pdm-20210428
0001042776false00010427762021-04-282021-04-28


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 28, 2021
 
Piedmont Office Realty Trust, Inc.
(Exact name of registrant as specified in its charter)
 
Commission File Number:  001-34626
 
Maryland58-2328421
(State or other jurisdiction of(IRS Employer
incorporation)Identification No.)

5565 Glenridge Connector Ste. 450
Atlanta, Georgia 30342

(Address of principal executive offices, including zip code)
 
(770) 418-8800
(Registrant's telephone number, including area code)
 
Not applicable
(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))

Securities registered pursuant to Section 12(b) of the Act:
Title of each classTrading SymbolName of each exchange on which registered
Common Stock, $0.01 par valuePDMNew York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.o




Item 2.02    Results of Operations and Financial Condition.

On April 28, 2021, Piedmont Office Realty Trust, Inc. (the "Registrant") issued a press release announcing its financial results for the first quarter 2021, and published supplemental information for the first quarter 2021 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
99.2
104Cover Page Interactive Data File (embedded within the Inline XBRL document)







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)
Dated:April 28, 2021By:/s/    Robert E. Bowers
  Robert E. Bowers
  Chief Financial Officer and Executive Vice President




Document

EXHIBIT 99.1
https://cdn.kscope.io/59aacba0b6dde6d3987989df7b19bc67-image11b.jpg

Piedmont Office Realty Trust Reports First Quarter 2021 Results
ATLANTA, April 28, 2021--Piedmont Office Realty Trust, Inc. ("Piedmont" or the "Company") (NYSE:PDM), an owner of Class A office properties located primarily in seven major Eastern U.S. markets with a majority of its revenue being generated from the Sunbelt, today announced its results for the quarter ended March 31, 2021.

Highlights for the Quarter Ended March 31, 2021:

Financial Results:
The Company reported net income applicable to common stockholders of $9.3 million, or $0.08 per diluted share, for the quarter ended March 31, 2021, a 7.3% increase as compared to $8.7 million, or $0.07 per diluted share, for the quarter ended March 31, 2020.
Piedmont reported Core Funds From Operations ("Core FFO") of $0.48 per diluted share for the quarter ended March 31, 2021, as compared to $0.47 per diluted share for the quarter ended March 31, 2020.
Piedmont reported a 3.9% increase and a 1.2% decrease in Same Store NOI-Cash Basis and Same Store NOI-Accrual Basis, respectively, for the quarter ended March 31, 2021 as compared to the quarter ended March 31, 2020;
The Company collected over 99% of billed tenant receivables near pre-COVID levels for the quarter ended March 31, 2021.
Leasing:
The Company completed approximately 678,000 square feet of leasing, including approximately 154,000 square feet of new tenant leasing.
Piedmont reported a 7.0% roll up in accrual rents on leases executed during the quarter ended March 31, 2021 for space vacant one year or less, and a 2.8% roll down on cash rents, a result primarily driven by one large, long-term renewal. Excluding the one large renewal, cash and accrual rents for the remainder of the activity rolled up 8.0% and 10.1%, respectively.
Capital Markets:
With the completion of the long-term renewal of Raytheon Company's 440,000 square foot lease comprising the entirety of 225 & 235 Presidential Way in Woburn, MA, the Company began marketing these 100% leased, single-tenant assets for sale during the first quarter of 2021.
Balance Sheet:
The Company's average net debt to Core EBITDA ratio as of March 31, 2021 decreased to 5.6 x.
The Company's Debt-to-Gross Assets ratio was 34.9% as of March 31, 2021.
ESG:
Piedmont was named a 2021 ENERGY STAR Partner of the Year.



Piedmont's five Atlanta Galleria properties were the first in Atlanta to be awarded the WELL Health-Safety Rating by the International WELL Building Institute.
The Company implemented the Piedmont Scholars Program at Morehouse University in Atlanta and Howard University in Washington, D.C.
Commenting on first quarter results, Brent Smith, President and Chief Executive Officer, said, "We are pleased with both our overall financial and operational results and, in particular, our leasing activity for the first quarter. While the successful long-term lease extension of one of our largest tenants, Raytheon, was certainly the standout in terms of leases executed during the first quarter, we are encouraged by the breadth of activity that we are experiencing across the portfolio. We were able to execute almost as many new leases during the first quarter of 2021 as we did during the last three quarters of 2020 combined. Further, we continue to have good activity in our leasing pipeline and anticipate continued momentum into the second quarter. I'm also very pleased with our continued industry-leading progress towards our environmental and diversity and inclusion goals, including earning the Energy Star Partner of the Year designation for the first time and establishing the Piedmont Scholars Program at Morehouse and Howard Universities."

Results for the Quarter ended March 31, 2021

Piedmont recognized net income applicable to common stockholders for the three months ended March 31, 2021 of $9.3 million, or $0.08 per diluted share, a 7.3% increase as compared to $8.7 million, or $0.07 per diluted share, for the three months ended March 31, 2020.
Funds From Operations ("FFO") and Core FFO, were both $0.48 per diluted share for the three months ended March 31, 2021 as compared to $0.47 for the three months ended March 31, 2020.
Total revenues were $129.3 million for the three months ended March 31, 2021, compared to $137.2 million for the three months ended March 31, 2020 with the first quarter of 2021 primarily reflecting the impact of net 2020 transactional activity, as well as lower overall portfolio occupancy and decreased transient parking revenue as compared to the first quarter of 2020.
Property operating costs were $51.4 million for the three months ended March 31, 2021, as compared with $53.2 million for the three months ended March 31, 2020, reflecting the impact of net 2020 transactional activity and lower janitorial and other property operating costs as a result of reduced physical utilization across our portfolio as a result of the COVID-19 pandemic.
General and administrative expense was $7.3 million for the first quarter of 2021 as compared to $8.6 million for the same period in 2020, with the three months ended March 31, 2021 primarily reflecting reduced accruals for potential performance based compensation.

Leasing Update

During the three months ended March 31, 2021, Piedmont completed approximately 678,000 square feet of leasing across its portfolio, including approximately 154,000 square feet of new tenant leasing, with both total and new leasing square footage exceeding first quarter of 2020's leasing results. The largest lease completed during the first quarter was Raytheon Company's renewal of its 440,000 square foot lease comprising the entirety of 225 & 235 Presidential Way in Woburn, MA through 2031. Because of the long-term renewal of these 100% leased, single-tenant properties, the Company began marketing these assets for sale during the first quarter. Other significant leasing highlights during the quarter included the following:



In Boston: Ascend Learning, LLC signed a new lease for approximately 53,000 square feet through 2033 at 25 Burlington Mall Road.
In Washington, D.C.: Industrious signed a new lease for approximately 40,000 square feet through 2031 at 3100 Clarendon Boulevard and the Council for Advancement and Support of Education signed a new lease totaling approximately 15,000 square feet through 2033 at 1201 Eye Street.
Leases executed during the first quarter of 2021 for recently occupied space reflected a 2.8% roll down and 7.0% roll up in cash and accrual rents, respectively. Excluding the large Raytheon renewal, cash and accrual rents for the remainder of the activity rolled up 8.0% and 10.1%, respectively. As of March 31, 2021, the Company's reported leased percentage and weighted average remaining lease term were approximately 86% and 6.0 years, respectively.
Same Store Net Operating Income ("Same Store NOI") increased 3.9% and decreased 1.2% on a cash and accrual basis, respectively, for the quarter ended March 31, 2021 as compared to the quarter ended March 31, 2020. The increase in cash basis Same Store NOI was primarily attributable to the burn off of significant abatements at 1155 Perimeter Center West in Atlanta and Arlington Gateway in Washington, D.C., along with a higher amount of termination income in 2021 primarily associated with the WeWork termination in Orlando, partially offset by a reduction in transient parking revenue as a result of the COVID-19 pandemic and decreased portfolio occupancy during the three months ended March 31, 2021 when compared to the same period in 2020. The decrease in accrual basis Same Store NOI was primarily attributable to a reduction in transient parking revenue as a result of the COVID-19 pandemic and decreased portfolio occupancy during the three months ended March 31, 2021 when compared to the same period in 2020. Other than the City of New York's 313,000 square foot lease that is currently in holdover status at 60 Broad Street in New York, the Company has no scheduled lease expirations greater than 1% of annualized lease revenue during the eighteen month period following March 31, 2021. After the end of the quarter, the Company signed an interim 5-year lease extension for the renewal of substantially all of the City of New York's leased square footage, which is pending final City approvals; a discussion for a longer, 20-year extension is ongoing. As of March 31, 2021, the Company had almost one million square feet of executed leases for vacant space yet to commence or under rental abatement.

Further details outlining Piedmont's largest upcoming lease commencements and expirations, the status of certain major leasing activity and a schedule of the largest lease abatements can be found in the Company's quarterly supplemental information package available at www.piedmontreit.com.

ESG Initiatives

Piedmont was the only office REIT headquartered in the Southeast recently recognized as a 2021 ENERGY STAR Partner of the Year by the U.S. Environmental Protection Agency and the U.S. Department of Energy. Each year, the ENERGY STAR program honors a group of businesses and organizations that have made outstanding contributions to protecting the environment through superior energy achievements. ENERGY STAR Award Winners lead their industries in the production, sale, and adoption of energy-efficient products, services, and strategies. Approximately 74% of the Company's portfolio has earned ENERGY STAR status.

Piedmont's five buildings located in The Atlanta Galleria were the first properties in Atlanta to be awarded the WELL Health-Safety Rating through the International WELL Building Institute (IWBI). The WELL Health-Safety Rating is an evidence-based, third-party verified rating for all new and existing building and space types focusing on operational policies, maintenance protocols, stakeholder



engagement and emergency plans to address a post-COVID-19 environment now and into the future. The Company is actively working to expand the WELL program to a number of its other properties.

