0001025996-17-000154.txt : 20170727 0001025996-17-000154.hdr.sgml : 20170727 20170726180710 ACCESSION NUMBER: 0001025996-17-000154 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 5 CONFORMED PERIOD OF REPORT: 20170726 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20170727 DATE AS OF CHANGE: 20170726 FILER: COMPANY DATA: COMPANY CONFORMED NAME: KILROY REALTY CORP CENTRAL INDEX KEY: 0001025996 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] IRS NUMBER: 954598246 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-12675 FILM NUMBER: 17983923 BUSINESS ADDRESS: STREET 1: 12200 W. OLYMPIC BLVD., SUITE 200 CITY: LOS ANGELES STATE: CA ZIP: 90064 BUSINESS PHONE: 3104818400 MAIL ADDRESS: STREET 1: 12200 W. OLYMPIC BLVD., SUITE 200 CITY: LOS ANGELES STATE: CA ZIP: 90064 8-K 1 form8-k.htm 8-K Document


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):
July 26, 2017

KILROY REALTY CORPORATION
(Exact name of registrant as specified in its charter)

 
Maryland
 
1-12675
 
95-4598246
 
 
(State or other jurisdiction
of incorporation)
 
(Commission File Number)
 
(IRS Employer
Identification No.)
 
 
 
 
 
 
 
 
12200 W. Olympic Boulevard, Suite 200,
 Los Angeles, California
 
 
 
90064
 
 
(Address of principal executive offices)
 
 
 
(Zip Code)
 

Registrant’s telephone number, including area code:
(310) 481-8400

N/A
(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:

o
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
 
 
o
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
 
 
o
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
 
 
o
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
 
 

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (17 CFR §230.405) or Rule 12b-2 of the Securities Exchange Act of 1934 (17 CFR §240.12b-2).
Emerging growth company o

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 July 26, 2017, Kilroy Realty Corporation issued a press release announcing its earnings for the quarter ended June 30, 2017 and distributed certain supplemental financial information. On July 26, 2017, Kilroy Realty Corporation also posted the supplemental information on its website located at www.kilroyrealty.com. The text of the supplemental information and the related press release are furnished herewith as Exhibits 99.1 and 99.2, respectively, and are incorporated by reference herein.

Exhibits 99.1 and 99.2 are being furnished pursuant to Item 2.02 and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended (the “Securities Act”), or the Exchange Act regardless of any general incorporation language in such filing.

Item 7.01    Regulation FD Disclosure.

As discussed in Item 2.02 above, Kilroy Realty Corporation issued a press release announcing its earnings for the quarter ended June 30, 2017 and distributed certain supplemental information. On July 26, 2017, Kilroy Realty Corporation also posted the supplemental information on its website located at www.kilroyrealty.com.

The information being furnished pursuant to Item 7.01 shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of that section. The information in this Current Report on Form 8-K shall not be deemed incorporated by reference into any filing under the Securities Act or the Exchange Act regardless of any general incorporation language in such filing.

Item 9.01    Financial Statements and Exhibits.

(a)
 
Financial statements of businesses acquired: None.

 
 
 
(b)
 
Pro forma financial information: None.

 
 
 
(c)
 
Shell company transactions: None.

 
 
 
(d)
 
Exhibits:


The following exhibits are furnished with this Current Report on Form 8-K:
Exhibit No.
 
Description
99.1**
 
Supplemental Operating and Financial Data for the quarter ended June 30, 2017
 
 
 
99.2**
 
Press Release dated July 26, 2017 regarding second quarter 2017 earnings
_______________
**    Furnished herewith.





SIGNATURES

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



 
 
 
Kilroy Realty Corporation
 
 
Date: July 26, 2017
 
 
 
 
 
 
 
 
 
 
 
By:
 
/s/ Heidi R. Roth
 
 
 
 
 
 
Heidi R. Roth
Executive Vice President,
Chief Accounting Officer and Controller
 
 
 
 
 
 
 
 





