PDM 3.31.14 8K Q1 2014 ER and Supp Schedules


 

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
Form 8-K
 
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
 
Date of Report (Date of earliest event reported):  April 30, 2014
 
Piedmont Office Realty Trust, Inc.
(Exact name of registrant as specified in its charter)
 
Commission File Number:  001-34626
 
Maryland
 
58-2328421
(State or other jurisdiction of
 
(IRS Employer
incorporation)
 
Identification No.)

11695 Johns Creek Parkway
Suite 350
Johns Creek, GA 30097-1523
(Address of principal executive offices, including zip code)
 
770-418-8800
(Registrant's telephone number, including area code)
 
(Former name or former address, if changed since last report)
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
[  ]   Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

[  ]   Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

[  ]   Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

[  ]   Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
 
 
 





Item 2.02 Results of Operations and Financial Condition

On April 30, 2014, Piedmont Office Realty Trust, Inc. (the “Registrant”) issued a press release announcing its financial results for the first quarter 2014 and published supplemental information for the first quarter 2014 to its website. The press release and the supplemental information are attached hereto as Exhibit 99.1 and 99.2, respectively, and are incorporated herein by reference. Pursuant to the rules and regulations of the Securities and Exchange Commission, such exhibits and the information set forth therein are deemed to have been furnished and shall not be deemed to be “filed” under the Securities Exchange Act of 1934.


Item 9.01 Financial Statements and Exhibits

(d) Exhibits:

Exhibit No.
 
Description
99.1
 
Press release dated April 30, 2014.
 
 
 
99.2
 
Piedmont Office Realty Trust, Inc. Quarterly Supplemental Information for the First Quarter 2014.









SIGNATURES
 
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this Current Report on Form 8-K to be signed on its behalf by the undersigned hereunto duly authorized.
 
 
 
 
 
Piedmont Office Realty Trust, Inc.
 
 
 
 
(Registrant)
 
 
 
 
 
Date: April 30, 2014
 
By:
 
/s/    Robert E. Bowers
 
 
 
 
Robert E. Bowers
 
 
 
 
Chief Financial Officer and Executive Vice President

 





EXHIBIT INDEX


Exhibit No.
 
Description
99.1
 
Press release dated April 30, 2014.
 
 
 
99.2
 
Piedmont Office Realty Trust, Inc. Quarterly Supplemental Information for the First Quarter 2014.




PDM 3.31.14 EX 99.1 Q1 2014 EARNINGS RELEASE


EXHIBIT 99.1


Piedmont Office Realty Trust Reports First Quarter 2014 Results
ATLANTA, April 30, 2014 --Piedmont Office Realty Trust, Inc. ("Piedmont" or the "Company") (NYSE:PDM), an owner of primarily Class A office properties located predominantly in ten of the largest U.S. office markets, today announced its results for the quarter ended March 31, 2014.
Highlights for the Three Months Ended March 31, 2014:
Achieved Core Funds From Operations ("CFFO") of $0.36 per diluted share for the quarter ended March 31, 2014;
Completed 415,000 square feet of leasing during the first quarter primarily related to new tenants for vacant space;  
Disposed of two non-core assets during the first quarter and entered into a binding contract to sell two others;
Used proceeds from the sales of non-core assets as its primary funding source to purchase 3.2 million shares of its common stock, at an average price of $16.54 per share;
Issued $400 million in ten-year, unsecured notes and used the majority of the proceeds to repay a $350 million secured debt facility which was scheduled to mature in 2014; and
Used proceeds from a recently issued unsecured term loan to pay off $225.0 million in secured loans.

Donald A. Miller, CFA, President and Chief Executive Officer said, "We are pleased with our results for the first quarter of 2014. They were in-line with our expectations. The majority of our leasing volume was driven by new leases for currently vacant space and we expect this trend to continue over the next few years given our low amount of upcoming lease expirations. We remain optimistic about achieving positive net lease absorption over the next few years.”

Results for the First Quarter ended March 31, 2014

Piedmont's net income available to common stockholders for the first quarter of 2014 was $9.4 million, or $0.06 per diluted share, as compared with $14.7 million, or $0.09 per diluted share, for the first quarter of 2013. The current year's results include increases in income associated with new leases commencing and properties acquired during or after the first quarter of 2013; however, this additional income was more than offset by the expiration of two large governmental tenants in Piedmont's Washington, D.C. portfolio during 2013. Additionally, the prior year's first quarter results included a $6.4 million impairment charge associated with an asset sold during 2013 and the current quarter's results include $3.0 million in insurance recoveries associated with previously recognized casualty losses and litigation settlement expense. Finally, the current quarter reflects $2.5 million, or $0.02 per diluted share, of additional interest expense primarily associated with higher outstanding debt balances during the current quarter as a result of property acquisitions made by the Company during 2013 and shares repurchased pursuant to the Company's stock repurchase plan.






Revenues for the quarter ended March 31, 2014 were $136.3 million, as compared with $132.2 million for the same period a year ago, primarily reflecting increased revenue associated with the acquisition of five properties during 2013.

Property operating costs were $58.3 million for the quarter ended March 31, 2014, as compared to the prior period of $52.2 million, primarily as a result of additional expenses associated with properties acquired during 2013 as well as higher recoverable utility and snow removal costs associated with an unusually cold winter. General and administrative expenses were $4.6 million for the current quarter, comparable to $4.5 million for the quarter ended March 31, 2013.

Funds From Operations ("FFO") for the current quarter totaled $58.0 million, or $0.37 per diluted share, as compared with $60.2 million, or $0.36 per diluted share, for the quarter ended March 31, 2013. The current quarter includes $3.0 million, or approximately $0.02 per diluted share, in net insurance recoveries related to casualty losses and litigation settlement expense incurred in prior periods. In addition, per share results reflect a reduction in weighted average shares outstanding as a result of shares repurchased over the previous twelve months pursuant to the Company's stock repurchase plan.

Core FFO, which excludes acquisition costs and the insurance recoveries mentioned above, totaled $55.1 million, or $0.36 per diluted share, for the current quarter, as compared to $61.6 million, or $0.37 per diluted share, for the quarter ended March 31, 2013.

Adjusted FFO (“AFFO”) for the first quarter of 2014 totaled $32.0 million, or $0.21 per diluted share, comparable to $36.6 million, or $0.22 per diluted share, in the first quarter of 2013.

Leasing Update

During the first quarter of 2014, the Company executed approximately 415,000 square feet of leasing throughout its markets. Due to low lease expirations during 2014, the majority of the leasing in the first quarter related to new leases. Of the leases signed during the quarter, approximately 118,000 square feet, or 28%, was renewal-related and 297,000 square feet, or 72%, was with new tenants.

As of March 31, 2014, the Company had approximately 2.2 million square feet of commenced leases that were in some form of abatement, as well as approximately 0.8 million square feet of executed leases for currently vacant space yet to commence. Same store net operating income (on a cash basis) for the quarter was $61.9 million, reflecting a decrease from the first quarter of the prior year, primarily as a result of timing differences associated with re-tenanting portions of Aon Center and 6021 Connection Drive following the expiration of two large tenant leases, as well as the restructuring of the Independence Blue Cross lease at the 1901 Market Street building during 2013. In addition, the expiration of a governmental lease at One Independence Square in our Washington, D.C. portfolio during March 2013 also negatively impacted the current quarter’s SSNOI.

The Company's overall portfolio was 86.7% leased and the stabilized portfolio was 88.8% leased as of March 31, 2014, with a weighted average lease term remaining of approximately 7.3 years. Details outlining Piedmont's significant upcoming lease expirations and the status of current leasing activity can be found in the Company's quarterly supplemental information package available at www.piedmontreit.com.

Capital Markets, Financing and Other Activities






During the three months ended March 31, 2014, Piedmont sold two non-core assets, 11107 and 11109 Sunset Hills Road in Reston, VA, for $22.6 million. The sales resulted in a combined loss on sale of real estate assets of $0.1 million that is included in the Company's results of operations for the three months ended March 31, 2014.

In addition, during the first quarter, the Company entered into a binding contract to sell 4685 Investment Drive and 1441 W. Long Lake Road in Troy, MI for approximately $19.4 million, or $104 per square foot. The transaction closed on April 30, 2014.

Further commenting on prospective transactional activity, Mr. Miller stated "While almost 90% of our revenue is now derived from nine markets, we continue to evaluate further acquisitions and to work towards exiting non-strategic markets. However, due to current market pricing we will only make acquisitions that strongly fit strategic concentration goals. We believe the greatest opportunity today remains in acquiring our own stock at a substantial discount to what we estimate to be our net asset value."

As previously announced, the Company also issued $400 million in ten-year, unsecured notes during the first quarter. The proceeds were used to repay a $350 million secured loan that opened for prepayment without penalty in March 2014 and for general corporate purposes. In conjunction with the issuance of the notes, Piedmont settled five previously outstanding forward starting swap agreements for a cash gain of approximately $15.0 million. The effective rate of the notes before consideration of the $15.0 million swap gain was 4.5%. The gain was recorded as accumulated other comprehensive income and will be amortized as an offset to interest expense over the term of the notes, effectively fixing the interest rate on the notes at 4.1%.

Further, during the first quarter of 2014, the Company used proceeds from a new $300 million five-year term loan entered into during the fourth quarter of 2013 to repay $225 million in mortgages, with the remaining $75 million of proceeds being used to reduce the outstanding balance on the Company's line of credit. $200 million of the $300 million term loan has been swapped to a fixed rate of 2.79%, with the rate on the remaining $100 million floating at LIBOR plus 1.2%. On a combined basis, the repayment of the two secured loans during the current quarter decreased the Company's secured debt position from 49% as of December 31, 2013 to 20% as of March 31, 2014 and frees 85% of the Company's net operating income from real estate assets from mortgage encumbrance.

The Company used proceeds from the sales of non-core assets as its primary funding source to purchase 3.2 million shares of its common stock, at an average price of $16.54 per share during the three months ended March 31, 2014. As of March 31, 2014, Board-approved capacity remaining for additional repurchases under the plan approximated $37 million.

Subsequent to Quarter End

On April 30, 2014, the board of directors of Piedmont declared dividends for the second quarter 2014 in the amount of $0.20 per share on its common stock to stockholders of record as of the close of business on May 30, 2014. Such dividends are to be paid on June 20, 2014.






Guidance for 2014

Based on management's expectations, the Company affirms guidance for full-year 2014 as follows:

(in millions, except per share data)
 
Low
 
High
Net Income
 
$46
-
$59
Add: Depreciation, Amortization, and Other
 
180

-
181
Core FFO
 
$226
-
$240
Core FFO per diluted share
 
$1.42
-
$1.50

These estimates reflect management's view of current market conditions and incorporate certain economic and operational assumptions and projections. Actual results could differ from these estimates. Note that individual quarters may fluctuate on both a cash basis and an accrual basis due to lease commencements and expirations, the timing of repairs and maintenance, capital expenditures, capital markets activities and one-time revenue or expense events. In addition, the Company's guidance is based on information available to management as of the date of this release.

Non-GAAP Financial Measures

This release contains certain supplemental non-GAAP financial measures such as FFO, AFFO, Core FFO, Same store net operating income, and Core EBITDA. See below for definitions and reconciliations of these metrics to their most comparable GAAP metric.

Conference Call Information

Piedmont has scheduled a conference call and an audio web cast for Thursday, May 1, 2014 at 10:00 A.M. Eastern daylight time ("EDT"). The live audio web cast of the call may be accessed on the Company's website at www.piedmontreit.com in the Investor Relations section. Dial-in numbers are (877) 407-0778 for participants in the United States and Canada and (201)689-8565 for international participants. A replay of the conference call will be available through May 15, 2014, and may be accessed by dialing (877)660-6853 for participants in the United States and Canada and (201)612-7415 for international participants, followed by conference identification code 13579996. A web cast replay will also be available after the conference call in the Investor Relations section of the Company's website. During the audio web cast and conference call, the Company's management team will review first quarter 2014 performance, discuss recent events and conduct a question-and-answer period.

Supplemental Information

Quarterly Supplemental Information as of and for the period ended March 31, 2014 can be accessed on the Company`s website under the Investor Relations section at www.piedmontreit.com.

About Piedmont Office Realty Trust

Piedmont Office Realty Trust, Inc. (NYSE: PDM) is a fully-integrated and self-managed real estate investment trust (REIT) specializing in the ownership and management of high-quality Class A office buildings located primarily in ten of the largest U.S. office markets, including Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, Central Florida and Washington, D.C.





Approximately 60% of its tenants are investment grade-rated or governmental tenants, and many others are blue chip or nationally-recognized companies. The Company is headquartered in Atlanta, GA, with local management offices in each of its major markets.  Investment grade-rated by Standard & Poor's (BBB) and Moody's (Baa2), Piedmont has maintained a relatively low leverage strategy throughout its sixteen year operating history. For more information, see www.piedmontreit.com.

Forward Looking Statements

Certain statements contained in this press release constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the "Securities Act") and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). The Company intends for all such forward-looking statements to be covered by the safe-harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable. Such information is subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of the Company`s performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as "may," "will," "expect," "intend," "anticipate," "believe," "continue" or similar words or phrases that are predictions of future events or trends and which do not relate solely to historical matters. Examples of such statements in this press release include the Company's expectations regarding leasing volume over the next several year being driven by new leases for currently vacant space; the Company's expectations regarding achievement of positive net lease absorption over the next few years; the Company's expectations regarding the benefits of acquiring its own stock; and the Company's estimated range of Net Income, Depreciation and Amortization, Insurance Recoveries, Core FFO and Core FFO per diluted share for the year ending December 31, 2014.  

The following are some of the factors that could cause the Company`s actual results and its expectations to differ materially from those described in the Company`s forward-looking statements: market and economic conditions remain challenging and the demand for office space, rental rates and property values may continue to lag the general economic recovery causing the Company's business, results of operations, cash flows, financial condition and access to capital to be adversely affected or otherwise impact performance, including the potential recognition of impairment charges; the success of the Company's real estate strategies and investment objectives, including the Company's ability to identify and consummate suitable acquisitions; lease terminations or lease defaults, particularly by one of the Company's large lead tenants; the impact of competition on the Company's efforts to renew existing leases or re-let space on terms similar to existing leases; changes in the economies and other conditions of the office market in general and of the specific markets in which the Company operates, particularly in Chicago, Washington, D.C., and the New York metropolitan area; economic and regulatory changes, including accounting standards, that impact the real estate market generally; additional risks and costs associated with directly managing properties occupied by government tenants; adverse market and economic conditions may continue to adversely affect the Company and could cause the Company to recognize impairment charges or otherwise impact the Company's performance; availability of financing and the Company's lending banks' ability to honor existing line of credit commitments; costs of complying with governmental laws and regulations; uncertainties associated with environmental and other regulatory matters; potential changes in political environment and reduction in federal and/or state funding of the Company's governmental tenants; the Company may be subject to litigation, which could have a material adverse effect on the Company's financial condition; the Company's ability to continue to qualify as a real estate investment trust under the Internal Revenue Code; and other factors detailed in the Company`s most





recent Annual Report on Form 10-K for the period ended December 31, 2013, and other documents the Company files with the Securities and Exchange Commission.

Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. The Company cannot guarantee the accuracy of any such forward-looking statements contained in this press release, and the Company does not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.

Research Analysts/ Institutional Investors Contact:
Eddie Guilbert
770-418-8592
research.analysts@piedmontreit.com

Shareholder Services/Transfer Agent Services Contact:
Computershare, Inc.
866-354-3485
investor.services@piedmontreit.com





Piedmont Office Realty Trust, Inc.
 
 
 
Consolidated Balance Sheets
 
 
 
(in thousands)
 
 
 
 
March 31, 2014
 
December 31, 2013
 
(unaudited)
 
 
Assets:
 
 
 
Real estate assets, at cost:
 
 
 
Land
$
682,429

 
$
686,359

Buildings and improvements
4,127,343

 
4,126,532

Buildings and improvements, accumulated depreciation
(997,350
)
 
(972,531
)
Intangible lease assets
139,141

 
144,947

Intangible lease assets, accumulated amortization
(69,997
)
 
(71,588
)
Construction in progress
28,847

 
24,269

Real estate assets held for sale, gross
20,529

 
21,630

Real estate assets held for sale, accumulated depreciation and amortization
(6,590
)
 
(7,635
)
Total real estate assets
3,924,352

 
3,951,983

Investments in unconsolidated joint ventures
13,855

 
14,388

Cash and cash equivalents
9,271

 
6,973

Tenant receivables, net of allowance for doubtful accounts
22,196

 
31,145

Straight line rent receivables
147,360

 
138,293

Restricted cash and escrows
751

 
394

Prepaid expenses and other assets
28,154

 
24,771

Goodwill
180,097

 
180,097

Interest rate swaps
464

 
24,176

Deferred financing costs, less accumulated amortization
8,545

 
8,759

Deferred lease costs, less accumulated amortization
273,709

 
281,790

Other assets held for sale, net
3,191

 
3,319

Total assets
$
4,611,945

 
$
4,666,088

Liabilities:
 
 
 
Unsecured debt, net of discount
$
1,617,297

 
$
1,014,680

Secured debt
412,525

 
987,525

Accounts payable, accrued expenses, and accrued capital expenditures
130,530

 
128,818

Deferred income
23,042

 
22,267

Intangible lease liabilities, less accumulated amortization
45,227

 
47,113

Interest rate swaps
4,366

 
4,526

Total liabilities
2,232,987

 
2,204,929

Stockholders' equity :
 
 
 
Common stock
1,543

 
1,575

Additional paid in capital
3,669,561

 
3,668,906

Cumulative distributions in excess of earnings
(1,305,321
)
 
(1,231,209
)
Other comprehensive income/(loss)
11,562

 
20,278

Piedmont stockholders' equity
2,377,345

 
2,459,550

Non-controlling interest
1,613

 
1,609

Total stockholders' equity
2,378,958

 
2,461,159

Total liabilities and stockholders' equity
$
4,611,945

 
$
4,666,088

 
 
 
 
Total Gross Assets (1)
4,998,289

 
5,003,737

Number of shares of common stock outstanding at end of period
154,278

 
157,461

(1) Total assets exclusive of accumulated depreciation and amortization related to real estate assets.






Piedmont Office Realty Trust, Inc.
 
 
 
Consolidated Statements of Income
 
 
 
Unaudited (in thousands)
 
 
 
 
 
 
 
 
Three Months Ended
 
3/31/2014
 
3/31/2013
Revenues:
 
 
 
Rental income
$
110,904

 
$
106,055

Tenant reimbursements
24,929

 
25,465

Property management fee revenue
487

 
631

Total revenues
136,320

 
132,151

Expenses:
 
 
 
Property operating costs
58,271

 
52,155

Depreciation
33,644

 
28,825

Amortization
14,573

 
9,009

General and administrative
4,555

 
4,548

Total operating expenses
111,043

 
94,537

Real estate operating income
25,277

 
37,614

Other income (expense):
 
 
 
Interest expense
(18,926
)
 
(16,373
)
Other income/(expense)
(90
)
 
(1,277
)
Net recoveries/(loss) from casualty events and litigation settlements
3,042

 
(161
)
Equity in income/(loss) of unconsolidated joint ventures
(266
)
 
395

Total other income (expense)
(16,240
)
 
(17,416
)
Income from continuing operations
9,037

 
20,198

Discontinued operations:
 
 
 
Operating income
466

 
859

Impairment loss

 
(6,402
)
Loss on sale of real estate assets
(106
)
 

Income from discontinued operations
360

 
(5,543
)
Net income
9,397

 
14,655

Less: Net income attributable to noncontrolling interest
(4
)
 
(4
)
Net income attributable to Piedmont
$
9,393

 
$
14,651

Weighted average common shares outstanding - diluted
155,025

 
167,810

Per Share Information -- diluted:
 
 
 
Income from continuing operations
$
0.06

 
$
0.12

Income from discontinued operations
$

 
$
(0.03
)
Net income available to common stockholders
$
0.06

 
$
0.09






Piedmont Office Realty Trust, Inc.
 