Piedmont has recently partnered with Morehouse College in Atlanta, GA and Howard University in Washington, D.C. to introduce the Piedmont Office Realty Trust Scholarship Program. The program provides scholastic support to rising sophomore students seeking a degree in economics, finance, accounting, engineering, or real estate with a renewable scholarship for three years (for the Piedmont Scholars’ Sophomore, Junior and Senior years). Along with access to an executive "shadowing" program, the scholarship also offers each student the opportunity to intern with Piedmont, acquire a firsthand experience in commercial real estate, and participate in a board level mentoring program.

For further details on all of our ESG initiatives, please refer to the ESG tab of our website: www.piedmontreit.com.

Second Quarter 2021 Dividend Declaration

On April 28, 2021, the board of directors of Piedmont declared a dividend for the second quarter of 2021 in the amount of $0.21 per share on its common stock to stockholders of record as of the close of business on May 28, 2021, payable on June 18, 2021.

Guidance for 2021

The following financial guidance for calendar year 2021 remains unchanged and is based upon management's assumptions, estimates and expectations at this time. Our projections for 2021 include the assumption of a gradual ramping up of business over the year with a return to a more typical state of operations during the second half of 2021. This financial guidance does not include the effects of any potential acquisition or disposition activity that may be completed during the year.

(in millions, except per share data)LowHigh
Net Income$34$38
Add:
Depreciation115 120 
Amortization82 86 
NAREIT FFO and Core FFO applicable to common stock$231$244
NAREIT FFO and Core FFO per diluted share$1.86$1.96

The above financial guidance is based on information available to management as of the date of this release and does not include the effects of any potential acquisition or disposition activity that may be completed during the year. These estimates reflect management's view of current market conditions and incorporate certain economic and operational assumptions and projections, including those related to the pace and strength of the economic recovery from the COVID-19 pandemic. Actual results could differ materially from these estimates based on a variety of factors as discussed under "Forward-Looking Statements" below.

Note that individual quarters may fluctuate on both a cash basis and an accrual basis due to the timing of the business recovery from the COVID-19 pandemic, the timing of lease commencements and expirations, abatement periods, repairs and maintenance expenses, capital expenditures, capital markets



activities, seasonal general and administrative expenses, accrued potential performance-based compensation expenses, and one-time revenue or expense events.

Non-GAAP Financial Measures

To supplement the presentation of the Company’s financial results prepared in accordance with U.S. generally accepted accounting principles ("GAAP"), this release and the accompanying quarterly supplemental information as of and for the period ended March 31, 2021 contain certain financial measures that are not prepared in accordance with GAAP, including FFO, Core FFO, AFFO, Same Store NOI (cash and accrual basis), Property NOI (cash and accrual basis), EBITDAre, and Core EBITDA. Definitions and reconciliations of each of these non-GAAP measures to their most comparable GAAP metrics are included below and in the accompanying quarterly supplemental information.
Each of the non-GAAP measures included in this release and the accompanying quarterly supplemental financial information has limitations as an analytical tool and should not be considered in isolation or as a substitute for an analysis of the Company’s results calculated in accordance with GAAP. In addition, because not all companies use identical calculations, the Company’s presentation of non-GAAP measures in this release and the accompanying quarterly supplemental information may not be comparable to similarly titled measures disclosed by other companies, including other REITs. The Company may also change the calculation of any of the non-GAAP measures included in this news release and the accompanying supplemental financial information from time to time in light of its then existing operations.

Conference Call Information

Piedmont has scheduled a conference call and an audio web cast for Thursday, April 29, 2021 at 10:00 A.M. Eastern daylight time. The live, listen-only, audio web cast of the call may be accessed on the Company's website at http://investor.piedmontreit.com/news-and-events/events-calendar. Dial-in numbers for analysts who plan to actively participate in the call are (844) 602-0380 for participants in the United States and Canada and (862) 298-0970 for international participants. A replay of the conference call will be available through 10:00 A.M. Eastern daylight time on May 13, 2021, and may be accessed by dialing (877) 481-4010 for participants in the United States and Canada and (919) 882-2331 for international participants, followed by conference identification code 40769. 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 2021 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, 2021 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 an owner, manager, developer, redeveloper, and operator of high-quality, Class A office properties located primarily in select sub-markets within seven major Eastern U.S. office markets, with the majority of its revenue being generated from the Sunbelt. Its geographically-diversified, approximately $5 billion portfolio is currently comprised of approximately 17 million square feet. The Company is a fully-integrated, self-managed real estate investment trust (REIT) with local management offices in each of its markets and is investment-grade rated by S&P Global Ratings (BBB) and Moody’s (Baa2). Piedmont is a 2021 ENERGY STAR Partner of the Year. 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 anticipated continued momentum in the Company's leasing pipeline and the Company's estimated range of Net Income, Depreciation, Amortization, NAREIT FFO/Core FFO and NAREIT FFO/Core FFO per diluted share for the year ending December 31, 2021.
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: actual or threatened public health epidemics or outbreaks, such as the COVID-19 pandemic that the world is currently experiencing, and governmental and private measures taken to combat such health crises, which may affect our personnel, tenants, tenants' operations and ability to pay lease obligations, demand for office space, and the costs of operating our assets; the adequacy of our general reserve related to tenant lease-related assets established as a result of the COVID-19 pandemic, as well as the impact of any increase in this reserve or the establishment of any other reserve in the future; economic, regulatory, socioeconomic changes, and/or technology changes (including accounting standards) that impact the real estate market generally, or that could affect patterns of use of commercial office space; 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 affecting the office sector in general and specifically the seven markets in which we primarily operate where we have high concentrations of our annualized lease revenue; lease terminations, lease defaults, or changes in the financial condition of our tenants, particularly by one of our large lead tenants; adverse market and economic conditions, including any resulting impairment charges on both our long-lived assets or goodwill resulting therefrom; the success of our real estate strategies and investment objectives, including our ability to identify and consummate suitable acquisitions and divestitures; the illiquidity of real estate investments, including regulatory restrictions to which REITs are subject and the resulting impediment on our ability to quickly respond to adverse changes in the performance of our properties; the risks and uncertainties associated with our



acquisition and disposition of properties, many of which risks and uncertainties may not be known at the time of acquisition or disposition; development and construction delays and resultant increased costs and risks; our real estate development strategies may not be successful; future acts of terrorism, civil unrest, or armed hostilities in any of the major metropolitan areas in which we own properties, or future cybersecurity attacks against any of our tenants; risks related to the occurrence of cyber incidents, or a deficiency in our cybersecurity, which could negatively impact our business by causing a disruption to our operations, a compromise or corruption of our confidential information, and/or damage to our business relationships; costs of complying with governmental laws and regulations; uninsured losses or losses in excess of our insurance coverage, and our inability to obtain adequate insurance coverage at a reasonable cost; additional risks and costs associated with directly managing properties occupied by government tenants, including an increased risk of default by government tenants during periods in which state or federal governments are shut down or on furlough; significant price and volume fluctuations in the public markets, including on the exchange which we listed our common stock; changes in interest rates and changes in the method pursuant to which the LIBOR rates are determined and the planned phasing out of USD LIBOR after June 2023; high interest rates which could affect our ability to finance or refinance properties; the effect of future offerings of debt or equity securities or changes in market interest rates on the value of our common stock; uncertainties associated with environmental and other regulatory matters; potential changes in the political environment and reduction in federal and/or state funding of our governmental tenants; changes in the financial condition of our tenants directly or indirectly resulting from geopolitical developments that could negatively affect international trade, the termination or threatened termination of existing international trade agreements, or the implementation of tariffs or retaliatory tariffs on imported or exported goods; the effect of any litigation to which we are, or may become, subject; additional risks and costs associated with owning properties occupied by tenants in particular industries, such as oil and gas, hospitality, travel, co-working, etc., including risks of default during start-up and during economic downturns; changes in tax laws impacting REITs and real estate in general, as well as our ability to continue to qualify as a REIT under the Internal Revenue Code of 1986, as amended, or otherwise adversely affect our stockholders; the future effectiveness of our internal controls and procedures; and other factors, including the risk factors discussed under Item 1A. of Piedmont’s 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 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 (Unaudited)
 (in thousands)
March 31, 2021December 31, 2020
Assets:
Real estate assets, at cost:
Land
$484,467 $484,466 
Buildings and improvements
3,239,199 3,191,767 
Buildings and improvements, accumulated depreciation
(793,064)(767,542)
Intangible lease assets
155,634 158,444 
Intangible lease assets, accumulated amortization
(72,475)(67,850)
Construction in progress
47,498 56,749 
Total real estate assets
3,061,259 3,056,034 
Cash and cash equivalents
10,689 7,331 
Tenant receivables
4,545 8,448 
Straight line rent receivables
156,257 151,153 
Notes receivable
118,500 118,500 
Restricted cash and escrows
1,741 1,883 
Prepaid expenses and other assets
22,647 23,277 
Goodwill
98,918 98,918 
Deferred lease costs, gross
445,753 446,885 
Deferred lease costs, accumulated depreciation
(182,435)(172,619)
Total assets$3,737,874 $3,739,810 
Liabilities:
Unsecured debt, net of discount and unamortized debt issuance costs of $10,181 and $10,932, respectively
$1,633,819 $1,594,068 
Secured debt, inclusive of premium and unamortized debt issuance costs of $203 and $326, respectively
27,628 27,936 
Accounts payable, accrued expenses, and accrued capital expenditures
92,183 111,997 
Dividends payable
— 25,683 
Deferred income
56,638 36,891 
Intangible lease liabilities, less accumulated amortization
32,607 35,440 
Interest rate swaps
7,654 9,834 
Total liabilities1,850,529 1,841,849 
Stockholders' equity:
Common stock
1,240 1,238 
Additional paid in capital
3,697,801 3,693,996 
Cumulative distributions in excess of earnings
(1,791,558)(1,774,856)
Other comprehensive income
(21,813)(24,100)
Piedmont stockholders' equity1,885,670 1,896,278 
Noncontrolling interest
1,675 1,683 
Total stockholders' equity1,887,345 1,897,961 
Total liabilities and stockholders' equity$3,737,874 $3,739,810 
Number of shares of common stock outstanding as of end of period124,029 123,839 
Net debt (Unsecured and Secured debt, less Cash and cash equivalents)1,650,758 1,614,673 
Total Principal Amount of Debt Outstanding (Unsecured debt plus discount and unamortized debt issuance costs and Secured debt less premium and unamortized debt issuance costs)1,671,425 1,632,610 




