                        39,214            --            --          10,416         10,895(i)         60,525
================================================================================================================================

Income per share attributable to:
    Continuing operations                  $   1.02      $     --        $   --         $    --       $     --         $    0.72
    Discontinued operations                      --            --            --              --             --                --
    Gain on sale of properties, net            0.16            --            --              --             --              0.11
--------------------------------------------------------------------------------------------------------------------------------

Basic and diluted net income per share     $   1.18      $     --        $   --         $    --       $     --         $    0.83
================================================================================================================================


See accompanying notes to condensed consolidated pro forma financial statements


                                       97


                        Franklin Street Properties Corp.
                 Consolidated Pro Forma Statements of Cash Flow
                            For the six months ended
                                  June 30, 2004
                                   (Unaudited)



(in thousands)                                                     Historical    Historical Target   Pro Forma
                                                                    FSP Corp.        REITs(r)       Adjustments     Pro Forma
===============================================================================================================================

                                                                                                        
Cash flows from operating activities:
   Net income                                                        $ 26,895      $  5,931          $    (672)     $  32,154
   Adjustments to reconcile net income to net cash provided by
     operating activities:
      Depreciation and amortization expense                             6,697         1,882                196(d)       8,775
      Amortization of above market lease                                  118         1,289                 56(d)       1,463
      Equity in earnings from non-consolidated REITs                     (112)           --                 --           (112)
      Distributions from non-consolidated REITs                            59            --                 --             59
      Shares issued as compensation                                       162            --                 --            162
   Changes in operating assets and liabilities:
     Restricted cash                                                      (46)           15                 --            (31)
     Tenant rent receivables, net                                         251            25                 --            276
     Straight-line rents, net                                            (854)         (425)                --         (1,279)
     Prepaid expenses and other assets, net                              (201)          (83)                --           (284)
     Accounts payable and accrued expenses                              2,952        (5,077)                --         (2,125)
     Accrued compensation                                                 272           (15)                --            257
     Tenant security deposits                                              46            --                 --             46
   Payment of deferred leasing commissions                               (252)          (84)                --           (336)
-----------------------------------------------------------------------------------------------------------------------------

        Net cash provided by (used for) operating activities           35,987         3,458               (420)        39,025
-----------------------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
      Purchase of real estate assets and related leases, office
        computers and furniture, capitalized merger costs                (619)         (170)              (500)(c)     (1,289)
      Investment in non-consolidated REITs                             (4,248)           --                 --         (4,248)
      Sale of assets held for syndication                               4,117            --                 --          4,117
-----------------------------------------------------------------------------------------------------------------------------

      Net cash provided by (used for) investing activities               (750)         (170)              (500)        (1,420)
-----------------------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
      Distributions to stockholders                                   (30,767)       (4,038)                --        (34,805)
      Proceeds from (payments to) bank note payable, net               (4,117)           --                 --         (4,117)
      Purchase of treasury stock                                         (146)           --                 --           (146)
-----------------------------------------------------------------------------------------------------------------------------

      Net cash  provided by (used for) financing activities           (35,030)       (4,038)                --        (39,068)
-----------------------------------------------------------------------------------------------------------------------------

Net increase (decrease) in cash and cash equivalents                      207          (750)              (920)        (1,463)

Cash and cash equivalents, beginning of period                         58,793        16,877                 --         75,670
-----------------------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                             $ 59,000      $ 16,127          $    (920)     $  74,207
=============================================================================================================================

Supplemental disclosure of cash flow information:
    Cash paid for:
      Interest                                                       $    517      $     --          $      --      $     517
      Income taxes                                                   $  1,020      $     --          $      --      $   1,020
    Non-cash investing and financing activities:
      Assets acquired through issuance of common stock in merger
        transaction, net                                             $     --      $     --          $ 149,075      $ 149,075


See accompanying notes to condensed consolidated pro forma financial statements.


                                       98


                         Franklin Street Properties Corp
                 Consolidated Pro Forma Statements of Cash Flow
                               For the year ended
                                December 31, 2003
                                   (Unaudited)



                                                                                             2003 Merger
                                                   Historical     Historical     Historical  (Pro Forma)    Pro Forma
(in thousands)                                     FSP Corp.    Target REITs(s)   Property   Adjustment    Adjustments    Pro Forma
====================================================================================================================================

                                                                                                        
Cash flows from operating activities:
   Net income                                       $  46,380      $  4,740          $758      $  5,359    $  (6,719)     $ 50,518
   Adjustments to reconcile net income to net
    cash provided by  operating activities:
      Depreciation and amortization expense             9,530         3,463            --         3,298          392(d)     16,683
      Amortization of above market lease                  138         2,381            --            --          112(d)      2,631
      Gain on sale of real estate assets               (6,362)           --            --            --           --        (6,362)
  Changes in operating assets and liabilities:
     Restricted cash                                       (1)         (677)           --            --           --          (678)
     Tenant rent receivables, net                        (302)          (50)           --            --           --          (352)
     Straight-line rents, net                          (1,030)       (1,817)           --            --           --        (2,847)
     Prepaid expenses and other assets, net               305        (2,729)           --            --           --        (2,424)
     Accounts payable and accrued expenses             (9,053)        2,255            --            --           --        (6,798)
     Accrued compensation                                 258            --            --            --           --           258
     Tenant security deposits                               1           106            --            --           --           107
  Payment of deferred leasing commissions                (487)          (39)           --            --           --          (526)
----------------------------------------------------------------------------------------------------------------------------------

        Net cash provided by (used for)
          operating activities                         39,377         7,633           758         8,657       (6,215)       50,210
----------------------------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
    Cash acquired through issuance of
       common stock in merger transaction              23,524            --            --            --           --        23,524
    Purchase of real estate assets and
       related leases, office computers and
       furniture, capitalized merger costs             (2,388)      (68,361)           --            --         (500)(c)   (71,249)
    Change in deposits on real estate assets              841            --            --            --           --           841
    Investment in assets held for syndication          (4,117)           --            --            --           --        (4,117)
    Proceeds received on sales of real
      estate assets                                    21,870            --            --            --           --        21,870
----------------------------------------------------------------------------------------------------------------------------------

      Net cash provided by (used for)
        investing activities                           39,730       (68,361)           --            --         (500)      (29,131)
----------------------------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
    Proceeds from sale of company stock                    --        78,377            --            --           --        78,377
    Distributions to stockholders                     (46,747)      (12,216)           --            --           --       (58,963)
    Proceeds from (payments to) bank note
      payable, net                                      4,117            --            --            --           --         4,117
----------------------------------------------------------------------------------------------------------------------------------

      Net cash  provided by (used for)
        financing activities                          (42,630)       66,161            --            --           --        23,531
----------------------------------------------------------------------------------------------------------------------------------

Net increase (decrease) in cash and
  cash equivalents                                     36,477         5,433           758         8,657       (6,715)       44,610
Cash and cash equivalents, beginning of year           22,316         3,640            --            --           --        25,956
----------------------------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of year              $  58,793      $  9,073          $758      $  8,657    $  (6,715)     $ 70,566
==================================================================================================================================

Supplemental disclosure of cash flow information:
    Cash paid for:
      Interest                                      $   1,036      $  5,175          $ --      $     --    $      --      $  6,211
      Income taxes                                  $   1,963      $     --          $ --      $     --    $      --         1,963
    Non-cash investing and financing activities:
      Dividends declared but not paid               $      --      $  4,092          $ --      $     --    $      --      $  4,092
      Assets acquired through issuance of common
        stock in merger transaction, net            $ 297,468      $     --          $ --      $     --    $ 149,075      $446,543


See accompanying notes to condensed consolidated pro forma financial statements.


                                       99


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

BASIS OF PRESENTATION

      The following unaudited pro forma condensed consolidated financial
statement presentation has been prepared based upon certain pro forma
adjustments to the historical consolidated financial statements of FSP Corp. The
pro forma balance sheets are presented as if the mergers occurred as of June 30,
2004. The pro forma statements of income and the pro forma statements of cash
flow are presented as if the mergers occurred as of the beginning of the periods
presented.

      The mergers will be treated as a purchase of assets and each target REIT's
assets and liabilities will be recorded on FSP Corp.'s books at their fair value
as of the effective date of the mergers.

PRO FORMA ADJUSTMENTS

      Certain assumptions regarding the operations of FSP Corp. have been made
in connection with the preparation of the pro forma condensed consolidated
financial information. These assumptions are as follows:

      (a)   FSP Corp. and each of the target REITs have elected to be, and are
            qualified as, a real estate investment trust for federal income tax
            purposes. Each entity has met the various required tests; therefore,
            no provision for federal or state income taxes has been reflected on
            real estate operations.

            FSP Corp. has subsidiaries which are not in the business of real
            estate operations. Those subsidiaries are taxable as real estate
            investment trust subsidiaries, or TRS, and are subject to income
            taxes at statutory tax rates. The taxes on income shown in the pro
            forma statements of income are the taxes on income of the TRS. There
            are no material items that would cause a deferred tax asset or a
            deferred tax liability.

      (b)   Costs of the mergers to the target REITs are estimated at $420,000
            and are reflected as paid at June 30, 2004, and are recorded as an
            administrative expense.

      (c)   The costs of the mergers to FSP Corp. are estimated at $500,000 and
            are reflected as paid as of June 30, 2004 and are capitalized to the
            assets acquired.

      (d)   The cost of the property held by each target REIT (including
            capitalized merger costs of $500,000) has been allocated to real
            estate investments, acquired lease origination costs and acquired
            favorable leases. Acquired lease origination costs represent the
            value associated with acquiring an in-place lease (i.e. the market
            cost to execute a similar lease, including leasing commission,
            legal, vacancy and other related costs). Acquired favorable leases
            represents the value associated with a lease which has a rental
            stream with above market rates. The value assigned to buildings,
            land and leases approximates their fair value.

            The following schedule shows the allocation of the aggregate cost of
            the properties based upon appraised values and their aggregate
            historical cost. Depreciation and amortization for the target REITs
            is based on a preliminary allocation of the purchase price to real
            estate investments and to the leases acquired. The allocation is
            subject to change as additional information is obtained. An increase
            in the allocation to lease origination costs will result in an
            increase in amortization expense. For each $1,000,000 increase in
            lease origination costs, the related pro forma amortization expense
            will increase by approximately $200,000 per year.


                                      100


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)



                                                                         Adjustment to
                                                                 Depreciation and Amortization
                                                                    for the             for the
(in thousands)                           Aggregate     Life     Six months ended      Year Ended
           Asset Category                Difference   (years)    June 30, 2004     December 31, 2003
---------------------------------------------------------------------------------------------------

                                                                        
Land                                     $  (1,829)      N/A     $         --       $           --
Buildings and improvements                  14,329        39              184                  368
                                         ---------               ------------       --------------
Real estate investments                     12,500                        184                  368
                                         ---------               ------------       --------------

Acquired lease origination costs                96     3 - 6               12                   24
Acquired favorable leases                      112     3 - 6              (56)                (112)
                                         ---------               ------------       --------------
Total lease costs                              208                        (44)                 (88)
                                         ---------               ------------       --------------
Total                                    $  12,708               $        140       $          280
===================================================================================================


      (e)   Management fees charged by FSP Corp. to the target REITs have been
            eliminated from revenue and expenses as follows.

            Six Months Ended                   Year Ended
             June 30, 2004                 December 31, 2003
            ------------------------------------------------
              $ 118,000                        $ 204,000

      (f)   Interest of $273,000 charged by FSP Corp. on loans to the two target
            REITs syndicated in 2003 has been eliminated from revenue and
            expenses. See footnote (g) for additional interest expense incurred
            during syndications.

      (g)   Income and expenses directly related to the syndication of two
            target REITs in 2003 have been eliminated in the pro forma
            Statements of Income

            Revenue directly related to the syndication of two target REITs in
            2003 that is included in FSP Corp.'s financial statements as
            follows:

            Loan origination fees           $ 4,902,000
            Other organization costs            656,000
                                            -----------
            Total transaction fees                           $  5,558,000

            Syndication fees, gross           6,820,000
            Syndication fees, rebates        (1,417,000)
                                            -----------
            Total syndication fees, net                         5,403,000
                                                             ------------

            Total revenue adjustment                         $ 10,961,000
                                                             ============


                                      101


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

            The two target REITs have accounted for these fees in their
            financial statements as follows:

                   Interest expense                            $4,902,000
                   Real estate acquisition costs                  656,000
                                                               ----------
                                                               $5,558,000
                                                               ==========
                   Gross syndication fees recorded as an
                   offset to additional paid-in capital        $6,820,000
                                                               ==========

            In connection with the syndication of the two target REITs in 2003,
            FSP Corp. incurred direct expenses of $264,000 relating to interest
            expense that is eliminated in the pro forma statement of income.

      (h)   After a sponsored REIT purchases a real estate asset but prior to
            the final syndication of the sponsored REIT, FSP Corp. records its
            pro rata share of the operations of the sponsored REIT into FSP
            Corp.'s statement of operations as sponsored REIT income and
            sponsored REIT expenses. Subsequent to the syndication, the
            sponsored REIT typically declares and pays a dividend to FSP Corp.
            This adjustment eliminates duplicate revenues and expenses prior to
            the syndication of the target REITs. A summary of the adjustment is
            shown below:



                                               Six Months Ended       Year Ended
            (in thousands)                      June 30, 2004      December 31, 2003
            ------------------------------------------------------------------------
                                                              
            Sponsored REIT income              $             --     $          1,595
            Sponsored REIT expenses                          --                1,208
                                               ----------------     ----------------
            Dividends to common shareholder    $             --     $            387
                                               ================     ================


      (i)   Approximately 10,894,994 shares of FSP common stock will be issued
            in exchange for the 1,822.5 outstanding shares of target REIT
            preferred stock in connection with the mergers. Shareholders' equity
            will be adjusted by the net difference between the assets and
            liabilities acquired in the merger.

      (j)   Represents the revenue and expenses of the 13 Sponsored REITs
            acquired by FSP Corp. from January 1, 2003 to May 31, 2003.

                                                            For the period
                   (unaudited)                              January 1, 2003
                   (in thousands)                           to May 31, 2003
                                                           -----------------

                   Revenue                                 $         15,204
                   Real estate operating expenses                    (3,997)
                   Real estate taxes and insurance                   (2,667)
                   Depreciation and amortization                     (3,298)
                   Interest income                                      117
                                                           -----------------
                   Net income                              $          5,359
                                                           =================


                                      102


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

            Weighted average shares outstanding are adjusted by approximately
            10,416,000 shares which is the impact of the shares assumed to be
            issued on January 1, 2003.


                                      103


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

      (k)   The following table combines the historical balance sheets of the
            target REITs as of June 30, 2004.



(in thousands)
                                                      Montague    Addison Circle  Royal Ridge   Collins Crossing     Total
                                                      --------    --------------  -----------   ----------------     -----
                                                                                                    
Assets:
Land                                                  $ 10,500       $  4,365       $  1,649        $  4,022       $  20,536
Building                                                10,499         46,057         16,224          34,232         107,012
                                                      --------       --------       --------        --------       ---------
Real estate investments, cost                           20,999         50,422         17,873          38,254         127,548
  Less accumulated depreciation                            493          2,116            584           1,170           4,363
                                                      --------       --------       --------        --------       ---------
Real estate investments, net                            20,506         48,306         17,289          37,084         123,185

Acquired favorable leases, net                           2,907             --          2,674           3,878           9,459
Acquired lease origination costs, net                      268          1,230            897           1,709           4,104
Cash and equivalents                                     3,612          5,592          2,301           4,622          16,127
Restricted cash                                             --             20            571             115             706
Tenant rent receivable, net                                 --             --             14              11              25
Step rent receivable, net                                  459            561          1,005             445           2,470
Prepaid expenses                                            32             87             17              68             204
Deferred leasing commissions, net                           --            119             --              --             119
                                                      --------       --------       --------        --------       ---------
     Total assets                                     $ 27,784       $ 55,915       $ 24,768        $ 47,932       $ 156,399
                                                      ========       ========       ========        ========       =========

Liabilities and stockholders' Equity:
Accounts payable and accrued expenses                 $    401       $  1,357       $    231        $  1,198       $   3,187
Tenant security deposits                                    --             20             --             115             135
                                                      --------       --------       --------        --------       ---------
     Total liabilities                                     401          1,377            231           1,313           3,322
                                                      --------       --------       --------        --------       ---------

     Total stockholders' equity                         27,383         54,538         24,537          46,619         153,077
                                                      --------       --------       --------        --------       ---------

Total liabilities & stockholders' equity              $ 27,784       $ 55,915       $ 24,768        $ 47,932       $ 156,399
                                                      ========       ========       ========        ========       =========



                                      104


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

      (l)   The following table combines the historical operations for the
            target REITs for the six months ended June 30, 2004.



(in thousands)
                                    Montague   Addison Circle    Royal Ridge    Collins Crossing      Total
                                    --------   --------------    -----------    ----------------      -----

                                                                                     
Revenue:
Rental                              $  1,715     $  4,720         $  1,517         $  3,449         $ 11,401
                                      ------       ------           ------           ------          -------
Total revenue                          1,715        4,720            1,517            3,449           11,401
                                      ------       ------           ------           ------          -------

Expenses:
Rental operating expenses                130          805              406              909            2,250
Real estate taxes and insurance          140          683              164              478            1,465
Depreciation and amortization            188          760              286              648            1,882
                                      ------       ------           ------           ------          -------
Total expenses                           458        2,248              856            2,035            5,597
                                      ------       ------           ------           ------          -------

Income before interest                 1,257        2,472              661            1,414            5,804
Interest income                           29           42               18               38              127
                                      ------       ------           ------           ------          -------
Net income                          $  1,286     $  2,514         $    679         $  1,452         $  5,931
                                      ======       ======           ======           ======          =======


      (m)   The following table combines the historical operations of the target
            REITs for the periods ended December 31, 2003.



                                                                                    For the Period

                                              For the Year Ended        January 30, 2003 to   July 16, 2003 to
                                              December 31, 2003         December 31, 2003     December 31, 2003
                                          ---------------------------  ----------------------------------------
(in thousands)
                                          Montague    Addison Circle       Royal Ridge         Collins Crossing       Total
                                          --------    --------------       -----------         ----------------       -----

                                                                                                      
Revenue:
Rental                                     $3,645         $8,554             $ 2,264                $ 5,672          $ 20,135
                                           ------         ------             -------                -------          --------
Total revenue                               3,645          8,554               2,264                  5,672            20,135
                                           ------         ------             -------                -------          --------

Expenses:
Rental operating expenses                     314          1,783                 746                  1,399             4,242
Real estate taxes and insurance               339          1,354                 255                    760             2,708
Depreciation and amortization                 368          1,497                 518                  1,080             3,463
Interest                                       --             --               1,731                  3,444             5,175
                                           ------         ------             -------                -------          --------
Total expenses                              1,021          4,634               3,250                  6,683            15,588
                                           ------         ------             -------                -------          --------

Income (loss) before interest               2,624          3,920                (986)                (1,011)            4,547

Interest income                                45             85                  28                     35               193
Dividends to common shareholders               --             --                 (14)                  (373)             (387)
                                           ------         ------             -------                -------          --------
Net income (loss) attributable to
preferred shareholders                     $2,669         $4,005             $  (972)               $(1,349)         $  4,353
                                           ======         ======             =======                =======          ========



                                      105


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

      (n)   The following information represents the historical revenues over
            certain operating expenses for two properties from January 1, 2003
            through the date of acquisition by a target REIT. Royal Ridge was
            purchased January 30, 2003 by FSP Royal Ridge Corp., and Collins
            Crossing was purchased March 3, 2003 by FSP Collins Crossing Corp.



                                                         For the Period
                                             January 1, 2003 to  January 1, 2003 to
(in thousands)                                January 29, 2003      March 2, 2003
                                                Royal Ridge        Collins Crossing       Total
                                                -----------        ----------------       -----
                                                                                
Revenue:
Rental                                            $      1              $  1,347         $  1,348
                                                  --------              --------         --------
Total revenue                                            1                 1,347            1,348
                                                  --------              --------         --------

Expenses:
Rental operating expenses                               95                   320              415
Real estate taxes and insurance                         19                   156              175
                                                  --------              --------         --------
Total expenses                                         114                   476              590
                                                  --------              --------         --------

Revenue over certain operating expenses           $   (113)             $    871         $    758
                                                  ========              ========         ========


      (o)   The final dividend to the shareholders of the target REITs is
            estimated at $6,656,000.

      (p)   The cumulative unbilled straight-line rents of the target REITs will
            be eliminated at acquisition.

      (q)   The cumulative deficit of the target REITs will be eliminated at
            acquisition.


                                      106


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

      (r)   The following table combines the historical cash flows for the
            target REITs for the six months ended June 30, 2004.



(in thousands)                                                       Montague     Addison       Royal       Collins       Total
=================================================================================================================================

                                                                                                          
Cash flows from operating activities:
    Net income                                                       $ 1,286      $ 2,514      $   679      $ 1,452      $  5,931

   Adjustments to reconcile net income (loss) to net cash
     provided by (used for) operating activities:
      Depreciation and amortization expense                              188          760          286          648         1,882
      Amortization of favorable leases                                   581           --          233          475         1,289
  Changes in operating assets and liabilities:
     Restricted cash                                                      --           15           --           --            15
     Tenant rent receivables                                              --           24          (13)          14            25
     Step rent receivable                                                (67)        (141)         (51)        (166)         (425)
     Prepaid expenses and other assets                                   (18)         (36)          (4)         (25)          (83)
     Accounts payable and accrued expenses                              (970)      (1,963)        (545)      (1,599)       (5,077)
     Accrued compensation                                                 --          (15)          --           --           (15)
  Payment of deferred leasing commissions                                 --          (84)          --           --           (84)
---------------------------------------------------------------------------------------------------------------------------------

        Net cash provided by (used for) operating activities           1,000        1,074          585          799         3,458
---------------------------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
      Purchase of real estate assets and related leases, office
        computers and furniture, capitalized merger costs                            (161)                       (9)         (170)
---------------------------------------------------------------------------------------------------------------------------------

      Net cash provided by (used for) investing activities                --         (161)          --           (9)         (170)
---------------------------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
      Dividends to stockholders                                         (982)      (1,287)        (535)      (1,234)       (4,038)
---------------------------------------------------------------------------------------------------------------------------------

      Net cash  provided by (used for) financing activities             (982)      (1,287)        (535)      (1,234)       (4,038)
---------------------------------------------------------------------------------------------------------------------------------

Net increase (decrease) in cash and cash equivalents                      18         (374)          50         (444)         (750)
Cash and cash equivalents, beginning of period                         3,594        5,966        2,251        5,066        16,877
---------------------------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                             $ 3,612      $ 5,592      $ 2,301      $ 4,622      $ 16,127
=================================================================================================================================




                                      107


                        FRANKLIN STREET PROPERTIES CORP.
         NOTES TO CONDENSED CONSOLIDATED PRO FORMA FINANCIAL STATEMENTS
                                   (Unaudited)

      (s)   The following table combines the historical cash flows for the
            target REITs for the periods ended December 31, 2003.



(in thousands)                                                     Montague    Addison       Royal       Collins       Total
=============================================================================================================================

                                                                                                      
Cash flows from operating activities:
   Net income (loss)                                               $ 2,669     $ 4,005     $   (958)    $   (976)    $  4,740

   Adjustments to reconcile net income (loss) to net cash
     provided by (used for) operating activities:
     Depreciation and amortization expense                             368       1,497          518        1,080        3,463
     Amortization of above market lease                              1,164          --          426          791        2,381
   Changes in operating assets and liabilities:
     Restricted cash                                                    --           9         (571)        (115)        (677)
     Tenant rent receivables, net                                       --         (25)          --          (25)         (50)
     Straight-line rents, net                                         (262)       (322)        (954)        (279)      (1,817)
     Prepaid expenses and other assets, net                            377         112       (1,051)      (2,167)      (2,729)
     Accounts payable and accrued expenses                             383         165          240        1,467        2,255
     Tenant security deposits                                           --          (9)          --          115          106
   Payment of deferred leasing commissions                              --         (39)          --           --          (39)
-----------------------------------------------------------------------------------------------------------------------------

      Net cash provided by (used for) operating activities           4,699       5,393       (2,350)        (109)       7,633
-----------------------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
   Purchase of real estate assets and related leases, office
     computers and furniture, capitalized merger costs                (355)        (25)     (22,324)     (45,657)     (68,361)
-----------------------------------------------------------------------------------------------------------------------------

   Net cash provided by (used for) investing activities               (355)        (25)     (22,324)     (45,657)     (68,361)
-----------------------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
   Proceeds from sale of company stock, net                             --          --       27,277       51,100       78,377
   Distributions to stockholders                                    (3,714)     (4,721)      (1,389)      (2,392)     (12,216)
-----------------------------------------------------------------------------------------------------------------------------

   Net cash  provided by (used for) financing activities            (3,714)     (4,721)      25,888       48,708       66,161
-----------------------------------------------------------------------------------------------------------------------------

Net increase in cash and cash equivalents                              630         647        1,214        2,942        5,433
Cash and cash equivalents, beginning of period                         957       2,683           --           --        3,640
-----------------------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                           $ 1,587     $ 3,330     $  1,214     $  2,942     $  9,073
=============================================================================================================================

Supplemental disclosure of cash flow information:
   Cash paid for:
     Interest                                                      $    --     $    --     $  1,731     $  3,444     $  5,175
   Non-cash investing and financing activities:
     Dividends declared but not paid                               $   960     $ 1,265     $    536     $  1,331     $  4,092



                                      108


                           COMPARATIVE PER SHARE DATA

      The following tables present on a per share basis:

      (a) Basic and diluted net income book value, and dividends declared for
FSP Corp. and each of the target REITs on a historical basis.

      (b) Consolidated pro forma basic and diluted net income per share, book
value per share and dividends per share for FSP Corp. This table shows the
effect of the mergers from the perspective of an owner of one share of FSP
common stock.

      (c) Equivalent pro forma basic and diluted net income per share,
equivalent pro forma book value per share and equivalent pro forma dividends per
share for each of the target REITs. This table shows the effect of the mergers
from the perspective of an owner of one share of stock of a target REIT. The
consolidated pro forma data are multiplied by the number of shares of FSP common
stock issuable in exchange for each share of target stock, also known as the
exchange ratio, as shown in the following table:

            Target REIT                     Exchange Ratio
            -----------                     --------------
            Addison                            5,948.67
            Collins Crossing                   6,167.63
            Montague                           5,649.72
            Royal Ridge                        6,055.79

      The pro forma financial data and equivalent pro forma data are unaudited
and are not necessarily indicative of the operating results that would have been
achieved had the mergers occurred as of the beginning of the period and should
not be construed as representative of future operations.

      FSP Corp. calculates historical book value per share by dividing
stockholders' equity by the number of shares of common stock (or preferred
stock, in the case of the target REITs) outstanding at the end of each period.

      FSP Corp. calculates consolidated pro forma net income per share data for
FSP Corp. as if the mergers occurred on January 1, 2003 and 2004 and resulted in
weighted average shares of 60,522,000 and 60,525,000 for the six months ended
June 30, 2004 and for the year ended December 31, 2003, respectively.

      FSP Corp. calculates consolidated pro forma book value per share data for
FSP Corp. as if the mergers occurred on June 30, 2004 and resulted in an ending
number of shares of 60,525,000.

      FSP Corp. calculates consolidated pro forma dividends per share by adding
the total dividends declared by FSP Corp. plus dividends declared by the target
REITs and dividing this sum by 60,525,000 shares.

      FSP Corp. calculates equivalent pro forma net income per share for each
target REIT by multiplying the consolidated pro forma net income per share by
the exchange ratio.


                                      109


      FSP Corp. calculates equivalent pro forma book value per share for each
target REIT by multiplying the consolidated pro forma book value per share by
the exchange ratio.

      FSP Corp. calculates equivalent pro forma dividends per share for each
target REIT by multiplying the consolidated pro forma dividends per share by the
exchange ratio.


                                      110


      For the purposes of the consolidated pro forma net income per share and
book value per share data, FSP Corp.'s historical financial data have been
consolidated with the target REITs' financial data.

                        Franklin Street Properties Corp.
                           Comparative Per Share Data
                       As of and for the six months ended
                                  June 30, 2004
                                   (unaudited)

                                                    Pro forma        Pro forma
                                   Historical      Consolidated     Equivalent
                                   ---------------------------------------------
Net income per share
  basic and diluted
    FSP Corp.                        $  0.54         $ 0.53          $    --

    Montague                           3,850             --            2,994
    Addison Circle                     3,953             --            3,153
    Royal Ridge                        2,282             --            3,210
    Collins Crossing                   2,616             --            3,269

Book value per share
    FSP Corp.                        $ 10.34         $11.05          $    --

    Montague                          81,985             --           62,429
    Addison Circle                    85,752             --           65,733
    Royal Ridge                       82,477             --           66,916
    Collins Crossing                  83,998             --           68,152

Dividends declared per share
    FSP Corp.                        $  0.62         $ 0.58          $    --

    Montague                           2,934             --            3,277
    Addison Circle                     2,025             --            3,450
    Royal Ridge                        1,799                           3,512
    Collins Crossing                   2,223             --            3,577


                                      111


                        Franklin Street Properties Corp.
                           Comparative Per Share Data
                          As of and for the year ended
                                December 31, 2003
                                   (unaudited)

                                                      Pro forma       Pro forma
                                     Historical      Consolidated     Equivalent
                                     -------------------------------------------
Net income (loss) per share
  basic and diluted
    FSP Corp.                         $  1.18           $0.83          $   --

    Montague                            7,991              --           4,689
    Addison Circle                      6,297              --           4,937
    Royal Ridge                        (3,267)             --           5,026
    Collins Crossing                   (2,431)             --           5,119

Book value per share
    FSP Corp.                         $ 10.41           $  --          $   --

    Montague                           81,075              --              --
    Addison Circle                     83,824              --              --
    Royal Ridge                        81,997              --              --
    Collins Crossing                   83,605              --              --

Dividends declared per share
    FSP Corp.                         $  1.36           $1.01          $   --

    Montague                           11,290              --           5,706
    Addison Circle                      8,077              --           6,008
    Royal Ridge                         6,424              --           6,116
    Collins Crossing                    6,036              --           6,229


                                      112


                  COMPARISON OF THE TARGET REITS AND FSP CORP.

      The information below highlights a number of the significant differences
among the target REITs and FSP Corp. relating to, among other things, forms of
organization, investment objectives, asset diversification and capitalization.
These comparisons are intended to assist target REIT stockholders in
understanding how their investments will be changed as a result of the mergers.

      Form of Organization. The target REITs and FSP Corp. are each vehicles
appropriate for holding real estate investments and afford passive investors,
such as target REIT stockholders, certain benefits, including limited liability
and the avoidance of double-level taxation. The target REITs are under the
control of their respective target boards, while FSP Corp. will continue to be
governed by the FSP board. The target REITs are organized as Delaware
corporations, and FSP Corp. is a Maryland corporation.

      Length of Investment. Target REIT stockholders in each of the target REITs
expect liquidation of their investments when the assets of the target REITs are
liquidated within a five to ten year period following the syndication of a
target REIT. In contrast, FSP Corp. does not expect to dispose of its assets
within any prescribed periods.

      Properties and Diversification. The real estate portfolio of each target
REIT is limited to the assets acquired with its initial equity offering. FSP
Corp. will hold a real estate portfolio that is substantially larger and more
diversified than the portfolio of any of the target REITs. An investment in FSP
Corp. should not be viewed as an investment in a specific pool of assets, but
instead as an investment in an ongoing real estate investment business, subject
to the risks normally attendant to ongoing real estate ownership, to the risks
related to the real estate investment banking/brokerage business and to the
risks related to acquisitions of additional properties.

      Additional Equity. As the target REITs are not authorized to issue
additional shares of target stock or other equity interests without the approval
of their respective target REIT stockholders, the target stock is not subject to
dilution. In contrast, FSP Corp. has substantial flexibility to raise equity
capital to finance its businesses and affairs through the issuance of equity
securities.

      Voting Rights. Target REIT stockholders have one vote in respect of each
share of target stock held on matters to which the target REIT stockholders have
the right to vote. These matters generally consist of:

      o     any amendment to or repeal of any provision of the Certificate of
            Incorporation of the respective target REIT;

      o     any merger or consolidation by the respective target REIT into or
            with any other corporation or other entity or any sale of all or
            substantially all of the respective target REIT's assets; and


                                      113


      o     any authorization or issuance of a new class or series of capital
            stock or an increase of the number of authorized shares of any
            existing class or classes or series of capital stock.

      A stockholder in FSP Corp. will have one vote in respect of each share of
FSP common stock of record on all matters to be voted upon by the stockholders.
Matters submitted to the stockholders generally require the affirmative vote of
stockholders holding a majority of the then outstanding capital stock present in
person or by proxy entitled to vote thereon at a duly convened meeting of
stockholders, except for the election of a director, which requires a plurality
of all the votes cast at such a meeting. The Articles allow the FSP board to
increase or decrease the number of shares of stock of any class that FSP Corp.
has authority to issue without submitting the matter to the stockholders.
Certain amendments to the Articles require the approval of a specified
super-majority (80%) of the shares of capital stock of FSP Corp. issued and
outstanding and entitled to vote on the matter.

      Compensation to FSP Corp. FSP Corp. will receive no fees or other
compensation in connection with the mergers. FSP Property Management, a wholly
owned subsidiary of FSP Corp., currently receives asset management fees from the
target REITs ranging from $34,000 to $81,000 per annum. As a result of the
mergers, fee income received by FSP Property Management from the four target
REITs will be eliminated on the consolidated financial statements of the
combined company for accounting purposes. The executive officers and directors
of the target REITs receive no compensation from the target REITs. Such persons
will, however, continue to receive compensation from FSP Corp. See "Management -
Management Compensation".

      Percentage Ownership. As a result of the significantly higher number of
issued shares in FSP Corp. as compared to the target REITs, the target REIT
stockholders will own a much smaller percentage of FSP Corp. relative to their
ownership interest in the target REITs and, accordingly, will have less power to
control the outcome of matters submitted to a vote of the stockholders and will
receive a lesser percentage of any dividends or other distributions.


                                      114


                              CONFLICTS OF INTEREST

      A number of conflicts of interest are inherent in the relationships among
the target REITs, the target boards, FSP Corp. and the FSP board. Certain of
these conflicts of interest are summarized below.

      FSP Investments, a subsidiary of FSP Corp., syndicated each target REIT.
Moreover, each executive officer and/or director of each target REIT are
directors and executive officers of FSP Corp. Each target board and the FSP
board have independent obligations to ensure that such target REIT's or FSP
Corp.'s participation, respectively, in the merger agreement and the
determination of the merger consideration is fair and equitable, without regard
to whether the merger agreement and the determination of the merger
consideration are fair and equitable to the other participants (including the
other target REITs). The FSP board and each target board have sought to
discharge faithfully their respective obligations to FSP Corp. and the
applicable target REIT; however, target REIT stockholders should consider that
the executive officers and directors of each target REIT serve in a similar
capacity with respect to FSP Corp. The special committees of the target boards,
consisting of Messrs. MacPhee and Gribbell, each a director of the target REITs
and an executive vice president of FSP Corp., engaged in negotiations of the
terms of the merger agreement and the amount of the merger consideration, but
each special committee member was subject to a conflict of interest. If each
target REIT had a separate board of directors with executive officers who did
not serve in similar capacities for FSP Corp. and directors who did not own FSP
common stock, these persons would have had an independent perspective which
might have led them to advocate positions during the negotiation and structuring
of the merger agreement and the determination of the merger consideration more
favorable to the target REIT stockholders than those taken by the target boards.

      The conflicts of interest inherent in the relationships among the target
REITs, the target boards, FSP Corp., the FSP board and their respective
affiliates are as follows:

      o     George J. Carter, the President and a director of each target REIT,
            is President, Chief Executive Officer and a director of FSP Corp.
            and owns an aggregate of 775,531 shares of FSP common stock;

      o     R. Scott MacPhee, an Executive Vice President and a director of each
            target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            372,451 shares of FSP common stock;

      o     Richard R. Norris, an Executive Vice President and a director of
            each target REIT, is also a director and an Executive Vice President
            of FSP Corp. and owns an aggregate of 258,087 shares of FSP common
            stock;

      o     William W. Gribbell, an Executive Vice President and a director of
            each target REIT and a member of each special committee, is also an
            Executive Vice President of FSP Corp. and owns an aggregate of
            129,761 shares of FSP common stock;


                                      115


      o     Barbara J. Fournier, Vice President, Chief Operating Officer,
            Treasurer, Secretary and a director of each target REIT, is also
            Vice President, Chief Operating Officer, Treasurer, Secretary and a
            director of FSP Corp. and owns an aggregate of 27,934 shares of FSP
            common stock; and

      o     Janet P. Notopoulos, Vice President of each target REIT, is also a
            Vice President and director of FSP Corp. and owns an aggregate of
            14,985 shares of FSP common stock.

      Each target board established a special committee consisting of Messrs.
MacPhee and Gribbell, the only members of the target boards who are not also
members of the FSP board. Messrs. MacPhee and Gribbell serve as executive vice
presidents of FSP Corp. Under the Delaware general corporation law, the target
boards cannot delegate to a third party their fiduciary duties relating to the
determination of whether the transactions contemplated by the mergers were or
were not fair to the target REIT stockholders.

      Each target board considered increasing its board size to include an
independent director to perform the function of the special committees. However,
each target board concluded that, given the potential liability of a director
voting on the mergers, it would be difficult to retain someone with the
knowledge and credentials necessary to fulfill the role of an independent
director of a REIT who would be willing to take on the role of independent
director of any of the target REITs without being substantially compensated and
without being covered by director liability insurance. None of the target REITs
currently has director and officer liability insurance. Each target board
determined that the cost of compensating an independent director and obtaining
director and officer liability insurance would be substantial and not in the
best interests of its target REIT stockholders. For this reason, none of the
target boards appointed an independent director to perform the functions of the
special committees.

      Messrs. MacPhee and Gribbell, the members of the special committees, both
served as directors on boards of other sponsored entities which engaged in
similar transactions with FSP Corp., including the 13 sponsored REITs acquired
by FSP Corp. in June 2003. The sponsored REITs involved in those transactions
did not appoint independent directors to serve as special committees and, in
fact, did not designate any of their members to serve on a special committee.
Moreover, no stockholder of any of the 13 sponsored REITs acquired by FSP Corp.
in June 2003 availed himself of appraisal rights. Based on their experience in
voting on prior transactions, Messrs. MacPhee and Gribbell believed that they
could and did faithfully execute their duties to the target REIT stockholders.
Morever, George J. Carter, the chief executive officer of FSP Corp., instructed
Messrs. MacPhee and Gribbell to execute their duties on behalf of the target
REITs and their stockholders vigorously and assured Messrs. MacPhee and Gribbell
that there would be no adverse consequences to their employment by FSP Corp. as
a result of their vigorously executing their duties.

      Barry Silverstein, Dennis J. McGillicuddy and John N. Burke are the only
directors of FSP Corp. who are not also officers or directors of any target
REIT. The remainder of the officers and directors of FSP Corp. serve as a
director and/or officer, in the positions listed above, of each target REIT.
Upon completion of the mergers, Mr. Silverstein's percentage ownership interest
of FSP Corp. will decrease from 9.67% to 9.62%, Mr. McGillicuddy's percentage
ownership interest of FSP Corp. will decrease from 7.24% to 6.07%, and the
percentage ownership of the current directors and executive officers of FSP
Corp. as a group will decrease from 19.07% to 17.46%. Mr. Burke does not own any
shares of FSP common stock or any shares of target stock.


                                      116


                            FIDUCIARY RESPONSIBILITY

      The standard of conduct for directors of a Maryland corporation is
governed by Section 2-405.1 of the Maryland General Corporation Law, which
requires that a director of a Maryland corporation perform his duties (i) in
good faith, (ii) in a manner he reasonably believes to be in the best interests
of the corporation, and (iii) with the care an ordinarily prudent person in a
like position would use under similar circumstances.

      The Delaware general corporation law is silent as to the nature of the
duties of directors of a Delaware corporation. The standard of conduct for
directors has instead developed through written opinions of the Delaware courts
in cases decided by those courts. A director of a Delaware corporation is
subject to both a duty of loyalty and a duty of care. The duty of loyalty
requires a director to refrain from self-dealing, and to act in good faith and
in what he believes to be the best interests of the corporation and its
stockholders. When the interests of a director with respect to a transaction
conflict with those of the corporation, the transaction must be fair to the
corporation. The duty of care requires a director to exercise an informed
business judgment, meaning that he must inform himself of all material
information reasonably available. Having become so informed, a director then
must use that amount of care which an ordinarily careful and prudent person
would use in similar circumstances.


                                      117


                        COMPARISON OF STOCKHOLDER RIGHTS

      The rights of stockholders in each target REIT are governed by the charter
and bylaws of that REIT and by the laws of the State of Delaware. The rights of
FSP stockholders are governed by FSP Corp.'s charter and bylaws, each as
amended, and by the laws of the State of Maryland. As a result of the mergers,
the target REIT stockholders will become FSP stockholders and their rights will
thereafter be governed by FSP Corp.'s charter and bylaws and by the laws of the
State of Maryland.

      The following summary outlines the material differences between the
Delaware general corporation law and the Maryland general corporation law,
between the charter of each target REIT and the FSP Corp. charter, and between
the bylaws of each target REIT and the FSP Corp. bylaws. Each target REIT
stockholder is encouraged to review the full text of each of the charter and
bylaws of each target REIT in which said stockholder owns stock, the FSP Corp.
charter, the FSP Corp. bylaws, the Delaware General Corporation Law, the
Maryland General Corporation Law and other corporation-related laws of Delaware
and Maryland insofar as they relate to corporations organized in such states.
The FSP Corp. charter and the FSP Corp. bylaws have been filed as exhibits to
the material filed by FSP Corp. with the Securities and Exchange Commission. For
information as to how these documents may be obtained, see "Where You Can Find
More Information."

                      Target REIT (Delaware)        FSP Corp. (Maryland)

Authorized and        Each target REIT is           FSP Corp. is authorized to
outstanding common    authorized to issue 1 share   issue 180,000,000 shares of
stock                 of common stock.  On August   common stock.  On August 20,
                      13, 2004, 1 share of common   2004, 49,629,762 shares of
                      stock was issued and          common stock were issued and
                      outstanding in each target    outstanding in FSP Corp.
                      REIT and held by FSP Corp.

Description of        The holders of common stock   FSP stockholders are
common stock          in each target REIT are       entitled to one vote for
                      entitled to one vote for      each share held of record on
                      each share held at all        all matters submitted to a
                      meetings of stockholders      vote of stockholders.
                      (and written actions in lieu  Shares of FSP common stock
                      of meetings).  The voting,    have equal dividend,
                      dividend and liquidation      distribution, and
                      rights of the holders of the  liquidation rights and have
                      common stock are subject to   no preference or exchange
                      and qualified by the rights   rights.  In addition, shares
                      of the holders of the         of FSP common stock have no
                      preferred stock.              conversion, sinking fund, or
                                                    preemptive rights.

Authorized and        FSP Addison Circle Corp. is   FSP Corp. is authorized to
outstanding           authorized to issue 636       issue 20,000,000 shares of
preferred stock       shares of preferred stock.    preferred stock in one or
                      On August 13, 2004, 636       more separately designated
                      shares of preferred stock     classes.  On August 13,
                      were issued and outstanding.  2004, no shares of preferred
                                                    stock were outstanding.
                      FSP Collins Crossing Corp.
                      is authorized to issue 555
                      shares of preferred stock.
                      On August 13, 2004, 555
                      shares of preferred stock


                                      118


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      were issued and outstanding.

                      FSP Montague Business Center
                      Corp. is authorized to issue
                      334 shares of preferred
                      stock. On August 13, 2004,
                      334 shares of preferred
                      stock were issued and
                      outstanding.

                      FSP Royal Ridge Corp. is
                      authorized to issue 297.5
                      shares of preferred stock.
                      On August 13, 2004, 297.5
                      shares of preferred stock
                      were issued and outstanding.

Description of        Under the bylaws of each      Under FSP Corp.'s charter,
preferred stock       target REIT, each target      the FSP board has the
                      board has the authority,      authority, without further
                      subject to the provisions of  action by the FSP
                      the charter or a vote by the  stockholders, to issue up to
                      target REIT stockholders, to  20,000,000 shares of
                      issue, sell, transfer, or     preferred stock in one or
                      otherwise dispose of the      more separately designated
                      whole or any part of any      classes.  The FSP board may
                      unissued balance of the       authorize the issuance of
                      authorized capital stock,     shares of preferred stock
                      including preferred stock,    with terms and conditions
                      of the target REIT for such   which could have the effect
                      lawful consideration and on   of discouraging a takeover
                      such terms as such target     or other transaction in
                      board may determine.  Any     which holders of some, or a
                      issuance of any new class or  majority of, shares of FSP
                      classes or series of capital  common stock might receive a
                      stock or any increase in the  premium for their shares of
                      number of authorized shares   FSP common stock over the
                      of any existing class or      then-prevailing market price
                      classes or series of capital  of those shares of FSP
                      stock requires the            common stock.
                      affirmative vote or written
                      consent of the holders of
                      not less than 66.67% of the
                      then outstanding shares of
                      preferred stock.

                      Except as provided by law,
                      the holders of preferred
                      stock have no voting rights
                      on any matter presented to
                      the target REIT stockholders
                      for their action or
                      consideration at any meeting
                      (or by written action of
                      stockholders in lieu of a
                      meeting), with the exception
                      of (1) any amendment of or
                      the repeal or addition of


                                      119


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      any provision to the target
                      REIT's charter, (2) any
                      merger or consolidation into
                      or with any other
                      corporation or other entity
                      or sale of all of
                      substantially all of the
                      target REIT's assets, (3)
                      the removal of one or more
                      members of the target REIT
                      board pursuant to a class
                      vote provision contained in
                      the charter (see "Removal of
                      directors," below), and (4)
                      the election of directors to
                      fill a vacancy created by
                      any such removal.

Ownership limits      The charter of each target    FSP Corp.'s charter provides
related to status as  REIT provides that any        that an FSP stockholder may
a real estate         purported transfer or         be limited to owning, either
investment trust      acquisition of preferred      directly or under applicable
                      stock that would result in    attribution rules of the tax
                      the disqualification of the   code, no more than 9.8% of
                      corporation as a real estate  the lesser of the value or
                      investment trust is void.     the number of equity shares
                                                    of FSP Corp., which we call
                                                    the ownership limit.  No FSP
                                                    stockholder may acquire or
                                                    transfer shares that would
                                                    result in shares of FSP
                                                    common stock being
                                                    beneficially owned by fewer
                                                    than 100 persons.  Any
                                                    transfer that would cause a
                                                    stockholder to beneficially
                                                    or constructively own shares
                                                    of FSP Corp. in excess of
                                                    the ownership limit, result
                                                    in shares of FSP Corp. being
                                                    beneficially owned by fewer
                                                    than 100 persons, result in
                                                    FSP Corp. being "closely
                                                    held" as defined in the
                                                    applicable section of the
                                                    tax code, or otherwise cause
                                                    FSP Corp. to fail to qualify
                                                    as a real estate investment
                                                    trust is void.  Prior to the
                                                    listing of FSP common stock
                                                    on the AMEX or other
                                                    national securities exchange
                                                    or the NASDAQ National
                                                    Market, FSP Corp. has the
                                                    right to redeem any shares
                                                    of FSP common stock that are
                                                    acquired or transferred in


                                      120


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                                                    violation of these
                                                    provisions at the market
                                                    price, which is determined
                                                    by the FSP board.  The FSP
                                                    board has the right to
                                                    refuse to give effect to the
                                                    acquisition or transfer of
                                                    shares by an FSP stockholder
                                                    in violation of these
                                                    provisions.

Rights of             The target REIT stockholders  FSP Corp.'s charter provides
stockholders to       have no redemption rights     that on an annual basis FSP
redeem shares         for the target stock.         Corp. will use its best
                                                    efforts to redeem any shares
                                                    of FSP common stock from FSP
                                                    stockholders desiring to
                                                    sell shares.  Any FSP
                                                    stockholder wishing to take
                                                    advantage of this
                                                    opportunity must so request
                                                    no later than July 1 of any
                                                    year for a redemption that
                                                    would be effective the
                                                    following January 1.  The
                                                    purchase price paid by FSP
                                                    Corp. will be 90% of the
                                                    fair market value of the
                                                    shares purchased, as
                                                    determined by the FSP board
                                                    in its sole and absolute
                                                    discretion after
                                                    consultation with an adviser
                                                    selected by the FSP board.

                                                    FSP Corp. will not redeem
                                                    any shares of FSP common
                                                    stock pursuant to this
                                                    provision if: FSP Corp. is
                                                    insolvent or the redemption
                                                    would render FSP Corp.
                                                    insolvent; the redemption
                                                    would impair the capital or
                                                    operations of FSP Corp.; the
                                                    redemption would contravene
                                                    any provision of federal or
                                                    state securities laws; the
                                                    redemption would result in
                                                    FSP Corp.'s failing to
                                                    qualify as a real estate
                                                    investment trust; or the FSP
                                                    board determines that the
                                                    redemption would otherwise
                                                    not be in the best interests
                                                    of FSP Corp.

                                                    If FSP Corp. is unable to
                                                    purchase any shares of FSP
                                                    common stock offered for


                                      121


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                                                    redemption, FSP Corp. will
                                                    use its best efforts to
                                                    arrange for a purchase by a
                                                    third party or parties, each
                                                    of whom must be an
                                                    accredited investor within
                                                    the meaning of Regulation D
                                                    and must have a pre-existing
                                                    relationship with FSP Corp.
                                                    In addition, FSP Corp. will
                                                    have the right to satisfy
                                                    its obligation to effect
                                                    redemption by arranging for
                                                    a purchase by such a third
                                                    party or parties at the
                                                    redemption price.

                                                    FSP Corp. has no obligations
                                                    to redeem shares of FSP
                                                    common stock during any
                                                    period that the FSP common
                                                    stock is listed for trading
                                                    on a national securities
                                                    exchange, such as the AMEX,
                                                    or the NASDAQ National
                                                    Market System.

Special meetings of   Under the Delaware general    Under Maryland law, a
stockholders          corporation law, a special    special meeting of
                      meeting of stockholders may   stockholders may be called
                      be called by the board of     by the president, the board
                      directors or by any persons   of directors, or any other
                      as may be authorized by a     person as may be authorized
                      corporation's charter or      by a corporation's charter
                      bylaws.                       or bylaws.  A special
                                                    meeting of stockholders may
                      The bylaws of each target     also be called by the
                      REIT provide that the         written request of
                      President, the Chairman of    stockholders entitled to
                      the Board (for Addison        cast at least 25 percent of
                      Circle and Royal Ridge        all the votes entitled to be
                      only), or the target REIT     cast at the meeting, subject
                      board may call a special      to certain statutory
                      meeting of the stockholders   provisions.
                      at any time.
                                                    FSP Corp.'s bylaws provide
                                                    that the President, Chief
                                                    Executive Officer or a
                                                    majority of the FSP board
                                                    may call a special meeting
                                                    of the stockholders.
                                                    Special meetings shall also
                                                    be called by the Secretary
                                                    of FSP Corp. upon the
                                                    written request of the
                                                    holders of shares entitled
                                                    to cast more than 50% of the
                                                    votes entitled to be cast at
                                                    such a meeting.


                                      122


                      Target REIT (Delaware)        FSP Corp. (Maryland)

Action by written     Under the Delaware general    Under Maryland law, any
consent in lieu of a  corporation law, any action   action required or permitted
stockholder meeting   required or permitted to be   to be taken at a meeting of
                      taken at a meeting of the     the FSP stockholders may be
                      stockholders may be taken     taken without a meeting if a
                      without a meeting by written  unanimous consent which sets
                      consent of the holders of     forth the action is given in
                      outstanding shares having     writing or by electronic
                      not less than the minimum     transmission by each
                      number of votes that would    stockholder entitled to vote
                      be necessary to authorize or  on the matter, and filed in
                      take such action at a         paper or electronic form
                      meeting at which all shares   with the records of meetings
                      entitled to vote thereon      of stockholders.  In actions
                      were present and voted.       concerning the election of
                                                    directors, unless the
                      The bylaws of each target     charter requires otherwise,
                      REIT provide that the target  the holders of any class of
                      REIT stockholders may take    stock other than common
                      action by written consent     stock entitled to vote
                      without a meeting and         generally in the election of
                      without prior notice,         directors may take action or
                      provided that a consent in    consent to any action by
                      writing, setting forth the    delivering a consent in
                      action so taken, is signed    writing or by electronic
                      by the holders of             transmission of the
                      outstanding shares having     stockholders entitled to
                      not less than the minimum     cast not less than the
                      number of votes that would    minimum number of votes that
                      be necessary to authorize or  would be necessary to
                      take such action at a         authorize or take the action
                      meeting at which all shares   at a meeting of stockholders
                      entitled to vote on such      if the corporation gives
                      action were present and       notice of the action to each
                      voted.                        stockholder not later than
                                                    ten days after the effective
                                                    time of the action.

                                                    FSP Corp.'s bylaws provide
                                                    that any action required or
                                                    permitted to be taken at a
                                                    meeting of stockholders may
                                                    be taken without such a
                                                    meeting by unanimous written
                                                    consent of the stockholders
                                                    entitled to vote on the
                                                    matter provided that any
                                                    stockholder entitled to
                                                    receive notice (but not
                                                    vote) has provided a written
                                                    waiver of any right to
                                                    dissent from such action.