 
 
Funds From Operations, Core Funds From Operations and Adjusted Funds From Operations
Unaudited (in thousands, except for per share data)
 
 
 
 
 
 
 
 
Three Months Ended
 
3/31/2014
 
3/31/2013
Net income attributable to Piedmont
$
9,393

 
$
14,651

Depreciation (1) (2)
33,727

 
29,886

Amortization (1)
14,804

 
9,220

Impairment loss (1)

 
6,402

Loss on sale of real estate assets (1)
106

 

Funds from operations*
58,030

 
60,159

Acquisition costs
66

 
1,244

Net (recoveries)/loss from casualty events and litigation settlements
(3,042
)
 
161

Core funds from operations*
55,054

 
61,564

Deferred financing cost amortization
863

 
594

Amortization of discount on Senior Notes
34

 

Depreciation of non real estate assets
114

 
98

Straight-line effects of lease revenue (1)
(9,412
)
 
(4,032
)
Stock-based and other non-cash compensation expense
636

 
594

Net effect of amortization of below-market in-place lease intangibles (1)
(1,364
)
 
(1,065
)
Acquisition costs
(66
)
 
(1,244
)
Non-incremental capital expenditures (3)
(13,821
)
 
(19,920
)
Adjusted funds from operations*
$
32,038

 
$
36,589

Weighted average common shares outstanding - diluted
155,025

 
167,810

Funds from operations per share (diluted)
$
0.37

 
$
0.36

Core funds from operations per share (diluted)
$
0.36

 
$
0.37

Adjusted funds from operations per share (diluted)
$
0.21

 
$
0.22


(1) Includes adjustments for consolidated properties, including discontinued operations, and for our proportionate share of amounts attributable to unconsolidated joint ventures.
(2) Excludes depreciation of non real estate assets.
(3) Capital expenditures of a recurring nature related to tenant improvements and leasing commissions that do not incrementally enhance the underlying assets' income generating capacity. Tenant improvements, leasing commissions, building capital and deferred lease incentives incurred to lease space that was vacant at acquisition, leasing costs for spaces vacant for greater than one year, leasing costs for spaces at newly acquired properties for which in-place leases expire shortly after acquisition, improvements associated with the expansion of a building and renovations that change the underlying classification of a building are excluded from this measure.

*Definitions

Funds From Operations ("FFO"): FFO is calculated in accordance with the current National Association of Real Estate Investment Trusts ("NAREIT") definition. NAREIT currently defines FFO as net income (computed in accordance with GAAP), excluding gains or losses from sales of property, impairment losses, and gains or losses on consolidation, adding back depreciation and amortization on real estate assets, and after the same adjustments for unconsolidated partnerships and joint ventures. These adjustments can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. FFO may provide valuable comparisons of operating performance between periods and with other REITs. FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income. We believe that FFO is a beneficial indicator of the performance of an equity REIT. However, other REITs may not





define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than we do; therefore, our computation of FFO may not be comparable to that of such other REITs.

Core Funds From Operations ("Core FFO"): We calculate Core FFO by starting with FFO, as defined by NAREIT, and adjusting for certain non-recurring items such as gains or losses on the early extinguishment of debt, acquisition-related costs and other significant non-recurring items. Such items create significant earnings volatility. We believe Core FFO provides a meaningful measure of our operating performance and more predictability regarding future earnings potential. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income; therefore, it should not be compared to other REITs' equivalent to Core FFO.

Adjusted Funds From Operations ("AFFO"): AFFO is calculated by deducting from Core FFO non-incremental capital expenditures and acquisition-related costs and adding back non-cash items including non-real estate depreciation, straight lined rents and fair value lease revenue, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. Although AFFO may not be comparable to that of other REITs, we believe it provides a meaningful indicator of our ability to fund cash needs and to make cash distributions to equity owners. AFFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of our liquidity.





Piedmont Office Realty Trust, Inc.
 
 
 
Core EBITDA, Property Net Operating Income, Same Store Net Operating Income
Unaudited (in thousands)
 
 
 
 
 
 
 
 
Three Months Ended
 
3/31/2014
 
3/31/2013
 
 
 
 
Net income attributable to Piedmont
$
9,393

 
$
14,651

Net income attributable to noncontrolling interest
4

 
4

Interest expense
18,926

 
16,373

Depreciation (1)
33,841

 
29,984

Amortization (1)
14,804

 
9,220

Acquisition costs
66

 
1,244

Impairment loss

 
6,402

Net (recoveries)/loss from casualty events and litigation settlements
(3,042
)
 
161

Loss/(gain) on sale of real estate assets (1)
106

 

Loss on consolidation

 

Core EBITDA*
74,098

 
78,039

General & administrative expenses (1)
4,582

 
4,609

Management fee revenue
(259
)
 
(356
)
Other expense/(income) (1)
30

 
21

Straight line effects of lease revenue (1)
(9,412
)
 
(4,032
)
Amortization of lease-related intangibles (1)
(1,364
)
 
(1,065
)
Property Net Operating Income (cash basis)*
67,675

 
77,216

Acquisitions
(5,798
)
 
(860
)
Dispositions
(364
)
 
(1,022
)
Other investments
382

 
(2,704
)
Same Store NOI (cash basis)*
$
61,895

 
$
72,630

Change period over period in same store NOI
(14.8
)%
 
N/A


(1) Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.


*Definitions

Core EBITDA: Core EBITDA is defined as net income before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property, or other significant non-recurring items. We do not include impairment losses in this measure because we feel these types of losses create volatility in our earnings and make it difficult to determine the earnings generated by our ongoing business. We believe Core EBITDA is a reasonable measure of our liquidity. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative measurement of cash flows from operating activities or other GAAP basis liquidity measures. Other REITs may calculate Core EBITDA differently and our calculation should not be compared to that of other REITs.

Property Net Operating Income ("Property NOI"): Property NOI is defined as real estate operating income with the add-back of corporate general and administrative expense, depreciation and amortization, and impairment losses and the deduction of net operating income associated with property management performed by Piedmont for other organizations. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. The Company uses this measure





to assess its operating results and believes it is important in assessing operating performance. Property NOI is a non-GAAP measure which does not have any standard meaning prescribed by GAAP and therefore may not be comparable to similar measures presented by other companies.

Same Store Net Operating Income ("Same Store NOI"): Same Store NOI is calculated as the Property NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI excludes amounts attributable to unconsolidated joint venture assets. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. We believe Same Store NOI is an important measure of comparison of our properties' operating performance from one period to another. Other REITs may calculate Same Store NOI differently and our calculation should not be compared to that of other REITs.


PDM 3.31.14 EX 99.2 Q1 2014 SUPPLEMENTAL PKG



EXHIBIT 99.2








Quarterly Supplemental Information
March 31, 2014










Corporate Headquarters
Institutional Analyst Contact
Investor Relations
11695 Johns Creek Parkway, Suite 350
Telephone: 770.418.8592
Telephone: 866.354.3485
Johns Creek, GA 30097
research.analysts@piedmontreit.com
investor.services@piedmontreit.com
Telephone: 770.418.8800
 
www.piedmontreit.com




Piedmont Office Realty Trust, Inc.
Quarterly Supplemental Information
Index

 
Page
 
 
Page
 
 
 
 
 
Introduction
 
 
Other Investments
 
Corporate Data
 
Other Investments Detail
Investor Information
 
Supporting Information
 
Financial Highlights
 
Definitions
Key Performance Indicators
 
Research Coverage
Financials
 
 
Non-GAAP Reconciliations & Other Detail
Balance Sheets
 
Property Detail
Income Statements
 
Risks, Uncertainties and Limitations
Funds From Operations / Adjusted Funds From Operations
 
 
 
Same Store Analysis
 
 
 
Capitalization Analysis
 
 
 
Debt Summary
 
 
 
Debt Detail
 
 
 
Debt Analysis
 
 
 
Operational & Portfolio Information - Office Investments
 
 
 
 
Tenant Diversification
 
 
 
Tenant Credit Rating & Lease Distribution Information
 
 
 
Leased Percentage Information
 
 
 
Rental Rate Roll Up / Roll Down Analysis
 
 
 
Lease Expiration Schedule
 
 
 
Quarterly Lease Expirations
 
 
 
Annual Lease Expirations
 
 
 
Capital Expenditures & Commitments
 
 
 
Contractual Tenant Improvements & Leasing Commissions
 
 
 
Geographic Diversification
 
 
 
Geographic Diversification by Location Type
 
 
 
Industry Diversification
 
 
 
Property Investment Activity
 
 
 
Value-Add Activity
 
 
 



Notice to Readers:
Please refer to page 48 for a discussion of important risks related to the business of Piedmont Office Realty Trust, Inc., as well as an investment in its securities, including risks that could cause actual results and events to differ materially from results and events referred to in the forward-looking information. Considering these risks, uncertainties, assumptions, and limitations, the forward-looking statements about leasing, financial operations, leasing prospects, etc. contained in this quarterly supplemental information package might not occur.
Certain prior period amounts have been reclassified to conform to the current period financial statement presentation. In addition, many of the schedules herein contain rounding to the nearest thousands or millions and, therefore, the schedules may not total due to this rounding convention. When the Company sells properties, it restates historical income statements with the financial results of the sold assets presented in discontinued operations.




Piedmont Office Realty Trust, Inc.
Corporate Data


Piedmont Office Realty Trust, Inc. (also referred to herein as "Piedmont" or the "Company") (NYSE: PDM) is a fully-integrated and self-managed real estate investment trust (“REIT”) specializing in the acquisition, ownership, management, development and disposition of primarily high-quality Class A office buildings located primarily in ten of the largest U.S. office markets, including Atlanta, Boston, Chicago, Dallas, Houston, Los Angeles, Minneapolis, New York, Central Florida and Washington, D.C.  Approximately 60% of the Company's tenants are investment grade-rated or governmental tenants, and many others are blue chip or nationally-recognized companies not requiring investment ratings. Piedmont is headquartered in Atlanta, GA, with local management offices in each of its major markets.  Investment grade-rated by Standard & Poor's and Moody's, the Company has maintained a relatively low leverage strategy throughout its fifteen year operating history.

This data supplements the information provided in our reports filed with the Securities and Exchange Commission and should be reviewed in conjunction with such filings.
 
As of
 
As of
 
March 31, 2014
 
December 31, 2013
Number of consolidated office properties (1)
75

 
78

Rentable square footage (in thousands) (1)
21,107

 
21,490

Percent leased (2)
86.7
%
 
87.2
%
Percent leased - stabilized portfolio (3)
88.8
%
 
89.7
%
Capitalization (in thousands):
 
 
 
Total debt - principal amount outstanding
$2,034,525
 
$2,003,525
Equity market capitalization
$2,645,866
 
$2,601,254
Total market capitalization
$4,680,391
 
$4,604,779
Total debt / Total market capitalization
43.5
%
 
43.5
%
Total debt / Total gross assets
35.8
%
 
35.0
%
Common stock data
 
 
 
High closing price during quarter
$17.28
 
$18.90
Low closing price during quarter
$16.09
 
$15.96
Closing price of common stock at period end
$17.15
 
$16.52
Weighted average fully diluted shares outstanding during quarter (in thousands)
155,025
 
160,450

Shares of common stock issued and outstanding (in thousands)
154,278

 
157,461

Rating / outlook
 
 
 
Standard & Poor's
BBB / Stable

 
BBB / Stable

Moody's
Baa2 / Stable

 
Baa2 / Stable

Employees
120

 
121






(1)
As of March 31, 2014, our consolidated office portfolio consisted of 75 properties (exclusive of our equity interests in two properties owned through unconsolidated joint ventures and one out of service property, 3100 Clarendon Boulevard). During the first quarter of 2014, we sold 11107 and 11109 Sunset Hills Boulevard, two office properties comprised of 142,000 square feet, located in Reston, VA. For additional detail on asset transactions, please refer to page 36.
(2)
Calculated as leased square footage plus square footage associated with executed new leases for currently vacant spaces divided by total rentable square footage, all as of the relevant date, expressed as a percentage. This measure is presented for our consolidated office properties and excludes unconsolidated joint venture properties and one out of service property. Please refer to page 26 for additional analyses regarding Piedmont's leased percentage.
(3)
Please refer to page 37 for information regarding value-add properties, data for which is removed from stabilized portfolio totals.

3



Piedmont Office Realty Trust, Inc.
Investor Information

Corporate
11695 Johns Creek Parkway, Suite 350
Johns Creek, Georgia 30097
770.418.8800
www.piedmontreit.com


Executive Management
 
 
 
 
Donald A. Miller, CFA
Robert E. Bowers
Laura P. Moon
 
Chief Executive Officer, President
Chief Financial Officer, Executive
Chief Accounting Officer and
 
and Director
Vice President, and Treasurer
Senior Vice President
 
 
 
 
 
Raymond L. Owens
Joseph H. Pangburn
Carroll A. Reddic, IV
Robert K. Wiberg
Executive Vice President,
Executive Vice President,
Executive Vice President,
Executive Vice President,
Capital Markets
Southwest Region
Real Estate Operations and Assistant
Mid-Atlantic Region and
 
 
Secretary
Head of Development
 
 
 
 
Board of Directors
 
 
 
 
W. Wayne Woody
Michael R. Buchanan
Wesley E. Cantrell
William H. Keogler, Jr.
Director, Chairman of the Board of
Director
Director
Director
Directors and Chairman of
 
 
 
Governance Committee
 
 
 
 
 
 
 
Frank C. McDowell
Donald A. Miller, CFA
Raymond G. Milnes, Jr.
Donald S. Moss
Director, Vice Chairman of the
Chief Executive Officer, President
Director and Chairman of
Director
Board of Directors and Chairman
and Director
Audit Committee
 
of Compensation Committee
 
 
 
 
 
 
 
Jeffery L. Swope
 
 
 
Director and Chairman of
 
 
 
Capital Committee
 
 
 


Transfer Agent
Corporate Counsel
 
 
Computershare
King & Spalding
P.O. Box 30170
1180 Peachtree Street, NE
College Station, TX 77842-3170
Atlanta, GA 30309
Phone: 866.354.3485
Phone: 404.572.4600



4



Piedmont Office Realty Trust, Inc.
Financial Highlights
As of March 31, 2014


Financial Results (1) 

Funds from operations (FFO) for the quarter ended March 31, 2014 was $58.0 million, or $0.37 per share (diluted), compared to $60.2 million, or $0.36 per share (diluted), for the same quarter in 2013. The decrease in dollar amount of FFO for the three months ended March 31, 2014 as compared to the same period in 2013 was principally related to the following factors: 1) decreased operating income contributions from One Independence Square in Washington, DC; 3100 Clarendon Boulevard in Arlington, VA; Aon Center in Chicago, IL; and 6021 Connection Drive in Irving, TX, related primarily to tenant transitions and lease expirations, 2) increased interest expense in 2014 related to the higher average amount of debt outstanding during the first quarter of 2014 when compared to the same period in 2013 due primarily to $452.4 million in net property and stock acquisitions in 2013, and 3) decreased operating income attributable to properties sold since the beginning of 2013, all of which were offset somewhat by 4) operating income contributions from newly acquired properties and 5) net insurance reimbursements amounting to $3.0 million in the first quarter of 2014 compared to net related expenses of $0.2 million in the first quarter of 2013. The increase in per share FFO for the three months ended March 31, 2014 as compared to the same period in 2013 was related to reduced weighted average shares outstanding in 2014 as a result of the Company's stock repurchase program.

Core funds from operations (Core FFO) for the quarter ended March 31, 2014 was $55.1 million, or $0.36 per share (diluted), compared to $61.6 million, or $0.37 per share (diluted), for the same quarter in 2013. The decrease in Core FFO for the three months ended March 31, 2014 as compared to the same period in 2013 was principally related to the items described above for changes in FFO, with the exception of the net insurance reimbursements and net related expenses, which were removed from Core FFO since they are considered to be non-recurring. An additional contributor to the difference in Core FFO for the three months ended March 31, 2014 as compared to the same period in 2013 was the add back of acquisition costs in each period; acquisition costs were higher during the three months ended March 31, 2013 than during the same period in 2014 attributable to the greater amount of acquisition activity in 2013.

Adjusted funds from operations (AFFO) for the quarter ended March 31, 2014 was $32.0 million, or $0.21 per share (diluted), compared to $36.6 million, or $0.22 per share (diluted), for the same quarter in 2013. The decrease in AFFO for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to the items described above for changes in FFO and Core FFO, offset somewhat by the net effect of reduced non-incremental capital expenditures and increased rental abatement concessions recognized in 2014 when compared to those incurred during the same time period in 2013.

Operations & Leasing

On a square footage leased basis, our total office portfolio was 86.7% leased as of March 31, 2014, as compared to 86.0% a year earlier. Please refer to page 26 for additional leased percentage information.

The weighted average remaining lease term of our portfolio was 7.3 years(2) as of March 31, 2014 as compared to 7.1 years at December 31, 2013.

As previously disclosed, Piedmont commenced the redevelopment of its 3100 Clarendon Boulevard property, a 250,000 square foot office and retail property located in Arlington, VA, during the first quarter of 2014. The building's existing retail tenants will remain in occupancy during the redevelopment. Therefore, from an accounting standpoint, the office component of the building will be out of service and the retail portion of the building, comprised of approximately 28,000 square feet, will remain in service during the redevelopment. However, for the purposes of statistical reporting throughout this supplemental report, the entire building has been removed from Piedmont's operating portfolio. For additional information regarding the redevelopment of 3100 Clarendon Boulevard, please see the Financing and Capital Activity section below.

During the three months ended March 31, 2014, the Company completed 415,000 square feet of total leasing. Of the total leasing activity during the quarter, we signed renewal leases for 118,000 square feet and new tenant leases for 297,000 square feet. The average committed capital cost for all leases signed during the three months ended March 31, 2014 at our consolidated office properties was $5.33 per square foot per year of lease term. Average committed capital cost per square foot per year of lease term for renewal leases signed during the three months ended March 31, 2014 was $4.05 and average committed capital cost per square foot per year of lease term for new leases signed during the same time period was $5.53 (see page 32).
(1)
FFO, Core FFO and AFFO are supplemental non-GAAP financial measures. See page 39 for definitions of non-GAAP financial measures. See pages 14 and 41 for reconciliations of FFO, Core FFO and AFFO to Net Income.
(2)
Remaining lease term (after taking into account leases for vacant spaces which had been executed but not commenced as of March 31, 2014) is weighted based on Annualized Lease Revenue, as defined on page 39.

5



During the three months ended March 31, 2014, we executed six leases greater than 20,000 square feet at our consolidated office properties. Please see information on those leases listed below.
Tenant
Property
Property Location
Square Feet
Leased
 
Expiration
Year
Lease Type
Preferred Apartment Advisors
The Medici
Atlanta, GA
62,145
 
2025
New
Amneal Pharmaceuticals
400 Bridgewater Crossing
Bridgewater, NJ
40,110
 
2024
New
Harding Loevner
400 Bridgewater Crossing
Bridgewater, NJ
39,685
 
2022
Renewal / Expansion
R-T Specialty
500 West Monroe Street
Chicago, IL
26,966
 
2029
New
Children's Hospital Los Angeles
800 North Brand Boulevard
Glendale, CA
22,638
 
2021
Renewal
JL Buchanan
US Bancorp Center
Minneapolis, MN
20,244
 
2025
New

As of March 31, 2014, there were no tenants whose leases were scheduled to expire at or during the eighteen month period following the end of the first quarter of 2014 which individually contributed greater than 1% in net Annualized Lease Revenue (ALR) expiring over the next eighteen months. Subsequent to quarter end, the lease renewal with the United States of America (National Park Service or "NPS") was executed; therefore, for the purposes of this report, that lease is no longer considered to be in holdover status and the lease expiration schedules as presented herein were adjusted to account for the signed renewal. The expiration of the majority of the renewed NPS lease is reflected in the third quarter of 2017, with the expiration of contraction space reflected in the second quarter of 2015.
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Piedmont focuses its marketing efforts on large corporate office space users. The average size of lease in the Company's portfolio is approximately 30,000 square feet. Due to the large size and length of term of new leases, Piedmont typically signs leases several months in advance of their anticipated lease commencement dates. Presented below is a schedule of uncommenced leases greater than 50,000 square feet and their anticipated commencement dates. Lease renewals are excluded from this schedule.
Tenant
Property
Property Location
Square Feet
Leased
Space Status
Estimated
Commencement
Date
New /
Expansion
Integrys Business Support
Aon Center
Chicago, IL
180,876
Vacant
Q2 2014
New
Piper Jaffray & Co.
US Bancorp Center
Minneapolis, MN
123,882
Not Vacant
Q2 2014
New
Epsilon Data Management
6021 Connection Drive
Irving, TX
221,898
Vacant (1)
Q3 2014
New
Preferred Apartment Advisors
The Medici
Atlanta, GA
62,145
Vacant
Q4 2014
New
Catamaran
Windy Point II
Schaumburg, IL
50,686
Vacant
Q1 2015
New

Occupancy versus NOI Analysis

Piedmont had been in a period of high lease rollover from 2010 to 2013. This rollover and the overall economic slowdown during this period have resulted in a decrease in leased percentage, some rental rate rolldowns, and an even larger decrease in economic leased percentage due to the rental abatement concessions provided under many of the new leases and lease renewals. In turn, these abatements and lower rental rates have resulted in a lower cash basis Same Store NOI than might otherwise be anticipated given the overall leased percentage and the historical relationship between leased percentage and Same Store NOI. As of March 31, 2014, our overall leased percentage was 86.7% and our economic leased percentage was 74.0%. The difference between overall leased percentage and economic leased percentage is attributable to two factors:

1.
leases which have been contractually entered into for currently vacant space which have not commenced (amounting to approximately 757,000 square feet of leases as of March 31, 2014, or 3.6% of the office portfolio); and
2.
leases which have commenced but the tenants have not commenced paying full rent due to rental abatements (amounting to 2.2 million square feet of leases as of March 31, 2014, or a 9.1% impact to leased percentage on an economic basis). Please see the chart below for a listing of major contributors to this factor.