 EX-99.1 2 exhibit991.htm EXHIBIT 99.1 Exhibit
Exhibit 99.1


supplementalcoverpageq22017.jpg

Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Table of Contents
 
Page
Corporate Data and Financial Highlights
 
1
2
3
4
5
6
7-8
Portfolio Data
 
9
10-14
15
16
17-19
20
21
22
Development
 
23
24
Debt and Capitalization Data
 
25
26-27
28
29-31
32-35

This Supplemental Financial Report contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. These statements include, among other things, information concerning lease expirations, debt maturities, potential investments, development and redevelopment activity, projected construction costs, dispositions and other forward-looking financial data. In some instances, forward-looking statements can be identified by the use of forward-looking terminology such as “expect,” “future,” “will,” “would,” “pursue,” or “project” and variations of such words and similar expressions that do not relate to historical matters. Forward-looking statements are based on Kilroy Realty Corporation’s current expectations, beliefs and assumptions, and are not guarantees of future performance. Forward-looking statements are inherently subject to uncertainties, risks, changes in circumstances, trends and factors that are difficult to predict, many of which are outside of Kilroy Realty Corporation’s control. Accordingly, actual performance, results and events may vary materially from those indicated in the forward-looking statements, and you should not rely on the forward-looking statements as predictions of future performance, results or events. Numerous factors could cause actual future performance, results and events to differ materially from those indicated in the forward-looking statements, including, among others: global market and general economic conditions and their effect on our liquidity and financial conditions and those of our tenants; adverse economic or real estate conditions generally, and specifically, in the States of California and Washington; risks associated with our investment in real estate assets, which are illiquid, and with trends in the real estate industry; defaults on or non-renewal of leases by tenants; any significant downturn in tenants’ businesses; our ability to re-lease property at or above current market rates; costs to comply with government regulations, including environmental remediation; the availability of cash for distribution and debt service and exposure to risk of default under debt obligations; increases in interest rates and our ability to manage interest rate exposure; the availability of financing on attractive terms or at all, which may adversely impact our future interest expense and our ability to pursue development, redevelopment and acquisition opportunities and refinance existing debt; a decline in real estate asset valuations, which may limit our ability to dispose of assets at attractive prices or obtain or maintain debt financing, and which may result in write-offs or impairment charges; significant competition, which may decrease the occupancy and rental rates of properties; potential losses that may not be covered by insurance; the ability to successfully complete acquisitions and dispositions on announced terms; the ability to successfully operate acquired, developed and redeveloped properties; the ability to successfully complete development and redevelopment projects on schedule and within budgeted amounts; delays or refusals in obtaining all necessary zoning, land use and other required entitlements, governmental permits and authorizations for our development and redevelopment properties; increases in anticipated capital expenditures, tenant improvement and/or leasing costs; defaults on leases for land on which some of our properties are located; adverse changes to, or implementations of, applicable laws, regulations or legislation; risks associated with joint venture investments, including our lack of sole decision-making authority, our reliance on co-venturers' financial condition and disputes between us and our co-venturers; environmental uncertainties and risks related to natural disasters; and our ability to maintain our status as a REIT. These factors are not exhaustive and additional factors could adversely affect our business and financial performance. For a discussion of additional factors that could materially adversely affect Kilroy Realty Corporation’s business and financial performance, see the factors included under the caption “Risk Factors” in Kilroy Realty Corporation’s annual report on Form 10-K for the year ended December 31, 2016, and its other filings with the Securities and Exchange Commission. All forward-looking statements are based on currently available information and speak only as of the date on which they are made. Kilroy Realty Corporation assumes no obligation to update any forward-looking statement made in this Supplemental Financial Report that becomes untrue because of subsequent events, new information or otherwise, except to the extent we are required to do so in connection with our ongoing requirements under federal securities laws.

Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Company Background

Kilroy Realty Corporation (NYSE: KRC), a publicly traded real estate investment trust and member of the S&P MidCap 400 Index, is one of the West Coast’s premier landlords. The Company has over 70 years of experience developing, acquiring and managing office and mixed-use real estate assets. At June 30, 2017, the Company’s stabilized portfolio totaled approximately 14.4 million square feet of office space, that was 93.9% occupied, and 200 residential units located in the coastal regions of Los Angeles, Orange County, San Diego, the San Francisco Bay Area and Greater Seattle. 
Board of Directors
 
Executive Management Team
 
Investor Relations
John Kilroy
Chairman
 
John Kilroy
President and CEO
 
12200 W. Olympic Blvd., Suite 200
Los Angeles, CA 90064
(310) 481-8400
Web: www.kilroyrealty.com
E-mail: investorrelations@kilroyrealty.com
Edward F. Brennan, PhD
Lead Independent
 
John T. Fucci
Executive VP, Asset Management
 
Jolie Hunt
 
 
Jeffrey C. Hawken
Executive VP and COO
 
Scott S. Ingraham
 
 
Tracy Murphy
Executive VP, Life Science and Northern California
 
Gary R. Stevenson
 
 
Robert Paratte
Executive VP, Leasing and Business Development
 
Peter B. Stoneberg
 
 
Tyler H. Rose
Executive VP and CFO
 
 
 
 
Steve Rosetta
Executive VP and CIO
 
 
 
 
Heidi R. Roth
Executive VP, CAO and Controller
 
 
 
 
David Simon
Executive VP, Southern California
 
 
 
 
 
Justin W. Smart
Executive VP, Development and Construction Services
 
 
Equity Research Coverage
 
 
 
 
 
Bank of America Merrill Lynch
 
 
J.P. Morgan
 
James Feldman
(646) 855-5808
 
Anthony Paolone
(212) 622-6682
BMO Capital Markets Corp.
 