Piedmont Office Realty Trust, Inc.
Consolidated Statements of Income
Unaudited (in thousands, except for per share data)
Three Months Ended
3/31/20213/31/2020
Revenues:
Rental and tenant reimbursement revenue$125,912 $132,154 
Property management fee revenue758 773 
Other property related income2,587 4,244 
Total revenues
129,257 137,171 
Expenses:
Property operating costs51,424 53,190 
Depreciation28,103 27,884 
Amortization22,912 23,631 
General and administrative7,251 8,643 
Total operating expenses
109,690 113,348 
Other income (expense):
Interest expense(12,580)(15,264)
Other income2,356 149 
Gain on sale of real estate assets— 
Total other income (expense)
(10,224)(15,112)
Net income9,343 8,711 
Net loss/(income) applicable to noncontrolling interest(2)
Net income applicable to Piedmont$9,344 $8,709 
Weighted average common shares outstanding - diluted124,450 126,360 
Net income per share applicable to common stockholders - diluted$0.08 $0.07 












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
3/31/20213/31/2020
GAAP net income applicable to common stock$9,344 $8,709 
Depreciation of real estate assets(1)
27,812 27,551 
Amortization of lease-related costs
22,900 23,618 
Gain on sale of real estate assets
— (3)
NAREIT Funds From Operations and Core Funds from Operations applicable to common stock*60,056 59,875 
Amortization of debt issuance costs, fair market adjustments on notes payable, and discounts on debt
654 577 
Depreciation of non real estate assets
282 325 
Straight-line effects of lease revenue
(4,103)(6,785)
Stock-based compensation adjustments
1,111 2,300 
Net effect of amortization of above/below-market in-place lease intangibles
(2,792)(2,973)
Non-incremental capital expenditures(2)
(17,347)(34,762)
(3)
Adjusted Funds From Operations applicable to common stock*$37,861 $18,557 
Weighted average common shares outstanding - diluted124,450 126,360 
Funds From Operations and Core Funds From Operations per share (diluted)$0.48 $0.47 

(1)Excludes depreciation of non real estate assets.

(2)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.

(3) Includes the leasing commission for the approximately 20-year, 520,000-square-foot renewal and expansion of the State of New York's lease at our 60 Broad Street building in New York City that was executed during the fourth quarter of 2019.






Piedmont Office Realty Trust, Inc.
EBITDAre, Core EBITDA, Property Net Operating Income (Cash and Accrual), Same Store Net Operating Income (Cash and Accrual)
Unaudited (in thousands)
Cash BasisAccrual Basis
Three Months EndedThree Months Ended
3/31/20213/31/20203/31/20213/31/2020
Net income applicable to Piedmont (GAAP)$9,344 $8,709 $9,344 $8,709 
Net (loss)/income applicable to noncontrolling interest
(1)(1)
Interest expense
12,580 15,264 12,580 15,264 
Depreciation
28,094 27,876 28,094 27,876 
Amortization
22,900 23,618 22,900 23,618 
Depreciation and amortization attributable to noncontrolling interests21 21 21 21 
Gain on sale of real estate assets
— (3)— (3)
EBITDAre and Core EBITDA*
72,938 75,487 72,938 75,487 
General & administrative expenses
7,251 8,643 7,251 8,643 
Management fee revenue
(390)(395)(390)(395)
Other income
(2,141)67 (2,141)67 
       Non-cash general reserve for uncollectible accounts412 — 
Straight line effects of lease revenue
(4,103)(6,785)
Straight line effects of lease revenue attributable to noncontrolling interests(3)
Amortization of lease-related intangibles
(2,792)(2,973)
Property NOI*71,176 74,041 77,658 83,802 
Net operating income from:
Acquisitions
(7,440)(3,539)(9,211)(4,729)
Dispositions
413 (8,700)413 (9,361)
Other investments(1)
144 103 200 158 
Same Store NOI*$64,293 $61,905 $69,060 $69,870 
Change period over period in Same Store NOI3.9 %N/A(1.2)%N/A

(1)Other investments consist of active redevelopment and development projects, land, and recently completed redevelopment and development projects. The operating results from 222 South Orange Avenue in Orlando, FL are included in this line item.





*Definitions:

Funds From Operations ("FFO"): The Company calculates FFO 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 and impairment losses, 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 is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that FFO is helpful to investors as a supplemental performance measure because it excludes the effects of depreciation, amortization and gains or losses from sales of real estate, all of which are based on historical costs, which implicitly assumes that the value of real estate diminishes predictably over time. The Company also believes that FFO can help facilitate comparisons of operating performance between periods and with other REITs. However, other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than the Company; therefore, the Company’s computation of FFO may not be comparable to that of such other REITs.

Core Funds From Operations ("Core FFO"): The Company calculates Core FFO by starting with FFO, as defined by NAREIT, and adjusting for gains or losses on the extinguishment of swaps and/or debt, acquisition-related expenses (that are not capitalized) and any significant non-recurring items. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Core FFO is helpful to investors as a supplemental performance measure because it excludes the effects of certain items which can create significant earnings volatility, but which do not directly relate to the Company’s core business operations. As a result, the Company believes that Core FFO can help facilitate comparisons of operating performance between periods and provides a more meaningful predictor of future earnings potential. Other REITs may not define Core FFO in the same manner as the Company; therefore, the Company’s computation of Core FFO may not be comparable to that of other REITs.

Adjusted Funds From Operations ("AFFO"): The Company calculates AFFO by starting with Core FFO and adjusting for non-incremental capital expenditures and acquisition-related costs (that are not capitalized) and then adding back non-cash items including: non-real estate depreciation, straight-lined rents and fair value lease adjustments, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. AFFO is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that AFFO is helpful to investors as a meaningful supplemental comparative performance measure of our ability to make incremental capital investments. Other REITs may not define AFFO in the same manner as the Company; therefore, the Company’s computation of AFFO may not be comparable to that of other REITs.

EBITDAre: The Company calculates EBITDAre in accordance with the current National Association of Real Estate Investment Trusts (“NAREIT”) definition. NAREIT currently defines EBITDAre as net income (computed in accordance with GAAP) adjusted for gains or losses from sales of property, impairment losses, depreciation on real estate assets, amortization on real estate assets, interest expense and taxes, along with the same adjustments for unconsolidated partnerships and joint ventures. Some of the adjustments mentioned can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. EBITDAre is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that EBITDAre is helpful to investors as a supplemental performance measure because it provides a metric for understanding the Company’s results from ongoing operations without taking into account the effects of non-cash expenses (such as depreciation and amortization) and capitalization and capital structure expenses (such as interest expense and taxes). The Company also believes that EBITDAre can help facilitate comparisons of operating performance between periods and with other REITs. However, other REITs may not define EBITDAre in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than the Company; therefore, the Company’s computation of EBITDAre may not be comparable to that of such other REITs.

Core EBITDA: The Company calculates Core EBITDA as net income (computed in accordance with GAAP) before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property and other significant infrequent items that create volatility within our earnings and make it difficult to determine the earnings generated by our core ongoing business. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Core EBITDA is helpful to investors as a supplemental performance measure because it provides a metric for understanding the performance of the Company’s results from ongoing operations without taking into account the effects of non-cash expenses (such as depreciation and amortization), as well as items that are not part of normal day-to-day operations of the Company’s business. Other REITs may not define Core EBITDA in the same manner as the Company; therefore, the Company’s computation of Core EBITDA may not be comparable to that of other REITs.

Property Net Operating Income ("Property NOI"): The Company calculates Property NOI by starting with Core EBITDA and adjusting for general and administrative expense, income associated with property management performed by Piedmont for other organizations and other income or expense items for the Company, such as interest income from loan investments or costs from the pursuit of non-consummated transactions. The Company 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 also eliminated. Property NOI is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Property NOI is helpful to investors as a supplemental comparative performance measure of income generated by its properties alone without the administrative overhead of the Company. Other REITs may not define Property NOI in the same manner as the Company; therefore, the Company’s computation of Property NOI may not be comparable to that of other REITs.

Same Store Net Operating Income ("Same Store NOI"): The Company calculates Same Store NOI as Property NOI attributable to the properties for which the following criteria were met during the entire span of the current and prior year reporting periods: (i) they were owned, (ii) they were not under development / redevelopment, and (iii) none of the operating expenses for which were capitalized. Same Store NOI also excludes amounts attributable to land assets. The Company 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 also eliminated. Same Store NOI is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Same Store NOI is helpful to investors as a supplemental comparative performance measure of the income generated



from the same group of properties from one period to the next. Other REITs may not define Same Store NOI in the same manner as the Company; therefore, the Company’s computation of Same Store NOI may not be comparable to that of other REITs.