Record date           Under the Delaware general    Under Maryland law, the
                      corporation law, the board    board of directors has the


                                      123


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      of directors may fix a        sole power to fix the record
                      record date for determining   date for determining
                      the stockholders entitled to  stockholders entitled to
                      vote at any meeting of the    request a special meeting of
                      stockholders, provided that   the stockholders and the
                      the record date does not      record date for determining
                      precede the date of the       stockholders entitled to
                      resolution fixing the record  notice of and to vote at the
                      date nor fall more than 60    special meeting.
                      nor less than ten days
                      before the date of such       FSP Corp.'s bylaws provide
                      meeting.  If no record date   that the FSP board may set a
                      is fixed by the board of      record date for the
                      directors, the record date    determination of the
                      will be the close of          stockholders entitled to
                      business on the day next      notice of or to vote at any
                      preceding the day on which    meeting of stockholders, or
                      notice is given, or if        stockholders entitled to
                      notice is waived, at the      receive payment of any
                      close of business on the day  dividend or the allotment of
                      next preceding the day on     any other rights, or in
                      which the meeting is held.    order to make determination
                                                    of stockholders for any
                      The bylaws of each target     other proper purpose;
                      REIT provide that such        provided that the date is
                      target REIT board may fix a   not more than 90 days and,
                      date as a record date for     in the case of a meeting of
                      the determination of the      stockholders, not less than
                      stockholders entitled to      ten days, before the date on
                      notice of or to vote at any   which the meeting or
                      meeting of stockholders, or   particular action requiring
                      to express consent or         such determination of
                      dissent to action in writing  stockholders is to be held
                      without a meeting, or         or taken.  If no record date
                      entitled to receive payment   is fixed, the record date
                      of any dividend or other      for the determination of
                      distribution or allotment of  stockholders entitled to
                      any rights, or for the        notice of or to vote at a
                      purpose of any other lawful   meeting of stockholders
                      action; provided that that    shall be at the close of
                      date is not more than 60      business on the day on which
                      days nor less than ten days   the notice of meeting is
                      before the date of such       mailed or the 30th date
                      meeting, nor more than ten    before the meeting,
                      days after the date of        whichever is the closer date
                      adoption of a record date     to the meeting; and the
                      for a written consent         record date for the
                      without a meeting, nor more   determination of
                      than 60 days prior to any     stockholders entitled to
                      other action to which such    receive payment of a
                      record date relates.  If no   dividend or an allotment of
                      record date is fixed, the     any other rights shall be
                      record date for determining   the close of business on the
                      stockholders entitled to      day on which the resolution
                      notice of or to vote at a     of the directors declaring
                      meeting of stockholders       the dividend or allotment of
                      shall be the close of         rights is adopted, but the
                      business on the day before    payment or allotment may not
                      the meeting.  The record      be made more than 60 days
                      date for determining          following the date on which


                                      124


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      stockholders entitled to      such resolution is adopted.
                      express written consent
                      without a meeting shall be
                      the day on which the first
                      written consent is properly
                      delivered to the
                      corporation.  The record
                      date for any other purpose
                      shall be the close of the
                      business day on which the
                      target REIT board adopts the
                      resolution relating to such
                      purpose.

Notice requirement    Under the Delaware general    Under Maryland law, written
for stockholder       corporation law, written      or electronic notice of any
meetings              notice of any meeting of the  meeting of the stockholders
                      stockholders must be given    must be given not less than
                      not less than ten nor more    ten nor more than 90 days
                      than 60 days before the date  before the date of the
                      of the meeting to each        meeting to each stockholder
                      stockholder entitled to vote  entitled to vote at such
                      at such meeting.              meeting or otherwise
                                                    entitled to notice of such
                      The bylaws of each target     meeting.
                      REIT provide that except as
                      otherwise provided by law,    FSP Corp.'s bylaws provide
                      written notice of any         that not less than ten nor
                      meeting of the stockholders   more than 90 days before
                      shall be given not less than  each meeting of
                      ten nor more than 60 days     stockholders, the secretary
                      before the date of the        shall give to each
                      meeting to each stockholder   stockholder entitled to vote
                      entitled to vote at such      at such meeting and to each
                      meeting.                      stockholder not entitled to
                                                    vote, who is nevertheless
                                                    entitled to notice of the
                                                    meeting, written or printed
                                                    notice stating the time and
                                                    place of the meeting and, in
                                                    the case of a special
                                                    meeting or as otherwise may
                                                    be required by statute, the
                                                    purpose for which the
                                                    meeting is called.

Advance notice        The Delaware general          Under Maryland law, the
provisions for board  corporation law does not      charter or bylaws of a
nomination and other  contain any specific advance  corporation may require any
stockholder           notice provisions for notice  stockholder proposing a
business--annual      of stockholder nominations    nominee for election as a
meetings              of directors or stockholder   director or any other matter
                      proposals of business.        for consideration at a
                                                    meeting of the stockholders
                      The charters and bylaws of    to provide advance notice of
                      the target REITs do not       the nomination or proposal
                      contain any specific advance  to the corporation of (1)
                      notice provisions for notice  not more than 90 days before
                      of stockholder nominations    the date of the meeting; or,
                      of directors or stockholder   (2) in the case of an annual
                      proposals of business for     meeting, 90 days before
                      an annual meeting.            either (a) the first


                                      125


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                                                    anniversary of the mailing
                                                    date of the notice of the
                                                    preceding year's annual
                                                    meeting or (b) the preceding
                                                    year's annual meeting;
                                                    or (3) another time
                                                    specified in the charter or
                                                    bylaws.

                                                    FSP Corp.'s bylaws provide
                                                    that nominations of
                                                    directors or stockholder
                                                    proposals of business may be
                                                    made at an annual meeting by
                                                    any stockholder entitled to
                                                    vote at that meeting if (1)
                                                    that stockholder has
                                                    delivered notice of such
                                                    nominations or other
                                                    business to the Secretary of
                                                    FSP Corp. not less than 90
                                                    days nor more than 120 days
                                                    prior to the first
                                                    anniversary of the mailing
                                                    date of the notice of the
                                                    preceding year's annual
                                                    meeting, and (2) such
                                                    stockholder was a
                                                    stockholder of record at the
                                                    time of giving notice.

Advance notice        The Delaware general          Under Maryland law, the
provisions for board  corporation law does not      charter or bylaws of a
nomination and other  contain any specific advance  corporation may require any
stockholder           notice provisions for notice  stockholder proposing a
business--special     of stockholder nominations    nominee for election as a
meetings              of directors or stockholder   director or any other matter
                      proposals of business.        for consideration at a
                                                    meeting of the stockholders
                      The target REITs' bylaws      to provide advance notice of
                      provide that business         the nomination or proposal
                      transacted at any special     to the corporation of not
                      meeting of stockholders       more than 90 days before the
                      shall be limited to matters   date of the meeting or
                      relating to the purpose or    another time that may be
                      purposes stated in the        specified in the
                      notice of the meeting.        corporation's charter or
                                                    bylaws.
                      The charters and bylaws of
                      the target REITs do not       FSP Corp.'s bylaws provide
                      contain any specific advance  that business shall be
                      notice provisions for notice  conducted at a special
                      of stockholder nominations    meeting of stockholders and
                      of directors or stockholder   shall be limited to matters
                      proposals of business for     relating to the purpose or
                      special meetings.             purposes stated in the
                                                    notice of the meeting.

                                                    Stockholder nominations of
                                                    directors may be made at a
                                                    special meeting at which


                                      126


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                                                    directors are to be elected,
                                                    by any stockholder entitled
                                                    to vote at that meeting if
                                                    (1) that stockholder has
                                                    delivered notice of such
                                                    nominations to the Secretary
                                                    of FSP Corp. not earlier
                                                    than the 120th day prior to
                                                    such special meeting and not
                                                    later than the close of
                                                    business on the later of the
                                                    90th day prior to such
                                                    special meeting or the tenth
                                                    day following the day on
                                                    which public announcement is
                                                    first made of the date of
                                                    the special meeting and of
                                                    the nominees proposed by the
                                                    FSP board, and (2) such
                                                    stockholder was a
                                                    stockholder of record at the
                                                    time of giving notice.

Number of directors   The Delaware general          Maryland law requires that
                      corporation law requires      there be a board of
                      that there be a board of      directors of the corporation
                      directors of the corporation  with at least one director.
                      with at least one director.
                                                    FSP Corp.'s charter and
                      The bylaws of each target     bylaws provide that the
                      REIT provide that the number  number of directors never be
                      of directors be determined    reduced to less than the
                      by resolution of the          minimum number required by
                      stockholders or the target    Maryland law.  The number of
                      REIT board, but in no event   directors may be increased
                      shall it be less than one.    or decreased by the vote of
                      The number of directors may   a majority of the entire
                      be decreased by the           Board of Directors at any
                      stockholders or by a          regular meeting or any
                      majority of the directors in  special meeting called for
                      office, but only to           that purpose, provided that
                      eliminate vacancies existing  the tenure of office of a
                      by reason of the death,       director cannot be affected
                      resignation, removal or       by any decrease in the
                      expiration of the term of     number of directors.
                      one or more directors.  The
                      number of directors may be    FSP Corp.'s board of
                      increased at any time by the  directors currently consists
                      stockholders or by a          of seven directors.
                      majority of the directors
                      then in office.

                      Addison Circle's board of
                      directors currently consists
                      of six directors.

                      Collins Crossing's board of
                      directors currently consists
                      of six directors.


                                      127


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      Montague's board of
                      directors currently consists
                      of six directors.

                      Royal Ridge's board of
                      directors currently consists
                      of six directors.

Election of directors Directors are elected by a    Directors are elected by a
                      plurality of the votes cast   plurality of the votes cast
                      on the election by            at a meeting of stockholders
                      stockholders entitled to      at which a quorum is
                      vote on such election.        present.  Stockholders do
                      Stockholders do not have      not have cumulative voting
                      cumulative voting rights in   rights in the election of
                      the election of directors.    directors.

Classified board of   The Delaware general          Maryland law provides that a
directors             corporation law provides      corporation may divide its
                      that a corporation's board    board into classes with
                      of directors may be divided   terms of office provided by
                      into one, two or three        the bylaws so long as (1) no
                      classes with staggered terms  term of office is longer
                      of office.                    than five years, (2) no term
                                                    of office is shorter than
                      Each of the Target REITs'     the period between annual
                      directors currently holds     meetings, and (3) the term
                      office until the next annual  of office of at least one
                      meeting of stockholders.      class expires each year.

                                                    FSP Corp. directors are
                                                    divided into three classes
                                                    and are elected to a term of
                                                    three years and hold office
                                                    until the third annual
                                                    stockholder meeting after
                                                    their election.

Removal of directors  Under the Delaware general    Under Maryland law, unless
                      corporation law, a director   otherwise provided by a
                      may be removed from office,   corporation's charter, a
                      with or without cause, by     director may be removed from
                      the affirmative vote of a     office, with or without
                      majority of the shares then   cause, by the affirmative
                      entitled to vote at an        vote of a majority of the
                      election of directors,        shares then entitled to vote
                      except (1) unless a           at an election of directors,
                      corporation's charter         except (1) a director
                      provides otherwise, a         sitting on a classified
                      director sitting on a         board of directors may only
                      classified board may only be  be removed for cause, (2) if
                      removed for cause, (2) if a   a corporation has cumulative
                      corporation has cumulative    voting and less than the
                      voting and less than the      entire board is to be
                      entire board is to be         removed, a director cannot
                      removed a director cannot be  be removed without cause if
                      removed without cause if the  the votes cast against his


                                      128


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      votes cast against his        removal would be sufficient
                      removal would be sufficient   to elect him if then
                      to elect him if then          cumulatively voted at an
                      cumulatively voted at an      election of the entire board
                      election of the entire board  of directors, and (3) if the
                      of directors, and (3) if the  stockholders of any class or
                      stockholders of any class or  series are entitled
                      series are entitled           separately to elect one or
                      separately to elect one or    more directors, a director
                      more directors, a director    elected by a class or series
                      elected by a class or series  may not be removed without
                      may not be removed without    cause except by the
                      cause except by the           affirmative vote of a
                      affirmative vote of a         majority of all the votes of
                      majority of all the votes of  that class or series.
                      that class or series.
                                                    FSP Corp.'s charter provides
                      The target REITs' charters    that a director may be
                      and bylaws provide that       removed from office only for
                      except as otherwise provided  cause based on a material
                      by the General Corporation    breach of his duties or
                      Law of Delaware, any          obligations to FSP Corp.,
                      director may be removed,      and then only by the
                      with or without cause, by     affirmative vote of the
                      the holders of a majority of  holders of at least
                      the shares then entitled to   two-thirds of the votes
                      vote at an election of        entitled to be cast in the
                      directors, except that the    election of directors.
                      directors elected by the
                      holders of a particular
                      class or series of stock may
                      be removed without cause
                      only by vote of the holders
                      of a majority of the
                      outstanding shares of such
                      class or series.  A meeting
                      for the purpose of removing
                      one or more directors may be
                      called by the holders of 35%
                      or more of the outstanding
                      shares of preferred stock
                      and at such a meeting any
                      director may be removed with
                      or without cause by a vote
                      of greater than 50% of the
                      outstanding shares of
                      preferred stock.

Board of director     Under the Delaware general    Under Maryland law, the
vacancies             corporation law, any vacancy  stockholders may elect a
                      is to be filled as the        successor to fill a vacancy
                      bylaws of the corporation     on the board of directors
                      provide.                      which results from the
                                                    removal of a director,
                      The target REITs' bylaws      except that if the
                      provide that any vacancy,     stockholders of any class or
                      unless and until filled by    series are entitled
                      the stockholders, including   separately to elect one or
                      a vacancy resulting from an   more directors, the
                      increase in the number of     stockholders of that class


                                      129


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      directors, may be filled by   or series may elect a
                      vote of a majority of the     successor to fill a vacancy
                      directors then in office,     on the board of directors
                      although less than a quorum,  which results from the
                      or by a sole remaining        removal of a director
                      director.                     elected by that class or
                                                    series.  Also, unless
                                                    otherwise provided by the
                                                    corporation's charter, a
                                                    majority of the sitting
                                                    directors may fill a vacancy
                                                    on the board except that if
                                                    the stockholders of any
                                                    class or series are entitled
                                                    separately to elect one or
                                                    more directors, a majority
                                                    of the remaining directors
                                                    elected by that class or
                                                    series or the sole remaining
                                                    director elected by that
                                                    class or series may fill any
                                                    vacancy among the number of
                                                    directors elected by that
                                                    class or series.

                                                    FSP Corp.'s charter provides
                                                    that any vacancy, other than
                                                    that resulting from an
                                                    increase in the number of
                                                    authorized directors, shall
                                                    be filled by the vote of a
                                                    majority of the directors
                                                    then in office.  A vacancy
                                                    created by an increase in
                                                    the number of authorized
                                                    directors shall be filled by
                                                    the vote of a majority of
                                                    the entire Board of
                                                    Directors.

Special meetings of   The target REITs' bylaws      FSP Corp.'s bylaws provide
the board of          provide that special          that special meetings of the
directors             meetings of the Board of      board of directors may be
                      Directors may be held at any  called by the Chairman of
                      time and place designated in  the Board, the President, or
                      a call by the Chairman of     a majority of the directors
                      the Board (in the case of     then in office.
                      Royal Ridge and Addison
                      Circle alone), the
                      President, two or more
                      directors, or by one
                      director in the event that
                      there is only a single
                      director in office.

Indemnification       Under the Delaware general    Under Maryland law, a
                      corporation law, a            corporation may indemnify
                      corporation has the power to  any director, officer,
                      indemnify any officer,        employee, or agent made a


                                      130


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      director, employee or agent   party to any proceeding by
                      made a party to any           reason of service in that
                      proceeding by reason of       capacity unless it is
                      service in that capacity if   established that the act or
                      the party acted in good       omission of the party was
                      faith and in a manner the     material to the matter
                      party reasonably believed to  giving rise to the
                      be in or not opposed to the   proceeding, and (1) was
                      best interests of the         committed in bad faith; (2)
                      corporation, and, with        was the result of active and
                      respect to any criminal       deliberate dishonesty; (3)
                      action or proceeding, had no  the party actually received
                      reasonable cause to believe   an improper personal benefit
                      the conduct in question was   in money, property, or
                      unlawful.  However,           services; or (4) in the case
                      indemnification for           of any criminal proceeding,
                      liability to the corporation  the party had reasonable
                      itself may only be given if   cause to believe that the
                      the Court of Chancery or the  act or omission was
                      court in which such action    unlawful.
                      or suit was brought
                      determines that such person   Before indemnification can
                      is fairly and reasonably      be granted, there must be an
                      entitled to indemnity.        authorization by the board
                                                    of directors, special legal
                      Any such indemnification can  counsel appointed by the
                      only be made once authorized  board of directors, or the
                      by (1) a majority vote of     stockholders, that the
                      the directors who are not     conduct of the director,
                      parties to such action, suit  officer, employee or agent
                      or proceeding, even though    seeking indemnification
                      less than a quorum, (2) a     meets the standard given
                      committee of such directors   above.
                      designated by majority vote
                      of such directors, even       Unless limited by the
                      though less than a quorum,    corporation's charter, a
                      (3) if there are no such      director, officer, employee,
                      directors, or if such         or agent who has been
                      directors so direct, by       successful, on the merits or
                      independent legal counsel in  otherwise, in the defense of
                      a written opinion, or (4)     any proceeding referred to
                      the stockholders.             above shall be indemnified
                                                    against reasonable expenses
                      Notwithstanding any of the    incurred by that party in
                      provisions above, the         connection with the
                      Delaware general corporation  proceeding.
                      law dictates that to the
                      extent that a present or      Any indemnification of, or
                      former director or officer    advance of expenses to, a
                      of a corporation has been     director, officer, employee,
                      successful on the merits or   or agent must be reported in
                      otherwise in defense of any   writing to the stockholders
                      action arising out of his     with the notice of the next
                      service, that director or     stockholders' meeting or
                      officer shall be indemnified  prior to the meeting.
                      against expenses (including
                      attorneys' fees) actually     FSP Corp.'s charter and
                      and reasonably incurred in    bylaws provide that FSP
                      the defense.                  Corp. will indemnify its
                                                    directors and officers to


                                      131


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      The target REITs' charters    the full extent permitted by
                      provide for indemnification   Maryland law, subject to the
                      of directors and officers of  conditions that (1) no
                      the corporation to the full   indemnification will be
                      extent permitted by the       given if the director or
                      Delaware general corporation  officer is held liable to
                      law, subject to the           the corporation itself and
                      conditions that (1) the       (2) the termination of any
                      target REIT shall not         proceeding by conviction, or
                      indemnify any party in        a plea of nolo contendere or
                      connection with a proceeding  an entry of probation prior
                      (or part thereof) initiated   to judgment each creates a
                      by that same party unless     rebuttable presumption that
                      the initiation was approved   the officer or director did
                      by the Board of Directors     not meet the requisite
                      and (2) the target REIT       standard of conduct for
                      shall not indemnify any       indemnification.  FSP Corp.
                      party to the extent such      will not indemnify in any
                      party is reimbursed from the  suit where the potential
                      proceeds of insurance.        indemnitee is found to be
                                                    liable for receiving
                                                    improper benefit and will
                                                    not indemnify any party to
                                                    the extent that such party
                                                    is reimbursed from the
                                                    proceeds of insurance.

                                                    Notwithstanding any of the
                                                    provisions above, FSP Corp.
                                                    will indemnify any director
                                                    or officer that is
                                                    successful in defense of any
                                                    action arising out of his
                                                    position with FSP Corp. or
                                                    his service at the request
                                                    of FSP Corp.

Charter amendment,    Under the Delaware general    Under Maryland law, any
merger, sale of       corporation law, any          charter amendment, merger,
assets, share         amendment to a corporation's  sale of assets, share
exchange and          charter requires the          exchange or consolidation
consolidation         affirmative vote of a         requires the affirmative
                      majority of the outstanding   vote of two-thirds of the
                      stock entitled to vote on     shares of stock entitled to
                      the matter, and a majority    vote on the matter, unless a
                      of the outstanding stock of   lesser percentage (but not
                      each class entitled to vote   less than a majority of all
                      on the matter as a class.     the votes to be cast on the
                      The holders of the            matter) is set forth in the
                      outstanding shares of a       corporation's charter.
                      class are entitled to vote
                      as a class if the amendment   FSP Corp.'s charter provides
                      would increase or decrease    that, in addition to a
                      the aggregate number of       majority of the shares of
                      authorized shares of such     outstanding capital stock,
                      class, increase or decrease   as required by law, the
                      the par value of the shares   affirmative vote of a
                      of such class, or alter or    majority of shares of
                      change the powers,            preferred stock is required
                      preferences, or special       to amend the charter, merge


                                      132


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      rights of the shares of such  or consolidate into or with
                      class so as to affect them    any other corporation or
                      adversely.                    other entity, sell all or
                                                    substantially all of its
                      Under the Delaware general    assets, or engage in a share
                      corporation law, any merger,  exchange.
                      consolidation, or sale of
                      substantially all assets
                      requires the affirmative
                      vote of a majority of the
                      outstanding stock of the
                      corporation entitled to vote
                      on the matter.

                      The target REITs' charters
                      provide that, in addition to
                      a majority of the shares of
                      outstanding capital stock,
                      as required by law, the
                      affirmative vote of a
                      majority of shares of
                      preferred stock is required
                      to amend or repeal any
                      provision of, or add any
                      provision to the charter,
                      merge or consolidate into or
                      with any other corporation
                      or other entity, or sell all
                      or substantially all of its
                      assets.

Amendment of bylaws   Under the Delaware general    Under Maryland law, the
                      corporation law, the power    power to adopt, alter, and
                      to adopt, amend or repeal     repeal the bylaws of the
                      bylaws is vested in the       corporation is vested in the
                      stockholders. The fact that   stockholders except to the
                      such power may be conferred   extent that the charter or
                      upon the directors or         bylaws vest it in the board
                      governing body does not       of directors.
                      divest the stockholders of
                      their power to adopt, amend   FSP Corp.'s bylaws provide
                      or repeal bylaws.             that the Board of Directors
                                                    shall have the power to
                      The target REITs' bylaws      adopt, alter or repeal any
                      provide that the bylaws may   provision of the bylaws and
                      be amended or repealed by     to make new bylaws.
                      the affirmative vote of a
                      majority of the directors
                      present at any regular or
                      special meeting of the
                      target REIT board at which a
                      quorum is present.
                      Furthermore, the bylaws may
                      be amended or repealed by
                      the affirmative vote of the
                      holders of a majority of the
                      shares of the capital stock
                      of the corporation issued


                                      133


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      and outstanding and entitled
                      to vote at any regular
                      meeting of stockholders, or
                      at any special meeting of
                      stockholders, provided
                      notice of such amendment or
                      repeal has been stated in
                      the notice of such special
                      meeting.

Anti-takeover         The target REITs' charters    Under Maryland law, a
statutes              provide that Delaware's       corporation may not engage
                      anti-takeover statute does    in any business combination
                      not apply to each target      with any stockholder who
                      REIT.                         owns, directly or
                                                    indirectly, 10% or more of
                                                    the outstanding voting stock
                                                    of the corporation (an
                                                    "interested stockholder") or
                                                    any affiliate of the
                                                    interested stockholder for a
                                                    period of 5 years following
                                                    the most recent date on
                                                    which the interested
                                                    stockholder became an
                                                    interested stockholder
                                                    unless the Board of
                                                    Directors of the corporation
                                                    approves and exempts the
                                                    business combination from
                                                    such requirement or there
                                                    are fewer than 100
                                                    beneficial owners of stock
                                                    in the corporation or
                                                    certain other conditions are
                                                    met.

Par value,            The Delaware general          Maryland law permits a
dividends, and        corporation law permits a     corporation to declare and
repurchases of shares corporation to declare and    pay dividends and make other
                      pay dividends out of its      distributions to
                      surplus (usually net assets   shareholders, unless after
                      minus aggregate par value of  giving effect to the
                      outstanding shares) or out    distribution (1) the
                      of its net profits for the    corporation would not be
                      fiscal year in which the      able to pay indebtedness of
                      dividend is declared and/or   the corporation as it
                      the preceding fiscal year.    becomes due in the usual
                      If the capital of the         course of business, or (2)
                      corporation is diminished by  the corporation's total
                      depreciation of losses to an  assets would be less than
                      amount less than the          the sum of its total
                      aggregate amount of the       liabilities plus, unless the
                      capital represented by the    charter permits otherwise,
                      issued and outstanding stock  the amount that would be
                      of all classes having a       needed if the corporation
                      preference upon the           were to be dissolved at the
                      distribution of assets, then  time of the distribution, to
                      the directors cannot declare  satisfy the preferential


                                      134


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      and pay dividends out of net  rights upon dissolution of
                      profits until the deficiency  stockholders whose
                      of capital has been repaired. preferential rights on
                                                    dissolution are superior to
                      While Delaware grants no      those receiving the
                      explicit statutory authority  distribution.
                      to repurchase shares, there
                      is also no law supporting     In addition, Maryland law
                      the proposition that          provides that a corporation
                      directors of a company        may acquire its own shares
                      cannot approve efforts to     and that shares so acquired
                      repurchase shares for the     constitute authorized but
                      benefit of the company.       unissued shares.

Dissenters' or        Under the Delaware general    Under Maryland law, a
appraisal rights      corporation law, appraisal    stockholder of a Maryland
                      rights are generally          corporation has the right to
                      available for holders of any  demand and receive payment
                      class or series of stock of   of the fair value of his
                      a constituent corporation in  stock in the event of (1)
                      a merger or consolidation     any merger or consolidation
                      who do not vote in favor of   of the corporation, (2) any
                      or otherwise consent to the   transfer of assets requiring
                      merger or consolidation and   stockholder approval, (3)
                      who continue to hold stock    any charter amendment which
                      through the effective date    alters the contract rights,
                      of the merger or              as expressly set forth in
                      consolidation.  However, no   the charter, of any
                      appraisal rights are          outstanding stock and
                      available for the shares of   substantially adversely
                      any class or series of stock  affects the stockholder's
                      that, at the record date      rights, unless the right to
                      fixed to determine the        do so is reserved by the
                      stockholders entitled to      charter of the corporation,
                      receive notice of and to      or (4) any business
                      vote upon merger or           combination covered by the
                      consolidation, were either    Maryland Business
                      (1) listed on a national      Combination Act, unless (a)
                      securities exchange or        the stock received is listed
                      designated as a national      on a national securities
                      market system security on an  exchange or (b) the stock
                      interdealer quotation system  received is that of the
                      by the National Association   surviving corporation in a
                      of Securities Dealers, Inc.   merger that meets certain
                      or (2) held of record by      requirements including that
                      more than 2,000 holders; and  the survivor's charter does
                      no appraisal rights are       not alter the contract
                      available for any shares of   rights of the stockholders
                      stock of the constituent      or reserve the right to do
                      corporation surviving a       so.
                      merger if the merger did not
                      require for its approval the
                      vote of the stockholders of
                      the surviving corporation.

                      Notwithstanding the
                      provisions above, appraisal


                                      135


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                      rights are available under
                      the Delaware general
                      corporation law where the
                      consideration received in a
                      merger or consolidation is
                      anything other than (1)
                      shares of stock of the
                      surviving corporation, (2)
                      shares of stock of any other
                      corporation, which at the
                      effective date of the merger
                      or consolidation will be
                      either listed on a national
                      securities exchange or
                      designated as a national
                      market system security on an
                      interdealer quotation system
                      by the National Association
                      of Securities Dealers, Inc.
                      or held of record by more
                      than 2,000 holders, (3) cash
                      in lieu of fractional
                      shares, or (4) any
                      combination of the above.

                      Dissenters' rights of target
                      REIT stockholders are
                      discussed in greater detail
                      in the section of this
                      prospectus entitled "The
                      Mergers - Appraisal Rights
                      of Dissenting Stockholders
                      of Target REITs."

Inspection rights     Under the Delaware general    Under Maryland law, any
                      corporation law, any          stockholder may inspect and
                      stockholder has the right to  copy that corporation's
                      inspect for any proper        bylaws, the minutes of the
                      purpose and to make copies    proceedings of its
                      and extracts from the         stockholders, its annual
                      corporation's stock ledger,   statements of affairs and
                      a list of its stockholders,   voting trust agreements on
                      its other books and records   file at the corporation's
                      and a subsidiary's books and  principal office.  Any
                      records, to the extent that   stockholder may present to
                      the corporation has actual    any officer or resident
                      possession and control of     agent of the corporation a
                      such records of such          written request for a
                      subsidiary or the             statement showing all stock
                      corporation could obtain      and securities issued by the
                      such records through the      corporation during a
                      exercise of control over      specified period of not more
                      such subsidiary without       than 12 months before the
                      violating its contractual     date of the request.
                      obligations to the
                      subsidiary or the             Furthermore, one or more
                      subsidiary's legal rights.    persons who together are and
                                                    for at least six months have
                                                    been stockholders of record
                                                    of at least 5 percent of the


                                      136


                      Target REIT (Delaware)        FSP Corp. (Maryland)

                                                    outstanding stock of any
                                                    class of a corporation may
                                                    inspect and copy during
                                                    usual business hours the
                                                    corporation's books of
                                                    account and its stock
                                                    ledger; present to any
                                                    officer or resident agent of
                                                    the corporation a written
                                                    request for a statement of
                                                    its affairs; and in the case
                                                    of any corporation which
                                                    does not maintain the
                                                    original or a duplicate
                                                    stock ledger at its
                                                    principal office, present to
                                                    any officer or resident
                                                    agent of the corporation a
                                                    written request for a list
                                                    of its stockholders.


                                      137


                   BUSINESS AND PROPERTIES OF THE TARGET REITs

      Each target REIT was formed for the purpose of acquiring, developing and
operating its property. The principal investment objectives of the target REITs
are to provide their target REIT stockholders with regular quarterly cash
distributions; to obtain long-term appreciation in the value of their property;
and to preserve and protect their target REIT stockholders' capital. The target
REITs share executive offices with FSP Corp. Each target board believes the
property owned by its related target REIT is adequately covered by insurance.

      There is no established public trading market for the preferred stock of
any of the target REITs.

      The following table indicates the number of holders of record of preferred
stock in each of the target REITs as of August 13, 2004, based upon the number
of record holders reflected in the corporate records of that target REIT.

             Target REIT                  Number of Record Holders
             -----------                  ------------------------

           Addison Circle                           380

           Collins Crossing                         449

           Montague                                 331

           Royal Ridge                              246

      Set forth below are the distributions per share of preferred stock that
each target REIT has made in each quarter since the quarter ended June 30, 2002
or since such target REIT was syndicated, if such syndication occurred after
June 30, 2002.

            Dividends Distributed per Share of Preferred Stock (in $)



Target REIT                                                     Quarter Ended
-----------                                                     -------------

                    6/30/02     9/30/02     12/31/02     3/31/03     6/30/03      9/30/03     12/31/03     3/31/04     6/30/04
                    -------     -------     --------     -------     -------      -------     --------     -------     -------

                                                                                           
Addison Circle          N/A         N/A          N/A    1,189.22    2,050.00     2,031.00    2,008.00     1,989.00    2,050.00

Collins Crossing        N/A         N/A          N/A         N/A       97.78     1,471.64    2,067.00     2,399.00    2,223.00

Montague                N/A         N/A       537.20    2,702.00    2,737.00     2,817.00    2,863.00     2,873.00    2,934.50

Royal Ridge             N/A         N/A          N/A         N/A    1,073.50     1,783.00    1,766.00     1,802.00    1,799.00


      Each target REIT expects to declare in the fourth quarter of 2004 and pay
to its target REIT stockholders thereafter a dividend with respect to its third
and fourth quarter 2004 operations. Pursuant to the merger agreement, such
dividends will be paid in an amount consistent with past practice and custom of
the relevant target REIT. The cash paid out in these dividends will reduce the
amount of cash held by each target REIT and acquired by FSP Corp. upon
consummation of the mergers. Because the target REITs have not yet declared
these cash dividends, FSP Corp. cannot estimate the aggregate amount of such
dividends. As the target REITs will cease to exist upon consummation of the
mergers, FSP Corp. does not expect that they will continue to pay quarterly
dividends after such consummation.


                                      138


      The following table sets forth the percentage of leased space and weighted
annual average base rent per square foot for each property owned by the target
REITs for the years ended December 31, 2001, 2002 and 2003 (to the extent
applicable).

                                                        Weighted Annual Average
                                                        Base Rent/Net Rentable
        Target REIT         Percentage of Leased Space       Square Foot*
        -----------         --------------------------       ------------

      Addison Circle

December 31, 2002                     100%                      $22.74
December 31, 2003                     100%                      $23.08

     Collins Crossing

December 31, 2003                     100%                      $22.34

         Montague

December 31, 2002                     100%                      $24.99
December 31, 2003                     100%                      $25.96

       Royal Ridge**

December 31, 2003                     100%                      $13.32

      * All rents are base rent only without step rents or operating expense
recoveries. Montague and Royal Ridge are net leases and Addison Circle and
Collins Crossing are gross rent leases.

      ** Royal Ridge rents for 2003 included a credit from the seller of the
property for free rental periods.

      The following table sets forth for each property owned by the target
REITs, the number of tenants leasing 10% or more of the rentable square feet,
the principal nature of the business of such tenant and the principal
businesses, occupations and professions carried on in the property:



                      Number of
                   Tenants Leasing
                   10% or More of                                            Principal Businesses Carried
                     Space as of         Principal Nature of                   on in the Property as of
Target REIT            6/30/04            Tenant's Business                            6/30/04
-----------        ---------------        -----------------                  ----------------------------

                                                                   
Addison Circle         Three           Provider of integrated               None; tenant has partially
                                       communications and                   subleased space to general office
                                       telecommunications services          tenants

                                       Real estate services company         General office use

                                       Software developer                   General office use

Collins Crossing       Two             Provider of communications           Business headquarters and general
                                       software solutions                   office use

                                       Software provider                    None; tenant has partially
                                                                            subleased space to general office
                                                                            tenants

Montague               One             Provider of sophisticated            General office use
                                       manufacturing systems used to
                                       create advanced integrated circuits



                                      139




                      Number of
                   Tenants Leasing
                   10% or More of                                            Principal Businesses Carried
                     Space as of         Principal Nature of                   on in the Property as of
Target REIT            6/30/04            Tenant's Business                            6/30/04
-----------        ---------------        -----------------                  ----------------------------

                                                                   
Royal Ridge            Three           Insurance company                    General office use

                                       Distributor of electrical materials  General office use

                                       Real estate developer                General office use


      The following table sets forth, for each tenant leasing 10% or more of the
rentable square feet in the properties owned by the target REITs, the principal
provisions of their leases:



                                                  Current Base Rent
                                                  as of 6/30/04
                                                  Annualized and
                                                  Percentage of
                                                  Square Feet Leased
Target REIT              Tenant                   as of 6/30/04         Expiration Date      Renewal Options
-----------              ------                   -------------         ---------------      ---------------

                                                                                 
Addison Circle           McLeod                   $2,312,952            March 31, 2007       Two 5-year options to renew at fair
                                                                                             market rent
                                                  31%
------------------------------------------------------------------------------------------------------------------------------------
                         Staubach                 $1,847,218            April 30, 2009       Two 5-year options to renew at fair
                                                                                             market rent
                                                  28%
------------------------------------------------------------------------------------------------------------------------------------
                         J.D. Edwards             $1,442,559            February 28, 2005    Tenant has exercised early termination
                                                                                             option.
                                                  20%
------------------------------------------------------------------------------------------------------------------------------------
Collins Crossing         Inet                     $5,367,284            June 30, 2010        Two 5-year options to renew at fair
                                                                                             market rent
                                                  80%
------------------------------------------------------------------------------------------------------------------------------------
                         Macromedia               $1,377,456            February 28, 2006    One 5-year option to renew at fair
                                                                                             market rent or last month's rent
                                                  18%
------------------------------------------------------------------------------------------------------------------------------------
Montague                 Novellus                 $4,045,755            December 31, 2006    None

                                                  100%
------------------------------------------------------------------------------------------------------------------------------------
Royal Ridge              Combined Specialty       $1,183,688            November 30, 2012    Two 3-year options to renew at 95% of
                         Insurance Company                                                   fair market rent
                                                  51%
------------------------------------------------------------------------------------------------------------------------------------
                         Hagemeyer North America  $778,193              October 31, 2012     Two 5-year options to renew at fair
                                                                                             market rent or last month's rent
                                                  38%
------------------------------------------------------------------------------------------------------------------------------------
                         CK Royal LLC             $232,444              January 29, 2005     None

                                                  11%
------------------------------------------------------------------------------------------------------------------------------------



                                      140


      The following table sets forth for each property owned by the target REITs
a schedule of lease expirations for each of the ten years beginning with 2004,
the number of tenants whose leases will expire, the total area in square feet
covered by such leases, the annual rental represented by such leases and the
percentage of gross annual rental represented by such leases:

--------------------------------------------------------------------------------
                                                  Total Annual
                    Number of                   Contract Rent as   Percentage of
                      Lease       Total Square     of 6/30/04      Annual Gross
  Target REIT      Expirations        Feet         annualized          Rent
--------------------------------------------------------------------------------
 Addison Circle
--------------------------------------------------------------------------------
      2004             One             9,139        $  182,780           3%

      2005             Two            64,076        $1,547,600          22%

      2006              --                --                --          --

      2007             Two           112,474        $2,849,446          41%

      2008             One             4,508        $   76,636           1%

      2009             Two            93,801        $2,029,252          29%

      2010             One             8,868        $  212,832           3%

      2011              --                --                --          --

      2012              --                --                --          --

      2013              --                --                --          --

      2014              --                --                --          --
--------------------------------------------------------------------------------
Collins Crossing
--------------------------------------------------------------------------------
      2004              --                --                --          --

      2005              --                --                --          --

      2006             One           55,394         $1,377,456         20%

      2007              --                --                --          --

      2008              --                --                --          --

      2009             One            2,000         $   16,800          0%

      2010             One           241,372        $5,367,284         79%

      2011              --                --                --          --

      2012              --                --                --          --

      2013              --                --                --          --

      2014              --                --                --          --
--------------------------------------------------------------------------------


                                      141


--------------------------------------------------------------------------------
                                                  Total Annual
                    Number of                   Contract Rent as   Percentage of
                      Lease       Total Square     of 6/30/04      Annual Gross
  Target REIT      Expirations        Feet         annualized          Rent
--------------------------------------------------------------------------------
    Montague
--------------------------------------------------------------------------------
      2004              --                --                --          --

      2005              --                --                --          --

      2006             One           145,951        $4,045,755         100%

      2007              --                --                --          --

      2008              --                --                --          --

      2009              --                --                --          --

      2010              --                --                --          --

      2011              --                --                --          --

      2012              --                --                --          --

      2013              --                --                --          --

      2014              --                --                --          --
--------------------------------------------------------------------------------
  Royal Ridge
--------------------------------------------------------------------------------
      2004              --                --                --          --

      2005             One            18,142        $  232,444          11%

      2006              --                --                --          --

      2007              --                --                --          --

      2008              --                --                --          --

      2009              --                --                --          --

      2010              --                --                --          --

      2011              --                --                --          --

      2012              --                --                --          --

      2013              --                --                --          --

      2014             Two           143,224        $1,961,881          89%
--------------------------------------------------------------------------------


                                      142


                SELECTED FINANCIAL INFORMATION OF ADDISON CIRCLE

      The following selected financial information is derived from the
historical financial statements of Addison Circle. This information should be
read in conjunction with "Management's Discussion and Analysis of Financial
Condition and Results of Operations" on pages 151 to 158 of this Consent
Solicitation/Prospectus.



                                                          For the                                For the
                                                      Six Months Ended                          Year Ended
                                                          June 30,                             December 31,
                                                   ---------------------     ---------------------------------------------
(In thousands, except share and per share data)       2004         2003         2003        2002      2001    2000    1999

                                                                                                 
Operating Data:
Total revenue                                      $  4,720     $  4,333     $  8,554    $  2,102       --      --      --
Net income (loss)                                     2,514        2,136        4,005      (2,869)      --      --      --
Net income (loss) attributable to
  preferred shareholders                              2,514        2,136        4,005      (3,182)      --      --      --

Ratio of earnings to fixed charges                      N/A          N/A          N/A         N/A       --      --      --
(Addison Circle has no permanent debt)

Net increase (decrease) in cash and
  cash equivalents                                     (374)         (39)         647       2,683       --      --      --

Net cash provided by (used for)
  operating activities                                1,074        1,265        5,393      (3,507)      --      --      --
Net cash used for distributions                       1,287        1,304        4,721         220       --      --      --

Balance Sheet Data
Cash and cash equivalents                             5,592        5,363        5,966       5,402       --      --      --

Total assets at book value                           55,915       56,650       56,667      57,228       --      --      --
Total assets at merger value                         56,117           --           --          --       --      --      --
Long term liabilities                                    --           --

Total liabilities                                     1,377        1,374        3,355       2,784       --      --      --
Total stockholders' equity                           54,538       55,276       53,312      54,444       --      --      --

Per Share Data:
Weighted average preferred shares
  outstanding                                           636          636          636         636       --      --      --

Net income (loss) per preferred share              $  3,953     $  3,358     $  6,297    $ (5,003)      --      --      --
Book value per preferred share                       85,752       86,912       83,824      85,604       --      --      --
Merger value per preferred share                     88,329           --           --          --       --      --      --
Distributions per preferred share                     2,024        2,050        7,423         346       --      --      --
Distributions per preferred share
  (return of capital)                                    --           --        1,154         346       --      --      --



                                      143


Selected unaudited quarterly financial data for Addison Circle

(in thousands, except shares and per share data)

                                                               2004
                                                       -------------------
                                                        First      Second
                                                       Quarter     Quarter
                                                       -------     -------

Revenue                                                $ 2,502     $ 2,218

Net income                                             $ 1,379     $ 1,135

Income to preferred shareholders                       $ 1,379     $ 1,135

Income per preferred share                             $ 2,168     $ 1,785

Shares                                                     636         636


                                                          2003
                                       -----------------------------------------
                                        First     Second      Third       Fourth
                                       Quarter    Quarter    Quarter     Quarter
                                       -------    -------    -------     -------

Revenue                                $ 2,107    $ 2,226    $ 2,098     $ 2,123

Net income                             $ 1,066    $ 1,070    $ 1,036     $   833

Income to preferred shareholders       $ 1,066    $ 1,070    $ 1,036     $   833

Income per preferred share             $ 1,676    $ 1,682    $ 1,629     $ 1,310

Shares                                     636        636        636         636


                                                        2002
                                      -----------------------------------------
                                       First     Second     Third       Fourth
                                      Quarter    Quarter    Quarter     Quarter
                                      -------    -------    -------     -------

Revenue                                 N/A        N/A        N/A       $ 2,102

Net income                              N/A        N/A        N/A       $(2,869)

Distributions to common shareholders    N/A        N/A        N/A       $   313

Loss to preferred shareholders          N/A        N/A        N/A       $(3,182)

Loss per preferred share                N/A        N/A        N/A       $(5,003)

Shares                                  N/A        N/A        N/A           636


                                      144


               SELECTED FINANCIAL INFORMATION OF COLLINS CROSSING

      The following selected financial information is derived from the
historical financial statements of Collins Crossing. This information should be
read in conjunction with "Management's Discussion and Analysis of Financial
Condition and Results of Operations" on pages 151 to 158 of this Consent
Solicitation/Prospectus.



                                                          For the                              For the
                                                      Six Months Ended                        Year Ended
                                                          June 30,                           December 31,
                                                   ---------------------     -----------------------------------------
(In thousands, except share and per share data)       2004         2003         2003     2002     2001    2000    1999

                                                                                             
Operating Data:
Total revenue                                      $  3,449     $  2,569     $  5,672       --      --      --      --
Net income (loss)                                     1,452       (2,343)        (976)      --      --      --      --
Net income (loss) attributable to
  preferred shareholders                              1,452       (2,496)      (1,349)

Ratio of earnings to fixed charges                      N/A          N/A          N/A       --      --      --      --
(Collins Crossing has no permanent debt)

Net increase (decrease) in cash and
  cash equivalents                                     (444)       3,967        2,942       --      --      --      --

Net cash provided by (used for)
  operating activities                                  799       (1,546)        (109)      --      --      --      --
Net cash used for distributions                       1,234          209        2,392       --      --      --      --

Balance Sheet Data
Cash and cash equivalents                             4,622        3,967        5,066       --      --      --      --

Total assets at book value                           47,932       49,292       49,314       --      --      --      --
Total assets at merger value                         50,485           --           --       --      --      --      --
Long term liabilities                                    --           --           --       --      --      --      --

Total liabilities                                     1,313          743        2,913       --      --      --      --
Total stockholders' equity                           46,619       48,549       46,401       --      --      --      --

Per Share Data:
Weighted average preferred shares
  outstanding                                           555          555          555       --      --      --      --

Net income (loss) per preferred share              $  2,616     $ (4,497)    $ (2,431)      --      --      --      --
Book value per preferred share                       83,998       87,476       83,605       --      --      --      --
Merger value per share                               90,964           --           --       --      --      --      --
Distributions per preferred share                     2,223          377        4,310       --      --      --      --
Distributions per preferred share
  (return of capital)                                    --           --        3,796       --      --      --      --



                                      145


Selected unaudited quarterly financial data for Collins Crossing

(in thousands, except shares and per share data)

                                                                    2004
                                                             -------------------
                                                              First      Second
                                                             Quarter     Quarter
                                                             -------     -------

Revenue                                                      $ 1,702     $ 1,747

Income to preferred shareholders                             $   752     $   700

Income (loss) per preferred share                            $ 1,355     $ 1,261

Shares                                                           555         555


                                                            2003
                                           -------------------------------------
                                            First    Second     Third    Fourth
                                           Quarter   Quarter   Quarter   Quarter
                                           -------   -------   -------   -------

Revenue                                     $ 653    $ 1,916   $ 1,962   $ 1,141

Income (loss) to preferred shareholders     $ 242    $(2,738)  $   787   $   360

Income (loss) per preferred share           $ 436    $(4,933)  $ 1,418   $   649

Shares                                        555        555       555       555


                                      146


                   SELECTED FINANCIAL INFORMATION OF MONTAGUE

      The following selected financial information is derived from the
historical financial statements of Montague. This information should be read in
conjunction with "Management's Discussion and Analysis of Financial Condition
and Results of Operations" on pages 151 to 158 of this Consent
Solicitation/Prospectus.



                                                         For the                              For the
                                                     Six Months Ended                        Year Ended
                                                         June 30,                           December 31,
                                                   --------------------    --------------------------------------------
(In thousands, except share and per share data)        2004        2003        2003        2002     2001    2000    1999

                                                                                               
Operating Data:
Total revenue                                      $  1,715    $  1,848    $  3,645    $  1,008       --      --      --
Net income (loss)                                     1,286       1,336       2,669      (1,249)      --      --      --
Net income (loss) attributable to
  preferred shareholders                              1,286       1,336       2,669      (1,281)      --      --      --

Ratio of earnings to fixed charges                      N/A         N/A         N/A         N/A       --      --      --
(Montague has no permanent debt)

Net increase in cash and
  cash equivalents                                       19          87         630         957       --      --      --

Net cash provided by (used for)
  operating activities                                  999       1,001       4,699      (3,034)      --      --      --
Net cash used for distributions                         980         914       3,714         320       --      --      --

Balance Sheet Data
Cash and cash equivalents                             3,612       3,417       3,594       3,330       --      --      --

Total assets at book value                           27,784      29,187      28,450      29,111       --      --      --
Total assets at merger value                         22,035          --          --          --       --      --      --
Long term liabilities                                    --          --          --          --       --      --      --

Total liabilities                                       401           2       1,371         930       --      --      --
Total stockholders' equity                           27,383      29,185      27,079      28,181       --      --      --

Per Share Data:
Weighted average preferred shares
  outstanding                                           334         334         334         334       --      --      --

Net income (loss) per preferred share              $  3,850    $  4,000    $  7,991    $ (3,835)      --      --      --
Book value per preferred share                       81,985      87,380      81,075      84,374       --      --      --
Merger value per share                               65,973          --          --          --       --      --      --
Distributions per preferred share                     2,934       2,737      11,120         958       --      --      --
Distributions per preferred share
  (return of capital)                                    --          --          --         958       --      --      --



                                      147


Selected unaudited quarterly financial data for Montague

(in thousands, except shares and per share data)

                                                                  2004
                                                          ---------------------
                                                           First         Second
                                                          Quarter       Quarter
                                                          -------       -------

Revenue                                                   $   866       $   849

Net income attributable to preferred shareholders         $   662       $   624

Income per preferred share                                $ 1,982       $ 1,868

Shares                                                        334           334


                                                         2003
                                    --------------------------------------------
                                     First        Second       Third      Fourth
                                    Quarter      Quarter      Quarter    Quarter
                                    -------      -------      -------    -------

Revenue                             $ 1,186      $   662      $  889     $   908

Net income                          $   915      $   421      $  656     $   677

Income per preferred share          $ 2,740      $ 1,260      $1,964     $ 2,027

Shares                                  334          334         334         334


                                                            2002
                                           -------------------------------------
                                            First     Second    Third     Fourth
                                           Quarter   Quarter   Quarter   Quarter
                                           -------   -------   -------   -------

Revenue                                      N/A       N/A     $   211    $ 797

Net income (loss)                            N/A       N/A     $(1,480)   $ 231

Distributions to common shareholder          N/A       N/A     $    --    $  32

Income (loss) to preferred shareholders      N/A       N/A     $(1,480)   $ 199

Income (loss) per preferred share            N/A       N/A     $(4,431)   $ 596

Shares                                       N/A       N/A         334      334


                                      148


                  SELECTED FINANCIAL INFORMATION OF ROYAL RIDGE

      The following selected financial information is derived from the
historical financial statements of Royal Ridge. This information should be read
in conjunction with "Management's Discussion and Analysis of Financial Condition
and Results of Operations" on pages 151 to 158 of this Consent
Solicitation/Prospectus.



                                                         For the                             For the
                                                     Six Months Ended                       Year Ended
                                                         June 30,                          December 31,
                                                   --------------------     ---------------------------------------
(In thousands, except share and per share data)        2004        2003        2003    2002     2001    2000   1999

                                                                                          
Operating Data:
Total revenue                                      $  1,517    $    590     $  2,264     --      --      --      --
Net income (loss)                                       679      (1,945)        (958)    --      --      --      --
Net income (loss) attributable to
  preferred shareholders                                679      (1,959)        (972)    --      --      --      --

Ratio of earnings to fixed charges                      N/A         N/A          N/A     --      --      --      --
(Royal Ridge has no permanent debt)

Net increase in cash and
  cash equivalents                                       50       2,452        1,214     --      --      --      --

Net cash provided by (used for)
  operating activities                                  585      (2,317)      (2,350)    --      --      --      --
Net cash used for distributions                         535         334        1,389     --      --      --      --

Balance Sheet Data
Cash and cash equivalents                             2,301       2,452        2,251     --      --      --      --

Total assets at book value                           24,768      25,432       25,170     --      --      --      --
Total assets at merger value                         27,042          --           --     --      --      --      --
Long term liabilities                                    --

Total liabilities                                       231         433          776     --      --      --      --
Total stockholders' equity                           24,537      24,999       24,394     --      --      --      --

Per Share Data:
Weighted average preferred shares
  outstanding                                        297.50      297.50       297.50     --      --      --      --

Net income (loss) per preferred share              $  2,282    $ (6,585)    $ (3,267)    --      --      --      --
Book value per preferred share                       82,477      84,030       81,997     --      --      --      --
Merger value per share                               90,897          --           --     --      --      --      --
Distributions per preferred share                     1,798       1,123        4,669     --      --      --      --
Distributions per preferred share
  (return of capital)                                    --          --        4,669     --      --      --      --



                                      149


Selected unaudited quarterly financial data for Royal Ridge

(in thousands, except shares and per share data)

                                                                   2004
                                                            --------------------
                                                             First        Second
                                                            Quarter      Quarter
                                                            -------      -------

Revenue                                                      $  762      $  755

Income to preferred shareholders                             $  346      $  333

Income per preferred share                                   $1,163      $1,119

Shares                                                        297.5       297.5


                                                            2003
                                           -------------------------------------
                                            First     Second    Third    Fourth
                                           Quarter   Quarter   Quarter   Quarter
                                           -------   -------   -------   -------

Revenue                                    $   238    $  352   $ 1,054   $   620

Net Income (loss)                          $(1,905)   $  (40)  $   654   $   333

Distributions to common shareholders       $    --    $   14   $    --   $    --

Income (loss) to preferred shareholders    $(1,905)   $  (54)  $   654   $   333

Income (loss) per preferred share          $(6,403)   $ (182)  $ 2,199   $ 1,119

Shares                                       297.5     297.5     297.5     297.5


                                      150


     MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
                        OF OPERATIONS OF THE TARGET REITS

      The following discussion should be read in conjunction with the financial
statements of Addison Circle, Collins Crossing, Montague and Royal Ridge and
notes thereto appearing elsewhere in this consent solicitation/prospectus.
Historical results and percentage relationships set forth in the respective
target REIT financial statements should not be taken as necessarily indicative
of future operations.

      Trends and Uncertainties

      Real Estate Operations

      It is difficult for management to predict what will happen to occupancy or
rents during the remainder of 2004 and beyond because the need for space and the
price tenants are willing to pay are tied to both the local economy and to the
larger trends in the economy, such as job growth, interest rates, and corporate
earnings, which in turn are tied to even larger macroeconomic and political
factors, such as the risk of war and terrorism. In addition to the difficulty of
predicting macroeconomic factors, it is difficult to predict how local markets,
projects, or tenants will suffer or benefit from changes in the larger economy.
Because each property is in a single geographical market and each property's
tenants are in diverse industries, these macroeconomic trends may have a
different effect on a property and on its tenants.

      Results of Operations of Addison Circle

      The Addison Circle property consists of a ten-story Class "A" suburban
office tower that contains approximately 293,787 square feet of space situated
on approximately 3.61 acres of land. Addison Circle acquired the property on
September 30, 2002.

      The property is leased to three major tenants that provide approximately
79% of the revenue. Bankruptcy or a material adverse change in financial
condition of any of these tenants may cause a material adverse affect to Addison
Circle. A major tenant, Peoplesoft has exercised its termination option and
notified Addison Circle of its intent to terminate its lease as of March 1,
2005.

Comparison of the six months ended June 30, 2004 to the six months ended
June 30, 2003

Revenue

      Total revenue increased $0.4 million, to $4.7 million for the six months
ended June 30, 2004, as compared to $4.3 million for the six months ended June
30, 2003. This increase is primarily due to a termination fee paid by a tenant
that exercised a termination option on its lease.

Expenses

      Total expenses were $2.2 million for the six months ended June 30, 2004,
and were consistent with the comparable period in 2003.

Comparison of the year ended December 31, 2003 to the period ended
December 31, 2002

      As discussed above, Addison Circle acquired the property on September 30,
2002; accordingly, there were twelve months of operations in 2003 compared to
three months of operations in 2002.


                                      151


Revenue

      Total revenue increased $6.5 million, to $8.6 million for the year ended
December 31, 2003, as compared to $2.1 million for the period ended December 31,
2002.