 
KeyBanc Capital Markets
 
John P. Kim
(212) 885-4115
 
Craig Mailman
(917) 368-2316
BTIG
 
 
RBC Capital Markets
 
Thomas Catherwood
(212) 738-6140
 
Mike Carroll
(440) 715-2649
Citigroup Investment Research
 
 
Robert W. Baird & Co.
 
Michael Bilerman
(212) 816-1383
 
David B. Rodgers
(216) 737-7341
D. A. Davidson
 
 
Stifel, Nicolaus & Company
 
Barry Oxford
(212) 240-9871
 
John W. Guinee III
(443) 224-1307
Deutsche Bank Securities, Inc.
 
 
UBS Investment Research
 
Vincent Chao
(212) 250-6799
 
Nicholas Yulico
(212) 713-3402
Evercore ISI
 
 
Wells Fargo
 
Steve Sakwa
(212) 446-9462
 
Blaine Heck
(443) 263-6529
Green Street Advisors
 
 
 
 
Jed Reagan
(949) 640-8780
 
 
 
 
Kilroy Realty Corporation is followed by the analysts listed above. Please note that any opinions, estimates or forecasts regarding Kilroy Realty Corporation’s performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of Kilroy Realty Corporation or its management. Kilroy Realty Corporation does not by its reference above or distribution imply its endorsement of or concurrence with such information, conclusions or recommendations.

1
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Executive Summary
 
 
 
Quarterly Financial Highlights
 
Quarterly Operating Highlights
 
 
 
• Net income available to common stockholders per share of $0.30
 
• Stabilized portfolio was 93.9% occupied and 96.0% leased at quarter-end
 
 
 
• FFO per share of $0.87
 
• 412,625 square feet of leases commenced in the stabilized portfolio
 
 
 
• Revenues of $180.6 million
 
• 489,517 square feet of leases executed in the stabilized portfolio
 
 
 
• Same Store GAAP NOI was flat year over year for the second quarter
 
• GAAP rents increased 31.7% from prior levels
 
 
 
• Same Store Cash NOI increased 1.9%
 
• Cash rents increased 12.6% from prior levels
 
 
 
• FFO Guidance range for 2017 is $3.35 to $3.45 per share with a midpoint of
 
 
   $3.40 per share, updated to reflect the impact of the write-off of the original
 
 
issuance costs in connection with the redemption of the Series H Preferred
 
 
Stock, timing of dispositions activity and overhead costs
 
 
 
 
 
• In May, increased the regular quarterly cash dividend to an annualized rate of
 
 
$1.70 per share, a 13.3% increase from the previous annualized dividend level
 
 
of $1.50 per share
 
 
 
 
 
 
 
 
 
 
 
Capital Markets Highlights
 
Strategic Highlights
 
 
 
• As of the date of this report, there were no outstanding borrowings on our
 
• In June, commenced development on 333 Dexter, a $380 million, 650,000
   unsecured revolving credit facility and approximately $120.0 million of
 
    square foot project located in the South Lake Union submarket of Seattle
   unrestricted cash on hand
 
 
 
 
 
• In July, provided notice to redeem all 4,000,000 outstanding
 
 
shares of our 6.375% Series H preferred stock on August 15, 2017 at par of
 
 
$25.00 per share
 
 
 
 
 
• In July, amended and restated the unsecured revolving credit facility and term
 
 
loan facility (together the “Facility”). Among other things, the amendment
 
 
and restatement increased the size of the revolving credit facility from $600.0
 
 
million to $750.0 million, maintained the size of the term loan facility of
 
 
$150.0 million, reduced borrowing costs and extended the maturity date of the
 
 
Facility to July 2022. The term loan facility features two six-month delay
 
 
draw options and the Facility was undrawn at closing, including the $150.0
 
 
million term loan, which was repaid in full at closing with available cash.
 
 
Concurrently with the closing of the Facility, the $39.0 million unsecured term
 
 
loan was repaid with available cash
 
 
 
 
 
________________________
Note: Definitions for commonly used terms in this Supplemental Financial Report are on pages 32-33 “Definitions Included in Supplemental.”

