UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549



FORM 10 - Q



|(Mark One) |                                                                                             
|---------- | --------------------------------------------------------------------------------------------
|[X]        | QUARTERLY REPORT PURSUANT TO
    SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 
|           | For the quarterly period ended March 31, 2011                                               
|           |                                                                                             
|OR        
|           |                                                                                             
|[    ]     | TRANSITION REPORT PURSUANT TO
    SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|           | For the transition period from _________ to __________.                                     



Commission File Number: 000-53165



FSP 303 East Wacker Drive Corp.

(Exact name of registrant as specified in its
charter)



|Delaware                        | 20-8061759         
|------------------------------- | -------------------
|(State or other jurisdiction of | (I.R.S. Employer   
|incorporation or organization)  | Identification No.)



401 Edgewater Place

Wakefield, MA 01880

(Address of principal executive offices)(Zip
Code)



(781) 557-1300

(Registrant’s telephone number, including
area code)

N/A

(Former name, former address
and former fiscal year, if changed since last report)



Indicate by check mark whether the registrant (1) has filed all
reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for
such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements
for the past 90 days.



|YES [X] | NO [_]
|------- | ------



Indicate by check mark whether the registrant
has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted
and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such
shorter period that the registrant was required to submit and post such files).



|YES [_] | NO [_]
|------- | ------



Indicate by check mark whether the registrant is a large accelerated
filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated
filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.



|Large accelerated filer [_]                                               |                               | Accelerated filer [_]
|------------------------------------------------------------------------- | ----------------------------- | ---------------------
|Non-accelerated filer [_]   (Do not check if a smaller reporting company) | Smaller reporting company [X]



Indicate by check mark whether the registrant is a shell company
(as defined in Rule 12b-2 of the Exchange Act).



|YES [_] | NO [X]
|------- | ------



The number of shares of common stock
outstanding was 1 and the number of shares of preferred stock outstanding was 2,210, each as of April 30, 2011.









FSP 303 East Wacker Drive Corp.



Form 10-Q



Quarterly Report

March 31, 2011



Table of Contents

|           |                       |                                                                                          | Page
|---------- | --------------------- | ---------------------------------------------------------------------------------------- | ----
|Part I.    | Financial Information |                                                                                         
|           |                       |                                                                                          |     
|           | Item 1.               | Financial Statements                                                                     |     
|           |                       |                                                                                          |     
|           |                       | Consolidated Balance Sheets as of March 31, 2011 and December 31, 2010                   | 2   
|           |                       |                                                                                          |     
|           |                       | Consolidated Statements of Operations for the three months ended March 31, 2011 and 2010 | 3   
|           |                       |                                                                                          |     
|           |                       | Consolidated Statements of Cash Flows for the three months ended March 31, 2011 and 2010 | 4   
|           |                       |                                                                                          |     
|           |                       | Notes to Consolidated Financial Statements                                               | 5-7 
|           |                       |                                                                                          |     
|           | Item 2.               | Management’s Discussion and Analysis of Financial Condition and Results of Operations    | 8-12
|           |                       |                                                                                          |     
|           | Item 3.               | Quantitative and Qualitative Disclosures About Market Risk                               | 13  
|           |                       |                                                                                          |     
|           | Item 4.               | Controls and Procedures                                                                  | 13  
|           |                       |                                                                                          |     
|           |                       |                                                                                          |     
|Part II.   | Other Information     |                                                                                         
|           |                       |                                                                                          |     
|           | Item 1.               | Legal Proceedings                                                                        | 14  
|           |                       |                                                                                          |     
|           | Item 1A.              | Risk Factors                                                                             | 14  
|           |                       |                                                                                          |     
|           | Item 2.               | Unregistered Sales of Equity Securities and Use of Proceeds                              | 14  
|           |                       |                                                                                          |     
|           | Item 3.               | Defaults Upon Senior Securities                                                          | 14  
|           |                       |                                                                                          |     
|           | Item 4.               | Removed and Reserved                                                                     | 14  
|           |                       |                                                                                          |     
|           | Item 5.               | Other Information                                                                        | 14  
|           |                       |                                                                                          |     
|           | Item 6.               | Exhibits                                                                                 | 14  
|           |                       |                                                                                          |     
|Signatures |                       | 15                                                                                      



1





PART I –
FINANCIAL INFORMATION



Item 1.	Financial Statements.