As the executed but not commenced leases begin and the rental abatement periods expire, there will be greater Same Store NOI growth than might otherwise be expected based on changes in overall leased percentage alone during that time period.
(1)
Nokia's lease for the space terminated on December 31, 2013. The replacement lease with Epsilon Data Management will commence at the beginning of the third quarter of 2014.

6




Due to the current economic environment, many recently negotiated leases provide for rental abatement concessions to tenants. Those rental abatements typically occur at the beginning of each new lease's term. Since 2010, Piedmont has signed approximately 12.8 million square feet of leases within its consolidated office portfolio. Due to the large number of new leases in the Company's portfolio, abatements provided under those new leases have impacted the Company's current cash net operating income and AFFO. Presented below is a schedule of leases greater than 50,000 square feet that are currently under some form of rent abatement. The leases presented below are for a total of 1.8 million square feet of the 2.2 million square feet currently in some form of rent abatement. The abatements on the remaining leases, which are of sizes less than 50,000 square feet and comprise approximately 0.4 million square feet in total, have an average abatement expiration date in the third quarter of 2014.
Tenant
Property
Property Location
Square Feet
Leased
Abatement Structure
Abatement
Expiration
Thoughtworks
Aon Center
Chicago, IL
52,529
Gross Rent
Q1 2014
Aon
Aon Center
Chicago, IL
382,076
Gross Rent
Q2 2014
GE Capital
500 West Monroe Street
Chicago, IL
291,935
Gross Rent
Q2 2014
Gemini
2 Gatehall Drive
Parsippany, NJ
204,515
Base Rent
Q2 2014
Miller Canfield Paddock Stone
150 West Jefferson
Detroit, MI
109,261
Base Rent
Q2 2014
General Electric Company
500 West Monroe Street
Chicago, IL
53,972
Gross Rent
Q2 2014
Federal Home Loan Bank
Aon Center
Chicago, IL
79,054
Gross Rent
(on 15,652 square feet)
Q3 2014
Catamaran
Windy Point II
Schaumburg, IL
250,000
Gross Rent
Q4 2014
TMW Systems
Eastpoint I
Mayfield Heights, OH
59,804
Base Rent
Q4 2014
GE Capital
500 West Monroe Street
Chicago, IL
52,845
Gross Rent
Q4 2014
Union Bank
800 North Brand Boulevard
Glendale, CA
51,706
Base Rent
Q4 2014
Federal Home Loan Bank
Aon Center
Chicago, IL
16,051
Gross Rent
Q4 2014
Aon
Aon Center
Chicago, IL
31,702
Gross Rent
Q1 2015
DDB Needham Chicago
Aon Center
Chicago, IL
187,000
$4.00 PSF off of Base Rent
Q2 2015
Subtotal
 
 
1,822,450
 
 

Financing and Capital Activity

As of March 31, 2014, our ratio of debt to total gross assets was 35.8%. This debt ratio is based on total principal amount outstanding for our various loans at March 31, 2014.
On February 5, 2014, the Board of Directors of Piedmont declared dividends for the first quarter of 2014 in the amount of $0.20 per common share outstanding to stockholders of record as of the close of business on February 28, 2014. The dividends were paid on March 21, 2014. The Company's dividend payout percentage for the three months ended March 31, 2014 was 56% of Core FFO and 96% of AFFO.

Dispositions
On March 19, 2014, Piedmont sold two buildings, 11107 Sunset Hills Road and 11109 Sunset Hills Road, for a combined $22.6 million, or $159 per square foot. The properties, located in Reston, VA, are comprised of 101,000 and 41,000 square feet, respectively, and were built in 1985 and 1984, respectively. At the time of sale, the buildings were 100% and 0% leased, respectively. The sale of the buildings allowed the Company to divest dated, non-core properties, consistent with its long-term strategic objectives for location and building quality. Piedmont recorded a $0.1 million loss on the sale of the assets. The operating income for the properties is presented in discontinued operations.

On March 24, 2014, Piedmont entered into a binding contract to sell 4685 Investment Drive and 1441 West Long Lake Road, both of which are located in Troy, MI. The properties are comprised of 77,000 and 108,000 square feet, respectively, and were built in 2000 and 1999, respectively. The sale of the buildings will permit the Company to divest non-strategic properties located in a non-core market, allowing the Company to make further progress on one of its strategic objectives of narrowing the markets within which it operates. Subsequent to quarter end, Piedmont completed the sale of the properties for a combined $19.4 million, or $104 per square foot. For additional information, please refer to page 36.



7



Acquisitions
The Company did not complete any acquisitions during the first quarter of 2014. The company has made the following acquisitions since January 1, 2013:
Property
 
Location
 Rentable Square
Footage
Arlington Gateway
 
Arlington, VA
334,000
5 & 15 Wayside Road
 
Burlington, MA
271,000
Royal Lane Land
 
Irving, TX
N/A
5301 Maryland Way
 
Brentwood, TN
201,000
4685 Investment Drive
 
Troy, MI
77,000
2020 West 89th Street
 
Leawood, KS
68,000
6565 North MacArthur Boulevard
 
Irving, TX
260,000
One Lincoln Park
 
Dallas, TX
262,000
161 Corporate Center
 
Irving, TX
105,000

Development
During the first quarter of 2014, Piedmont commenced the redevelopment of its 3100 Clarendon Boulevard property, a 250,000 square foot office and retail property located in Arlington, VA. Until the end of 2013, the property, which is located directly above the Clarendon Metro Station and affords tenants direct building entry from the station, had been predominantly leased to the U.S. Government (Defense Intelligence Agency) for the previous 15+ years. The expiration of the U.S. Government's lease afforded Piedmont the opportunity to upgrade and reposition the property in order to attract private sector tenants and to capture the incremental value potential for the location - attributable primarily to the depth of nearby amenities desirable to tenants, including housing, retail, and transportation. The Company anticipates that the redevelopment will take the entirety of the 2014 calendar year to complete. During the redevelopment, the office component of the building will be out of service and the retail portion of the building, comprised of approximately 28,000 square feet, will remain in service. However, for the purposes of statistical reporting on the Company's assets in this supplemental report, the entire building will be removed from Piedmont's operating portfolio. It is anticipated that the costs to redevelop the building will be approximately $25 million to $30 million. Following the completion of the redevelopment of the asset, the Company anticipates spending approximately $20 million in re-leasing costs.

During the fourth quarter of 2013, Piedmont announced the development of Enclave Place, a 301,000 square foot office building located in Houston, TX. The 11-story building will be constructed on Piedmont's 4.7 acre development site adjacent to its 1430 Enclave Parkway property and located within a deed-restricted and architecturally-controlled office park in Houston's Energy Corridor. Ground was broken subsequent to quarter end in April 2014, and physical construction is targeted to be completed during the third quarter of 2015. The incremental development costs are anticipated to be approximately $80 million to $85 million, inclusive of leasing costs. The development of Enclave Place follows Piedmont's recent success in buying the near-vacant 1200 Enclave Parkway for approximately $124 per square foot, leasing it to stabilization, and then selling it for approximately $326 per square foot two years after acquisition.

Stock Repurchase Program
During the first quarter of 2014, the Company repurchased approximately 3.2 million shares of common stock under its share repurchase program at an average price of $16.54 per share. Since the stock repurchase program began in December 2011, the Company has repurchased a total of 18.9 million shares at an average price of $16.92 per share, or approximately $319.5 million in aggregate (before consideration of transaction costs). As of quarter end, Board-approved capacity remaining for additional repurchases totaled approximately $37.2 million under the stock repurchase plan.

Finance
On December 18, 2013, Piedmont closed on a new $300 million, five-year unsecured term loan with a delayed draw feature. As of the date of closing, no loan funds were drawn. On January 30, 2014, Piedmont drew the entire $300 million available under the term loan. The proceeds were used to repay two maturing loans totaling $225 million which were secured by Aon Center; the remainder of the proceeds were used to reduce the balance outstanding under the Company's revolving line of credit. The loan has a stated variable interest rate. In an effort to reduce the Company's exposure to changes in interest rates, during the first quarter of 2014, Piedmont entered into four five-year interest rate swaps in order to fix the interest rate for a portion of the new $300 million term loan through the loan's maturity date of January 31, 2019. The swaps have a combined notional amount of $200 million and a blended rate of 1.59%, resulting in an effective fixed rate of 2.79% on $200 million of the term loan after the credit spread is added. The interest rate on the remaining $100 million of the term loan will continue to be variable.

On March 6, 2014, Piedmont completed a ten-year bond offering for $400 million in aggregate principal amount. The 4.45% senior unsecured notes are due March 15, 2024 and were offered at 99.791% of the principal amount. Beginning in late 2012, considering the historically low interest rate environment and the Company's plans to issue unsecured debt to replace maturing secured debt, Piedmont entered into a forward starting swap hedging program to partially protect the Company against rising interest rates and to lock a portion of the interest rate for its future replacement debt. Over the course of approximately a year and a half, the Company entered into five different forward-starting swaps. At the time of the pricing of the $400

8



million in bonds, Piedmont unwound the swaps and received net proceeds from its counterparties of approximately $15.0 million due to the higher level of interest rates. After consideration of the swap settlement proceeds, the effective cost of the financing is approximately 4.10% (excluding transaction costs). The funds received from the bond offering were primarily used to repay a maturing $350 million mortgage debt facility secured by nine properties; the remaining proceeds were used to reduce the balance outstanding under the Company's revolving line of credit.

There are several benefits that Piedmont has realized with the completion of the two financings and debt repayments mentioned above. The benefits are:
Interest expense reduction: The replacement debt is at a lower interest rate than the debt repaid; the weighted average effective interest rate on $700 million of debt was reduced by over 0.9%;
Increased unsecured debt: Piedmont replaced $575 million of secured debt with unsecured debt; unsecured debt as a percentage of total debt increased to approximately 80% from 51%;
Increased unencumbered NOI: Piedmont unencumbered the NOI from several large assets; unencumbered NOI as a percentage of total NOI increased to approximately 85% from 57%;
No additional 2014 maturities: Piedmont has no additional 2014 debt maturities; the next debt maturity is a $105 million mortgage in the second quarter of 2015;
Debt maturity laddering: The maturities for the replacement debt are in 2019 and 2024, years in which the Company has no other maturing debt; and
Corporate credit enhancement: Due to the increase in the amount of unencumbered NOI, we believe the corporate credit profile has been strengthened; there is more income available to support general corporate liabilities.

Subsequent Events

In April 2014, Piedmont completed a lease renewal with the National Park Service at 1201 Eye Street in Washington, D.C. The lease was extended for five years from the original lease expiration date, extending the expiration date to the third quarter of 2017 from the third quarter of 2012. The renewal consists of 219,750 square feet; however, the tenant will contract by 45,476 square feet during the second quarter of 2015.

On April 30, 2014, the Board of Directors of Piedmont declared dividends for the second quarter of 2014 in the amount of $0.20 per common share outstanding to stockholders of record as of the close of business on May 30, 2014. The dividends are to be paid on June 20, 2014.

Guidance for 2014

The Company is adjusting its financial guidance for calendar year 2014. This guidance is based upon management's expectations at this time. The revised financial guidance is as follows:
 
Low
 
High
Core Funds from Operations
$226 million
 
$240 million
Core Funds from Operations per diluted share
$1.42
 
$1.50

These estimates reflect management’s view of current market conditions and incorporate certain economic and operational assumptions and projections. Actual results could differ from these estimates. Note that individual quarters may fluctuate on both a cash basis and an accrual basis due to the timing of lease commencements and expirations, repairs and maintenance, capital expenditures, capital markets activities and one-time revenue or expense events. In addition, the Company’s guidance is based on information available to management as of the date of this supplemental report.

9



Piedmont Office Realty Trust, Inc.
Key Performance Indicators
Unaudited (in thousands except for per share data)

This section of our supplemental report includes non-GAAP financial measures, including, but not limited to, Core Earnings Before Interest, Taxes, Depreciation, and Amortization (Core EBITDA), Funds from Operations (FFO), Core Funds from Operations (Core FFO), and Adjusted Funds from Operations (AFFO). Definitions of these non-GAAP measures are provided on page 39 and reconciliations are provided beginning on page 41.
 
Three Months Ended
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
Selected Operating Data
 
 
 
 
 
 
 
 
 
Percent leased (1)
86.7
%
 
87.2
%
 
86.7
%
 
86.4
%
 
86.0
%
Percent leased - stabilized portfolio (1) (2)
88.8
%
 
89.7
%
 
89.5
%
 
89.3
%
 
88.9
%
Rental income
$110,904
 
$113,929
 
$115,170
 
$107,951
 
$106,055
Total revenues
$136,320
 
$141,504
 
$143,389
 
$132,565
 
$132,151
Total operating expenses
$111,043
 
$106,353
 
$107,966
 
$99,872
 
$94,537
Real estate operating income
$25,277
 
$35,151
 
$35,423
 
$32,693
 
$37,614
Core EBITDA
$74,098
 
$79,627
 
$80,556
 
$76,256
 
$78,039
Core FFO
$55,054
 
$59,866
 
$61,124
 
$57,919
 
$61,564
Core FFO per share - diluted
$0.36
 
$0.37
 
$0.37
 
$0.35
 
$0.37
AFFO
$32,038
 
$12,752
 
$34,046
 
$33,631
 
$36,589
AFFO per share - diluted
$0.21
 
$0.08
 
$0.21
 
$0.20
 
$0.22
Gross dividends
$30,858
 
$32,158
 
$32,880
 
$33,540
 
$33,511
Dividends per share
$0.200
 
$0.200
 
$0.200
 
$0.200
 
$0.200
Selected Balance Sheet Data
 
 
 
 
 
 
 
 
 
Total real estate assets
$3,924,352
 
$3,951,983
 
$3,872,952
 
$3,821,727
 
$3,850,989
Total gross real estate assets
$4,998,289
 
$5,003,737
 
$4,905,913
 
$4,823,983
 
$4,822,454
Total assets
$4,611,945
 
$4,666,088
 
$4,576,553
 
$4,523,302
 
$4,538,661
Net debt (3)
$2,024,503
 
$1,996,158
 
$1,808,168
 
$1,699,633
 
$1,681,267
Total liabilities
$2,232,987
 
$2,204,929
 
$2,055,870
 
$1,893,342
 
$1,916,041
Ratios
 
 
 
 
 
 
 
 
 
Core EBITDA margin (4)
53.8
%
 
55.5
%
 
55.3
%
 
56.4
%
 
57.6
%
Fixed charge coverage ratio (5)
3.8 x

 
4.0 x

 
4.2 x

 
4.2 x

 
4.8 x

Average net debt to Core EBITDA (6)
6.9 x

 
5.9 x

 
5.4 x

 
5.5 x

 
4.7 x

(1)
Please refer to page 26 for additional leased percentage information.
(2)
Please refer to page 37 for additional information on value-add properties, data for which is removed from stabilized portfolio totals.
(3)
Net debt is calculated as the total principal amount of debt outstanding minus cash and cash equivalents and escrow deposits and restricted cash. The increase in net debt over the last year is primarily attributable to three property acquisitions completed during the fourth quarter of 2013, as well as capital expenditures and stock repurchases, all of which were largely funded with debt.
(4)
Core EBITDA margin is calculated as Core EBITDA divided by total revenues (including revenues associated with discontinued operations).
(5)
The fixed charge coverage ratio is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no principal amortization or preferred dividends during any of the periods presented; the Company had capitalized interest of $384,843 for the quarter ended March 31, 2014, and $31,486 for the quarter ended December 31, 2013. The fixed charge coverage ratios for the second, third and fourth quarters of 2013 and the first quarter of 2014 are lower than our historical performance on this measure primarily as a result of increased interest expense related to five property acquisitions completed during 2013 as well as capital expenditures and stock repurchases, all of which were largely funded with debt.
(6)
Core EBITDA is annualized for the purposes of this calculation. The average net debt to Core EBITDA ratios for the second, third and fourth quarters of 2013 and the first quarter of 2014 are higher than our historical performance on this measure primarily as a result of increased net debt attributable to five property acquisitions completed during 2013, as well as capital expenditures and stock repurchases, all of which were largely funded with debt. This measure has also been impacted by downtime associated with recent re-tenanting efforts, as well as rent roll downs. For the purposes of this calculation, we use the average daily balance of debt outstanding during the period, less cash and cash equivalents and escrow deposits and restricted cash as of the end of the period.

10



Piedmont Office Realty Trust, Inc.
Consolidated Balance Sheets
Unaudited (in thousands)

 
March 31, 2014
 
December 31, 2013
 
September 30, 2013
 
June 30, 2013
 
March 31, 2013
Assets:

 
 
 
 
 
 
 
 
Real estate, at cost:

 
 
 
 
 
 
 
 
Land assets
$
682,429

 
$
686,359

 
$
675,064

 
$
665,267

 
$
668,737

Buildings and improvements
4,127,343

 
4,126,532

 
4,010,691

 
3,990,758

 
3,973,593

Buildings and improvements, accumulated depreciation
(997,350
)
 
(972,531
)
 
(955,007
)
 
(926,130
)
 
(897,230
)
Intangible lease asset
139,141

 
144,947

 
136,364

 
135,748

 
138,085

Intangible lease asset, accumulated amortization
(69,997
)
 
(71,588
)
 
(70,651
)
 
(69,089
)
 
(67,333
)
Construction in progress
28,847

 
24,269

 
62,359

 
19,816

 
29,826

Real estate assets held for sale, gross
20,529

 
21,630

 
21,435

 
12,394

 
12,213

Real estate assets held for sale, accumulated depreciation & amortization
(6,590
)
 
(7,635
)
 
(7,303
)
 
(7,037
)
 
(6,902
)
Total real estate assets
3,924,352

 
3,951,983

 
3,872,952

 
3,821,727

 
3,850,989

Investment in unconsolidated joint ventures
13,855

 
14,122

 
18,668

 
37,631

 
37,835

Cash and cash equivalents
9,271

 
6,973

 
15,972

 
10,500

 
17,575

Tenant receivables, net of allowance for doubtful accounts
22,196

 
31,145

 
31,006

 
28,618

 
29,237

Straight line rent receivable
147,360

 
138,293

 
135,555

 
129,853

 
126,374

Due from unconsolidated joint ventures

 
266

 

 
472

 
458

Escrow deposits and restricted cash
751

 
394

 
385

 
392

 
683

Prepaid expenses and other assets
28,154

 
24,771

 
28,725

 
26,341

 
21,436

Goodwill
180,097

 
180,097

 
180,097

 
180,097

 
180,097

Interest rate swap
464

 
24,176

 
19,192

 
19,600

 
1,712

Deferred financing costs, less accumulated amortization
8,545

 
8,759

 
7,990

 
8,624

 
5,908

Deferred lease costs, less accumulated amortization
273,709

 
281,790

 
263,699

 
258,357

 
265,263

Other assets held for sale
3,191

 
3,319

 
2,312

 
1,090

 
1,094

Total assets
$
4,611,945

 
$
4,666,088

 
$
4,576,553

 
$
4,523,302

 
$
4,538,661

Liabilities:
 
 
 
 
 
 
 
 
 
Unsecured debt
$
1,617,297

 
$
1,014,680

 
$
835,650

 
$
721,621

 
$
712,000

Secured debt
412,525

 
987,525

 
987,525

 
987,525

 
987,525

Accounts payable, accrued expenses, and accrued capital expenditures
130,530

 
128,818

 
159,675

 
118,076

 
139,273

Deferred income
23,042

 
22,267

 
26,575

 
18,693

 
23,585

Intangible lease liabilities, less accumulated amortization
45,227

 
47,113

 
41,435

 
43,410

 
45,215

Interest rate swaps
4,366

 
4,526

 
5,010

 
4,017

 
8,443

Total liabilities
2,232,987

 
2,204,929

 
2,055,870

 
1,893,342

 
1,916,041

Stockholders' equity:
 
 
 
 
 
 
 
 
 
Common stock
1,543

 
1,575

 
1,613

 
1,667

 
1,676

Additional paid in capital
3,669,561

 
3,668,906

 
3,668,424

 
3,667,973

 
3,667,614

Cumulative distributions in excess of earnings
(1,305,321
)
 
(1,231,209
)
 
(1,165,794
)
 
(1,057,534
)
 