      The increase in rental income of $6.5 million, as compared to the period
ended December 31, 2002, is primarily attributable to the twelve months of
operations in 2003 compared to three months of operations in 2002.

Expenses

      Total expenses decreased $0.3 million for the year ended December 31,
2003, as compared to the period ended December 31, 2002. This decrease is
primarily attributable to a decrease in interest expense of $3.9 million due to
a loan payable being paid in full in 2002.

      The decrease was offset by an increase of taxes and insurance of $1.0
million, an increase in operating expenses of $1.4 million and an increase in
depreciation and amortization of $1.1 million as a result of a full year of
operations in 2003 compared to three months of operations for the period ended
December 31, 2002.

      Liquidity and Capital Resources

      Cash and cash equivalents were $5.6 million and $6.0 million at June 30,
2004 and December 31, 2003, respectively. This decrease of $0.4 million is
attributable to $1.1 million provided by operating activities, offset by $0.2
million used for investing activities and $1.3 million used for financing
activities. Management believes that existing cash and cash anticipated to be
generated internally by operations will be sufficient to meet working capital
requirements and anticipated capital expenditures for at least the next 12
months.

      Operating Activities

      The cash provided by our operating activities of $1.1 million is primarily
attributable to net income of $2.5 million plus the add-back of $0.8 million of
non-cash activity, principally depreciation and amortization. This was offset by
a decrease in operating assets of $2.2 million primarily related to accounts
payable and accrued expenses.

      Investing Activities

      Cash used for investing activities of $0.2 million is attributable to the
purchase and/or improvement of real estate assets, including tenant
improvements.

      Financing Activities

      Cash used by financing activities of $1.3 million is attributable to
distributions to shareholders.


                                      152


Sources and Uses of Funds

      Addison Circle's principal demands on liquidity are cash for operations
and dividends to equity holders. As of June 30, 2004 Addison Circle had
approximately $1.4 million in liabilities and no long-term debt. In the near
term, liquidity is generated from funds from operations.

      Results of Operations of Collins Crossing

      The Collins Crossing property consists of an eleven story Class "A"
suburban office tower that contains approximately 298,766 square feet of space
situated on approximately ten acres of land (including an undeveloped parcel
containing approximately 3.5 acres). Collins Crossing acquired the property on
March 3, 2003.

      The major tenant at Collins Crossing provides approximately 80% of the
revenue and a second tenant provides approximately the remaining 20% of the
revenue. Inet Technologies, Inc., the major tenant at Collins Crossing, intends
to hold a special meeting of stockholders on September 30, 2004 to seek approval
for its acquisition by Textronix, Inc., a test, measurement, and monitoring
company. The lease to which Inet is a party specifies that any successor shall
remain liable for Inet's obligations under the lease. Pursuant to its terms, the
lease expires in June 2010. Bankruptcy or a material adverse change in financial
condition of these tenants may cause a material adverse affect to Collins
Crossing.

Comparison of the six months ended June 30, 2004 to the six months ended
June 30, 2003

      As discussed above, Collins Crossing acquired its property on March 3,
2003; accordingly, there are six and four months of operations for the six
months ended June 30, 2004 and 2003, respectively.

Revenue

      Total revenue increased $0.8 million, to $3.4 million for the six months
ended June 30, 2004, as compared to $2.6 million for the six months ended June
30, 2003. This increase is primarily due to a full six months of revenue in 2004
offset by the amortization of favorable leases acquired at purchase as compared
to four months of operations in 2003.

Expenses

      Total expenses decreased $2.9 million to $2.0 million for the six months
ended June 30, 2004, as compared to $4.9 million at June 30, 2003. This decrease
is primarily attributable to a $3.7 million decrease in interest expense offset
by six months of operations in 2004 compared to four months in 2003.

Comparison of the year ended December 31, 2003 to the year ended
December 31, 2002

      Because the property was purchased in 2003, there are no comparable
amounts for prior years.

Revenue

      Total revenue was $5.6 million for the year ended December 31, 2003.

      This is comprised of $5.6 million in rental income, $0.6 million of
recoverable expenses, $0.2 million of straight-line rents offset by $0.8 million
of amortization of acquired favorable leases.


                                      153


Expenses

      Total expenses were $6.7 million for the year ended December 31, 2003. The
expenses consist of:

      o     operating and maintenance expenses of $1.4 million;

      o     real estate taxes and insurance of $0.8 million;

      o     interest expense and commitment fees of $3.5 million; and

      o     depreciation and amortization of $1.0 million.

      Liquidity and Capital Resources

      Cash and cash equivalents were $4.6 million and $5.0 million at June 30,
2004 and December 31, 2003, respectively. This decrease of $0.5 million is
attributable to $0.8 million provided by operating activities, offset by $1.2
million used for financing activities. Management believes that existing cash
and cash anticipated to be generated internally by operations will be sufficient
to meet working capital requirements and anticipated capital expenditures for at
least the next 12 months.

      Operating Activities

      The cash provided by operating activities of $0.8 million is primarily
attributable to net income of $1.5 million plus the add-back of $1.1 million of
non-cash activity. This was offset by a decrease in operating assets of $1.8
million, primarily related to approximately $1.6 million of accounts payable and
accrued expenses.

      Investing Activities

      No cash was provided by or used for investing activities.

      Financing Activities

      Cash used by financing activities of $1.2 million is attributable to
distributions to shareholders.

Sources and Uses of Funds

      Collins Crossing's principal demands on liquidity are cash for operations
and dividends to equity holders. As of June 30, 2004 Collins Crossing had
approximately $1.3 million in liabilities and no long-term debt. In the near
term, liquidity is generated from funds from operations.

      Results of Operations of Montague

      The Montague property contains approximately 145,951 square feet of space
situated on approximately 9.95 acres of land. Montague acquired the property on
August 27, 2002.

      The property is leased to a single tenant and that tenant provides 100% of
the revenue. Bankruptcy or a material adverse change in financial condition of
this tenant may cause a material adverse affect to Montague. Moreover,
Montague's property is leased to a single tenant through December 31, 2006 at a
rate that is currently significantly above market. Following the termination of
this lease, the property may only be able to release the space at a rate that is
significantly lower than the current rate, possibly causing a material adverse
effect to Montague.


                                      154


Comparison of the six months ended June 30, 2004 to the six months ended
June 30, 2003

Revenue

      Total revenue decreased $0.1 million, to $1.7 million for the six months
ended June 30, 2004, as compared to $1.8 million for the six months ended June
30, 2003. This decrease is primarily due to a slight reduction in reimbursable
operating expenses, real estate taxes and insurance which resulted in lower
billings to the tenant.

Expenses

      Total expenses decreased less than $0.1 million and remained at $0.5
million for the six months ended June 30, 2004 and for the six months ended June
30, 2003. This decrease is primarily due to a minor cost savings in various
operating expenses and a small decrease in real estate taxes as a result of a
lower tax assessment.

Comparison of the year ended December 31, 2003 to the period ended December 31,
2002.

      As discussed above, Montague acquired the property on August 27, 2002;
accordingly, there are twelve months of operations in 2003 compared to
approximately four months of operations in 2002.

Revenue

      Total revenue increased $2.6 million, to $3.6 million for the year ended
December 31, 2003, as compared to $1.0 million for the period ended December 31,
2002.

      The increase in rental income of $2.6 million, as compared to the year
ended December 31, 2002, is attributable to twelve months of operations in 2003
compared to four months of operations in 2002.

Expenses

      Total expenses decreased $1.2 million to $1.0 million for the year ended
December 31, 2003, as compared to the period ended December 31, 2002.

      The decrease is primarily attributable to a decrease in interest expense
of $1.9 million due to a loan payable being paid in full in 2002, which was
offset by:

      o     an increase of $0.3 million in taxes and insurance of which $0.1
            million is a result of rate increases and $0.2 million is a result
            of twelve months of operations in 2004 compared to four months in
            2003;

      o     a combined increase in management fee and operating and maintenance
            expenses of $0.2 million; and

      o     an increase in depreciation and amortization of $0.2 million as a
            result of twelve months of operations in 2003 compared to four
            months of operations in 2002.


                                      155


Liquidity and Capital Resources

      Cash and cash equivalents were $3.6 million at June 30, 2004 and December
31, 2003. This is attributable to $1.0 million provided by operating activities,
offset by $1.0 million used for financing activities. Management believes that
existing cash and cash anticipated to be generated internally by operations will
be sufficient to meet working capital requirements and anticipated capital
expenditures for at least the next 12 months.

      Operating Activities

      The cash provided by operating activities of $1.0 million is primarily
attributable to net income of $1.3 million plus the add-back of $0.7 million of
non-cash activity, principally depreciation and amortization. This was offset by
a decrease in operating assets of $1.0 million primarily related to accounts
payable and accrued expenses.

      Investing Activities

      No cash was provided by or used for investing activities.

      Financing Activities

      Cash used by financing activities of $1.0 million is attributable to
distributions to shareholders.

Sources and Uses of Funds

      Montague's principal demands on liquidity are cash for operations and
dividends to equity holders. As of June 30, 2004 Montague had approximately $0.4
million in liabilities. There is no long-term debt. In the near term, liquidity
is generated from funds from operations.

      Results of Operations of FSP Royal Ridge

      Royal Ridge owns and operates a six-story Class "A" suburban office
building containing approximately 161,366 rental square feet of space located on
approximately 13.2 acres of land in Alpharetta, Georgia. Royal Ridge acquired
the property on January 30, 2003.

      The property is leased to two major tenants that provide approximately 90%
of the revenue. Bankruptcy or a material adverse change in financial condition
to either of these tenants may cause a material adverse affect to Royal Ridge.

      On January 30, 2003, Royal Ridge purchased a building for which the
construction was completed in December 2001. The two major tenants executed
their respective leases between May and June 2002.

      Because Royal Ridge purchased the property on January 30, 2003; there were
six and five months of operations for the six months ended June 30, 2004 and
2003, respectively.

Comparison of the six months ended June 30, 2004 to the six months ended
June 30, 2003

Revenue

      Total revenue was $1.5 million for the six months ended June 30, 2004, as
compared to $0.6 million for the six months ended June 30, 2003.


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      The increase in rental income of $0.9 million is primarily attributable to
an increase in recoverable operating expenses and six months of operations in
2004 compared to five months of operations in 2003.

Expenses

      Total expenses decreased $1.7 million, to $0.8 million for the six months
ended June 30, 2004, as compared to $2.5 million for the six months ended June
30, 2003. This decrease is primarily attributable to decreased interest expense
of $1.9 million offset by an additional month of operations in 2004.

Comparison of the year ended December 31, 2003 to the year ended
December 31, 2002

      Royal Ridge had no operations in 2002.

Revenue

      Total revenue was $2.2 million for the year ended December 31, 2003. The
revenue includes rental income of $1.2 million, recoverable expenses of $0.5
million, and step rents of $0.9 million offset by amortization of favorable
leases of $0.4 million.

Expenses

      Total expenses were $3.3 million for the year ended December 31, 2003. The
expenses include:

      o     rental operating expenses of $0.7 million;

      o     real estate taxes and insurance of $0.2 million;

      o     interest and commitment fees of $1.7 million; and

      o     depreciation and amortization of $0.5 million.

Liquidity and Capital Resources

      Cash and cash equivalents were approximately $2.3 million at June 30, 2004
and December 31, 2003. This is attributable to $0.6 million provided by
operating activities, offset by $0.5 million used for financing activities.
Management believes that existing cash and cash anticipated to be generated
internally by operations will be sufficient to meet working capital requirements
and anticipated capital expenditures for at least the next 12 months.

      Operating Activities

      The cash provided by operating activities of $0.6 million is primarily
attributable to net income of $0.7 million plus the add-back of $0.5 million of
non-cash activity, principally depreciation and amortization. This was offset by
a decrease in operating assets of $0.6 million primarily related to accounts
payable and accrued expenses.

      Investing Activities

      No cash was provided by or used for investing activities.


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      Financing Activities

      Cash used by financing activities of $0.5 million is attributable to
distributions to shareholders.

Sources and Uses of Funds

      Royal Ridge's principal demands on liquidity are cash for operations and
dividends to equity holders. As of June 30, 2004 Royal Ridge had approximately
$0.2 million in liabilities and no long-term debt. In the near term, liquidity
is generated from funds from operations.

Contractual Obligations and Off Balance Sheet Arrangements

      None of the target REITs has any long term contractual obligations or is a
party to any off balance sheet arrangements. Moreover, no target REIT has a
proposed program for the renovation, improvement or development of any of their
real properties other than normal tenant improvements or replacements of
equipment in the ordinary course of ongoing operations.


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            MATERIAL UNITED STATES FEDERAL INCOME TAX CONSIDERATIONS

      The following is a general summary of the material United States federal
income tax considerations associated with the mergers and with the acquisition,
ownership and disposition of FSP common stock pursuant to the mergers. The
following summary is not exhaustive of all possible tax considerations.
Moreover, the summary contained herein does not address all aspects of taxation
that may be relevant to particular target REIT stockholders in light of their
personal tax circumstances, or to certain types of stockholders subject to
special treatment under federal income tax laws, including insurance companies,
tax-exempt organizations (except to the extent discussed below under the heading
"Taxation of Tax-Exempt Shareholders"), financial institutions, broker-dealers,
and foreign corporations and persons who are not citizens or residents of the
United States (except to the extent discussed below under the heading "Taxation
of Non-U.S. Shareholders"). For purposes of this summary, references to the
"combined company" exclude any taxable REIT subsidiaries (as described below) of
FSP Corp.

      Assuming no material changes in the applicable federal income tax laws
prior to the effective date of the mergers, Wilmer Cutler Pickering Hale and
Dorr LLP will issue an opinion to FSP Corp. and each target REIT based upon
certain factual representations made by FSP Corp. and the target REITs that (i)
the mergers will constitute reorganizations within the meaning of Section 368(a)
of the Code, and (ii) to the extent that the matters discussed under this
heading "Material United States Federal Income Tax Considerations" constitute
matters of law, they are accurate in all material respects.

      The statements in this summary are, and the opinions of Wilmer Cutler
Pickering Hale and Dorr LLP will be, based on the provisions of the Internal
Revenue Code, or the tax code, applicable United States Treasury regulations
promulgated thereunder, and judicial and administrative decisions and rulings
all as in effect on the date rendered. Neither the statements below nor the
opinions is binding on the Internal Revenue Service or the courts, and there can
be no assurance that the Internal Revenue Service or the courts will not take a
contrary view. No ruling from the Internal Revenue Service has been or will be
sought. Future legislative, judicial or administrative changes or
interpretations could alter or modify the statements and conclusions set forth
herein, possibly adversely.

      EACH TARGET REIT STOCKHOLDER IS URGED TO CONSULT HIS, HER, OR ITS OWN TAX
ADVISOR REGARDING THE SPECIFIC TAX CONSEQUENCES TO THE TARGET REIT STOCKHOLDER
OF THE MERGERS AND OF THE ACQUISITION, OWNERSHIP AND DISPOSITION OF STOCK IN AN
ENTITY ELECTING TO BE TAXED AS A REAL ESTATE INVESTMENT TRUST, INCLUDING
FEDERAL, STATE, LOCAL, FOREIGN AND OTHER TAX CONSEQUENCES, AS WELL AS POTENTIAL
CHANGES IN THE APPLICABLE TAX LAWS.

Tax Consequences of the Mergers

      In the opinion of Wilmer Cutler Pickering Hale and Dorr LLP, each merger
will be treated as a "reorganization" within the meaning of Section 368(a) of
the tax code. Accordingly, subject to the limitations and qualifications
referred to herein, the following tax consequences will result:

      o     No gain or loss will be recognized by the target REIT stockholders
            upon the receipt of FSP common stock in exchange for target stock in
            the merger, except with respect to any cash received in lieu of a
            fractional share of FSP common stock.

      o     The aggregate tax basis of the FSP common stock received by a target
            REIT stockholder in the merger will be the same as the aggregate
            basis of the target stock surrendered by the stockholder in the


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            exchange, reduced by any the portion of such basis attributable to
            the shares of target stock exchanged for cash in lieu of a
            fractional share of FSP Corp. common stock.

      o     The holding period of the FSP common stock received by each target
            REIT stockholder in the merger will include the holding period for
            the target stock surrendered by the stockholder in the exchange.

      A successful Internal Revenue Service challenge to the "reorganization"
status of the merger would result in each target REIT stockholder recognizing
gain or loss with respect to each share of target stock surrendered in the
applicable merger equal to the difference between the stockholder's basis in his
target stock and the fair market value, as of the completion of the merger, of
the FSP common stock received in exchange therefor. In the event of a successful
challenge, the total tax basis in the FSP common stock so received would equal
its fair market value, as of the completion of the merger, and the holding
period for the FSP common stock would begin the day after the merger.

      Each target REIT stockholder who receives shares of FSP common stock in a
merger will be required to file a statement with his, her or its federal income
tax return setting forth the stockholder's basis in the shares of target stock
surrendered and the fair market value of FSP common stock received in the
merger. The target REIT stockholder will be required to retain permanent records
of these facts relating to the transaction.

Certain Tax Risks Relating to the Mergers

      The mergers entail certain tax risks which, if realized, may cause the
combined company to fail to qualify as a REIT in the year of the mergers or in
any subsequent year, or may result in substantial penalties (excise taxes) being
imposed upon the combined company. As a result of the mergers, for example:

      o     The combined company may, directly or indirectly, improperly own 10%
            or more of a tenant from which the combined company collects rent,
            causing the rent received from such tenant to fail to qualify as
            rents from real property, as described below under "Requirements for
            Taxation as a Real Estate Investment Trust - Income Tests".

      o     The combined company may improperly own (i) more than 10% of the
            outstanding voting securities of any issuer, or (ii) more than 10%
            of the value of the securities of any issuer, causing the combined
            company to fail to satisfy the asset tests, as described below under
            "Requirements for Taxation as a Real Estate Investment Trust - Asset
            Tests".

      o     The combined company would be disqualified as a REIT if any of the
            target REITs did not qualify as a REIT and, as a result, had any
            undistributed "earnings and profits" at the time of the mergers.

      If the combined company fails to qualify as a REIT, the combined company
could be disqualified from treatment as a REIT in the year in which such failure
occurred and for the next four taxable years and, consequently, would be taxed
as a regular corporation during such years. Other tax costs that could result if
one or more of the mergers caused the combined company to acquire impermissible
assets or income are described below under "Tax Consequences of REIT Election -
Taxation of the combined company - General."


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Tax Consequences of REIT Election

      Introduction. FSP Corp. has elected under Section 856 of the tax code to
be taxed as a real estate investment trust. Following the mergers, subject to
the risks described above, the combined company intends to continue to be taxed
as a REIT.

      Taxation of the combined company

      General. If the combined company continues to qualify as a real estate
investment trust, it generally will not be subject to federal corporate income
taxes on its net income to the extent that the income is currently distributed
to its shareholders. The benefit of this tax treatment is that it substantially
eliminates the "double taxation" resulting from the taxation at both the
corporate and shareholder levels that generally results from owning stock in a
corporation. Accordingly, income generated by the combined company generally
will be subject to taxation solely at the shareholder level upon a distribution
from the combined company. The combined company will, however, be required to
pay certain federal income taxes, including in the following circumstances:

      o     The combined company will be subject to federal income tax at
            regular corporate rates on taxable income, including net capital
            gain, that the combined company does not distribute to shareholders
            during, or within a specified time period after, the calendar year
            in which such income is earned.

      o     The combined company will be subject to the "alternative minimum
            tax" with respect to its undistributed alternative minimum taxable
            income.

      o     The combined company will be subject to a 100% tax on net income
            from certain sales or other dispositions of property that it holds
            primarily for sale to customers in the ordinary course of business,
            also known as "prohibited transactions".

      o     If the combined company fails to satisfy the 75% gross income test
            or the 95% gross income test, both described below, but nevertheless
            qualifies as a real estate investment trust, the combined company
            will be subject to a 100% tax on an amount equal to (i) the gross
            income attributable to the greater of the amount by which the
            combined company fails the 75% or 95% gross income test multiplied
            by (ii) a fraction intended to reflect the combined company's
            profitability.

      o     If the combined company fails to distribute during the calendar year
            at least the sum of (i) 85% of its real estate investment trust
            ordinary income for such year, (ii) 95% of its real estate
            investment trust capital gain net income for such year, and (iii)
            any undistributed taxable income from prior periods, the combined
            company will pay a 4% excise tax on the excess of such required
            distribution over the amount actually distributed to its
            shareholders.

      o     The combined company may elect to retain and pay income tax on some
            or all of its long-term capital gain, as described below.

      o     The combined company may be subject to a 100% excise tax on
            transactions with any of its taxable REIT subsidiaries that are not
            conducted on an arm's-length basis.


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Requirements for Qualification as a Real Estate Investment Trust

      Introduction. In order to qualify as a real estate investment trust for
federal income tax purposes a REIT must elect (or have elected, and have not
revoked its election) to be treated as a REIT and must satisfy certain statutory
tests relating to, among other things, (i) the sources of its income, (ii) the
nature of its assets, (iii) the amount of its distributions, and (iv) the
ownership of its stock. FSP Corp. has elected to be treated as a REIT and has
endeavored, and the combined company will endeavor, to satisfy the tests for
REIT qualification.

      A real estate investment trust may own a "qualified REIT subsidiary." A
qualified REIT subsidiary is a corporation, all of the capital stock of which is
owned by a real estate investment trust, and for which subsidiary no election
has been made to treat it as a "taxable REIT subsidiary" (as discussed below). A
corporation that is a qualified REIT subsidiary is not treated as a corporation
separate from its parent real estate investment trust for federal income tax
purposes. All assets, liabilities, and items of income, deduction, and credit of
a qualified REIT subsidiary are treated as the assets, liabilities, and items of
income, deduction and credit of the parent real estate investment trust. Thus,
in applying the requirements described herein, any qualified REIT subsidiary of
the combined company will be ignored, and all assets, liabilities and items of
income, deduction and credit of such subsidiary will be treated as the assets,
liabilities, and items of income deduction and credit of the combined company.

      In the event that the combined company becomes a partner in a partnership,
the combined company will be deemed to own its proportionate share (based upon
its share of the capital of the partnership) of the assets of the partnership
and will be deemed to be entitled to the income of the partnership attributable
to such share. In addition, the assets and income of the partnership so
attributed to the combined company will retain their same character as in the
hands of the partnership for purposes of determining whether the combined
company satisfies the income and asset tests described below.

      A real estate investment trust may own up to 100% of the stock of one or
more taxable REIT subsidiaries. A taxable REIT subsidiary may earn income that
would not be qualifying income, as described below, if earned directly by the
parent real estate investment trust. Both the subsidiary and the parent real
estate investment trust must jointly elect to treat the subsidiary as a taxable

REIT subsidiary. Overall, not more than 20% of the value of a REIT's assets may
consist of securities of one or more taxable REIT subsidiaries. A taxable REIT
subsidiary will pay tax at regular corporate rates on any income that it earns.
There is a 100% excise tax imposed on certain transactions involving a taxable
REIT subsidiary and its parent real estate investment trust that are not
conducted on an arm's-length basis. An election has been made to treat FSP
Investments as a taxable REIT subsidiary. FSP Investments pays corporate income
tax on its taxable income and its after-tax net income will be available for
distribution to the combined company, generally as a dividend.

      Income Tests - General. The combined company must satisfy annually two
tests regarding the sources of its gross income in order to maintain its real
estate investment trust status. First, at least 75% of the combined company's
gross income, excluding gross income from certain "dealer" sales, for each
taxable year generally must consist of defined types of income that the combined
company derives, directly or indirectly, from investments relating to real
property or mortgages on real property or temporary investment income, also
known as the "75% gross income test". Qualifying income for purposes of the 75%
gross income test generally includes:

      o     "rents from real property" (as described below);

      o     interest from debt secured by mortgages on real property or on
            interests in real property;


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      o     dividends or other distributions on, and gain from the sale of,
            shares in other real estate investment trusts;

      o     gain from the sale or other disposition of real property or
            mortgages on real property;

      o     amounts (other than amounts the determination of which depends in
            whole or in part on the income or profits of any person) received as
            consideration for entering into agreements to make loans secured by
            mortgages on real property or on interests in real property or
            agreements to purchase or lease real property; and

      o     certain investment income attributable to temporary investment of
            capital raised by the combined company.

      Second, at least 95% of the combined company's gross income, excluding
gross income from certain "dealer" sales, for each taxable year generally must
consist of income that is qualifying income for purposes of the 75% gross income
test, as well as dividends, other types of interest, and gain from the sale or
disposition of stock or securities, also known as the "95% gross income test".

      Income Tests - Rents from Real Property. Rent that the combined company
receives from real property that it owns and leases to tenants will qualify as
"rents from real property" if the following conditions are satisfied:

      o     First, the rent must not be based, in whole or in part, on the
            income or profits of any person. An amount will not fail to qualify
            as rent from real property solely by reason of its being based on a
            fixed percentage (or percentages) of sales or receipts.

      o     Second, neither the combined company nor any direct or indirect
            owner of 10% or more of its stock may own, actually or
            constructively, 10% (by vote or value) or more of the tenant from
            which the combined company collects the rent.

      o     Third, all of the rent received under a lease will not qualify as
            rents from real property unless the rent attributable to the
            personal property leased in connection with the real property
            constitutes no more than 15% of the total rent received under the
            lease.

      o     Finally, the combined company generally must not operate or manage
            its real property or furnish or render services to its tenants,
            other than through an "independent contractor" who is adequately
            compensated and from whom the combined company does not derive
            revenue. The combined company may provide services directly,
            however, if the services are "usually or customarily rendered" in
            connection with the rental of space for occupancy only and are not
            otherwise considered rendered "primarily for the occupant's
            convenience." In addition, the combined company may render, other
            than through an independent contractor, a de minimis amount of
            "non-customary" services to the tenants of a property as long as the
            combined company's income from such services does not exceed 1% of
            its gross income from the property.

      Although no assurances can be given that either of the gross income tests
will be satisfied in any given year, the combined company anticipates that its
operations will allow it to meet each of the 75% gross income test and the 95%
gross income test. Such belief is premised in large part on the combined
company's expectation that substantially all of the amounts received by the
company with respect to its properties will qualify as "rents from real
property." Shareholders should be aware, however, that there are a variety of


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circumstances, as described above, in which rent received from a tenant will not
be treated as rents from real property.

      Income Tests - Failure to Satisfy Gross Income Tests. If the combined
company fails to satisfy either or both of the 75% or 95% gross income tests for
any taxable year, the combined company may nevertheless qualify as a real estate
investment trust for that year if it is eligible for relief under certain
provisions of the federal income tax laws. Those relief provisions generally
will be available if:

      o     the combined company's failure to meet the gross income test was due
            to reasonable cause and not due to willful neglect;

      o     the combined company attaches a schedule of the sources of its
            income to its federal income tax return; and

      o     any incorrect information on the schedule is not due to fraud with
            intent to evade tax.

      It is not possible to state whether the combined company would be entitled
to the benefit of the above relief provisions in a particular circumstance that
might arise in the future. Furthermore, as discussed above under "Taxation of
the combined company - General," even if the relief provisions apply, the
combined company would incur a 100% tax on the gross income attributable to the
greater of the amounts by which it fails the 75% and 95% gross income tests,
multiplied by a fraction that reflects the combined company's profitability.

      Asset Tests. The combined company also must satisfy the following four
tests relating to the nature of its assets at the close of each quarter of its
taxable year.

      o     First, at least 75% of the value of the combined company's total
            assets must consist of cash or cash items(including receivables),
            government securities, "real estate assets," or qualifying temporary
            investments, also known as the "75% asset test";

      o     Second, no more than 25% of the value of the combined company's
            total assets may be represented by securities other than those that
            are qualifying assets for purposes of the 75% asset test or of
            certain entities that qualify as taxable REIT subsidiaries, also
            known as the "25% asset test";

      o     Third, of the investments included in the 25% asset test, the value
            of any one issuer's securities that the combined company owns may
            not exceed 5% of the value of the combined company's total assets,
            and the combined company may not own 10% or more of the total
            combined voting power or 10% or more of the total value of the
            securities of any issuer, unless such issuer and the combined
            company make an election to treat the issuer as a taxable REIT
            subsidiary or the issuer is a "disregarded entity" for federal
            income tax purposes or is itself a REIT; and

      o     Fourth, while the combined company may own up to 100% of the stock
            of a corporation that elects to be treated as a taxable REIT
            subsidiary for federal income tax purposes, the total value of the
            combined company's stock ownership in one or more taxable REIT
            subsidiaries may not exceed 20% of the value of the combined
            company's gross assets.

      The combined company intends to operate so that it will not acquire any
assets that would cause it to violate any of the asset tests. If, however, the
combined company should fail to satisfy any of the asset tests at the end of a
calendar quarter, it would not lose its real estate investment trust status if
(i) the combined company satisfied the asset tests at the end of the close of
the preceding calendar quarter, and (ii) the discrepancy between the value of
the combined company's assets and the asset test requirements arose from changes


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in the market values of the combined company's assets and was not wholly or
partly caused by the acquisition of one or more nonqualifying assets. If the
combined company did not satisfy the condition described in clause (ii) of the
preceding sentence, it could still avoid disqualification as a real estate
investment trust by eliminating any discrepancy within 30 days after the close
of the calendar quarter in which the discrepancy arose.

      Distribution Requirements. Each taxable year, the combined company must
distribute dividends to its shareholders in an amount at least equal to:

      o     90% of the combined company's "real estate investment trust taxable
            income," computed without regard to the dividends paid deduction and
            the combined company's net capital gain or loss; and

      o     certain items of noncash income.

      The combined company must make such distributions in the taxable year to
which they relate, or in the following taxable year if the combined company
declares the distribution before it timely files its federal income tax return
for such year and pays the distribution on or before the first regular
distribution date after such declaration. Further, if the combined company fails
to meet the 90% distribution requirement as a result of an adjustment to its tax
returns by the Internal Revenue Service, the combined company may, if the
deficiency is not due to fraud with intent to evade tax or a willful failure to
file a timely tax return, and if certain other conditions are met, retroactively
cure the failure by paying a deficiency dividend (plus interest) to its
shareholders.

      The combined company will be subject to federal income tax on its taxable
income, including net capital gain that it does not distribute to its
shareholders. Furthermore, if the combined company fails to distribute during a
calendar year, or, in the case of distributions with declaration and record
dates falling within the last three months of the calendar year, by the end of
the January following such calendar year, at least the sum of:

      o     85% of the combined company's real estate investment trust ordinary
            income for such year;

      o     95% of the combined company's real estate investment trust capital
            gain income for such year; and

      o     any of the combined company's undistributed taxable income from
            prior periods,

the combined company will be subject to a 4% nondeductible excise tax on the
excess of such required distribution over the amount actually distributed. If
the combined company elects to retain and pay income tax on the net capital gain
that it receives in a taxable year, the combined company will be deemed to have
distributed any such amount for the purposes of the 4% excise tax described in
the preceding sentence.

      The combined company intends to make distributions to holders of FSP
common stock in a manner that will allow it to satisfy the distribution
requirements described above. It is possible that, from time to time, the
combined company's pre-distribution taxable income may exceed its cash flow and
that the combined company may have difficulty satisfying the distribution
requirements. The combined company intends to monitor closely the relationship
between its pre-distribution taxable income and its cash flow and intends to
borrow funds or liquidate assets in order to overcome any cash flow shortfalls
if necessary to satisfy the distribution requirements imposed by the tax code.
It is possible, although unlikely, that the combined company may decide to
terminate its real estate investment trust status as a result of any such cash
shortfall. Such a termination would have adverse tax consequences to the
combined company's stockholders. See "Taxation of the combined company -
General".


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      Recordkeeping Requirements. The combined company must maintain records of
information specified in applicable Treasury Regulations in order to maintain
its qualification as a real estate investment trust. In addition, in order to
avoid monetary penalties, the combined company must request on an annual basis
certain information from its shareholders designed to disclose the actual
ownership of the combined company's outstanding stock. The combined company
intends to comply with these recordkeeping requirements.

      Ownership Requirements. For the combined company to qualify as a real
estate investment trust, shares of the combined company must be held by a
minimum of 100 persons for at least 335 days in each taxable year. Further, at
no time during the second half of any taxable year may more than 50% of the
combined company's shares be owned, actually or constructively, by five or fewer
"individuals" (which term is defined for this purpose to include certain
tax-exempt entities including pension trusts). The FSP common stock will be held
by 100 or more persons. The combined company intends to continue to comply with
these ownership requirements. Also, the combined company's charter contains
ownership and transfer restrictions designed to prevent violation of these
requirements.

      Failure to Qualify. If the combined company failed to qualify as a real
estate investment trust in any taxable year, and no relief provisions applied,
the combined company would be subject to federal income tax, including any
applicable alternative minimum tax, on its taxable income at regular corporate
rates. In calculating the combined company's taxable income in a year in which
it did not qualify as a real estate investment trust, the combined company would
not be able to deduct amounts paid out to its shareholders. The combined company
would not be required to distribute any amounts to its shareholders in such
taxable year. In such event, to the extent of the combined company's current and
accumulated earnings and profits, all distributions to shareholders would be
characterized as dividends and would be taxable as ordinary income.
Non-corporate shareholders, however, could qualify for a lower maximum tax rate
on such dividends in most circumstances. Moreover, subject to certain
limitations under the tax code, corporate shareholders might be eligible for the
dividends received deduction. Unless the combined company qualified for relief
under specific statutory provisions, the combined company would be disqualified
from taxation as a real estate investment trust for the four taxable years
following the year in which it ceased to qualify as a real estate investment
trust. The combined company cannot predict whether it would qualify for such
statutory relief in a particular circumstance that might arise in the future.

Taxation of Taxable U.S. Shareholders

      As used herein, the term "taxable U.S. shareholder" means a shareholder
that, for United States federal income tax purposes, is:

      o     a citizen or resident of the United States;

      o     a corporation, partnership, or other entity created or organized in
            or under the laws of the United States or any state or political
            subdivision thereof;

      o     an estate the income of which is includible in gross income for
            United States federal income tax purposes regardless of such
            estate's connection with the conduct of a trade or business within
            the United States; or

      o     any trust with respect to which (i) a United States court is able to
            exercise primary supervision over the administration of such trust,
            and (ii) one or more United States persons have the authority to
            control all substantial decisions of the trust.


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      For any taxable year in which the combined company qualifies as a real
estate investment trust, amounts distributed to taxable U.S. shareholders will
be taxed as follows.

      Distributions Generally. Distributions made to the combined company's
taxable U.S. shareholders out of current or accumulated earnings and profits
(and not designated as a capital gain dividend) will be taken into account by
such shareholder as ordinary income and will not, in the case of a corporate
taxable U.S. shareholder, be eligible for the dividends received deduction. In
addition, such dividends will not qualify for the lower maximum tax rate
applicable to dividends received by non-corporate taxpayers except to the extent
that they were attributable to income previously taxed to the combined company.
To the extent that the combined company makes a distribution with respect to the
FSP common stock that is in excess of its current or accumulated earnings and
profits, the distribution will be treated by a taxable U.S. shareholder first as
a tax-free return of capital, reducing the taxable U.S. shareholder's tax basis
in the FSP common stock, and any portion of the distribution in excess of the
shareholder's tax basis in the FSP common stock will then be treated as gain
from the sale of such stock. Dividends declared by the combined company in
October, November, or December of any year payable to a taxable U.S. shareholder
of record on a specified date in any such month shall be treated as both paid by
the combined company and received by shareholders on December 31 of such year,
provided that the dividend is actually paid by the combined company during
January of the following calendar year. Taxable U.S. shareholders may not
include on their federal income tax returns any of the combined company's tax
losses.

      Capital Gain Dividends. Dividends to taxable U.S. shareholders that
properly are designated by the combined company as capital gain dividends will
be treated by such shareholders as long-term capital gain, to the extent that
such dividends do not exceed the combined company's actual net capital gain,
without regard to the period for which the taxable U.S. shareholders have held
the FSP common stock. Taxable U.S. shareholders that are corporations may be
required, however, to treat up to 20% of particular capital gain dividends as
ordinary income. Capital gain dividends, like regular dividends from a real
estate investment trust, are not eligible for the dividends received deduction
for corporations.

      For taxable U.S. shareholders who are taxable at the rates applicable to
individuals, the combined company will classify portions of any capital gain
dividend as either (i) a "regular" capital gain dividend taxable to the taxable
U.S. shareholder at a maximum rate of 15% or (ii) an "unrecaptured Section 1250
gain" dividend taxable to the taxable U.S. shareholder at a maximum rate of 25%.

      Retained Capital Gains. The combined company may elect to retain, rather
than distribute, its net long-term capital gain received during the tax year. If
the combined company so elects, it will be required to pay tax on the retained
amounts. To the extent designated in a notice to the taxable U.S. shareholders,
the taxable U.S. shareholders will be required to include their proportionate
shares of the undistributed net long-term capital gain so designated in their
income for the tax year, but will be permitted a credit or refund, as the case
may be, for their respective shares of any tax paid on such gains by the
combined company. In addition, each taxable U.S. shareholder will be entitled to
increase the tax basis in his or her shares of FSP common stock by an amount
equal to the amount of net long-term capital gain the taxable U.S. shareholder
was required to include in income, reduced by the amount of any tax paid by the
combined company for which the taxable U.S. shareholder was entitled to receive
a credit or refund.

      Passive Activity Loss and Investment Interest Limitations. Distributions,
including deemed distributions of undistributed net long-term capital gain, from
the combined company and gain from the disposition of FSP common stock will not
be treated as passive activity income, and therefore taxable U.S. shareholders
will not be able to apply any passive activity losses against such income.
Distributions from the combined company, to the extent they do not constitute a
return of capital, generally will be treated as investment income for purposes
of the investment income limitation on deductibility of investment interest.
However, dividends attributable to income that was subject to tax at the


                                      167


combined company level as well as net capital gain from the disposition of FSP
common stock or capital gain dividends, including deemed distributions of
undistributed net long-term capital gains, generally will be excluded from
investment income.

      Sale of FSP Common Stock. Upon the sale of FSP common stock, a taxable
U.S. shareholder generally will recognize gain or loss equal to the difference
between the amount realized on such sale and the holder's tax basis in the stock
sold. To the extent that the FSP common stock is held as a capital asset by the
taxable U.S. shareholder, the gain or loss will be a long-term capital gain or
loss if the stock has been held for more than a year, and will be a short-term
capital gain or loss if the stock has been held for a shorter period. In
general, however, any loss upon a sale of the FSP common stock by a taxable U.S.
shareholder who has held such stock for six months or less (after applying
certain holding period rules) will be treated as a long-term capital loss to the
extent that distributions from the combined company were required to be treated
as long-term capital gain by that holder.

Taxation of Tax-Exempt Shareholders

      Tax-exempt entities, including qualified employee pension and profit
sharing trusts and individual retirement accounts, collectively known as "exempt
organizations", generally are exempt from federal income taxation. Exempt
organizations are subject to tax, however, on their unrelated business taxable
income, or "UBTI". UBTI is defined as the gross income derived by an exempt
organization from an unrelated trade or business, less the deductions directly
connected with that trade or business, subject to certain exceptions. While many
investments in real estate generate UBTI, the Internal Revenue Service has
issued a ruling that dividend distributions from a real estate investment trust
to an exempt employee pension trust do not constitute UBTI, provided that the
shares of the real estate investment trust are not otherwise used in an
unrelated trade or business of the exempt employee pension trust. Based on that
ruling, amounts distributed to exempt organizations generally should not
constitute UBTI. However, if an exempt organization finances its acquisition of
FSP common stock with debt, a portion of its income from the combined company
will constitute UBTI pursuant to the "debt-financed property" rules.

      In addition, in certain circumstances, a pension trust that owns more than
10% of the stock of the combined company will be required to treat a percentage
of the dividends paid by the combined company as UBTI based upon the percentage
of the combined company's income that would constitute UBTI to the shareholder
if received directly by it. This rule applies to a pension trust holding more
than 10% (by value) of the FSP common stock only if (i) the percentage of the
income from the combined company that is UBTI (determined as if the combined
company were a pension trust) is at least 5% and (ii) the combined company is
treated as a "pension-held REIT." The combined company does not expect to
receive significant amounts of income that would be considered UBTI if received
directly by a pension trust and does not expect to qualify as a "pension-held
REIT."

Taxation of Non-U.S. Shareholders

      General. The rules governing United States federal income taxation of
nonresident alien individuals, foreign corporations, foreign partnerships,
foreign trusts and certain other foreign stockholders, collectively known as
"non-U.S. shareholders," are complex and no attempt is made herein to provide
more than a general summary of such rules. This discussion does not consider the
tax rules applicable to all non-U.S. shareholders and, in particular, does not
consider the special rules applicable to U.S. branches of foreign banks or
insurance companies or certain intermediaries. NON-U.S. SHAREHOLDERS SHOULD
CONSULT WITH THEIR OWN TAX ADVISORS TO DETERMINE THE IMPACT OF FEDERAL, STATE,
LOCAL AND FOREIGN TAX LAWS WITH REGARD TO THE MERGERS AND THE ACQUISITION,


                                      168


OWNERSHIP AND DISPOSITION OF FSP COMMON STOCK, INCLUDING ANY REPORTING AND
WITHHOLDING REQUIREMENTS.

      Ordinary Dividends - General. Distributions to non-U.S. shareholders that
are not attributable to gain from sales or exchanges by the combined company of
United States real property interests and are not designated by the combined
company as capital gain dividends (or deemed distributions of retained capital
gains) will be treated as ordinary dividends to the extent that they are made
out of current or accumulated earnings and profits of the combined company. Any
portion of a distribution in excess of current and accumulated earnings and
profits of the combined company will not be taxable to a non-U.S. shareholder to
the extent that such distribution does not exceed the adjusted basis of the
shareholder in the FSP common stock, but rather will reduce the adjusted basis
of such stock. To the extent that the portion of the distribution in excess of
current and accumulated earnings and profits exceeds the adjusted basis of a
non-U.S. shareholder for the FSP common stock, such excess generally will be
treated as gain from the sale or disposition of the stock and will be taxed as
described below.

      Ordinary Dividends - Withholding. Dividends paid to non-U.S. shareholders
may be subject to U.S. withholding tax. If an income tax treaty does not apply
and the non-U.S. shareholder's investment in the FSP common stock is not
effectively connected with a trade or business conducted by the non-U.S.
shareholder in the United States (or if a tax treaty does apply and the
investment in the FSP common stock is not attributable to a United States
permanent establishment maintained by the non-U.S. shareholder), ordinary
dividends (i.e., distributions out of current and accumulated earnings and
profits) will be subject to a U.S. withholding tax at a 30% rate, or, if an
income tax treaty applies, at a lower treaty rate. Because the combined company
generally cannot determine at the time that a distribution is made whether or
not such a distribution will be in excess of earnings and profits, the combined
company intends to withhold on the gross amount of each distribution at the 30%
rate (or lower treaty rate) (other than distributions subject to the 35% FIRPTA
withholding rules described below). To receive a reduced treaty rate, a non-U.S.
shareholder must furnish the combined company or its paying agent with a duly
completed Form W-8BEN (or authorized substitute form) certifying such holder's
qualification for the reduced rate. Generally, a non-U.S. shareholder will be
entitled to a refund from the Internal Revenue Service to the extent the amount
withheld by the combined company from a distribution exceeds the amount of
United States tax owed by such shareholder.

      In the case of a non-U.S. shareholder that is a partnership or a trust,
the withholding rules for a distribution to such a partnership or trust will be
dependent on numerous factors, including (i) the classification of the type of
partnership or trust, (ii) the status of the partner or beneficiary, and (iii)
the activities of the partnership or trust. Non-U.S. shareholders that are
partnerships or trusts are urged to consult their tax advisors regarding the
withholding rules applicable to them based on their particular circumstances.

      If an income tax treaty does not apply, ordinary dividends that are
effectively connected with the conduct of a trade or business within the U.S. by
a non-U.S. shareholder (and, if a tax treaty applies, ordinary dividends that
are attributable to a United States permanent establishment maintained by the
non-U.S. shareholder) are exempt from U.S. withholding tax. In order to claim
such exemption, a non-U.S. shareholder must provide the combined company or its
paying agent with a duly completed Form 4224 or FormW-8ECI (or authorized
substitute form) certifying such holder's exemption. However, ordinary dividends
exempt from U.S. withholding tax because they are effectively connected or are
attributable to a United States permanent establishment maintained by the
non-U.S. shareholder generally are subject to U.S. federal income tax on a net
income basis at regular graduated rates. In the case of non-U.S. shareholders
that are corporations, any effectively connected ordinary dividends or ordinary
dividends attributable to a United States permanent establishment maintained by
the non-U.S. shareholder may, in certain circumstances, be subject to branch
profits tax at a 30% rate, or at such lower rate as may be provided in an
applicable income tax treaty.


                                      169


      Capital Gain Dividends - General. For any year in which the combined
company qualifies as a real estate investment trust, distributions that are
attributable to gain from sales or exchanges by the combined company of United
States real property interests will be taxed to a non-U.S. shareholder under the
provisions of the Foreign Investment in Real Property Tax Act of 1980, also
known as "FIRPTA". Under FIRPTA, distributions attributable to gain from sales
of United States real property are taxed to a non-U.S. shareholder as if such
gain were effectively connected with a United States trade or business. Non-U.S.
shareholders thus would be taxed at the regular capital gain rates applicable to
taxable U.S. shareholders (subject to the applicable alternative minimum tax and
a special alternative minimum tax in the case of nonresident alien individuals).
Distributions subject to FIRPTA also may be subject to a 30% branch profits tax
in the hands of a corporate non-U.S. shareholder not otherwise entitled to
treaty relief or exemption.

      Capital Gain Dividends - Withholding. Under FIRPTA, the combined company
is required to withhold 35% of any distribution that is designated as a capital
gain dividend or which could be designated as a capital gain dividend. Moreover,
if the combined company designates previously made distributions as capital gain
dividends, subsequent distributions (up to the amount of the prior distributions
so designated) will be treated as capital gain dividends for purposes of FIRPTA
withholding.

      Sale of FSP Common Stock. A non-U.S shareholder generally will not be
subject to United States federal income tax under FIRPTA with respect to gain
recognized upon a sale of FSP common stock, provided that the combined company
is a "domestically-controlled REIT." A domestically-controlled REIT generally is
defined as a real estate investment trust in which at all times during a
specified testing period less than 50% in value of the stock was held directly
or indirectly by non-U.S. persons. Although currently it is anticipated that the
combined company will be a domestically-controlled REIT, and, therefore, that
the sale of FSP common stock will not be subject to taxation under FIRPTA, there
can be no assurance that the combined company will, at all relevant times, be a
domestically-controlled REIT. If the gain on the sale of FSP common stock were
subject to taxation under FIRPTA, a non-U.S. shareholder would be subject to the
same treatment as taxable U.S. shareholders with respect to such gain (subject
to the applicable alternative minimum tax and a special alternative minimum tax
in the case of nonresident alien individuals). In addition, a purchaser of FSP
common stock from a non U.S. shareholder subject to taxation under FIRPTA
generally would be required to deduct and withhold a tax equal to 10% of the
amount realized by a non-U.S. shareholder on the disposition. Any amount
withheld would be creditable against the non-U.S. shareholder's FIRPTA tax
liability.

      Even if gain recognized by a non-U.S. shareholder upon the sale of FSP
common stock is not subject to FIRPTA, such gain generally will subject such
shareholder to U.S. tax if:

      o     an income tax treaty does not apply and the gain is effectively
            connected with a trade or business conducted by the non-U.S.
            shareholder in the United States (or, if an income tax treaty
            applies and the gain is attributable to a United States permanent
            establishment maintained by the non-U.S. shareholder), in which
            case, unless an applicable treaty provides otherwise, a non-U.S.
            shareholder will be taxed on his or her net gain from the sale at
            regular graduated U.S. federal income tax rates. In the case of a
            non-U.S. shareholder that is a corporation, such shareholder may be
            subject to a branch profits tax at a 30% rate, unless an applicable
            income tax treaty provides for a lower rate and the shareholder
            demonstrates its qualification for such rate; or

      o     the non-U.S. shareholder is a nonresident alien individual who holds
            the FSP common stock as a capital asset and was present in the
            United States for 183 days or more during the taxable year (as
            determined under the tax code) and certain other conditions apply,
            in which case the non-U.S. shareholder will be subject to a 30% tax
            on capital gains.


                                      170


      Estate Tax Considerations. The value of FSP common stock owned, or treated
as owned, by a non-U.S. shareholder who is a nonresident alien individual at the
time of his or her death will be included in the individual's gross estate for
United States federal estate tax purposes, unless otherwise provided in an
applicable estate tax treaty.

Information Reporting and Backup Withholding

      The combined company is required to report to its shareholders and to the
Internal Revenue Service the amount of distributions paid during each tax year,
and the amount of tax withheld, if any. These requirements apply even if
withholding was not required with respect to payments made to a shareholder. In
the case of non-U.S. shareholders, the information reported may also be made
available to the tax authorities of the non-U.S. shareholder's country of
residence, if an applicable income tax treaty so provides.

      Backup withholding generally may be imposed on certain payments to a
shareholder unless the shareholder (i) furnishes certain information, or (ii) is
otherwise exempt from backup withholding.

      A shareholder who does not provide the combined company with his or her
correct taxpayer identification number also may be subject to penalties imposed
by the Internal Revenue Service. In addition, the combined company may be
required to withhold a portion of capital gain distributions to any shareholders
who fail to certify their non-foreign status to the combined company.

      Shareholders should consult their own tax advisors regarding their
qualification for an exemption from backup withholding and the procedure for
obtaining an exemption. Backup withholding is not an additional tax. Rather, the
amount of any backup withholding with respect to a distribution to a shareholder
will be allowed as a credit against such holder's United States federal income
tax liability and may entitle the shareholder to a refund, provided that the
required information is furnished to the Internal Revenue Service.

      In general, backup withholding and information reporting will not apply to
a payment of the proceeds of the sale of FSP common stock by a non-U.S.
shareholder by or through a foreign office of a foreign broker effected outside
of the United States; provided, however, that foreign brokers having certain
connections with the United States may be obligated to comply with the backup
withholding and information reporting rules. Information reporting (but not
backup withholding) will apply, however, to a payment of the proceeds of a sale
of FSP common stock by foreign offices of certain brokers, including foreign
offices of a broker that:

      o     is a United States person;

      o     derives 50% or more of its gross income for certain periods from the
            conduct of a trade or business in the United States; or

      o     is a "controlled foreign corporation" for United States tax
            purposes.

      Information reporting will not apply in the above cases if the broker has
documentary evidence in its records that the holder is a non-U.S. shareholder
and certain conditions are met, or the non-U.S. shareholder otherwise
establishes an exemption.

      Payment to or through a United States office of a broker of the proceeds
of a sale of FSP common stock is subject to both backup withholding and
information reporting unless the shareholder certifies in the manner required
that he or she is a non-U.S. shareholder and satisfies certain other
qualifications under penalties of perjury or otherwise establishes an exemption.


                                      171


State and Local Tax

      The discussion herein concerns only the United States federal income tax
treatment likely to be accorded to the combined company and its shareholders. No
consideration has been given to the state and local tax treatment of such
parties. The state and local tax treatment may not conform to the federal
treatment described above. As a result, a shareholder should consult his or her
own tax advisor regarding the specific state and local tax consequences of the
mergers and acquisition, ownership, and disposition of FSP common stock in the
combined company.

                                  LEGAL MATTERS

      Wilmer Cutler Pickering Hale and Dorr LLP, Boston, Massachusetts, will
deliver opinions to the effect that (i) upon consummation of the mergers, the
shares of FSP common stock in the combined company offered pursuant to the
merger agreement will be validly issued, fully paid and nonassessable and (ii)
the mergers will be treated for federal income tax purposes as tax-free
transactions and the discussion under "Material United States Federal Income Tax
Considerations," to the extent it involves matters of law, is accurate in all
material respects. Certain partners of Wilmer Cutler Pickering Hale and Dorr LLP
own an aggregate of 725,162 shares of FSP common stock.

                                     EXPERTS

      Ernst & Young LLP, independent auditors, have audited our consolidated
financial statements and schedule included in our Annual report on Form 10-K for
the year ended December 31, 2003, as set forth in their report, which is
incorporated by reference in this Prospectus and elsewhere in the registration
statement. Our financial statements and schedule are incorporated by reference
in reliance on Ernst & Young LLP's report, given on their authority as experts
in accounting and auditing.

      The financial statements incorporated in this prospectus by reference to
the Annual Report on Form 10-K of Franklin Street Properties Corp. as of
December 31, 2002 and for each of the two years in the period ended December 31,
2002 have been so incorporated in reliance on the report of
PricewaterhouseCoopers LLP, Independent Registered Public Accounting Firm, given
on the authority of said firm as experts in auditing and accounting.


      The financial statements of Montague, Addison Circle, Royal Ridge and
Collins Crossing for the years ended December 31, 2003, December 31, 2002,
December 31, 2001 (as applicable) included herein have been examined and
reported on by Braver and Company, P.C., independent auditors, and have been
included in reliance upon their authority as experts in accounting and auditing.

                       WHERE YOU CAN FIND MORE INFORMATION

      FSP Corp. files reports, proxy statements and other documents with the
SEC. You may read and copy any document FSP Corp. files at the SEC's public
reference room at Judiciary Plaza Building, 450 Fifth Street, N.W., Room 1024,
Washington, D.C. 20549. You should call 1-800-SEC-0330 for more information on
the public reference room. FSP Corp.'s SEC filings are also available to you on
the SEC's Internet site at http://www.sec.gov.

      This Consent Solicitation/Prospectus is part of a registration statement
that FSP Corp. filed with the SEC. The registration statement contains more
information than this Consent Solicitation/Prospectus regarding FSP Corp. and
the FSP common stock, including certain exhibits and schedules. You can obtain a
copy of the registration statement from the SEC at the address listed above or
from the SEC's Internet site.