|FSP 303 East Wacker Drive Corp. Consolidated Balance Sheets (Unaudited)
|-----------------------------------------------------------------------



|                                                                                                                   |  | March 31, |         | December 31,
|------------------------------------------------------------------------------------------------------------------ |  | --------- | ------- | ------------
|(in thousands, except share and par value amounts)                                                                 |  | 2011      |         | 2010        
|                                                                                                                   |  |           |         |             
|Assets:                                                                                                            |  |           |         |             
|                                                                                                                   |  |           |         |             
|Real estate investments, at cost:                                                                                  |  |           |         |             
|Land                                                                                                               |  | $         | 26,200  |             
|Building and improvements                                                                                          |  |           | 134,361 |             
|Furniture and equipment                                                                                            |  |           | 161     |             
|                                                                                                                   |  |           | 160,722 |             
|                                                                                                                   |  |           |         |             
|Less accumulated depreciation                                                                                      |  |           | 15,417  |             
|                                                                                                                   |  |           |         |             
|Real estate investments, net                                                                                       |  |           | 145,305 |             
|                                                                                                                   |  |           |         |             
|Acquired real estate leases, net of accumulated amortization        of $5,117 and $4,837, respectively             |  |           | 3,133   |             
|Acquired favorable real estate leases, net of accumulated        amortization of $2,812 and $2,647, respectively   |  |           | 2,381   |             
|Cash and cash equivalents                                                                                          |  |           | 18,811  |             
|Tenant rent receivable, less allowance for        doubtful accounts of $67 and $84, respectively                   |  |           | 96      |             
|Step rent receivable                                                                                               |  |           | 2,407   |             
|Deferred leasing costs, net of accumulated        amortization of $524 and $428, respectively                      |  |           | 1,398   |             
|Prepaid expenses and other assets                                                                                  |  |           | 80      |             
|                                                                                                                   |  |           |         |             
|Total assets                                                                                                       |  | $         | 173,611 |             
|                                                                                                                   |  |           |         |             
|Liabilities and Stockholders’ Equity:                                                                              |  |           |         |             
|                                                                                                                   |  |           |         |             
|Liabilities:                                                                                                       |  |           |         |             
|Accounts payable and accrued expenses                                                                              |  | $         | 7,792   |             
|Tenant security deposits                                                                                           |  |           | 343     |             
|Acquired unfavorable real estate leases, net of accumulated        amortization of $70 and $70, respectively       |  |           | 91      |             
|                                                                                                                   |  |           |         |             
|Total liabilities                                                                                                  |  |           | 8,226   |             
|                                                                                                                   |  |           |         |             
|Commitments and Contingencies                                                                                      |  |           | —       |             
|                                                                                                                   |  |           |         |             
|Stockholders’ Equity:                                                                                              |  |           |         |             
|Preferred Stock, $.01 par value, 2,210 shares authorized,                                                          |  |           |         |             
|issued and outstanding at March 31, 2011 and December 31, 2010,          aggregate liquidation preference $221,000 |  |           | —       |             
|                                                                                                                   |  |           |         |             
|Common Stock, $.01 par value, 1 share                                                                              |  |           |         |             
|authorized, issued and outstanding                                                                                 |  |           | —       |             
|Additional paid-in capital                                                                                         |  |           | 197,162 |             
|Retained earnings and distributions in excess of earnings                                                          |  |           | (31,777 | )           
|                                                                                                                   |  |           |         |             
|Total Stockholders’ Equity                                                                                         |  |           | 165,385 |             
|                                                                                                                   |  |           |         |             
|Total Liabilities and Stockholders’ Equity                                                                         |  | $         | 173,611 |             
|See accompanying notes to consolidated financial statements.                                                      



2











|FSP 303 East Wacker Drive Corp       
|-------------------------------------
|Consolidated Statements of Operations
|(Unaudited)                          



|                                                             |  | For the Three Months
|------------------------------------------------------------ |  | --------------------
|                                                             |  | Ended March 31,     
|(in thousands, except share and per share amounts)           |  | 2011                
|                                                             |  |                     
|Revenues:                                                    |  |                     
|Rental                                                       |  | $                   
|                                                             |  |                     
|Total revenue                                                |  |                     
|                                                             |  |                     
|Expenses:                                                    |  |                     
|                                                             |  |                     
|Rental operating expenses                                    |  |                     
|Real estate taxes and insurance                              |  |                     
|Depreciation and amortization                                |  |                     
|                                                             |  |                     
|Total expenses                                               |  |                     
|                                                             |  |                     
|Net income before interest income                            |  |                     
|                                                             |  |                     
|Interest income                                              |  |                     
|                                                             |  |                     
|Net income attributable to preferred stockholders            |  | $                   
|                                                             |  |                     
|Weighted average number of preferred shares outstanding,     |  |                     
|basic and diluted                                            |  |                     
|                                                             |  |                     
|Net income per preferred share, basic and diluted            |  | $                   
|See accompanying notes to consolidated financial statements.