(1,041,552
)
Other comprehensive loss
11,562

 
20,278

 
14,827

 
16,245

 
(6,731
)
Piedmont stockholders' equity
2,377,345

 
2,459,550

 
2,519,070

 
2,628,351

 
2,621,007

Non-controlling interest
1,613

 
1,609

 
1,613

 
1,609

 
1,613

Total stockholders' equity
2,378,958

 
2,461,159

 
2,520,683

 
2,629,960

 
2,622,620

Total liabilities, redeemable common stock and stockholders' equity
$
4,611,945

 
$
4,666,088

 
$
4,576,553

 
$
4,523,302

 
$
4,538,661

Common stock outstanding at end of period
154,278

 
157,461

 
161,271

 
166,681

 
167,555


11



Piedmont Office Realty Trust, Inc.
Consolidated Statements of Income
Unaudited (in thousands except for per share data)

 
 
Three Months Ended
 
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
Revenues:
 
 
 
 
 
 
 
 
 
 
Rental income
 
$
110,904

 
$
113,929

 
$
115,170

 
$
107,951

 
$
106,055

Tenant reimbursements
 
24,929

 
27,358

 
27,329

 
24,101

 
25,465

Property management fee revenue
 
487

 
217

 
890

 
513

 
631

 
 
136,320

 
141,504

 
143,389

 
132,565

 
132,151

Expenses:
 
 
 
 
 
 
 
 
 
 
Property operating costs
 
58,271

 
58,263

 
58,137

 
52,223

 
52,155

Depreciation
 
33,644

 
31,691

 
30,295

 
30,169

 
28,825

Amortization
 
14,573

 
11,195

 
13,685

 
11,201

 
9,009

General and administrative
 
4,555

 
5,204

 
5,849

 
6,279

 
4,548

 
 
111,043

 
106,353

 
107,966

 
99,872

 
94,537

Real estate operating income
 
25,277

 
35,151

 
35,423

 
32,693

 
37,614

Other income / (expense):
 
 
 
 
 
 
 
 
 
 
Interest expense
 
(18,926
)
 
(19,651
)
 
(19,331
)
 
(18,228
)
 
(16,373
)
Other income / (expense)
 
(90
)
 
(392
)
 
(596
)
 
(72
)
 
(1,277
)
Net recoveries / (loss) from casualty events and litigation settlements (1)
 
3,042

 
4,500

 
3,919

 
3,553

 
(161
)
Equity in income of unconsolidated joint ventures (2)
 
(266
)
 
(4,280
)
 
46

 
163

 
395

Gain / (loss) on consolidation
 

 

 
(898
)
 

 

 
 
(16,240
)
 
(19,823
)
 
(16,860
)
 
(14,584
)
 
(17,416
)
Income from continuing operations
 
9,037

 
15,328

 
18,563

 
18,109

 
20,198

Discontinued operations:
 
 
 
 
 
 
 
 
 
 
Operating income, excluding impairment loss
 
466

 
506

 
537

 
995

 
859

Impairment loss
 

 
(1,242
)
 

 

 
(6,402
)
Gain / (loss) on sale of properties
 
(106
)
 
15,034

 

 
16,258

 

Income / (loss) from discontinued operations (3)
 
360

 
14,298

 
537

 
17,253

 
(5,543
)
Net income
 
9,397

 
29,626

 
19,100

 
35,362

 
14,655

Less: Net income attributable to noncontrolling interest
 
(4
)
 
(3
)
 
(4
)
 
(4
)
 
(4
)
Net income attributable to Piedmont
 
$
9,393

 
$
29,623

 
$
19,096

 
$
35,358

 
$
14,651

Weighted average common shares outstanding - diluted
 
155,025

 
160,450

 
164,796

 
167,714

 
167,810

Net income per share available to common stockholders - diluted
 
$
0.06

 
$
0.18

 
$
0.12

 
$
0.21

 
$
0.09


(1)
Presented on this line are net expenses and insurance reimbursements related to 1) two class action lawsuits settled in 2013 and 2) damage caused by Hurricane Sandy in October 2012.
(2)
During the fourth quarter of 2013, Piedmont recorded an impairment charge of $4.4 million related to its equity ownership interest in Two Park Center in Hoffman Estates, IL. Please refer to page 38 for additional information about Piedmont's unconsolidated joint venture interests.
(3)
Reflects operating results for 1111 Durham Avenue in South Plainfield, NJ, which was sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, which was sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, which was sold on November 1, 2013; 8700 South Price Road in Tempe, AZ, which was sold on December 30, 2013; and 11107 and 11109 Sunset Hills Road in Reston, VA, which were sold on March 19, 2014.

12



Piedmont Office Realty Trust, Inc.
Consolidated Statements of Income
Unaudited (in thousands except for per share data)

 
Three Months Ended
 
3/31/2014
3/31/2013
 
Change ($)
Change (%)
Revenues:
 
 
 
 
 
Rental income
$
110,904

$
106,055

 
$
4,849

4.6
 %
Tenant reimbursements
24,929

25,465

 
(536
)
(2.1
)%
Property management fee revenue
487

631

 
(144
)
(22.8
)%
 
136,320

132,151

 
4,169

3.2
 %
Expenses:
 
 
 
 
 
Property operating costs
58,271

52,155

 
(6,116
)
(11.7
)%
Depreciation
33,644

28,825

 
(4,819
)
(16.7
)%
Amortization
14,573

9,009

 
(5,564
)
(61.8
)%
General and administrative
4,555

4,548

 
(7
)
(0.2
)%
 
111,043

94,537

 
(16,506
)
(17.5
)%
Real estate operating income
25,277

37,614

 
(12,337
)
(32.8
)%
Other income / (expense):
 
 
 
 
 
Interest expense
(18,926
)
(16,373
)
 
(2,553
)
(15.6
)%
Other income / (expense)
(90
)
(1,277
)
 
1,187

93.0
 %
Net recoveries / (loss) from casualty events and litigation settlements (1)
3,042

(161
)
 
3,203

1,989.4
 %
Equity in income of unconsolidated joint ventures
(266
)
395

 
(661
)
(167.3
)%
 
(16,240
)
(17,416
)
 
1,176

6.8
 %
Income from continuing operations
9,037

20,198

 
(11,161
)
(55.3
)%
Discontinued operations:
 
 
 
 
 
Operating income, excluding impairment loss
466

859

 
(393
)
(45.8
)%
Impairment loss

(6,402
)
 
6,402

100.0
 %
Gain / (loss) on sale of properties
(106
)

 
(106
)
 %
Income / (loss) from discontinued operations (2)
360

(5,543
)
 
5,903

106.5
 %
Net income
9,397

14,655

 
(5,258
)
(35.9
)%
Less: Net income attributable to noncontrolling interest
(4
)
(4
)
 

 %
Net income attributable to Piedmont
$
9,393

$
14,651

 
$
(5,258
)
(35.9
)%
Weighted average common shares outstanding - diluted
155,025

167,810

 
 
 
Net income per share available to common stockholders - diluted
$
0.06

$
0.09

 
 
 



(1)
Presented on this line are net expenses and insurance reimbursements related to 1) two class action lawsuits settled in 2013 and 2) damage caused by Hurricane Sandy in October 2012.
(2)
Reflects operating results for 1111 Durham Avenue in South Plainfield, NJ, which was sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, which was sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, which was sold on November 1, 2013; 8700 South Price Road in Tempe, AZ, which was sold on December 30, 2013; and 11107 and 11109 Sunset Hills Road in Reston, VA, which were sold on March 19, 2014.

13



Piedmont Office Realty Trust, Inc.
Funds From Operations, Core Funds From Operations and Adjusted Funds From Operations
Unaudited (in thousands except for per share data)


 
 
Three Months Ended
 
 
3/31/2014
 
3/31/2013
 
 
 
 
 
Net income attributable to Piedmont
 
$
9,393

 
$
14,651

Depreciation (1) (2)
 
33,727

 
29,886

Amortization (1)
 
14,804

 
9,220

Impairment loss (1)
 

 
6,402

Loss / (gain) on sale of properties (1)
 
106

 

Funds from operations
 
58,030

 
60,159

Adjustments:
 
 
 
 
Acquisition costs
 
66

 
1,244

Net (recoveries) / loss from casualty events and litigation settlements (1)
 
(3,042
)
 
161

Core funds from operations
 
55,054

 
61,564

Adjustments:
 
 
 
 
Deferred financing cost amortization
 
863

 
594

Amortization of discount on senior notes
 
34

 

Depreciation of non real estate assets
 
114

 
98

Straight-line effects of lease revenue (1)
 
(9,412
)
 
(4,032
)
Stock-based and other non-cash compensation expense
 
636

 
594

Amortization of lease-related intangibles (1)
 
(1,364
)
 
(1,065
)
Acquisition costs
 
(66
)
 
(1,244
)
Non-incremental capital expenditures (3)
 
(13,821
)
 
(19,920
)
Adjusted funds from operations
 
$
32,038

 
$
36,589

 
 
 
 
 
Weighted average common shares outstanding - diluted
 
155,025

 
167,810

 
 
 
 
 
Funds from operations per share (diluted)
 
$
0.37

 
$
0.36

Core funds from operations per share (diluted)
 
$
0.36

 
$
0.37

Adjusted funds from operations per share (diluted)
 
$
0.21

 
$
0.22




(1)
Includes adjustments for consolidated properties, including discontinued operations, and for our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)
Excludes depreciation of non real estate assets.
(3)
Non-incremental capital expenditures are defined on page 39.

14



Piedmont Office Realty Trust, Inc.
Same Store Net Operating Income (Cash Basis)
Unaudited (in thousands)

 
Three Months Ended
 
3/31/2014

3/31/2013
Net income attributable to Piedmont
$
9,393

 
$
14,651

Net income attributable to noncontrolling interest
4

 
4

Interest expense (1)
18,926

 
16,373

Depreciation (1)
33,841

 
29,984

Amortization (1)
14,804

 
9,220

Acquisition costs
66

 
1,244

Impairment loss (1)

 
6,402

Net (recoveries) / loss from casualty events and litigation settlements (1)
(3,042
)
 
161

Loss / (gain) on sale of properties (1)
106

 

Core EBITDA
74,098

 
78,039

General & administrative expenses (1)
4,582

 
4,609

Management fee revenue (2)
(259
)
 
(356
)
Other (income) / expense (1)
30

 
21

Straight-line effects of lease revenue (1)
(9,412
)
 
(4,032
)
Amortization of lease-related intangibles (1)
(1,364
)
 
(1,065
)
Property net operating income (cash basis)
67,675

 
77,216

Deduct net operating (income) / loss from:
 
 
 
Acquisitions (3)
(5,798
)
 
(860
)
Dispositions (4)
(364
)
 
(1,022
)
Other investments (5)
382

 
(2,704
)
Same store net operating income (cash basis)
$
61,895

 
$
72,630

Change period over period
(14.8
)%
*
N/A





* Explanation for Change in Same Store Net Operating Income
 
 
 
 
 
Property
Location
Amount
Explanation
 
Aon Center
Chicago, IL
$
(7,472
)
Expiration of the BP lease in December 2013; income from BP recognized the entirety of the first quarter of 2013; replacement leases covering 97% of the former BP space are in rental abatement periods or have not yet commenced.
 
One Independence Square
Washington, D.C.
(2,975
)
Expiration of the Office of the Comptroller of the Currency lease at the beginning of March 2013.
 
1901 Market Street
Philadelphia, PA
(2,557
)
Restructuring of the Independence Blue Cross lease such that the large annual lump sum payment is no longer made during the first quarter of every year; rental installments are now paid evenly on a monthly basis throughout a lease year with annual 2.25% steps.
 
6021 Connection Drive
Irving, TX
(1,307
)
Expiration of the Nokia lease in December 2013; income from Nokia recognized the entirety of the first quarter of 2013; replacement lease with Epsilon Data Management will commence at the beginning of the third quarter of 2014.
 
Subtotal
 
$
(14,311
)
 
 
Amount of Variance Explained
 
133
%
Greater than 100% explained; difference represents net operating income growth at other assets within the portfolio.
 
 
 
 
 
 


15




Same Store Net Operating Income
 
 
 
 
 
Top Seven Markets
Three Months Ended
 
3/31/2014
 
3/31/2013
 
$
%
 
$
%
New York
$
12,116

19.6

 
$
12,086

16.6

Washington, D.C. (6)
11,118

18.0

 
16,189

22.3

Minneapolis
5,524

8.9

 
5,653

7.8

Boston
4,919

7.9

 
4,722

6.5

Chicago (7) (8)
3,635

5.9

 
8,594

11.8

Los Angeles
3,583

5.8

 
3,347

4.6

Dallas (9)
3,396

5.5

 
3,629

5.0

Other (10)
17,604

28.4

 
18,410

25.4

Total
$
61,895

100.0

 
$
72,630

100.0

 
 
 
 
 
 
(1)
Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)
Presented net of related operating expenses incurred to earn the revenue; therefore, the information presented on this line will not tie to the data presented on the income statements.
(3)
Acquisitions consist of Arlington Gateway in Arlington, VA, purchased on March 4, 2013; 5 & 15 Wayside Road in Burlington, MA, purchased on March 22, 2013; Royal Lane Land in Irving, TX, purchased on August 1, 2013; 5301 Maryland Way in Brentwood, TN, 4685 Investment Drive in Troy, MI, and 2020 West 89th Street in Leawood, KS, the remaining equity interests in which were purchased on August 12, 2013; 6565 North MacArthur Boulevard in Irving, TX, purchased on December 5, 2013; One Lincoln Park in Dallas, TX, purchased on December 20, 2013; and 161 Corporate Center in Irving, TX, purchased on December 30, 2013.
(4)
Dispositions consist of 1111 Durham Avenue in South Plainfield, NJ, sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, sold on November 1, 2013; 8700 South Price Road in Tempe, AZ, sold on December 30, 2013; and 11107 and 11109 Sunset Hills Road in Reston, VA, sold on March 19, 2014.
(5)
Other investments consist of operating results from our investments in unconsolidated joint ventures and our redevelopment projects. Additional information on our unconsolidated joint ventures and redevelopment projects can be found on page 38. The operating results from both the office and retail portions of 3100 Clarendon Boulevard in Arlington, VA, are included in this line item, consisting of a ($256,000) net operating loss and $1,960,000 in net operating income, for the periods ending March 31, 2014 and March 31, 2013, respectively.
(6)
The decrease in Washington, D.C. Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily attributable to the expiration of the Office of the Comptroller of the Currency lease at One Independence Square in Washington, D.C., as well as the expiration of the NCS Pearson and Vangent leases at 4250 North Fairfax Drive in Arlington, VA.
(7)
The decrease in Chicago Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to tenant transitions and rental abatements at Aon Center in Chicago, IL. Specifically, several new leases replacing the expired BP lease, including those of Aon and Thoughtworks, along with a portion of that for Federal Home Loan Bank of Chicago, provide the new tenants with gross rental abatements. Additionally, there will be approximately five months of downtime between the expiration of the BP lease and the commencement of one of the replacement leases with Integrys.
(8)
The percentage contribution from Chicago to our total Same Store Net Operating Income is smaller than our geographic concentration percentage in Chicago, which is presented on an ALR basis (see page 33), primarily because of the large number of leases with gross rent abatements and a number of leases yet to commence for currently vacant spaces (the projected gross rent for which is included in our ALR calculation). As the gross rent abatements burn off and as executed but not commenced leases begin, the Same Store Net Operating Income percentage contribution from Chicago should increase and should be more closely aligned with our Chicago concentration percentage as presented on page 33.
(9)
The decrease in Dallas Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to a tenant transition at 6021 Connection Drive in Irving, TX. Specifically, the decrease in net operating income is predominantly related to the downtime between the expiration of the Nokia lease at the end of 2013 and the commencement of the Epsilon lease, which is projected to be at the beginning of the third quarter of 2014.
(10)
The decrease in Other Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to the restructured Independence Blue Cross lease at 1901 Market Street in Philadelphia, PA. Before the restructuring of the Independence Blue Cross lease, the tenant made a large lump sum payment during the first quarter of the year; under the restructured lease, rental payments have been spread evenly throughout any particular lease year.


16



Piedmont Office Realty Trust, Inc.
Same Store Net Operating Income (Accrual Basis)
Unaudited (in thousands)

 
Three Months Ended
 
3/31/2014
 
3/31/2013
Net income attributable to Piedmont
$
9,393

 
$
14,651

Net income attributable to noncontrolling interest
4

 
4

Interest expense (1)
18,926

 
16,373

Depreciation (1)
33,841

 
29,984

Amortization (1)
14,804

 
9,220

Acquisition costs
66

 
1,244

Impairment loss (1)

 
6,402

Net (recoveries) / loss from casualty events and litigation settlements (1)
(3,042
)
 
161

Loss / (gain) on sale of properties (1)
106

 

Core EBITDA
74,098

 
78,039

General & administrative expenses (1)
4,582

 
4,609

Management fee revenue (2)
(259
)
 
(356
)
Other (income) / expense (1)
30

 
21

Property net operating income (accrual basis)
78,451

 
82,313

Deduct net operating (income) / loss from:
 
 
 
Acquisitions (3)
(6,682
)
 
(911
)
Dispositions (4)
(355
)
 
(1,608
)
Other investments (5)
372

 
(2,743
)
Same store net operating income (accrual basis)
$
71,786

 
$
77,051

Change period over period
(6.8
)%
*
N/A







* Explanation for Change in Same Store Net Operating Income
 
 
 
 
 
Property
Location
Amount
Explanation
 
Aon Center
Chicago, IL
$
(4,503
)
Expiration of the BP lease in December 2013; income from BP recognized the entirety of the first quarter of 2013; replacement leases covering 97% of the former BP space are in operating expense recovery abatement periods or have not yet commenced.
 
One Independence Square
Washington, D.C.
(2,953
)
Expiration of the Office of the Comptroller of the Currency lease at the beginning of March 2013.
 
6021 Connection Drive
Irving, TX
(1,406
)
Expiration of the Nokia lease in December 2013; income from Nokia recognized the entirety of the first quarter of 2013; replacement lease with Epsilon Data Management will commence at the beginning of the third quarter of 2014.
 
Subtotal
 
$
(8,862
)
 
 
Amount of Variance Explained
 
168
%
Greater than 100% explained; difference represents net operating income growth at other assets within the portfolio.
 
 
 
 
 
 



17





Same Store Net Operating Income
 
 
 
 
 
Top Seven Markets
Three Months Ended
 
3/31/2014
 
3/31/2013
 
$
%
 
$
%
New York
$
13,438

18.7

 
$
13,284

17.2

Washington, D.C. (6)
11,208

15.6

 
16,487

21.4

Chicago (7) (8)
8,759

12.2

 
12,083

15.7

Minneapolis
5,971

8.3

 
5,987

7.8

Boston
4,957

6.9

 
5,006

6.5

Los Angeles (9)
4,142

5.8

 
3,323

4.3

Dallas (10)
3,389

4.7

 
3,748

4.9

Other (11)
19,922

27.8

 
17,133

22.2

Total
$
71,786

100.0

 
$
77,051

100.0

 
 
 
 
 
 

(1)
Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)
Presented net of related operating expenses incurred to earn the revenue; therefore, the information presented on this line will not tie to the data presented on the income statements.
(3)
Acquisitions consist of Arlington Gateway in Arlington, VA, purchased on March 4, 2013; 5 & 15 Wayside Road in Burlington, MA, purchased on March 22, 2013; Royal Lane Land in Irving, TX, purchased on August 1, 2013; 5301 Maryland Way in Brentwood, TN, 4685 Investment Drive in Troy, MI, and 2020 West 89th Street in Leawood, KS, the remaining equity interests in which were purchased on August 12, 2013; 6565 North MacArthur Boulevard in Irving, TX, purchased on December 5, 2013; One Lincoln Park in Dallas, TX, purchased on December 20, 2013; and 161 Corporate Center in Irving, TX, purchased on December 30, 2013.
(4)
Dispositions consist of 1111 Durham Avenue in South Plainfield, NJ, sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, sold on November 1, 2013; 8700 South Price Road in Tempe, AZ, sold on December 30, 2013; and 11107 and 11109 Sunset Hills Road in Reston, VA, sold on March 19, 2014.
(5)
Other investments consist of operating results from our investments in unconsolidated joint ventures and our redevelopment projects. Additional information on our unconsolidated joint ventures and redevelopment projects can be found on page 38. The operating results from both the office and retail portions of 3100 Clarendon Boulevard in Arlington, VA, are included in this line item, consisting of a ($252,000) net operating loss and $1,947,000 in net operating income, for the periods ending March 31, 2014 and March 31, 2013, respectively.
(6)
The decrease in Washington, D.C. Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily attributable to the expiration of the Office of the Comptroller of the Currency lease at One Independence Square in Washington, D.C., as well as the expiration of the NCS Pearson and Vangent leases at 4250 North Fairfax Drive in Arlington, VA.
(7)
The decrease in Chicago Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to tenant transitions at Aon Center in Chicago, IL. The main contributors to the decrease in net operating income contribution from Aon Center were: 1) downtime between the expiration of the BP lease and the commencement of one of the replacement leases with Integrys, 2) operating expense recovery abatements (which abatements are not included in straight line rent adjustments) associated with several of the replacement leases for the space formerly occupied by BP, and 3) rental rate roll downs associated with several new leases replacing the expired BP lease.
(8)
The percentage contribution from Chicago to our total Same Store Net Operating Income is smaller than our geographic concentration percentage in Chicago, which is presented on an ALR basis (see page 33), primarily because of the large number of leases with operating expense recovery abatements (which abatements are not included in straight line rent adjustments) and a number of leases yet to commence for currently vacant spaces (the projected gross rents for which are included in our ALR calculation). As operating expense recovery abatements burn off and as executed but not commenced leases begin, the Same Store Net Operating Income percentage contribution from Chicago should increase and should be more closely aligned with our Chicago concentration percentage as presented on page 33.
(9)
The increase in Los Angeles Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to increased rental income associated with the new lease with Guidance Software at 1055 East Colorado Boulevard in Pasadena, CA, which commenced in mid-2013, along with increased rental income associated with new leases with Union Bank and Front Porch Communities at 800 North Brand Boulevard in Glendale, CA, both of which commenced in early 2014.
(10)
The decrease in Dallas Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to a tenant transition at 6021 Connection Drive in Irving, TX. Specifically, the decrease in net operating income is predominantly related to the downtime between the expiration of the Nokia lease at the end of 2013 and the commencement of the Epsilon lease, which is projected to be at the beginning of the third quarter of 2014.
(11)
The increase in Other Same Store Net Operating Income for the three months ended March 31, 2014 as compared to the same period in 2013 was primarily related to 1) increased rental income under the restructured Independence Blue Cross lease at 1901 Market Street in Philadelphia, PA, 2) increased rental income at Glenridge Highlands Two in Atlanta, GA, attributable the several new leases commencing in 2013 and 2014, and 3) increased rental income at Eastpoint I in Mayfield Heights, OH, related to the commencement of a new lease with TMW Systems in early 2014.