                                      172


                 INCORPORATION OF CERTAIN DOCUMENTS BY REFERENCE

      FSP Corp. is incorporating by reference certain documents it files with
the SEC, which means that FSP Corp. can disclose important information to you by
referring you to those documents. The information in the documents incorporated
by reference is considered to be part of this prospectus. Information in
documents that FSP Corp. files with the SEC after the date of this prospectus
will automatically update and supersede information in this Consent
Solicitation/Prospectus. FSP Corp. incorporates by reference the documents
listed below and any future filings it may make with the SEC under Sections
13(a), 13(c), 14 or 15(d) of the Securities Exchange Act of 1934 prior to the
later of the approval date or 5:00 p.m., Eastern Time, on ____________, 2004.

      o     FSP Corp.'s Annual Report on Form 10-K for the fiscal year ended
            December 31, 2003, filed with the SEC on March 15, 2004, as amended
            by a Form 10-K/A filed with the SEC on April 1, 2004;

      o     FSP Corp.'s Quarterly Report on Form 10-Q for the quarterly period
            ended March 31, 2004, filed with the SEC on May 6, 2004, as amended
            by a Form 10-Q/A filed with the SEC on July 29, 2004;

      o     FSP Corp.'s Quarterly Report on Form 10-Q for the quarterly period
            ended June 30, 2004, filed with the SEC on July 30, 2004;

      o     FSP Corp.'s Current Report on Form 8-K filed with the SEC on August
            3, 2004;

      o     FSP Corp.'s Current Report on Form 8-K filed with the SEC on August
            13, 2004; and

      o     All of FSP Corp.'s filings pursuant to the Exchange Act after the
            date of the initial filing of the registration statement of which
            this prospectus is a part and prior to its effectiveness.

      A statement contained in a document incorporated by reference in this
prospectus shall be deemed to be modified or superseded for purposes of this
Consent Solicitation/Prospectus to the extent that a statement contained in this
Consent Solicitation/Prospectus, any subsequently filed document which is also
incorporated in this Consent Solicitation/Prospectus modifies or replaces such
statement. Any statements so modified or superseded shall not be deemed, except
as so modified or superseded, to constitute a part of this Consent
Solicitation/Prospectus.

      You may request a free copy of any of the documents incorporated by
reference in this Consent Solicitation/Prospectus by writing or telephoning FSP
Corp. at the following address:

                        Franklin Street Properties Corp.
                         401 Edgewater Place, Suite 200
                               Wakefield, MA 01880
                                 (781) 557-1300
                          Attention: Investor Relations


                                      173

                          INDEX TO FINANCIAL STATEMENTS


Addison Circle

Index to financial statements as of June 30, 2004 (unaudited)                F-2
Index to financial statements as of December 31, 2003                        F-9
Index to statements of revenue over certain operating expenses
   for the period January 1, 2002 to September 29, 2002 and for
   the year ended December 31, 2001                                         F-23

Collins Crossing

Index to financial statements as of June 30, 2004 (unaudited)               F-28
Index to financial statements as of December 31, 2003                       F-35
Index to statements of revenue over certain operating expenses
   for the period January 1, 2003 to March 2, 2003 and for the
   years ended December 31, 2002 and 2001                                   F-50

Montague Business Center

Index to financial statements as of June 30, 2004 (unaudited)               F-55
Index to financial statements as of December 31, 2003                       F-62
Index to statements of revenue over certain operating expenses
   for the period January 1, 2002 to August 26, 2002 and for the
   year ended December 31, 2001                                             F-76

Royal Ridge

Index to financial statements as of June 30, 2004 (unaudited)               F-81
Index to financial statements as of December 31, 2003                       F-88
Index to statements of revenue over certain operating expenses
   for the period January 1, 2003 to January 29, 2003 and for the
   year ended December 31, 2002                                            F-103


                                      F-1


                            FSP Addison Circle Corp.
                              Financial Statements
                                  June 30, 2004

                                Table of Contents

                                                                            Page
                                                                            ----
Financial Statements (unaudited)

Balance Sheets as of June 30, 2004 and December 31, 2003..................   F-3

Statements of Income for the three and six months ended June 30, 2004
      and 2003............................................................   F-4

Statements of Cash Flows for the six months ended June 30, 2004
      and 2003............................................................   F-5

Notes to Financial Statements.............................................   F-6


                                      F-2


                            FSP Addison Circle Corp.
                                 Balance Sheets
                                   (unaudited)



                                                                                       June 30,       December 31,
(in thousands, except shares and par value amounts)                                      2004            2003
=================================================================================================================

                                                                                                   
Assets:

Real estate investments, at cost:
     Land                                                                              $  4,365          $  4,365
     Buildings and improvements                                                          46,057            45,895
-----------------------------------------------------------------------------------------------------------------
                                                                                         50,422            50,260

     Less accumulated depreciation                                                        2,116             1,519
-----------------------------------------------------------------------------------------------------------------

Real estate investments, net                                                             48,306            48,741

Acquired real estate leases, net of accumulated amortization of $508 and $349             1,230             1,389
Cash and cash equivalents                                                                 5,592             5,966
Restricted cash                                                                              20                35
Tenant rents receivable                                                                      --                25
Step rent receivable                                                                        561               421
Deferred leasing costs, net of accumulated amortization of $4 and $0                        119                39
Prepaid expenses and other assets                                                            87                51
-----------------------------------------------------------------------------------------------------------------

      Total assets                                                                     $ 55,915          $ 56,667
=================================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                                  $  1,357          $  2,055
Dividends payable                                                                            --             1,265
Tenant security deposits                                                                     20                35
-----------------------------------------------------------------------------------------------------------------

     Total liabilities                                                                    1,377             3,355
-----------------------------------------------------------------------------------------------------------------

Commitments and Contingencies

Stockholders' Equity:
     Preferred Stock, $.01 par value, 636 shares
       authorized, issued and outstanding                                                    --                --
     Common Stock, $.01 par value, 1 share
       authorized, issued and outstanding                                                    --                --
     Additional paid-in capital                                                          58,383            58,383
     Retained deficit and dividends in excess of earnings                                (3,845)           (5,071)
-----------------------------------------------------------------------------------------------------------------

     Total Stockholders' Equity                                                          54,538            53,312
-----------------------------------------------------------------------------------------------------------------

     Total Liabilities and Stockholders' Equity                                        $ 55,915          $ 56,667
=================================================================================================================


                 See accompanying notes to financial statements.


                                      F-3


                            FSP Addison Circle Corp.
                               Statement of Income
                                   (unaudited)



                                                                           For the                    For the
                                                                        Three Months                 Six Months
                                                                            Ended                       Ended
                                                                          June 30,                    June 30,
                                                                  ----------------------    ----------------------
(in thousands, except shares and per share amounts)                 2004          2003          2004          2003
==================================================================================================================

                                                                                                
Revenues:
     Rental                                                       $2,218        $2,226        $4,720        $4,333
------------------------------------------------------------------------------------------------------------------

Expenses:

     Rental operating expenses                                       383           516           805           869
     Real estate taxes and insurance                                 338           305           683           626
     Depreciation and amortization                                   382           350           760           724
==================================================================================================================

       Total expenses                                              1,103         1,171         2,248         2,219
------------------------------------------------------------------------------------------------------------------

Income before interest                                             1,115         1,055         2,472         2,114

Interest income                                                       20            15            42            22
------------------------------------------------------------------------------------------------------------------

Net income attributable to preferred shareholders                 $1,135        $1,070        $2,514        $2,136
==================================================================================================================

Weighted average number of preferred shares outstanding,
     basic and diluted                                               636           636           636           636
==================================================================================================================

Net income per preferred share, basic and diluted                 $1,785        $1,682        $3,953        $3,358
==================================================================================================================


                 See accompanying notes to financial statements.


                                      F-4


                            FSP Addison Circle Corp.
                            Statements of Cash Flows
                                   (unaudited)



                                                                              For the Six Months Ended
(in thousands)                                                            June 30, 2004      June 30, 2003
============================================================================================================
                                                                                          
Cash flows from operating activities:
     Net Income                                                             $ 2,514             $ 2,136
     Adjustments to reconcile net income to net cash provided by
        (used for) operating activities:
     Depreciation and amortization                                              760                 724
Changes in operating assets and liabilities:
     Restricted cash                                                             15                  --
     Tenant rent receivables                                                     24                  (2)
     Step rent receivable                                                      (141)               (161)
     Prepaid expenses and other assets                                          (36)                (22)
     Accounts payable and accrued expenses                                   (1,963)             (1,410)
     Tenant security deposits                                                   (15)                 --
     Payment of deferred leasing costs                                          (84)                 --
------------------------------------------------------------------------------------------------------------

     Net cash provided by (used for) operating activities                   $ 1,074             $ 1,265
------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
     Purchase of real estate assets                                            (161)                 --
------------------------------------------------------------------------------------------------------------

     Net cash used for investing activities                                    (161)                 --
------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
     Dividends to stockholders                                               (1,287)             (1,304)
------------------------------------------------------------------------------------------------------------

     Net cash used for financing activities                                  (1,287)             (1,304)
------------------------------------------------------------------------------------------------------------

Net decrease in cash and cash equivalents                                      (374)                (39)

Cash and cash equivalents, beginning of period                                5,966               5,402
------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                                    $ 5,592             $ 5,363
============================================================================================================


                 See accompanying notes to financial statements.


                                      F-5


                            FSP Addison Circle Corp.
                          Notes to Financial Statements
                                   (unaudited)

1. Organization and Basis of Presentation

FSP Addison Circle Corp. (the "Company") was organized on August 21, 2002 as a
Corporation under the laws of the State of Delaware to purchase, own and operate
a commercial office building located in Addison, TX (the "Property"). The
Property consists of a recently constructed, ten-story Class "A" suburban office
tower that contains approximately 293,787 square feet of space situated on
approximately 3.62 acres of land. The Company acquired the Property on September
30, 2002.

BASIS OF PRESENTATION

The accompanying interim financial statements are unaudited; however, the
financial statements have been prepared in accordance with accounting principles
generally accepted in the United States of America for interim financial
information and in conjunction with the rules and regulations of the Securities
and Exchange Commission. Accordingly, they do not include all of the disclosures
required by accounting principles generally accepted in the United States of
America for complete financial statements. In the opinion of management, all
adjustments (consisting solely of normal recurring matters) necessary for a fair
presentation of the financial statements for these interim periods have been
included.

Certain prior-year balances have been reclassified in order to conform to the
current-year presentation.

These financial statements should be read in conjunction with the Company's
financial statements and notes thereto for its fiscal year ended December 31,
2003.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

2. Net Income Per Share

Basic net income per preferred share is computed by dividing net income
attributed to preferred shareholders by the weighted average number of preferred
shares outstanding during the period. Diluted net income per preferred share
reflects the potential dilution that could occur if securities or other
contracts to issue shares were exercised or converted into shares. There were no
potential dilutive shares outstanding at June 30, 2004 and 2003. Subsequent to
the completion of the offering of preferred shares, the holders of common stock
are not entitled to share in any income nor in any related dividend.

3. Income Taxes

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under Sections 856-860 of the Internal Revenue Code of 1986, as amended. In
order to qualify as a REIT, the Company is required to distribute at least 90%
of its taxable income to shareholders and to meet certain asset and income tests
as well as certain other requirements. The Company will generally not be liable
for federal income taxes, provided it satisfies these requirements. Even as a
qualified REIT, the Company is subject to certain state and local taxes on its
income and property.


                                      F-6


                            FSP Addison Circle Corp.
                          Notes to Financial Statements
                                   (unaudited)

4. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases) property and equipment
("Capital Expenditures"), and payments for deferred leasing commissions; plus
(less) proceeds from (payments to) cash reserves established at the acquisition
date of the property ("Cash-funded reserves"). Depreciation and amortization and
straight-line rents are an adjustment to CAD, as these are non-cash items
included in net income. Capital Expenditures and payments for deferred leasing
commissions and the proceeds from (payments to) the funded reserve are an
adjustment to CAD, as they represent cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs.
Management believes that in order to facilitate a clear understanding of the
results of the Company, CAD should be examined in connection with net income and
cash flows from operating, investing and financing activities in the financial
statements.

The calculation of cash available for distribution is shown in the following
table:



                                              Three Months Ended   Six Months Ended
                                                  June 30,             June 30,
(in thousands)                                2004        2003     2004       2003
===================================================================================
                                                               
Net income                                   $ 1,135   $ 1,070   $ 2,514   $ 2,136
Depreciation and amortization                    382       350       760       724
Straight line rent                              (116)      (80)     (141)     (161)
Purchase of land and building                     --        --      (161)       --
Proceeds from (establish) funded reserve          44        --       284        --
Payment of deferred lease origination costs      (44)       --      (123)       --
-----------------------------------------------------------------------------------

Cash Available for Distribution              $ 1,401   $ 1,340   $ 3,133   $ 2,699
===================================================================================


The Company's cash distributions for the periods ended June 30, 2004 and
December 31, 2003 are summarized as follows:

       (in thousands)

       Quarter Paid                                2004           2003
       ================================================================
       First Quarter                            $  1,265      $    850
       Second Quarter                              1,288         1,302
       Third Quarter                                   -         1,292
       Fourth Quarter                                  -         1,277
       ----------------------------------------------------------------
         Dividends Paid                         $  2,553      $  4,271
       ================================================================

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                      F-7


                            FSP Addison Circle Corp.
                          Notes to Financial Statements
                                   (unaudited)

5. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. Fees incurred
under the agreement were $20,149 and $20,049 for the three months ended June 30,
2004 and 2003, respectively and $40,207 and $39,826 for the six months ended
June 30, 2004 and 2003, respectively.


                                      F-8


                            FSP Addison Circle Corp.
                              Financial Statements
                           December 31, 2003 and 2002

                                Table of Contents

                                                                            Page
                                                                            ----
Financial Statements

Independent Auditor's Report..............................................  F-10

Balance Sheets as of December 31, 2003 and 2002...........................  F-11

Statements of Operations for the year ended December 31, 2003
           and for the period August 21, 2002 (date of inception)
           to December 31, 2002...........................................  F-12

Statements of Changes in Stockholders' Equity for the year ended
           December 31, 2003 and for the period August 21, 2002
           (date of inception) to December 31, 2002.......................  F-13

Statements of Cash Flows for the year ended December 31, 2003
           and for the period August 21, 2002 (date of inception)
           to December 31, 2002...........................................  F-14

Notes to the Financial Statements.........................................  F-15


                                      F-9


                    [LETTERHEAD OF BRAVER AND COMPANY, P.C.]

                          INDEPENDENT AUDITOR'S REPORT


To the Stockholders
FSP Addison Circle Corp.

We have audited the accompanying balance sheets of FSP Addison Circle Corp. as
of December 31, 2003 and 2002 and the related statements of operations, changes
in stockholders' equity and cash flows for the year ended December 31, 2003 and
for the period from August 21, 2002 (date of inception) to December 31, 2002.
These financial statements are the responsibility of the Company's management.
Our responsibility is to express an opinion on these financial statements based
on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audits to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of FSP Addison Circle Corp. as of
December 31, 2003 and 2002, and the results of its operations and its cash flows
for the year ended December 31, 2003 and for the initial period ended December
31, 2002, in conformity with accounting principles generally accepted in the
United States of America.


/s/ Braver and Company, P.C.
Newton, Massachusetts
January 23, 2004


                                      F-10


                            FSP Addison Circle Corp.
                                 Balance Sheets



                                                                                   December 31,     December 31,
(in thousands, except shares and par value amounts)                                   2003             2002
================================================================================================================

                                                                                                 
Assets:

Real estate investments, at cost:
   Land                                                                              $  4,365          $  4,365
   Buildings and improvements                                                          45,895            45,870
----------------------------------------------------------------------------------------------------------------
                                                                                       50,260            50,235

   Less accumulated depreciation                                                        1,519               343
----------------------------------------------------------------------------------------------------------------

Real estate investments, net                                                           48,741            49,892

Acquired real estate leases, net of accumulated amortization of $349 and $27            1,389             1,711
Cash and cash equivalents                                                               3,330             2,683
Cash-funded reserves                                                                    2,636             2,719
Restricted cash                                                                            35                44
Tenant rents receivable                                                                    25                --
Step rent receivable                                                                      421                99
Deferred leasing costs                                                                     39                --
Prepaid expenses and other assets                                                          51                80
----------------------------------------------------------------------------------------------------------------

     Total assets                                                                    $ 56,667          $ 57,228
================================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                                $  2,055          $  1,890
Dividends payable                                                                       1,265               850
Tenant security deposits                                                                   35                44
----------------------------------------------------------------------------------------------------------------

     Total liabilities                                                                  3,355             2,784
----------------------------------------------------------------------------------------------------------------

Commitments and Contingencies:

Stockholders' Equity:
   Preferred Stock, $.01 par value, 636 shares
     authorized, issued and outstanding                                                    --                --
   Common Stock, $.01 par value, 1 share
     authorized, issued and outstanding                                                    --                --
   Additional paid-in capital                                                          58,383            58,383
   Retained deficit and dividends in excess of earnings                                (5,071)           (3,939)
----------------------------------------------------------------------------------------------------------------

     Total Stockholders' Equity                                                        53,312            54,444
----------------------------------------------------------------------------------------------------------------

     Total Liabilities and Stockholders' Equity                                      $ 56,667          $ 57,228
================================================================================================================


                 See accompanying notes to financial statements.


                                      F-11


                            FSP Addison Circle Corp.
                            Statements of Operations




                                                                                        For the Period
                                                                                       August 21, 2002
                                                              For the Year Ended   (date of inception) to
(in thousands, except shares and per share amounts)            December 31, 2003      December 31, 2002
=========================================================================================================

                                                                                       
Revenue:
   Rental                                                           $8,554                   $ 2,102
---------------------------------------------------------------------------------------------------------

Expenses:
   Rental operating expenses                                         1,783                       391
   Real estate taxes and insurance                                   1,354                       327
   Depreciation and amortization                                     1,497                       370
   Interest                                                             --                     3,897
---------------------------------------------------------------------------------------------------------

     Total expenses                                                  4,634                     4,985
---------------------------------------------------------------------------------------------------------

Income (loss) before interest income                                 3,920                    (2,883)

Interest income                                                         85                        14
---------------------------------------------------------------------------------------------------------

Net income (loss) before common dividends                            4,005                    (2,869)

Dividends paid to common shareholders                                   --                       313
---------------------------------------------------------------------------------------------------------

Net income (loss) attributable to preferred shareholders            $4,005                   $(3,182)
=========================================================================================================

Weighted average number of preferred shares outstanding,
     basic and diluted                                                 636                       636
=========================================================================================================

Net income (loss) per preferred share, basic and diluted            $6,297                   $(5,003)
=========================================================================================================


                 See accompanying notes to financial statements.


                                      F-12


                            FSP Addison Circle Corp.
                  Statements of Changes in Stockholders' Equity
     For the year ended December 31, 2003 and for the Period August 21, 2002
                    (date of inception) to December 31, 2002



                                                                          Retained Deficit
                                                              Additional   and Dividends        Total
                                        Preferred    Common    Paid in     in Excess of     Stockholders'
(in thousands, except shares)             Stock      Stock     Capital       Earnings           Equity
=========================================================================================================
                                                                                
Private offering of 636 shares, net       $ --      $ --      $58,383         $    --          $ 58,383

Dividends                                   --        --           --          (1,070)           (1,070)

Net loss                                    --        --           --          (2,869)           (2,869)
---------------------------------------------------------------------------------------------------------
Balance, December 31, 2002                  --        --       58,383          (3,939)           54,444

Dividends                                   --        --           --          (5,137)           (5,137)

Net income                                  --        --           --           4,005             4,005
---------------------------------------------------------------------------------------------------------

Balance, December 31, 2003                $ --      $ --      $58,383         $(5,071)         $ 53,312
=========================================================================================================


                 See accompanying notes to financial statements.


                                      F-13


                            FSP Addison Circle Corp.
                            Statements of Cash Flows



                                                                                                    For the Period
                                                                                                    August 21, 2002
                                                                            For the Year Ended  (date of inception) to
(in thousands)                                                               December 31, 2003     December 31, 2002
======================================================================================================================

                                                                                                
Cash flows from operating activities:
   Net income (loss)                                                               $ 4,005            $ (2,869)
   Adjustments to reconcile net income (loss) to net cash provided by
     (used for) operating activities:
      Depreciation and amortization                                                  1,497                 370
Changes in operating assets and liabilities:
       Cash-funded reserve                                                              83              (2,719)
       Restricted cash                                                                   9                 (44)
       Tenant rent receivables                                                         (25)                 --
       Step rent receivable                                                           (322)                (99)
       Prepaid expenses and other assets                                                29                 (80)
       Accounts payable and accrued expenses                                           165               1,890
       Tenant security deposits                                                         (9)                 44
       Payment of deferred leasing costs                                               (39)                 --
----------------------------------------------------------------------------------------------------------------------

         Net cash provided by (used for) operating activities                        5,393              (3,507)
----------------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
   Purchase of real estate assets                                                      (25)            (50,235)
   Purchase of acquired real estate leases                                              --              (1,738)
----------------------------------------------------------------------------------------------------------------------

         Net cash used for investing activities                                        (25)            (51,973)
----------------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
   Proceeds from sale of company stock                                                  --              63,610
   Syndication costs                                                                    --              (5,227)
   Dividends to stockholders                                                        (4,721)               (220)
   Proceeds from long-term debt                                                         --              51,500
   Principal payments on long-term debt                                                 --             (51,500)
----------------------------------------------------------------------------------------------------------------------

         Net cash (used for) provided by financing activities                       (4,721)             58,163
----------------------------------------------------------------------------------------------------------------------

Net increase in cash and cash equivalents                                              647               2,683

Cash and cash equivalents, beginning of period                                       2,683                  --
----------------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                                           $ 3,330            $  2,683
======================================================================================================================

Supplemental disclosure of cash flow information:

   Cash paid for:
     Interest                                                                      $    --            $  3,897

   Disclosure of non-cash financing activities:
     Dividends declared but not paid                                               $ 1,265            $    850


                 See accompanying notes to financial statements.


                                      F-14


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

1. Organization

FSP Addison Circle Corp. (the "Company") was organized on August 21, 2002 as a
Corporation under the laws of the State of Delaware to purchase, own and operate
a commercial office building located in Addison, TX (the "Property"). The
Property consists of a recently constructed, ten-story Class "A" suburban office
tower that contains approximately 293,787 square feet of space situated on
approximately 3.62 acres of land. The Company acquired the Property on September
30, 2002.

2. Summary of Significant Accounting Policies

BASIS OF PRESENTATION

The results of operations from inception to December 31, 2002 are not
necessarily indicative of the results to be obtained for other interim periods
or for the full fiscal year.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

REAL ESTATE AND DEPRECIATION

Real estate assets are stated at the lower of cost or fair value, as
appropriate, less accumulated depreciation.

Costs related to property acquisition and improvements are capitalized. Typical
capital items include new roofs, site improvements, various exterior building
improvements and major interior renovations. Funding for capital improvements
typically is provided by cash set aside at the time the Property was purchased.

Routine replacements and ordinary maintenance and repairs that do not extend the
life of the assets are expensed as incurred. Typical expense items include
interior painting, landscaping and minor carpet replacements. Funding for
repairs and maintenance items typically is provided by cash flows from operating
activities.

Depreciation is computed using the straight-line method over the assets'
estimated useful lives as follows:

         Category                            Years
         --------                            -----
         Building - Commercial                39
         Building Improvements               15-39
         Furniture and equipment              5-7


                                      F-15


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

REAL ESTATE AND DEPRECIATION (continued)

The following schedule reconciles the cost of the Property as shown in the
Offering Memorandum as to the amounts shown on the Company's Balance Sheets:

         (in thousands)

         Price per Offering Memorandum                            $51,500
         Plus: Acquisition fees                                       318
               Other acquisition costs                                155
         ----------------------------------------------------------------
           Total Acquisition Costs                                $51,973
         ================================================================

These costs are reported in the Company's Balance Sheets as follows:

         Land                                                      $ 4,365
         Building                                                   45,870
         Acquired real estate leases                                 1,738
         -----------------------------------------------------------------
           Total reported on Balance Sheets                        $51,973
         =================================================================

The Company evaluates its assets used in operations by identifying indicators of
impairment and by comparing the sum of the estimated undiscounted future cash
flows for each asset to the asset's carrying value. When indicators of
impairment are present and the sum of the undiscounted future cash flows is less
than the carrying value of such asset, an impairment loss is recorded equal to
the difference between the asset's current carrying value and its fair value
based on discounting its estimated future cash flows. At December 31, 2003 and
2002, no such indicators of impairment were identified.

ACQUIRED REAL ESTATE LEASES

Acquired real estate leases are the estimated value of legal and leasing costs
related to acquired leases that were included in the purchase price when the
Company acquired the Property. Under SFAS No. 141 "Business Combinations" ("SFAS
141"), which was approved by the Financial Accounting Standards Board ("FASB")
in June 2001, the Company is required to segregate these costs from its
investment in real estate. The Company subsequently amortizes these costs on a
straight-line basis over the remaining life of the related leases. Amortization
expense of $322,000 and $27,000 is included in depreciation and amortization in
the Company's Statements of Operations for the year ended December 31, 2003 and
the period ended December 31, 2002, respectively.

Acquired real estate lease costs included in the purchase price of the property
were $1,738,000 and are being amortized over the weighted-average period of six
years in respect of the leases assumed.

The estimated annual amortization expense for the five years succeeding December
31, 2003 are as follows:

                  (in thousands)
                   2004                               $    321
                   2005                               $    321
                   2006                               $    321
                   2007                               $    321
                   2008                               $    105


                                      F-16


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

CASH AND CASH EQUIVALENTS

The Company considers all highly liquid debt instruments with an initial
maturity of three months or less to be cash equivalents.

CASH-FUNDED RESERVES

The Company has set aside funds in anticipation of future capital needs of the
Property. These funds typically are used for the payment of real estate assets
and deferred leasing commissions; however, there is no legal restriction on
their use and they may be used for any Company purpose.

RESTRICTED CASH

Restricted cash consists of tenant security deposits.

MARKETABLE SECURITIES

The Company accounts for investments in debt securities under the provisions of
Statement of Financial Accounting Standards ("SFAS") No. 115, "Accounting for
Certain Investments in Debt and Equity Securities". The Company typically
classifies its debt securities as available-for-sale.

There were no investments in marketable securities at December 31, 2003 and
2002.

CONCENTRATION OF CREDIT RISKS

Cash, cash equivalents and short-term investments are financial instruments that
potentially subject the Company to a concentration of credit risk. The Company
maintains its cash balances and short-term investments principally in one bank
which the Company believes to be creditworthy. The Company periodically assesses
the financial condition of the bank and believes that the risk of loss is
minimal. Cash balances held with various financial institutions frequently
exceed the insurance limit of $100,000 provided by the Federal Deposit Insurance
Corporation.

For the periods ended December 31, 2003 and 2002, rental income was derived from
various tenants. As such, future receipts are dependent upon the financial
strength of the lessees and their ability to perform under the lease agreements.

The following tenants represent greater than 10% of total revenue:

                                                         Year          Period
                                                        Ended           Ended
                                                     December 31,   December, 31
                                                         2003           2002
       McLeod USA Telecommunications Services, Inc.      31%             31%
       The Staubach Company                              28%             28%
       J.D. Edwards World Solutions Company              20%             20%

FINANCIAL INSTRUMENTS

The Company estimates that the carrying value of cash and cash equivalents,
cash-funded reserves, and restricted cash approximate their fair values based on
their short-term maturity and prevailing interest rates.


                                      F-17


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

STEP RENT RECEIVABLE

Certain leases provide for fixed increases over the life of the lease. Rental
revenue is recognized on the straight-line basis over the related lease term;
however, billings by the Company are based on required minimum rentals in
accordance with the lease agreements. Step rent receivable, which is the
cumulative revenue recognized in excess of amounts billed by the Company, was
$421,000 and $99,000 at December 31, 2003 and 2002, respectively.

TENANT RENTS RECEIVABLE

Tenant rents receivable are reported at the amount the Company expects to
collect on balances outstanding at year-end. Management monitors outstanding
balances and tenant relationships and concluded that any realization losses
would be immaterial.

SYNDICATION FEES

Syndication fees are selling commissions and other costs associated with the
initial offering of the Company's preferred shares. Such costs, in the amount of
$5,227,000 have been reported as a reduction in Stockholders' Equity in the
Company's Balance Sheets.

REVENUE RECOGNITION

The Company has retained substantially all of the risks and benefits of
ownership of the Company's commercial property and accounts for its leases as
operating leases. Rental income from leases, which may include rent concession
(including free rent and tenant improvement allowances) and scheduled increases
in rental rates during the lease term, is recognized on a straight-line basis.
The Company does not have any percentage rent arrangements with its commercial
property tenants. Reimbursable costs are included in rental income in the period
earned. A schedule showing the components of rental revenue is shown below.

                                                   Year ended   Period Ended
                                                  December 31,  December, 31
         (in thousands)                              2003          2002
         ===================================================================
         Income from leases                         $7,153      $1,823
         Straight-line rent adjustment                 322          99
         Reimbursable expenses                       1,079         180
         -------------------------------------------------------------------

              Total                                 $8,554      $2,102
         ===================================================================

INTEREST INCOME

Interest income is recognized when the related services are performed and the
earnings process is complete.

INCOME TAXES

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under the Internal Revenue Code of 1986, as amended. As a REIT, the Company
generally is entitled to a tax deduction for dividends paid to its shareholders,
thereby effectively subjecting the distributed net income of the Company to
taxation at the shareholder level only. The Company must comply with a variety
of restrictions to maintain its status as a REIT. These restrictions include the
type of income it can earn, the type of assets it can hold, the number of
shareholders it can have and the concentration of their ownership, and the
amount of the Company's taxable income that must be distributed annually.


                                      F-18


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

NET INCOME PER SHARE

The Company follows Statement of Financial Accounting Standards No. 128
"Earnings per Share", which specifies the computation, presentation and
disclosure requirements for the Company's net income per share. Basic net income
per preferred share is computed by dividing net income by the weighted average
number of shares outstanding during the period. Diluted net income per preferred
share reflects the potential dilution that could occur if securities or other
contracts to issue shares were exercised or converted into shares. There were no
potential dilutive shares outstanding at December 31, 2003 and 2002. Subsequent
to the completion of the offering of preferred shares, the holders of common
stock are not entitled to share in any income nor in any related dividend.

3. Recent Accounting Standards

In June 2002, the FASB issued SFAS No. 146 "Accounting for Costs Associated with
Exit or Disposal Activities". This statement was effective January 1, 2003. SFAS
No. 146 replaces current accounting literature and requires the recognition of
costs associated with exit or disposal activities when they are incurred rather
than at the date of a commitment to an exit or disposal plan. The adoption of
this statement did not have a material effect on the Company's financial
position, results of operations and cash flows.

4. Income Taxes

The Company files as a REIT under Sections 856-860 of the Internal Revenue Code
of 1986, as amended. In order to qualify as a REIT, the Company is required to
distribute at least 90% of its taxable income to shareholders and to meet
certain asset and income tests as well as certain other requirements. The
Company will generally not be liable for federal income taxes, provided it
satisfies these requirements. Even as a qualified REIT, the Company is subject
to certain state and local taxes on its income and property.

For the period ended December 31, 2002, the Company incurred a net operating
loss for income tax purposes of approximately $2,932,000 that can be carried
forward until it expires in the year 2022.

At December 31, 2003, the Company's net tax basis of its real estate assets was
$50,421,000.

The following schedule reconciles net income (loss) to taxable income subject to
dividend requirements:

                                                      Year Ended    Period Ended
                                                      December 31,  December 31,
        (in thousands)                                   2003           2002
        ========================================================================

        GAAP net income (loss)                          $ 4,005      $(2,869)

           Add:  Book depreciation and amortization       1,497          370
           Less: Tax depreciation and amortization       (1,193)        (323)
                 Straight-line rents                       (322)         (99)
        ------------------------------------------------------------------------
        Taxable income (loss) (1)                       $ 3,987      $(2,921)
        ========================================================================

      (1) A tax loss is not subject to a dividend requirement.

The following schedule reconciles cash dividends paid to the dividends paid
deduction:

                                                     Year Ended     Period Ended
                                                     December 31,   December 31,
       (in thousands)                                   2003           2002
       =========================================================================
        Cash dividends paid                           $ 4,721          $ 220
          Less: Return of Capital                        (734)          (220)
       -------------------------------------------------------------------------
        Dividends paid deduction                      $ 3,987          $  --
       =========================================================================


                                      F-19


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

5. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases), property and equipment
("Capital Expenditures"), and payments for deferred leasing commissions; plus
(less) proceeds from (payments to) cash reserves established at the acquisition
date of the property ("Cash-funded reserves"). Depreciation and amortization and
straight-line rents are an adjustment to CAD, as these are non-cash items
included in net income. Capital Expenditures, payments for deferred leasing
commissions and the proceeds from (payments to) the funded reserve are an
adjustment to CAD, as they represent cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs.
Management believes that in order to facilitate a clear understanding of the
results of the Company, CAD should be examined in connection with net income and
cash flows from operating, investing and financing activities in the financial
statements.

The calculation of cash available for distribution is shown in the following
table:

                                                              Period Ended
                                                              December 31,
       (in thousands)                                     2003           2002
       =========================================================================

          Net income (loss)                            $ 4,005       $ (2,869)
          Depreciation and amortization                  1,497            370
          Straight line rent                              (322)           (99)
          Proceeds from offering of shares, net             --         58,383
          Purchase of land and building                    (25)       (50,235)
          Proceeds from (establish) funded reserve          83         (2,719)
          Payment of deferred lease origination costs       --         (1,738)
       -------------------------------------------------------------------------

       Cash Available for Distribution                 $ 5,238       $  1,093
       =========================================================================

The Company's cash distributions for the periods ended December 31, 2003 and
2002 are summarized as follows:

        (in thousands)

        Quarter Paid                                         2003           2002
        ========================================================================
        First Quarter                                    $    850       $     --
        Second Quarter                                      1,302             --
        Third Quarter                                       1,292             --
        Fourth Quarter                                      1,277            220
        ------------------------------------------------------------------------
          Dividends Paid                                 $  4,721       $    220
        ========================================================================

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                      F-20


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

6. Capital Stock

PREFERRED STOCK

Generally, each holder of Shares of Preferred Stock is entitled to receive
ratably all dividends, if any, declared by the Board of Directors out of funds
legally available. The right to receive dividends shall be non-cumulative, and
no right to dividends shall accrue by reason of the fact that no dividend has
been declared in any prior year. Each holder of Shares will be entitled to
receive, to the extent that funds are available therefore, $100,000 per Share,
before any payment to the holder of Common Stock, out of distributions to
stockholders upon liquidation, dissolution or the winding up of the Company; the
balance of any such funds available for distribution will be distributed among
the holders of Shares and the holder of Common Stock, pro rata based on the
number of shares held by each; provided, however, that for these purposes, one
share of Common Stock will be deemed to equal one-tenth of a share of Preferred
Stock.

In addition to certain voting rights provided in the corporate agreements, the
holder of Shares, acting by consent of at least 51%, shall have the further
right to approve or disapprove a proposed sale of the Property, the merger of
the Company with any other entity and amendments to the corporate charter. A
vote of the holders of 66.67% of the Shares is required for the issue of any
additional shares of capital stock. Holders of Shares have no redemption or
conversion rights.

COMMON STOCK

Franklin Street Properties Corp. ("FSP"), is the sole holder of the Company's
Common Stock. FSP has the right, as one class together with the holders of
Preferred Stock, to vote to elect the directors of the Company and to vote on
all matters except those voted by the holders of Shares of Preferred Stock.
Subsequent to the completion of the offering of the preferred shares the holders
of common shares are not entitled to share in any income, nor in any related
dividend.

7. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. For the period
ended December 31, 2003 and 2002, fees incurred under the agreement were $79,000
and $19,000, respectively.

An acquisition fee of $318,000 and other costs of $67,000 were paid in 2002 to
an affiliate of the Common Shareholder. Such fees were included in the cost of
the real estate.

Syndication fees of $5,227,000 were paid in 2002 to an affiliate of the Common
Shareholder for services related to syndication of the Company's preferred
stock.

During 2002, the Company borrowed and repaid in full a note payable to FSP,
principal of $51,500,000, with interest equal to the Citizens Bank base rate.
Interest paid to FSP was $240,000. The average interest rate during the time the
loan was outstanding was 4.44%.

A commitment fee of $3,657,000 was paid to FSP for obtaining the first mortgage
loan. Such amount is included in interest expense on the Statement of
Operations.

The Company paid a dividend of $313,000 to the common shareholder relating to
earnings of the Company prior to the completion of the offering of preferred
shares.


                                      F-21


                            FSP Addison Circle Corp.
                          Notes to Financial Statements

8. Commitments and Contingencies

The Company, as lessor, has minimum future rentals due under non-cancelable
operating leases as follows:

                                       Year Ending
                     (in thousands)    December 31,        Amount
                                       -------------    -----------

                                           2004           $  6,684
                                           2005              6,636
                                           2006              5,698
                                           2007              3,101
                                           2008              2,369
                                        Thereafter             943
                                                        -----------

                                                          $ 25,431
                                                        ===========

In addition, the lessees are liable for real estate taxes and certain operating
expenses of the Property.

Upon acquiring the commercial rental property in September, 2002, the Company
was assigned the lease agreements between the seller of the Property and the
existing tenants. The original lease periods range from five to ten years with
renewal options.


                                      F-22


                                 ADDISON CIRCLE
              FOR THE PERIOD JANUARY 1, 2002 TO SEPTEMBER 29, 2002
                    AND FOR THE YEAR ENDED DECEMBER 31, 2001


                                    CONTENTS

                                                                            PAGE

Independent auditors' report                                                F-24

Statements of revenue over certain operating expenses                       F-25

Notes accompanying the statements of revenue over certain
  operating expenses                                                        F-26


                                      F-23


                          INDEPENDENT AUDITORS' REPORT


To the Stockholders
FSP Addison Circle Corp.

We have audited the accompanying statements of revenue over certain operating
expenses (the "Statements") of Addison Circle for the period January 1, 2002 to
September 29, 2002 and for the year ended December 31, 2001. These Statements
are the responsibility of the Company's management. Our responsibility is to
express an opinion on these Statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audits to obtain reasonable assurance about whether the Statements
are free of material misstatements. An audit includes examining, on a test
basis, evidence supporting the amounts and disclosures in the Statements. An
audit also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall Statements'
presentation. We believe that our audits provide a reasonable basis for our
opinion.

The accompanying Statements were prepared to comply with the requirements of
Rule 3-14 of Regulation S-X of the Securities and Exchange Commission, and
exclude certain expenses described in Note 2, and therefore, are not intended to
be a complete presentation of the Property's revenue and expenses.

In our opinion, these Statements referred to above present fairly, in all
material respects, the revenue over certain operating expenses (as described in
Note 2), of Addison Circle for the period January 1, 2002 to September 29, 2002
and for the year ended December 31, 2001, in conformity with the basis of
accounting described in Note 2.


/s/ Braver and Company, P.C.
Newton, Massachusetts
February 28, 2004


                                      F-24


                                 ADDISON CIRCLE
              STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES
            FOR THE PERIOD JANUARY 1, 2002 TO SEPTEMBER 29, 2002 AND
                      FOR THE YEAR ENDED DECEMBER 31, 2001

                                                            2002         2001
                                                         ----------   ----------
REVENUE

  Rental income                                          $6,577,352   $8,353,790
                                                         ----------   ----------

CERTAIN OPERATING EXPENSES (Note 2):

  Taxes and insurance                                       930,968    1,195,547
  Management fees                                           105,094      135,923
  Administrative                                            512,993      446,024
  Operating and maintenance                                 649,685      905,373
                                                         ----------   ----------

                                                          2,198,740    2,682,867
                                                         ----------   ----------

Excess of revenue over certain operating expenses        $4,378,612   $5,670,923
                                                         ==========   ==========


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


                                      F-25


                                 ADDISON CIRCLE
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


1.    DESCRIPTION OF THE PROPERTY:

      The accompanying statements of revenue over certain operating expenses
      (the "Statements") include the operations of a commercial building located
      in Addison, Dallas County, Texas (the "Property"). These statements are
      the results of operations of the Property under the basis of accounting
      described in Note 2 for the period and year described prior to the
      acquisition of the Property by FSP Addison Circle Corp. The Property
      consists of a ten-story Class A suburban office tower containing
      approximately 293,787 square feet located on approximately 3.62 acres of
      land. The Property was sold to FSP Addison Circle Corp. on September 30,
      2002.

2.    BASIS OF ACCOUNTING:

      The accompanying Statements have been prepared on the accrual basis of
      accounting. The Statements have been prepared in accordance with Rule 3-14
      of Regulation S-X of the Securities and Exchange Commission for real
      estate properties acquired or to be acquired. Accordingly, these
      Statements exclude certain historical expenses not comparable to the
      operations of the Property after acquisition such as amortization,
      depreciation, interest, corporate expenses and certain other costs not
      directly related to the future operations of the Property.

3.    REVENUE RECOGNITION:

      Rental revenue includes income from leases, certain reimbursable expenses,
      straight-line rent adjustments and other income associated with renting
      the property. A summary of rental revenue is shown in the following table:

                                                 For the period
                                                   January 1,
                                                     2002 to         Year Ended
                                                  September 29,     December 31,
                                                      2002              2001
                                                 --------------     ------------

      Income from leases                           $5,407,615        $7,168,574
      Straight-line rent adjustment                   258,696           293,420
      Reimbursable expenses                           909,682           887,543
      Other income                                      1,359             4,253
                                                   ----------        ----------

            Total                                  $6,577,352        $8,353,790
                                                   ==========        ==========

      Addison Circle has retained substantially all of the risks and benefits of
      the property and accounts for its leases as operating leases. Rental
      income from leases, which include rent concessions (including free rent
      and tenant improvement allowances) and scheduled increases in rental rates
      during the lease term, is recognized on a straight-line basis. The Company
      does not have any percentage rent arrangements with its tenants.
      Reimbursable costs are included in rental income in the period earned.

4.    USE OF ESTIMATES:

      The preparation of the Statements in conformity with the basis of
      accounting described in Note 2 requires management to make estimates and
      assumptions that affect the reported amounts of revenue and expenses
      during the reporting period. Actual results could differ from those
      estimates.


                                      F-26


                                 ADDISON CIRCLE
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


5.    CONCENTRATIONS OF RISKS:

      For the period January 1, 2002 to September 29, 2002, and for the year
      ended December 31, 2001, rental income was received from various lessees.
      As such, future receipts are dependent upon the financial strength of the
      lessees and their ability to perform under the lease agreements.

6.    LEASES:

      The Company, as lessor, has minimum future rentals due under
      noncancellable operating leases as follows:

           Year Ending
           December 31,              Amount
           ------------           -----------

               2002               $ 1,704,000
               2003                 6,677,000
               2004                 6,684,000
               2005                 6,636,000
               2006                 5,698,000
            Thereafter              6,413,000
                                  -----------

                                  $33,812,000
                                  ===========

      In addition, the lessees are liable for real estate taxes and operating
      expenses as direct expenses to them.


                                      F-27


                           FSP Collins Crossing Corp.
                              Financial Statements
                                  June 30, 2004

                                Table of Contents

                                                                            Page
                                                                            ----

Financial Statements (unaudited)

Balance Sheet as of June 30, 2004 and December 31, 2003.................... F-29

Statement of Income for the three and six months ended June 30, 2004
      and 2003............................................................. F-30

Statement of Cash Flows for the six months ended to June 30, 2004
      and 2003............................................................. F-31

Notes to Financial Statements.............................................. F-32


                                      F-28


                           FSP Collins Crossing Corp.
                                  Balance Sheet
                                   (unaudited)



                                                                                                          June 30,      December 31,
(in thousands,except shares and par value amounts)                                                          2004            2003
===================================================================================================================================

                                                                                                                     
Assets:

Real estate investments, at cost:
     Land                                                                                                 $  4,022         $  4,022
     Buildings and improvements                                                                             34,232           34,224
-----------------------------------------------------------------------------------------------------------------------------------
                                                                                                            38,254           38,246

     Less accumulated depreciation                                                                           1,170              731
-----------------------------------------------------------------------------------------------------------------------------------

Real estate investments, net                                                                                37,084           37,515

Acquired real estate leases, net of accumulated amortization of $588 and $349, respectively                  1,709            1,918
Acquired favorable real estate lease, net of accumulated amortization of $1,266 and $791, respectively       3,878            4,353
Cash and cash equivalents                                                                                    4,622            5,066
Cash-funded reserves                                                                                            --               --
Restricted cash                                                                                                115              115
Tenant rents receivable                                                                                         11               25
Step rent receivable                                                                                           445              279
Prepaid expenses and other assets                                                                               68               43
-----------------------------------------------------------------------------------------------------------------------------------

      Total assets                                                                                        $ 47,932         $ 49,314
===================================================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                                                     $  1,198         $  1,467
Dividends payable                                                                                               --            1,331
Tenant security deposits                                                                                       115              115
-----------------------------------------------------------------------------------------------------------------------------------

     Total liabilities                                                                                       1,313            2,913
-----------------------------------------------------------------------------------------------------------------------------------

Commitments and Contingencies

Stockholders' Equity:
     Preferred Stock, $.01 par value, 555 shares
       authorized, issued and outstanding                                                                       --               --
     Common Stock, $.01 par value, 1 share
       authorized, issued and outstanding                                                                       --               --
     Additional paid-in capital                                                                             51,100           51,100
     Retained deficit and dividends in excess of earnings                                                   (4,481)          (4,699)
-----------------------------------------------------------------------------------------------------------------------------------

     Total Stockholders' Equity                                                                             46,619           46,401
-----------------------------------------------------------------------------------------------------------------------------------

     Total Liabilities and Stockholders' Equity                                                           $ 47,932         $ 49,314
===================================================================================================================================


                 See accompanying notes to financial statements.


                                      F-29


                           FSP Collins Crossing Corp.
                               Statement of Income
                                   (unaudited)



                                                                                            For the                   For the
                                                                                         Three Months               Six Months
                                                                                             Ended                     Ended
                                                                                           June 30,                  June 30,
                                                                                      -------------------       -------------------
(in thousands, except shares and per share amounts)                                    2004         2003         2004        2003
===================================================================================================================================

                                                                                                                
Revenues:
     Rental                                                                           $1,747      $ 1,916       $3,449      $ 2,569
-----------------------------------------------------------------------------------------------------------------------------------
Expenses:

     Rental operating expenses                                                           506          391          909          494
     Real estate taxes and insurance                                                     238          255          478          341
     Depreciation and amortization                                                       321          266          648          354
     Interest                                                                             --        3,591           --        3,728
-----------------------------------------------------------------------------------------------------------------------------------

       Total expenses                                                                  1,065        4,503        2,035        4,917
-----------------------------------------------------------------------------------------------------------------------------------

Income (loss) before interest income                                                     682       (2,587)       1,414       (2,348)

Interest income                                                                           18            2           38            5
-----------------------------------------------------------------------------------------------------------------------------------

Net income (loss) before common dividends                                                700       (2,585)       1,452       (2,343)

Dividends paid to common shareholders                                                     --          153           --          153
-----------------------------------------------------------------------------------------------------------------------------------

Net income (loss) attributable to preferred shareholders                              $  700      $(2,738)      $1,452      $(2,496)
===================================================================================================================================

Weighted average number of preferred shares outstanding,
     basic and diluted                                                                   555          555          555          555
===================================================================================================================================

Net income (loss) per preferred share, basic and diluted                              $1,261      $(4,933)      $2,616      $(4,497)
===================================================================================================================================


                 See accompanying notes to financial statements


                                      F-30


                           FSP Collins Crossing Corp.
                            Statements of Cash Flows
                                   (unaudited)



                                                                                   For the Six Months Ended
(in thousands)                                                                 June 30, 2004      June 30, 2003
===============================================================================================================

                                                                                              
Cash flows from operating activities:
     Net Income (loss)                                                            $ 1,452           $ (2,343)
     Adjustments to reconcile net income (loss) to net cash provided by
        (used for) operating activities:
      Depreciation and amortization                                                   648                354
      Amortization of favorable lease                                                 475                 --
Changes in operating assets and liabilities:
     Restricted cash                                                                   --               (115)
     Tenant rent receivables                                                           14                 (5)
     Step rent receivable                                                            (166)              (111)
     Prepaid expenses and other assets                                                (25)               (67)
     Accounts payable and accrued expenses                                         (1,599)               626
     Tenant security deposits                                                          --                115
---------------------------------------------------------------------------------------------------------------

        Net cash provided by (used for) operating activities                          799             (1,546)
---------------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
     Purchase of real estate assets                                                    (9)           (45,379)
     Purchase of acquired real estate leases                                           --                 --
---------------------------------------------------------------------------------------------------------------

      Net cash used for investing activities                                           (9)           (45,379)
---------------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
     Proceeds from sale of company stock                                               --             55,839
     Syndication costs                                                                 --             (4,738)
     Dividends to stockholders                                                     (1,234)              (209)
     Proceeds from long-term debt                                                      --             45,175
     Principal payments on long-term debt                                              --            (45,175)
---------------------------------------------------------------------------------------------------------------

      Net cash (used for) provided by financing activities                         (1,234)            50,892
---------------------------------------------------------------------------------------------------------------

Net increase (decrease)  in cash and cash equivalents                                (444)             3,967

Cash and cash equivalents, beginning of period                                      5,066                 --
---------------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                                          $ 4,622           $  3,967
===============================================================================================================

Supplemental disclosure of cash flow information:

Cash paid for:
     Interest                                                                     $    --           $  3,728


                 See accompanying notes to financial statements.


                                      F-31


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements
                                   (unaudited)

1. Organization and Basis of Presentation

FSP Collins Crossing Corp. (the "Company") was organized on January 16, 2003 as
a Corporation under the laws of the State of Delaware to purchase, own and
operate a commercial office building located in Richardson, TX (the "Property").
Completed in 1999, the Property consists of an eleven story Class "A" suburban
office tower that contains approximately 298,766 square feet of space situated
on approximately ten acres of land (including an undeveloped parcel containing
approximately 3.5 acres). The company acquired the Property on March 3, 2003.

BASIS OF PRESENTATION

The accompanying interim financial statements are unaudited; however, the
financial statements have been prepared in accordance with accounting principles
generally accepted in the United States of America for interim financial
information and in conjunction with the rules and regulations of the Securities
and Exchange Commission. Accordingly, they do not include all of the disclosures
required by accounting principles generally accepted in the United States of
America for complete financial statements. In the opinion of management, all
adjustments (consisting solely of normal recurring matters) necessary for a fair
presentation of the financial statements for these interim periods have been
included.

Certain prior-year balances have been reclassified in order to conform to the
current-year presentation.

These financial statements should be read in conjunction with the Company's
financial statements and notes thereto for its fiscal year ended December 31,
2003

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

2. Net Income Per Share

Basic net income per preferred share is computed by dividing net income
attributed to preferred shareholders by the weighted average number of preferred
shares outstanding during the period. Diluted net income per preferred share
reflects the potential dilution that could occur if securities or other
contracts to issue shares were exercised or converted into shares. There were no
potential dilutive shares outstanding at June 30, 2004 and 2003. Subsequent to
the completion of the offering of preferred shares, the holders of common stock
are not entitled to share in any income nor in any related dividend.

3. Income Taxes

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under Sections 856-860 of the Internal Revenue Code of 1986, as amended. In
order to qualify as a REIT, the Company is required to distribute at least 90%
of its taxable income to shareholders and to meet certain asset and income tests
as well as certain other requirements. The Company will generally not be liable
for federal income taxes, provided it satisfies these requirements. Even as a
qualified REIT, the Company is subject to certain state and local taxes on its
income and property.


                                      F-32


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements
                                   (unaudited)

4. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization, and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases): property and equipment
("Capital Expenditures"), payments for deferred leasing commissions and payments
for deferred lease origination costs; plus (less) proceeds from (payments to)
cash reserves established at the acquisition date of the property (cash-funded
reserves). Depreciation and amortization and straight-line rents are an
adjustment to CAD, as these are non-cash items included in net income. Capital
Expenditures, payments of deferred leasing commissions and payments for deferred
lease origination costs and the proceeds from (payments to) the funded reserve
are an adjustment to CAD, as they represent cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs.
Management believes in order to facilitate a clear understanding of the results
of the Company, CAD should be examined in connection with net income and cash
flows from operating, investing and financing activities in the financial
statements.

The calculation of CAD is shown in the following table:

                                         Three Months Ended    Six Months Ended
                                             June 30,              June 30,
(in thousands)                            2004        2003     2004       2003
================================================================================
Net income                              $   700   $ (2,585)  $ 1,452   $ (2,343)
Depreciation and amortization               321        266       648        354
Amortization of favorable leases            218         --       475         --
Straight line rent                          (83)       (83)     (167)      (111)
Proceeds from offering of shares, net        --     29,880        --     51,100
Purchase of land and building                (9)      (192)       (9)   (45,379)
Establish funded reserve                     --     (2,130)       --     (2,130)
                                        ---------------------------------------

Cash Available for Distribution         $ 1,147   $ 25,156   $ 2,399   $  1,491
================================================================================

The Company's cash distributions for the period ended June 30, 2004 are
summarized as follows:

(in thousands)

       Quarter Paid                                  2004         2003
       ================================================================
       First Quarter                                $1,331       $   --
       Second Quarter                                1,234          209
       Third Quarter                                    --        1,036
       Fourth Quarter                                   --        1,147
       ----------------------------------------------------------------
         Dividends Paid                             $2,565       $2,392
       ================================================================

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                      F-33


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements
                                   (unaudited)

5. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. Fees incurred
under the agreement were $18,654 and $18,714 for the three months ended June 30,
2004 and 2003, respectively and $37,551 and $24,970 for the six months ended
June 30, 2004 and 2003, respectively.


                                      F-34


                           FSP Collins Crossing Corp.
                              Financial Statements
                                December 31, 2003

                                Table of Contents

                                                                            Page
                                                                            ----
Financial Statements

Independent Auditor's Report.............................................   F-36

Balance Sheet as of December 31, 2003....................................   F-37

Statement of Operations for the period January 16, 2003
      (date of inception) to December 31, 2003...........................   F-38

Statement of Changes in Stockholders' Equity for the period
      January 16, 2003 (date of inception) to December 31, 2003..........   F-39

Statement of Cash Flows for the period January 16, 2003
      (date of inception) to December 31, 2003...........................   F-40

Notes to the Financial Statements........................................   F-41


                                      F-35


                    [LETTERHEAD OF BRAVER AND COMPANY, P.C.]

                          INDEPENDENT AUDITOR'S REPORT


To the Stockholders
FSP Collins Crossing Corp.

We have audited the accompanying balance sheet of FSP Collins Crossing Corp. as
of December 31, 2003, and the related statements of operations, changes in
stockholders' equity and cash flows for the period from January 16, 2003 (date
of inception) to December 31, 2003. These financial statements are the
responsibility of the Company's management. Our responsibility is to express an
opinion on these financial statements based on our audit.