3







|FSP 303 East Wacker Drive Corp. Consolidated Statements of Cash Flows (Unaudited)
|---------------------------------------------------------------------------------



|                                                             |  | For the Three Months Ended  March 31,
|------------------------------------------------------------ |  | -------------------------------------
|(in thousands)                                               |  | 2011                                 
|Cash flows from operating activities:                        |  |                                      
|Net income                                                   |  | $                                    
|Adjustments to reconcile net income to net cash              |  |                                      
|provided by operating activities:                            |  |                                      
|Depreciation and amortization                                |  |                                      
|Amortization of favorable real estate leases                 |  |                                      
|Amortization of unfavorable real estate leases               |  |                                      
|Decrease in bad debt reserve                                 |  |                                      
|Changes in operating assets and liabilities:                 |  |                                      
|Tenant rent receivable                                       |  |                                      
|Step rent receivable                                         |  |                                      
|Prepaid expenses and other assets                            |  |                                      
|Accounts payable and accrued expenses                        |  |                                      
|Tenant security deposits                                     |  |                                      
|Payment of deferred leasing costs                            |  |                                      
|                                                             |  |                                      
|Net cash provided by operating activities                    |  |                                      
|                                                             |  |                                      
|Cash flows from investing activities:                        |  |                                      
|Purchase of real estate assets                               |  |                                      
|                                                             |  |                                      
|Net cash used for investing activities                       |  |                                      
|                                                             |  |                                      
|Cash flows from financing activities:                        |  |                                      
|Distributions to stockholders                                |  |                                      
|                                                             |  |                                      
|Net cash used for financing activities                       |  |                                      
|                                                             |  |                                      
|Net decrease in cash and cash equivalents                    |  |                                      
|                                                             |  |                                      
|Cash and cash equivalents, beginning of period               |  |                                      
|                                                             |  |                                      
|Cash and cash equivalents, end of period                     |  | $                                    
|                                                             |  |                                      
|Supplemental disclosure of cash flow information:            |  |                                      
|                                                             |  |                                      
|Disclosure of non-cash investing activities:                 |  |                                      
|Accrued costs for purchase of real estate assets             |  | $                                    
|                                                             |  |                                      
|See accompanying notes to consolidated financial statements.







4





FSP 303 East Wacker Drive Corp.

Notes to Consolidated
Financial Statements

(Unaudited)



1.   Organization, Basis of Presentation,
Real Estate and Depreciation, and Financial Instruments



Organization



FSP 303 East Wacker Drive
Corp. (the “Company”) was organized on December 13, 2006 as a corporation under the laws of the State of Delaware to
purchase, own, and operate a twenty-eight story multi-tenant office tower containing approximately 859,187 rentable square feet
of office and retail space and a 294-stall underground parking garage located in downtown Chicago, Illinois (the “Property”).
The Company acquired the Property and commenced operations on January 5, 2007. Franklin Street Properties Corp. (“Franklin
Street”) (NYSE Amex: FSP) holds the sole share of the Company’s common stock, $.01 par value per share (the “Common
Stock”). Between February 2007 and December 2007, FSP Investments LLC (member, FINRA and SIPC), a wholly-owned subsidiary
of Franklin Street, completed the sale on a best efforts basis of 2,210 shares of preferred stock, $.01 par value per share (the
“Preferred Stock”) in the Company. FSP Investments LLC sold the Preferred Stock in a private placement offering to
“accredited investors” within the meaning of Regulation D under the Securities Act of 1933.



All references to the Company
refer to FSP 303 East Wacker Drive Corp. and its consolidated subsidiary, collectively, unless the context otherwise requires.



Basis of Presentation



The unaudited consolidated financial statements
of the Company include all the accounts of the Company and its wholly owned subsidiary. These financial statements should be read
in conjunction with the Company's financial statements and notes thereto contained in the Company's Annual Report on Form 10-K
for the year ended December 31, 2010, as filed with the Securities and Exchange Commission (“SEC”).



The accompanying interim
financial statements are unaudited; however, the financial statements have been prepared in accordance with generally accepted
accounting principles (“GAAP”) in the United States of America for interim financial information and in conjunction
with the rules and regulations of the SEC. Accordingly, they do not include all of the disclosures required by GAAP 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. Operating results for the three months
ended March 31, 2011 are not necessarily indicative of the results that may be expected for the year ending December 31, 2011 or
for any other period.

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. 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  

5





FSP 303 East Wacker Drive Corp.

Notes to Consolidated
Financial Statements

(Unaudited)



1.   Organization, Basis
of Presentation, Real Estate and Depreciation, and Financial Instruments (continued)

Real Estate and Depreciation (continued)

The Company reviews the Property to
determine if the carrying amount will be recovered from future cash flows if certain indicators of impairment are identified at
the Property. The evaluation of anticipated cash flows is highly subjective and is based in part on assumptions regarding future
occupancy, rental rates and capital requirements that could differ materially from actual results in future periods. 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 March 31, 2011 and December 31, 2010, no impairment charges were recorded.