Document


EXHIBIT 99.2




https://cdn.kscope.io/59aacba0b6dde6d3987989df7b19bc67-image11a.jpg



Quarterly Supplemental Information
March 31, 2021











Corporate HeadquartersInstitutional Analyst ContactInvestor Relations
5565 Glenridge Connector, Suite 450Telephone: 770.418.8592Telephone: 866.354.3485
Atlanta, GA 30342research.analysts@piedmontreit.cominvestor.services@piedmontreit.com
Telephone: 770.418.8800www.piedmontreit.com




Piedmont Office Realty Trust, Inc.
Quarterly Supplemental Information
Index


PagePage
IntroductionOther Investments
Corporate DataOther Investments Detail
Investor InformationSupporting Information
Financial HighlightsDefinitions
FinancialsResearch Coverage
Balance SheetsNon-GAAP Reconciliations
Income StatementsProperty Detail - In-Service Portfolio
Key Performance IndicatorsRisks, Uncertainties and Limitations
Funds From Operations / Adjusted Funds From Operations
Same Store Analysis
Capitalization Analysis
Debt Summary
Debt Detail
Debt Covenant & Ratio Analysis
Operational & Portfolio Information - Office Property 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
Contractual Tenant Improvements & Leasing Commissions
Geographic Diversification
Geographic Diversification by Location Type
Industry Diversification
Property Investment Activity
Notice to Readers:
Please refer to page 42 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, acquisitions, dispositions, etc. contained in this quarterly supplemental information report may differ from actual results.
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.
To supplement the presentation of the Company’s financial results prepared in accordance with U.S. generally accepted accounting principles (GAAP), this report contains certain financial measures that are not prepared in accordance with GAAP, including FFO, Core FFO, AFFO, Same Store NOI, Property NOI, EBITDAre and Core EBITDA. Definitions and reconciliations of these non-GAAP measures to their most comparable GAAP metrics are included beginning on page 36. Each of the non-GAAP measures included in this report has limitations as an analytical tool and should not be considered in isolation or as a substitute for an analysis of the Company’s results calculated in accordance with GAAP. In addition, because not all companies use identical calculations, the Company’s presentation of non-GAAP measures in this report may not be comparable to similarly titled measures disclosed by other companies, including other REITs. The Company may also change the calculation of any of the non-GAAP measures included in this report from time to time in light of its then existing 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 an owner, manager, developer, redeveloper and operator of high-quality, Class A office properties in select submarkets located primarily within seven major Eastern U.S. office markets, with over half of its revenue generated from the Sunbelt. Its geographically-diversified, approximately $5 billion portfolio is comprised of approximately 17 million square feet (as of the date of release of this report). The Company is a fully-integrated, self-managed real estate investment trust ("REIT") with local management offices in each of its markets and is investment-grade rated by Standard & Poor’s and Moody’s. At the end of the first quarter of 2021, approximately 74% of the Company's portfolio was Energy Star certified and approximately 43% was LEED certified. Piedmont is headquartered in Atlanta, GA.

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 ofAs of
March 31, 2021December 31, 2020
Number of consolidated in-service office properties (1)
5454
Rentable square footage (in thousands) (1)
16,43416,428
Percent leased (2)
86.0 %86.8 %
Capitalization (in thousands):
Total debt - principal amount outstanding (excludes premiums, discounts, and deferred financing costs)$1,671,425$1,632,610
Equity market capitalization (3)
$2,154,384$2,009,914
Total market capitalization (3)
$3,825,809$3,642,524
Total debt / Total market capitalization (3)
43.7 %44.8 %
Average net debt to Core EBITDA5.6 x5.8 x
Total debt / Total gross assets34.9 %34.4 %
Common stock data:
High closing price during quarter$18.56$16.95
Low closing price during quarter$15.18$11.42
Closing price of common stock at period end$17.37$16.23
Weighted average fully diluted shares outstanding during quarter (in thousands)124,450125,544
Shares of common stock issued and outstanding at period end (in thousands)124,029123,839
Annual regular dividend per share (4)
$0.84$0.84
Rating / Outlook:
Standard & Poor'sBBB / StableBBB / Stable
Moody'sBaa2 / StableBaa2 / Stable
Employees131137

(1)As of March 31, 2021, our consolidated office portfolio consisted of 54 properties (exclusive of one 127,000 square foot property that was out of service for redevelopment, 222 South Orange Avenue in Orlando, FL).
(2)
Calculated as square footage associated with commenced leases plus square footage associated with executed but uncommenced leases for vacant spaces at our in-service properties, divided by total rentable in-service square footage, all as of the relevant date, expressed as a percentage. Please refer to page 24 for additional analyses regarding Piedmont's leased percentage.
(3)Reflects common stock closing price, shares outstanding and outstanding debt as of the end of the reporting period, as appropriate.
(4)Total of the regular dividends per share for which record dates occurred over the prior four quarters.

3


Piedmont Office Realty Trust, Inc.
Investor Information
Corporate
5565 Glenridge Connector, Suite 450
Atlanta, Georgia 30342
770.418.8800
www.piedmontreit.com

Executive Management
C. Brent SmithRobert E. BowersEdward H. Guilbert, IIIChristopher A. Kollme
Chief Executive Officer, PresidentChief Financial and Administrative OfficerExecutive Vice President, Finance,Executive Vice President,
and Directorand Executive Vice PresidentAssistant Secretary and TreasurerCapital & Strategy
Investor Relations Contact
Laura P. MoonJoseph H. PangburnThomas R. PrescottAlex Valente
Chief Accounting Officer andExecutive Vice President,Executive Vice President,Executive Vice President,
Senior Vice PresidentSouthwest RegionMidwest Region and Co-Head ofSoutheast Region
Development
George WellsRobert K. Wiberg
Executive Vice President,Executive Vice President,
Real Estate OperationsNortheast Region and Co-Head of
Development
Board of Directors
Frank C. McDowellDale H. TaysomKelly H. BarrettWesley E. Cantrell
Director, Chairman of the Board of Directors,Director, Vice Chairman of the Director, Chair of the Audit Committee, Director, Chair of the Governance
Chair of the Compensation Committee, andBoard of Directors, and Member of theand Member of the Governance CommitteeCommittee, and Member of the
Member of the Governance CommitteeAudit and Capital CommitteesCompensation Committee
Glenn G. CohenBarbara B. LangC. Brent SmithJeffery L. Swope
Director and Member of the Audit and CapitalDirector, Chair of the ESG Committee, Chief Executive Officer, PresidentDirector, Chair of the Capital
Committeesand Member of the Compensationand DirectorCommittee, and Member of the
and Governance CommitteesCompensation Committee

Transfer AgentCorporate Counsel
ComputershareKing & Spalding
P.O. Box 301701180 Peachtree Street, NE
College Station, TX 77842-3170Atlanta, GA 30309
Phone: 866.354.3485Phone: 404.572.4600

4


Piedmont Office Realty Trust, Inc.
Financial Highlights
As of March 31, 2021

Financial Results (1)

Net income applicable to Piedmont for the quarter ended March 31, 2021 was $9.3 million, or $0.08 per share (diluted), compared to $8.7 million, or $0.07 per share (diluted), for the same quarter in 2020. The increase in net income applicable to Piedmont for the three months ended March 31, 2021 when compared to the same period in 2020 was primarily a result of lower interest expense due to the decrease in the Company's overall debt balance outstanding by nearly $300 million since March 2020, lower general and administrative expenses, and higher interest income attributable to the seller financing Piedmont provided to the purchaser of its New Jersey properties during the fourth quarter of 2020. Partially offsetting the increase in net income attributable to Piedmont in 2021 was decreased real estate operating income as a result of the net disposition activity completed by the Company during the prior twelve months, lower portfolio occupancy, and reduced transient parking revenue as a result of the COVID-19 pandemic.

Funds from operations (FFO) and core funds from operations (Core FFO) for the quarter ended March 31, 2021 were $60.1 million, or $0.48 per share (diluted), compared to $59.9 million, or $0.47 per share (diluted), for the same quarter in 2020. The increase in FFO and Core FFO for the three months ended March 31, 2021 when compared to the same period in 2020 was principally due to the items described above for changes in net income.

The per share results for the first quarter of 2021 were influenced by the repurchase of approximately 2.2 million shares of common stock for a total of approximately $30.6 million (before the consideration of transaction costs) which was completed during the fourth quarter of 2020.

Adjusted funds from operations (AFFO) for the quarter ended March 31, 2021 was $37.9 million, compared to $18.6 million for the same quarter in 2020. The increase in AFFO for the three months ended March 31, 2021 when compared to the same period in 2020 was primarily due to the greater amount of non-incremental capital expenditures incurred during the first quarter of 2020 which was primarily attributable to the 20-year lease renewal with the State of New York at 60 Broad Street in New York, NY, for which leasing commissions totaling $16.1 million were paid.

Operations and Leasing

As of March 31, 2021, Piedmont had 54 in-service office properties located primarily in select submarkets within seven major office markets in the eastern portion of the United States, with over half of our revenue coming from the Sunbelt. On a square footage leased basis, our total in-service office portfolio was 86.0% leased as of March 31, 2021, as compared to 86.8% at December 31, 2020. Please refer to page 24 for additional leased percentage information.

As a result of our diversification, limited exposure to the sectors of the economy most impacted by the pandemic and strong tenant credit profile, our collections have returned to near pre-pandemic levels. To date, of the approximately 1,000 leases in our portfolio, we have entered into rent relief agreements with approximately 70 tenants predominately operating in the retail, hospitality, travel, consulting and co-working sectors. Of the rent deferrals granted to tenants as a result of COVID-19, only approximately $3.3 million in deferred rent remains to be repaid as of March 31, 2021.

The weighted average remaining lease term of our in-service portfolio was 6.0 years(2) as of March 31, 2021 as compared to 6.1 years as of December 31, 2020. Our weighted average adjusted Annualized Lease Revenue(3) per square foot for our in-service portfolio was $37.20 as of March 31, 2021.


(1)
FFO, Core FFO and AFFO are supplemental non-GAAP financial measures. See page 36 for definitions of these non-GAAP financial measures, and pages 13 and 38 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, 2021) is weighted based on Annualized Lease Revenue, as defined on page 36.
(3)Annualized Lease Revenue is adjusted for buildings at which tenants pay operating expenses directly to include such operating expenses as if they were paid by the Company and reimbursed by the tenants as under a typical net lease structure, thereby incorporating the effective gross rental rate for those buildings.

5


During the three months ended March 31, 2021, the Company completed approximately 678,000 square feet of leasing activity. Of the total leasing activity completed during the quarter, we signed new tenant leases for approximately 154,000 square feet. The average committed capital for tenant improvements and leasing commissions per square foot per year of lease term for all leasing activity completed during the three months ended March 31, 2021 (net of commitment expirations during the period) was $3.40 (see page 30).