18



Piedmont Office Realty Trust, Inc.
Capitalization Analysis
Unaudited (in thousands except for per share data)


 
 
As of
 
As of
 
 
March 31, 2014
 
December 31, 2013
 
 
 
 
 
Common stock price (1)
 
$
17.15

 
$
16.52

Total shares outstanding
 
154,278

 
157,461

Equity market capitalization (1)
 
$
2,645,866

 
$
2,601,254

Total debt - principal amount outstanding
 
$
2,034,525

 
$
2,003,525

Total market capitalization (1)
 
$
4,680,391

 
$
4,604,779

Total debt / Total market capitalization
 
43.5
%
 
43.5
%
Total gross real estate assets
 
$
4,998,289

 
$
5,003,737

Total debt / Total gross real estate assets (2)
 
40.7
%
 
40.0
%
Total debt / Total gross assets (3)
 
35.8
%
 
35.0
%










(1)
Reflects common stock closing price as of the end of the reporting period.
(2)
Gross real estate assets is defined as total real estate assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.
(3)
Gross assets is defined as total assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.

19



Piedmont Office Realty Trust, Inc.
Debt Summary
As of March 31, 2014
Unaudited ($ in thousands)

Floating Rate & Fixed Rate Debt
Debt (1)
Principal Amount
Outstanding
Weighted Average Stated
Interest Rate
Weighted Average
Maturity
 
 
 
 
 
Floating Rate
$372,000
(2) 
1.34%
45.4 months
 
 
 
 
 
Fixed Rate
1,662,525

 
3.99%
71.7 months
 
 
 
 
 
Total
$2,034,525
 
3.50%
66.9 months
    

 
Unsecured & Secured Debt
Debt (1)
Principal Amount
Outstanding
Weighted Average Stated
Interest Rate
Weighted Average
Maturity
 
 
 
 
 
 
Unsecured
$1,622,000
 
2.98%
(3) 
76.7 months
 
 
 
 
 
 
Secured
412,525

 
5.56%
 
28.5 months
 
 
 
 
 
 
Total
$2,034,525
 
3.50%
 
66.9 months
    

 
Debt Maturities
Maturity Year
Secured Debt - Principal
Amount Outstanding (1)
Unsecured Debt - Principal
Amount Outstanding (1)
 Weighted Average
Stated Interest
Rate
 Percentage of Total
 
 
 
 
 
 
2014
$—
$—
 
N/A
—%
2015
105,000
 
5.29%
5.2%
2016
167,525
300,000
 
3.71%
23.0%
2017
140,000
272,000
(4) 
2.84%
20.2%
2018
 
N/A
—%
2019 +
1,050,000
 
3.49%
51.6%
 
 
 
 
 
 
Total
$412,525
$1,622,000
 
3.50%
100.0%

(1)
All of Piedmont's outstanding debt as of March 31, 2014 was interest-only debt.
(2)
Amount represents the outstanding balance as of March 31, 2014, on the $500 million unsecured revolving credit facility and $100 million of the $300 million unsecured term loan that closed during the fourth quarter of 2013 that remains unhedged. Both the $300 million unsecured term loan that closed in 2011 and the $300 million unsecured term loan that closed in 2013 have stated variable rates; however, Piedmont entered into $300 million in notional amount of interest rate swap agreements which effectively fix the interest rate on the 2011 unsecured term loan at 2.69% through its maturity date of November 22, 2016, assuming no credit rating change for the Company, and $200 million in notional amount of interest rate swap agreements which effectively fix the interest rate on $200 million of the 2013 unsecured term loan at 2.79% through its maturity date of January 31, 2019, assuming no credit rating change for the Company. The 2011 unsecured term loan and $200 million of the 2013 unsecured term loan, therefore, are reflected as fixed rate debt.
(3)
The weighted average interest rate is a weighted average rate for amounts outstanding under our $500 million unsecured revolving credit facility, our unsecured senior notes and our unsecured term loans. As presented herein, the weighted average stated interest rate is calculated based upon the principal amounts outstanding.
(4)
The initial maturity date of the $500 million unsecured revolving credit facility is August 19, 2016; however, there are two, six-month extension options available under the facility providing for a final extended maturity date of August 21, 2017. For the purposes of this schedule, we reflect the maturity date of the facility as the final extended maturity date of August 2017.

20



Piedmont Office Realty Trust, Inc.
Debt Detail
Unaudited ($ in thousands)

Facility
Property
Stated Rate (1)
Maturity
Principal Amount Outstanding as of March 31, 2014
 
 
 
 
 
 
Secured
 
 
 
 
 
$105.0 Million Fixed-Rate Loan
US Bancorp Center
5.29
%
 
5/11/2015
$105,000
$125.0 Million Fixed-Rate Loan
Four Property Collateralized Pool (2)
5.50
%
 
4/1/2016
125,000
$42.5 Million Fixed-Rate Loan
Las Colinas Corporate Center I & II
5.70
%
 
10/11/2016
42,525
$140.0 Million WDC Fixed-Rate Loans
1201 & 1225 Eye Street
5.76
%
 
11/1/2017
140,000
Subtotal / Weighted Average (3)
 
5.56
%
 

$412,525
 
 
 
 
 
 
Unsecured
 
 
 
 
 
$500.0 Million Unsecured Line of Credit (4)
N/A
1.34
%
(5) 
8/21/2017
$272,000
$350.0 Million Unsecured Senior Notes (6)
N/A
3.40
%
 
6/1/2023
350,000
$400.0 Million Unsecured Senior Notes (7)
N/A
4.45
%
 
3/15/2024
400,000

$300.0 Million Unsecured 2011 Term Loan
N/A
2.69
%
(8) 
11/22/2016
300,000
$300.0 Million Unsecured 2013 Term Loan
N/A
2.31
%
(9) 
1/31/2019
300,000
Subtotal / Weighted Average (3)
 
2.98
%
 
 
$1,622,000
 
 
 
 
 
 
Total Debt - Principal Amount Outstanding / Weighted Average Stated Rate (3)
3.50
%
 
 
$2,034,525
GAAP Accounting Adjustments (10)
 
 
 
 
(4,703
)
Total Debt - GAAP Amount Outstanding
 
 
 
$2,029,822




(1)
All of Piedmont’s outstanding debt as of March 31, 2014, was interest-only debt.
(2)
The four property collateralized pool includes 1430 Enclave Parkway, Windy Point I and II, and 1055 East Colorado Boulevard.
(3)
Weighted average is based on the total balance outstanding and interest rate at March 31, 2014.
(4)
All of Piedmont’s outstanding debt as of March 31, 2014, was term debt with the exception of $272 million outstanding on our unsecured revolving credit facility. The $500 million unsecured revolving credit facility has an initial maturity date of August 19, 2016; however, there are two, six-month extension options available under the facility providing for a total extension of up to one year to August 21, 2017. The final extended maturity date is presented on this schedule.
(5)
The interest rate presented for the $500 million unsecured revolving credit facility is the weighted average interest rate for all outstanding draws as of March 31, 2014. Piedmont may select from multiple interest rate options with each draw under this facility, including the prime rate and various length LIBOR locks. All LIBOR selections are subject to an additional spread (1.175% as of March 31, 2014) over the selected rate based on Piedmont’s current credit rating.
(6)
The $350 million unsecured senior notes were offered for sale at 99.601% of the principal amount. The resulting effective cost of the financing is approximately 3.45% before the consideration of transaction costs and proceeds from interest rate hedges. After the application of proceeds from interest rate hedges, the effective cost of the financing is approximately 3.43%.
(7)
The $400 million unsecured senior notes were offered for sale at 99.791% of the principal amount. The resulting effective cost of the financing is approximately 4.48% before the consideration of transaction costs and proceeds from interest rate hedges. After the application of proceeds from interest rate hedges, the effective cost of the financing is approximately 4.10%.
(8)
The $300 million unsecured term loan that closed in 2011 has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix the interest rate on this loan at 2.69% through its maturity date of November 22, 2016, assuming no credit rating change for the Company.
(9)
Piedmont may select from multiple interest rate options under this facility, including the prime rate and various length LIBOR locks. All LIBOR selections are subject to an additional spread (1.20% as of March 31, 2014) over the selected rate based on Piedmont’s current credit rating. Piedmont entered into interest rate swap agreements which effectively fix the interest rate on $200 million of this loan at 2.79% through its maturity date of January 31, 2019, assuming no credit rating change for the Company. The interest rate presented is the weighted average interest rate comprised of the fixed rate portion and the floating rate portion.
(10)
The GAAP accounting adjustments relate to the original issue discounts and fees associated with the $350 million unsecured senior notes and the $400 million unsecured senior notes. The original issue discounts and fees will be amortized to interest expense over the contractual term of the related debt issuance.

21



Piedmont Office Realty Trust, Inc.
Debt Analysis
As of March 31, 2014
Unaudited


Bank Debt Covenant Compliance (1)
Required
Actual



Maximum Leverage Ratio
0.60
0.36
Minimum Fixed Charge Coverage Ratio (2)
1.50
3.77
Maximum Secured Indebtedness Ratio
0.40
0.07
Minimum Unencumbered Leverage Ratio
1.60
2.98
Minimum Unencumbered Interest Coverage Ratio (3)
1.75
8.92

Bond Covenant Compliance (4)
Required
Actual
 
 
 
Total Debt to Total Assets
60% or less
40.0%
Secured Debt to Total Assets
40% or less
8.0%
Ratio of Consolidated EBITDA to Interest Expense
1.50 or greater
4.20
Unencumbered Assets to Unsecured Debt
150% or greater
328%


Three Months Ended
Three Months Ended
Year Ended
Other Debt Coverage Ratios
March 31, 2014
March 31, 2014
December 31, 2013

 
 
 
Average net debt to core EBITDA (5)
6.9 x
 
5.4 x
Fixed charge coverage ratio (6)
3.8 x
 
4.3 x
Interest coverage ratio (7)
3.8 x
 
4.3 x







(1)
Debt covenant compliance calculations relate to specific calculations detailed in the relevant credit agreements.
(2)
Defined as EBITDA for the trailing four quarters (including the Company's share of EBITDA from unconsolidated interests), less one-time or non-recurring gains or losses, less a $0.15 per square foot capital reserve, and excluding the impact of straight line rent leveling adjustments and amortization of intangibles divided by the Company's share of fixed charges, as more particularly described in the credit agreements. This definition of fixed charge coverage ratio as prescribed by our credit agreements is different from the fixed charge coverage ratio definition employed elsewhere within this report.
(3)
Defined as net operating income for the trailing four quarters for unencumbered assets (including the Company's share of net operating income from partially-owned entities and subsidiaries that are deemed to be unencumbered) less a $0.15 per square foot capital reserve divided by the Company's share of interest expense associated with unsecured financings only, as more particularly described in the credit agreements.
(4)
Please refer to the Indenture dated May 9, 2013 and the Indenture and the Supplemental Indenture dated March 6, 2014, for additional information on the relevant calculations.
(5)
For the purposes of this calculation, we use the average daily balance of debt outstanding during the period, less cash and cash equivalents and escrow deposits and restricted cash as of the end of the period.
(6)
Fixed charge coverage is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no principal amortization or preferred dividends during the periods ended March 31, 2014 and December 31, 2013. The Company had capitalized interest of $384,843 for the quarter ended March 31, 2014, and $31,486 for the year ended December 31, 2013.
(7)
Interest coverage ratio is calculated as Core EBITDA divided by the sum of interest expense and capitalized interest. The Company had capitalized interest of $384,843 for the quarter ended March 31, 2014, and $31,486 for the year ended December 31, 2013.

22



Piedmont Office Realty Trust, Inc.
Tenant Diversification (1) 
As of March 31, 2014
(in thousands except for number of properties)

Tenant
Credit Rating (2)
Number of
Properties
Lease Expiration (3)
Annualized Lease
Revenue
Percentage of
Annualized Lease
Revenue (%)
 Leased
Square Footage
Percentage of
Leased
Square Footage (%)
U.S. Government
AA+ / Aaa
7
 
(4)
$45,543
8.2
1,013
5.5
US Bancorp
A+ / A1
3
2014 / 2023 / 2024
(5)
29,366
5.3
973
5.3
State of New York
AA / Aa2
1
2019

20,767
3.7
481
2.6
Independence Blue Cross
No rating available
1
2033

15,780
2.8
801
4.4
GE
AA+ / Aa3
2
2027

15,158
2.7
453
2.5
Aon
A- / Baa2
1
2028

13,915
2.5
428
2.3
Nestle
AA / Aa2
1
2021

11,898
2.1
401
2.2
Shaw
BBB+
1
2018

10,563
1.9
313
1.7
City of New York
AA / Aa2
1
2020

9,785
1.8
313
1.7
KPMG
No rating available
2
2027

9,039
1.6
279
1.5
Gallagher
No rating available
1
2018

8,539
1.5
307
1.7
DDB Needham
BBB+ / Baa1
1
2018

7,662
1.4
213
1.2
Caterpillar Financial
A / A2
1
2022

7,643
1.4
312
1.7
Catamaran
BB+ / Ba2
1
2025

7,394
1.3
301
1.6
Harvard University
AAA / Aaa
2
2017

7,145
1.3
110
0.6
Gemini
A / A2
1
2021

6,544
1.2
205
1.1
Edelman
No rating available
1
2024

6,489
1.2
184
1.0
KeyBank
A- / A3
2
2016

6,418
1.2
210
1.1
Harcourt
BBB+
1
2016

6,350
1.1
195
1.1
Raytheon
A- / A3
2
2019

6,271
1.1
440
2.4
Epsilon Data Management
No rating available
2
2026

6,056
1.1
250
1.4
First Data Corporation
B / B3
1
2020

6,008
1.1
195
1.1
Jones Lang LaSalle
BBB- / Baa2
1
2017

5,966
1.1
165
0.9
Ralph Lauren
A / A3
1
2019

5,805
1.0
178
1.0
Integrys
A- / Baa1
1
2029

5,768
1.0
181
1.0
Archon Group
A- / Baa1
2
2018

5,735
1.0
235
1.3
Henry M. Jackson
No rating available
2
2022
 
5,450
1.0
145
0.8
Towers Watson
No rating available
1
2017
 
5,416
1.0
123
0.7
Other


Various

258,460
46.4
8,905
48.6
Total



 
$556,933
100.0
18,309
100.0


23



Tenant Diversification
March 31, 2014 as compared to December 31, 2013


    
        







(1)
This schedule presents all tenants contributing 1.0% or more to Annualized Lease Revenue.
(2)
Credit rating may reflect the credit rating of the parent or a guarantor. When available, both the Standard & Poor's credit rating and the Moody's credit rating are provided.
(3)
Unless otherwise indicated, Lease Expiration represents the expiration year of the majority of the square footage leased by the tenant.
(4)
There are several leases with several different agencies of the U.S. Government with expiration years ranging from 2014 to 2027.
(5)
US Bank's lease at One & Two Meridian Crossings, representing approximately 337,000 square feet and $9.8 million of Annualized Lease Revenue, expires in 2023. Of the space leased at US Bancorp Center, US Bancorp renewed on 395,000 square feet, representing $11.3 million of Annualized Lease Revenue, through 2024; Piper Jaffray, a current subtenant, leased 124,000 square feet, representing $3.8 million of Annualized Lease Revenue, through 2025; and two additional companies leased a total of 28,000 square feet, representing $0.8 million of Annualized Lease Revenue. Approximately 92,000 square feet and $3.6 million of Annualized Lease Revenue will expire in 2014.





24



Piedmont Office Realty Trust, Inc.
Tenant Credit Rating & Lease Distribution Information
As of March 31, 2014


Tenant Credit Rating (1) 
 
 
 
 
 
Annualized
Lease Revenue
(in thousands)
Percentage of
Annualized Lease
Revenue (%)
 
 
 
 
 
AAA / Aaa
$52,549
9.5
 
AA / Aa
81,171

14.6
 
A / A
124,464

22.3
 
BBB / Baa
50,079

9.0
 
BB / Ba
32,296

5.8
 
B / B
24,632

4.4
 
Below

0.0
 
Not rated (2)
191,742

34.4
 
Total
$556,933
100.0
 
 
 
 
 



Lease Distribution
 
Number of Leases
Percentage of
Leases (%)
 Annualized
Lease Revenue
(in thousands)
 Percentage of
Annualized Lease
Revenue (%)
 Leased
Square Footage
(in thousands)
Percentage of
Leased
Square Footage (%)
 
 
 
 
 
 
 
 
 
2,500 or Less
204
31.8
$21,484
3.9
187

1.0
 
2,501 - 10,000
190
29.6
32,888

5.9
1,043

5.7
 
10,001 - 20,000
85
13.2
34,737

6.2
1,212

6.6
 
20,001 - 40,000
65
10.1
55,456

9.9
1,847

10.1
 
40,001 - 100,000
48
7.5
83,375

15.0
2,803

15.3
 
Greater than 100,000
50
7.8
328,993

59.1
11,217

61.3
 
Total
642
100.0
$556,933
100.0
18,309

100.0
 
 
 
 
 
 
 
 
 





(1)
Credit rating may reflect the credit rating of the parent or a guarantor. Where differences exist between the Standard & Poor's credit rating for a tenant and the Moody's credit rating for a tenant, the higher credit rating is selected for this analysis.
(2)
The classification of a tenant as "not rated" does not indicate that the tenant is of poor credit quality, but can indicate that the tenant or the tenant's debt, if any, has not been rated. Included in this category are such tenants as Independence Blue Cross, McKinsey & Company and KPMG.

25



Piedmont Office Realty Trust, Inc.
Leased Percentage Information
(in thousands)

Impact of Strategic Transactions on Leased Percentage
The Company’s stated long-term growth strategy includes the recycling of capital from certain stabilized or non-core assets into office properties located in focused concentration and opportunistic markets. Some of the recently acquired properties are value-add properties which are defined as low-occupancy properties acquired at attractive bases with earnings growth and value appreciation potential achievable through leasing up such assets to a stabilized occupancy. Because the value-add properties have large vacancies, they negatively affect Piedmont’s overall leased percentage. In order to identify the effect they have on Piedmont’s overall leased percentage, the following information is being provided. The analysis below: 1) removes the impact of the value-add properties from Piedmont’s overall office portfolio total under the heading “Stabilized Portfolio Analysis”; 2) provides a year-over-year comparison of leased percentage on the same subset of properties under the heading “Same Store Analysis”; and 3) provides a year-over-year comparison of leased percentage on the same subset of stabilized properties under the heading "Same Store Stabilized Analysis".
 