Financial Instruments



The Company estimates that the carrying value
of cash and cash equivalents approximate their fair values based on their short-term maturity and prevailing interest rates.



2.   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 (the "Code"). As a REIT,
the Company generally is entitled to a tax deduction for dividends paid to its stockholders, 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 stockholders it can have and the concentration of their ownership, and the amount of the Company’s income that
must be distributed annually.



Accrued interest and penalties will be
recorded as income tax expense, if the Company records a liability in the future. The Company files income tax returns in the U.S.
federal jurisdiction and the State of Illinois jurisdiction. The statute of limitations for the Company’s income tax returns
is generally three years and as such, the Company’s returns that remain subject to examination would be primarily from 2007
and thereafter.



3.   Related Party Transactions



The Company has in the past engaged in and
currently engages in transactions with a related party, Franklin Street, and its subsidiaries FSP Investments LLC and FSP Property
Management LLC (collectively “FSP”). The Company expects to continue to have related party transactions with FSP in
the form of management fees paid to FSP to manage the Company on behalf of its stockholders. FSP Property Management LLC currently
provides the Company with asset management and financial reporting services. The asset management agreement between the Company
and FSP Property Management LLC requires the Company to pay FSP Property Management LLC a monthly fee equal to one-half of one
percent (.5%) of the gross revenues of the Property. The asset management agreement between the Company and FSP Property Management
LLC may be terminated by either party without cause at any time, upon at least thirty (30) days’ written notice. For the
three months ended March 31, 2011 and 2010 management fees paid were $24,000 and $26,000, respectively.



On December 27, 2007, Franklin Street purchased
965.75 shares of the Preferred Stock (or approximately 43.7%) of the Company for consideration totaling $82,813,000. Prior to purchasing
any shares of the Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented to the holders
of the Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed to such matter
by the holders of the Preferred Stock other than Franklin Street and its affiliates. For purposes of determining how Franklin Street
votes its shares of the Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street are not considered.
Franklin Street is entitled to distributions that are declared on the Preferred Stock.



Franklin Street is the sole holder of the Company’s
one share of Common Stock that is issued and outstanding. Subsequent to the completion of the private placement of the Preferred
Stock in December 2007, Franklin Street has not been entitled to share in our earnings or any dividend related to the Common Stock.

6







FSP 303 East Wacker Drive Corp.

Notes to Consolidated
Financial Statements

(Unaudited)



4.   Net Income
Per Share



Basic net income per share is computed by dividing
net income by the weighted average number of shares of Preferred Stock 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 March 31, 2011 and 2010.



5.   Segment Reporting



The Company operates in one industry segment,
which is real estate ownership of commercial property. The Company owned and operated the Property for all periods presented.



6.   Cash Distributions



The Company’s board of directors declared
and paid cash distributions as follows:



|Quarter Paid          |  | Distributions Per Preferred Share |                 | Total  Distributions
|--------------------- |  | --------------------------------- | --------------- | --------------------
|                      |  |                                   |                 |                     
|First quarter of 2011 |  |                                   | $         1,040 |                     
|                      |  |                                   |                 |                     
|First quarter of 2010 |  |                                   | $         1,011 |                     





7.   Subsequent
Event



The Company’s board of directors declared
a cash distribution of $679 per preferred share on April 27, 2011 to the holders of record of the Preferred Stock on May 11, 2011,
payable on May 31, 2011.





7





Item 2.   Management’s
Discussion and Analysis of Financial Condition and Results of Operations.



The following discussion
should be read in conjunction with the financial statements and notes thereto appearing elsewhere in this report and in our Annual
Report on Form 10-K for the year ended December 31, 2010. Historical results and percentage relationships set forth in the consolidated
financial statements, including trends which might appear, should not be taken as necessarily indicative of future operations.
The following discussion and other parts of this Quarterly Report on Form 10-Q may also contain forward-looking statements based
on current judgments and current knowledge of management, which are subject to certain risks, trends and uncertainties that could
cause actual results to differ materially from those indicated in such forward-looking statements. Accordingly, readers are cautioned
not to place undue reliance on forward-looking statements. Investors are cautioned that our forward-looking statements involve
risks and uncertainty, including without limitation, economic conditions in the United States and in the market where we own the
Property, disruptions in the debt markets, risks of a lessening of demand for the type of real estate owned by us, changes in government
regulations, and expenditures that cannot be anticipated such as utility rate and usage increases, unanticipated repairs, additional
staffing, insurance increases and real estate tax valuation reassessments. Although we believe the expectations reflected in the
forward-looking statements are reasonable, we cannot guarantee future results, levels of activity, performance or achievements.
We may not update any of the forward-looking statements after the date this Quarterly Report on Form 10-Q is filed to conform them
to actual results or to changes in our expectations that occur after such date, other than as required by law.