Of the 678,000 square feet of leases executed during the three months ended March 31, 2021, significant leases greater than 10,000 square feet are as follows.
TenantPropertyMarketSquare Feet
Leased
Expiration
Year
Lease Type
Raytheon Company225 & 235 Presidential WayBoston440,1302031Renewal
Ascend Learning, LLC25 Burlington Mall RoadBoston52,5582033New
Industrious ARL 3100 Clarendon Boulevard LLC3100 Clarendon BoulevardWashington, DC39,7532031New
Council for Advancement and Support of Education1201 Eye StreetWashington, DC15,0252033New

At the end of the first quarter of 2021, there was one tenant whose lease individually contributed greater than 1% in Annualized Lease Revenue expiring during the eighteen month period following March 31, 2021. Information regarding the leasing status of the space associated with this tenant's lease is presented below.
TenantPropertyProperty LocationNet
Square
Footage
Expiring
Net Percentage of
Current Quarter
Annualized Lease
Revenue Expiring
(%)
ExpirationCurrent Leasing Status
City of New York60 Broad StreetNew York, NY313,0223.0%In HoldoverThe tenant is currently in holdover. After the end of the quarter, the Company signed an interim 5-year lease renewal that is now in process to receive final City approvals.

Future Lease Commencements and Abatements

As of March 31, 2021, our overall leased percentage was 86.0% and our economic leased percentage was 80.6%. 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 spaces but have not yet commenced (amounting to approximately 174,000 square feet of leases as of March 31, 2021, or 1.0% of the portfolio); and
2)leases which have commenced but are within rental abatement or deferral periods (amounting to approximately 812,000 square feet of leases as of March 31, 2021, or a 4.4% impact to leased percentage on an economic basis).

The gap between reported leased percentage and economic leased percentage will fluctuate over time as (1) new leases are signed for vacant spaces, (2) abatements and deferrals associated with existing or newly executed leases commence and expire, and/or (3) properties are bought and sold. See below for more detail on existing large leases with abatements and deferrals. The abatements and deferrals this quarter included COVID-related rent relief (primarily rent deferrals; with a typical duration of between three and four months) representing an approximately 0.2% impact on the gap between leased percentage and economic leased percentage.

Future Lease Commencements
Piedmont has leases with many large corporate office space users. The average size of lease in the Company's portfolio is between 15,000 to 20,000 square feet. Due to the large size and length of term of new leases, Piedmont typically signs leases at least several months in advance of their anticipated lease commencement dates. Presented below is a schedule of uncommenced new leases greater than 50,000 square feet and their anticipated commencement dates. Lease renewals are excluded from this schedule.
TenantPropertyProperty LocationSquare Feet
Leased
Space StatusEstimated
Commencement
Date
New /
Expansion
District of Columbia Department of General Services400 Virginia AvenueWashington, DC56,04243,000 SF VacantQ1 2022New
Ascend Learning, LLC25 Burlington Mall RoadBurlington, MA52,558VacantQ3 2021New
salesforce.com5 Wall StreetBurlington, MA51,913Not VacantQ3 2021New


6


Abatements
New leases frequently provide rental abatement concessions to tenants and these abatements typically occur at the beginning of the leases. The currently reported cash net operating income and AFFO understate the Company's long-term cash generation ability from existing leases due to some leases being in abatement periods. Presented below is a schedule of leases with abatements of 50,000 square feet or greater that either were under abatement as of March 31, 2021 or will be under abatement within the next twelve months. (1)

TenantPropertyProperty LocationAbated Square FeetLease Commencement DateRemaining Abatement ScheduleLease Expiration
Advanced Micro Devices, Inc.90 Central StreetBoxborough, MA107,244Q1 2021January through March 2021Q1 2028
Transocean Offshore Deepwater Drilling, Inc.Enclave PlaceHouston, TX300,906
Q4 2019
Commencement through April 2021
Q2 2036
Ascend Learning, LLC25 Burlington Mall RoadBurlington, MA52,558Q3 2021July through December 2021Q4 2033
District of Columbia Department of General Services400 Virginia AvenueWashington, DC56,042Q1 2022January through early July 2022Q4 2032


Financing and Capital Activity

Among Piedmont's stated strategic objectives is to harvest capital through the disposition of non-core assets and assets in which the Company believes the value potential during its ownership has been reached and to use the sale proceeds to:
continue to invest in accessible, amenity-rich real estate assets with higher overall return prospects and/or strategic merits in one of its identified office markets where it has a significant operating presence with a competitive operating advantage and that otherwise meet its strategic criteria;
reduce leverage levels by repaying outstanding debt; and/or
repurchase Company stock when it is believed to be trading at a significant discount to NAV.
Information on the Company's recent activities in furtherance of its strategic objectives is presented below.

Dispositions
There were no dispositions completed during the quarter ended March 31, 2021.

Acquisitions
There were no acquisitions completed during the quarter ended March 31, 2021.

For additional information on acquisitions and dispositions completed over the previous eighteen months, please refer to page 34.

Development / Redevelopment
During the fourth quarter of 2019, Piedmont commenced an approximately $18.5 million redevelopment of 200 South Orange Avenue in Orlando, FL. The project will allow the Company to reposition the property, creating a premier environment for downtown office tenants. The redevelopment plan includes a redesigned lobby and entry experience, an energized outdoor park, the addition of new food and beverage options, an upgraded conference center, a tenant lounge, and a new crown lighting system. As of March 31, 2021, the project is near completion and remains on budget.

Details on the Company's developable land parcels, all of which are located adjacent to existing Piedmont properties, as well as information on its upcoming redevelopment project, can be found on page 35.

Finance
As of March 31, 2021, our ratio of total debt to total gross assets was 34.9%, and the same measure at December 31, 2020 was 34.4%. This debt ratio is based on total principal amount outstanding for our various loans as of the relevant measurement date.

As of March 31, 2021, our average net debt to Core EBITDA ratio was 5.6 x, compared to 5.8 x as of December 31, 2020.


(1)The State of New York lease at 60 Broad Street in New York, NY, does not contain any rental abatement provisions. The tenant's space will be reconstructed over a period of up to four years. During the construction period, the tenant will not be required to pay rental charges for certain spaces that are under construction and not usable by the tenant. The amount of space for which the tenant will not be required to pay rent will vary over time and is expected to average approximately 80,000 square feet over the construction time period.


7


Stock Repurchase Program
No repurchases of the Company's common stock were completed during the first quarter of 2021. As of quarter end, Board-approved capacity remaining for additional repurchases totaled approximately $170 million under the stock repurchase plan. Repurchases of stock under the program are made at the Company's discretion and are dependent on market conditions, the discount to estimated net asset value, other investment opportunities and other factors that the Company deems relevant.

Dividend
On February 2, 2021, the Board of Directors of Piedmont declared a dividend for the first quarter of 2021 in the amount of $0.21 per common share outstanding to stockholders of record as of the close of business on February 26, 2021. The dividend was paid on March 19, 2021.

Subsequent Events
On April 28, 2021, the Board of Directors of Piedmont declared a dividend for the second quarter of 2021 in the amount of $0.21 per common share outstanding to stockholders of record as of the close of business on May 28, 2021. The dividend is expected to be paid on June 18, 2021.

Other

Piedmont has been recognized by the U.S. Environmental Protection Agency and the U.S. Department of Energy as a 2021 Energy Star Partner of the Year. Each year, the Energy Star program honors a group of businesses and organizations that have made outstanding contributions to protecting the environment through superior energy achievements. Energy Star award winners lead their industries in the production, sale, and adoption of energy-efficient products, services, and strategies. Piedmont is honored to have been selected as a leader in real estate sustainability, which benefits our tenants and shareholders by lowering operating expenses as well as reducing our portfolio's (and tenants') carbon footprint.

Guidance for 2021

The following financial guidance for calendar year 2021 remains unchanged and is based upon management's assumptions, estimates and expectations at this time. Our projections for 2021 include the assumption of a gradual ramping up of business over the year with a return to a more typical state of operations during the latter half of 2021. This financial guidance does not include the effects of any potential acquisition or disposition activity that may be completed during the year.
(in millions, except per share data)LowHigh
Net Income$34-$38
Add:
Depreciation115 -120
Amortization82 -86
NAREIT Funds from Operations and Core Funds from Operations applicable to common stock$231-$244
NAREIT Funds from Operations and Core Funds from Operations per diluted share$1.86-$1.96
These estimates reflect management's view of current market conditions and incorporate certain economic and operational assumptions and projections, including those related to the pace and strength of the economic recovery from the COVID-19 pandemic. Actual results could differ from these estimates. Note that individual quarters my fluctuate on both a cash basis and an accrual basis due to the timing of the business recovery from the COVID-19 pandemic, the timing of lease commencements and expirations, abatement periods, repairs and maintenance expenses, capital expenditures, capital markets activities, seasonal general and administrative expenses, accrued potential performance-based compensation expenses, and one-time revenue or expense events. The above guidance is based on information available to management as of the date of this supplemental report. Actual results could differ materially from these estimates based on a variety of factors as discussed on page 42.