 
Three Months Ended
 
Three Months Ended
 
 
 
March 31, 2014
 
March 31, 2013
 
 
 
 Leased
Square Footage
 Rentable
Square Footage
Percent
Leased (1)
 
 Leased
Square Footage
 Rentable
Square Footage
Percent
Leased (1)
 
 
As of December 31, 20xx
18,737

21,490

87.2
%
 
17,935

20,500

87.5
%
 
 
New leases
1,007



 
517



 
 
Expired leases
(1,088
)


 
(943
)


 
 
Other (2)
(246
)
(241
)

 
1

(4
)

 
 
Subtotal
18,410

21,249

86.6
%
 
17,510

20,496

85.4
%
 
 
Acquisitions during period



 
578

594


 
 
Dispositions during period
(101
)
(142
)

 
(145
)
(237
)

 
 
As of March 31, 20xx (3) (4)
18,309

21,107

86.7
%
 
17,943

20,853

86.0
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Stabilized Portfolio Analysis
 
 
 
 
 
 
 
 
 
Less value-add properties (5)
(1,016
)
(1,639
)
62.0
%
 
(689
)
(1,436
)
48.0
%
 
 
Stabilized Total (3) (4)
17,293

19,468

88.8
%
 
17,254

19,417

88.9
%
 
 
 
 
 
 
 
 
 
 
 
 
Same Store Analysis
 
 
 
 
 
 
 
 
 
Less acquisitions / dispositions after March 31, 2013 (5) (6)
(896
)
(973
)
92.1
%
 
(539
)
(580
)
92.9
%
 
 
Same Store Total (3) (4) (7)
17,413

20,134

86.5
%
 
17,404

20,273

85.8
%
 
 
 
 
 
 
 
 
 
 
 
 
Same Store Stabilized Analysis
 
 
 
 
 
 
 
 
 
Less value-add same store properties (5)
(815
)
(1,438
)
56.7
%
 
(689
)
(1,436
)
48.0
%
 
 
Same Store Stabilized Total (3) (4)
16,598

18,696

88.8
%
 
16,715

18,837

88.7
%
 
 
 
 
 
 
 
 
 
 
 
(1)
Calculated as leased square footage as of period end with the addition of square footage associated with uncommenced leases for spaces vacant as of period end, divided by total rentable square footage as of period end, expressed as a percentage.
(2)
Effective January 1, 2014, 3100 Clarendon Boulevard was taken out of service due to the redevelopment of the property. The adjustments to square footage presented on this line in 2014 primarily relate to the removal of 3100 Clarendon Boulevard from our operating portfolio. For additional information regarding the redevelopment of 3100 Clarendon Boulevard, please refer to the Financing and Capital Activity section of Financial Highlights.
(3)
The square footage associated with leases with end of period expiration dates is included in the end of the period leased square footage.
(4)
End of period leased square footage for 2013 and 2014 includes short-term space leased on behalf of NASA in accordance with requirements stipulated under its lease to allow it to restructure its space at Two Independence Square in Washington, D.C. As of March 31, 2014, the total short-term space amounts to approximately 63,000 square feet and it will be occupied until an estimated date of July 31, 2014.
(5)
For additional information on acquisitions and dispositions completed during the last year and value-add properties, please refer to pages 36 and 37, respectively.
(6)
Dispositions completed during the previous twelve months are deducted from the previous period data and acquisitions completed during the previous twelve months are deducted from the current period data.
(7)
Excluding executed but not commenced leases for currently vacant spaces, comprising approximately 746,000 square feet for same store properties for the current period and 384,000 square feet for same store properties for the prior period, Piedmont's same store commenced leased percentage was 82.8% and 84.0% for the current and prior periods, respectively.


26



Piedmont Office Realty Trust, Inc.
Rental Rate Roll Up / Roll Down Analysis (1) 
(in thousands)


 
Three Months Ended
 
 
March 31, 2014
 
 
Square Feet
% of Total Signed
During Period
% of Rentable
Square Footage
% Change
Cash Rents (2)
% Change
Accrual Rents  (3) (4)
 
 
 
 
 
 
 
 
Leases executed for spaces vacant one year or less
211
50.9%
1.0%
(6.4)%
(1.2)%
 
Leases executed for spaces excluded from analysis (5)
204
49.1%



 

 
 
 
 
 
 
 






















(1)
The population analyzed consists of consolidated office leases executed during the period with lease terms greater than one year. Retail leases, as well as leases associated with storage spaces, management offices, and unconsolidated joint venture assets, were excluded from this analysis.
(2)
For the purposes of this analysis, the cash rents last in effect for the previous leases were compared to the initial cash rents of the new leases in order to calculate the percentage change.
(3)
For the purposes of this analysis, the accrual basis rents for the previous leases were compared to the accrual basis rents of the new leases in order to calculate the percentage change. For newly signed leases which have variations in accrual basis rents, whether because of known future expansions, contractions, lease expense recovery structure changes, or other similar reasons, the weighted average of such accrual basis rents is used for the purposes of this analysis.
(4)
For leases under which a tenant may use, at its discretion, a portion of its tenant improvement allowance for expenses other than those related to improvements to its space, an assumption is made that the tenant elects to use any such portion of its tenant improvement allowance for improvements to its space prior to the commencement of its lease, unless the Company is notified otherwise by the tenant. This assumption is made based upon the historical tenant improvement allowance usage patterns of the Company's tenants.
(5)
Represents leases signed at our consolidated office assets that do not qualify for inclusion in the analysis primarily because the spaces for which the new leases were signed had been vacant for greater than one year.

27



Piedmont Office Realty Trust, Inc.
Lease Expiration Schedule
As of March 31, 2014
(in thousands)

 
 
OFFICE PORTFOLIO
 
GOVERNMENTAL ENTITIES
 
 
Annualized Lease
Revenue (1)
Percentage of
Annualized Lease
Revenue (%)
 Rentable
Square Footage
 Percentage of
Rentable
Square Footage (%)
 
Annualized Lease
Revenue (1)
Percentage of
Annualized Lease
Revenue (%)
Percentage of Current
Year Total Annualized
Lease Revenue
Expiring (%)
Vacant
 
$—
2,797
13.2
 
$—
N/A
2014 (2)
 
18,641
3.3
539
2.6
 
3,589
0.6
19.3
2015 (3)
 
25,302
4.5
882
4.2
 
1,816
0.3
7.2
2016
 
31,127
5.6
1,114
5.3
 
1,453
0.3
4.7
2017 (4)
 
62,873
11.3
1,546
7.3
 
9,999
1.8
15.9
2018
 
57,591
10.3
1,925
9.1
 
2019
 
63,206
11.4
2,309
10.9
 
20,767
3.7
32.9
2020
 
38,338
6.9
1,412
6.7
 
9,785
1.8
25.5
2021
 
32,047
5.8
1,056
5.0
 
2022
 
26,136
4.7
853
4.0
 
2023
 
30,448
5.5
1,131
5.4
 
2024
 
45,756
8.2
1,512
7.2
 
2025
 
20,869
3.7
787
3.7
 
2026
 
12,682
2.3
507
2.4
 
2027
 
52,517
9.4
1,240
5.9
 
29,032
5.2
55.3
Thereafter
 
39,400
7.1
1,497
7.1
 
Total / Weighted Average
 
$556,933
100.0
21,107
100.0
 
$76,441
13.7
 
Average Lease Term Remaining
3/31/2014
7.3 years
12/31/2013
7.1 years
(1)
Annualized rental income associated with newly executed leases for currently occupied space is incorporated herein only at the expiration date for the current lease. Annualized rental income associated with such new leases is removed from the expiry year of the current lease and added to the expiry year of the new lease. These adjustments effectively incorporate known roll ups and roll downs into the expiration schedule.
(2)
Includes leases with an expiration date of March 31, 2014 aggregating 39,000 square feet and Annualized Lease Revenue of $1.2 million.
(3)
Leases and other revenue-producing agreements on a month-to-month basis, aggregating 7,000 square feet and Annualized Lease Revenue of $0.3 million, are assigned a lease expiration date of a year and a day beyond the period end date. Includes an approximate 45,000 square foot contraction of the National Park Service lease at 1201 Eye Street in Washington, D.C., the renewal of which was signed subsequent to the end of the first quarter of 2014.
(4)
Includes the expiration of the National Park Service lease, net of the contraction noted in footnote (3) above, at 1201 Eye Street in Washington, D.C. The lease renewal was signed subsequent to the end of the first quarter of 2014.

28



Piedmont Office Realty Trust, Inc.
Lease Expirations by Quarter
As of March 31, 2014
(in thousands)

 
 
Q2 2014 (1)
 
Q3 2014
 
Q4 2014
 
Q1 2015
 
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
 
 
 
 
 
 
 
 
 
 
 
 
Atlanta
 
$57
 
$—
 
$—
 
29
$535
Austin
 
 
 
 
Boston
 
 
 
50
 
2
117
Central & South Florida
 
 
 
 
19
451
Chicago
 
19
490
 
 
19
305
 
15
365
Dallas
 
11
310
 
4
97
 
3
65
 
35
930
Detroit
 
 
6
136
 
2
12
 
Houston
 
 
 
 
Los Angeles
 
840
 
 
 
Minneapolis
 
92
3,352
 
11
 
18
502
 
2
102
Nashville
 
 
 
 
New York
 
50
1,721
 
27
 
36
1,851
 
2
101
Philadelphia
 
 
 
 
Phoenix
 
 
 
 
Washington, D.C.
 
69
3,651
 
187
4,263
 
20
995
 
8
349
Other
 
3
41
 
1
 
 
Total / Weighted Average (3)
 
244
$10,462
 
197
$4,535
 
98
$3,780
 
112
$2,950












(1)
Includes leases with an expiration date of March 31, 2014 aggregating 39,000 square feet and expiring lease revenue of $1.4 million. No such adjustments are made to other periods presented.
(2)
Expiring lease revenue is calculated as expiring square footage multiplied by the gross rent per square foot of the tenant currently leasing the space.
(3)
Total expiring lease revenue in any given year will not tie to the expiring Annualized Lease Revenue presented on the Lease Expiration Schedule on the previous page as the Lease Expiration Schedule accounts for the revenue effects of newly signed leases. Reflected herein are expiring revenues based on in-place rental rates.

29



Piedmont Office Realty Trust, Inc.
Lease Expirations by Year
As of March 31, 2014
(in thousands)

 
12/31/2014 (1)
 
12/31/2015
 
12/31/2016
 
12/31/2017
 
12/31/2018
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
Atlanta
$57
 
29
$535
 
18
$368
 
45
$1,077
 
107
$2,220
Austin
 
 
195
6,355
 
1
 
Boston
50
 
128
2,610
 
3
193
 
66
5,325
 
145
6,180
Central & South Florida
 
30
719
 
71
1,821
 
161
3,931
 
40
977
Chicago
38
794
 
196
5,709
 
82
2,501
 
296
16,410
 
623
20,206
Dallas
18
472
 
98
2,509
 
61
1,480
 
228
5,670
 
379
9,138
Detroit
7
149
 
61
442
 
28
682
 
78
1,533
 
29
543
Houston
 
 
 
2
 
313
10,581
Los Angeles
840
 
21
686
 
91
2,870
 
46
1,631
 
15
366
Minneapolis
110
3,865
 
84
3,126
 
33
1,105
 
48
1,607
 
35
1,167
Nashville
 
 
201
2,579
 
 
New York
87
3,598
 
68
2,551
 
280
9,111
 
70
2,283
 
91
2,264
Philadelphia
 
 
 
 
Phoenix
 
 
 
 
63
1,517
Washington, D.C. (3)
276
8,911
 
151
6,920
 
38
1,763
 
494
23,965
 
26
1,228
Other
3
41
 
16
240
 
13
300
 
14
352
 
59
1,197
Total / Weighted Average (4)
539
$18,777
 
882
$26,047
 
1,114
$31,128
 
1,546
$63,787
 
1,925
$57,584












(1)
Includes leases with an expiration date of March 31, 2014 aggregating 39,000 square feet and expiring lease revenue of $1.4 million. No such adjustments are made to other periods presented.
(2)
Expiring lease revenue is calculated as expiring square footage multiplied by the gross rent per square foot of the tenant currently leasing the space.
(3)
The lease renewal with the National Park Service at 1201 Eye Street in Washington, D.C., was signed subsequent to the end of the first quarter of 2014. The expiration of the lease is reflected in 2015 and 2017. The expiration in 2015 consists of an approximate 45,000 square foot contraction; the remaining approximately 174,000 square feet are reflected as an expiration in 2017.
(4)
Total expiring lease revenue in any given year will not tie to the expiring Annualized Lease Revenue presented on the Lease Expiration Schedule on page 28 as the Lease Expiration Schedule accounts for the revenue effects of newly signed leases. Reflected herein are expiring revenues based on in-place rental rates.

30



Piedmont Office Realty Trust, Inc.
Capital Expenditures & Commitments
For the quarter ended March 31, 2014
Unaudited (in thousands)

 
For the Three Months Ended
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
Non-incremental
 
 
 
 
 
 
 
 
 
Building / construction / development
$
720

 
$
11,372

 
$
1,465

 
$
2,056

 
$
930

Tenant improvements
11,531

 
24,798

 
11,854

 
11,292

 
13,744

Leasing costs
1,570

 
6,815

 
8,386

 
5,019

 
5,246

Total non-incremental
13,821

 
42,985

 
21,705

 
18,367

 
19,920

Incremental
 
 
 
 
 
 
 
 
 
Building / construction / development
6,776

 
8,418

 
4,826

 
8,291

 
6,712

Tenant improvements
7,627

 
10,181

 
9,780

 
29,262

 
14,068

Leasing costs
2,386

 
2,747

 
2,043

 
1,119

 
1,642

Total incremental
16,789

 
21,346

 
16,649

 
38,672

 
22,422

Total capital expenditures
$
30,610

 
$
64,331

 
$
38,354

 
$
57,039

 
$
42,342


 
 
 
 
 
 
Non-incremental tenant improvement commitments (1)
 
 
 
 
Non-incremental tenant improvement commitments outstanding as of December 31, 2013
 
$85,140
 
 
New non-incremental tenant improvement commitments related to leases executed during period
 
3,627

 
 
Non-incremental tenant improvement expenditures
(11,531
)
 
 
 
Less: Tenant improvement expenditures fulfilled through accrued liabilities already presented on Piedmont's balance sheet, expired commitments or other adjustments
(5,235
)
 
 
 
Non-incremental tenant improvement commitments fulfilled, expired or other adjustments
 
(16,766
)
 
 
Total as of March 31, 2014
 
$72,001
 
 
 
 
 
 










NOTE:
The information presented on this page is for all consolidated assets.
(1)
Commitments are unexpired contractual non-incremental tenant improvement obligations for leases executed in current and prior periods that have not yet been incurred and have not otherwise been presented on Piedmont's financial statements. The four largest commitments total approximately $34.0 million, or 47% of the total outstanding commitments.

31



Piedmont Office Realty Trust, Inc.
Contractual Tenant Improvements and Leasing Commissions

 
 
For the Three Months
Ended March 31, 2014
For the Year Ended
 
 
2013
2012
2011
Renewal Leases
 

 
 
 
 
 
Number of leases
16
56
45
 
48
 
 
Square feet 
117,634
2,376,177
1,150,934
 
2,280,329
 
 
Tenant improvements per square foot (1)
$9.40
$14.24
$19.12
 
$33.29
 
 
Leasing commissions per square foot
$5.82
$4.66
$6.64
 
$9.97
 
 
Total per square foot
$15.22
$18.90
$25.76
 
$43.26
 
 
Tenant improvements per square foot per year of lease term
$2.50
$1.88
$2.90
 
$3.93
 
 
Leasing commissions per square foot per year of lease term
$1.55
$0.62
$1.01
 
$1.18
 
 
Total per square foot per year of lease term
$4.05
$2.50
$3.91
(2) 
$5.11
(2) 
New Leases (3)



 

 
 
Number of leases
29
87
92
 
76
 
 
Square feet
295,646
1,050,428
1,765,510
 
1,588,271
 
 
Tenant improvements per square foot (1)
$37.21
$35.74
$47.64
 
$41.21
 
 
Leasing commissions per square foot
$16.42
$12.94
$18.49
 
$15.38
 
 
Total per square foot
$53.63
$48.68
$66.13
 
$56.59
 
 
Tenant improvements per square foot per year of lease term
$3.84
$4.17
$4.30
 
$4.19
 
 
Leasing commissions per square foot per year of lease term
$1.69
$1.51
$1.67
 
$1.57
 
 
Total per square foot per year of lease term
$5.53
$5.68
$5.97
 
$5.76
 
Total
 



 

 
 
Number of leases
45
143
137
 
124
 
 
Square feet
413,280
3,426,605
2,916,444
 
3,868,600
 
 
Tenant improvements per square foot (1)
$29.29
$20.83
$36.39
 
$36.54
 
 
Leasing commissions per square foot
$13.40
$7.20
$13.81
 
$12.19
 
 
Total per square foot
$42.69
$28.03
$50.20
 
$48.73
 
 
Tenant improvements per square foot per year of lease term
$3.66
$2.64
$3.91
 
$4.05
 
 
Leasing commissions per square foot per year of lease term
$1.67
$0.91
$1.48
 
$1.35
 
 
Total per square foot per year of lease term
$5.33
$3.55
$5.39
 
$5.40
 


NOTE:
This information is presented for our consolidated office assets only and excludes activity associated with storage and licensed spaces.
(1)
For leases under which a tenant may use, at its discretion, a portion of its tenant improvement allowance for expenses other than those related to improvements to its space, an assumption is made that the tenant elects to use any such portion of its tenant improvement allowance for improvements to its space prior to the commencement of its lease, unless the Company is notified otherwise by the tenant. This assumption is made based upon the historical tenant improvement allowance usage patterns of the Company's tenants.
(2)
During 2011, we completed two large, 15-year lease renewals with significant capital commitments: NASA at Two Independence Square in Washington, D.C. and GE at 500 West Monroe Street in Chicago, IL. If the costs associated with these renewals were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for renewal leases in 2011 would be $2.80. During 2012, we completed one large, long-term lease renewal with an above-average capital commitment with US Bancorp at US Bancorp Center in Minneapolis, MN. If the costs associated with this renewal were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for renewal leases in 2012 would be $2.73.
(3)
Since 2010, Piedmont has selectively employed a value-add strategy for new property acquisitions. Piedmont defines value-add properties as those acquired with low occupancies at attractive bases with earnings growth and value appreciation potential achievable through leasing up such assets to stabilized occupancies. Because the value-add properties have large vacancies, many of which have not previously been leased (first generation spaces), the leasing of those vacancies negatively affects Piedmont’s contractual tenant improvements on a per foot and a per foot per year basis for new leases.