Overview



FSP 303 East Wacker Drive
Corp., which we refer to as the Company, is a Delaware corporation formed to purchase, own, and operate a twenty-eight story multi-tenant
office tower containing approximately 859,187 rentable square feet of office and retail space and a 294-stall underground parking
garage located in downtown Chicago, Illinois, which we refer to as the Property.



Franklin Street Properties
Corp., which we refer to as Franklin Street, is the sole holder of our one share of common stock, $.01 par value per share, which
we refer to as the Common Stock, that is issued and outstanding. Between February 2007 and December 2007, FSP Investments LLC (member,
FINRA and SIPC), a wholly-owned subsidiary of Franklin Street, completed the sale on a best efforts basis of 2,210 shares of our
preferred stock, $.01 par value per share, which we refer to as the Preferred Stock. FSP Investments LLC sold the Preferred Stock
in a private placement offering to “accredited investors” within the meaning of Regulation D under the Securities Act
of 1933. Since the completion of the placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to
share in any earnings or dividend related to the Common Stock.



We operate in one business
segment, which is real estate operations, and own a single property. Our real estate operations involve real estate rental operations,
leasing services and property management services. The main factor that affects our real estate operations is the broad economic
market conditions in the United States and, more specifically, the economic conditions in Chicago, Illinois, the relevant submarket.
These market conditions affect the occupancy levels and the rent levels on both a national and local level. We have no influence
on national or local market conditions.



Trends and Uncertainties

Economic Conditions



The economy in
the United States is continuing to experience a period of limited economic growth, including historically high levels
of unemployment, the failure and near failure of a number of large financial institutions and increased credit risk premiums
for a number of market participants. The broad economic conditions in the United States are affected by numerous
factors, including but not limited to, inflation and employment levels, energy prices, slow growth and/or recessionary
concerns, changes in currency exchange rates, geopolitical events, the availability of debt and interest rate fluctuations.
We believe that this period of limited economic growth has affected real estate values, occupancy levels and property income
levels and may continue or worsen in the future. We also believe that  this period of limited economic growth has negatively
impacted our ability to lease vacant space at the Property. At this time, we cannot predict the extent or duration of this
negative impact on our business and, more specifically, on our efforts to lease vacant space and to obtain the
Permanent Mortgage Loan (as defined below).

8







Permanent Mortgage Loan



Management believes that
the Property has the potential for increased occupancy and rental rates in the future and, assuming that such increases occur,
management believes that the holders of the Preferred Stock could benefit, in the form of a return of capital that produces a positive
total return on their original investment, from either our obtaining some level of permanent mortgage debt financing, which we
refer to as the Permanent Mortgage Loan, or the sale of the Property or a merger transaction at such time. The Permanent Mortgage
Loan is separate and distinct from the Tenant Costs Loan (as defined below). Management believes that the Permanent Mortgage Loan,
if obtained in an amount and on terms considered favorable relative to the current and anticipated future performance of the Property,
could benefit the holders of the Preferred Stock by providing them with a return of a portion of their original capital investment
in the Company and by decreasing the amount of their remaining capital investment in the Company. Assuming that the value of the
Property appreciates over time and that the Property is ultimately sold for such appreciated value, management believes that the
Permanent Mortgage Loan could provide the holders of the Preferred Stock with a leveraged rate of return on their remaining capital
investment in the Company that could be enhanced over the rate of return without the Permanent Mortgage Loan. However, there can
be no assurance that the Property will appreciate in value over time or that the Company will be able to obtain the Permanent Mortgage
Loan on terms considered favorable relative to the current and anticipated future performance of the Property. Subject to any contrary
REIT requirements (or any Property-specific current or anticipated future capital needs requirements in the case of the Permanent
Mortgage Loan only), any proceeds from the closing of the Permanent Mortgage Loan, the sale of the Property or a merger transaction
would be distributed to the holders of the Preferred Stock and the Common Stock in accordance with our charter.



The Company has the right,
in its sole and absolute discretion and without the consent of any holder of shares of the Preferred Stock, to obtain the Permanent
Mortgage Loan. Although the Company has no obligation to obtain the Permanent Mortgage Loan, if the Company decides to obtain the
Permanent Mortgage Loan, the Company will have the right, in its sole and absolute discretion and without the consent of any holder
of shares of our Preferred Stock, to negotiate all of the terms and conditions of the Permanent Mortgage Loan and any refinancing
thereof including, without limitation, the timing of the closing and funding, the identity of the lender, the principal amount,
the interest rate, the maturity and the security. As of March 31, 2011, the Company has neither sought nor obtained the Permanent
Mortgage Loan.