8


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

March 31, 2021December 31, 2020September 30, 2020June 30, 2020March 31, 2020
Assets:
Real estate, at cost:
Land assets$484,467 $484,466 $505,228 $505,228 $505,234 
Buildings and improvements3,239,199 3,191,767 3,283,980 3,258,713 3,249,947 
Buildings and improvements, accumulated depreciation(793,064)(767,542)(803,160)(776,870)(755,152)
Intangible lease asset155,634 158,444 161,870 164,145 167,972 
Intangible lease asset, accumulated amortization(72,475)(67,850)(63,353)(58,148)(52,538)
Construction in progress47,498 56,749 56,393 51,045 42,028 
Real estate assets held for sale, gross— — — — 233,951 
Real estate assets held for sale, accumulated depreciation & amortization— — — — (96,164)
Total real estate assets3,061,259 3,056,034 3,140,958 3,144,113 3,295,278 
Cash and cash equivalents10,689 7,331 23,958 36,469 7,920 
Tenant receivables, net of allowance for doubtful accounts4,545 8,448 11,301 8,494 10,596 
Straight line rent receivable156,257 151,153 154,620 147,418 139,617 
Notes receivable118,500 118,500 — — — 
Escrow deposits and restricted cash1,741 1,883 1,781 1,769 1,758 
Prepaid expenses and other assets22,647 23,277 28,074 33,017 23,933 
Goodwill98,918 98,918 98,918 98,918 98,918 
Deferred lease costs, gross445,753 446,885 463,447 459,398 463,760 
Deferred lease costs, accumulated amortization(182,435)(172,619)(169,975)(159,883)(148,972)
Other assets held for sale, gross— — — — 63,524 
Other assets held for sale, accumulated amortization— — — — (35,516)
Total assets$3,737,874 $3,739,810 $3,753,082 $3,769,713 $3,920,816 
Liabilities:
Unsecured debt, net of discount$1,633,819 $1,594,068 $1,588,411 $1,592,693 $1,743,905 
Secured debt27,628 27,936 28,424 28,784 188,779 
Accounts payable, accrued expenses, and accrued capital expenditures92,183 137,680 120,763 95,419 90,459 
Deferred income56,638 36,891 36,613 35,226 35,443 
Intangible lease liabilities, less accumulated amortization32,607 35,440 38,324 41,179 44,646 
Interest rate swaps7,654 9,834 10,618 28,575 26,709 
Other liabilities held for sale— — — — 7,158 
Total liabilities$1,850,529 $1,841,849 $1,823,153 $1,821,876 $2,137,099 
Stockholders' equity:
Common stock1,240 1,238 1,260 1,260 1,259 
Additional paid in capital3,697,801 3,693,996 3,692,634 3,691,377 3,690,821 
Cumulative distributions in excess of earnings(1,791,558)(1,774,856)(1,740,670)(1,723,147)(1,889,109)
Other comprehensive loss(21,813)(24,100)(24,993)(23,360)(20,976)
Piedmont stockholders' equity1,885,670 1,896,278 1,928,231 1,946,130 1,781,995 
Non-controlling interest1,675 1,683 1,698 1,707 1,722 
Total stockholders' equity1,887,345 1,897,961 1,929,929 1,947,837 1,783,717 
Total liabilities, redeemable common stock and stockholders' equity$3,737,874 $3,739,810 $3,753,082 $3,769,713 $3,920,816 
Common stock outstanding at end of period124,029 123,839 126,029 126,025 125,921 

9


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

Three Months Ended
3/31/202112/31/20209/30/20206/30/20203/31/2020
Revenues:
Rental income (1)
$105,170 $104,560 $108,071 $109,714 $111,496 
Tenant reimbursements (1)
20,742 23,712 20,209 21,533 20,658 
Property management fee revenue758 721 751 622 773 
Other property related income2,587 2,536 2,662 2,762 4,244 
129,257 131,529 131,693 134,631 137,171 
Expenses:
Property operating costs51,424 55,302 53,293 53,148 53,190 
Depreciation28,103 27,236 28,255 27,200 27,884 
Amortization22,912 22,324 22,990 24,349 23,631 
General and administrative7,251 7,415 5,469 5,937 8,643 
109,690 112,277 110,007 110,634 113,348 
Other income / (expense):
Interest expense(12,580)(13,048)(12,725)(13,953)(15,264)
Other income / (expense)2,356 1,770 319 349 149 
Gain / (loss) on extinguishment of debt— — — (9,336)— 
Gain / (loss) on sale of real estate (2)
— 14,634 (340)191,369 
Net income9,343 22,608 8,940 192,426 8,711 
Less: Net (income) / loss applicable to noncontrolling interest(2)
Net income applicable to Piedmont$9,344 $22,609 $8,943 $192,427 $8,709 
Weighted average common shares outstanding - diluted124,450 125,544 126,385 126,500 126,360 
Net income per share available to common stockholders - diluted$0.08 $0.18 $0.07 $1.52 $0.07 
Common stock outstanding at end of period124,029 123,839 126,029 126,025 125,921 






(1)The presentation method used for this line is not in conformance with GAAP. To be in conformance with the current GAAP standard, the Company would need to combine amounts presented on the rental income line with amounts presented on the tenant reimbursements line and present that aggregated figure on one line entitled "rental and tenant reimbursement revenue." The amounts presented on this line were determined based upon the Company's interpretation of the rental charges and billing method provisions in each of the Company's lease documents.
(2)The gain on sale of real estate reflected in the fourth quarter of 2020 was primarily related to the sales of 200 and 400 Bridgewater Crossing in Bridgewater, NJ. The gain on sale of real estate reflected in the second quarter of 2020 was primarily related to the sale of 1901 Market Street in Philadelphia, PA.
10


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

Three Months Ended
3/31/20213/31/2020Change ($)Change (%)
Revenues:
Rental income (1)
$105,170 $111,496 $(6,326)(5.7)%
Tenant reimbursements (1)
20,742 20,658 84 0.4 %
Property management fee revenue758 773 (15)(1.9)%
Other property related income2,587 4,244 (1,657)(39.0)%
129,257 137,171 (7,914)(5.8)%
Expenses:
Property operating costs51,424 53,190 1,766 3.3 %
Depreciation28,103 27,884 (219)(0.8)%
Amortization22,912 23,631 719 3.0 %
General and administrative7,251 8,643 1,392 16.1 %
109,690 113,348 3,658 3.2 %
Other income / (expense):
Interest expense(12,580)(15,264)2,684 17.6 %
Other income / (expense)2,356 149 2,207 1,481.2 %
Gain / (loss) on sale of real estate
— (3)(100.0)%
Net income9,343 8,711 632 7.3 %
Less: Net (income) / loss applicable to noncontrolling interest(2)150.0 %
Net income applicable to Piedmont$9,344 $8,709 $635 7.3 %
Weighted average common shares outstanding - diluted124,450 126,360 
Net income per share available to common stockholders - diluted$0.08 $0.07 
Common stock outstanding at end of period124,029 125,921 






(1)The presentation method used for this line is not in conformance with GAAP. To be in conformance with the current GAAP standard, the Company would need to combine amounts presented on the rental income line with amounts presented on the tenant reimbursements line and present that aggregated figure on one line entitled "rental and tenant reimbursement revenue." The amounts presented on this line were determined based upon the Company's interpretation of the rental charges and billing method provisions in each of the Company's lease documents.

11


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, Earnings Before Interest, Taxes, Depreciation, and Amortization for real estate (EBITDAre), 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 36 and reconciliations are provided beginning on page 38.

For comparison purposes, on January 1, 2020, Piedmont placed back into service one redevelopment property, Two Pierce Place in Itasca, IL. The building was approximately 42% leased at the time it was placed back into service. No other properties were placed back into service during any of the periods presented.
Three Months Ended
Selected Operating Data3/31/202112/31/20209/30/20206/30/20203/31/2020
Percent leased (1)
86.0 %86.8 %86.9 %88.6 %89.6 %
Percent leased - economic (1) (2)
80.6 %82.0 %80.7 %81.1 %84.0 %
Total revenues$129,257$131,529$131,693$134,631$137,171
Net income attributable to Piedmont$9,344$22,609$8,943$192,427$8,709
Core EBITDA$72,938$70,582$73,250$75,895$75,487
Core FFO applicable to common stock$60,056$57,229$60,219$61,603$59,875
Core FFO per share - diluted$0.48$0.46$0.48$0.49$0.47
AFFO applicable to common stock$37,861$36,291$37,606$44,968$18,557
Gross regular dividends (3)
$26,046$26,145$26,466$26,465$26,443
Regular dividends per share (3)
$0.21$0.21$0.21$0.21$0.21
Selected Balance Sheet Data
Total real estate assets, net$3,061,259$3,056,034$3,140,958$3,144,113$3,295,278
Total assets$3,737,874$3,739,810$3,753,082$3,769,713$3,920,816
Total liabilities$1,850,529$1,841,849$1,823,153$1,821,876$2,137,099
Ratios & Information for Debt Holders
Core EBITDA margin (4)
56.4 %53.7 %55.6 %56.4 %55.0 %
Fixed charge coverage ratio (5)
5.4 x5.1 x5.5 x5.3 x4.8 x
Average net debt to Core EBITDA (6)
5.6 x5.8 x5.5 x6.2 x5.7 x
Total gross real estate assets$3,926,798$3,891,426$4,007,471$3,979,131$4,199,132
Net debt (7)
$1,658,995$1,623,396$1,602,237$1,590,007$1,930,834

(1)
Please refer to page 24 for additional leased percentage information.
(2)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). Due to variations in rental abatement structures, there will be variability to the economic leased percentage over time as abatements commence and expire. Please see the Future Lease Commencements and Abatements section of Financial Highlights for details on near-term abatements for large leases.
(3)Dividends are reflected in the quarter in which the record date occurred.
(4)Core EBITDA margin is calculated as Core EBITDA divided by total revenues.
(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 preferred dividends during any of the periods presented; the Company had capitalized interest of $812,649 for the quarter ended March 31, 2021, $368,965 for the quarter ended December 31, 2020, $236,290 for the quarter ended September 30, 2020, $183,846 for the quarter ended June 30, 2020, and $176,040 for the quarter ended March 31, 2020; the Company had principal amortization of $185,368 for the quarter ended March 31, 2021, $365,644 for the quarter ended December 31, 2020, $269,838 for the quarter ended September 30, 2020, $266,128 for the quarter ended June 30, 2020, and $175,383 for the quarter ended March 31, 2020.
(6)For the purposes of this calculation, we annualize the period's Core EBITDA and 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.
(7)Net debt is calculated as the total principal amount of debt outstanding minus cash and cash equivalents and escrow deposits and restricted cash as of the end of the period.