32



Piedmont Office Realty Trust, Inc.
Geographic Diversification
As of March 31, 2014
($ and square footage in thousands)


Location
Number of
Properties
 Annualized
Lease Revenue
 Percentage of
Annualized Lease
Revenue (%)
 Rentable
Square Footage
Percentage of
Rentable Square
Footage (%)
 Leased Square Footage
Percent Leased (%)
Chicago
6
$127,562
22.9
4,821
22.8
3,814
79.1
Washington, D.C.
12
94,388
17.0
2,989
14.2
2,137
71.5
New York
6
81,076
14.6
2,432
11.5
2,387
98.1
Minneapolis
4
46,450
8.3
1,613
7.6
1,485
92.1
Dallas
10
42,516
7.6
1,906
9.0
1,832
96.1
Boston
7
34,504
6.2
1,294
6.1
1,294
100.0
Los Angeles
4
29,074
5.2
1,010
4.8
966
95.6
Atlanta
6
19,419
3.5
1,066
5.1
786
73.7
Detroit
5
19,026
3.4
1,008
4.8
863
85.6
Philadelphia
1
15,780
2.8
801
3.8
801
100.0
Houston
1
10,583
1.9
313
1.5
313
100.0
Nashville
2
10,222
1.8
513
2.4
513
100.0
Central & South Florida
4
8,894
1.6
476
2.3
376
79.0
Phoenix
3
7,130
1.3
432
2.1
345
79.9
Austin
1
6,355
1.2
195
0.9
195
100.0
Other
3
3,954
0.7
238
1.1
202
84.9








Total / Weighted Average
75
$556,933
100.0
21,107
100.0
18,309
86.7

33



Piedmont Office Realty Trust, Inc.
Geographic Diversification by Location Type
As of March 31, 2014
(square footage in thousands)


 
 
 
CBD / URBAN INFILL
 
SUBURBAN
 
TOTAL
Location
State
 
Number of
Properties
 Percentage
of
Annualized
Lease
Revenue
(%)
 Rentable
Square
Footage
Percentage
of Rentable
Square
Footage
(%)
 
Number of
Properties
 Percentage
of
Annualized
Lease
Revenue
(%)
 Rentable
Square
Footage
Percentage
of Rentable
Square
Footage
(%)
 
Number of
Properties
 Percentage
of
Annualized
Lease
Revenue
(%)
 Rentable
Square
Footage
Percentage
of Rentable
Square
Footage
(%)
Chicago
IL
 
2
18.1
3,695
17.5
 
4
4.8
1,126
5.3
 
6
22.9
4,821
22.8
Washington, D.C.
DC, VA, MD
 
9
15.9
2,650
12.6
 
3
1.1
339
1.6
 
12
17.0
2,989
14.2
New York
NY, NJ
 
1
7.3
1,027
4.9
 
5
7.3
1,405
6.6
 
6
14.6
2,432
11.5
Minneapolis
MN
 
1
5.2
928
4.4
 
3
3.1
685
3.2
 
4
8.3
1,613
7.6
Dallas
TX
 
1
1.0
262
1.2
 
9
6.6
1,644
7.8
 
10
7.6
1,906
9.0
Boston
MA
 
2
2.3
173
0.8
 
5
3.9
1,121
5.3
 
7
6.2
1,294
6.1
Los Angeles
CA
 
3
4.5
876
4.2
 
1
0.7
134
0.6
 
4
5.2
1,010
4.8
Atlanta
GA
 
2
2.4
581
2.8
 
4
1.1
485
2.3
 
6
3.5
1,066
5.1
Detroit
MI
 
1
1.8
493
2.3
 
4
1.6
515
2.5
 
5
3.4
1,008
4.8
Philadelphia
PA
 
1
2.8
801
3.8
 
 
1
2.8
801
3.8
Houston
TX
 
 
1
1.9
313
1.5
 
1
1.9
313
1.5
Nashville
TN
 
1
1.3
312
1.4
 
1
0.5
201
1.0
 
2
1.8
513
2.4
Central & South Florida
FL
 
 
4
1.6
476
2.3
 
4
1.6
476
2.3
Phoenix
AZ
 
 
3
1.3
432
2.1
 
3
1.3
432
2.1
Austin
TX
 
 
1
1.2
195
0.9
 
1
1.2
195
0.9
Other

 
 
3
0.7
238
1.1
 
3
0.7
238
1.1


 




 




 




Total / Weighted Average
 
24
62.6
11,798
55.9
 
51
37.4
9,309
44.1
 
75
100.0
21,107
100.0


34



Piedmont Office Realty Trust, Inc.
Industry Diversification
As of March 31, 2014
($ and square footage in thousands)

 
 
 
 
Percentage of
 
 
 
Number of
Percentage of Total
Annualized Lease
Annualized Lease
Leased Square
Percentage of Leased
Industry
Tenants
Tenants (%)
Revenue
Revenue (%)
Footage
Square Footage (%)
Governmental Entity
5
1.0
$76,441
13.7
1,816
9.9
Business Services
86
16.9
60,427
10.7
2,277
12.4
Depository Institutions
17
3.3
54,135
9.7
1,858
10.2
Engineering, Accounting, Research, Management & Related Services
38
7.4
42,643
7.7
1,191
6.5
Nondepository Credit Institutions
16
3.1
36,103
6.5
1,226
6.7
Insurance Agents, Brokers & Services
15
2.9
34,342
6.2
1,202
6.6
Insurance Carriers
27
5.3
31,715
5.7
1,367
7.5
Communications
33
6.5
18,428
3.3
574
3.1
Security & Commodity Brokers, Dealers, Exchanges & Services
30
5.9
18,199
3.3
655
3.6
Automotive Repair, Services & Parking
6
1.2
14,265
2.6
49
0.3
Fabricated Metal Products, Except Machinery & Transportation Equipment
4
0.8
13,234
2.4
423
2.3
Real Estate
18
3.5
12,559
2.3
404
2.2
Educational Services
7
1.4
12,206
2.2
320
1.7
Food & Kindred Products
3
0.6
12,124
2.2
408
2.2
Electronic & Other Electrical Equipment & Components, Except Computer
10
2.0
11,904
2.1
428
2.3
Other
195
38.2
108,208
19.4
4,111
22.5
Total
510
100.0
$556,933
100.0
18,309
100.0

35



Piedmont Office Realty Trust, Inc.
Property Investment Activity
As of March 31, 2014
($ and square footage in thousands)


Acquisitions Over Previous Eighteen Months
Property
 
Location
Acquisition Date
Percent
Ownership (%)
Year Built
Purchase Price
 Rentable Square
Footage
 Percent Leased at
Acquisition (%)
Glenridge Highlands III Land
 
Atlanta, GA
10/15/2012
100
N/A
$1,725
N/A
N/A
Arlington Gateway
(1) 
Arlington, VA
3/4/2013
100
2005
175,552
334
99
5 & 15 Wayside Road
 
Burlington, MA
3/22/2013
100
1999 / 2001
69,321
271
95
Royal Lane Land
 
Irving, TX
8/1/2013
100
N/A
2,600
N/A
N/A
5301 Maryland Way
(2) 
Brentwood, TN
8/12/2013
100
1989
18,500
201
100
4685 Investment Drive
(2) 
Troy, MI
8/12/2013
100
2000
10,000
77
100
2020 West 89th Street
(2) 
Leawood, KS
8/12/2013
100
1992
4,250
68
85
6565 North MacArthur Boulevard
 
Irving, TX
12/5/2013
100
1998
46,600
260
93
One Lincoln Park
 
Dallas, TX
12/20/2013
100
1999
56,654
262
79
161 Corporate Center
 
Irving, TX
12/30/2013
100
1998
16,000
105
91
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$401,202
1,578
93

Dispositions Over Previous Eighteen Months
Property
 
Location
Disposition Date
Percent
Ownership (%)
Year Built
Sale Price
 Rentable Square
Footage
 Percent Leased at
Disposition (%)
1111 Durham Avenue
(3) 
South Plainfield, NJ
3/28/2013
100
1975
$4,000
N/A
N/A
1200 Enclave Parkway
Houston, TX
5/1/2013
100
1999
48,750
150
100
350 Spectrum Loop
 
Colorado Springs, CO
11/1/2013
100
2001
30,050
156
100
8700 South Price Road
 
Tempe, AZ
12/30/2013
100
2000
21,500
132
100
11107 Sunset Hills Road
Reston, VA
3/19/2014
100
1985
20,000
101
100
11109 Sunset Hills Road
Reston, VA
3/19/2014
100
1984
2,600
41
0
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$126,900
580
93

Dispositions Subsequent to Quarter End
Property
 
Location
Disposition Date
Percent
Ownership (%)
Year Built
Sale Price
 Rentable Square
Footage
 Percent Leased at
Disposition (%)
1441 West Long Lake Road
 
Troy, MI
4/30/2014
100
1999
$7,850
108
88
4685 Investment Drive
 
Troy, MI
4/30/2014
100
2000
11,500
77
100

(1)
The property consists of approximately 334,000 square feet; however, due to the square footages referenced in several leases, the rentable square footage is currently 323,000 square feet. As the existing leases expire, the affected spaces will be re-leased to the correct square footages.
(2)
Piedmont purchased its joint venture partner's equity interest in the asset. The gross value of the asset agreed upon by the partners for the buyout is presented on this schedule as the purchase price. The additional capital invested across the three assets included in the buyout transaction amounted to $14.7 million.
(3)
The lease for the building expired at the beginning of 2013. The building was outdated; the property was, therefore, sold for land value shortly after the expiration of the lease.

36



Piedmont Office Realty Trust, Inc.
Value-Add Activity
As of March 31, 2014
($ and square footage in thousands)

Presented below are properties that were acquired employing a value-add strategy. Once a property acquired under a value-add strategy reaches 80% leased, it is deemed stabilized for the purposes of supplemental reporting and will be removed from the value-add classification.

Value-Add Properties
Property
 
Location
Acquisition
Date
Percent
Ownership
(%)
Year Built
Purchase
Price
 Rentable
Square
Footage
 Current
Percent
Leased
(%)
 Percent
Leased at
Acquisition
(%)
 Real Estate
Gross Book
Value
 Estimated Cost to
Stabilize (per VACANT
square foot)
Suwanee Gateway One
Suwanee, GA
9/28/2010
100
2008
$7,875
142
$7,953
$40 - 60
500 West Monroe Street
(1)
Chicago, IL
3/31/2011
100
1991
227,500
966
64
49
228,575
$60 - 90
The Medici
(2)
Atlanta, GA
6/7/2011
100
2008
13,210
154
75
12
13,952
$35 - 60
400 TownPark
Lake Mary, FL
11/10/2011
100
2008
23,865
176
49
19
23,748
$35 - 50
5301 Maryland Way
(3)
Brentwood, TN
8/12/2013
100
1989
18,500
201
100
100
15,457
$50 - 75
 
 
 
 
 
 
$290,950
1,639
62
44
$289,685




 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
















(1)
The investment in this property was converted from a structured finance investment to an owned real estate asset through a UCC foreclosure of an equity ownership interest on March 31, 2011. The purchase price presented represents the estimated fair value of the real estate assets comprising the property as of the date of the transaction. The percent leased at acquisition reflects the space leased by Marsh USA as vacant, as the tenant had already announced plans to vacate prior to Piedmont's assumption of ownership of the asset.
(2)
The percent leased at acquisition reflects the space leased by BV Card Assets as vacant, as the tenant had already announced plans to vacate prior to Piedmont's acquisition of the property.
(3)
While the property was 100% leased at acquisition, it is anticipated that the single-tenant building will become vacant at the end of the current lease term and the building will have to be re-leased on a multi-tenant basis. For this reason, the building was acquired as a value-add property. Piedmont purchased its joint venture partner's equity interest in the asset. The gross value of the asset agreed upon by the partners for the buyout is presented on this schedule as the purchase price.

37



Piedmont Office Realty Trust, Inc.
Other Investments
As of March 31, 2014
($ and square footage in thousands)


Unconsolidated Joint Venture Properties
Property
Location
Percent
Ownership (%)
Year Built
Piedmont Share
of Real Estate
Net Book Value
 Real Estate
Net Book Value
 Rentable
Square Footage
 Percent
Leased (%)
8560 Upland Drive
Parker, CO
72
2001
$7,348
$10,222
148.2
63
Two Park Center
Hoffman Estates, IL
72
1999
6,214
8,644
193.7
 
 
 
 
$13,562
$18,866
341.9
27


Land Parcels
Property
Location
Adjacent Piedmont Property
Acres
Approximate Current Value
Gavitello
 Atlanta, GA
The Medici
2.0
$2,500
Glenridge Highlands III
 Atlanta, GA
Glenridge Highlands Two
3.0
1,725
State Highway 161
 Irving, TX
Las Colinas Corporate Center II
4.5
1,200
Royal Lane
Irving, TX
6011, 6021 and 6031 Connection Drive
10.6
2,600


 




 
20.1
$8,025


Development and Redevelopment
Property
Location
Adjacent Piedmont Property
Construction Type
Targeted Completion Date
Anticipated Stabilization Date
Percent Leased (%)
Square Feet
Current Basis
Estimated Additional Capital Required
Enclave Place
 Houston, TX
1430 Enclave Parkway
Development
Q3 2015
Q2 2016
N/A
300.9
$3,254
$80 to 85 million
3100 Clarendon Boulevard (1)
Arlington, VA
Not Applicable
Redevelopment
Q4 2014
Q1 2016
10
249.5
56,457
$45 to 50 million
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
550.4
$59,711
$125 to 135 million








(1)
The Current Basis presented is that of the office portion of the property only. The retail portion of the property remains in service and retail tenants will remain in occupancy during the redevelopment.


38



Piedmont Office Realty Trust, Inc.
Supplemental Definitions

Included in this section are management's statements regarding certain non-GAAP financial measures provided in this supplemental report and reasons why management believes that these measures provide useful information to investors about the Company's financial condition and results of operations. Reconciliations of these non-GAAP measures are included beginning on page 41.
Adjusted Funds From Operations ("AFFO"): AFFO is calculated by deducting from Core FFO non-incremental capital expenditures and acquisition-related costs and adding back non-cash items including non-real estate depreciation, straight lined rents and fair value lease revenue, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. Although AFFO may not be comparable to that of other REITs, we believe it provides a meaningful indicator of our ability to fund cash needs and to make cash distributions to equity owners. AFFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of our liquidity.
 
Annualized Lease Revenue ("ALR"): ALR is calculated by multiplying (i) rental payments (defined as base rent plus operating expense reimbursements, if payable by the tenant on a monthly basis under the terms of a lease that has been executed, but excluding a) rental abatements and b) rental payments related to executed but not commenced leases for space that was covered by an existing lease), by (ii) 12. In instances in which contractual rents or operating expense reimbursements are collected on an annual, semi-annual, or quarterly basis, such amounts are multiplied by a factor of 1, 2, or 4, respectively, to calculate the annualized figure. For leases that have been executed but not commenced relating to un-leased space, ALR is calculated by multiplying (i) the monthly base rental payment (excluding abatements) plus any operating expense reimbursements for the initial month of the lease term, by (ii) 12. Unless stated otherwise, this measure excludes our unconsolidated joint venture interests.
 
Core EBITDA: Core EBITDA is defined as net income before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property, or other significant non-recurring items. We do not include impairment losses in this measure because we feel these types of losses create volatility in our earnings and make it difficult to determine the earnings generated by our ongoing business. We believe Core EBITDA is a reasonable measure of our liquidity. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative measurement of cash flows from operating activities or other GAAP basis liquidity measures. Other REITs may calculate Core EBITDA differently and our calculation should not be compared to that of other REITs.
 
Core Funds From Operations ("Core FFO"): We calculate Core FFO by starting with FFO, as defined by NAREIT, and adjusting for certain non-recurring items such as gains or losses on the early extinguishment of debt, acquisition-related costs and other significant non-recurring items. Such items create significant earnings volatility. We believe Core FFO provides a meaningful measure of our operating performance and more predictability regarding future earnings potential. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income; therefore, it should not be compared to other REITs' equivalent to Core FFO.
 
EBITDA: EBITDA is defined as net income before interest, taxes, depreciation and amortization. We believe EBITDA is an appropriate measure of our ability to incur and service debt. EBITDA should not be considered as an alternative to cash flows from operating activities, as a measure of our liquidity or as an alternative to net income as an indicator of our operating activities. Other REITs may calculate EBITDA differently and our calculation should not be compared to that of other REITs.
 
Funds From Operations ("FFO"): FFO is calculated in accordance with the current National Association of Real Estate Investment Trusts ("NAREIT") definition. NAREIT currently defines FFO as net income (computed in accordance with GAAP), excluding gains or losses from sales of property, impairment losses, and gains or losses on consolidation, adding back depreciation and amortization on real estate assets, and after the same adjustments for unconsolidated partnerships and joint ventures. These adjustments can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. FFO may provide valuable comparisons of operating performance between periods and with other REITs. FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income. We believe that FFO is a beneficial indicator of the performance of an equity REIT. However, other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than we do; therefore, our computation of FFO may not be comparable to that of such other REITs.
 
Gross Assets: Gross assets is defined as total assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.
 
Gross Real Estate Assets: Gross real estate assets is defined as total real estate assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.
 
Incremental Capital Expenditures: Incremental Capital Expenditures are defined as capital expenditures of a non-recurring nature that incrementally enhance the underlying assets' income generating capacity. Tenant improvements, leasing commissions, building capital and deferred lease incentives ("Leasing Costs") incurred to lease space that was vacant at acquisition, Leasing Costs for spaces vacant for greater than one year, Leasing Costs for spaces at newly acquired properties for which in-place leases expire shortly after acquisition, improvements associated with the expansion of a building and renovations that change the underlying classification of a building are included in this measure.
 
NOI from Unconsolidated Joint Ventures: NOI from Unconsolidated Joint Ventures is defined as Property NOI attributable to our interests in properties owned through unconsolidated partnerships. We present this measure on an accrual basis and a cash basis, which eliminates the effects of straight lined rents and fair value lease revenue. NOI from Unconsolidated Joint Ventures is a non-GAAP measure and therefore may not be comparable to similarly defined data provided by other REITs.
 
Non-Incremental Capital Expenditures: Non-Incremental Capital Expenditures are defined as capital expenditures of a recurring nature related to tenant improvements and leasing commissions that do not incrementally enhance the underlying assets' income generating capacity. We exclude first generation tenant improvements and leasing commissions from this measure, in addition to other capital expenditures that qualify as Incremental Capital Expenditures, as defined above.
 
Property Net Operating Income ("Property NOI"): Property NOI is defined as real estate operating income with the add-back of corporate general and administrative expense, depreciation and amortization, and impairment losses and the deduction of net operating income associated with property management performed by Piedmont for other organizations. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. The Company uses this measure to assess its operating results and believes it is important in assessing operating performance. Property NOI is a non-GAAP measure which does not have any standard meaning prescribed by GAAP and therefore may not be comparable to similar measures presented by other companies.
 
Same Store Net Operating Income ("Same Store NOI"): Same Store NOI is calculated as the Property NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI excludes amounts attributable to unconsolidated joint venture assets. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. We believe Same Store NOI is an important measure of comparison of our properties' operating performance from one period to another. Other REITs may calculate Same Store NOI differently and our calculation should not be compared to that of other REITs.
 
Same Store Properties: Same Store Properties is defined as properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store Properties excludes unconsolidated joint venture assets. We believe Same Store Properties is an important measure of comparison of our stabilized portfolio performance.

39



Piedmont Office Realty Trust, Inc.
Research Coverage

Equity Research Coverage
Paul E. Adornato, CFA
Michael Knott, CFA
Vance H. Edelson
BMO Capital Markets
Jed Reagan
Morgan Stanley
3 Times Square, 26th Floor
Green Street Advisors
1585 Broadway, 38th Floor
New York, NY 10036
660 Newport Center Drive, Suite 800
New York, NY 10036
Phone: (212) 885-4170
Newport Beach, CA 92660
Phone: (212) 761-0078
 
Phone: (949) 640-8780
 
 
 
 
 
 
 
Brendan Maiorana
John W. Guinee, III
Michael J. Salinsky
Wells Fargo
Erin Aslakson
RBC Capital Markets
7 St. Paul Street
Stifel, Nicolaus & Company
Arbor Court
MAC R1230-011
One South Street
30575 Bainbridge Road, Suite 250
Baltimore, MD 21202
16th Floor
Solon, OH 44139
Phone: (443) 263-6516
Baltimore, MD 21202
Phone: (440) 715-2648
 
Phone: (443) 224-1307
 
 
 
 
 
 
 
Anthony Paolone, CFA
David Rodgers, CFA
Steve Manaker, CFA
JP Morgan
Robert W. Baird & Co.
Oppenheimer & Co.
383 Madison Avenue
200 Public Square
85 Broad Street
34th Floor
Suite 1650
New York, NY 10004
New York, NY 10179
Cleveland, OH 44139
Phone: (212) 667-5950
Phone: (212) 622-6682
Phone: (216) 737-7341
 

Fixed Income Research Coverage
Mark S. Streeter, CFA
 
 
JP Morgan
 
 
383 Madison Avenue
 
 
3rd Floor
 
 
New York, NY 10179
 
 
Phone: (212) 834-5086
 
 
 
 
 
 
 
 
 
 
 


40



Piedmont Office Realty Trust, Inc.
Funds From Operations, Core Funds From Operations, and Adjusted Funds From Operations Reconciliations
Unaudited (in thousands)

 
 Three Months Ended
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
 
 
 
 
 
 
 
 
 
 
Net income attributable to Piedmont
$
9,393

 
$
29,623

 
$
19,096

 
$
35,358

 
$
14,651

Depreciation
33,727

 
32,233

 
31,050

 
30,969

 
29,886

Amortization
14,804

 
11,511

 
13,939

 
11,350

 
9,220

Impairment loss

 
5,644

 

 

 
6,402

Loss / (gain) on sale of properties
106

 
(15,034
)
 

 
(16,258
)
 

Loss / (gain) on consolidation

 

 
898

 

 

Funds from operations
58,030

 
63,977

 
64,983

 
61,419

 
60,159

Adjustments:
 
 
 
 
 
 
 
 
 
Acquisition costs
66

 
389

 
60

 
70

 
1,244

Net (recoveries) / loss from casualty events and litigation settlements
(3,042
)
 
(4,500
)
 
(3,919
)
 
(3,570
)
 
161

Core funds from operations
55,054

 
59,866

 
61,124

 
57,919

 
61,564

Adjustments:
 
 
 
 
 
 
 
 
 
Deferred financing cost amortization
863

 
676

 
674

 
643

 
594

Amortization of discount on senior notes
34

 
30

 
30

 
17

 

Depreciation of non real estate assets
114

 
106

 
97

 
105

 
98

Straight-line effects of lease revenue
(9,412
)
 
(3,442
)
 