Real Estate Operations



The Property was approximately
92% leased as of March 31, 2011 to a diverse group of tenants with staggered lease expirations, a 17% increase from the prior quarter.
The increase in occupancy is primarily a result of Groupon Inc.’s expansion at the Property during the three months ended
March 31, 2011. As of March 31, 2011, Groupon Inc. leased 196,189 square feet of the Property’s rentable space. Management
believes that any tenant that leases 10% or more of the Property’s rentable space is material. As of March 31, 2011, 33 tenants
were leasing space at the Property. The Property’s largest tenant is
KPMG LLP, or KPMG, which leases 259,090 square feet (approximately 30%) of the Property’s rentable space through August 2012.
Groupon Inc., or Groupon, leases 196,189 square feet (approximately 23%) of the Property’s rentable space through May 2012.
AECOM USA, Inc., or AECOM USA, leases 104,086 square feet (approximately 12%) of the Property’s rentable space through September
2014. KPMG is one of the largest accounting firms in the world. Groupon is an internet-based company that features daily bargains
on local goods, services and cultural events in more than 300 markets and 35 countries. AECOM USA is a wholly-owned subsidiary
of AECOM Technology Corporation, a provider of professional, technical and management support services (NYSE: ACM), which has guaranteed
AECOM USA’s obligations under the lease.



The Company’s near-term
objective is to hopefully continue to provide increasing amounts of expansion space at the Property to Groupon in response to its
growth needs. As Groupon is better able to define its longer-term space requirements, management hopes to establish a potentially
larger footprint with a longer lease term with Groupon at the Property. The Property’s largest tenant, KPMG, which leases
259,090 square feet, will be vacating its space following the expiration of its lease in August 2012. Management believes that
this soon-to-be vacated KPMG space could be a substantial source of additional space at the Property to accommodate Groupon’s
future growth requirements. However, there can be no assurance that Groupon will stay or expand at the Property beyond the May
2012 expiration of its current lease. If both Groupon and KPMG were to vacate the building in 2012, the Property would incur significant
vacancy.

9





It is difficult for management
to predict what will happen to occupancy and rents in the future 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 national economy, such as job growth, interest rates, the
availability of credit and corporate earnings, which in turn are tied to even larger macroeconomic and political factors, such
as recessionary concerns, volatility in energy pricing and the risk of terrorism. In addition to the difficulty of predicting macroeconomic
factors, it is difficult to predict how our local market or tenants (existing and potential) will suffer or benefit from changes
in the larger economy. In addition, because the Property is in a single geographical market, these macroeconomic trends may have
a different effect on the Property and on its tenants (existing and potential), some of which may operate on a national level.
Although we cannot predict how long it will take to lease vacant space at the Property or what the terms and conditions of any
new leases will be, we expect to sign new leases at then-current market rates which may be below the expiring rates.



During the three
months ended March, 31, 2011, we believe that vacancy rates and rental rates were relatively unchanged for buildings in
Chicago’s East Loop office market, where the Property is located. These trends may continue, worsen or improve in the
future. Continuing economic turmoil has slowed the pace of leasing activity in the Chicago office market and will likely
prolong the time it takes to lease the vacant space at the Property.



Management believes that
the position of the Property within the East Loop office market is strong and management is optimistic that the existing vacant
space will ultimately be leased to new tenants.  In order to further improve the Property’s position in Chicago’s
office market, management has been searching for cost effective enhancements to the Property.



The potential for any of
our tenants to default on its lease or to seek the protection of bankruptcy laws exists. If any of our tenants defaults on its
lease, we may experience delays in enforcing our rights as a landlord and may incur substantial costs in protecting our investment.
In addition, at any time, a tenant 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 our stockholders. Bankruptcy or
a material adverse change in the financial condition of a material tenant would likely have a material adverse effect on our results
of operations.



Future Tenant Improvement
Costs and Leasing Commissions



Management believes
that the Company will need to be able to quickly access cash in order to fund the potentially significant tenant improvements costs
and leasing commissions that may be required to stabilize the occupancy and rent roll at the Property. In anticipation of these
future costs, we are reducing the amount of our dividend distributions for calendar year 2011 to reflect the minimum that we believe
is required to maintain our qualification as a REIT. We believe that such a reduction could, by year end, add approximately $4
million to our existing cash reserves. As of March 31, 2011, we had approximately $15 million of cash available to fund tenant
improvement costs and leasing commissions.

In light of the
amount of vacant space that needs to be leased at the Property and the potential for significant tenant improvement allowance costs
and leasing commissions, it is possible that we may need to borrow funds in the future. The Company may, without the consent of
any holder of shares of our Preferred Stock, obtain a loan of up to $66,800,000, which we refer to as the Tenant Costs Loan, on
commercially reasonable terms to be used for capital improvements or to pay operating expenses of the Property, if needed. As of
March 31, 2011, the Company had engaged a mortgage broker to explore possibilities regarding but has not yet obtained a commitment
for the Tenant Costs Loan.