12


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
3/31/20213/31/2020
GAAP net income applicable to common stock$9,344 $8,709 
Depreciation (1) (2)
27,812 27,551 
Amortization (1)
22,900 23,618 
Loss / (gain) on sale of properties
— (3)
NAREIT funds from operations and core funds from operations applicable to common stock60,056 59,875 
Adjustments:
Amortization of debt issuance costs, fair market adjustments on notes payable, and discount on senior notes654 577 
Depreciation of non real estate assets282 325 
Straight-line effects of lease revenue (1)
(4,103)(6,785)
Stock-based compensation adjustments1,111 2,300 
Amortization of lease-related intangibles (1)
(2,792)(2,973)
Non-incremental capital expenditures (3)
(17,347)(34,762)
Adjusted funds from operations applicable to common stock$37,861 $18,557 
Weighted average common shares outstanding - diluted124,450 126,360 
Funds from operations per share (diluted)$0.48 $0.47 
Core funds from operations per share (diluted)$0.48 $0.47 
Common stock outstanding at end of period124,029 125,921 





(1)Includes our proportionate share of amounts attributable to consolidated properties.
(2)Excludes depreciation of non real estate assets.
(3)
Non-incremental capital expenditures are defined on page 36. Non-incremental capital expenditures for the three months ended March 31, 2020 include approximately $18.5 million of leasing commissions, with the largest contributor to that amount being the leasing commissions related to the 20-year, approximately 500,000 square foot lease renewal with the State of New York at 60 Broad Street in New York, NY.

13


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

Three Months Ended
3/31/20213/31/2020
Net income attributable to Piedmont$9,344 $8,709 
Net income / (loss) attributable to noncontrolling interest(1)
Interest expense
12,580 15,264 
Depreciation (1)
28,094 27,876 
Amortization (1)
22,900 23,618 
Depreciation and amortization attributable to noncontrolling interests21 21 
Loss / (gain) on sale of properties
— (3)
EBITDAre and Core EBITDA (2)
72,938 75,487 
General & administrative expenses
7,251 8,643 
Non-cash general reserve for uncollectible accounts (3)
412 — 
Management fee revenue (4)
(390)(395)
Other (income) / expense (1) (5)
(2,141)67 
Straight-line effects of lease revenue (1)
(4,103)(6,785)
Straight-line effects of lease revenue attributable to noncontrolling interests(3)
Amortization of lease-related intangibles (1)
(2,792)(2,973)
Property net operating income (cash basis)71,176 74,041 
Deduct net operating (income) / loss from:
Acquisitions (6)
(7,440)(3,539)
Dispositions (7)
413 (8,700)
Other investments (8)
144 103 
Same store net operating income (cash basis)$64,293 $61,905 
Change period over period3.9 %N/A

(1)Includes our proportionate share of amounts attributable to consolidated properties.
(2)The Company has historically recognized approximately $2 to $3 million of termination income on an annual basis (over the last 5 years). Given the size of its asset base and the number of tenants with which it conducts business, Piedmont considers termination income of that magnitude to be a normal part of its operations and a recurring part of its revenue stream; however, the recognition of termination income is typically variable between quarters and throughout any given year and is dependent upon when during the year the Company receives termination notices from tenants. During the three months ended March 31, 2021, Piedmont recognized $2.7 million in termination income (the majority of which was attributable to the WeWork lease termination in Orlando, FL), as compared with $0.6 million during the same period in 2020 and $0.8 million during the prior quarter.
(3)As a result of COVID-19 and as a precautionary measure, during the second quarter of 2020, the Company established a general reserve for potential future losses on customer accounts. The general reserve is non-cash in nature and, therefore, any changes in the reserve are removed from the calculation of cash basis same store net operating income. No such reserves were made in any periods prior to the second quarter of 2020.
(4)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.
(5)Figures presented on this line may not tie back to the relevant sources as some activity is attributable to property operations and is, therefore, presented in property net operating income.
(6)Acquisitions include One Galleria Tower, Two Galleria Tower and Three Galleria Tower in Dallas, TX, purchased on February 12, 2020.
(7)Dispositions include 1901 Market Street in Philadelphia, PA, sold on June 25, 2020, and the New Jersey property portfolio sold on October 28, 2020 (consisting of the Company's final remaining assets in the state, 200 and 400 Bridgewater Crossing in Bridgewater, NJ, and 600 Corporate Drive in Lebanon, NJ).
(8)
Other investments include active out-of-service redevelopment and development projects, land, and recently completed redevelopment and development projects. Additional information on our land holdings can be found on page 35. The operating results from 222 South Orange Avenue in Orlando, FL, are included in this line item.
14


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

Three Months Ended
3/31/20213/31/2020
Net income attributable to Piedmont$9,344 $8,709 
Net income / (loss) attributable to noncontrolling interest(1)
Interest expense
12,580 15,264 
Depreciation (1)
28,094 27,876 
Amortization (1)
22,900 23,618 
Depreciation and amortization attributable to noncontrolling interests21 21 
Loss / (gain) on sale of properties
— (3)
EBITDAre and Core EBITDA (2)
72,938 75,487 
General & administrative expenses
7,251 8,643 
Management fee revenue (3)
(390)(395)
Other (income) / expense (1) (4)
(2,141)67 
Property net operating income (accrual basis)77,658 83,802 
Deduct net operating (income) / loss from:
Acquisitions (5)
(9,211)(4,729)
Dispositions (6)
413 (9,361)
Other investments (7)
200 158 
Same store net operating income (accrual basis)$69,060 $69,870 
Change period over period(1.2)%N/A
For informational purposes (8)
Add back: Non-cash general reserve for uncollectible accounts412 — 
Adjusted same store net operating income (accrual basis)$69,472 $69,870 
Change period over period(0.6)%N/A

(1)Includes our proportionate share of amounts attributable to consolidated properties.
(2)The Company has historically recognized approximately $2 to $3 million of termination income on an annual basis (over the last 5 years). Given the size of its asset base and the number of tenants with which it conducts business, Piedmont considers termination income of that magnitude to be a normal part of its operations and a recurring part of its revenue stream; however, the recognition of termination income is typically variable between quarters and throughout any given year and is dependent upon when during the year the Company receives termination notices from tenants. During the three months ended March 31, 2021, Piedmont recognized $2.7 million in termination income (the majority of which was attributable to the WeWork lease termination in Orlando, FL), as compared with $0.6 million during the same period in 2020 and $0.8 million during the prior quarter.
(3)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.
(4)Figures presented on this line may not tie back to the relevant sources as some activity is attributable to property operations and is, therefore, presented in property net operating income.
(5)Acquisitions include One Galleria Tower, Two Galleria Tower and Three Galleria Tower in Dallas, TX, purchased on February 12, 2020.
(6)Dispositions include 1901 Market Street in Philadelphia, PA, sold on June 25, 2020, and the New Jersey property portfolio sold on October 28, 2020 (consisting of the Company's final remaining assets in the state, 200 and 400 Bridgewater Crossing in Bridgewater, NJ, and 600 Corporate Drive in Lebanon, NJ).
(7)
Other investments include active out-of-service redevelopment and development projects, land, and recently completed redevelopment and development projects. Additional information on our land holdings can be found on page 35. The operating results from 222 South Orange Avenue in Orlando, FL, are included in this line item.
(8)As a result of COVID-19 and as a precautionary measure, during the second quarter of 2020, the Company established a general reserve for potential future losses on customer accounts. Because of the unique nature of the reserve and its effect on the Company's financial results, the Company has provided this supplemental disclosure to calculate what the accrual basis same store net operating income growth would have been had there been no activity related to the general reserve for potential future losses. No such reserves were made in any periods prior to the second quarter of 2020.




15


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


Three Months Ended
3/31/20213/31/2020Change ($)Change (%)
Revenue
Cash rental income (1)
$90,185 $87,387 $2,798 3.2 %
Tenant reimbursements (2)
17,655 19,264 (1,609)(8.4)%
Straight line effects of lease revenue (3)
3,741 6,355 (2,614)(41.1)%
Amortization of lease-related intangibles1,438 1,610 (172)(10.7)%
Total rents
113,019 114,616 (1,597)(1.4)%
Other property related income (4)
2,515 4,348 (1,833)(42.2)%
Total revenue115,534 118,964 (3,430)(2.9)%
Property operating expense (5)
46,689 49,309 2,620 5.3 %
Property other income / (expense) 215 215 — — %
Same store net operating income (accrual)$69,060 $69,870 $(810)(1.2)%
Less:
Straight line effects of lease revenue(3,741)(6,355)2,614 41.1 %
Amortization of lease-related intangibles(1,438)(1,610)172 10.7 %
Non-cash general reserve for uncollectible accounts412 — 412 100.0 %
Same store net operating income (cash)$64,293 $61,905 $2,388 3.9 %

(1)The increase in cash rental income for the three months ended March 31, 2021 as compared to the same period in 2020 was primarily due to the burn off of some significant rental abatements at 1155 Perimeter Center West in Atlanta, GA and Arlington Gateway in Arlington, VA along with a higher amount of termination income in 2021, primarily related to the WeWork termination at 200 South Orange Avenue in Orlando, FL.
(2)The decrease in tenant reimbursements for the three months ended March 31, 2021 as compared to the same period in 2020 was primarily the result of decreased property operating expenses attributable to the reduced physical utilization of our buildings due to the pandemic.
(3)The decrease in straight line effects of lease revenue for the three months ended March 31, 2021 as compared to the same period in 2020 was primarily due to the expiration of the rental abatement periods of several large new and renewal leases in the portfolio.
(4)The decrease in other property related income for the three months ended March 31, 2021 as compared to the same period in 2020 was primarily the result of pandemic-related decreased transient parking activity across the portfolio.
(5)The decrease in property operating expense for the three months ended March 31, 2021 as compared to the same period in 2020 was primarily attributable to the reduced physical utilization of our buildings due to the pandemic, resulting in savings in several key operating expense categories, including janitorial and parking garage operational expenses.

16


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

As ofAs of
March 31, 2021December 31, 2020
Market Capitalization
Common stock price$17.37$16.23
Total shares outstanding124,029123,839
Equity market capitalization (1)
$2,154,384$2,009,914
Total debt - principal amount outstanding (excludes premiums, discounts, and deferred financing costs)$1,671,425$1,632,610
Total market capitalization (1)
$3,825,809$3,642,524
Total debt / Total market capitalization (1)
43.7 %44.8 %
Ratios & Information for Debt Holders
Total gross assets (2)
$4,785,848$4,747,821
Total debt / Total gross assets (2)
34.9 %34.4 %
Average net debt to Core EBITDA (3)
5.6 x5.8 x







(1)Reflects common stock closing price, shares outstanding, and outstanding debt as of the end of the reporting period, as appropriate.
(2)Total gross assets is defined as total assets with the add-back of accumulated depreciation and accumulated amortization related to real estate assets and accumulated amortization related to deferred lease costs.
(3)For the purposes of this calculation, we annualize the Core EBITDA for the quarter and use the average daily balance of debt outstanding during the quarter, less cash and cash equivalents and escrow deposits and restricted cash as of the end of the quarter.