We conducted our audit in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audit provides a
reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of FSP Collins Crossing Corp. as
of December 31, 2003, and the results of its operations and its cash flows for
the initial period then ended in conformity with accounting principles generally
accepted in the United States of America.


/s/ Braver and Company, P.C.
Newton, Massachusetts
January 23, 2004


                                      F-36


                           FSP Collins Crossing Corp.
                                  Balance Sheet



                                                                                                    December 31,
(in thousands, except shares and par value amounts)                                                     2003
================================================================================================================

                                                                                                     
Assets:

Real estate investments, at cost:
   Land                                                                                                 $  4,022
   Buildings and improvements                                                                             34,224
----------------------------------------------------------------------------------------------------------------
                                                                                                          38,246

   Less accumulated depreciation                                                                             731
----------------------------------------------------------------------------------------------------------------

     Real estate investments, net                                                                         37,515

Acquired real estate leases, net of accumulated amortization of $349                                       1,918
Acquired favorable real estate lease, net of accumulated amortization of $791                              4,353
Cash and cash equivalents                                                                                  2,942
Cash-funded reserves                                                                                       2,124
Restricted cash                                                                                              115
Tenant rents receivable                                                                                       25
Step rent receivable                                                                                         279
Prepaid expenses and other assets                                                                             43
----------------------------------------------------------------------------------------------------------------

   Total assets                                                                                         $ 49,314
================================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                                                   $  1,467
Dividends payable                                                                                          1,331
Tenant security deposits                                                                                     115
----------------------------------------------------------------------------------------------------------------

     Total liabilities                                                                                     2,913
----------------------------------------------------------------------------------------------------------------

Commitments and Contingencies:

Stockholders' Equity:
   Preferred Stock, $.01 par value, 555 shares
     authorized, issued and outstanding                                                                       --
   Common Stock, $.01 par value, 1 share
     authorized, issued and outstanding                                                                       --
   Additional paid-in capital                                                                             51,100
   Retained deficit and dividends in excess of earnings                                                   (4,699)
----------------------------------------------------------------------------------------------------------------

     Total Stockholders' Equity                                                                           46,401
----------------------------------------------------------------------------------------------------------------

     Total Liabilities and Stockholders' Equity                                                         $ 49,314
================================================================================================================


                 See accompanying notes to financial statements.


                                      F-37


                           FSP Collins Crossing Corp.
                             Statement of Operations


                                                              For the Period
                                                             January 16, 2003
                                                          (date of inception) to
(in thousands, except shares and per share amounts)          December 31, 2003
================================================================================

Revenue:
   Rental                                                          $ 5,672
--------------------------------------------------------------------------------
     Total revenue                                                   5,672
--------------------------------------------------------------------------------

Expenses:
   Rental operating expenses                                         1,399
   Real estate taxes and insurance                                     760
   Depreciation and amortization                                     1,080
   Interest                                                          3,444
--------------------------------------------------------------------------------

     Total expenses                                                  6,683
--------------------------------------------------------------------------------
Net loss before interest income                                     (1,011)

Interest income                                                         35
--------------------------------------------------------------------------------

Net loss before common dividends                                      (976)

Dividends paid to common shareholder                                   373
--------------------------------------------------------------------------------

Net loss attributable to preferred shareholders                    $(1,349)
================================================================================

Weighted average number of preferred shares outstanding,
     basic and diluted                                                 555
================================================================================

Net loss per preferred share, basic and diluted                    $(2,431)
================================================================================

                 See accompanying notes to financial statements.


                                      F-38


                           FSP Collins Crossing Corp.
                  Statement of Changes in Stockholders' Equity
                         For the Period January 16, 2003
                    (date of inception) to December 31, 2003



                                                                           Retained Deficit
                                                              Additional     and Dividends        Total
                                    Preferred     Common       Paid in       in Excess of     Stockholders'
(in thousands, except shares)         Stock       Stock        Capital         Earnings          Equity
===========================================================================================================

                                                                                        
Private offering of 555 shares, net   $  --      $  --      $   51,100       $       --        $   51,100

Dividends                                --         --              --           (3,723)           (3,723)

Net loss                                 --         --              --             (976)             (976)
-----------------------------------------------------------------------------------------------------------

Balance, December 31, 2003            $  --      $  --      $   51,100       $   (4,699)       $   46,401
===========================================================================================================


                 See accompanying notes to financial statements.


                                      F-39


                           FSP Collins Crossing Corp.
                             Statement of Cash Flows

                                                              For the Period
                                                             January 16, 2003
                                                          (date of inception) to
(in thousands)                                               December 31, 2003
================================================================================

Cash flows from operating activities:
   Net loss                                                         $   (976)
   Adjustments to reconcile net loss to net cash
     used for operating activities:
       Depreciation and amortization                                   1,080
       Amortization of favorable lease                                   791
Changes in operating assets and liabilities:
       Cash-funded reserve                                            (2,124)
       Restricted cash                                                  (115)
       Tenant rents receivable                                           (25)
       Step rent receivable                                             (279)
       Prepaid expenses and other assets                                 (43)
       Accounts payable and accrued expenses                           1,467
       Tenant security deposits                                          115
-------------------------------------------------------------------------------

         Net cash used for operating activities                         (109)
-------------------------------------------------------------------------------
Cash flows from investing activities:
   Purchase of real estate assets                                    (38,246)
   Purchase of acquired real estate lease                             (2,267)
   Purchase of acquired favorable real estate lease                   (5,144)
-------------------------------------------------------------------------------

         Net cash used for investing activities                      (45,657)
-------------------------------------------------------------------------------

Cash flows from financing activities:
   Proceeds from sale of company stock                                55,510
   Syndication costs                                                  (4,410)
   Dividends to stockholders                                          (2,392)
   Proceeds from long-term debt                                       45,175
   Principal payments on long-term debt                              (45,175)
-------------------------------------------------------------------------------

         Net cash provided by financing activities                    48,708
-------------------------------------------------------------------------------

Net increase in cash and cash equivalents                              2,942

Cash and cash equivalents, beginning of period                            --
-------------------------------------------------------------------------------

Cash and cash equivalents, end of period                            $  2,942
================================================================================

Supplemental disclosure of cash flow information:

   Cash paid for:
     Interest                                                       $  3,444

   Disclosure of non-cash financing activities:
     Dividends declared but not paid                                $  1,331

                 See accompanying notes to financial statements.


                                      F-40


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

1. Organization

FSP Collins Crossing Corp. (the "Company") was organized on January 16, 2003 as
a Corporation under the laws of the State of Delaware to purchase, own and
operate a commercial office building located in Richardson, TX (the "Property").
Completed in 1999, the Property consists of an eleven story Class "A" suburban
office tower that contains approximately 298,766 square feet of space situated
on approximately ten acres of land (including an undeveloped parcel containing
approximately 3.5 acres). The company acquired the Property on March 3, 2003.

2. Summary of Significant Accounting Policies

BASIS OF PRESENTATION

The results of operations from inception to date are not necessarily indicative
of the results to be obtained for other interim periods or for the full fiscal
year.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

REAL ESTATE AND DEPRECIATION

Real estate assets are stated at the lower of cost or fair value, as
appropriate, less accumulated depreciation.

Costs related to property acquisition and improvements are capitalized. Typical
capital items include new roofs, site improvements, various exterior building
improvements and major interior renovations. Funding for capital improvements
typically is provided by cash set aside at the time the Property was purchased.

Routine replacements and ordinary maintenance and repairs that do not extend the
life of the assets are expensed as incurred. Typical expense items include
interior painting, landscaping and minor carpet replacements. Funding for
repairs and maintenance items typically is provided by cash flows from operating
activities.

Depreciation is computed using the straight-line method over the assets'
estimated useful lives as follows:

         Category                            Years
         --------                            -----
         Building - Commercial                39
         Building Improvements               15-39
         Furniture and Equipment              5-7


                                      F-41


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

REAL ESTATE AND DEPRECIATION (continued)

The following schedule reconciles the cost of the property as shown in the
Offering Memorandum as to the amounts shown on the Company's Balance Sheet:

       (in thousands)
       --------------

       Price per Offering Memorandum                $45,175
       Plus: Acquisition fees                           277
       Plus: Other acquisition costs                    205
       ----------------------------------------------------
         Total Acquisition Costs                    $45,657
       ====================================================

These costs are reported in the Company's Balance Sheet as follows:

       Land                                         $ 4,022
       Building                                      34,224
       Acquired real estate leases                    2,267
       Acquired favorable real estate lease           5,144
       ----------------------------------------------------
         Total reported on Balance Sheet            $45,657
       ====================================================

The Company evaluates its assets used in operations by identifying indicators of
impairment and by comparing the sum of the estimated undiscounted future cash
flows for each asset to the asset's carrying value. When indicators of
impairment are present and the sum of the undiscounted future cash flows is less
than the carrying value of such asset, an impairment loss is recorded equal to
the difference between the asset's current carrying value and its fair value
based on discounting its estimated future cash flows. At December 31, 2003, no
such indicators of impairment were identified.

ACQUIRED REAL ESTATE LEASES

Acquired real estate leases represents the estimated value of legal and leasing
costs related to acquired leases that were included in the purchase price when
the Company acquired the Property. Under SFAS No. 141 "Business Combinations"
("SFAS 141"), which was approved by the Financial Accounting Standards Board
("FASB") in June 2001, the Company is required to segregate these costs from its
investment in real estate. The Company subsequently amortizes these costs on a
straight-line basis over the weighted-average remaining life of the related
leases. Amortization expense of $349,000 is included in Depreciation and
Amortization in the Company's Statement of Operations for the period ended
December 31, 2003.

Acquired real estate lease costs included in the purchase price of the property
were $2,267,000 and are being amortized over the period of five years in respect
of the leases assumed. Detail of the acquired real estate lease costs as of
December 31, 2003:

        (in thousands)
        --------------

        Cost                                    $  2,267
        Accumulated amortization                     349
                                                --------
        Book value                              $  1,918
                                                ========

The estimated annual amortization expense for the five years succeeding December
31, 2003 are as follows:

        (in thousands)
        --------------

        2004                                    $   418
        2005                                    $   418
        2006                                    $   418
        2007                                    $   418
        2008                                    $   244


                                      F-42


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

ACQUIRED FAVORABLE REAL ESTATE LEASE

Acquired favorable real estate lease is the estimated benefit the Company
receives when the lease payments due under a tenant's lease exceed the market
rate of the lease at the date the property was acquired. Under SFAS 141 the
Company is required to report this value separately from its investment in real
estate. The Company subsequently amortizes this amount on a straight-line basis
over the remaining life of the tenant's lease. Amortization of $791,000 is shown
as a reduction of rental income in the Company's Statement of Operations for the
period ended December 31, 2003.

The acquired favorable real estate leases included in the purchase price of the
property was $5,144,000 and is being amortized over the period of five years in
respect of the lease assumed. Details of the acquired favorable real estate
lease as of December 31, 2003:

        (in thousands)
        --------------
        Cost                                    $  5,144
        Accumulated amortization                     791
                                                --------
        Book value                              $  4,353
                                                ========

The estimated annual amortization expense for the five years succeeding December
31, 2003 are as follows:

        (in thousands)
        --------------
        2004                                    $   950
        2005                                    $   950
        2005                                    $   950
        2007                                    $   950
        2008                                    $   553

CASH AND CASH EQUIVALENTS

The Company considers all highly liquid debt instruments with an initial
maturity of three months or less to be cash equivalents.

CASH-FUNDED RESERVES

The Company has set aside funds in anticipation of future capital needs of the
Property. Although these funds typically are used for the payment of real estate
assets and deferred leasing commissions, there is no legal restriction on their
use and they may be used for any Company purpose.

RESTRICTED CASH

Restricted cash consists of tenant security deposits.

MARKETABLE SECURITIES

The Company accounts for investments in debt securities under the provisions of
Statement of Financial Accounting Standards No. 115, "Accounting for Certain
Investments in Debt and Equity Securities". The Company typically classifies its
debt securities as available-for-sale.

There were no investments in marketable securities at December 31, 2003.


                                      F-43


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

CONCENTRATION OF CREDIT RISKS

Cash, cash equivalents and short-term investments are financial instruments that
potentially subject the Company to a concentration of credit risk. The Company
maintains its cash balances and short-term investments principally in one bank
which the Company believes to be creditworthy. The Company periodically assesses
the financial condition of the bank and believes that the risk of loss is
minimal. Cash balances held with various financial institutions frequently
exceed the insurance limit of $100,000 provided by the Federal Deposit Insurance
Corporation.

For the period ended December 31, 2003 rental income was derived from various
tenants. As such, future receipts are dependent upon the financial strength of
the lessees and their ability to perform under the lease agreements.

The following tenant represents greater than 10% of total revenue:

                   INET                         80%

FINANCIAL INSTRUMENTS

The Company estimates that the carrying value of cash and cash equivalents,
cash-funded reserves and restricted cash approximate their fair values based on
their short-term maturity and prevailing interest rates.

STEP RENT RECEIVABLE

Certain leases provide for fixed increases over the life of the lease. Rental
revenue is recognized on the straight-line basis over the related lease term;
however, billings by the Company are based on required minimum rentals in
accordance with the lease agreements. Step rent receivable, which is the
cumulative revenue recognized in excess of amounts billed by the Company, is
$279,000 at December 31, 2003.

TENANT RENTS RECEIVABLE

Tenant rents receivable are reported at the amount the Company expects to
collect on balances outstanding at year-end. Management monitors outstanding
balances and tenant relationships and concluded that any realization losses
would be immaterial.

SYNDICATION FEES

Syndication fees are selling commissions and other costs associated with the
initial offering of the Company's preferred shares. Such costs, in the amount of
$4,410,000 have been reported as reduction in Stockholders' Equity in the
Company's Balance Sheet.


                                      F-44


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

REVENUE RECOGNITION

The Company has retained substantially all of the risks and benefits of
ownership of the Company's commercial properties and accounts for its leases as
operating leases. Rental income from leases, which may include rent concession
(including free rent and tenant improvement allowances) and scheduled increases
in rental rates during the lease term, is recognized on a straight-line basis.
The Company does not have any percentage rent arrangements with its commercial
property tenants. Reimbursable costs are included in rental income in the period
earned. A schedule showing the components of rental revenue is shown below.

                                                       Period Ended
                                                       December, 31
        (in thousands)                                     2003
        =============================================================
        Income from leases                               $ 5,559
        Straight-line rent adjustment                        279
        Reimbursable expenses                                625
        Amortization of favorable lease                     (791)
        -------------------------------------------------------------

             Total                                       $ 5,672
        =============================================================

INTEREST INCOME

Interest income is recognized when the related services are performed and the
earnings process is complete.

INCOME TAXES

The Company has elected to be taxed as a REIT under the Internal Revenue Code of
1986, as amended. As a REIT, the Company generally is entitled to a tax
deduction for dividends paid to its shareholders, thereby effectively subjecting
the distributed net income of the Company to taxation at the shareholder level
only. The Company must comply with a variety of restrictions to maintain its
status as a REIT. These restrictions include the type of income it can earn, the
type of assets it can hold, the number of shareholders it can have and the
concentration of their ownership, and the amount of the Company's taxable income
that must be distributed annually.

NET INCOME PER SHARE

The Company follows Statement of Financial Accounting Standards No. 128
"Earnings per Share", which specifies the computation, presentation and
disclosure requirements for the Company's net income per share. Basic net income
per share is computed by dividing net income by the weighted average number of
shares outstanding during the period. Diluted net income per share reflects the
potential dilution that could occur if securities or other contracts to issue
shares were exercised or converted into shares. There were no potential dilutive
shares outstanding at December 31, 2003. Subsequent to the completion of the
offering of preferred shares, the holders of common stock are not entitled to
share in any income nor any related dividend.

3. Recent Accounting Standards

In June 2002, the FASB issued SFAS No. 146 "Accounting for Costs Associated with
Exit or Disposal Activities". This statement was effective January 1, 2003. SFAS
No. 146 replaces current accounting literature and requires the recognition of
costs associated with exit or disposal activities when they are incurred rather
than at the date of a commitment to an exit or disposal plan. The Company does
not anticipate that the adoption of this statement will have a material effect
on the Company's financial position, results of operations and cash flows.


                                      F-45


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

4. Income Taxes

The Company files as a REIT under Sections 856-860 of the Internal Revenue Code
of 1986, as amended. In order to qualify as a REIT, the Company is required to
distribute at least 90% of its taxable income to shareholders and to meet
certain asset and income tests as well as certain other requirements. The
Company will generally not be liable for federal income taxes, provided it
satisfies their requirements. Even as a qualified REIT, the Company is subject
to certain state and local taxes on its income and property.

At December 31, 2003, the Company's net tax basis of its real estate assets was
$41,634,000.

The following schedule reconciles GAAP net income to taxable income subject to
dividend requirements:

                                                               Period Ended
                                                                December 31,
        (in thousands)                                             2003
        ====================================================================

        GAAP net loss                                           $  (976)

           Add:  Book depreciation and amortization               1,080
                 Amortization for favorable lease                   791
                 Deferred rent                                      481
           Less: Tax depreciation and amortization                 (812)
                 Straight-line rents                               (279)
        --------------------------------------------------------------------
        Taxable income subject to dividend requirement          $   285
        ====================================================================

The following schedule reconciles cash dividends paid to the dividends paid
deduction:

                                                               Period Ended
                                                               December 31,
        (in thousands)                                             2003
        ====================================================================

        Cash dividends paid                                    $  2,392
           Less: Return of Capital                               (2,107)
        --------------------------------------------------------------------
        Dividends paid deduction                               $    285
        ====================================================================


                                      F-46


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

5. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization, and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases): property and equipment
("Capital Expenditures"), payments for deferred leasing commissions and payments
for deferred lease origination costs; plus (less) proceeds from (payments to)
cash reserves established at the acquisition date of the property (cash-funded
reserves). Depreciation and amortization and straight-line rents are an
adjustment to CAD, as these are non-cash items included in net income. Capital
Expenditures, payments of deferred leasing commissions and payments for deferred
lease origination costs and the proceeds from (payments to) the funded reserve
are an adjustment to CAD, as they represent cash items not reflected in income.
CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs.
Management believes in order to facilitate a clear understanding of the results
of the Company, CAD should be examined in connection with net income and cash
flows from operating, investing and financing activities in the financial
statements.

The calculation of CAD is shown in the following table:

                                                               Period ended
                                                               December 31,
        (in thousands)                                             2003
        ====================================================================

           Net loss                                              $   (976)
           Depreciation and amortization                            1,080
           Amortization of favorable lease                            791
           Straight line rent                                        (279)
           Proceeds from offering of shares, net                   51,100
           Purchase of land and building                          (38,246)
           Establish funded reserve                                (2,124)
           Purchase of acquired real estate leases                 (2,267)
           Purchase of acquired favorable real estate leases       (5,144)
        --------------------------------------------------------------------
        Cash Available for Distribution                          $  3,935
        ====================================================================

The Company's cash distributions for the period ended December 31, 2003 are
summarized as follows:

        (in thousands)
                                                   Total Cash
        Quarter Paid                               Dividends
        ========================================================
        Second Quarter of 2003                    $    209
        Third Quarter of 2003                        1,036
        Fourth Quarter of 2003                       1,147
        --------------------------------------------------------
          Dividends Paid in 2003                     2,392

        First Quarter of 2004                        1,331
        --------------------------------------------------------
        Dividends Declared in 2003 (1)            $  3,723
        ========================================================

(1) The Company declared a dividend payable to stockholders of record as of
December 31, 2003.

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                      F-47


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

6. Capital Stock

PREFERRED STOCK

Generally, each holder of Shares of Preferred Stock is entitled to receive
ratably all dividends, if any, declared by the Board of Directors out of funds
legally available. The right to receive dividends shall be non-cumulative, and
no right to dividends shall accrue by reason of the fact that no dividend has
been declared in any prior year. Each holder of Shares will be entitled to
receive, to the extent that funds are available therefore, $100,000 per Share,
before any payment to the holder of Common Stock, out of distributions to
stockholders upon liquidation, dissolution or the winding up of the Company; the
balance of any such funds available for distribution will be distributed among
the holders of Shares and the holder of Common Stock, pro rata based on the
number of shares held by each; provided, however, that for these purposes, one
share of Common Stock will be deemed to equal one-tenth of a share of Preferred
Stock.

In addition to certain voting rights provided in the corporate agreements, the
holder of Shares, acting by consent of at least 51%, shall have the further
right to approve or disapprove a proposed sale of the Property, the merger of
the Company with any other entity and amendments to the corporate charter. A
vote of the holders of 66.67% of the Shares is required for the issue of any
additional shares of capital stock. Holders of Shares have no redemption or
conversion rights.

COMMON STOCK

Franklin Street Properties Corp. ("FSP"), is the sole holder of the Company's
Common Stock. FSP has the right, as one class together with the holders of
Preferred Stock, to vote to elect the directors of the Company and to vote on
all matters except those voted by the holders of Shares of Preferred Stock.
Subsequent to the completion of the offering of the preferred shares the holders
of common shares are not entitled to receive any income, nor shall the Company
declare or pay any cash dividends on shares of Common Stock.

7. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. For the period
ended December 31, 2003, fees incurred under the agreement were $62,000.

An acquisition fee of $277,000 and other costs of $206,000 were paid in 2003 to
an affiliate of the Common Shareholder. Such fees were included in the cost of
the real estate.

Syndication fees of $4,410,000 were paid in 2003 to an affiliate of the Common
Shareholder for services related to syndication of the Company's preferred
stock.

During 2003, the Company borrowed and repaid in full a note payable to FSP,
principal of $45,175,000 with interest equal to the Citizens Bank base rate.
Interest paid to FSP was $253,000. The average interest rate during the time the
loan was outstanding was 4.44%.

A commitment fee of $3,191,000 was paid to FSP for obtaining the first mortgage
loan. Such amount is included in interest expense on the Statement of
Operations.

The Company paid a dividend of $373,000 to the common shareholder relating to
earnings of the Company prior to the completion of the offering of preferred
shares.


                                      F-48


                           FSP Collins Crossing Corp.
                          Notes to Financial Statements

8. Commitments and Contingencies

The Company, as lessor, has minimum future rentals due under non-cancelable
operating leases as follows:

                                         Year Ending
                     (in thousands)      December 31,        Amount
                                       ---------------    -------------

                                             2004           $  6,701
                                             2005              6,947
                                             2006              6,036
                                             2007              5,811
                                             2008              5,811
                                          Thereafter           8,688
                                                          -------------
                                                            $ 39,994
                                                          =============

In addition, the lessees are liable for real estate taxes and certain operating
expenses of the Property.

Upon acquiring the commercial rental property in March 2003, the Company was
assigned the lease agreements between the seller of the Property and the
existing tenants. The original lease periods range from five to ten years with
renewal options.


                                      F-49


                                COLLINS CROSSING
               FOR THE PERIOD JANUARY 1, 2003 TO MARCH 2, 2003 AND
                 FOR THE YEARS ENDED DECEMBER 31, 2002 AND 2001


                                    CONTENTS

                                                                           PAGE

Independent auditors' report                                               F-51

Statements of revenue over certain operating expenses                      F-52

Notes accompanying the statements of revenue over
  certain operating expenses                                               F-53


                                      F-50


                          INDEPENDENT AUDITORS' REPORT


To the Stockholders
FSP Collins Crossing Corp.

We have audited the accompanying statements of revenue over certain operating
expenses (the "Statements") of Collins Crossing for the period January 1, 2003
to March 2, 2003 and for the years ended December 31, 2002 and 2001. These
Statements are the responsibility of the Company's management. Our
responsibility is to express an opinion on these Statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audits to obtain reasonable assurance about whether the Statements
are free of material misstatements. An audit includes examining, on a test
basis, evidence supporting the amounts and disclosures in the Statements. An
audit also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall Statements'
presentation. We believe that our audits provide a reasonable basis for our
opinion.

The accompanying Statements were prepared to comply with the requirements of
Rule 3-14 of Regulation S-X of the Securities and Exchange Commission, and
exclude certain expenses described in Note 2 and, therefore, are not intended to
be a complete presentation of the Property's revenue and expenses.

In our opinion, these Statements referred to above present fairly, in all
material respects, the revenue over certain operating expenses (as described in
Note 2), of Collins Crossing for the period January 1, 2003 to March 2, 2003 and
for the years ended December 31, 2002 and 2001, in conformity with the basis of
accounting described in Note 2.


/s/ Braver and Company, P.C.
Newton, Massachusetts
February 28, 2004


                                      F-51


                                COLLINS CROSSING
              STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES
               FOR THE PERIOD JANUARY 1, 2003 TO MARCH 2, 2003 AND
                 FOR THE YEARS ENDED DECEMBER 31, 2002 AND 2001

                                             2003          2002          2001
                                          ----------    ----------    ----------
REVENUE

  Rental income                           $1,347,445    $7,719,461    $7,231,817
                                          ----------    ----------    ----------

CERTAIN OPERATING EXPENSES (Note 2):

  Taxes and insurance                        156,372       906,803     1,080,465
  Management fees                             24,885       148,990       136,467
  Administrative                              18,688        64,208        59,948
  Operating and maintenance                  275,996     1,165,129     1,320,489
                                          ----------    ----------    ----------

                                             475,941     2,285,130     2,597,369
                                          ----------    ----------    ----------

Excess of revenue over certain
  operating expenses                      $  871,504    $5,434,331    $4,634,448
                                          ==========    ==========    ==========


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


                                      F-52


                                COLLINS CROSSING
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


1.    DESCRIPTION OF THE PROPERTY:

      The accompanying statements of revenue over certain operating expenses
      (the "Statements") include the operations of a commercial building located
      in Dallas County, Texas (the "Property"). These Statements are the results
      of operations of the Property under the basis of accounting described in
      Note 2 for the period and years described prior to the acquisition of the
      Property by FSP Collins Crossing Corp. The Property consists of an
      eleven-story Class "A" institutional quality suburban office tower
      containing approximately 298,766 square feet located on approximately 10.0
      acres of land. The Property was sold to FSP Collins Crossing Corp. on
      March 3, 2003.

2.    BASIS OF ACCOUNTING:

      The accompanying Statements have been prepared on the accrual basis of
      accounting. The Statements have been prepared in accordance with Rule 3-14
      of Regulation S-X of the Securities and Exchange Commission for real
      estate properties acquired or to be acquired. Accordingly, these
      Statements exclude certain historical expenses not comparable to the
      operations of the Property after acquisition such as amortization,
      depreciation, interest, corporate expenses and certain other costs not
      directly related to future operations of the Property.

3.    REVENUE RECOGNITION:

      Rental revenue includes income from leases, certain reimbursable expenses,
      and straight-line rent adjustments associated with renting the property.



                                           For the period
                                             January 1,      Year Ended    Year Ended
                                            2003 to March   December 31,  December 31,
                                               2, 2003          2002          2001
                                           --------------   ------------  ------------

                                                                  
      Income from leases                      $1,219,096     $6,747,319    $6,415,650
      Straight-line rent adjustment               53,506        294,140       252,620
      Reimbursable expenses                       74,843        678,002       563,547
                                              ----------     ----------    ----------

            Total                             $1,347,445     $7,719,461    $7,231,817
                                              ==========     ==========    ==========


      Collins Crossing has retained substantially all of the risks and benefits
      of the Property and accounts for its leases as operating leases. Rental
      income from leases, which includes rent concessions (including free rent
      and tenant improvement allowances) and scheduled increases in rental rates
      during the lease term, is recognized on a straight-line basis. The Company
      does not have any percentage rent arrangements with its tenants.
      Reimbursable costs are included in rental income in the period earned.

4.    USE OF ESTIMATES:

      The preparation of the Statements in conformity with the basis of
      accounting described in Note 2 requires management to make estimates and
      assumptions that affect the reported amounts of revenue and expenses
      during the reporting period. Actual results could differ from those
      estimates.

5.    CONCENTRATIONS OF RISKS:

      For the period January 1, 2003 to March 2, 2003 and for the years ended
      December 31, 2002 and 2001, rental income was from three lessees. As such,
      future receipts are dependent upon the financial strength of these lessees
      and their ability to perform under the lease agreements.


                                      F-53


                                COLLINS CROSSING
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


6.    LEASES:

      The Company, as lessor, has minimum future rentals due under
      noncancellable operating leases as follows:

             Year Ending
             December 31,               Amount
             ------------           ------------

                 2003                $ 5,604,000
                 2004                  6,701,000
                 2005                  6,947,000
                 2006                  6,036,000
                 2007                  5,811,000
              Thereafter              14,499,000
                                    ------------

                                    $ 45,598,000
                                    ============

      In addition, the lessees are liable for real estate taxes and operating
      expenses as direct expenses to them.


                                      F-54


                       FSP Montague Business Center Corp.
                              Financial Statements
                                  June 30, 2004

                                Table of Contents

                                                                            Page
                                                                            ----
Financial Statements (unaudited)

Balance Sheets as of June 30, 2004 and December 31, 2003..................  F-56

Statements of Income for the three and six months ended June 30, 2004
      and 2003............................................................  F-57

Statements of Cash Flows for the six months ended June 30, 2004
      and 2003............................................................  F-58

Notes to Financial Statements.............................................  F-59


                                      F-55


                       FSP Montague Business Center Corp.
                                  Balance Sheet
                                   (unaudited)



                                                                      June 30,    December 31,
(in thousands,except shares and par value amounts)                      2004          2003
==============================================================================================

                                                                               
Assets:

Real estate investments, at cost:
     Land                                                            $ 10,500        $ 10,500
     Buildings and improvements                                        10,499          10,499
----------------------------------------------------------------------------------------------
                                                                       20,999          20,999

     Less accumulated depreciation                                        493             359
----------------------------------------------------------------------------------------------

Real estate investments, net                                           20,506          20,640

Acquired real estate leases, net of accumulated amortization
  of $197 and $143                                                        268             322
Acquired favorable real estate lease, net accumulated
  amortization of $2,325 and $1,744                                     2,907           3,488
Cash and cash equivalents                                               3,612           3,594
Step rent receivable                                                      459             392
Prepaid expenses and other assets                                          32              14
----------------------------------------------------------------------------------------------

      Total assets                                                   $ 27,784        $ 28,450
==============================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                $    401        $    411
Dividends payable                                                          --             960
----------------------------------------------------------------------------------------------

     Total liabilities                                                    401           1,371
----------------------------------------------------------------------------------------------

Commitments and Contingencies

Stockholders' Equity:
     Preferred Stock, $.01 par value, 334 shares
       authorized, issued and outstanding                                  --              --
     Common Stock, $.01 par value, 1 share
       authorized, issued and outstanding                                  --              --
     Additional paid-in capital                                        30,652          30,652
     Retained deficit and dividends in excess of earnings              (3,269)         (3,573)
----------------------------------------------------------------------------------------------

     Total Stockholders' Equity                                        27,383          27,079
----------------------------------------------------------------------------------------------

     Total Liabilities and Stockholders' Equity                      $ 27,784        $ 28,450
==============================================================================================


                 See accompanying notes to financial statements.


                                      F-56


                       FSP Montague Business Center Corp.
                               Statement of Income
                                   (unaudited)



                                                                    For the                      For the
                                                                  Three Months                 Six Months
                                                                      Ended                       Ended
                                                                    June 30,                    June 30,
                                                               --------------------       --------------------
(in thousands, except shares and per share amounts)             2004          2003         2004          2003
==============================================================================================================

                                                                                            
Revenues:
     Rental                                                     $849          $662        $1,715        $1,848
--------------------------------------------------------------------------------------------------------------
Expenses:

     Rental operating expenses                                    75            91           130           174
     Real estate taxes and insurance                              70            73           140           173
     Depreciation and amortization                                94            83           188           184
==============================================================================================================

       Total expenses                                            239           247           458           531
--------------------------------------------------------------------------------------------------------------

Income (loss) before interest income                             610           415         1,257         1,317

Interest income                                                   14             6            29            19
--------------------------------------------------------------------------------------------------------------

Net income (loss) before common dividends                        624           421         1,286         1,336

Dividends paid to common shareholders                             --            --            --            --
--------------------------------------------------------------------------------------------------------------

Net income (loss) attributable to preferred shareholders        $624          $421        $1,286        $1,336
==============================================================================================================

Weighted average number of preferred shares outstanding,
     basic and diluted                                           334           334           334           334
==============================================================================================================

Net income (loss) per preferred share, basic and diluted      $1,868        $1,260        $3,850        $4,000
==============================================================================================================


                 See accompanying notes to financial statements.


                                      F-57


                       FSP Montague Business Center Corp.
                            Statements of Cash Flows
                                   (unaudited)



                                                                          For the Six Months Ended
(in thousands)                                                       June 30, 2004       June 30, 2003
=======================================================================================================

                                                                                      
Cash flows from operating activities:
     Net Income                                                         $1,286              $1,336
     Adjustments to reconcile net income to net cash provided by
         operating activities:
      Depreciation and amortization                                        188                 184
      Amortization of favorable leases                                     581                 581
Changes in operating assets and liabilities:
     Step rent receivable                                                  (67)               (163)
     Prepaid expenses and other assets                                     (18)                 (7)
     Accounts payable and accrued expenses                                (970)               (930)
-------------------------------------------------------------------------------------------------------

        Net cash provided by (used for) operating activities             1,000               1,001
-------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
     Purchase of real estate assets                                         --                  --
     Purchase of acquired real estate leases                                --                  --
-------------------------------------------------------------------------------------------------------

      Net cash used for investing activities                                --                  --
-------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
     Proceeds from sale of company stock                                    --                  --
     Syndication costs                                                      --                  --
     Dividends to stockholders                                            (982)               (914)
     Proceeds from long-term debt                                           --                  --
     Principal payments on long-term debt                                   --                  --
-------------------------------------------------------------------------------------------------------

      Net cash (used for) provided by financing activities                (982)               (914)
-------------------------------------------------------------------------------------------------------

Net increase in cash and cash equivalents                                   18                  87

Cash and cash equivalents, beginning of period                           3,594               3,330
-------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                                $3,612              $3,417
=======================================================================================================


                 See accompanying notes to financial statements.


                                      F-58


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements
                                   (unaudited)

1. Organization and Basis of Presentation

FSP Montague Business Center Corp. (the "Company") was organized on July 22,
2002 as a Corporation under the laws of the State of Delaware to purchase, own
and operate two adjacent single-story research and development/office buildings
located in San Jose, California (the "Property"). The Property contains
approximately 145,951 square feet of space situated on approximately 9.95 acres
of land. The company acquired the Property on August 27, 2002.

BASIS OF PRESENTATION

The accompanying interim financial statements are unaudited; however, the
financial statements have been prepared in accordance with accounting principles
generally accepted in the United States of America for interim financial
information and in conjunction with the rules and regulations of the Securities
and Exchange Commission. Accordingly, they do not include all of the disclosures
required by accounting principles generally accepted in the United States of
America for complete financial statements. In the opinion of management, all
adjustments (consisting solely of normal recurring matters) necessary for a fair
presentation of the financial statements for these interim periods have been
included.

Certain prior-year balances have been reclassified in order to conform to the
current-year presentation.

These financial statements should be read in conjunction with the Company's
financial statements and notes thereto for its fiscal year ended December 31,
2003.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

2. Net Income Per Share

Basic net income per preferred share is computed by dividing net income by the
weighted average number of preferred shares outstanding during the period.
Diluted net income per preferred share reflects the potential dilution that
could occur if securities or other contracts to issue shares were exercised or
converted into shares. There were no potential dilutive shares outstanding at
June 30, 2004. Subsequent to the completion of the offering of preferred shares,
the holders of common stock are not entitled to share in any income nor in any
related dividend.

3. Income Taxes

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under Sections 856-860 of the Internal Revenue Code of 1986, as amended. In
order to qualify as a REIT, the Company is required to distribute at least 90%
of its taxable income to shareholders and to meet certain asset and income tests
as well as certain other requirements. The Company will generally not be liable
for federal income taxes, provided it satisfies these requirements. Even as a
qualified REIT, the Company is subject to certain state and local taxes on its
income and property


                                      F-59


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements
                                   (unaudited)

4. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases) property and equipment
("Capital Expenditures"), and payments for deferred leasing commissions; plus
(less) proceeds from (payments to) cash reserves established at the acquisition
date of the property (cash-funded reserves). Depreciation and amortization and
straight-line rents are an adjustment to CAD, as these are non-cash items
included in net income. Capital Expenditures and payments of deferred leasing
commissions and payments for deferred lease origination costs and the proceeds
from (payments to) the funded reserve are an adjustment to CAD, as they
represent cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs. We
believe that in order to facilitate a clear understanding of the results of the
Company, CAD should be examined in connection with net income and cash flows
from operating, investing and financing activities in the financial statements.

The calculation of Cash available for distribution is shown in the following
table:

                                           Three Months Ended   Six Months Ended
                                                June 30,           June 30,
    (in thousands)                            2004     2003     2004      2003
    ============================================================================
    Net income                              $ 624   $   421   $ 1,286   $ 1,336
    Depreciation and amortization
      and amortization of favorable lease     385       664       769       765
    Straight line rent                        (17)      (66)      (67)     (163)
    ---------------------------------------------------------------------------

    Cash Available for Distribution         $ 992   $ 1,019   $ 1,988   $ 1,938
    ============================================================================

The Company's cash distributions for the periods ended December 31, 2003 and
2002 are summarized as follows:

       (in thousands)

       Quarter Paid                              2004      2003
       ==============================================================
       First Quarter                            $  960    $   902
       Second Quarter                              980        914
       Third Quarter                                          941
       Fourth Quarter                                         957
       --------------------------------------------------------------
         Dividends Paid                         $ 1940    $ 3,714
       ==============================================================

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                      F-60


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements
                                   (unaudited)

5. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. Fees incurred
under the agreement were $11,336 and $11,795 for the three months ended June 30,
2004 and 2003, respectively and $22,701 and $22,652 for the six months ended
June 30, 2004 and 2003 respectively.


                                      F-61


                       FSP Montague Business Center Corp.
                              Financial Statements
                           December 31, 2003 and 2002

                                Table of Contents

                                                                            Page
                                                                            ----
Financial Statements

Independent Auditor's Report............................................... F-63

Balance Sheets as of December 31, 2003 and 2002............................ F-64

Statements of Operations for the year ended December 31, 2003 and for the
      period July 22, 2002 (date of inception) to December 31, 2002........ F-65

Statements of Changes in Stockholders' Equity for the year ended December
      31, 2003 and for the period July 22, 2002 (date of inception)
      to December 31, 2002................................................. F-66

Statements of Cash Flows for the year ended December 31, 2003 and for the
      period July 22, 2002 (date of inception) to December 31, 2002........ F-67

Notes to the Financial Statements.......................................... F-68


                                      F-62


                    [LETTERHEAD OF BRAVER AND COMPANY, P.C.]


                          INDEPENDENT AUDITOR'S REPORT


To the Stockholders
FSP Montague Business Center Corp.

We have audited the accompanying balance sheets of FSP Montague Business Center
Corp. as of December 31, 2003, and 2002, and the related statements of
operations, changes in stockholders' equity and cash flows for the year ended
December 31, 2003 and for the period from July 22, 2002 (date of inception) to
December 31, 2002. These financial statements are the responsibility of the
Company's management. Our responsibility is to express an opinion on these
financial statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audits to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of FSP Montague Business Center
Corp. as of December 31, 2003 and 2002, and the results of its operations and
its cash flows for the year ended December 31, 2003 and for the initial period
ended December 31, 2002 in conformity with accounting principles generally
accepted in the United States of America.


/s/ Braver and Company, P.C.
Newton, Massachusetts
January 23, 2004


                                      F-63


                       FSP Montague Business Center Corp.
                                 Balance Sheets



                                                                              December 31,  December 31,
(in thousands, except shares and par value amounts)                              2003          2002
========================================================================================================

                                                                                          
Assets:

Real estate investments, at cost:
  Land                                                                           $ 10,500       $ 10,500
  Buildings and improvements                                                       10,499         10,144
--------------------------------------------------------------------------------------------------------
                                                                                   20,999         20,644

  Less accumulated depreciation                                                       359             98
--------------------------------------------------------------------------------------------------------

    Real estate investments, net                                                   20,640         20,546

Acquired real estate lease, net of accumulated amortization of $143 and $36           322            429
Acquired favorable real estate lease, net of accumulated amortization
  of $1,744 and $581                                                                3,488          4,651
Cash and cash equivalents                                                           1,587            957
Cash-funded reserves                                                                2,007          2,373
Step rent receivable                                                                  392            130
Prepaid expenses and other assets                                                      14             25
--------------------------------------------------------------------------------------------------------

    Total assets                                                                 $ 28,450       $ 29,111
========================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                            $    411       $     28
Dividends payable                                                                     960            902
--------------------------------------------------------------------------------------------------------

    Total liabilities                                                               1,371            930
--------------------------------------------------------------------------------------------------------

Commitments and Contingencies:

Stockholders' Equity:
  Preferred Stock, $.01 par value, 334 shares
    authorized, issued and outstanding                                                 --             --
  Common Stock, $.01 par value, 1 share
    authorized, issued and outstanding                                                 --             --
  Additional paid-in capital                                                       30,652         30,652
  Retained deficit and dividends in excess of earnings                             (3,573)        (2,471)
--------------------------------------------------------------------------------------------------------

    Total Stockholders' Equity                                                     27,079         28,181
--------------------------------------------------------------------------------------------------------

    Total Liabilities and Stockholders' Equity                                   $ 28,450       $ 29,111
========================================================================================================


                 See accompanying notes to financial statements.


                                      F-64


                       FSP Montague Business Center Corp.
                            Statements of Operations



                                                                                            For the Period
                                                                     For the                 July 22, 2002
                                                                    Year Ended          (date of inception) to
(in thousands, except shares and per share amounts)              December 31, 2003         December 31, 2002
==============================================================================================================

                                                                                           
Revenue:
  Rental                                                            $3,645                       $ 1,008
--------------------------------------------------------------------------------------------------------------

    Total revenue                                                    3,645                         1,008
--------------------------------------------------------------------------------------------------------------

Expenses:
  Rental operating expenses                                            314                           103
  Real estate taxes and insurance                                      339                            83
  Depreciation and amortization                                        368                           134
  Interest                                                              --                         1,949
--------------------------------------------------------------------------------------------------------------

    Total expenses                                                   1,021                         2,269
--------------------------------------------------------------------------------------------------------------

Net income (loss) before interest income                             2,624                        (1,261)

Interest income                                                         45                            12
--------------------------------------------------------------------------------------------------------------
Net income (loss) before common dividends                            2,669                        (1,249)

Dividends paid to common shareholders                                   --                            32
--------------------------------------------------------------------------------------------------------------

Net income (loss) attributable to preferred shareholders            $2,669                       $(1,281)
==============================================================================================================

Weighted average number of preferred shares outstanding,
   basic and diluted                                                   334                           334
==============================================================================================================

Net income (loss) per preferred share, basic and diluted            $7,991                       $(3,835)
==============================================================================================================


                 See accompanying notes to financial statements.


                                      F-65


                       FSP Montague Business Center Corp.
                  Statements of Changes in Stockholders' Equity
                      For the Year ended December 31, 2003
                        and for the Period July 22, 2002
                    (date of inception) to December 31, 2002



                                                                                   Retained Deficit
                                                                      Additional     and Dividends         Total
                                             Preferred    Common       Paid in       in Excess of      Stockholders'
(in thousands, except shares)                  Stock       Stock       Capital         Earnings           Equity
=====================================================================================================================

                                                                                            
Private offering of 334 shares, net         $     --     $     --     $30,652           $    --            $ 30,652

Dividends                                         --           --          --            (1,222)             (1,222)

Net loss                                          --           --          --            (1,249)             (1,249)
---------------------------------------------------------------------------------------------------------------------

Balance, December 31, 2002                        --           --      30,652            (2,471)             28,181

Dividends                                         --           --          --            (3,771)             (3,771)

Net income                                        --           --          --             2,669               2,669
---------------------------------------------------------------------------------------------------------------------

Balance, December 31, 2003                  $     --     $     --     $30,652           $(3,573)           $ 27,079
=====================================================================================================================


                 See accompanying notes to financial statements.


                                      F-66


                       FSP Montague Business Center Corp.
                            Statements of Cash Flows



                                                                                       For the Period
                                                                      For the           July 22, 2002
                                                                    Year Ended     (date of inception) to
                                                                   December 31,         December 31,
(in thousands)                                                         2003                 2002
=========================================================================================================

                                                                                    
Cash flows from operating activities:
  Net income (loss)                                                  $ 2,669              $ (1,249)
  Adjustments to reconcile net income (loss) to net cash
    provided by (used for) operating activities:
      Depreciation and amortization                                      368                   134
      Amortization of favorable lease                                  1,164                   581
Changes in operating assets and liabilities:
      Cash-funded reserves                                               366                (2,373)
      Step rent receivables                                             (262)                 (130)
      Prepaid expenses and other assets                                   11                   (25)
      Accounts payable and accrued expenses                              383                    28
---------------------------------------------------------------------------------------------------------

        Net cash provided by (used for) operating activities           4,699                (3,034)
---------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
  Purchase of real estate assets                                        (355)              (20,644)
  Purchase of acquired real estate leases                                 --                  (465)
   Purchase of acquired favorable real estate leases                      --                (5,232)
---------------------------------------------------------------------------------------------------------

        Net cash used for investing activities                          (355)              (26,341)
---------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
  Proceeds from sale of company stock                                     --                33,410
  Syndication costs                                                       --                (2,758)
  Dividends to stockholders                                           (3,714)                 (320)
  Proceeds from long-term debt                                            --                26,000
  Principal payments on long-term debt                                    --               (26,000)
---------------------------------------------------------------------------------------------------------

        Net cash (used for) provided by financing activities          (3,714)               30,332
---------------------------------------------------------------------------------------------------------

Net increase in cash and cash equivalents                                630                   957

Cash and cash equivalents, beginning of period                           957                    --
---------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                             $ 1,587              $    957
=========================================================================================================

Supplemental disclosure of cash flow information:

  Cash paid for:
    Interest                                                         $    --              $  1,949

  Disclosure of non-cash financing activities:
    Dividends declared but not paid                                  $   960              $    902


                 See accompanying notes to financial statements.


                                      F-67


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

1. Organization

FSP Montague Business Center Corp. (the "Company") was organized on July 22,
2002 as a Corporation under the laws of the State of Delaware to purchase, own
and operate two adjacent single-story research and development/office buildings
located in San Jose, California (the "Property"). The Property contains
approximately 145,951 square feet of space situated on approximately 9.95 acres
of land. The Company acquired the Property on August 27, 2002.

2. Summary of Significant Accounting Policies

BASIS OF PRESENTATION

The results of operations from inception to December 31, 2002 are not
necessarily indicative of the results to be obtained for other interim periods
or for the full fiscal year.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

REAL ESTATE AND DEPRECIATION

Real estate assets are stated at the lower of cost or fair value, as
appropriate, less accumulated depreciation.

Costs related to property acquisition and improvements are capitalized. Typical
capital items include new roofs, site improvements, various exterior building
improvements and major interior renovations. Funding for capital improvements
typically is provided by cash set aside at the time the Property was purchased.

Routine replacements and ordinary maintenance and repairs that do not extend the
life of the assets are expensed as incurred. Typical expense items include
interior painting, landscaping and minor carpet replacements. Funding for
repairs and maintenance items typically is provided by cash flows from operating
activities.

Depreciation is computed using the straight line method over the assets'
estimated useful lives as follows:

        Category                    Years
        --------                    -----
        Building - Commercial         39
        Building Improvements       15-39
        Furniture and equipment      5-7


                                      F-68


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

REAL ESTATE AND DEPRECIATION (continued)

The following schedule reconciles the cost of the Property as shown in the
Offering Memorandum as to the amounts shown on the Company's Balance Sheets:

       (in thousands)
       --------------

       Price per Offering Memorandum         $   26,000
       Plus: Acquisition fees                       167
       Plus: Other acquisition costs                174
       --------------------------------------------------
         Total Acquisition Costs             $   26,341
       ==================================================

These costs are reported in the Company's Balance Sheets as follows:

       Land                                  $   10,500
       Building                                  10,144
       Acquired real estate lease                   465
       Acquired favorable lease                   5,232
       --------------------------------------------------
         Total reported on Balance Sheet     $   26,341
       ==================================================

The Company evaluates its assets used in operations by identifying indicators of
impairment and by comparing the sum of the estimated undiscounted future cash
flows for each asset to the asset's carrying value. When indicators of
impairment are present and the sum of the undiscounted future cash flows is less
than the carrying value of such asset, an impairment loss is recorded equal to
the difference between the asset's current carrying value and its fair value
based on discounting its estimated future cash flows. At December 31, 2003 and
2002 no such indicators of impairment were identified.

ACQUIRED REAL ESTATE LEASE

Acquired real estate lease represents the estimated value of legal and leasing
costs related to the acquired leases that were included in the purchase price
when the Company acquired the Property. Under SFAS No. 141 "Business
Combinations" , which was approved by the Financial Accounting Standards Board
("FASB") in June 2001, the Company is required to segregate these costs from its
investment in real estate. The Company subsequently amortizes these costs on a
straight-line basis over life of the related lease. Amortization expense of
approximately $107,000 and $36,000 is included in depreciation and amortization
in the Company's Statements of Operations for the periods ended December 31,
2003 and 2002, respectively.

The acquired real estate lease included in the purchase price of the property
was $465,000 and is being amortized over a period of five years.

The estimated annual amortization expense for the three years succeeding
December 31, 2003 are as follows:

                      (in thousands)
                      --------------

                      2004                         $  107
                      2005                         $  107
                      2006                         $  107


                                      F-69


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

ACQUIRED FAVORABLE REAL ESTATE LEASE

Acquired favorable real estate lease represents the value related to the leases
when the lease payments due under a tenant's lease exceed the market rate of the
lease at the date the Property was acquired. Under SFAS 141 the Company is
required to capitalize this difference and report it separately from its
investment in real estate. The Company subsequently amortizes this amount on a
straight-line basis over the remaining life of the tenant's lease. Amortization
of $1,164,000 and $581,000 is shown as a reduction of rental income in the
Company's Statements of Operations for the periods ended December 31, 2003 and
2002, respectively.

The acquired favorable real estate lease included in the purchase price of the
property was $5,232,000 and is being amortized over a period of five years in
respect of the lease assumed.

The estimated annual amortization expense for the three years succeeding
December 31, 2003 are as follows:

                      (in thousands)
                      --------------
                      2004                         $   1,163
                      2005                         $   1,163
                      2006                         $   1,162

CASH AND CASH EQUIVALENTS

The Company considers all highly liquid debt instruments with an initial
maturity of three months or less to be cash equivalents.

CASH-FUNDED RESERVES

The Company has set aside funds in anticipation of future capital needs of the
Property. These funds typically are used for the payment of real estate assets
and deferred leasing commissions; however, there is no legal restriction on
their use and they may be used for any Company purpose.

MARKETABLE SECURITIES

The Company accounts for investments in debt securities under the provisions of
Statement of Financial Accounting Standards ("SFAS") No. 115, "Accounting for
Certain Investments in Debt and Equity Securities". The Company typically
classifies its debt securities as available-for-sale.

There were no investments in marketable securities at December 31, 2003 and
2002.

CONCENTRATION OF CREDIT RISKS

Cash, cash equivalents and short-term investments are financial instruments that
potentially subject the Company to a concentration of credit risk. The Company
maintains its cash balances and short-term investments principally in one bank
which the Company believes to be creditworthy. The Company periodically assesses
the financial condition of the bank and believes that the risk of loss is
minimal. Cash balances held with various financial institutions frequently
exceed the insurance limit of $100,000 provided by the Federal Deposit Insurance
Corporation.

For the periods ended December 31, 2003 and 2002, 100% of the rental income was
derived from one tenant, Novellus Systems, Inc. As such, future receipts are
dependent upon the financial strength of the lessee and its ability to perform
under the lease agreement.

FINANCIAL INSTRUMENTS

The Company estimates that the carrying value of cash and cash equivalents and
cash-funded reserves approximate their fair values based on their short-term
maturity and prevailing interest rates.


                                      F-70


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

STEP RENT RECEIVABLE

Certain leases provide for fixed increases over the life of the lease. Rental
revenue is recognized on the straight-line basis over the related lease term;
however, billings by the Company are based on required minimum rentals in
accordance with the lease agreements. Step rent receivable which is the
cumulative revenue recognized in excess of amounts billed by the Company, was
$392,000 and $130,000 at December 31, 2003 and 2002, respectively.

SYNDICATION FEES

Syndication fees are selling commissions and other costs associated with the
initial offering of the Company's preferred shares. Such costs in the amount of
$2,758,000 have been reported as a reduction in Stockholders' Equity in the
Company's Balance Sheet.

REVENUE RECOGNITION

The Company has retained substantially all of the risks and benefits of
ownership of the Company's commercial property and accounts for its lease as an
operating lease. Rental income from the lease, which may include rent concession
(including free rent and tenant improvement allowances) and scheduled increases
in rental rates during the lease term, is recognized on a straight-line basis.
The Company does not have any percentage rent arrangements with its commercial
property tenant. Reimbursable costs are included in rental income in the period
earned. A schedule showing the components of rental revenue is shown below.

                                       Year Ended    Period Ended
                                      December, 31   December, 31
       (in thousands)                     2003           2002
       ==========================================================
       Income from leases               $  3,789       $  1,269
       Straight-line rent adjustment         262            130
       Reimbursable expenses                 758            190
       Amortization of acquired
         favorable real estate lease      (1,164)          (581)
       ----------------------------------------------------------

            Total                       $  3,645       $  1,008
       ==========================================================

INTEREST INCOME

Interest income is recognized when the related services are performed and the
earnings process is complete.

INCOME TAXES

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under the Internal Revenue Code of 1986, as amended. As a REIT, the Company
generally is entitled to a tax deduction for dividends paid to its shareholders,
thereby effectively subjecting the distributed net income of the Company to
taxation at the shareholder level only. The Company must comply with a variety
of restrictions to maintain its status as a REIT. These restrictions include the
type of income it can earn, the type of assets it can hold, the number of
shareholders it can have and the concentration of their ownership, and the
amount of the Company's taxable income that must be distributed annually.