Critical Accounting
Policies

We have certain critical
accounting policies that are subject to judgments and estimates by our management and uncertainties of outcome that affect the
application of these policies. We base our estimates on historical experience and on various other assumptions we believe to be
reasonable under the circumstances. On an on-going basis, we evaluate our estimates. In the event estimates or assumptions prove
to be different from actual results, adjustments are made in subsequent periods to reflect more current information. The accounting
policies that we believe are most critical to the understanding of our financial position and results of operations and that require
significant management estimates and judgments are discussed in Item 7, “Management’s Discussion and Analysis of Financial
Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2010.



Critical accounting
policies are those that have the most impact on the reporting of our financial condition and results of operations and those requiring
significant judgments and estimates. We believe that our judgments and estimates are consistently applied and produce financial
information that fairly presents our results of operations.

No change to our
critical accounting policies has occurred since the filing of our Annual Report on Form 10-K for the year ended December 31, 2010.



10







Results of Operations



As of March 31, 2011, the
Property was approximately 92% leased to a diverse group of tenants with staggered lease expirations.



Comparison of the three
months ended March 31, 2011 to the three months ended March 31, 2010



Revenue



Total
revenue decreased $0.1 million to $5.1 million for the three months ended March 31, 2011, as compared to $5.2 million for the three
months ended March 31, 2010.This decrease was primarily due to a decrease in recoverable expenses of $0.6 million, offset
by an increase in rental revenue of $0.5 million.



Expenses



Total expenses decreased
by approximately $0.4 million to $4.2 million for the three months ended March 31, 2011, as compared to $4.6 million for the three
months ended March 31, 2010. The decrease is predominantly due to a decrease in real estate taxes of $0.3 million and a decrease
in operating expenses of $0.1 million.



Liquidity and Capital
Resources



Cash and cash equivalents
were $18.8 million at March 31, 2011 and $19.6 million at December 31, 2010. The $0.8 million decrease for the three months ended
March 31, 2011 is primarily attributable to $1.6 million provided by operating activities, which was offset by $0.1 million used
for investing activities and $2.3 million used for financing activities.



Management believes that
the existing cash and cash anticipated to be generated internally by operations will be sufficient to meet working capital requirements,
distributions and anticipated capital expenditures for at least the next 12 months.



Operating Activities



The cash provided by operating
activities of $1.6 million for the three months ended March 31, 2011 was primarily attributable to a net income of approximately
$0.9 million and the add-back of $1.5 million of non-cash activities which was offset by uses arising from other current accounts
of $0.6 million and payments of deferred leasing costs of $0.2 million.



Investing Activities



The cash used for investing
activities of approximately $0.1 million for the three months ended March 31, 2011 was attributable to the purchase of real estate
assets.



Financing Activities



Cash used for financing
activities of $2.3 million for the three months ended March 31, 2011 was attributable to distributions to stockholders.



Sources and Uses of
Funds



The Company’s principal
demands on liquidity are cash for operations and distributions to equity holders. As of March 31, 2011, we had approximately $7.8
million in accrued liabilities. In the near term, liquidity is generated by cash from operations.



Contingencies



We may be subject to various
legal proceedings and claims that arise in the ordinary course of our business. Although occasional adverse decisions (or settlements)
may occur, we believe that the final disposition of such matters will not have a material adverse effect on our financial position
or results of operations.

11





Related Party Transactions



We have in the past engaged
in and currently engage in transactions with a related party, Franklin Street, and its subsidiaries FSP Investments LLC and FSP
Property Management LLC, which we collectively refer to as FSP. We expect to continue to have related party transactions with FSP
in the form of management fees paid to FSP to manage the Company on behalf of our stockholders. FSP Property Management LLC currently
provides us with asset management and financial reporting services. The asset management agreement between us and FSP Property
Management LLC requires us to pay FSP Property Management LLC a monthly fee equal to one-half of one percent (.5%) of the gross
revenues of the Property. The asset management agreement between us and FSP Property Management LLC may be terminated by either
party without cause at any time, upon at least thirty (30) days’ written notice. For the three months ended March 31, 2011
and 2010, management fees paid were $24,000 and $26,000, respectively.



On December 27, 2007, Franklin
Street purchased 965.75 shares of the Preferred Stock (or approximately 43.7%), of the Company for consideration totaling $82,813,000.
Prior to purchasing any shares of the Preferred Stock, Franklin Street agreed to vote any shares held by it on any matter presented
to the holders of the Preferred Stock in a manner that approximates as closely as possible the votes cast in favor of and opposed
to such matter by the holders of the Preferred Stock other than Franklin Street and its affiliates. For purposes of determining
how Franklin Street votes its shares of the Preferred Stock, abstentions and non-votes by stockholders other than Franklin Street
are not considered. Franklin Street is entitled to distributions that are declared on the Preferred Stock.