17


Piedmont Office Realty Trust, Inc.
Debt Summary
As of March 31, 2021
Unaudited ($ in thousands)
Floating Rate & Fixed Rate Debt
https://cdn.kscope.io/59aacba0b6dde6d3987989df7b19bc67-chart11.gif
Debt (1)
Principal Amount
Outstanding
Weighted Average Stated
Interest Rate (2)
Weighted Average
Maturity
Floating Rate$494,000
(3)
1.09%22.1 months
Fixed Rate1,177,425 3.76%52.7 months
Total$1,671,4252.97%43.7 months
Unsecured & Secured Debt
https://cdn.kscope.io/59aacba0b6dde6d3987989df7b19bc67-chart21.gif
Debt (1)
Principal Amount
Outstanding
Weighted Average Stated
Interest Rate (2)
Weighted Average
Maturity
Unsecured$1,644,0002.92%44.3 months
Secured27,425 5.55%5.1 months
Total$1,671,4252.97%43.7 months

Debt Maturities (4)
Maturity Year
Secured Debt - Principal
Amount Outstanding (1)
Unsecured Debt - Principal
Amount Outstanding (1)
 Weighted Average
Stated Interest
Rate (2)
 Percentage of Total
https://cdn.kscope.io/59aacba0b6dde6d3987989df7b19bc67-chart31.gif
2021$27,425$300,0001.48%19.6%
2022N/A—%
2023394,0003.13%23.6%
2024400,0004.45%23.9%
2025 250,0002.06%15.0%
2026 +300,0003.15%17.9%
Total$27,425$1,644,0002.97%100.0%

(1)All of Piedmont's outstanding debt as of March 31, 2021 was interest-only debt with the exception of the $27.4 million mortgage associated with 5 Wall Street located in Burlington, MA.
(2)Weighted average stated interest rate is calculated based upon the principal amounts outstanding.
(3)The amount of floating rate debt is comprised of the $44 million outstanding balance as of March 31, 2021 on the $500 million unsecured revolving credit facility, $150 million in principal amount of the $250 million unsecured term loan that closed in 2018 that remained unhedged as of March 31, 2021, and the entire principal balance of the $300 million unsecured term loan that closed in 2011. The $250 million unsecured term loan that closed in 2018 has a stated variable rate. However, Piedmont entered into $100 million in notional amount of seven-year interest rate swap agreements resulting in an effectively fixed interest rate for $100 million in principal amount of the term loan (at 3.56% as of March 31, 2021; this rate can change only with a credit rating change for the Company) through the loan's maturity date of March 31, 2025. Additional details regarding the floating rate debt can be found on the following page.
(4)For loans which provide extension options that are conditional solely upon the Company providing proper notice to the loan's administrative agent and the payment of an extension fee, the final extended maturity date is reflected herein.

18


Piedmont Office Realty Trust, Inc.
Debt Detail
Unaudited ($ in thousands)
Facility (1)
PropertyStated RateMaturityPrincipal Amount Outstanding as of March 31, 2021
Secured
$35.0 Million Fixed-Rate Loan (2)
5 Wall Street5.55 %
(3)
9/1/2021$27,425 
Subtotal / Weighted Average (4)
5.55 %$27,425 
Unsecured
$300.0 Million Unsecured 2011 Term LoanN/A1.11 %
(5)
11/30/2021$300,000 
$350.0 Million Unsecured 2013 Senior NotesN/A3.40 %
(6)
6/1/2023350,000 
$500.0 Million Unsecured Line of Credit (7)
N/A1.01 %
(8)
9/29/202344,000 
$400.0 Million Unsecured 2014 Senior NotesN/A4.45 %
(9)
3/15/2024400,000 
$250.0 Million Unsecured 2018 Term LoanN/A2.06 %
(10)
3/31/2025250,000 
$300.0 Million Unsecured 2020 Senior NotesN/A3.15 %
(11)
8/15/2030300,000 
Subtotal / Weighted Average (4)
2.92 %$1,644,000 
Total Debt - Principal Amount Outstanding / Weighted Average Stated Rate (4)
2.97 %$1,671,425 
GAAP Accounting Adjustments (12)
(9,978)
Total Debt - GAAP Amount Outstanding$1,661,447 

(1)All of Piedmont’s outstanding debt as of March 31, 2021, was interest-only debt with the exception of the $27.4 million mortgage associated with 5 Wall Street located in Burlington, MA.
(2)The loan is amortizing based on a 25-year amortization schedule.
(3)The loan has a stated interest rate of 5.55%; however, upon acquiring 5 Wall Street and assuming the loan, the Company marked the debt to its estimated fair value as of that time, resulting in an effective interest rate of 3.75%.
(4)Weighted average is based on the principal amounts outstanding and interest rates at March 31, 2021.
(5)The $300 million unsecured 2011 term loan has a variable interest rate. Piedmont may select from multiple interest rate options, including the prime rate and various length LIBOR locks. The all-in interest rate associated with each LIBOR interest period selection is comprised of the relevant base LIBOR interest rate plus a credit spread (1.00% as of March 31, 2021) based on Piedmont's then 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)All of Piedmont’s outstanding debt as of March 31, 2021, was term debt with the exception of $44 million outstanding on our unsecured revolving credit facility. The $500 million unsecured revolving credit facility has an initial maturity date of September 30, 2022; however, there are two, six-month extension options available under the facility providing for a total extension of up to one year to September 29, 2023. The final extended maturity date is presented on this schedule.
(8)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, 2021. Piedmont may select from multiple interest rate options with each draw under the facility, including the prime rate and various length LIBOR locks. The all-in interest rate associated with each LIBOR interest period selection is comprised of the relevant base LIBOR interest rate plus a credit spread (0.90% as of March 31, 2021) based on Piedmont's then current credit rating.
(9)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%.
(10)The $250 million unsecured term loan that closed in 2018 has a stated variable interest rate; however, Piedmont entered into $100 million in notional amount of seven-year interest rate swap agreements that effectively fixed the interest rate on $100 million of the term loan (at 3.56% as of March 31, 2021; this rate can change only with a credit rating change for the Company) through the loan's maturity date of March 31, 2025. For the portion of the loan that continues to have a variable interest rate, Piedmont may select from multiple interest rate options, including the prime rate and various length LIBOR locks. The all-in interest rate associated with each LIBOR interest period selection is comprised of the relevant base LIBOR interest rate plus a credit spread (0.95% as of March 31, 2021) based on Piedmont's then current credit rating.
(11)The $300 million unsecured senior notes were offered for sale at 99.236% of the principal amount. The resulting effective cost of the financing is approximately 3.24% before the consideration of transaction costs and the impact of interest rate hedges. After incorporating the results of the related interest rate hedging activity, the effective cost of the financing is approximately 3.90%.
(12)The GAAP accounting adjustments relate to original issue discounts, third-party fees, and lender fees resulting from the procurement processes for our various debt facilities, along with debt fair value adjustments associated with the assumed 5 Wall Street debt. The original issue discounts and fees, along with the debt fair value adjustments, are amortized to interest expense over the contractual term of the related debt.

19


Piedmont Office Realty Trust, Inc.
Debt Covenant & Ratio Analysis (for Debt Holders)
As of March 31, 2021
Unaudited

Three Months Ended
Bank Debt Covenant Compliance (1)
Required3/31/202112/31/20209/30/20206/30/20203/31/2020
Maximum leverage ratio0.600.360.350.350.340.38
Minimum fixed charge coverage ratio (2)
1.504.964.714.544.324.14
Maximum secured indebtedness ratio0.400.010.010.010.010.04
Minimum unencumbered leverage ratio1.602.722.772.852.912.71
Minimum unencumbered interest coverage ratio (3)
1.755.445.265.134.924.74

Three Months Ended
Bond Covenant Compliance (4)
Required3/31/202112/31/20209/30/20206/30/20203/31/2020
Total debt to total assets60% or less41.1%40.6%40.3%40.5%46.0%
Secured debt to total assets40% or less0.7%0.7%0.7%0.7%4.5%
Ratio of consolidated EBITDA to interest expense1.50 or greater5.935.665.525.154.88
Unencumbered assets to unsecured debt150% or greater243%247%249%248%224%

Three Months EndedTwelve Months Ended
Other Debt Coverage Ratios for Debt HoldersMarch 31, 2021December 31, 2020
Average net debt to core EBITDA (5)
5.6 x5.8 x
Fixed charge coverage ratio (6)
5.4 x5.2 x
Interest coverage ratio (7)
5.4 x5.3 x






(1)Bank 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), excluding 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)Bond covenant compliance calculations relate to specific calculations prescribed in the relevant debt agreements. Please refer to the Indenture dated May 9, 2013, the Indenture and the First Supplemental Indenture dated March 6, 2014, and the Second Supplemental Indenture dated August 12, 2020, for detailed information about the 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 ratio is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no preferred dividends during the periods ended March 31, 2021 and December 31, 2020. The Company had capitalized interest of $812,649 for the three months ended March 31, 2021 and $965,142 for the twelve months ended December 31, 2020. The Company had principal amortization of $185,368 for the three months ended March 31, 2021 and $1,076,993 for the twelve months ended December 31, 2020.
(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 $812,649 for the three months ended March 31, 2021 and $965,142 for the twelve months ended December 31, 2020.

20


Piedmont Office Realty Trust, Inc.
Tenant Diversification (1)
As of March 31, 2021
(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 (%)
US BancorpA+ / A132023 / 2024$27,0705.37875.6
State of New YorkAA+ / Aa212024 / 203925,8165.05023.6
City of New YorkAA / Aa21In Holdover(4)15,5803.03132.2
AmazonAA- / A242024 / 202514,133