(5,076
)
 
(5,547
)
 
(4,032
)
Stock-based and other non-cash compensation expense
636

 
101

 
719

 
176

 
594

Amortization of lease-related intangibles
(1,364
)
 
(1,211
)
 
(1,757
)
 
(1,245
)
 
(1,065
)
Acquisition costs
(66
)
 
(389
)
 
(60
)
 
(70
)
 
(1,244
)
Non-incremental capital expenditures
(13,821
)
 
(42,985
)
 
(21,705
)
 
(18,367
)
 
(19,920
)
Adjusted funds from operations
$
32,038

 
$
12,752

 
$
34,046

 
$
33,631

 
$
36,589


41



Piedmont Office Realty Trust, Inc.
Same Store Net Operating Income (Cash Basis)
Unaudited (in thousands)


 
Three Months Ended
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
 
 
 
 
 
 
 
 
 
 
Net income attributable to Piedmont
$
9,393

 
$
29,623

 
$
19,096

 
$
35,358

 
$
14,651

Net income attributable to noncontrolling interest
4

 
3

 
4

 
4

 
4

Interest expense
18,926

 
19,651

 
19,331

 
18,228

 
16,373

Depreciation
33,841

 
32,340

 
31,147

 
31,074

 
29,984

Amortization
14,804

 
11,511

 
13,939

 
11,350

 
9,220

Acquisition costs
66

 
389

 
60

 
70

 
1,244

Impairment loss

 
5,644

 

 

 
6,402

Net (recoveries) / loss from casualty events and litigation settlements
(3,042
)
 
(4,500
)
 
(3,919
)
 
(3,570
)
 
161

Loss / (gain) on sale of properties
106

 
(15,034
)
 

 
(16,258
)
 

Loss / (gain) on consolidation

 

 
898

 

 

Core EBITDA
74,098

 
79,627

 
80,556

 
76,256

 
78,039

General & administrative expenses
4,582

 
5,076

 
5,921

 
6,410

 
4,609

Management fee revenue
(259
)
 
17

 
(636
)
 
(256
)
 
(356
)
Other (income) / expense
30

 
3

 
550

 
(12
)
 
21

Straight-line effects of lease revenue
(9,412
)
 
(3,442
)
 
(5,076
)
 
(5,547
)
 
(4,032
)
Amortization of lease-related intangibles
(1,364
)
 
(1,211
)
 
(1,757
)
 
(1,245
)
 
(1,065
)
Property net operating income (cash basis)
67,675

 
80,070

 
79,558

 
75,606

 
77,216

Deduct net operating (income) / loss from:
 
 
 
 
 
 
 
 
 
Acquisitions
(5,798
)
 
(4,321
)
 
(6,176
)
 
(3,705
)
 
(860
)
Dispositions
(364
)
 
(879
)
 
(1,053
)
 
(1,282
)
 
(1,022
)
Other investments
382

 
(2,251
)
 
(2,328
)
 
(2,507
)
 
(2,704
)
Same store net operating income (cash basis)
$
61,895

 
$
72,619

 
$
70,001

 
$
68,112

 
$
72,630


42



Piedmont Office Realty Trust, Inc.
Unconsolidated Joint Venture Net Operating Income Reconciliations
Pro rata and unaudited (in thousands)


 
Three Months Ended
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
 
 
 
 
 
 
 
 
 
 
Equity in income of unconsolidated joint ventures
$
(266
)
 
$
(4,280
)
 
$
46

 
$
163

 
$
395

 
 
 
 
 
 
 
 
 
 
Interest expense

 

 

 

 

 
 
 
 
 
 
 
 
 
 
Depreciation
114

 
150

 
220

 
309

 
300

 
 
 
 
 
 
 
 
 
 
Amortization
8

 
34

 
40

 
45

 
41

 
 
 
 
 
 
 
 
 
 
Impairment loss

 
4,402

 

 

 

 
 
 
 
 
 
 
 
 
 
Loss / (gain) on sale of properties

 

 

 

 

 
 
 
 
 
 
 
 
 
 
Core EBITDA
(144
)
 
306

 
306

 
517

 
736

 
 
 
 
 
 
 
 
 
 
General and administrative expenses
24

 
(128
)
 
79

 
120

 
60

 
 
 
 
 
 
 
 
 
 
Other (income) / expense

 

 

 

 

 
 
 
 
 
 
 
 
 
 
Property net operating income (accrual basis)
(120
)
 
178

 
385

 
637

 
796

 
 
 
 
 
 
 
 
 
 
Straight-line effects of lease revenue
(6
)
 
(3
)
 
(9
)
 
(40
)
 
(52
)
 
 
 
 
 
 
 
 
 
 
Amortization of lease-related intangibles

 

 

 

 

 
 
 
 
 
 
 
 
 
 
Property net operating income (cash basis)
$
(126
)
 
$
175

 
$
376

 
$
597

 
$
744


43



Piedmont Office Realty Trust, Inc.
Discontinued Operations
Unaudited (in thousands)


 
Three Months Ended
 
3/31/2014
 
12/31/2013
 
9/30/2013
 
6/30/2013
 
3/31/2013
Revenues:
 
 
 
 
 
 
 
 
 
Rental income
$
1,174

 
$
1,888

 
$
2,155

 
$
2,289

 
$
2,928

Tenant reimbursements
112

 
146

 
181

 
308

 
434

Other rental income

 

 

 

 

 
1,286

 
2,034

 
2,336

 
2,597

 
3,362

Expenses:
 
 
 
 
 
 
 
 
 
Property operating costs
505

 
748

 
945

 
921

 
1,486

Depreciation
83

 
498

 
632

 
596

 
859

Amortization
223

 
281

 
215

 
105

 
169

General and administrative
3

 
1

 
(8
)
 
10

 
1

 
814

 
1,528

 
1,784

 
1,632

 
2,515

Other income / (expense):
 
 
 
 
 
 
 
 
 
Interest expense

 

 

 

 

Other income / (expense)
(6
)
 

 
(15
)
 
13

 
12

Net recoveries / (loss) from casualty events and litigation settlements

 

 

 
17

 

Net income attributable to noncontrolling interest

 

 

 

 

 
(6
)
 

 
(15
)
 
30

 
12

 
 
 
 
 
 
 
 
 
 
Operating income, excluding impairment loss and gain / (loss) on sale
466

 
506

 
537

 
995

 
859

 
 
 
 
 
 
 
 
 
 
Impairment loss

 
(1,242
)
 

 

 
(6,402
)
Gain / (loss) on sale of properties
(106
)
 
15,034

 

 
16,258

 

 
 
 
 
 
 
 
 
 
 
Income from discontinued operations
$
360

 
$
14,298

 
$
537

 
$
17,253

 
$
(5,543
)



44



Piedmont Office Realty Trust, Inc.
Property Detail
As of March 31, 2014
(in thousands)

Property
City
State
Percent
Ownership
Year Built
Rentable
Square
Footage
Owned
Leased
Percentage
Commenced
Leased
Percentage
Economic
Leased
Percentage (1)
 
 
 
 
 
 
 
 
 
Atlanta


 








11695 Johns Creek Parkway
 Johns Creek
 GA
100.0%
2001
101
85.1
%
85.1
%
66.3
%
3750 Brookside Parkway
 Alpharetta
 GA
100.0%
2001
104
80.8
%
80.8
%
59.6
%
Glenridge Highlands Two
 Atlanta
 GA
100.0%
2000
427
86.2
%
86.2
%
79.6
%
Suwanee Gateway One
 Suwanee
 GA
100.0%
2008
142
0.0%

0.0%

0.0%

The Dupree
 Atlanta
 GA
100.0%
1997
138
95.7
%
95.7
%
82.6
%
The Medici
 Atlanta
 GA
100.0%
2008
154
75.3
%
31.8
%
31.8
%
Metropolitan Area Subtotal / Weighted Average




1,066
73.7
%
67.4
%
59.3
%
Austin








Braker Pointe III
 Austin
 TX
100.0%
2001
195
100.0
%
100.0
%
100.0
%
Metropolitan Area Subtotal / Weighted Average




195
100.0
%
100.0
%
100.0
%
Boston








1200 Crown Colony Drive
 Quincy
 MA
100.0%
1990
235
100.0
%
100.0
%
100.0
%
90 Central Street
 Boxborough
 MA
100.0%
2001
175
100.0
%
94.9
%
94.9
%
1414 Massachusetts Avenue
 Cambridge
 MA
100.0%
1873
78
100.0
%
100.0
%
100.0
%
One Brattle Square
 Cambridge
 MA
100.0%
1991
95
100.0
%
100.0
%
94.7
%
225 Presidential Way
 Woburn
 MA
100.0%
2001
202
100.0
%
100.0
%
100.0
%
235 Presidential Way
 Woburn
 MA
100.0%
2000
238
100.0
%
100.0
%
100.0
%
5 & 15 Wayside Road
 Burlington
 MA
100.0%
1999 / 2001
271
100.0
%
100.0
%
98.2
%
Metropolitan Area Subtotal / Weighted Average




1,294
100.0
%
99.3
%
98.5
%
Chicago








Windy Point I
 Schaumburg
 IL
100.0%
1999
187
100.0
%
100.0
%
100.0
%
Windy Point II
 Schaumburg
 IL
100.0%
2001
301
100.0
%
83.1
%
%
Aon Center
 Chicago
 IL
100.0%
1972
2,729
79.3
%
72.6
%
52.1
%
Two Pierce Place
 Itasca
 IL
100.0%
1991
486
88.5
%
84.4
%
80.0
%
2300 Cabot Drive
 Lisle
 IL
100.0%
1998
152
78.9
%
72.4
%
69.7
%
500 West Monroe Street
 Chicago
 IL
100.0%
1991
966
63.5
%
56.2
%
11.0
%
Metropolitan Area Subtotal / Weighted Average




4,821
79.1
%
72.2
%
45.9
%
Cleveland








Eastpoint I
 Mayfield Heights
 OH
100.0%
2000
85
70.6
%
70.6
%
1.2
%
Eastpoint II
 Mayfield Heights
 OH
100.0%
2000
85
95.3
%
95.3
%
95.3
%
Metropolitan Area Subtotal / Weighted Average




170
82.9
%
82.9
%
48.2
%

45



Property
City
State
Percent
Ownership
Year Built
Rentable
Square
Footage
Owned
Leased
Percentage
Commenced
Leased
Percentage
Economic
Leased
Percentage (1)
 
 
 
 
 
 
 
 
 
Dallas








3900 Dallas Parkway
 Plano
 TX
100.0%
1999
120
100.0
%
100.0
%
93.3
%
5601 Headquarters Drive
 Plano
 TX
100.0%
2001
166
100.0
%
100.0
%
100.0
%
6031 Connection Drive
 Irving
 TX
100.0%
1999
232
100.0
%
100.0
%
100.0
%
6021 Connection Drive
 Irving
 TX
100.0%
2000
222
100.0
%
%
%
6011 Connection Drive
 Irving
 TX
100.0%
1999
152
100.0
%
100.0
%
100.0
%
Las Colinas Corporate Center I
 Irving
 TX
100.0%
1998
159
99.4
%
99.4
%
99.4
%
Las Colinas Corporate Center II
 Irving
 TX
100.0%
1998
228
98.7
%
96.9
%
74.1
%
6565 North MacArthur Boulevard
 Irving
 TX
100.0%
1998
260
93.5
%
93.5
%
86.9
%
One Lincoln Park
 Dallas
 TX
100.0%
1999
262
80.2
%
79.4
%
73.7
%
161 Corporate Center
 Irving
 TX
100.0%
1998
105
99.0
%
90.5
%
90.5
%
Metropolitan Area Subtotal / Weighted Average




1,906
96.1
%
83.7
%
78.9
%
Detroit








1441 West Long Lake Road
 Troy
 MI
100.0%
1999
108
88.0
%
88.0
%
84.3
%
150 West Jefferson
 Detroit
 MI
100.0%
1989
493
73.2
%
69.4
%
56.4
%
Auburn Hills Corporate Center
 Auburn Hills
 MI
100.0%
2001
120
100.0
%
100.0
%
100.0
%
1075 West Entrance Drive
 Auburn Hills
 MI
100.0%
2001
210
100.0
%
100.0
%
100.0
%
4685 Investment Drive
 Troy
 MI
100.0%
2000
77
100.0
%
100.0
%
100.0
%
Metropolitan Area Subtotal / Weighted Average




1,008
85.6
%
83.7
%
77.0
%
Central & South Florida








Sarasota Commerce Center II
Sarasota
FL
100.0%
1999
152
93.4
%
93.4
%
93.4
%
5601 Hiatus Road
Tamarac
FL
100.0%
2001
100
100.0
%
100.0
%
100.0
%
2001 NW 64th Street
Ft. Lauderdale
FL
100.0%
2001
48
100.0
%
100.0
%
100.0
%
400 TownPark
Lake Mary
FL
100.0%
2008
176
48.9
%
48.9
%
45.5
%
Metropolitan Area Subtotal / Weighted Average




476
79.0
%
79.0
%
77.7
%
Houston








1430 Enclave Parkway
Houston
TX
100.0%
1994
313
100.0
%
100.0
%
100.0
%
Metropolitan Area Subtotal / Weighted Average




313
100.0
%
100.0
%
100.0
%
Kansas City








2020 West 89th Street
Leawood
KS
100.0%
1992
68
89.7
%
89.7
%
89.7
%
Metropolitan Area Subtotal / Weighted Average




68
89.7
%
89.7
%
89.7
%
Los Angeles








800 North Brand Boulevard
Glendale
CA
100.0%
1990
527
95.4
%
95.4
%
80.6
%
1055 East Colorado Boulevard
Pasadena
CA
100.0%
2001
176
96.0
%
96.0
%
96.0
%
Fairway Center II
Brea
CA
100.0%
2002
134
100.0
%
97.8
%
97.8
%
1901 Main Street
Irvine
CA
100.0%
2001
173
92.5
%
92.5
%
92.5
%
Metropolitan Area Subtotal / Weighted Average




1,010
95.6
%
95.3
%
87.6
%
Minneapolis








Crescent Ridge II
Minnetonka
MN
100.0%
2000
301
76.4
%
75.7
%
68.8
%
US Bancorp Center
Minneapolis
MN
100.0%
2000
928
95.2
%
94.5
%
92.8
%
One Meridian Crossings
Richfield
MN
100.0%
1997
195
100.0
%
100.0
%
100.0
%
Two Meridian Crossings
Richfield
MN
100.0%
1998
189
93.7
%
92.6
%
91.0
%
Metropolitan Area Subtotal / Weighted Average




1,613
92.1
%
91.4
%
89.0
%

46



Property
City
State
Percent
Ownership
Year Built
Rentable
Square
Footage
Owned
Leased
Percentage
Commenced
Leased
Percentage
Economic
Leased
Percentage (1)
 
 
 
 
 
 
 
 
 
Nashville








2120 West End Avenue
Nashville
TN
100.0%
2000
312
100.0
%
100.0
%
100.0
%
5301 Maryland Way
Brentwood
TN
100.0%
1989
201
100.0
%
100.0
%
100.0
%
Metropolitan Area Subtotal / Weighted Average




513
100.0
%
100.0
%
100.0
%
New York








2 Gatehall Drive
Parsippany
NJ
100.0%
1985
405
100.0
%
100.0
%
49.4
%
200 Bridgewater Crossing
Bridgewater
NJ
100.0%
2002
309
93.9
%
88.0
%
88.0
%
Copper Ridge Center
Lyndhurst
NJ
100.0%
1989
268
94.4
%
94.4
%
94.4
%
60 Broad Street
New York
NY
100.0%
1962
1,027
98.9
%
96.9
%
96.9
%
600 Corporate Drive
Lebanon
NJ
100.0%
2005
125
100.0
%
100.0
%
100.0
%
400 Bridgewater Crossing
Bridgewater
NJ
100.0%
2002
298
100.0
%
86.6
%
86.6
%
Metropolitan Area Subtotal / Weighted Average




2,432
98.1
%
94.9
%
86.5
%
Philadelphia








1901 Market Street
Philadelphia
PA
100.0%
1987
801
100.0
%
100.0
%
100.0
%
Metropolitan Area Subtotal / Weighted Average




801
100.0
%
100.0
%
100.0
%
Phoenix








River Corporate Center
Tempe
AZ
100.0%
1998
133
100.0
%
100.0
%
100.0
%
Desert Canyon 300
Phoenix
AZ
100.0%
2001
149
100.0
%
100.0
%
100.0
%
Chandler Forum
Chandler
AZ
100.0%
2003
150
42.0
%
42.0
%
42.0
%
Metropolitan Area Subtotal / Weighted Average




432
79.9
%
79.9
%
79.9
%
Washington, D.C.








1201 Eye Street
Washington
DC
49.5% (2)
2001
269
100.0
%
100.0
%
100.0
%
1225 Eye Street
Washington
DC
49.5% (2)
1986
225
77.8
%
76.4
%
75.6
%
400 Virginia Avenue
Washington
DC
100.0%
1985
224
87.1
%
87.1
%
84.8
%
4250 North Fairfax Drive
Arlington
VA
100.0%
1998
305
54.8
%
54.8
%
54.8
%
9211 Corporate Boulevard
Rockville
MD
100.0%
1989
115
%
%
%
9221 Corporate Boulevard
Rockville
MD
100.0%
1989
115
100.0
%
100.0
%
100.0
%
One Independence Square
Washington
DC
100.0%
1991
334
0.3
%
0.3
%
0.3
%
9200 Corporate Boulevard
Rockville
MD
100.0%
1982
109
100.0
%
100.0
%
100.0
%
Two Independence Square
Washington
DC
100.0%
1991
561
100.0
%
100.0
%
100.0
%
Piedmont Pointe I
Bethesda
MD
100.0%
2007
186
68.8
%
68.8
%
68.8
%
Piedmont Pointe II
Bethesda
MD
100.0%
2008
223
54.7
%
54.7
%
51.6
%
Arlington Gateway (3)
Arlington
VA
100.0%
2005
323
91.3
%
91.3
%
91.3
%
Metropolitan Area Subtotal / Weighted Average




2,989
71.5
%
71.4
%
70.9
%









Grand Total




21,107
86.7
%
83.1
%
74.0
%









(1)
Economic leased percentage excludes the square footage associated with executed but not commenced leases for currently vacant spaces and the square footage associated with tenants receiving rental abatements (after proportional adjustments for tenants receiving only partial rental abatements).
(2)
Although Piedmont owns 49.5% of the asset, it is entitled to 100% of the cash flows under the terms of the property ownership entity's joint venture agreement.
(3)
The property consists of approximately 334,000 square feet; however, due to the square footages referenced in several leases, the rentable square footage is currently 323,000 square feet. As the existing leases expire, the affected spaces will be re-leased to the correct square footages.

47



Piedmont Office Realty Trust, Inc.
Supplemental Operating & Financial Data
Risks, Uncertainties and Limitations


Certain statements contained in this supplemental package constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend for all such forward-looking statements to be covered by the safe-harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable. Such information is subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “believe,” “continue” or similar words or phrases that are predictions of future events or trends and which do not relate solely to historical matters.

The following are some of the factors that could cause our actual results and expectations to differ materially from those described in our forward-looking statements: market and economic conditions remain challenging in some markets we operate in and the demand for office space, rental rates and property values may continue to lag the general economic recovery causing our business, results of operations, cash flows, financial condition and access to capital to be adversely affected or otherwise impact performance, including the potential recognition of impairment charges; the success of our real estate strategies and investment objectives, including our ability to identify and consummate suitable acquisitions; acquisitions of properties may have unknown risks and other liabilities at the time of acquisition; lease terminations or lease defaults, particularly by one of our large lead tenants; the impact of competition on our efforts to renew existing leases or re-let space on terms similar to existing leases; changes in the economies and other conditions of the office market in general and of the specific markets in which we operate; economic and regulatory changes, including accounting standards, that impact the real estate market generally; additional risks and costs associated with directly managing properties occupied by government tenants; adverse market and economic conditions may continue to adversely affect us and could cause us to recognize impairment charges or otherwise impact our performance; availability of financing and our lending banks' ability to honor existing line of credit commitments; we have significant indebtedness and may not be able to meet our debt service obligations; costs of complying with governmental laws and regulations; uncertainties associated with environmental and other regulatory matters; potential changes in political environment and reduction in federal and/or state funding of our governmental tenants; we may be subject to litigation, which could have a material adverse effect on our financial condition; changes in tax laws impacting real estate investment trusts and real estate in general, as well as our ability to continue to qualify as a real estate investment trust under the Internal Revenue Code; and other factors detailed in our most recent Annual Report on Form 10-K and other documents we file with the Securities and Exchange Commission.

Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this supplemental report. We cannot guarantee the accuracy of any such forward-looking statements contained in this supplemental report, and we do not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.



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