NET INCOME PER SHARE

The Company follows Statement of Financial Accounting Standards No. 128
"Earnings per Share", which specifies the computation, presentation and
disclosure requirements for the Company's net income per share. Basic net income
per preferred share is computed by dividing net income by the weighted average
number of preferred shares outstanding during the period. Diluted net income per
preferred share reflects the potential dilution that could occur if securities
or other contracts to issue shares were exercised or converted into shares.
There were no potential dilutive shares outstanding at December 31, 2003 and
2002. Subsequent to the completion of the offering of preferred shares, the
holders of common stock are not entitled to share in any income nor in any
related dividend.


                                      F-71


                       FSP Montague Business Center Corp.
                         Notes to Financial Statements.

3. Recent Accounting Standards

In June 2002, the FASB issued SFAS No. 146 "Accounting for Costs Associated with
Exit or Disposal Activities". This statement was effective January 1, 2003. SFAS
No. 146 replaces current accounting literature and requires the recognition of
costs associated with exit or disposal activities when they are incurred rather
than at the date of a commitment to an exit or disposal plan. The adoption of
this statement did not have a material effect on the Company's financial
position, results of operations and cash flows.

4. Income Taxes

The Company files as a REIT under Sections 856-860 of the Internal Revenue Code
of 1986, as amended. In order to qualify as a REIT, the Company is required to
distribute at least 90% of its taxable income to shareholders and to meet
certain asset and income tests as well as certain other requirements. The
Company will generally not be liable for federal income taxes, provided it
satisfies these requirements. Even as a qualified REIT, the Company is subject
to certain state and local taxes on its income and property.

For the period ended December 31, 2002, the Company incurred a net operating
loss for income tax purposes of approximately $810,000 that can be carried
forward until it expires in the year 2022.

At December 31, 2003, the Company's net tax basis of its real estate assets was
$26,136,000.

The following schedule reconciles net income (loss) to taxable income subject to
dividend requirements:

                                                      Year Ended    Period Ended
                                                      December 31,  December 31,
       (in thousands)                                     2003          2002
       =========================================================================

       GAAP net income (loss)                          $  2,669     $ (1,249)

         Add:  Book depreciation and amortization           368          134
               Amortization of favorable lease            1,164          581
               Deferred rent                                379           --
         Less: Tax depreciation and amortization           (399)        (142)
               Straight-line rents                         (262)        (130)
       -------------------------------------------------------------------------
       Taxable income (loss)(1) subject to a
         dividend requirement                          $  3,919     $   (806)
       =========================================================================

            (1) A tax loss is not subject to a dividend requirement.

The following schedule reconciles cash dividends paid to the dividends paid
deduction:

                                                Year Ended      Period Ended
                                                December 31,     December 31,
       (in thousands)                               2003             2002
       =========================================================================

       Cash dividends paid:                      $  3,714        $   320
          Less: Return of Capital                      --           (320)
       -------------------------------------------------------------------------
       Dividends paid deduction                  $  3,714        $    --
       =========================================================================


                                      F-72


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

5. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases) property and equipment
("Capital Expenditures"), and payments for deferred leasing commissions; plus
(less) proceeds from (payments to) cash reserves established at the acquisition
date of the property (cash-funded reserves). Depreciation and amortization and
straight-line rents are an adjustment to CAD, as these are non-cash items
included in net income. Capital Expenditures, payments of deferred leasing
commissions, payments for deferred lease origination costs and the proceeds from
(payments to) the funded reserve are an adjustment to CAD, as they represent
cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs. We
believe that in order to facilitate a clear understanding of the results of the
Company, CAD should be examined in connection with net income and cash flows
from operating, investing and financing activities in the financial statements.

The calculation of Cash available for distribution is shown in the following
table:

                                                     Year Ended     Period Ended
                                                     December 31,   December 31,
       (in thousands)                                   2003            2002
       =========================================================================

         Net income (loss)                           $ 2,669           $ (1,249)
         Depreciation, amortization and
           amortization of favorable lease             1,532                715
         Straight line rent                             (262)              (130)
         Proceeds from offering of shares, net            --             30,652
         Purchase of land and building and
           improvements                                 (355)           (20,644)
         Proceeds from (establish) funded reserve        366             (2,373)
         Purchase of acquired real estate lease           --               (465)
         Purchase of acquired favorable real
           estate lease                                   --             (5,232)
       -------------------------------------------------------------------------

       Cash Available for Distribution               $ 3,950           $  1,274
       =========================================================================


                                      F-73


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

5. Cash Available for Distribution (continued)

The Company's cash distributions for the periods ended December 31, 2003 and
2002 are summarized as follows:

       (in thousands)
       --------------

       Quarter Paid             2003            2002
       ==================================================
       First Quarter         $    902        $    --
       Second Quarter             914             --
       Third Quarter              941             --
       Fourth Quarter             957            320
       --------------------------------------------------
         Dividends Paid      $  3,714        $   320
       ==================================================

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.

6. Capital Stock

PREFERRED STOCK

Generally, each holder of Shares of Preferred Stock is entitled to receive
ratably all dividends, if any, declared by the Board of Directors out of funds
legally available. The right to receive dividends shall be non-cumulative, and
no right to dividends shall accrue by reason of the fact that no dividend has
been declared in any prior year. Each holder of Shares will be entitled to
receive, to the extent that funds are available therefore, $100,000 per Share,
before any payment to the holder of Common Stock, out of distributions to
stockholders upon liquidation, dissolution or the winding up of the Company; the
balance of any such funds available for distribution will be distributed among
the holders of Shares and the holder of Common Stock, pro rata based on the
number of shares held by each; provided, however, that for these purposes, one
share of Common Stock will be deemed to equal one-tenth of a share of Preferred
Stock.

In addition to certain voting rights provided in the corporate agreements, the
holder of Shares, acting by consent of at least 51%, shall have the further
right to approve or disapprove a proposed sale of the Property, the merger of
the Company with any other entity and amendments to the corporate charter. A
vote of the holders of 66.67% of the Shares is required for the issue of any
additional shares of capital stock. Holders of Shares have no redemption or
conversion rights.

COMMON STOCK

Franklin Street Properties Corp. ("FSP"), is the holder of the Company's Common
Stock. FSP has the right, as one class together with the holders of Preferred
Stock, to vote to elect the directors of the Company and to vote on all matters
except those voted by the holders of Shares of Preferred Stock. Subsequent to
the completion of the offering of the preferred shares the holders of common
shares are not entitled to share in any earnings nor any related dividend.

7. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. For the years
ended December 31, 2003 and 2002, fees incurred under the agreement were $45,000
and $14,000, respectively.

An acquisition fee of $167,000 and other costs of $104,000 were paid in 2002 to
an affiliate of the Common Shareholder. Such fees were included in the cost of
the real estate.

Syndication fees of $2,758,000 were paid in 2002 to an affiliate of the Common
Shareholder for services related to syndication of the Company's preferred
stock.


                                      F-74


                       FSP Montague Business Center Corp.
                          Notes to Financial Statements

7. Related Party Transactions (continued)

During 2002, the Company borrowed and repaid in full a note payable to FSP,
principal of $26,000,000, with interest equal to the Citizens Bank base rate.
Interest paid to FSP was $29,000. The average interest rate during the time the
loan was outstanding was 4.75%.

A commitment fee of $1,920,000 was paid to FSP for obtaining the first mortgage
loan and is included in interest expense on the Statement of Operations.

The Company paid a dividend of $32,000 to the common shareholder relating to
earnings of the Company prior to the completion of the offering of preferred
shares.

8. Commitments and Contingencies

The Company, as lessor, has minimum future rentals due under a non-cancelable
operating lease as follows:

                                  Year Ending
       (in thousands)             December 31,        Amount
       --------------             ------------        ------

                                      2004            $ 3,982
                                      2005              4,174
                                      2006              4,390
                                                   -----------
                                                     $ 12,546
                                                   ===========

In addition, the lessee is liable for real estate taxes and certain operating
expenses of the Property.


                                      F-75


                            MONTAGUE BUSINESS CENTER
                FOR THE PERIOD JANUARY 1, 2002 TO AUGUST 26, 2002
                    AND FOR THE YEAR ENDED DECEMBER 31, 2001


                                    CONTENTS

                                                                            PAGE

Independent auditors' report                                                F-77

Statements of revenue over certain operating expenses                       F-78

Notes accompanying the statements of revenue over
  certain operating expenses                                                F-79


                                      F-76


                          INDEPENDENT AUDITORS' REPORT


To the Stockholders
FSP Montague Business Center Corp.

We have audited the accompanying statements of revenue over certain operating
expenses (the "Statements") of Montague Business Center for the period January
1, 2002 to August 26, 2002 and for the year ended December 31, 2001. These
Statements are the responsibility of the Company's management. Our
responsibility is to express an opinion on these Statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audits to obtain reasonable assurance about whether the Statements
are free of material misstatements. An audit includes examining, on a test
basis, evidence supporting the amounts and disclosures in the Statements. An
audit also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall Statements'
presentation. We believe that our audits provide a reasonable basis for our
opinion.

The accompanying Statements were prepared to comply with the requirements of
Rule 3-14 of Regulation S-X of the Securities and Exchange Commission, and
exclude certain expenses described in Note 2 and, therefore, are not intended to
be a complete presentation of the Property's revenue and expenses.

In our opinion, these Statements referred to above present fairly, in all
material respects, the revenue over certain operating expenses (as described in
Note 2) of Montague Business Center for the period January 1, 2002 to August 26,
2002 and for the year ended December 31, 2001, in conformity with the basis of
accounting described in Note 2.


/s/ Braver and Company, P.C.
Newton, Massachusetts
February 28, 2004


                                      F-77


                            MONTAGUE BUSINESS CENTER
              STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES
                FOR THE PERIOD JANUARY 1, 2002 TO AUGUST 26, 2002
                    AND FOR THE YEAR ENDED DECEMBER 31, 2001

                                                           2002          2001
                                                        ----------    ----------
REVENUE:

  Rental income                                         $2,772,694    $3,822,325
                                                        ----------    ----------

CERTAIN OPERATING EXPENSES (Note 2):

  Taxes and insurance                                      117,594       223,859
  Management fees                                           44,055        81,426
  Administrative                                            11,095         4,169
  Operating and maintenance                                 60,751       115,926
                                                        ----------    ----------

                                                           233,495       425,380
                                                        ----------    ----------

Excess of revenue over certain operating expenses       $2,539,199    $3,396,945
                                                        ==========    ==========


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


                                      F-78


                            MONTAGUE BUSINESS CENTER
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


1.    DESCRIPTION OF THE PROPERTY:

      The accompanying statements of revenue over certain operating expenses
      (the "Statements") include the operations of a commercial building located
      in San Jose, California (the "Property"). These Statements are the results
      of operations of the Property under the basis of accounting described in
      Note 2 for the period and year described prior to the acquisition of the
      Property by FSP Montague Business Center Corp. The Property consists of
      two adjacent single-story Class "A" suburban office buildings containing
      approximately 145,951 square feet located on approximately 9.95 acres of
      land. The Property was sold to FSP Montague Business Center Corp. on
      August 27, 2002.

2.    BASIS OF ACCOUNTING:

      The accompanying statements have been prepared on the accrual basis of
      accounting. The Statements have been prepared in accordance with Rule 3-14
      of Regulation S-X of the Securities and Exchange Commission for real
      estate properties acquired or to be acquired. Accordingly, these
      Statements exclude certain historical expenses not comparable to the
      operations of the Property after acquisition such as amortization,
      depreciation, interest, corporate expenses and certain other costs not
      directly related to future operations of the Property.

3.    REVENUE RECOGNITION:

      Rental revenue includes income from leases, certain reimbursable expenses,
      straight-line rent adjustments and other income associated with renting
      the property. A summary of rental revenue is shown in the following table:

                                                  For the period
                                                    January 1,
                                                     2002 to         Year Ended
                                                    August 26,      December 31,
                                                       2002             2001
                                                  --------------    ------------

      Income from leases                            $2,202,756       $2,731,934
      Straight-line rent adjustment                    245,307          679,196
      Reimbursable expenses                            317,190          411,195
      Other income                                       7,441               --
                                                    ----------       ----------

            Total                                   $2,772,694       $3,822,325
                                                    ==========       ==========

      Montague Business Center has retained substantially all of the risks and
      benefits of the Property and accounts for its leases as operating leases.
      Rental income from leases, which include rent concessions (including free
      rent and tenant improvement allowances) and scheduled increases in rental
      rates during the lease term, is recognized on a straight-line basis. The
      Company does not have any percentage rent arrangements with its tenants.
      Reimbursable costs are included in rental income in the period earned.

4     USE OF ESTIMATES:

      The preparation of the Statements in conformity with the basis of
      accounting described in Note 2 requires management to make estimates and
      assumptions that affect the reported amounts of revenue and expenses
      during the reporting period. Actual results could differ from those
      estimates.


                                      F-79


                            MONTAGUE BUSINESS CENTER
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


5.    CONCENTRATIONS OF RISKS:

      For the period January 1, 2002 to August 26, 2002, and for the year ended
      December 31, 2001, rental income was from various lessees. As such, future
      receipts are dependent upon the financial strength of the lessees and
      their ability to perform under the lease agreements.

6.    LEASES:

      The Company, as lessor, has minimum future rentals due under
      noncancellable operating leases as follows:

              Year Ending
              December 31,               Amount
              ------------           ------------

                  2002               $  1,269,000
                  2003                  3,789,000
                  2004                  3,982,000
                  2005                  4,174,000
                  2006                  4,390,000
                                     ------------

                                     $ 17,604,000
                                     ============

      In addition, the lessees are liable for real estate taxes and operating
      expenses as direct expenses to them.


                                      F-80


                              FSP Royal Ridge Corp.
                              Financial Statements
                                  June 30, 2004

                                Table of Contents

                                                                            Page
                                                                            ----
Financial Statements (unaudited)

Balance Sheet as of June 30, 2004 and December 31, 2003...................  F-82

Statement of Income for the three and six months ended June 30, 2004......  F-83

Statement of Cash Flows for the six months ended June 30, 2004 and 2003...  F-84

Notes to Financial Statements.............................................  F-85


                                      F-81


                              FSP Royal Ridge Corp.
                                  Balance Sheet
                                   (unaudited)



                                                                                                June 30,    December 31,
(in thousands,except shares and par value amounts)                                                2004          2003
========================================================================================================================

                                                                                                          
Assets:

Real estate investments, at cost:
     Land                                                                                        $  1,649       $  1,649
     Buildings and improvements                                                                    16,224         16,224
------------------------------------------------------------------------------------------------------------------------
                                                                                                   17,873         17,873

     Less accumulated depreciation                                                                    584            375
------------------------------------------------------------------------------------------------------------------------

Real estate investments, net                                                                       17,289         17,498

Acquired real estate leases, net of accumulated amortization of $221 and $143                         897            975
Acquired favorable real estate lease, net of accumulated net amortization of $659 and $426          2,674          2,907
Cash and cash equivalents                                                                           2,301          2,251
Restricted cash                                                                                       571            571
Tenant rents receivable                                                                                14             --
Step rent receivable                                                                                1,005            954
Prepaid expenses and other assets                                                                      17             14
------------------------------------------------------------------------------------------------------------------------

     Total assets                                                                                $ 24,768       $ 25,170
========================================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                                            $    231       $    240
Dividends payable                                                                                      --            536
------------------------------------------------------------------------------------------------------------------------

     Total liabilities                                                                                231            776
------------------------------------------------------------------------------------------------------------------------

Commitments and Contingencies

Stockholders' Equity:
     Preferred Stock, $.01 par value, 297.5 shares
       authorized, issued and outstanding                                                              --             --
     Common Stock, $.01 par value, 1 share
       authorized, issued and outstanding                                                              --             --
     Additional paid-in capital                                                                    27,277         27,277
     Retained deficit and dividends in excess of earnings                                          (2,740)        (2,883)
------------------------------------------------------------------------------------------------------------------------

     Total Stockholders' Equity                                                                    24,537         24,394
------------------------------------------------------------------------------------------------------------------------

     Total Liabilities and Stockholders' Equity                                                  $ 24,768       $ 25,170
========================================================================================================================


                 See accompanying notes to financial statements.


                                      F-82


                              FSP Royal Ridge Corp.
                               Statement of Income
                                   (unaudited)



                                                                            For the                  For the
                                                                         Three Months              Six Months
                                                                             Ended                    Ended
                                                                           June 30,                 June 30,
                                                                      -----------------       --------------------
(in thousands, except shares and per share amounts)                    2004       2003         2004          2003
==================================================================================================================

                                                                                              
Revenues:
     Rental                                                           $  755     $  352       $1,517      $   590
------------------------------------------------------------------------------------------------------------------

Expenses:

     Rental operating expenses                                           210        181          406          274
     Real Estate Taxes and insurance                                      78         88          164          147
     Depreciation and amortization                                       143        129          286          237
     Interest                                                             --         --           --        1,889
==================================================================================================================

       Total expenses                                                    431        398          856        2,547
------------------------------------------------------------------------------------------------------------------

Income (loss) before interest income                                     324        (46)         661       (1,957)

Interest income                                                            9          6           18           12
------------------------------------------------------------------------------------------------------------------

Net income (loss) before common dividends                                333        (40)         679       (1,945)

Dividends paid to common shareholders                                     --         14           --           14
------------------------------------------------------------------------------------------------------------------

Net income (loss) attributable to preferred shareholders              $  333     $  (54)      $  679      $(1,959)
==================================================================================================================

Weighted average number of preferred shares outstanding,
     basic and diluted                                                 297.5      297.5        297.5        297.5
==================================================================================================================

Net income per preferred share, basic and diluted                     $1,119     $ (182)      $2,282      $(6,585)
==================================================================================================================


                 See accompanying notes to financial statements


                                      F-83


                              FSP Royal Ridge Corp.
                            Statements of Cash Flows
                                   (unaudited)



                                                                              For the Six Months Ended
(in thousands)                                                             June 30, 2004     June 30, 2003
==========================================================================================================

                                                                                           
Cash flows from operating activities:
     Net Income (loss)                                                         $   679           $ (1,945)
     Adjustments to reconcile net income (loss) to net cash provided by
        (used for) operating activities:
     Depreciation and amortization                                                 286                237
     Amortization of favorable lease                                               233                 --
Changes in operating assets and liabilities:
     Restricted cash                                                                --               (571)
     Tenant rent receivables                                                       (13)                (2)
     Step rent receivable                                                          (51)              (437)
     Prepaid expenses and other assets                                              (4)               (32)
     Accounts payable and accrued expenses                                        (545)               433
----------------------------------------------------------------------------------------------------------

        Net cash provided by (used for) operating activities                       585             (2,317)
----------------------------------------------------------------------------------------------------------

Cash flows from investing activities:
     Purchase of real estate assets                                                 --            (21,752)
     Purchase of acquired real estate leases                                        --               (423)
----------------------------------------------------------------------------------------------------------

        Net cash used for investing activities                                      --            (22,175)
----------------------------------------------------------------------------------------------------------

Cash flows from financing activities:
     Proceeds from sale of company stock                                            --             29,760
     Syndication costs                                                              --             (2,483)
     Dividends to stockholders                                                    (535)              (334)
     Proceeds from long-term debt                                                   --             24,250
     Principal payments on long-term debt                                           --            (24,250)
----------------------------------------------------------------------------------------------------------

        Net cash (used for) provided by financing activities                      (535)            26,943
----------------------------------------------------------------------------------------------------------

Net increase in cash and cash equivalents                                           50              2,451

Cash and cash equivalents, beginning of period                                   2,251                 --
----------------------------------------------------------------------------------------------------------

Cash and cash equivalents, end of period                                       $ 2,301           $  2,451
==========================================================================================================

Supplemental disclosure of cash flow information:

Cash paid for:
     Interest                                                                  $    --           $  1,889


                 See accompanying notes to financial statements.


                                      F-84


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements
                                   (unaudited)

1. Organization and Basis of Presentation

FSP Royal Ridge Corp. (the "Company") was organized on December 20, 2002 as a
Corporation under the laws of the State of Delaware to purchase, own and operate
a six-story Class "A" suburban office building containing approximately 161,366
rental square feet of space located on approximately 13.2 acres of land in
Alpharetta, GA (the "Property). The Company acquired the Property on January 30,
2003.

BASIS OF PRESENTATION

The accompanying interim financial statements are unaudited; however, the
financial statements have been prepared in accordance with accounting principles
generally accepted in the United States of America for interim financial
information and in conjunction with the rules and regulations of the Securities
and Exchange Commission. Accordingly, they do not include all of the disclosures
required by accounting principles generally accepted in the United States of
America for complete financial statements. In the opinion of management, all
adjustments (consisting solely of normal recurring matters) necessary for a fair
presentation of the financial statements for these interim periods have been
included.

Certain prior-year balances have been reclassified in order to conform to the
current-year presentation.

These financial statements should be read in conjunction with the Company's
financial statements and notes thereto for its fiscal year ended December 31,
2003.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

2. Net Income Per Share

Basic net income per preferred share is computed by dividing net income
attributed to preferred shareholders by the weighted average number of preferred
shares outstanding during the period. Diluted net income per preferred share
reflects the potential dilution that could occur if securities or other
contracts to issue shares were exercised or converted into shares. There were no
potential dilutive shares outstanding at June 30, 2004 and 2003. Subsequent to
the completion of the offering of preferred shares, the holders of common stock
are not entitled to share in any income nor in any related dividend.

3. Income Taxes

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under Sections 856-860 of the Internal Revenue Code of 1986, as amended. In
order to qualify as a REIT, the Company is required to distribute at least 90%
of its taxable income to shareholders and to meet certain asset and income tests
as well as certain other requirements. The Company will generally not be liable
for federal income taxes, provided it satisfies these requirements. Even as a
qualified REIT, the Company is subject to certain state and local taxes on its
income and property.


                                      F-85


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements
                                   (unaudited)

4. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases) property and equipment
("Capital Expenditures"), and payments for deferred leasing commissions; plus
(less) proceeds from (payments to) cash reserves established at the acquisition
date of the property ("Cash-funded reserves"). Depreciation and amortization and
straight-line rents are an adjustment to CAD, as these are non-cash items
included in net income. Capital Expenditures and payments for deferred leasing
commissions and the proceeds from (payments to) the funded reserve are an
adjustment to CAD, as they represent cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs.
Management believes that in order to facilitate a clear understanding of the
results of the Company, CAD should be examined in connection with net income and
cash flows from operating, investing and financing activities in the financial
statements.

The calculation of cash available for distribution is shown in the following
table:



                                           Three Months Ended      Six Months Ended
                                                June 30,               June 30,
(in thousands)                               2004     2003         2004        2003
=====================================================================================
                                                                
Net income                                  $ 333    $ (54)      $  679     $ (1,959)
Depreciation and amortization                 143      129          286          237
Amortization of favorable lease               116       --          233           --
Straight line rent                            (24)    (262)         (51)        (437)
Proceeds from offering of shares, net          --                    --       27,277
Proceeds from (establish) funded reserve       --       --          (56)      (1,037)
Restricted cash for tenant improvements        --       --           --         (571)
Purchase of land and building                  --       --           --      (15,538)
Tenant improvements                            --     (183)          --       (2,335)
-------------------------------------------------------------------------------------

Cash Available for Distribution             $ 568    $(370)      $1,091     $  5,637
=====================================================================================


The Company's cash distributions for the period ended June 30, 2004 and December
31, 2003 are summarized as follows:

       (in thousands)

       Quarter Paid                               2004          2003
       ==============================================================
       First Quarter                           $   536       $    --
       Second Quarter                              535           334
       Third Quarter                                --           530
       Fourth Quarter                               --           525
       --------------------------------------------------------------
         Dividends Paid                        $ 1,071       $ 1,389
       ==============================================================

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                      F-86


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements
                                   (unaudited)

5. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. Fees incurred
under the agreement were $8,650 and $614for the three months ended June 30, 2004
and 2003, respectively and $17,006 and $614 for the six months ended June 30,
2004 and 2003, respectively.


                                      F-87


                              FSP Royal Ridge Corp.
                              Financial Statements
                                December 31, 2003

                                Table of Contents

                                                                            Page
                                                                            ----

Financial Statements

Independent Auditor's Report..............................................  F-89

Balance Sheet as of December 31, 2003.....................................  F-90

Statement of Operations for the year ended December 31, 2003..............  F-91

Statement of Changes in Stockholders' Equity for the year ended
      December 31, 2003...................................................  F-92

Statement of Cash Flows for the year ended December 31, 2003..............  F-93

Notes to the Financial Statements.........................................  F-94


                                      F-88


                    [LETTERHEAD OF BRAVER AND COMPANY, P.C.]

                          INDEPENDENT AUDITOR'S REPORT


To the Stockholders
FSP Royal Ridge Corp.

We have audited the accompanying balance sheet of FSP Royal Ridge Corp. as of
December 31, 2003, and the related statements of operations, changes in
stockholders' equity and cash flows for the year then ended. These financial
statements are the responsibility of the Company's management. Our
responsibility is to express an opinion on these financial statements based on
our audit.

We conducted our audit in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a
test basis, evidence supporting the amounts and disclosures in the financial
statements. An audit also includes assessing the accounting principles used and
significant estimates made by management, as well as evaluating the overall
financial statement presentation. We believe that our audit provides a
reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly, in
all material respects, the financial position of FSP Royal Ridge Corp. as of
December 31, 2003, and the results of its operations and its cash flows for the
year then ended in conformity with accounting principles generally accepted in
the United States of America.


/s/ Braver and Company, P.C.
Newton, Massachusetts
January 23, 2004


                                      F-89


                              FSP Royal Ridge Corp.
                                  Balance Sheet



                                                                                      December 31,
(in thousands, except shares and par value amounts)                                       2003
=================================================================================================
                                                                                      
Assets:

Real estate investments, at cost:
  Land                                                                                   $  1,649
  Buildings and improvements                                                               16,224
-------------------------------------------------------------------------------------------------
                                                                                           17,873

  Less accumulated depreciation                                                               375
-------------------------------------------------------------------------------------------------

    Real estate investments, net                                                           17,498

Acquired real estate leases, net of accumulated amortization of $143                          975
Acquired favorable real estate leases, net of accumulated amortization of $426              2,907
Cash and cash equivalents                                                                   1,214
Cash-funded reserves                                                                        1,037
Restricted cash                                                                               571
Step rent receivable                                                                          954
Prepaid expenses and other assets                                                              14
-------------------------------------------------------------------------------------------------
    Total assets                                                                         $ 25,170
=================================================================================================

Liabilities and Stockholders' Equity:

Liabilities:
Accounts payable and accrued expenses                                                    $    240
Dividends payable                                                                             536
-------------------------------------------------------------------------------------------------

  Total liabilities                                                                           776
-------------------------------------------------------------------------------------------------
Commitments and Contingencies:

Stockholders' Equity:
  Preferred Stock, $.01 par value, 297.5 shares
    authorized, issued and outstanding                                                         --
  Common Stock, $.01 par value, 1 share
    authorized, issued and outstanding                                                         --
  Additional paid-in capital                                                               27,277
  Retained deficit and dividends in excess of earnings                                     (2,883)
-------------------------------------------------------------------------------------------------

    Total Stockholders' Equity                                                             24,394
-------------------------------------------------------------------------------------------------

    Total Liabilities and Stockholders' Equity                                           $ 25,170
=================================================================================================


                 See accompanying notes to financial statements.


                                      F-90


                              FSP Royal Ridge Corp.
                             Statement of Operations

                                                                   For the
                                                                  Year Ended
(in thousands, except shares and per share amounts)            December 31, 2003
================================================================================

Revenue:
  Rental                                                                $ 2,264
--------------------------------------------------------------------------------

    Total revenue                                                         2,264
--------------------------------------------------------------------------------

Expenses:
  Rental operating expenses                                                 746
  Real estate taxes and insurance                                           255
  Depreciation and amortization                                             518
  Interest                                                                1,731
--------------------------------------------------------------------------------

    Total expenses                                                        3,250
--------------------------------------------------------------------------------

Loss before interest income                                                (986)

Interest income                                                              28
--------------------------------------------------------------------------------

Net loss before common dividends                                           (958)

Dividends paid to common shareholder                                         14
--------------------------------------------------------------------------------

Net loss attributable to preferred shareholders                         $  (972)
================================================================================

Weighted average number of preferred shares outstanding,
    basic and diluted                                                     297.5
================================================================================

Net loss per preferred share, basic and diluted                         $(3,267)
================================================================================

                 See accompanying notes to financial statements.


                                      F-91


                              FSP Royal Ridge Corp.
                  Statement of Changes in Stockholders' Equity
                      For the year ended December 31, 2003



                                                                              Retained Deficit
                                                                  Additional    and Dividends     Total
                                           Preferred     Common     Paid in     in Excess of   Stockholders'
(in thousands, except shares)                Stock       Stock      Capital       Earnings        Equity
============================================================================================================

                                                                                 
Private offering of 297.5 shares, net     $     --     $     --     $27,277     $    --         $ 27,277

Dividends                                       --           --          --      (1,925)          (1,925)

Net loss                                        --           --          --        (958)            (958)
------------------------------------------------------------------------------------------------------------

Balance, December 31, 2003                $     --     $     --     $27,277     $(2,883)        $ 24,394
============================================================================================================


                                 See accompanying notes to financial statements.


                                      F-92


                              FSP Royal Ridge Corp.
                             Statement of Cash Flows

                                                              For the Year Ended
(in thousands)                                                 December 31, 2003
================================================================================

Cash flows from operating activities:
  Net loss                                                      $   (958)
  Adjustments to reconcile net loss to net cash
    used for operating activities:
      Depreciation and amortization                                  518
      Amortization of favorable leases                               426
Changes in operating assets and liabilities:
      Cash-funded reserve                                         (1,037)
      Restricted cash                                               (571)
      Step rent receivable                                          (954)
      Prepaid expenses and other assets                              (14)
      Accounts payable and accrued expenses                          240
--------------------------------------------------------------------------------

        Net cash used for operating activities                    (2,350)
--------------------------------------------------------------------------------

Cash flows from investing activities:
  Purchase of real estate assets                                 (17,873)
  Purchase of acquired real estate leases                         (1,118)
  Purchase of acquired favorable real estate leases               (3,333)
--------------------------------------------------------------------------------

        Net cash used for investing activities                   (22,324)
--------------------------------------------------------------------------------

Cash flows from financing activities:
  Proceeds from sale of company stock                             29,760
  Syndication costs                                               (2,483)
  Dividends to stockholders                                       (1,389)
  Proceeds from long-term debt                                    24,250
  Principal payments on long-term debt                           (24,250)
--------------------------------------------------------------------------------

        Net cash provided by financing activities                 25,888
--------------------------------------------------------------------------------

Net increase in cash and cash equivalents                          1,214

Cash and cash equivalents, beginning of period                        --
--------------------------------------------------------------------------------

Cash and cash equivalents, end of period                        $  1,214
================================================================================

Supplemental disclosure of cash flow information:

  Cash paid for:
    Interest                                                    $  1,731

  Disclosure of non-cash financing activities:
    Dividends declared but not paid                             $    536

                                 See accompanying notes to financial statements.


                                      F-93


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

1. Organization

FSP Royal Ridge Corp. (the "Company") was organized on December 20, 2002 as a
Corporation under the laws of the State of Delaware to purchase, own and operate
a six-story Class "A" suburban office building containing approximately 161,366
rental square feet of space located on approximately 13.2 acres of land in
Alpharetta, GA (the "Property). The Company acquired the Property on January 30,
2003.

2. Summary of Significant Accounting Policies

BASIS OF PRESENTATION

The results of operations from inception to date are not necessarily indicative
of the results to be obtained for other interim periods or for the full fiscal
year.

ESTIMATES AND ASSUMPTIONS

The Company prepares its financial statements and related notes in conformity
with accounting principles generally accepted in the United States of America
("GAAP"). These principles require management to make estimates and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
the reported amounts of revenue and expenses during the reporting period. Actual
results could differ from those estimates.

REAL ESTATE AND DEPRECIATION

Real estate assets are stated at the lower of cost or fair value, as
appropriate, less accumulated depreciation.

Costs related to property acquisition and improvements are capitalized. Typical
capital items include new roofs, site improvements, various exterior building
improvements and major interior renovations. Funding for capital improvements
typically is provided by cash set aside at the time the Property was purchased.

Routine replacements and ordinary maintenance and repairs that do not extend the
life of the asset are expensed as incurred. Typical expense items include
interior painting, landscaping and minor carpet replacements. Funding for
repairs and maintenance items typically is provided by cash flows from operating
activities.

Depreciation is computed using the straight-line method over the assets'
estimated useful lives as follows:

        Category                    Years
        --------                    -----
        Building - Commercial         39
        Building Improvements        15-39
        Furniture & Equipment         5-7


                                      F-94


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

REAL ESTATE AND DEPRECIATION (continued)

The following schedule reconciles the cost of the Property as shown in the
Offering Memorandum as to the amounts shown on the Company's Balance Sheet:

        (in thousands)
        --------------

        Price per Offering Memorandum                          $ 24,250
        Plus: Acquisition fees                                      149
        Plus: Other acquisition costs                               111
        Less : Closing credit for tenant improvements            (3,251)
        Less : Closing credit for free rent                      (1,270)
        ---------------------------------------------------------------
          Total Acquisition Costs                              $ 19,989
        ===============================================================

These costs are reported in the Company's Balance Sheet as follows:

        Land                                                   $  1,649
        Building                                                 13,889
        Acquired real estate leases                               1,118
        Acquired favorable real estate leases                     3,333
        ---------------------------------------------------------------
          Total reported on Balance Sheet                      $ 19,989
        ===============================================================

The Company evaluates its assets used in operations by identifying indicators of
impairment and by comparing the sum of the estimated undiscounted future cash
flows for each asset to the asset's carrying value. When indicators of
impairment are present and the sum of the undiscounted future cash flows is less
than the carrying value of such asset, an impairment loss is recorded equal to
the difference between the asset's current carrying value and its fair value
based on discounting its estimated future cash flows. At December 31, 2003, no
such indicators of impairment were identified.

ACQUIRED REAL ESTATE LEASES

Acquired real estate leases represent the estimated value of legal and leasing
costs related to acquired leases that were included in the purchase price when
the Company acquired the property. Under SFAS No. 141 "Business Combinations",
which was approved by the Financial Accounting Standards Board ("FASB") in June
2001, the Company is required to segregate these costs from its investment in
real estate. The Company subsequently amortizes these costs on a straight-line
basis over the remaining life of the related leases. Amortization expense of
$143,000 is included in Depreciation and Amortization in the Company's Statement
of Operations for the period ended December 31, 2003.

Acquired real estate lease costs included in the purchase price of the Property
were $1,118,000 and are being amortized over the weighted-average period of
seven years in respect of the leases assumed. Detail of the acquired real estate
leases as of December 31, 2003:

                   (in thousands)
                   --------------
                   Cost                             $   1,118
                   Accumulated amortization              (143)
                                                    ---------
                   Book value                       $     975
                                                    =========

The estimated annual amortization expense for the five years succeeding December
31, 2003 are as follows:

                   (in thousands)
                   --------------
                   2004                             $     156
                   2005                             $     156
                   2006                             $     156
                   2007                             $     156
                   2008                             $     156


                                      F-95


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

ACQUIRED FAVORABLE REAL ESTATE LEASES

Acquired favorable real estate leases represent the value related to the leases
when the lease payments due under a tenant's lease exceed the market rate of the
lease at the date the Property was acquired. Under SFAS 141 the Company is
required to report this value separately from its investment in real estate. The
Company subsequently amortizes this amount on a straight-line basis over the
remaining life of the tenant's lease. Amortization of $426,000 is shown as a
reduction of rental income in the Company's Statement of Operations for the
period ended December 31, 2003.

The Acquired favorable real estate leases included in the purchase price of the
property was $3,333,000 and is being amortized over a period of seven years with
respect of the leases assumed. Details of the acquired favorable real estate
leases as of December 31, 2003:

                   (in thousands)
                   --------------
                      Cost                             $   3,333
                      Accumulated amortization              (426)
                                                       ---------
                      Book value                       $   2,907
                                                       =========

The estimated annual amortization expense for the five years succeeding December
31, 2003 are as follows:

                      2004                             $     465
                      2005                             $     465
                      2006                             $     465
                      2007                             $     465
                      2008                             $     465

CASH AND CASH EQUIVALENTS

The Company considers all highly liquid debt instruments with an initial
maturity of three months or less to be cash equivalents.

CASH-FUNDED RESERVES

The Company has set aside funds in anticipation of future capital needs of the
Property. These funds typically are used for the payment of real estate assets
and deferred leasing commissions; however, there is no legal restriction on
their use and they may be used for any Company purpose.

RESTRICTED CASH

Restricted cash represents funds held in escrow for tenant improvements.

MARKETABLE SECURITIES

The Company accounts for investments in debt securities under the provisions of
Statement of Financial Accounting Standards ("SFAS") No. 115, "Accounting for
Certain Investments in Debt and Equity Securities". The Company typically
classifies its debt securities as available-for-sale.

There were no investments in marketable securities at December 31, 2003.


                                      F-96


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

CONCENTRATION OF CREDIT RISKS

Cash, cash equivalents and short-term investments are financial instruments that
potentially subject the Company to a concentration of credit risk. The Company
maintains its cash balances and short-term investments principally in one bank
which the Company believes to be creditworthy. The Company periodically assesses
the financial condition of the bank and believes that the risk of loss is
minimal. Cash balances held with various financial institutions frequently
exceed the insurance limit of $100,000 provided by the Federal Deposit Insurance
Corporation.

For the period ended December 31, 2003 rental income was derived from various
tenants. As such, future receipts are dependent upon the financial strength of
the lessees and their ability to perform under the lease agreements.

The following tenants represent greater than 10% of total revenue:

                       Axis U.S Insurance                           52%
                       Hagemeyer North America, Inc.                38%

FINANCIAL INSTRUMENTS

The Company estimates that the carrying value of cash and cash equivalents,
cash-funded reserves and restricted cash approximate their fair values based on
their short-term maturity and prevailing interest rates.

STEP RENT RECEIVABLE

Certain leases provide for fixed increases over the life of the lease. Rental
revenue is recognized on the straight-line basis over the related lease term;
however, billings by the Company are based on required minimum rentals in
accordance with the lease agreements. Step rent receivable, which is the
cumulative revenue recognized in excess of amounts billed by the Company, is $
954,000 at December 31, 2003.

SYNDICATION FEES

Syndication fees are selling commissions and other costs associated with the
initial offering of the Company's preferred shares. Such costs, in the amount of
$ 2,483,000 have been reported as a reduction in Stockholders' Equity in the
Company's Balance Sheet.

REVENUE RECOGNITION

The Company has retained substantially all of the risks and benefits of
ownership of the Company's commercial properties and accounts for its leases as
operating leases. Rental income from leases, which may include rent concession
(including free rent and tenant improvement allowances) and scheduled increases
in rental rates during the lease term, is recognized on a straight-line basis.
The Company does not have any percentage rent arrangements with its commercial
property tenants. Reimbursable costs are included in rental income in the period
earned. A schedule showing the components of rental revenue is shown below.

                                                 Period Ended
                                                 December 31,
         (in thousands)                              2003
         =======================================================
         Income from leases                        $ 1,152
         Straight-line rent adjustment                 954
         Reimbursable expenses                         584
         Amortization of favorable leases             (426)
         -------------------------------------------------------

              Total                                $ 2,264
         =======================================================


                                      F-97


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

2. Summary of Significant Accounting Policies (continued)

INTEREST INCOME

Interest income is recognized when the related services are performed and the
earnings process is complete.

INCOME TAXES

The Company has elected to be taxed as a Real Estate Investment Trust ("REIT")
under the Internal Revenue Code of 1986, as amended. As a REIT, the Company
generally is entitled to a tax deduction for dividends paid to its shareholders,
thereby effectively subjecting the distributed net income of the Company to
taxation at the shareholder level only. The Company must comply with a variety
of restrictions to maintain its status as a REIT. These restrictions include the
type of income it can earn, the type of assets it can hold, the number of
shareholders it can have and the concentration of their ownership, and the
amount of the Company's taxable income that must be distributed annually.

NET INCOME PER SHARE

The Company follows Statement of Financial Accounting Standards No. 128
"Earnings per Share", which specifies the computation, presentation and
disclosure requirements for the Company's net income per share. Basic net income
per preferred share is computed by dividing net income by the weighted average
number of preferred shares outstanding during the period. Diluted net income per
preferred share reflects the potential dilution that could occur if securities
or other contracts to issue shares were exercised or converted into shares.
There were no potential dilutive shares outstanding at December 31, 2003.
Subsequent to the completion of the offering of preferred shares, the holders of
common stock are not entitled to share in any income nor in any related
dividend.


                                      F-98


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

3. Recent Accounting Standards

In June 2002, the FASB issued SFAS No. 146 "Accounting for Costs Associated with
Exit or Disposal Activities". This statement was effective January 1, 2003. SFAS
No. 146 replaces current accounting literature and requires the recognition of
costs associated with exit or disposal activities when they are incurred rather
than at the date of a commitment to an exit or disposal plan. The adoption of
this statement did not have a material effect on the Company's financial
position, results of operations and cash flows.

4. Income Taxes

The Company files as a REIT under Sections 856-860 of the Internal Revenue Code
of 1986, as amended. In order to qualify as a REIT, the Company is required to
distribute at least 90% of its taxable income to shareholders and to meet
certain asset and income tests as well as certain other requirements. The
Company will generally not be liable for federal income taxes, provided it
satisfies these requirements. Even as a qualified REIT, the Company is subject
to certain state and local taxes on its income and property.

For the period ended December 31, 2003, the Company incurred a net operating
loss for income tax purposes of approximately $1,349,000 that can be carried
forward until it expires in the year 2023.

At December 31, 2003, the Company's net tax basis of its real estate assets was
$21,822,000.

The following schedule reconciles net income (loss) to taxable income subject to
dividend requirements:

                                                               Period Ended
                                                                December 31,
           (in thousands)                                          2003
           ==================================================================

           Net loss                                               $  (958)

             Add:  Book depreciation and amortization                 518
                   Amortization of favorable real estate leases       426
                   Deferred rent                                       99
             Less: Tax depreciation and amortization                 (480)
                   Straight-line rents                               (954)
           ------------------------------------------------------------------
           Taxable loss (1)                                       $(1,349)
           ==================================================================

      (1) A tax loss is not subject to a dividend requirement.

The following schedule reconciles cash dividends paid to the dividends paid
deduction:

                                                              Period Ended
                                                               December 31,
           (in thousands)                                          2003
           =================================================================

           Cash dividends paid                                   $ 1,389
           Less:  Return of Capital                               (1,389)
           -----------------------------------------------------------------
           Dividends paid deduction                              $    --
           =================================================================


                                      F-99


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

5. Cash Available for Distribution

The Company evaluates its performance based on Cash Available for Distribution
("CAD") as management believes that CAD represents the most accurate measure of
the Company's activity. CAD is the basis for distributions paid to equity
holders.

The Company defines CAD as: net income as computed in accordance with accounting
principles generally accepted in the United States of America ("GAAP"); plus
certain non-cash items included in the computation of net income (depreciation
and amortization and straight line rent adjustments); plus funds raised by the
issuance of shares; plus the net proceeds from the sale of land; less purchases
of real estate assets (including acquired leases) property and equipment
("Capital Expenditures"), and payments for deferred leasing commissions; plus
(less) proceeds from (payments to) cash reserves established at the acquisition
date of the property ("Cash-funded reserves"). Depreciation and amortization and
straight-line rents are an adjustment to CAD, as these are non-cash items
included in net income. Capital Expenditures, payments for deferred leasing
commissions and the proceeds from (payments to) the funded reserve are an
adjustment to CAD, as they represent cash items not reflected in income.

CAD should not be considered as an alternative to net income (determined in
accordance with GAAP), as an indicator of the Company's financial performance,
nor as an alternative to cash flows from operating activities (determined in
accordance with GAAP), nor as a measure of the Company's liquidity, nor is it
necessarily indicative of sufficient cash flow to fund all of the Company's
needs. Other real estate companies may define CAD in a different manner. It is
at the Company's discretion to retain a portion of CAD for operational needs.
Management believes that in order to facilitate a clear understanding of the
results of the Company, CAD should be examined in connection with net income and
cash flows from operating, investing and financing activities in the financial
statements.

The calculation of cash available for distribution is shown in the following
table:

                                                                 Year Ended
                                                                December 31,
            (in thousands)                                          2003
            ================================================================

              Net loss                                           $   (958)
              Depreciation and amortization                           518
              Amortization of favorable lease                         426
              Straight line rent                                     (954)
              Proceeds from offering of shares, net                27,277
              Establish funded reserve                             (1,037)
              Restricted Cash for Tenant Improvements                (571)
              Purchase of land and building                       (15,538)
              Building Improvements                                (2,335)
              Purchase of acquired real estate leases              (1,118)
              Purchase of acquired favorable real estate leases    (3,333)
            ----------------------------------------------------------------
            Cash Available for Distribution                      $  2,377
            ================================================================

The Company's cash distributions for the period ended December 31, 2003 are
summarized as follows:

            (in thousands)
                                                         Total Cash
            Quarter Paid                                  Dividends
            =========================================================
            Second Quarter of 2003                        $  334
            Third Quarter of 2003                            530
            Fourth Quarter of 2003                           525
            ---------------------------------------------------------
              Dividends Paid in 2003                       1,389

            First Quarter of 2004                            536
            ---------------------------------------------------------
            Dividends Declared in 2003(1)                 $1,925
            =========================================================

(1) The Company declared a dividend payable to stockholders of record as of
December 31, 2003.

Cash distributions are declared and paid based on the total outstanding shares
as of the record date and are typically paid in the quarter following the
quarter that CAD is generated.


                                     F-100


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

6. Capital Stock

PREFERRED STOCK

Generally, each holder of Shares of Preferred Stock is entitled to receive
ratably all dividends, if any, declared by the Board of Directors out of funds
legally available. The right to receive dividends shall be non-cumulative, and
no right to dividends shall accrue by reason of the fact that no dividend has
been declared in any prior year. Each holder of Shares will be entitled to
receive, to the extent that funds are available therefore, $100,000 per Share,
before any payment to the holder of Common Stock, out of distributions to
stockholders upon liquidation, dissolution or the winding up of the Company; the
balance of any such funds available for distribution will be distributed among
the holders of Shares and the holder of Common Stock, pro rata based on the
number of shares held by each; provided, however, that for these purposes, one
share of Common Stock will be deemed to equal one-tenth of a share of Preferred
Stock.

In addition to certain voting rights provided in the corporate agreements, the
holder of Shares, acting by consent of at least 51%, shall have the further
right to approve or disapprove a proposed sale of the Property, the merger of
the Company with any other entity and amendments to the corporate charter. A
vote of the holders of 66.67% of the Shares is required for the issue of any
additional shares of capital stock. Holders of Shares have no redemption or
conversion rights.

COMMON STOCK

Franklin Street Properties Corp. ("FSP"), is the sole holder of the Company's
Common Stock. FSP has the right, as one class together with the holders of
Preferred Stock, to vote to elect the directors of the Company and to vote on
all matters except those voted by the holders of Shares of Preferred Stock.
Subsequent to the completion of the offering of the preferred shares the holders
of common shares are not entitled to share in any earnings nor any related
dividend.

7. Related Party Transactions

The Company executed a management agreement with FSP Property Management LLC, an
affiliate of FSP, that provides for a management fee equal to 1% of collected
revenues and is cancelable with 30 days notice by either party. For the period
ended December 31, 2003, fees incurred under the agreement were $17,605.

An acquisition fee of $149,000 and other costs of $111,000 were paid in 2003 to
an affiliate of the Common Shareholder. Such fees were included in the cost of
the real estate.

Syndication fees of $2,380,000 were paid in 2003 to an affiliate of the Common
Shareholder for services related to syndication of the Company's preferred
stock.

During 2003, the Company borrowed and repaid in full a note payable to FSP,
principal of $24,250,000, with interest equal to the Citizens Bank base rate.
Interest paid to FSP was $20,000. The average interest rate during the time the
loan was outstanding was 4.50%.

A commitment fee of $1,711,000 was paid to FSP for obtaining the first mortgage
loan. Such amount is included in interest expense on the Statement of
Operations.

The Company paid a dividend of $14,000 to the common shareholder relating to
earnings of the Company prior to the completion of the offering of preferred
shares.


                                     F-101


                              FSP Royal Ridge Corp.
                          Notes to Financial Statements

8. Commitments and Contingencies

The Company, as lessor, has minimum future rentals due under non-cancelable
operating leases as follows:

                                   Year Ending
                  (in thousands)   December 31,        Amount
                                   ------------      ---------
                                       2004           $  2,198
                                       2005              2,040
                                       2006              2,071
                                       2007              2,123
                                       2008              2,176
                                    Thereafter           6,750
                                                     ---------

                                                      $ 17,358
                                                     =========

In addition, the lessees are liable for real estate taxes and certain operating
expenses of the Property.

Upon acquiring the commercial rental property in January 2003, the Company was
assigned the lease agreements between the seller of the Property and the
existing tenants. The original lease periods range from two to ten years with
renewal options.


                                     F-102


                                   ROYAL RIDGE
             FOR THE PERIOD JANUARY 1, 2003 TO JANUARY 29, 2003 AND
                      FOR THE YEAR ENDED DECEMBER 31, 2002


                                    CONTENTS

                                                                           PAGE

Independent auditors' report                                               F-104

Statements of revenue over certain operating expenses                      F-105

Notes accompanying the statements of revenue over certain
  operating expenses                                                       F-106


                                     F-103


                          INDEPENDENT AUDITORS' REPORT


To the Stockholders
FSP Royal Ridge Corp.

We have audited the accompanying statements of revenue over certain operating
expenses (the "Statements") of Royal Ridge for the period January 1, 2003 to
January 29, 2003 and for the year ended December 31, 2002. These Statements are
the responsibility of the Company's management. Our responsibility is to express
an opinion on these Statements based on our audits.

We conducted our audits in accordance with auditing standards generally accepted
in the United States of America. Those standards require that we plan and
perform the audits to obtain reasonable assurance about whether the Statements
are free of material misstatements. An audit includes examining, on a test
basis, evidence supporting the amounts and disclosures in the Statements. An
audit also includes assessing the accounting principles used and significant
estimates made by management, as well as evaluating the overall Statements'
presentation. We believe that our audits provide a reasonable basis for our
opinion.

The accompanying Statements were prepared to comply with the requirements of
Rule 3-14 of Regulation S-X of the Securities and Exchange Commission, and
exclude certain expenses described in Note 2 and, therefore, are not intended to
be a complete presentation of the Property's revenue and expenses.

In our opinion, these Statements referred to above present fairly, in all
material respects, the revenue over certain operating expenses (as described in
Note 2) of Royal Ridge for the period January 1, 2003 to January 29, 2003 and
for the year ended December 31, 2002, in conformity with the basis of accounting
described in Note 2.


/s/ Braver and Company, P.C.
Newton, Massachusetts
February 28, 2004


                                     F-104


                                   ROYAL RIDGE
              STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES
             FOR THE PERIOD JANUARY 1, 2003 TO JANUARY 29, 2003 AND
                      FOR THE YEAR ENDED DECEMBER 31, 2002

                                                           2003          2002
                                                        ---------     ---------
REVENUE:

  Rental income                                         $   1,195     $   3,084
                                                        ---------     ---------

CERTAIN OPERATING EXPENSES (Note 2):

  Taxes and insurance                                      19,046       184,096
  Management fees                                           2,652        33,212
  Administrative                                            4,736        62,264
  Operating and maintenance                                87,616       526,358
                                                        ---------     ---------

                                                          114,050       805,930
                                                        ---------     ---------

Excess of certain operating expenses over revenue       $(112,855)    $(802,846)
                                                        =========     =========


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


                                     F-105


                                   ROYAL RIDGE
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


1.    DESCRIPTION OF THE PROPERTY:

      The accompanying statements of revenue over certain operating expenses
      (the "Statements") include the operations of a commercial building located
      in Alpharetta, Georgia (the "Property"). These Statements are the results
      of operations of the Property under the basis of accounting described in
      Note 2 for the period and year described prior to the acquisition of the
      Property by FSP Royal Ridge Corp. The Property consists of a six-story
      Class "A" institutional quality suburban office tower containing
      approximately 161,366 square feet located on approximately 13.2 acres of
      land. The Property was sold to FSP Royal Ridge Corp. on January 30, 2003.

2.    BASIS OF ACCOUNTING:

      The accompanying Statements have been prepared on the accrual basis of
      accounting. The Statements have been prepared in accordance with Rule 3-14
      of Regulation S-X of the Securities and Exchange Commission for real
      estate properties acquired or to be acquired. Accordingly, these
      Statements exclude certain historical expenses not comparable to the
      operations of the Property after acquisition such as amortization,
      depreciation, interest, corporate expenses and certain other costs not
      directly related to future operations of the Property.

3.    REVENUE RECOGNITION:

      Rental revenue includes income from leases, certain reimbursable expenses,
      and other income associated with renting the property. A summary of rental
      revenue is shown in the following table:

                                                For the period
                                                January 1, 2003      Year Ended
                                                to January 29,      December 31,
                                                     2003               2002
                                                ----------------    ------------

      Reimbursable expenses                        $     --          $  3,084
      Other income                                    1,195                --
                                                   --------          --------

            Total                                  $  1,195          $  3,084
                                                   ========          ========

      Royal Ridge has retained substantially all of the risks and benefits of
      the Property and accounts for its leases as operating leases. Rental
      income from leases, which includes rent concessions (including free rent
      and tenant improvement allowances) and scheduled increases in rental rates
      during the lease term, is recognized on a straight-line basis. However,
      for the year ended December 31, 2002 and for the period January 1, 2003 to
      January 29, 2003, Royal Ridge did not recognize any rental revenue due to
      a "free rent" provision in its lease agreements. Had Royal Ridge
      recognized the rental revenue under a straight-line basis, such revenue
      would have been written off as uncollectible upon the sale of the Property
      as described in Note 1. The Company does not have any percentage rent
      arrangements with its tenants. Reimbursable costs are included in rental
      income in the period earned.

4.    USE OF ESTIMATES:

      The preparation of the Statements in conformity with the basis of
      accounting described in Note 2 requires management to make estimates and
      assumptions that affect the reported amounts of revenue and expenses
      during the reporting period. Actual results could differ from those
      estimates.