Franklin Street is the sole
holder of the Company’s one share of Common Stock that is issued and outstanding. Subsequent to the completion of the private
placement of the Preferred Stock in December 2007, Franklin Street has not been entitled to share in our earnings or any dividend
related to the Common Stock of the Company.

12





Item 3.   Quantitative and
Qualitative Disclosures About Market Risk.



Not applicable.



Item 4.   Controls
and Procedures.





Disclosure Controls and Procedures



Our management, with the
participation of our principal executive officer and principal financial officer, evaluated the effectiveness of our disclosure
controls and procedures as of March 31, 2011. The term “disclosure controls and procedures,” as defined in Rules 13a-15(e)
and 15d-15(e) under the Securities Exchange Act of 1934 or the Exchange Act, means controls and other procedures of a company that
are designed to ensure that information required to be disclosed by a company in the reports that it files or submits under the
Exchange Act is recorded, processed, summarized and reported, within the time periods specified in the SEC's rules and forms. Disclosure
controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be
disclosed by a company in the reports that it files or submits under the Exchange Act is accumulated and communicated to the company’s
management, including its principal executive and principal financial officers, as appropriate to allow timely decisions regarding
required disclosure. Management recognizes that any controls and procedures, no matter how well designed and operated, can provide
only reasonable assurance of achieving their objectives and management necessarily applies its judgment in evaluating the cost-benefit
relationship of possible controls and procedures. Based on the evaluation of our disclosure controls and procedures as of March
31, 2011, our principal executive officer and principal financial officer concluded that, as of such date, our disclosure controls
and procedures were effective at the reasonable assurance level.



Changes in Internal Control Over Financial
Reporting



No change in our internal
control over financial reporting occurred during the quarter ended March 31, 2011 that has materially affected, or is reasonably
likely to materially affect, our internal control over financial reporting.





13





PART II – OTHER INFORMATION



Item 1.   Legal Proceedings.



From time to time, we may
be subject to legal proceedings and claims that arise in the ordinary course of our business. Although occasional adverse decisions
(or settlements) may occur, we believe that the final disposition of such matters will not have a material adverse effect on our
financial position, cash flows or results of operations.



Item 1A.   Risk Factors.



Not applicable.



Item 2.   Unregistered Sales
of Equity Securities and Use of Proceeds.



None.



Item 3.   Defaults Upon Senior
Securities.



None.



Item 4.   Removed and Reserved.





Item 5.   Other Information.



None.



Item 6.   Exhibits.



See Exhibit Index attached
hereto, which is incorporated herein by reference.



14









SIGNATURES



Pursuant to the requirements of the Securities
Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly
authorized.





FSP
303 East wacker drive corp.



|Date               | Signature                                           | Title                                                        
|------------------ | --------------------------------------------------- | -------------------------------------------------------------
|                   |                                                     |                                                              
|Date: May 12, 2011 | /s/ George J. Carter
        George J. Carter       | President
        (Principal Executive Officer)              
|                   |                                                     |                                                              
|Date: May 12, 2011 | /s/ Barbara J. Fournier
        Barbara J. Fournier | Chief Operating Officer
        (Principal Financial Officer)











15







EXHIBIT INDEX



|Exhibit No. | Description                                                                                                                                                                                                                                                                                                                                                                                                                              
|----------- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|            |                                                                                                                                                                                                                                                                                                                                                                                                                                          
|10.1        | License Agreement dated November 24, 2010 by and between FSP 303 East Wacker Drive LLC and Groupon Inc., as amended by First Amendment to License Agreement dated January 7, 2011, as further amended by Second Amendment to License Agreement dated February 15, 2011, incorporated herein by reference to Exhibit 10.1 to FSP 303 East Wacker Drive Corp.’s Current Report on Form 8-K filed on February 22, 2011 (File No. 000-53165).
|            |                                                                                                                                                                                                                                                                                                                                                                                                                                          
|31.1        | Certification of FSP 303 East Wacker Drive Corp.'s principal executive officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                                                                                
|            |                                                                                                                                                                                                                                                                                                                                                                                                                                          
|31.2        | Certification of FSP 303 East Wacker Drive Corp.'s principal financial officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                                                                                
|            |                                                                                                                                                                                                                                                                                                                                                                                                                                          
|32.1        | Certification of FSP 303 East Wacker Drive Corp.'s principal executive officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                                 
|            |                                                                                                                                                                                                                                                                                                                                                                                                                                          
|32.2        | Certification of FSP 303 East Wacker Drive Corp.'s principal financial officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                                 

16