                                     F-106


                                   ROYAL RIDGE
  NOTES ACCOMPANYING THE STATEMENTS OF REVENUE OVER CERTAIN OPERATING EXPENSES


5.    CONCENTRATIONS OF RISKS:

      For the period January 1, 2003 to January 29, 2003, and for the year ended
      December 31, 2002, rental income was received from three lessees. As such,
      future receipts are dependent upon the financial strength of these lessees
      and their ability to perform under the lease agreements

6.    LEASES:

      The Company, as lessor, has minimum future rentals due under
      noncancellable operating leases as follows:

               Year Ending
               December 31,                Amount
               ------------            ------------

                   2003                $  1,153,000
                   2004                   2,198,000
                   2005                   2,040,000
                   2006                   2,071,000
                   2007                   2,123,000
                Thereafter                8,926,000
                                       ------------

                                       $ 18,511,000
                                       ============

      In addition, the lessees are liable for real estate taxes and operating
      expenses as direct expenses to them.


                                     F-107


                                                                      Appendix A

                          AGREEMENT AND PLAN OF MERGER

                                  BY AND AMONG

                        FRANKLIN STREET PROPERTIES CORP.,

                           MONTAGUE ACQUISITION CORP.,

                        ADDISON CIRCLE ACQUISITION CORP.,

                         ROYAL RIDGE ACQUISITION CORP.,

                       COLLINS CROSSING ACQUISITION CORP.,

                       FSP MONTAGUE BUSINESS CENTER CORP.,

                            FSP ADDISON CIRCLE CORP.,

                             FSP ROYAL RIDGE CORP.,

                                       AND

                           FSP COLLINS CROSSING CORP.


                                 August 13, 2004


                        TABLE OF CONTENTS (to be updated)

ARTICLE 1 THE MERGERS..........................................................1
1.1   The Mergers..............................................................1
1.2   The Closing..............................................................2
1.3   Effective Time...........................................................2
1.4   Additional Action........................................................2
1.5   Dissenting Shares........................................................2
1.6   No Further Rights........................................................3
1.7   Withholding Rights.......................................................3

ARTICLE 2 MERGER CONSIDERATION.................................................3
2.1   Cancellation of Target Stock.............................................3
2.2   Merger Consideration.....................................................4

ARTICLE 3 REPRESENTATIONS AND WARRANTIES OF THE COMPANY AND THE
          ACQUISITION SUBSIDIARIES.............................................5
3.1   Due Organization; Authority..............................................5
3.2   Authorization; Validity; Effect of Agreement.............................5
3.3   Capitalization...........................................................6
3.4   No Violation.............................................................6
3.5   FSP Investments LLC; Due Organization....................................7
3.6   Financial Statements.....................................................7
3.7   SEC Documents............................................................8
3.8   Litigation...............................................................8
3.9   Taxes....................................................................8
3.10  Full Disclosure..........................................................9

ARTICLE 4 REPRESENTATIONS AND WARRANTIES OF THE TARGET REITS...................9
4.1   Due Organization; Authority.............................................10
4.2   Authorization; Validity; Effect of Agreement............................10
4.3   Financial Statements....................................................10
4.4   Contracts and Commitments...............................................11
4.5   No Violation............................................................11
4.6   Litigation..............................................................12
4.7   Title to Assets.........................................................12
4.8   Real Property...........................................................12
4.9   Real Property Leases....................................................14
4.10  Compliance with Laws; Permits; Environmental Matters....................14
4.11  Taxes...................................................................16
4.12  No Existing Discussions.................................................17
4.13  Full Disclosure.........................................................17

ARTICLE 5 COVENANTS AND ADDITIONAL AGREEMENTS.................................17
5.1   Conduct of Business.....................................................17
5.2   Other Actions...........................................................17
5.3   Approval of Target REIT Stockholders....................................17
5.4   Consents and Approvals..................................................18


5.5   No Solicitation.........................................................18

ARTICLE 6 CONDITIONS TO EACH PARTY'S OBLIGATIONS TO EFFECT THE MERGERS........21

ARTICLE 7 TERMINATION AND WAIVER..............................................22
7.1   Termination.............................................................22
7.2   Effect of Termination...................................................23
7.3   Extension; Waiver.......................................................23
7.4   No Survival of Representations and Warranties...........................23

ARTICLE 8 MISCELLANEOUS.......................................................24
8.1   Assignment..............................................................24
8.2   Risk of Loss............................................................24
8.3   Fees and Expenses.......................................................24
8.4   Entire Agreement; Modifications; Amendments.............................25
8.5   Notices.................................................................25
8.6   Interpretation..........................................................26
8.7   Captions................................................................26
8.8   Counterparts............................................................26
8.9   Binding Effect..........................................................26
8.10  Attorneys' Fees.........................................................27
8.11  No Waiver; Severability.................................................27
8.12  No Joint and Several Liability..........................................27
8.13  Applicable Law..........................................................27

Exhibit A--List of Properties
Exhibit B--Merger Consideration
Exhibit C--Tax Representations


                          AGREEMENT AND PLAN OF MERGER

            This AGREEMENT AND PLAN OF MERGER (this "Agreement") is made and
entered into as of August 13, 2004 by and among Franklin Street Properties Corp.
(the "Company"), a Maryland corporation, the wholly-owned acquisition
subsidiaries of the Company, each a Delaware corporation (each an "Acquisition
Subsidiary" and, collectively, the "Acquisition Subsidiaries"), listed on the
signature pages hereto and the other corporations, each a Delaware corporation
(each, a "Target REIT" and, collectively, the "Target REITs"), also listed on
the signature pages hereto.

                                    RECITALS

            WHEREAS, the Target REITs are the owners of certain real properties
listed on Exhibit A hereto (each such property, including any buildings,
structures or other improvements situated thereon, a "Property" and,
collectively, the "Properties");

            WHEREAS, the board of directors of the Company (the "Company
Board"), boards of directors of each of the Acquisition Subsidiaries (such
boards of directors, collectively, the "Acquisition Boards of Directors") and
the boards of the directors of each of the Target REITs (such boards of
directors, collectively, the "Target Boards of Directors") believe that it is in
the best interests of the Company, each of the Acquisition Subsidiaries and each
of the Target REITs, respectively, and their respective stockholders, to
consummate, and have approved, the business combination transaction provided for
herein, pursuant to which each Target REIT will be merged with and into an
Acquisition Subsidiary, with the respective Acquisition Subsidiary continuing as
the surviving entity (each such transaction, a "Merger" and, collectively, the
"Mergers");

            WHEREAS, the Company Board, the Acquisition Boards of Directors and
the Target Boards of Directors have agreed to effect the transactions provided
for herein upon the terms and subject to the conditions set forth herein;

            WHEREAS, the Company, the Acquisition Subsidiaries and the Target
REITs desire to make certain representations, warranties and agreements in
connection with the Mergers.

            NOW, THEREFORE, in consideration of the foregoing and of the
representations, warranties, covenants and agreements contained herein, the
parties hereto hereby agree as follows:

ARTICLE 1 THE MERGERS

      1.1 The Mergers. Subject to the terms and conditions of this Agreement, at
the Effective Time (as hereinafter defined), each Target REIT will be merged
with and into an Acquisition Subsidiary in accordance with the applicable


                                       A-1


provisions of the Delaware General Corporation Law ("DGCL"), and the separate
existence of each Target REIT shall thereupon cease. Each Acquisition Subsidiary
shall continue as the surviving entity of the Mergers (each a "Surviving
Corporation" and collectively, the "Surviving Corporations"). The parties hereby
agree that FSP Montague Business Center Corp. will merge with and into Montague
Acquisition Corp.; FSP Addison Circle Corp. will merge with and into Addison
Circle Acquisition Corp; FSP Royal Ridge Corp. will merge with and into Royal
Ridge Acquisition Corp.; and FSP Collins Crossing Corp. will merge with and into
Collins Crossing Acquisition Corp.

      1.2 The Closing. Subject to the terms and conditions of this Agreement,
the closing of the Mergers (the "Closing") shall take place at the offices of
Wilmer Cutler Pickering Hale and Dorr LLP, 60 State Street, Boston,
Massachusetts at 9:00 a.m., local time, on December 30, 2004 or at such other
time and date following the day on which the last of the conditions set forth in
Article 6 shall be fulfilled or waived in accordance herewith. The holders of
preferred stock in the Target REITs ("Target Stock") are hereinafter referred to
as the "Target REIT Stockholders." The holders of common stock of the Company,
$0.0001 par value per share ("Common Stock"), are hereinafter referred to as the
"Company Stockholders." The date on which the Closing occurs is hereinafter
referred to as the "Closing Date." After giving effect to the Mergers, the
Company and Acquisition Subsidiaries are hereinafter referred to as the
"Combined Company."

      1.3 Effective Time. If all of the conditions to a particular Merger set
forth in Article 6 shall have been fulfilled or waived in accordance herewith
with respect to the Company and the applicable Target REIT and this Agreement
shall not have been terminated as provided in Article 7 or Section 8.2(b), the
parties hereto shall promptly cause to be properly executed, verified and
delivered for filing on the Closing Date a certificate of merger satisfying the
requirements of the DGCL for such Merger (a "Certificate of Merger"). A Merger
shall become effective upon the acceptance for record of its Certificate of
Merger by the Secretary of State of the State of Delaware in accordance with the
DGCL or at such later time upon which the parties hereto shall have agreed and
designated in such filing in accordance with applicable law as the effective
time of the Mergers (the "Effective Time").

      1.4 Additional Action. The Surviving Corporations may, at any time from
and after the Effective Time, take any action, including executing and
delivering any document, in the name and on behalf of either the respective
Target REIT or the respective Acquisition Subsidiary, in order to consummate and
give effect to the transactions contemplated by this Agreement.

      1.5 Dissenting Shares.

            (a) For purposes of this Agreement, "dissenting shares" means Target
Stock held as of the Effective Time by a Target REIT Stockholder who has not
voted such Target Stock in favor of the adoption of this Agreement and the
Merger with respect to such Target REIT and with respect to which appraisal
shall have been duly demanded and perfected in accordance with Section 262 of
the DGCL and not effectively withdrawn or forfeited prior to the Effective Time.


                                       A-2


Dissenting shares shall not be converted into or represent the right to receive
the Merger Consideration (as defined below) unless the Target REIT Stockholder
holding such dissenting shares shall have forfeited his or her right to
appraisal under the DGCL or properly withdrawn his or her demand for appraisal.
If such Target REIT Stockholder has so forfeited or withdrawn his or her right
to appraisal of dissenting shares, then (i) as of the occurrence of such event,
such holder's dissenting shares shall cease to be dissenting shares and shall be
converted into and represent the right to receive the Merger Consideration
payable in respect of such Target Stock pursuant to Section 2.2 hereof, and (ii)
promptly following the occurrence of such event, the Company or the Surviving
Corporation shall deliver to such Target REIT Stockholder shares of Common Stock
and any cash in lieu of fractional shares of Target Stock, if applicable, to
which such holder is entitled pursuant to Section 2.2 hereof.

            (b) Each Target REIT shall give the Company (i) prompt notice of any
written demands for appraisal of any Target Stock, withdrawals of such demands,
and any other instruments that relate to such demands received by the respective
Target REIT and (ii) the opportunity to direct all negotiations and proceedings
with respect to demands for appraisal under the DGCL. No Target REIT shall,
except with the prior written consent of the Company, make any payment with
respect to any demands for appraisal of Target Stock or offer to settle or
settle any such demands.

      1.6 No Further Rights. From and after the Effective Time, no Target Stock
shall be deemed to be outstanding, and holders of certificates formerly
representing Target Stock shall cease to have any rights with respect thereto
except as provided herein or by law.

      1.7 Withholding Rights. Notwithstanding any provision of this Agreement,
each of the Company and any Acquisition Subsidiary shall be entitled to deduct
and withhold from the payments to be made pursuant to this Agreement, as
applicable, such amounts as it reasonably determines that it is required to
deduct and withhold with respect to the making of such payments under the Code
or any other applicable provision of law and to collect Forms W-8 or W-9, as
applicable, or similar information from the Target REIT Stockholders and any
other recipients of payments hereunder. To the extent the amounts are so
withheld by either the Company or any Acquisition Subsidiary, such withheld
amounts shall be treated for all purposes of this Agreement as having been paid
to the holder of the Target REIT shares in respect of which such deduction and
withholding was made by the Company or the Acquisition Subsidiary.

ARTICLE 2 MERGER CONSIDERATION

      2.1 Cancellation of Target Stock. As a result of the Mergers and without
any action on the part of the Target REIT Stockholders, all Target Stock in each
Target REIT with respect to which a Merger has become effective shall cease to
be outstanding, shall be canceled and retired and shall cease to exist and each
Target REIT Stockholder shall thereafter cease to have any rights with respect
to such Target Stock (other than with respect to any dissenting shares).


                                       A-3


      2.2 Merger Consideration.

            (a) At the Effective Time, by virtue of the Mergers and without any
further action by the Company, any Acquisition Subsidiary or any Target REIT,
each Target REIT Stockholder in each Target REIT with respect to which a Merger
has become effective shall receive for each share (or fraction thereof) of
Target Stock of such Target REIT that such Target REIT Stockholder holds of
record, that number of shares of Common Stock in the Combined Company set forth
on Exhibit B attached hereto opposite the name of the applicable Target REIT
(the "Merger Consideration"). At the Effective Time, by virtue of the Mergers
and without any further action by any party, each share of common stock, $.0001
par value per share, of each Target REIT held by the Company shall be cancelled
and shall cease to exist and no stock of the Company or other consideration
shall be delivered in exchange therefor, and the Company hereby waives any right
that it may have under the certificate of incorporation of each Target REIT or
otherwise to receive any consideration in the Mergers in respect of such shares
of Target REIT common stock.

            (b) No certificate or scrip representing fractional shares of Common
Stock shall be issued upon the surrender of Target Stock, and such fractional
share interests shall not entitle the owner thereof to vote or to any other
rights of a stockholder of the Company. Notwithstanding any other provision of
this Agreement, each holder of shares of Target Stock converted pursuant to the
Mergers who would otherwise have been entitled to receive a fraction of a share
of Common Stock (after taking into account all Target Stock certificates
registered in the name of or delivered by such holder) shall receive, in lieu
thereof, cash (without interest) in an amount equal to such fractional part of a
share of Common Stock multiplied by $17.70, such amount to be rounded up to the
nearest whole cent.

            (c) The Company shall issue certificates representing shares of
Common Stock upon the surrender of Target Stock as soon as practicable after the
Effective Time.

            (d) The directors and officers of each Acquisition Subsidiary
immediately prior to the Effective Time shall be the initial directors and
officers of the respective Surviving Corporations, each to hold office in
accordance with the Certificate of Incorporation and Bylaws of such Surviving
Corporation. The certificate of incorporation and by-laws of each Acquisition
Subsidiary immediately prior to the Effective Time shall be the initial
certificate of incorporation and by-laws of the respective Surviving
Corporation, except that the name of each Surviving Corporation shall be amended
to be the name of the respective Target REIT immediately prior to the Effective
Time.

            (e) The Merger Consideration, including any cash in lieu of
fractional shares, shall be adjusted to reflect any reclassification, stock
split, reverse split, stock dividend, reorganization, recapitalization or other
like change with respect to Common Stock or Target Stock occurring (or for which
a record date is established) after the date hereof and prior to the Effective
Time.


                                       A-4


ARTICLE 3   REPRESENTATIONS AND WARRANTIES OF THE COMPANY AND THE ACQUISITION
            SUBSIDIARIES

            Each of the Company and the Acquisition Subsidiaries, jointly and
severally, represents and warrants to the Target REITs that the statements
contained in this Article 3 are true and correct, except as set forth in the
disclosure schedule delivered at or prior to the execution hereof to each of the
Target REITs (the "Company Disclosure Schedule"). The Company Disclosure
Schedule shall be arranged in paragraphs corresponding to the numbered and
letter paragraphs contained in this Article 3, and the disclosures in any
paragraph of the Company Disclosure Schedule shall also be deemed to qualify all
other paragraphs in this Article 3.

      3.1 Due Organization; Authority.

            (a) Each of the Company and the Acquisition Subsidiaries is a
corporation duly organized and validly existing under the laws of the state of
its incorporation. The Company (i) has the authority to conduct its business as
currently conducted and to own and operate the properties that it now owns and
operates, and (ii) is duly licensed or qualified to do business in, and is in
good standing under the laws of, all jurisdictions in which the transaction of
its business makes such qualification necessary, except where the failure to be
so licensed or qualified would not reasonably be expected to have a material
adverse effect on the business, assets, prospects, results of operations or
financial condition of the Company (a "Company Material Adverse Effect").

            (b) Each of the Company and the Acquisition Subsidiaries has
provided each Target REIT with a true and complete copy of its articles or
certificate of incorporation and bylaws, each as amended to date.

            (c) Each Acquisition Subsidiary was formed solely for the purpose of
engaging in the transactions contemplated hereby, has engaged in no other
business activities or operations and owns no assets.

      3.2 Authorization; Validity; Effect of Agreement. Each of the Company and
the Acquisition Subsidiaries has all requisite power, authority and legal right
to enter into this Agreement and to perform its obligations hereunder. The
execution and delivery of this Agreement by the Company and the Acquisition
Subsidiaries and the consummation by the Company and the Acquisition
Subsidiaries of the transactions contemplated hereby have been duly authorized
by all necessary corporate action on the part of the Company and the Acquisition
Subsidiaries, respectively, and this Agreement is a legal, valid and binding
obligation of the Company and the Acquisition Subsidiaries, enforceable against
them in accordance with its terms.


                                       A-5


      3.3 Capitalization. The authorized capital stock of the Company consists
of 180,000,000 shares of Common Stock of which approximately 49,629,762 shares
are issued and outstanding as of the date hereof and 20,000,000 shares of
preferred stock, $0.0001 par value per share, of which no shares are issued and
outstanding as of the date hereof. Immediately following the consummation of the
Mergers, approximately 60,524,756 shares of Common Stock will be issued and
outstanding and no shares of preferred stock will be issued and outstanding. The
rights and privileges of each class of the Company's capital stock are as set
forth in the Company's certificate of incorporation, as amended to date. All
shares of the Company's Common Stock issuable pursuant to this Agreement, when
issued on the terms and conditions set forth in this Agreement, will be duly
authorized, validly issued, fully paid and nonassessable and not subject to or
issued in violation of any purchase option, call option, right of first refusal,
preemptive right, subscription right or any similar right under any provision of
the DGCL or the Company's certificate of incorporation or by-laws.

      3.4 No Violation.

            (a) Neither the execution and delivery by the Company or the
Acquisition Subsidiaries of this Agreement, nor the consummation by the Company
or the Acquisition Subsidiaries of the transactions contemplated hereby and
compliance by the Company or the Acquisition Subsidiary with the provisions
hereof, will: (i) conflict with or violate any provision of the articles or
certificates of incorporation or bylaws, each as amended to date of the Company
or the Acquisition Subsidiaries; (ii) require on the part of the Company or the
Acquisition Subsidiaries or any Subsidiary (as defined below) of the Company any
consent, approval or authorization of, or declaration, filing or registration
with, any governmental or regulatory authority, except (x) the filing of a
registration statement on Form S-4 with the Securities and Exchange Commission
(the "SEC"), (y) the filing of the Certificates of Merger in accordance with the
DGCL or (z) where the failure to obtain any such consent, approval or
authorization of, or declaration, filing or registration with, any governmental
or regulatory authority would not reasonably be expected to have a Company
Material Adverse Effect and would not adversely affect the consummation of the
transactions contemplated hereby; (iii) conflict with, result in a breach of,
constitute (with or without due notice or lapse of time or both) a default
under, result in the acceleration of obligations under, create in any party the
right to terminate, modify or cancel, or require any notice, consent or waiver
under, any contract or instrument to which the Company or any Subsidiary of the
Company is a party or by which the Company or any Subsidiary of the Company is
bound or to which any of their assets is subject, except for (A) any conflict,
breach, default, acceleration, termination, modification or cancellation which
would not have a Company Material Adverse Effect and would not adversely affect
the consummation of the transactions contemplated hereby or (B) any notice,
consent or waiver the absence of which would not have a Company Material Adverse
Effect and would not adversely affect the consummation of the transactions
contemplated hereby; (iv) result in the imposition of any mortgage, pledge,
security interest, encumbrance, charge or other lien (whether arising by
contract or by operation of law) upon any property or assets of the Company or
any Subsidiary of the Company; or (v) violate any order, writ, injunction,
decree, statute, rule or regulation applicable to the Company, the Acquisition


                                       A-6


Subsidiaries or any Subsidiary of the Company or any of their properties or
assets. For purposes of this Agreement, "Subsidiary" shall mean any corporation,
partnership, trust, limited liability company or other non-corporate business
enterprise in which the Company holds stock or other ownership interests
representing more than 50% of the voting power of all outstanding stock or
ownership interests of such entity.

            (b) Except as expressly contemplated by this Agreement, no other
action is required to be taken by the Company or the Acquisition Subsidiaries to
permit the execution, delivery and performance of (i) this Agreement, (ii) all
other documents and certificates expressly contemplated hereby, and (iii) the
transactions contemplated hereby, and no consent or approval of any third party
or governmental authority is or was required or appropriate in connection with
the execution of this Agreement, or to consummate the transactions expressly
contemplated hereunder, except such as have been obtained or will be obtained
prior to the Closing.

      3.5 FSP Investments LLC; Due Organization. FSP Investments LLC ("FSP
Investments"), a wholly-owned subsidiary of the Company, is a limited liability
company duly organized and validly existing under the laws of the Commonwealth
of Massachusetts. FSP Investments is duly registered with the SEC as a
broker/dealer pursuant to Section 15 of the Securities Exchange Act of 1934, as
amended.

      3.6 Financial Statements.

            (a) The Company has previously delivered or made available to each
of the Target REITs the following financial statements (collectively, the
"Company Financial Statements"): (i) consolidated statements of income for the
twelve months ended December 31, 2003 (audited), (ii) consolidated statements of
cash flows for the twelve months ended December 31, 2003 (audited), (iii)
consolidated balance sheet as of December 31, 2003 (audited), (iv) consolidated
statements of income for the six months ended June 30, 2004 (unaudited), (v)
consolidated statements of cash flows for the six months ended June 30, 2004
(unaudited) and (vi) the consolidated balance sheet as of June 30, 2004
(unaudited) (the "Company Balance Sheet"). The Company Financial Statements have
been prepared in accordance with generally accepted auditing principles
("GAAP"), applied on a basis consistent with prior periods (except as otherwise
noted therein), and present fairly the financial position and results of
operations of the Company as of their respective dates and for the periods
presented therein (subject, in the case of unaudited interim financial
statements, to normal year-end adjustments).

            (b) The Company has no liability of any nature, whether known or
unknown, accrued or unaccrued, absolute or contingent, asserted or unasserted,
except liabilities (i) stated or adequately reserved against on the Company
Balance Sheet or the notes thereto, (ii) incurred in the ordinary course of
business and not required under GAAP to be reflected on the Company Balance
Sheet, (iii) incurred after the date of the Company Balance Sheet in the
ordinary course of business consistent with the terms of this Agreement or (iv)
which would not reasonably be expected to have a Company Material Adverse
Effect.


                                       A-7


      3.7 SEC Documents. The Company has filed or will file all SEC Documents
(as defined below) on a timely basis. All of the SEC Documents (other than
preliminary materials), as of their respective filing dates, complied or will
comply in all material respects with all applicable requirements of the
Securities Act of 1933, as amended and the Securities Exchange Act of 1934, as
amended and, in each case, the rules and regulations promulgated thereunder
applicable to such SEC Documents. None of the SEC Documents, at the time of
filing contained or will contain any untrue statements of a material fact or
omitted to state any material fact required to be stated therein or necessary in
order to make the statements therein, in light of the circumstances under which
they were made, not misleading, except to the extent such statements have been
modified or superseded by later SEC Documents filed and publicly available. As
used herein, "SEC Documents" shall mean all reports, schedules, forms,
statements and other documents required to be filed by the Company with the SEC
on or after January 1, 2003 and prior to the Closing Date. No Subsidiary is
subject to the reporting requirements of Sections 13(a) or 15(d) of the
Securities Exchange Act of 1934, as amended.

      3.8 Litigation. There are (i) no continuing orders, injunctions or decrees
of any court, arbitrator or governmental authority to which the Company is a
party or by which it is bound or, to the knowledge of the Company, to which any
of its directors, officers, employees or agents, in such capacity, is a party
or, to the knowledge of the Company, by which any of them is bound, and (ii) no
actions, suits, investigations or proceedings pending against the Company, or,
to the knowledge of the Company, against any of its directors, officers,
employees or agents, in such capacity, or, to the knowledge of the Company,
threatened against the Company or any of its directors, officers, employees or
agents, in such capacity, at law or in equity, or before or by any federal,
state or local commission, board, bureau, agency or instrumentality that would,
individually or in the aggregate, reasonably be expected to have a Company
Material Adverse Effect. For purposes of this Section 3.8 and Section 3.9 below,
any reference to the "Company" shall be deemed to include the Subsidiaries.

      3.9 Taxes.

            (a) The Company has paid, caused to be paid or accrued all federal,
state, local, foreign and other taxes, including without limitation, income
taxes, estimated taxes, alternative minimum taxes, excise taxes, sales taxes,
use taxes, value-added taxes, gross receipt taxes, franchise taxes, capital
stock taxes, employment and payroll-related taxes, withholding taxes, stamp
taxes, transfer taxes, windfall profit taxes, property taxes and environmental
taxes, whether or not measured in whole or in part by net income, and all
deficiencies, or other additions to tax, interest, fines and penalties
(collectively, "Taxes"), required to be paid or accrued by it through the date
hereof;

            (b) The Company has timely filed or requested an extension of the
time to file all federal, state, local and foreign Tax returns required to be
filed by it through the date hereof, and all such returns completely and
accurately set forth the amount of any Taxes relating to the applicable period;


                                       A-8


            (c) The Company has withheld and paid all Taxes required to have
been withheld and paid in connection with amounts paid or owing to any employee,
independent contractor, creditor, stockholder or other party;

            (d) For all periods from its inception, the Company has qualified to
be treated as a "real estate investment trust" (a "REIT") within the meaning of
Sections 856-860 of the Internal Revenue Code of 1986, as amended (the "Code").
For the periods described in the preceding sentence, the Company has met all
requirements necessary to be treated as a REIT for purposes of the income Tax
provisions of those states in which the Company is subject to income Tax and
which provide for the taxation of a REIT in a manner similar to the treatment of
REITs under Sections 856-860 of the Code.

            (e) Neither the Internal Revenue Service (the "IRS") nor any other
governmental authority is now asserting by written notice to the Company or, to
the knowledge of the Company, threatening to assert against the Company any
deficiency or claim for additional Taxes. There is no dispute or claim
concerning any Tax liability of the Company either claimed or raised in writing
by the IRS. There is no dispute or claim of a material nature concerning any Tax
liability of the Company either claimed or raised in writing by any governmental
authority other than the IRS, or, to the knowledge of the Company, which may be
claimed or raised by any federal or state governmental authority. No written
claim has ever been made by a Taxing authority in a jurisdiction where the
Company does not file reports and returns asserting that the Company is or may
be subject to Taxation by that jurisdiction.

      3.10 Full Disclosure. The representations of the Company contained in this
Agreement do not contain any untrue statement of a material fact or omit to
state any material fact necessary to make the statements made herein not
misleading, and none of the information supplied or to be supplied by the
Company for inclusion in the Consent Solicitation/Prospectus to be distributed
to Target REIT Stockholders, pursuant to Section 5.3 hereof (the "Consent
Solicitation/Prospectus") contains any untrue statement of a material fact or
omits to state any material fact required to be stated therein or necessary in
order to make the statements therein, in light of the circumstances under which
they are made, not misleading. If at any time prior to the Closing Date any
event relating to the Company should occur that is required to be described in
an amendment of or supplement to the Consent Solicitation/Prospectus, the
Company shall, together with the Target REITS, prepare, file and disseminate
such amendment or supplement. To the Company's knowledge, all of the
representations and warranties of each of the Target REITs set forth in this
Agreement are true and correct as of the date hereof.

ARTICLE 4 REPRESENTATIONS AND WARRANTIES OF THE TARGET REITS

            Each of the Target REITs individually represents and warrants to the
Company that the statements contained in this Article 4 are true and correct as
to itself, except as set forth in the disclosure schedules delivered at or prior
to the execution hereof by each of the Target REITs to the Company (each, a
"Target REIT Disclosure Schedule" and, collectively, the "Target REITs
Disclosure Schedules"). Each Target REIT Disclosure Schedule shall be arranged


                                       A-9


in paragraphs corresponding to the numbered and letter paragraphs contained in
this Article 4, and the disclosures in any paragraph of any Target REIT
Disclosure Schedule shall also be deemed to qualify all other paragraphs in this
Article 4 with respect to that Target REIT. In the event that at the time of the
execution of this Agreement the Company has knowledge that any of the
representations or warranties of any Target REIT contained herein are not true
and correct, such Target REIT shall not be deemed to be in breach of this
Agreement in respect thereof, including without limitation for purposes of
Sections 6(f) and 7.1(c) below.

      4.1 Due Organization; Authority.

            (a) The Target REIT is a corporation duly organized and validly
existing under the laws of the State of Delaware. The Target REIT (i) has the
authority to conduct its business as currently conducted and to own and operate
the properties that it now owns and operates, and (ii) is duly licensed or
qualified to do business in, and is in good standing under the laws of, all
jurisdictions in which the transaction of its business makes such qualification
necessary, except where the failure to be so licensed or qualified would not
reasonably be expected to have a material adverse effect on the business,
assets, prospects, results of operations or financial condition of the Target
REIT (a "Target REIT Material Adverse Effect").

            (b) The Target REIT has provided the Company and each other Target
REIT with a true and complete copy of its certificate of incorporation and
bylaws, each as amended to date.

      4.2 Authorization; Validity; Effect of Agreement.

            (a) The Target REIT has all requisite power, authority and legal
right to enter into this Agreement and to consummate the Mergers. The execution
and delivery of this Agreement by the Target REIT and, subject to the approval
of this Agreement by its Target REIT Stockholders, the consummation by the
Target REIT of its Merger have been duly authorized by all necessary corporate
action on the part of the Target REIT, and this Agreement is a legal, valid and
binding obligation of the Target REIT, enforceable against the Target REIT in
accordance with its terms.

      4.3 Financial Statements.

            (a) The Target REIT has previously delivered or made available to
the Company the following financial statements (collectively, the "Target REIT
Financial Statements"): (i) statement of income from date of inception through
December 31, 2003 (audited); (ii) statement of cash flows from date of inception
through December 31, 2003 (audited), (iii) a statement of income for the six
months ended June 30, 2004 (unaudited), (iv) a statement of cash flows for the
six months ended June 30, 2004 and (v) a balance sheet as of June 30, 2004
(unaudited) (the "Target REIT Balance Sheet"). The Target REIT Financial
Statements have been prepared in accordance with GAAP, applied on a basis
consistent with prior periods (except as otherwise noted therein), and present
fairly the financial position and results of operations of the Target REIT as of


                                      A-10


their respective dates and for the periods presented therein (subject, in the
case of unaudited interim financial statements, to normal year-end adjustments).

            (b) The Target REIT has no liability of any nature, whether known or
unknown, accrued or unaccrued, absolute or contingent, asserted or unasserted,
except liabilities (i) stated or adequately reserved against on the Target REIT
Balance Sheet or the notes thereto, (ii) incurred in the ordinary course of
business and not required under GAAP to be reflected on the Target REIT Balance
Sheet, (iii) incurred after the date of the Target REIT Balance Sheet in the
ordinary course of business consistent with the terms of this Agreement or (iv)
which would not reasonably be expected to have a Target REIT Material Adverse
Effect.

      4.4 Contracts and Commitments. The Target REIT has delivered or made
available to the Company a correct and complete copy of each contract to which
the Target REIT is a party that is material to the Target REIT (each a "Target
REIT Material Contract"). Each Target REIT Material Contract is in full force
and effect and neither the Target REIT nor, to the knowledge of the Target REIT,
the other party thereto is in breach or default thereunder, other than breaches
or defaults which would not, individually or in the aggregate, reasonably be
expected to have a Target REIT Material Adverse Effect.

      4.5 No Violation.

            (a) Neither the execution and delivery by the Target REIT of this
Agreement, nor the consummation by the Target REIT of its Merger and compliance
by the Target REIT with the provisions hereof, will: (i) conflict with or
violate any provision of its certificate of incorporation or bylaws; (ii)
require on the part of the Target REIT any consent, approval or authorization
of, or declaration, filing or registration with, any governmental or regulatory
authority, except (x) the filing of the Certificates of Merger or (y) where the
failure to obtain any such consent, approval or authorization of, or
declaration, filing or registration with, any governmental or regulatory
authority would not reasonably be expected to have a Target REIT Material
Adverse Effect and would not adversely affect the consummation of the
transactions contemplated hereby; (iii) conflict with, result in a breach of,
constitute (with or without due notice or lapse of time or both) a default
under, result in the acceleration of obligations under, create in any party the
right to terminate, modify or cancel, or require any notice, consent or waiver
under, any contract or instrument to which the Target REIT is a party or by
which the Target REIT is bound or to which any of its assets is subject, except
for (A) any conflict, breach, default, acceleration, termination, modification
or cancellation which would not have a Target REIT Material Adverse Effect and
would not adversely affect the consummation of the transactions contemplated
hereby or (B) any notice, consent or waiver the absence of which would not have
a Target REIT Material Adverse Effect and would not adversely affect the
consummation of the transactions contemplated hereby; (iv) result in the
imposition of any mortgage, pledge, security interest, encumbrance, charge or
other lien (whether arising by contract or by operation of law) upon any
property or assets of the Target REIT; or (v) violate any order, writ,


                                      A-11


injunction, decree, statute, rule or regulation applicable to the Target REIT or
any of its properties or assets.

            (b) Except as expressly contemplated by this Agreement, no other
action is required to be taken by the Target REIT to permit the execution,
delivery and performance of (i) this Agreement, (ii) all other documents and
certificates expressly contemplated hereby, and (iii) the Mergers, and no
consent or approval of any third party or governmental authority is or was
required or appropriate in connection with the execution of this Agreement, or
to consummate the transactions expressly contemplated hereunder, except such as
have been obtained or will be obtained prior to the Closing.

      4.6 Litigation. There are (i) no continuing orders, injunctions or decrees
of any court, arbitrator or governmental authority to which the Target REIT is a
party or by which it is bound or, to the knowledge of the Target REIT, to which
any of its directors, officers, employees or agents, in such capacity, is a
party or, to the knowledge of the Target REIT, by which any of them is bound,
and (ii) no actions, suits, investigations or proceedings pending against the
Target REIT, or, to the knowledge of the Target REIT, against any of its
directors, officers, employees or agents, in such capacity, or, to the knowledge
of the Target REIT, threatened against the Target REIT or any of its directors,
officers, employees or agents, in such capacity, at law or in equity, or before
or by any federal, state or local commission, board, bureau, agency or
instrumentality that would, individually or in the aggregate, reasonably be
expected to have a Target REIT Material Adverse Effect.

      4.7 Title to Assets. The Target REIT has good and marketable title to the
assets reflected in the most recent Target REIT Balance Sheet and will hold good
and marketable title to such assets, and any assets acquired by the Target REIT
prior to the Effective Time, except for assets disposed of in the ordinary
course of business (which assets do not include its Property) and except as the
failure of the Target REIT to have such good and marketable title is not, in the
aggregate, material to the Target REIT. The assets reflected on the Target REIT
Balance Sheet include its Property. Except as otherwise disclosed in the Target
REIT Balance Sheet or related notes accompanying it, all the assets referred to
in the first sentence of this Section 4.7 are owned free and clear of any and
all material adverse claims, security interests, charges or other encumbrances
or restrictions of every nature, except liens for current taxes not yet due and
payable or landlords' liens as provided for in the relevant leases, or by
applicable law.

      4.8 Real Property.

            With respect to each parcel of Property owned by the Target REIT:

            (a) the Target REIT has good and clear record and marketable title
to such parcel, insurable by a recognized national title insurance company at
standard rates, free and clear of any security interest, easement, covenant or
other restriction, except for recorded easements, covenants and other
restrictions which do not impair the uses, occupancy or value of such parcel for


                                      A-12


its existing use as an office building or warehouse/distribution center, as the
case may be (the "Intended Uses");

            (b) there are no (i) pending or, to the knowledge of the Target
REIT, threatened condemnation proceedings relating to such parcel, (ii) pending
or, to the knowledge of the Target REIT, threatened litigation or administrative
actions relating to such parcel, or (iii) other matters affecting adversely the
Intended Uses or, occupancy or value thereof;

            (c) the legal description for such parcel contained in the deed
thereof describes such parcel fully and adequately; the buildings and
improvements for the Intended Uses is permitted under applicable zoning and land
use laws, and such buildings and improvements are located within the boundary
lines of the described parcels of land, are not in violation of setback
requirements applicable to them, zoning laws and ordinances and do not encroach
on any easement which may burden the land; the land does not serve any adjoining
property for any purpose inconsistent with the use of the land; and such parcel
is not located within any flood plain or subject to any similar type restriction
for which any permits or licenses necessary to the use thereof have not been
obtained;

            (d) there are no leases, subleases, licenses or agreements, written
or oral, granting to any party or parties (other than the Target REIT and those
tenants under leases described in Section 4.9) the right of use or occupancy of
any portion of such parcel, except for leases, subleases, licenses or agreements
which do not impair the Intended Uses;

            (e) there are no outstanding options or rights of first refusal to
purchase such parcel, or any portion thereof or interest therein;

            (f) all facilities located on such parcel are supplied with
utilities and other services necessary for the operation of such facilities,
including gas, electricity, water, telephone, sanitary sewer and storm sewer,
all of which services are adequate for the Intended Uses and in accordance with
all applicable laws, ordinances, rules and regulations and are provided via
public roads or via permanent, irrevocable, appurtenant easements benefiting
such parcel;

            (g) such parcel abuts on and has direct vehicular access to a public
road or access to a public road via a permanent, irrevocable, appurtenant
easement benefiting such parcel;

            (h) the Target REIT has received no notice of any, and, to the
knowledge of the Target REIT, there is no, proposed or pending proceeding to
change or redefine the zoning classification of all or any portion of the
parcels;

            (i) the improvements constructed on the parcels are in good
condition and proper order, free of material roof leaks, untreated material
insect infestation, and material construction defects, and all mechanical and
utility systems servicing such improvements are in good condition and proper
working order, free of material defects; and


                                      A-13


            (j) each parcel is an independent unit which does not rely on any
facilities (other than the facilities of public utility and water companies or
facilities as to which a permanent, irrevocable appurtenant easement exists
benefiting such parcel granting the use of such facilities) located on any other
property (i) to fulfill any zoning, building code or other municipal or
governmental requirement, (ii) for structural support or the furnishing of any
essential building systems or utilities, including, but not limited to electric,
plumbing, mechanical, heating, ventilating, and air conditioning systems, or
(iii) to fulfill the requirements of any lease. No building or other improvement
not included in the parcels relies on any part of the parcels to fulfill any
zoning, building code or other municipal or governmental requirement or for
structural support or the furnishing of any essential building systems or
utilities except with respect to utility or storm water facilities pursuant to
recorded easement agreements or declarations of common easements the use of
which do not impair the Intended Uses. Each of the parcels is assessed by local
property assessors as a tax parcel or parcels separate from all other tax
parcels.

      4.9 Real Property Leases. The Target REIT has delivered or made available
to the Company complete and accurate copies of the leases and subleases (as
amended to date) of its Property. With respect to each such lease and sublease:

            (a) the lease or sublease is legal, valid, binding, enforceable and
in full force and effect;

            (b) the lease or sublease will continue to be legal, valid, binding,
enforceable and in full force and effect immediately following the Effective
Time in accordance with the terms thereof as in effect immediately prior to the
Effective Time;

            (c) neither the Target REIT nor, to the knowledge of the Target
REIT, any other party, is in breach or violation of, or default under, any such
lease or sublease, and no event has occurred, is pending or, to the knowledge of
the Target REIT, is threatened, which, after the giving of notice, with lapse of
time, or otherwise, would constitute a breach or default by the Target REIT or,
to the knowledge of the Target REIT, any other party under such lease or
sublease;

            (d) the Target REIT has not assigned, transferred, conveyed,
mortgaged, deeded in trust or encumbered any interest in the leasehold or
sublease-hold that have not been discharged; and

            (e) the Target REIT is not aware of any Security Interest, easement,
covenant or other restriction applicable to the real property subject to such
lease, except for recorded easements, covenants and other restrictions which do
not materially impair the current uses or the occupancy by the Target REIT of
the property subject thereto.

      4.10 Compliance with Laws; Permits; Environmental Matters.


                                      A-14


            (a) The Target REIT has complied with all applicable Environmental
Laws (as defined below), except for violations of Environmental Laws that do not
and will not, individually or in the aggregate, have a Target REIT Material
Adverse Effect. There is no pending or, to the knowledge of the Target REIT,
threatened civil or criminal litigation, written notice of violation, formal
administrative proceeding, or investigation, inquiry or information request by
any court, arbitrational tribunal, administrative agency or commission or other
governmental or regulatory authority or agency (a "Governmental Entity"),
relating to any Environmental Law involving the Target REIT, except for
litigation, notices of violations, formal administrative proceedings or
investigations, inquiries or information requests that will not, individually or
in the aggregate, have a Target REIT Material Adverse Effect. For purposes of
this Agreement, "Environmental Law" means any federal, state or local law,
statute, rule or regulation or the common law relating to the environment or
occupational health and safety, including without limitation any statute,
regulation, administrative decision or order pertaining to (i) treatment,
storage, disposal, generation and transportation of industrial, toxic or
hazardous materials or substances or solid or hazardous waste; (ii) air, water
and noise pollution; (iii) groundwater and soil contamination; (iv) the release
or threatened release into the environment of industrial, toxic or hazardous
materials or substances, or solid or hazardous waste, including without
limitation emissions, discharges, injections, spills, escapes or dumping of
pollutants, contaminants or chemicals; (v) the protection of wild life, marine
life and wetlands, including without limitation all endangered and threatened
species; (vi) storage tanks, vessels, containers, abandoned or discarded
barrels, and other closed receptacles; (vii) health and safety of employees and
other persons; and (viii) manufacturing, processing, using, distributing,
treating, storing, disposing, transporting or handling of materials regulated
under any law as pollutants, contaminants, toxic or hazardous materials or
substances or oil or petroleum products or solid or hazardous waste. As used
above, the terms "release" and "environment" shall have the meaning set forth in
the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended ("CERCLA").

            (b) There have been no releases in violation of Environmental Laws
of any Materials of Environmental Concern (as defined below) into the
environment at any parcel of real property or any facility formerly or currently
owned, operated or controlled by the Target REIT. With respect to any such
releases of Materials of Environmental Concern, the Target REIT has given all
required notices to Governmental Entities (copies of which have been provided to
the Company). The Target REIT is not aware of any releases of Materials of
Environmental Concern at parcels of real property or facilities other than those
owned, operated or controlled by the Target REIT that could reasonably be
expected to have an impact on the real property or facilities owned, operated or
controlled by the Target REIT. For purposes of this Agreement, "Materials of
Environmental Concern" means any chemicals, pollutants or contaminants,
hazardous substances (as such term is defined under CERCLA), solid wastes and
hazardous wastes (as such terms are defined under the Resource Conservation and
Recovery Act), toxic materials, oil or petroleum and petroleum products or any
other material subject to regulation under any Environmental Law.


                                      A-15


            (c) A complete and accurate copy of all documents (whether in hard
copy or electronic form) that contain any environmental reports, investigations
and audits relating to premises currently or previously owned or operated by the
Target REIT (whether conducted by or on behalf of the Target REIT or a third
party, and whether done at the initiative of the Target REIT or directed by a
Governmental Entity or other third party) which were issued or conducted during
the past five years and which the Target REIT has possession of or access to has
been provided or made available to the Company.

            (d) The Target REIT is not aware of any material environmental
liability of any solid or hazardous waste transporter or treatment, storage or
disposal facility that has been used by the Target REIT.

      4.11 Taxes.

            (a) The Target REIT has paid, caused to be paid or accrued all
federal, state, local, foreign and other Taxes, required to be paid or accrued
by it through the date hereof;

            (b) The Target REIT has timely filed or requested an extension of
the time to file all federal, state, local and foreign Tax returns required to
be filed by it through the date hereof, and all such returns completely and
accurately set forth the amount of any Taxes relating to the applicable period;

            (c) The Target REIT has withheld and paid all Taxes required to have
been withheld and paid in connection with amounts paid or owing to any employee,
independent contractor, creditor, stockholder or other party;

            (d) For all periods since its inception, the Target REIT has
qualified to be treated as a REIT within the meaning of Sections 856-860 of the
Code. For the periods described in the preceding sentence, the Target REIT has
met all requirements necessary to be treated as a REIT for purposes of the
income Tax provisions of those states in which the Target REIT is subject to
income Tax and which provide for the taxation of a REIT in a manner similar to
the treatment of REITs under Sections 856-860 of the Code.

            (e) Neither the IRS nor any other governmental authority is now
asserting by written notice to the Target REIT or, to the knowledge of the
Target REIT, threatening to assert against the Target REIT any deficiency or
claim for additional Taxes. There is no dispute or claim concerning any Tax
liability of the Target REIT either claimed or raised in writing by the IRS.
There is no dispute or claim of a material nature concerning any Tax liability
of the Target REIT either claimed or raised in writing by any governmental
authority other than the IRS, or, to the knowledge of the Target REIT, which may
be claimed or raised by any federal or state governmental authority. No written
claim has ever been made by a Taxing authority in a jurisdiction where the
Target REIT does not file reports and returns asserting that the Target REIT is
or may be subject to Taxation by that jurisdiction.


                                      A-16


            (f) Each of the representations set forth in Exhibit C is true,
accurate and complete.

      4.12 No Existing Discussions. As of the date of this Agreement, no Target
REIT is engaged, directly or indirectly, in any discussions or negotiations with
any other party with respect to an Acquisition Proposal (as defined in Section
5.5(b).

      4.13 Full Disclosure. The representations of the Target REIT contained in
this Agreement do not contain any untrue statement of a material fact or omit to
state any material fact necessary to make the statements made herein not
misleading, and none of the information supplied or to be supplied by the Target
REIT for inclusion in the Consent Solicitation/Prospectus contains any untrue
statement of a material fact or omits to state any material fact required to be
stated therein or necessary in order to make the statements therein, in light of
the circumstances under which they are made, not misleading. If at any time
prior to the Closing Date any event relating to the Target REIT should occur
that is required to be described in an amendment of or supplement to the Consent
Solicitation/Prospectus, the Target REIT promptly shall inform the Company and
assist in the preparation, filing, dissemination of such amendment or
supplement.

ARTICLE 5 COVENANTS AND ADDITIONAL AGREEMENTS

      5.1 Conduct of Business. Prior to the Effective Time, or the earlier
termination of this Agreement, the Company and each Target REIT shall (i) carry
on its business in the ordinary course in substantially the same manner as
previously conducted, (ii) use its reasonable efforts to preserve intact its
present business organization and goodwill, (iii) maintain permits, licenses and
authorizations, (iv) preserve its relationships with third parties and (v) take
all actions necessary to continue to qualify as a REIT, including, without
limitations, the payment of dividends.

      5.2 Other Actions. Neither the Company, any Acquisition Subsidiary nor any
Target REIT shall take or omit to take any action that would result in any of
the representations and warranties of the Company, such Acquisition Subsidiary
or such Target REIT, respectively, made in or pursuant to this Agreement
becoming untrue or incomplete, in any of the covenants and agreements of the
Company, such Acquisition Subsidiary or such Target REIT, respectively, being
breached, or in any of the conditions to the Closing not being satisfied;
provided, however, that nothing in this Agreement shall be construed to prohibit
or restrict the ability of the Company or any Target REIT to declare and/or pay,
consistent with past practice and custom, to the Company Stockholders or the
Target REIT Stockholders, as the case may be, dividends in respect of operations
(collectively, the "Dividends") through the Closing Date, each in accordance
with the terms of the distributing entity's organizational documents, each as
amended to date; provided, further, that upon the Effective Date, the Company
shall assume the obligation to pay any dividend declared but not paid by a
Target REIT prior to the Effective Date.

      5.3 Approval of Target REIT Stockholders. Promptly following the execution
of this Agreement, the Company, together with the Target REITs, shall prepare
and the Company shall file a Consent Solicitation/Prospectus with the SEC, and


                                      A-17


the Target REITs shall as promptly as practicable following the effectiveness of
the Company's registration statement on Form S-4 distribute the Consent
Solicitation/Prospectus to the Target REIT Stockholders, asking the Target REIT
Stockholders to vote upon the adoption of this Agreement and the Mergers. Except
as permitted by Section 5.5 below, (a) the Consent Solicitation/Prospectus shall
contain the recommendation of the Target Boards of Directors that the Target
REIT Stockholders approve the adoption of this Agreement and the Mergers and (b)
each of the Target REITs, subject to and in accordance with applicable law,
shall use its respective reasonable best efforts to obtain such approval
described in this Section 5.3, including without limitation, by timely mailing
the Consent Solicitation/Prospectus to the Target REIT Stockholders of its
respective corporation. . The Company agrees (i) to vote or cause to be voted
any shares of Target REIT capital stock owned by the Company, including without
limitation any shares of Target REIT capital stock owned by a Subsidiary of the
Company, in favor of Mergers and the adoption of this Agreement and the Mergers
and (ii) to not transfer or cause or allow to be transferred any such shares
from the date hereof until following the earlier of the Effective Time or the
termination of this Agreement.

      5.4 Consents and Approvals. The Company and the Target REITs shall each
use all reasonable efforts to take, or cause to be taken, all actions and to do,
or cause to be done, all other things necessary, proper or advisable to
consummate and make effective as promptly as practicable the transactions
contemplated by this Agreement, to obtain in a timely manner all necessary
consents, waivers, approvals, authorizations and orders and to make all
necessary registrations and filings, and otherwise to satisfy or cause to be
satisfied all conditions precedent to its obligations under this Agreement.

      5.5 No Solicitation.

            (a) Except as set forth in this Section 5.5, no Target REIT shall,
nor shall any of them authorize or permit any of their respective directors,
officers, employees, investment bankers, attorneys, accountants or other
advisors or representatives (such directors, officers, employees, investment
bankers, attorneys, accountants, other advisors and representatives,
collectively, "Representatives") to, directly or indirectly:

                  (i) solicit, initiate, encourage or take any other action to
facilitate any inquiries or the making of any proposal or offer that
constitutes, or could reasonably be expected to lead to, any Acquisition
Proposal, including without limitation (A) approving any transaction under
Section 203 of the DGCL that would require such approval in the absence of
Article TENTH of such Target REIT's charter, (B) approving any person becoming
an "interested stockholder" under Section 203 of the DGCL that would require
such approval in the absence of Article TENTH of such Target REIT's charter and
(C) amending or granting any waiver or release under any standstill or similar
agreement with respect to any Target Stock; or


                                      A-18


                  (ii) enter into, continue or otherwise participate in any
discussions or negotiations regarding, furnish to any person any information
with respect to, assist or participate in any effort or attempt by any person
with respect to, or otherwise cooperate in any way with, any Acquisition
Proposal.

Notwithstanding the foregoing, prior to the adoption of this Agreement by the
respective Target REIT Stockholders (the "Specified Time"), the Target REITs
may, to the extent necessary to act in a manner consistent with the respective
fiduciary obligations of the Target Board of Directors, as determined in good
faith by such respective Target Board of Directors, after consultation with
outside counsel, in response to a Superior Proposal that did not result from a
breach by the respective Target REIT of this Section 5.5, and subject to
compliance with Section 5.5(c), (x) furnish information with respect to such
Target REIT to the person making such Superior Proposal and its Representatives
pursuant to a customary confidentiality agreement and (y) participate in
discussions or negotiations with such person and its Representatives regarding
any Superior Proposal. Without limiting the foregoing, it is agreed that any
violation of the restrictions set forth in this Section 5.5(a) by any
Representative of any Target REIT, whether or not such person is purporting to
act on behalf of a Target REIT or otherwise, shall be deemed to be a breach of
this Section 5.5(a) by the respective Target REIT.

            (b) No Target REIT Board of Directors nor any committee thereof
shall:

                  (i) except as set forth in this Section 5.5, withdraw or
modify, or publicly (or in a manner designed to become public) propose to
withdraw or modify, in a manner adverse to the Company or any other Target REIT,
its approval or recommendation with respect to the adoption of this Agreement
and approval of the Mergers contemplated hereby;

                  (ii) cause or permit its Target REIT to enter into any letter
of intent, memorandum of understanding, agreement in principle, acquisition
agreement, merger agreement or similar agreement constituting or relating to any
Acquisition Proposal (other than a confidentiality agreement referred to in
Section 5.5(a) entered into in the circumstances referred to in Section 5.5(a));
or

                  (iii) adopt, approve or recommend, or publicly propose to
adopt, approve or recommend, any Acquisition Proposal.

Notwithstanding the foregoing, a Target REIT Board of Directors may, in response
to a Superior Proposal that did not result from a breach by such Target REIT of
this Section 5.5, withdraw or modify its recommendation with respect to the
adoption of this Agreement and approval of the Mergers contemplated hereby if
such Target REIT Board of Directors determines in good faith (after consultation
with outside counsel) that its fiduciary obligations require it to do so, but
only at a time that is prior to the Specified Time and is after the fifth
business day following receipt by the Company of written notice advising it that
such Target Board of Directors desires to withdraw or modify the recommendation


                                      A-19


due to the existence of a Superior Proposal, specifying the material terms and
conditions of such Superior Proposal and identifying the person making such
Superior Proposal. Nothing in this Section 5.5 shall be deemed to (A) permit any
Target REIT to take any action described in clauses (ii) or (iii) of the first
sentence of this Section 5.5(b), (B) affect any obligation of the Company or the
Target REITs under this Agreement or (C) limit a Target REITs' respective
obligation to solicit consents from its Target REIT Stockholders, regardless of
whether such Target REIT Board of Directors has withdrawn or modified its
recommendation.

            (c) Each Target REIT shall immediately advise the Company and the
other Target REITs orally, with written confirmation to follow promptly (and in
any event within 24 hours), of any Acquisition Proposal or any request for
nonpublic information in connection with any Acquisition Proposal, or of any
inquiry with respect to, or that could reasonably be expected to lead to, any
Acquisition Proposal, the material terms and conditions of any such Acquisition
Proposal or inquiry and the identity of the person making any such Acquisition
Proposal or inquiry. No Target REIT shall provide any information to or
participate in discussions or negotiations with the person or entity making any
Superior Proposal until five business days after such Target REIT has first
notified the Company and the other Target REITs of such Acquisition Proposal as
required by the preceding sentence. The Target REIT receiving an Acquisition
Proposal shall (i) keep the Company and the other Target REITs fully informed,
on a reasonably current basis, of the status and details (including any change
to the terms) of any such Acquisition Proposal or inquiry, (ii) provide to the
Company and the other Target REITs as soon as practicable after receipt or
delivery thereof copies of all correspondence and other written material sent or
provided to the Target REIT receiving an Acquisition Proposal from any third
party in connection with any Acquisition Proposal or sent or provided by such
Target REIT to any third party in connection with any Superior Proposal, and
(iii) if the Company shall make a counterproposal, consider and cause its
financial and legal advisors to negotiate on its behalf in good faith with
respect to the terms of such counterproposal. Contemporaneously with providing
any information to a third party in connection with any such Superior Proposal
or inquiry, the Target REIT receiving a Superior Proposal shall furnish a copy
of such information to the Company and the other Target REITs.

            (d) Each Target REIT shall, and shall cause its Representatives to,
cease immediately all discussions and negotiations regarding any proposal that
constitutes, or could reasonably be expected to lead to, an Acquisition
Proposal. Each Target REIT shall use commercially reasonable efforts to have all
copies of all nonpublic information it and its Representatives have distributed
on or prior to the date of this Agreement to other potential purchasers returned
to such Target REIT as soon as possible.

            (e) For purposes of this Agreement:

                  "Acquisition Proposal" means, with respect to any Target REIT,
(i) any inquiry, proposal or offer for a merger, consolidation, dissolution,
sale of substantial assets, tender offer, recapitalization, share exchange or
other business combination involving such Target REIT, (ii) any proposal for the


                                      A-20


issuance by such Target REIT of over 10% of its equity securities or (iii) any
proposal or offer to acquire in any manner, directly or indirectly, over 10% of
the equity securities or consolidated total assets of such Target REIT, in each
case other than the Mergers contemplated by this Agreement.

                  "Superior Proposal" means, with respect to any Target REIT,
any unsolicited, bona fide written proposal made by a third party to acquire
substantially all of the equity securities or assets of such Target REIT,
pursuant to a tender or exchange offer, a merger, a consolidation or a sale of
its assets, (i) on terms which such Target REIT's Board of Directors determines
in its good faith judgment to be more favorable from a financial point of view
to the stockholders of such Target REIT than the transactions contemplated by
this Agreement (after taking into account the written opinion with respect
thereto of a nationally recognized independent financial advisor), taking into
account all the terms and conditions of such proposal and this Agreement
(including any proposal by either the Company or such the Target REIT to amend
the terms of this Agreement) and (ii) that in the good faith judgment of the
Target REIT Board of Directors is reasonably capable of being completed on the
terms proposed, taking into account all financial, regulatory, legal and other
aspects of such proposal; provided, however, that no Acquisition Proposal shall
be deemed to be a Superior Proposal if any financing required to consummate the
Acquisition Proposal is not committed.

ARTICLE 6 CONDITIONS TO EACH PARTY'S OBLIGATIONS TO EFFECT THE MERGERS.

            The respective obligations of the parties hereto to consummate the
Mergers pursuant to the terms of this Agreement are subject to satisfaction of
the following conditions precedent on or prior to the Closing Date. In the event
that one or more of these conditions are not satisfied on or prior to the
Closing Date, the party or parties whose obligations hereunder are subject to
the satisfaction of such condition or conditions may either elect to terminate
this Agreement or waive the satisfaction of such condition. The conditions are:

            (a) this Agreement and the Mergers shall have been approved by the
holders of a majority of the shares of Target Stock of each Target REIT other
than a Target REIT with respect to which this Agreement has been terminated in
accordance with Section 8.2(b);

            (b) all necessary consents, waivers, approvals, authorizations or
orders required to be obtained and the making of all filings required to be made
by any of the parties for the authorization, execution and delivery of this
Agreement and the consummation of the transactions contemplated thereby shall
have been obtained or made, as the case may be, on or prior to (and remaining in
effect at) the Closing Date;

            (c) FSP Corp. and each of the Target REITs shall have received, on
or prior to the Closing Date, an opinion from Wilmer Cutler Pickering Hale and
Dorr LLP to the effect that each Merger will be treated for federal income tax
purposes as a reorganization within the meaning of Section 368(a) of the Code


                                      A-21


and confirming that, to the extent the matters discussed under the heading
"Material United States Federal Income Tax Considerations" in the Consent
Solicitation/Prospectus constitute matters of law, they are accurate in all
material respects (it being agreed that if Wilmer Cutler Pickering Hale and Dorr
LLP does not render such opinion, this condition shall nonetheless be satisfied
if another nationally recognized law firm renders such opinion, and that the
Company and the Target REITs shall use their respective reasonable best efforts
to obtain the opinion required by this subsection). Each of the Company and each
Target REIT agrees to provide customary representations to Wilmer Cutler
Pickering Hale and Dorr LLP (or such other law firm) in connection with the
issuance of such opinion;

            (d) either the President and Chief Executive Officer or the Vice
President and Chief Operating Officer of the Company shall have delivered to
each of the Target REITs a certificate on behalf of the Company, dated as of the
Closing Date, to the effect that there have been no material adverse changes in
the financial condition of the Company between the date of the most recent
Company Financial Statements and the Closing Date, and the President of each of
the Target REITs shall have delivered to the Company a certificate on behalf of
each Target REIT, each dated as of the Closing Date, to the effect that there
have been no material adverse changes in the financial condition of such Target
REIT between the date of the most recent Target REIT Financial Statements for
such Target REIT and the Closing Date;

            (e) there shall have been no statute, rule, order or regulation
enacted or issued by the United States or any State thereof, or by a court, that
prohibits the consummation of the Mergers; and

            (f) the representations set forth in Section 3 and Section 4 hereof
are true and complete in all material respects; provided, however, that the
party whose representation was not true and correct shall have no right to not
consummate the Closing as a result thereof.

      The conditions described in clause (b) above, may be waived by either the
Company or the Target REITs, as the case may be, in whole or in part if, in the
opinion of either the Company or the Target REITs, as the case may be, such
waiver does not materially affect the terms of the transaction, which waiver
shall not be unreasonably withheld.

ARTICLE 7 TERMINATION AND WAIVER

      7.1 Termination. This Agreement may be terminated, and the Mergers may be
abandoned, at any time before the Closing Date, notwithstanding approval of the
Mergers by the Target REIT Stockholders:

            (a) by the mutual written consent of the parties;

            (b) by the Company or any Target REIT if the Mergers have not been
consummated by March 30, 2005 (which date may be extended by mutual agreement of
the parties);


                                      A-22


            (c) by the Company or any Target REIT if the conditions to the
Mergers set forth in Article 6 of this Agreement are not satisfied or waived on
the Closing Date; provided, however, that in the event of the failure of the
conditions set forth in clause (g) of Article 6, the party whose representation
was not true and correct shall have no right to terminate this Agreement as a
result thereof;

            (d) by the Company or any Target REIT, in the instance where the
Target REIT has received a Superior Proposal and the respective Target REIT
Board of Directors has withdrawn or modified its approval or recommendation with
respect to the adoption of this Agreement and approval of the Mergers
contemplated hereby, if at a meeting of Target REIT Stockholders (including any
adjournment or postponement thereof) or pursuant to a written consent in lieu of
a meeting, as contemplated by Section 5.3 above, the requisite vote of such
stockholders to adopt this Agreement and approve the Mergers contemplated hereby
shall not have been obtained within 75 days of mailing of the Consent
Solicitation/Prospectus.

      If a casualty occurs with respect to the Property owned by a particular
Target REIT, the Company Board has the right to terminate the Agreement with
respect to such Target REIT and to consummate the Mergers with the remaining
Target REITs as provided in Section 8.2(b) hereof. In addition, the Company
Board has the right to terminate this Agreement with respect to a Target REIT if
(i) after the receipt by any Target REIT of an Acquisition Proposal, if the
Company requests that such Target REIT Board of Directors reconfirm its
recommendation of this Agreement or the Merger with the respective Target REIT
and such Target REIT Board of Directors fails to do so within five business days
after its receipt of the Company's request or (ii) such Target REIT Board of
Directors (or any committee thereof) shall have approved or recommended to its
Target REIT Stockholders an Acquisition Proposal.

      7.2 Effect of Termination. In the event of termination of this Agreement
as provided in Section 7.1 hereof, this Agreement shall become void and there
shall be no liability or obligation on the part of any party hereto or its
respective affiliates, partners, directors or officers, except (i) with respect
to payment of expenses as described in Section 8.3 and (ii) to the extent that
such termination results from the willful breach of a party hereto of any of its
representations, warranties, covenants or agreements made in or pursuant to this
Agreement.

      7.3 Extension; Waiver. At any time prior to the Closing Date, the parties
hereto may, to the extent legally allowed, (i) extend the time for the
performance of any of the obligations or other acts of the other parties hereto,
(ii) waive any inaccuracies in the representations and warranties of the other
parties hereto contained herein or made in connection herewith, and (iii) waive
compliance with any of the agreements of the other parties hereto contained
herein. Any agreement on the part of a party hereto to any such extension or
waiver shall be valid only if set forth in an instrument in writing signed on
behalf of such party.

      7.4 No Survival of Representations and Warranties. None of the
representations and warranties contained in this Agreement shall survive the
Closing Date.


                                      A-23


ARTICLE 8 MISCELLANEOUS

      8.1 Assignment. The Company may not assign its rights or obligations under
this Agreement without the consent of the applicable Target REIT. None of the
Target REITs may assign their rights or obligations under this Agreement.

      8.2 Risk of Loss.

            (a) Risk of loss or damage to the assets owned by each Target REIT
(the "Assets") by condemnation, eminent domain or similar proceedings (or deed
in lieu thereof), or by fire or any other casualty, from the date hereof through
the Closing Date, will be on the Target REIT owning such Assets, and thereafter
will be on the Combined Company.

            (b) In the event of loss or damage to the Assets that occurs prior
to the Closing Date, the applicable Target REIT shall use its commercially
reasonable efforts to effect a timely cure of such loss or damage prior to the
Closing Date. If the Target REIT is unable to effect such a timely cure, the
Target REIT shall so notify the Company, and thereafter, if such loss or damage
results in a Target REIT Material Adverse Effect, the Company and such Target
REIT shall use good faith efforts to amend this Agreement (without the need to
obtain the consent of any other Target REIT) to (A) reflect a decrease in the
amount of Merger Consideration to be issued with respect to the Target Stock of
such Target REIT based on such loss or damage and (B) extend the term of this
Agreement as reasonably necessary taking into account all financial, regulatory,
legal and other aspects of such amendment to this Agreement, including, but not
limited to, the need to resolicit the stockholders of such Target REIT with
respect to participation in the Mergers with the Merger Consideration adjusted
to reflect such loss or damage and consummate the Merger with such Target REIT
as soon as practicable thereafter; provided, however, that in the event the
Company and such Target REIT, after a good faith effort, cannot agree on a
decrease in the amount of Merger Consideration to be issued with respect to the
Target Stock of such Target REIT based on such loss or damage within a
reasonable period of time following notice of such loss or damage, the Company
shall have the unilateral right to amend this Agreement to terminate this
agreement with respect to such Target REIT and consummate the Mergers with the
other Target REITS.

      8.3 Fees and Expenses. The costs associated with each independent
third-party appraisal of the fair market value of each Target REIT's real estate
("Appraisal") obtained by the respective Target Boards of Directors shall be
paid by the Target REIT owning the real estate that is the subject of the
Appraisal. The costs associated with investment banking advice and each fairness
opinion of each Target REIT (the "Fairness Opinions") obtained by the respective
Target Boards of Directors shall be paid by the Target REIT receiving such
advice and Fairness Opinion. The fees and expenses of each Target REIT's legal
counsel shall be paid by the respective Target REIT. All other expenses related
to the Mergers and the transactions contemplated hereby, including, without


                                      A-24


limitation, consulting, legal, accounting and administrative expenses, shall be
paid by the Company.

      8.4 Entire Agreement; Modifications; Amendments.

            (a) This Agreement embodies and constitutes the entire understanding
between the parties with respect to the transactions contemplated herein, and
all prior or contemporaneous agreements, understandings, representations and
statements, oral or written, are merged into this Agreement. Except as expressly
otherwise provided herein, neither this Agreement nor any provision hereof may
be waived, modified, amended, discharged or terminated except by an instrument
in writing signed by the party against which the enforcement of such waiver,
modification, amendment, discharge or termination is sought, and then only to
the extent set forth in such instrument.

            (b) Subject to applicable law, this Agreement may be amended by the
Company and the Target REITs at any time prior to the filing of the Certificates
of Merger with the Secretary of State of the State of Delaware; provided,
however, that after approval by Target REIT Stockholders as provided in Section
6 above, without further approval of the Target REIT Stockholders of such Target
REIT, no amendment may be made that alters or changes (i) the amount or kind of
Merger Consideration which the Target REIT Stockholders in such Target REIT
shall be entitled to receive, (ii) the certificate of incorporation or bylaws of
such Target REIT or (iii) the terms and conditions of this Agreement, if such
alteration or change would have a material adverse effect on such Target REIT
Stockholders.

      8.5 Notices. All notices, demands or other writings in this Agreement
provided to be given or made or sent, or which may be given or made or sent, by
either party hereto to the other may be given personally or may be delivered by
depositing the same in the U.S. mail, certified, return receipt requested,
postage prepaid or by delivering the same to an air courier service, postage
prepaid, properly addressed and sent to the address of such party as set forth
below, or such other address as either party may from time to time designate by
written notice to the other. Notice given by mail shall be considered effective
upon the expiration of five business days after deposit. Notice given in any
other manner shall be effective only if and when received by the addressee.

     If to the Company:

              Franklin Street Properties Corp.
              401 Edgewater Place, Suite 200
              Wakefield, Massachusetts 01880
              Attention: George J. Carter
              President and Chief Executive Officer
              Fax: (800) 950-6288


                                      A-25


     with a copy to:

              Wilmer Cutler Pickering Hale and Dorr LLP
              60 State Street
              Boston, Massachusetts 02109
              Attention: Kenneth A. Hoxsie, Esq.
              Fax: (617) 526-5000

     If to a Target REIT:

              c/o Franklin Street Properties Corp.
              401 Edgewater Place, Suite 200
              Wakefield, Massachusetts 01880
              Attention: William W. Gribbell and R. Scott
              MacPhee, Members of the Special Committee
              of the Board of Directors
              Fax: (800) 950-6288

     with a copy to:

              Gehrke, Gish & Umana LLP
              Two Faneuil Hall Marketplace
              South Market Building, 4th Floor
              Boston, Massachusetts 02109
              Attention: William S. Gehrke, Esq.
              Fax: (617) 507-8177

      8.6 Interpretation. Words of any gender used in this Agreement shall be
held and construed to include any other gender, and words of a singular number
shall be held to include the plural and vice versa, unless the context requires
otherwise.

      8.7 Captions. The captions used in this Agreement are for convenience only
and shall not be deemed to construe or to limit the meaning of the language of
this Agreement.

      8.8 Counterparts. This Agreement may be executed in any number of
identical counterparts. If so executed, each of such counterparts is to be
deemed an original for all purposes, and all such counterparts shall
collectively constitute one agreement, but in making proof of this Agreement it
shall not be necessary to produce or account for more than one such counterpart.

      8.9 Binding Effect. Subject to the restrictions on assignment contained in
Section 8.1 hereof, this Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective heirs, legal representatives,
successors and assigns.


                                      A-26


      8.10 Attorneys' Fees. Subject to the requirements of Section 8.12 hereof,
should any party hereto employ an attorney or attorneys to enforce any of the
provisions hereof or to protect its interest in any manner arising under this
Agreement, or to recover damages for the breach hereof, the nonprevailing party
or parties in any action pursued in courts of competent jurisdiction (the
finality of which action is not legally contested) agrees to pay to the
prevailing party or parties all reasonable costs, damages and expenses,
including attorneys' fees, expended or incurred in connection therewith;
provided, however, that if more than one item is disputed and the final decision
is against each party as to one or more of the disputed items, then such costs,
expenses and attorneys' fees shall be apportioned in accordance with the
monetary values of the items decided against each party.

      8.11 No Waiver; Severability. The failure of any party hereto to enforce
at any time any of the provisions of this Agreement shall in no way be construed
to be a waiver of any such provision, and shall in no way affect the validity of
this Agreement or any part hereof or the right of any party thereafter to
enforce each and every such provision. No waiver of any breach of this Agreement
shall be held to be a waiver of any other or subsequent breach. If any provision
of this Agreement, or the application thereof to any person or circumstances
shall, for any reason and to any extent, be invalid or unenforceable, but the
extent of the invalidity or unenforceability does not destroy the basis of the
bargain between the parties as contained herein, the remainder of this Agreement
and the application of such provision to other persons or circumstances shall
not be affected thereby but rather shall be enforced to the greatest extent
permitted by law.

      8.12 No Joint and Several Liability. If one of the Target REITs defaults
under, or is in breach of, any of its representations, warranties or covenants
contained in this Agreement, such Target REIT shall be accountable to the
Company and shall be liable for the damages caused by such default or breach to
the extent provided in Section 7.2 hereof. Each Target REIT hereunder has
undertaken obligations and made representations, warranties, disclosures and
covenants herein and in and pursuant to the exhibits hereto solely with respect
to itself and the Property owned by it. Nothing contained herein, however, is
intended to make any of the Target REITs jointly and severally liable for the
default or breach by any of the other Target REITs, and with respect to any such
default and breach such shall be solely the obligation and responsibility of the
Target REIT responsible for the default or breach, and no Target REIT shall be
liable to any other Target REIT hereunder.

      8.13 Applicable Law. This Agreement shall be governed by and construed in
accordance with the laws of the State of Delaware.

                  [Remainder of Page Intentionally Left Blank]


                                      A-27


IN WITNESS WHEREOF, this Agreement has been executed by each of the parties as
of the date first set forth above.

                                COMPANY:

                                FRANKLIN STREET PROPERTIES CORP.

                                By: /s/ George J. Carter
                                    ------------------------
                                    Name: George J. Carter
                                    Title: President and Chief Executive Officer


                                ACQUISITION SUBSIDIARIES:


                                MONTAGUE ACQUISITON CORP.


                                By: /s/ George J. Carter
                                    ------------------------
                                    Name: George J. Carter
                                    Title: President


                                ADDISON CIRCLE ACQUISITION CORP.

                                By: /s/ George J. Carter
                                    ------------------------
                                    Name: George J. Carter
                                    Title: President


                                ROYAL RIDGE ACQUISITION CORP.

                                By: /s/ George J. Carter
                                    ------------------------
                                    Name: George J. Carter
                                    Title: President


                                COLLINS CROSSING ACQUISITION CORP.

                                By: /s/ George J. Carter
                                    ------------------------
                                    Name: George J. Carter
                                    Title: President


                                      A-28


                                TARGET REITS:

                                FSP MONTAGUE BUSINESS CENTER CORP.

                                By: /s/ George J. Carter
                                    -------------------------
                                    Name: George J. Carter
                                    Title: President


                                FSP ADDISON CIRCLE CORP.

                                By: /s/ George J. Carter
                                    -------------------------
                                    Name: George J. Carter
                                    Title: President


                                FSP ROYAL RIDGE CORP.

                                By: /s/ George J. Carter
                                    -------------------------
                                    Name: George J. Carter
                                    Title: President


                                FSP COLLINS CROSSING CORP.

                                By: /s/ George J. Carter
                                    -------------------------
                                    Name: George J. Carter
                                    Title: President


                                      A-29


                                    Exhibit A

Name and Address                       Property
----------------                       --------

FSP MONTAGUE BUSINESS CENTER CORP.     Office/R&D Building in San Jose, CA
2730-2760 Junction Ave
404-410 East Plumeria Drive
San Jose, CA 95134

FSP ADDISON CIRCLE CORP.               Office Building in Addison, TX
15601 N. Dallas Parkway
Dallas, Tx 75001

FSP ROYAL RIDGE CORP.                  Office Building in Alpharetta, GA
11690 Great Oaks Way
Alpharetta, Ga. 30022

FSP COLLINS CROSSING CORP.             Office Building in Richardson, TX
1500 & 1600 Greenville Ave
Richardson, Tx 75080


                                      A-30


                                    Exhibit B

                                        Shares of Common Stock for
Name                                    each Share of Target Stock
----                                    --------------------------

FSP MONTAGUE BUSINESS CENTER CORP.                    5,649.72
FSP ADDISON CIRCLE CORP.                              5,948.67
FSP ROYAL RIDGE CORP.                                 6,055.79
FSP COLLINS CROSSING CORP.                            6,167.63


                                      A-31


                                    Exhibit C

Each Target REIT hereby makes the representations set forth below, which such
Target REIT understands will be relied upon by Wilmer Cutler Pickering Hale and
Dorr LLP in rendering a legal opinion with respect to the discussion set forth
under "Material United States Federal Income Tax Considerations" in the Consent
Solicitation/Prospectus. Notwithstanding anything to the contrary that may be
expressed or implied herein, each Target REIT makes no representations regarding
any matter for any periods commencing on or after the Effective Time (as defined
in the Agreement). Each Target REIT has made or has caused to be made such
investigations as are necessary to certify the accuracy of the information set
forth herein. To the extent the representations and statements in this letter
involve matters of law, each Target REIT acknowledges that Gehrke, Gish & Umana
LLP and Wilmer Cutler Pickering Hale and Dorr LLP has reviewed such matters with
it.

1.    The Target REIT has operated in accordance with (a) the Certificate of
      Incorporation of the Target REIT, as amended through the date hereof (the
      "Certificate of Incorporation"), (b) the By-Laws of the Target REIT as
      amended through the date hereof, (c) the applicable state law under which
      the Target REIT is organized, and (d) the representations in this Exhibit.

2.    The Target REIT is not a bank (within the meaning of Section 581 of the
      Internal Revenue Code of 1986, as amended (the "Code")), financial
      institution (described in Section 591 of the Code), small business
      investment company operating under the Small Business Act of 1958,
      business development corporation (within the meaning of Section
      582(c)(2)(B) of the Code) or insurance company (subject to Subchapter L of
      Subtitle A, Chapter 1 of the Code).

3.    The Target REIT's taxable year for federal income tax purposes is the
      calendar year. The Target REIT made the election specified in Section
      856(c) of the Code to be a real estate investment trust ("REIT") under the
      Code, effective for its first taxable year. The Target REIT's election to
      be taxed as a REIT has not been revoked or terminated.

4.    For each taxable year after its first taxable year, (A) the beneficial
      ownership of the Target REIT has been held by 100 or more persons for at
      least 335 days for a taxable year of 12 months (or during a proportionate
      part of a taxable year of less than 12 months), and (B) at no time during
      the last half of such taxable year has more than 50% in value of the
      Target REIT's outstanding stock been owned, directly or indirectly (taking
      into account the constructive ownership rules applicable under Section 542
      of the Code as modified by Section 856(h) of the Code) by or for five or
      fewer individuals. Compliance with the 100 person test set forth in (A)
      above shall be determined in accordance with the Investment Company Act of
      1940 by disregarding the ownership of shares by any person who (i)
      acquired such shares as a gift or bequest pursuant to a legal separation
      or divorce; (ii) is the estate of any person making such transfer to the


                                      A-32


      estate; or (iii) is a company established exclusively for the benefit of
      (or wholly owned by) either the person making such transfer or a person
      described in (i) or (ii).

5.    The Target REIT at all times has been managed by one or more trustees or
      directors, and the beneficial ownership in the Target REIT has been
      evidenced by transferable shares.

6.    With the exception of the restrictions imposed on the transfers of the
      Target REIT capital stock under the Certificate of Incorporation, there
      are no restrictions on the transfer of the Target REIT's capital stock,
      other than restrictions imposed by applicable securities law.

7.    At least 75% of the gross income of the Target REIT for each of its
      taxable years consisted of amounts from the following sources:

            (A) Rents from real property.

                  (i) Rents from real property shall include the following:

                        (a) Rents from interests in real property;

                        (b) Rent attributable to personal property leased under,
      or in connection with, a lease of real property, but only if the rent
      attributable to such personal property for the taxable year does not
      exceed 15% of the total rent received for the real and personal property
      under the lease (determined by the ratio of the average of the "adjusted
      bases" of the personal property subject to the lease at the beginning and
      end of the year to the average of the total "adjusted bases" of all
      property subject to the lease at the beginning and end of the year); and

                        (c) Charges for services customarily furnished or
      rendered in connection with the rental of real property, whether or not
      separately stated.

                  (ii) Rents from real property shall exclude the following:

                        (a) Amounts received or accrued for, or in connection
      with, the use of real property (or deemed to be for use of real property
      under Code Section 856(d)), the determination of which depends in whole or
      in part on the income or profits derived by any person from such property
      (except such amounts as may be based on a fixed percentage or percentages
      of receipts or sales if such rental provisions conform with normal
      business practice and are not used as a means to allow the Target REIT to
      receive rents that depend in whole or in part on the income or profits
      derived by any person from the property);

                        (b) Amounts received or accrued from any person in which
      the Target REIT owns (A) in the case of a corporation, 10% or more of the


                                      A-33


      combined voting power of all classes of stock entitled to vote (and for
      taxable years beginning after December 31, 2000, 10% or more of the total
      value of shares of all classes of stock), or (B) in the case of an entity
      other than a corporation, an interest of 10% or more in the assets or net
      profits of such entity. For purposes of this paragraph, ownership will be
      determined by taking into account the attribution rules of Code Section
      318 (as modified by Code Section 856(d)(5));

                        (c) Any "impermissible tenant service income." For this
      purpose, "impermissible tenant service income" generally shall include all
      income received from a tenant if the Target REIT (directly or indirectly)
      provides services to the tenant that (i) are not customarily rendered in
      connection with the rental of space for occupancy only and (ii) are
      rendered primarily for the convenience of the tenant; provided, however,
      that if the greater of (X) the income derived from all such services to
      the tenant or (Y) 150% of the cost of providing such services to the
      tenant is less than 1% of the income received by the Target REIT with
      respect to the property in which the tenant leased space, only such
      greater amount shall be treated as impermissible tenant service income;
      and provided further, however, that no income from the tenant shall be
      treated as impermissible tenant service income if the impermissible
      services are performed by an "independent contractor" within the meaning
      of Section 856(d)(3) of the Code from whom the Target REIT derives no
      income.

            (B) Interest received or accrued that is attributable to obligations
      held by the Target REIT that are secured by mortgages on real property or
      on interests in real property;

            (C) Gain realized upon the sale of real property (other than assets
      or portions thereof considered to be stock in trade, included in inventory
      or held for sale to customers in the ordinary course of a trade or
      business ("Dealer Property"));

            (D) Dividends and gain from the sale or other disposition of
      transferable interests in other real estate investment trusts other than
      interests that were Dealer Property;

            (E) Abatements and refunds of real property taxes;

            (F) Income and gain derived from "foreclosure property" (as defined
      in Section 856(e) of the Code);

            (G) Amounts (other than amounts the determination of which depends
      in whole or in part on the income or profits of any other person) received
      or accrued as consideration for entering into agreements (X) to make loans
      secured by mortgages on real property or on interests in real property or
      (Y) to purchase or lease real property;


                                      A-34


            (H) Gain from the sale or other disposition of real estate assets
      that are Dealer Properties but which dispositions are excluded from
      "prohibited transactions" as a result of Section 857(b)(6) (exempting
      certain sales of real estate assets if held for at least four years); and

            (I) "Qualified temporary investment income" as defined in Section
      856(c)(5)(D) of the Code.

8.    At least 95% of the gross income of the Target REIT for each of its
      taxable years consisted of amounts from the following sources:

            (A) Income specified in Sections 7(A) through (I) hereof;

            (B) Dividends;

            (C) Interest; and

            (D) Gain from the sale or other disposition of stock and securities
      other than Dealer Property.

9.    The Target REIT was incorporated in a taxable year beginning after August
      5, 1997.

10.   During each of the Target REIT's taxable years, at least 75% of the total
      value of the assets of the Target REIT has consisted of the following
      types of assets:

            (A) Land;

            (B) Buildings, including wiring, plumbing systems, elevators,
      escalators, and other structural components thereof, but not including any
      personal property associated with such real property (such as furnishings,
      appliances, draperies, equipment, machinery, etc.);

            (C) Loans (including accrued interest thereon) directly secured by a
      mortgage on real property of the type described in paragraphs (A) or (B)
      above;

            (D) Cash and cash items, including cash on hand, time and demand
      deposits with financial institutions, and receivables arising in the
      ordinary course of the Target REIT's operations (other than those
      purchased from another person) but excluding bankers' acceptances,
      repurchase agreements, and other similar instruments;

            (E) Securities (including accrued interest thereon) issued or
      guaranteed by the United States or by a person controlled or supervised by
      and acting as an instrumentality of the United States, pursuant to any
      authority granted by Congress, or any certificates of deposit for any of
      the foregoing; and


                                      A-35


            (F) Equity interests in corporations which have made qualifying
      elections to be taxed as real estate investment trusts under Sections 856
      through 860 of the Code and continue to satisfy the requirements for such
      treatment.

11.   The Target REIT has not owned and will not own securities in any issuer
      (other than a REIT or a "qualified REIT subsidiary" within the meaning of
      Section 856(i) of the Code) that either (A) represent in excess of 10% of
      the (i) voting power of the outstanding securities, or (ii) value of the
      outstanding securities, of such issuer or (B) have an aggregate value in
      excess of 5% of the value of the total assets of the Target REIT.

12.   For each of its taxable years, the Target REIT distributed to its
      shareholders at such times and in such manner as required by Code Sections
      858, 561 and 563 at least 90% of its ordinary REIT taxable income (as
      defined in Section 857(b) of the Code, excluding any net capital gain) for
      such taxable year.

13.   The Target REIT does not have and has not had at the close of any taxable
      year any undistributed "C corporation" earnings and profits.

14.   The Target REIT has not made any distributions to its shareholders with
      respect to its capital stock unless such distribution was pro-rata, with
      no preference to any stock of a particular class as compared with other
      stock of the same class, and it has not made any distributions that gave a
      preference to one class of stock as compared with another class except to
      the extent that the former is entitled (without reference to waivers of
      their rights by shareholders) to such preference.

15.   Except as set forth on Schedule 1 attached hereto, the Target REIT has
      never owned any interest in any subsidiary, corporation, partnership,
      limited liability company or other entity.

16.   To the best of the Target REIT's knowledge, as a result of the Merger the
      Company will not directly or indirectly own 10% or more of any tenant from
      which the Target REIT collects rent.

17.   To the best of the Target REIT's knowledge, as a result of the Merger the
      Company will not own (i) more than 10% of the voting power of the
      outstanding securities of any issuer, or (ii) more than 10% of the value
      of the outstanding securities of any issuer.

18.   To the best of the Target REIT's knowledge, any person who performs
      services for tenants on behalf of the Target REIT and who is an
      "independent contractor" within the meaning of Section 856(d)(3) of the
      Code with respect to the Target REIT will be an "independent contractor"
      with respect to the Company following the Merger.

19.   Attached hereto as Schedule 2 is a list of all of the shareholders of the
      Target REIT.


                                      A-36


20.   Attached hereto as Schedule 3 is a list of all securities held by the
      Target REIT.

21.   The Target REIT is not involved in, nor is it aware of, any proceeding,
      dispute, audit or other undertaking, the outcome of which could cause any
      of the foregoing representations to be incorrect in whole or in part,
      either retroactively or prospectively.


                                      A-37


                                                                      Appendix B
                                GLOSSARY OF TERMS

      Certain terms used in this Consent Solicitation/Prospectus have the
following meanings unless the context otherwise requires:

      "Addison Circle" - FSP Addison Circle Corp., a real estate investment
trust and Delaware corporation.

      "A.G. Edwards" - A. G. Edwards & Sons, Inc., the financial advisor to the
special committees, the target REITs and the target boards.

      "AMEX" - The American Stock Exchange.

      "appraisals" - the appraisals by third-party independent appraisers of the
real estate owned by each target REIT.

      "appraisers" - BRE-Valuation and Advisory Services, Bryan E. Humphries and
Associates and Cushman & Wakefield of California, Inc.

      "acquisition subsidiaries" - Montague Acquisition Corp., Addison Circle
Acquisition Corp., Royal Ridge Acquisition Corp. and Collins Crossing
Acquisition Corp., each a Delaware corporation.

      "closing date" - the closing date of the mergers.

      "Collins Crossing" - FSP Collins Crossing Corp., a real estate investment
trust and Delaware corporation.

      "combined company" - FSP Corp., its subsidiaries and the acquisition
subsidiaries, after giving effect to the consummation of the mergers.

      "Commission" - the Securities and Exchange Commission.

      "effective date" - the effective date of the mergers, which is expected to
be on or about December 31, 2004 or as soon as practicable after the conditions
to the mergers are satisfied.

      "equity securities" - FSP common stock and preferred stock.

      "Exchange Act" - Securities Exchange Act of 1934, as amended.

      "exchange ratio" - the number of shares of FSP common stock issuable in
exchange for each share of target stock.

      "FASB" - the Financial Accounting Standards Board.

      "FSP board" - the Board of Directors of FSP Corp.


                                       B-1


      "FSP common stock" - the common stock of FSP Corp., $0.0001 par value per
share.

      "FSP Corp." - Franklin Street Properties Corp., a Maryland corporation.

      "FSP Corp.'s properties" - the real properties owned by FSP Corp.,
directly and through its wholly owned subsidiaries.

      "FSP Holdings" - FSP Holdings LLC, a Delaware limited liability company.

      "FSP Investments" - FSP Investments LLC, a Massachusetts limited liability
company.

      "FSP Property Management" - FSP Property Management LLC, a Massachusetts
limited liability company.

      "GAAP" - generally accepted accounting principles.

      "merger agreement" - the Agreement and Plan of Merger, dated August 13,
2004, among FSP Corp., the acquisition subsidiaries and the target REITs.

      "merger consideration" - the approximately 10,894,994 shares of FSP common
stock to be issued in connection with the mergers.

      "mergers" - the acquisition, by merger, of each target REIT by the related
wholly-owned acquisition subsidiary of FSP Corp.

      "Montague" - FSP Montague Business Center Corp., a real estate investment
trust and Delaware corporation.

      "record date" - September ___, 2004

      "Royal Ridge" - FSP Royal Ridge Corp., a real estate investment trust and
Delaware corporation.

      "Securities Act" - Securities Act of 1933, as amended.

      "SFAS" - Statement of Financial Accounting Standards.

      "special committees" - committees of each target board consisting of
Messrs. MacPhee and Gribbell, the only members of the target boards who were not
also members of the FSP board, which were established by each target board to,
among other things, evaluate and negotiate a potential acquisition by FSP Corp.
and recommend that the board of each target REIT accept or reject the FSP Corp.
acquisition.

      "sponsored entities" - investment vehicles organized by FSP Investments,
which are typically syndicated through private placements exempt from
registration under the Securities Act.


                                       B-2


      "sponsored partnerships" - sponsored entities organized as limited
partnerships.

      "sponsored REITs" - sponsored entities organized as corporations intended
to qualify for federal income tax purposes as real estate investment trusts,
including the target REITs.

      "target boards" - the boards of directors of the Target REITs,
collectively.

      "target REITs" - four real estate investment trusts, consisting of
Montague, Addison Circle, Royal Ridge and Collins Crossing.

      "target REIT stockholders" - the holders of the target stock.

      "target stock"- preferred stock of the target REITs.


                                      B-3


                                                                    Appendix C-1

                                                  August 11, 2004

Board of Directors
FSP Montague Business Center Corp.
401 Edgewater Place
Suite 200
Wakefield, MA 01880

Gentlemen:

You have requested our opinion as to the fairness, from a financial point of
view, to the preferred stockholders (the "Target Stockholders") of FSP Montague
Business Center Corp. (the "Target REIT") of the aggregate consideration the
Target Stockholders are to receive from Franklin Street Properties Corp. ("FSP")
in exchange for FSP's acquisition of the Target REIT (the "Transaction"). We
understand that, pursuant to a Merger Agreement (the "Agreement") to be entered
into by and among Franklin Street Properties Corp., Addison Circle Acquisition
Corp., Collins Crossing Acquisition Corp., Montague Acquisition Corp., Royal
Ridge Acquisition Corp., FSP Addison Circle Corp., FSP Collins Crossing Corp.,
FSP Montague Business Center Corp. and FSP Royal Ridge Corp., the Transaction
will be effected by the merger of Target REIT into a subsidiary of FSP, as a
result of which the outstanding shares of preferred stock of the Target REIT
held by Target Stockholders will be converted into the right to receive
1,886,791 shares of common stock of FSP and $3,799.30 in cash (the
"Consideration").

A.G. Edwards & Sons, Inc. ("A.G. Edwards"), as part of its investment banking
business, is regularly engaged in the valuation of businesses and their
securities in connection with mergers and acquisitions, negotiated
underwritings, competitive biddings, secondary distributions of listed and
unlisted securities, private placements and valuations for estate, corporate or
other purposes. Additionally, from time to time, A.G. Edwards has provided
services to FSP, including valuation and investment banking services. A.G.
Edwards may in the future provide valuation, investment banking and financial
advisory services to FSP and its affiliates for which we would expect to receive
compensation. A.G. Edwards is a full-service securities firm engaged, either
directly or through its affiliates, in securities trading, investment
management, financial planning and benefits counseling, financing and brokerage
activities for both companies and individuals. In the ordinary course of
business, A.G. Edwards and its affiliates may actively trade the securities of
FSP for their own account or for the accounts of their customers and,
accordingly, may at any time hold long or short positions of such securities.
However, A.G. Edwards is not aware of any present or contemplated relationship
between A.G. Edwards and FSP or any of FSP's affiliates, directors, officers or
stockholders or between A.G. Edwards and the Target REIT, its affiliates,
directors, officers or stockholders, that in our opinion would affect our
ability to render a fair and independent opinion in this matter.


                                     C-1-1


Board of Directors
August 11, 2004
Page 2


A.G. Edwards acted as a financial advisor to the Special Committee of the Board
of Directors of the Target REIT (the "Special Committee") with respect to the
Transaction and has or will receive a fee from the Target REIT for its services,
including the delivery of this fairness opinion, pursuant to the terms of its
engagement letter with Target REIT dated July 22, 2004. The Target REIT has
agreed to indemnify A.G. Edwards for certain liabilities that may arise out of
the rendering of this opinion and any related activities as financial advisor to
the Target REIT and members of the Target REIT Board of Directors.

In connection with this opinion, A.G. Edwards has reviewed and considered such
financial and other matters as we have deemed relevant, including, among other
things:

      i.)    a review of the draft of the Agreement, dated August 9, 2004 and
             discussions about the Agreement with the Target REIT's management
             and Gehrke, Gish & Umana LLP ("Gehrke, Gish & Umana"), legal
             counsel to the Target REIT and the Target REIT's Board of
             Directors;

      ii.)   discussions with the Target REIT's and FSP's managements regarding
             the past and current business operations, financial condition and
             future prospects of the Target REITs and FSP, including the impact
             of the Transaction (if any), as well as information relating to the
             industries in which the Target REITs and FSP operate;

      iii.)  a review of certain audited and unaudited historical and interim
             financial and operating statements and certain financial analyses
             and forecasts for FSP prepared by FSP's management and reviewed
             with the Special Committee, the views of FSP's management regarding
             the past, current and future business operations of FSP, the
             historical results thereof and the financial condition and future
             prospects related to FSP, including the impact of the Transaction
             (if any);

      iv.)   an appraisal of the property of the Target REIT dated July 14, 2004
             prepared by a professional real estate valuation firm, which you
             have advised us has real estate valuation expertise in the local
             market for such property, which appraisal included, among other
             things, analyses that valued the Target REIT's business prospects
             based on a study of the current marketplace and business
             fundamentals (the "Appraisal") and our discussions with such
             professional real estate valuation firm;

      v.)    a review of certain other data, materials and reports pertaining to
             FSP provided to us in our due diligence process;

      vi.)   a review of certain audited historical financial statements for the
             Target REIT prepared by the Target REIT's management;

      vii.)  a general review of the current market environment as well as
             information relating to the industries and the segments in which
             the Target REIT and FSP operate;


                                     C-1-2


Board of Directors
August 11, 2004
Page 3


      viii.) a review of market data for equity securities of public companies
             in the same or similar lines of business as those of FSP;

      ix.)   a review of the financial terms of certain acquisitions that A.G.
             Edwards deems relevant for analytical purposes;

      x.)    a review of the implied valuation range of FSP's business based on
             the discounted present values of its projected cash flows both
             including and excluding expected synergies (as estimated by the
             FSP's management);

      xi.)   conversations with the Special Committee, selected members of the
             Target REIT's management and attorneys from Gehrke, Gish & Umana
             regarding the nature and development of the terms of the
             Transaction;

      xii.)  discussions with FSP's management regarding the expected financing
             structure of the Transaction and FSP's target capital structure;
             and

      xiii.) a review of such other information, financial studies, analyses,
             investigations and financial, economic and market criteria that
             A.G. Edwards considers necessary or advisable.

In preparing its opinion, A.G. Edwards has assumed and relied upon, without
independent verification, the accuracy and completeness of all financial and
other information publicly available, furnished to, or otherwise discussed with
A.G. Edwards including financial statements and financial projections, as
provided by the management and/or representatives of FSP and the Target REIT.
With respect to financial information, financial projections and other
information provided to or otherwise discussed with A.G. Edwards, A.G. Edwards
has assumed and was advised by the management of the FSP and the Target REIT,
that such financial information, projections and other information were
reasonably prepared on a basis that reflects the best currently available
estimates and judgments of the management of FSP and the Target REIT, as to the
historical financial performance and the expected future financial performance
of FSP and the Target REIT, respectively, on a stand-alone basis and after
giving effect to the Transaction. A.G. Edwards was not engaged to, and therefore
did not, independently verify the accuracy or completeness of any of such
information, nor does it express any opinion with respect thereto. A.G. Edwards
has relied upon the assurances of the management of FSP and the Target REIT that
they are not aware of any facts that would make such information materially
inaccurate or misleading. A.G. Edwards performed no audit of assets or
liabilities and no appraisal of assets or liabilities of FSP or the Target REIT,
and has assumed the accuracy and completeness of the Appraisal. A.G. Edwards
also did not independently attempt to assess or value any of the intangible
assets of FSP or the Target REIT (including goodwill) nor did it make any
independent assumptions with respect to the application of intangible assets in
the Transaction. A.G. Edwards is not expressing any opinion as to what the value
of FSP common stock will be when issued to Target Stockholders pursuant to the


                                     C-1-3


Board of Directors
August 11, 2004
Page 4


Transaction or the prices at which shares of FSP common stock will trade at any
time. A.G. Edwards has assumed that no legal or regulatory changes that occur
after the date hereof will have a material impact on the respective operations,
financial condition or future prospects of FSP or the Target REIT.

With your permission, A.G. Edwards has not attempted to value the Target REIT
and, instead, has assumed that the value of the Target REIT is equal to the sum
of the value of the Target REIT's property, as reflected in the Appraisal, plus
the Target REIT's cash reserves. We have made this assumption and not made an
independent valuation of the Target REIT because the value of an entity with one
asset consisting of real property at a single location, such as the Target REIT,
is not determined by standard financial models used to value businesses in
general but, instead, determined by the value of the property owned by the
entity. The value of that property is, in turn, determined by local real estate,
economic and governmental factors such as commercial lease rates in the area of
the property, the values of nearby commercial properties, economic prosperity in
the area and applicable zoning laws, all of which are more appropriately
assessed by a professional real estate appraiser who is an expert in assessing
these local factors.

In performing its analyses, A.G. Edwards made numerous assumptions with respect
to the real estate industry and general business and economic conditions that
are beyond the control of those managing and operating FSP or the Target REIT.
The analyses performed by A.G. Edwards are not necessarily indicative of actual
values or actual future results, which may be significantly more or less
favorable than suggested by such analyses.

For the purposes of rendering its opinion, A.G. Edwards has assumed in all
respects material to its analyses that the representations and warranties of
each party to be contained in the Agreement will be true and correct, that each
party will perform all of the covenants and agreements required to be performed
by it under the Agreement and that all conditions to the consummation of the
Transaction will be satisfied without any modification or waiver thereof. A.G.
Edwards has also assumed that all governmental, regulatory and other consents
and approvals contemplated by the Agreement will be obtained and that in the
course of obtaining any of those consents, no restrictions will be imposed or
waivers made that would have an adverse effect on the contemplated Transaction.
Additionally, A.G. Edwards assumed that the Transaction will be accounted for in
acordance with U.S. Generally Accepted Accounting Principles.

A.G. Edwards was not engaged to and did not review, nor is it expressing any
opinion with respect to, any alternative transaction or strategic alternatives
that may be available to the Target REITs or the Target Stockholders. A.G.
Edwards is not expressing any opinion as to what the value of the Target REIT's
preferred stock has been or will be. A.G. Edwards' opinion also does not address
the merits of the underlying decision by FSP or the Target REITs to engage in
the Transaction. Further, A.G. Edwards was not engaged to, and did not,
independently assess the tax and accounting implications to the Target REIT or
the Target Stockholders, and A.G. Edwards relied on management's assessment
thereof. A.G. Edwards understands that with respect to all legal matters


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Board of Directors
August 11, 2004
Page 5


pertaining to the Target REIT and its Board of Directors and their review of the
Agreement, you have been advised by legal counsel.

A.G. Edwards' opinion is necessarily based on economic, market, financial and
other conditions and circumstances as in effect on, and the information made
available to it, as of the date hereof. A.G. Edwards' opinion as expressed
herein, in any event, is limited to the fairness, from a financial point of
view, as of the date hereof, to the Target Stockholders, of the Consideration
they are to receive from FSP pursuant to the Agreement. It should be understood
that subsequent developments may affect A.G. Edwards' opinion, and A.G. Edwards
does not have any obligation to update, revise or reaffirm its opinion and it
expressly disclaims any responsibility to do so.

It is understood that this letter is solely for the confidential use of the
Target REIT's Board of Directors and does not constitute a recommendation as to
how any director should vote with respect to the Transaction, and such opinion
does not represent a recommendation as to how any Target Stockholder should vote
with respect to the Transaction. This opinion may not be reproduced, summarized,
described, characterized, excerpted from, referred to or given to any other
person for any purpose without A.G. Edwards' prior written consent.

Based upon and subject to the foregoing, and based upon such other matters as we
consider relevant, it is A.G. Edwards' opinion that, as of the date hereof, the
Consideration to be received by the Target Stockholders from FSP pursuant to the
Agreement is fair, from a financial point of view, to the Target Stockholders.

                                 Very truly yours,
                                 A.G. EDWARDS & SONS, INC.


                                 By: /s/Brian N. Hansen
                                     -------------------
                                     Brian N. Hansen
                                     Director-Investment Banking


                                     C-1-5


                                                                    Appendix C-2

                                                August 11, 2004

Board of Directors
FSP Addison Circle Corp.
401 Edgewater Place
Suite 200
Wakefield, MA 01880

Gentlemen:

You have requested our opinion as to the fairness, from a financial point of
view, to the preferred stockholders (the "Target Stockholders") of FSP Addison
Circle Corp. (the "Target REIT") of the aggregate consideration the Target
Stockholders are to receive from Franklin Street Properties Corp. ("FSP") in
exchange for FSP's acquisition of the Target REIT (the "Transaction"). We
understand that, pursuant to a Merger Agreement (the "Agreement") to be entered
into by and among Franklin Street Properties Corp., Addison Circle Acquisition
Corp., Collins Crossing Acquisition Corp., Montague Acquisition Corp., Royal
Ridge Acquisition Corp., FSP Addison Circle Corp., FSP Collins Crossing Corp.,
FSP Montague Business Center Corp. and FSP Royal Ridge Corp., the Transaction
will be effected by the merger of Target REIT into a subsidiary of FSP, as a
result of which the outstanding shares of preferred stock of the Target REIT
held by Target Stockholders will be converted into the right to receive
3,783,206 shares of common stock of FSP and $2,667.80 in cash (the
"Consideration").

A.G. Edwards & Sons, Inc. ("A.G. Edwards"), as part of its investment banking
business, is regularly engaged in the valuation of businesses and their
securities in connection with mergers and acquisitions, negotiated
underwritings, competitive biddings, secondary distributions of listed and
unlisted securities, private placements and valuations for estate, corporate or
other purposes. Additionally, from time to time, A.G. Edwards has provided
services to FSP, including valuation and investment banking services. A.G.
Edwards may in the future provide valuation, investment banking and financial
advisory services to FSP and its affiliates for which we would expect to receive
compensation. A.G. Edwards is a full-service securities firm engaged, either
directly or through its affiliates, in securities trading, investment
management, financial planning and benefits counseling, financing and brokerage
activities for both companies and individuals. In the ordinary course of
business, A.G. Edwards and its affiliates may actively trade the securities of
FSP for their own account or for the accounts of their customers and,
accordingly, may at any time hold long or short positions of such securities.
However, A.G. Edwards is not aware of any present or contemplated relationship
between A.G. Edwards and FSP or any of FSP's affiliates, directors, officers or
stockholders or between A.G. Edwards and the Target REIT, its affiliates,
directors, officers or stockholders, that in our opinion would affect our
ability to render a fair and independent opinion in this matter.


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Board of Directors
August 11, 2004
Page 2


A.G. Edwards acted as a financial advisor to the Special Committee of the Board
of Directors of the Target REIT (the "Special Committee") with respect to the
Transaction and has or will receive a fee from the Target REIT for its services,
including the delivery of this fairness opinion, pursuant to the terms of its
engagement letter with Target REIT dated July 22, 2004. The Target REIT has
agreed to indemnify A.G. Edwards for certain liabilities that may arise out of
the rendering of this opinion and any related activities as financial advisor to
the Target REIT and members of the Target REIT Board of Directors.

In connection with this opinion, A.G. Edwards has reviewed and considered such
financial and other matters as we have deemed relevant, including, among other
things:

      i.)    a review of the draft of the Agreement, dated August 9, 2004 and
             discussions about the Agreement with the Target REIT's management
             and Gehrke, Gish & Umana LLP ("Gehrke, Gish & Umana"), legal
             counsel to the Target REIT and the Target REIT's Board of
             Directors;

      ii.)   discussions with the Target REIT's and FSP's managements regarding
             the past and current business operations, financial condition and
             future prospects of the Target REITs and FSP, including the impact
             of the Transaction (if any), as well as information relating to the
             industries in which the Target REITs and FSP operate;

      iii.)  a review of certain audited and unaudited historical and interim
             financial and operating statements and certain financial analyses
             and forecasts for FSP prepared by FSP's management and reviewed
             with the Special Committee, the views of FSP's management regarding
             the past, current and future business operations of FSP, the
             historical results thereof and the financial condition and future
             prospects related to FSP, including the impact of the Transaction
             (if any);

      iv.)   an appraisal of the property of the Target REIT dated July 23, 2004
             prepared by a professional real estate valuation firm, which you
             have advised us has real estate valuation expertise in the local
             market for such property, which appraisal included, among other
             things, analyses that valued the Target REIT's business prospects
             based on a study of the current marketplace and business
             fundamentals (the "Appraisal") and our discussions with such
             professional real estate valuation firm;

      v.)    a review of certain other data, materials and reports pertaining to
             FSP provided to us in our due diligence process;

      vi.)   a review of certain audited historical financial statements for the
             Target REIT prepared by the Target REIT's management;

      vii.)  a general review of the current market environment as well as
             information relating to the industries and the segments in which
             the Target REIT and FSP operate;


                                     C-2-2


Board of Directors
August 11, 2004
Page 3


      viii.) a review of market data for equity securities of public companies
             in the same or similar lines of business as those of FSP;

      ix.)   a review of the financial terms of certain acquisitions that A.G.
             Edwards deems relevant for analytical purposes;

      x.)    a review of the implied valuation range of FSP's business based on
             the discounted present values of its projected cash flows both
             including and excluding expected synergies (as estimated by the
             FSP's management);

      xi.)   conversations with the Special Committee, selected members of the
             Target REIT's management and attorneys from Gehrke, Gish & Umana
             regarding the nature and development of the terms of the
             Transaction;

      xii.)  discussions with FSP's management regarding the expected financing
             structure of the Transaction and FSP's target capital structure;
             and

      xiii.) a review of such other information, financial studies, analyses,
             investigations and financial, economic and market criteria that
             A.G. Edwards considers necessary or advisable.

In preparing its opinion, A.G. Edwards has assumed and relied upon, without
independent verification, the accuracy and completeness of all financial and
other information publicly available, furnished to, or otherwise discussed with
A.G. Edwards including financial statements and financial projections, as
provided by the management and/or representatives of FSP and the Target REIT.
With respect to financial information, financial projections and other
information provided to or otherwise discussed with A.G. Edwards, A.G. Edwards
has assumed and was advised by the management of the FSP and the Target REIT,
that such financial information, projections and other information were
reasonably prepared on a basis that reflects the best currently available
estimates and judgments of the management of FSP and the Target REIT, as to the
historical financial performance and the expected future financial performance
of FSP and the Target REIT, respectively, on a stand-alone basis and after
giving effect to the Transaction. A.G. Edwards was not engaged to, and therefore
did not, independently verify the accuracy or completeness of any of such
information, nor does it express any opinion with respect thereto. A.G. Edwards
has relied upon the assurances of the management of FSP and the Target REIT that
they are not aware of any facts that would make such information materially
inaccurate or misleading. A.G. Edwards performed no audit of assets or
liabilities and no appraisal of assets or liabilities of FSP or the Target REIT,
and has assumed the accuracy and completeness of the Appraisal. A.G. Edwards
also did not independently attempt to assess or value any of the intangible
assets of FSP or the Target REIT (including goodwill) nor did it make any
independent assumptions with respect to the application of intangible assets in
the Transaction. A.G. Edwards is not expressing any opinion as to what the value
of FSP common stock will be when issued to Target Stockholders pursuant to the


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Board of Directors
August 11, 2004
Page 4


Transaction or the prices at which shares of FSP common stock will trade at any
time. A.G. Edwards has assumed that no legal or regulatory changes that occur
after the date hereof will have a material impact on the respective operations,
financial condition or future prospects of FSP or the Target REIT.

With your permission, A.G. Edwards has not attempted to value the Target REIT
and, instead, has assumed that the value of the Target REIT is equal to the sum
of the value of the