2
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Financial Highlights
(unaudited, $ in thousands, except per share amounts)
 
 
 
Three Months Ended
 
 
 
 
6/30/2017
 
   3/31/2017 (1)
 
12/31/2016
 
      9/30/2016 (1) (2)
 
   6/30/2016 (1)
 
INCOME ITEMS:
 
 
 
 
 
 
 
 
 
 
 
 
Revenues
 
$
180,598

 
$
179,308

 
$
168,645

 
$
168,348

 
$
160,133

 
 
Lease Termination Fees, net (3)
 
367

 
794

 
323

 
92

 
78

 
 
Net Operating Income (4)
 
128,795

 
127,163

 
123,188

 
122,888

 
116,299

 
 
Acquisition-related Expenses (5)
 
—

 
—

 
938

 
188

 
714

 
 
Capitalized Interest and Debt Costs
 
10,758

 
10,163

 
11,622

 
11,208

 
12,284

 
 
Net Income Available to Common Stockholders
 
29,833

 
26,329

 
29,426

 
50,582

 
29,535

 
 
EBITDA, as adjusted (4) (6)
 
115,530

 
113,295

 
106,814

 
109,705

 
101,622

 
 
Funds From Operations (6) (7) (8) (9)
 
88,767

 
81,934

 
84,292

 
88,535

 
82,722

 
 
Net Income Available to Common Stockholders per common share – diluted (8)
 
$
0.30

 
$
0.26

 
$
0.29

 
$
0.54

 
$
0.31

 
 
Funds From Operations per common share – diluted (8) (9)
 
$
0.87

 
$
0.81

 
$
0.87

 
$
0.92

 
$
0.86

 
LIQUIDITY ITEMS:
 
 
 
 
 
 
 
 
 
 
 
 
Funds Available for Distribution (7) (8)
 
$
63,654

 
$
60,146

 
$
57,237

 
$
67,884

 
$
64,194

 
 
Dividends per common share (7) (8)
 
$
0.425

 
$
0.375


$
0.375

 
$
0.375

 
$
0.375

 
RATIOS:
 
 
 
 
 
 
 
 
 
 
 
 
Operating Margins
 
71.3
%
 
70.9
%
 
73.0
%
 
73.0
%
 
72.6
%
 
 
Interest Coverage Ratio
 
4.2x

 
4.3x

 
4.2x

 
4.4x

 
4.0x

 
 
Fixed Charge Coverage Ratio
 
3.9x

 
3.8x

 
3.7x

 
3.8x

 
3.5x

 
 
FFO Payout Ratio (9)
 
48.1
%
 
45.9
%
 
42.5
%
 
40.2
%
 
43.0
%
 
 
FAD Payout Ratio
 
67.1
%
 
62.6
%
 
62.6
%
 
52.4
%
 
55.4
%
 
ASSETS:
 
 
 
 
 
 
 
 
 
 
 
 
Real Estate Held for Investment before Depreciation
 
$
7,276,227

 
$
7,159,381

 
$
7,060,754

 
$
6,632,838

 
$
6,553,347

 
 
Total Assets (10)
 
6,995,367

 
6,993,665

 
6,706,633

 
6,332,139

 
6,298,433

 
CAPITALIZATION:
 
 
 
 
 
 
 
 
 
 
 
 
Total Debt
 
$
2,579,552

 
$
2,581,061

 
$
2,333,766

 
$
2,230,652

 
$
2,453,098

 
 
Total Preferred Equity and Noncontrolling Interests in the Operating Partnership
 
100,000

 
100,000

 
200,000

 
200,000

 
200,000

 
 
Total Common Equity and Noncontrolling Interests in the Operating Partnership (11)
 
7,547,195

 
7,233,389

 
6,999,904

 
6,581,576

 
6,289,996

 
 
Total Market Capitalization
 
10,226,747

 
9,914,450

 
9,533,670

 
9,012,228

 
8,943,094

 
 
Total Debt / Total Market Capitalization
 
25.2
%
 
26.0
%
 
24.5
%
 
24.8
%
 
27.4
%
 
 
Total Debt and Preferred / Total Market Capitalization
 
26.2
%
 
27.0
%
 
26.5
%
 
27.0
%
 
29.6
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
______________________
Note: Definitions for commonly used terms in this Supplemental Financial Report are on pages 32-33 “Definitions Included in Supplemental.”
(1)
Net Income Available to Common Stockholders includes $2.3 million, $18.3 million and $146.0 million gains on sales of depreciable operating properties for the three months ended March 31, 2017 and September 30, 2016, respectively, and a $0.3 million loss on sale of land for the three months ended June 30, 2016.
(2)
Results for the three months ended September 30, 2016 include a property damage settlement payment of $5.0 million.
(3)
Total operating revenues for the three months ended June 30, 2017 include $0.5 million net lease termination fees, of which $0.4 million relates to consolidated property partnerships. The Company's pro-rata share of such fees is $0.2 million. Total operating revenues for the three months ended March 31, 2017 include $1.3 million net lease termination fees from consolidated property partnerships, of which the Company's pro-rata share is $0.8 million.
(4)
Please refer to pages 34-35 for reconciliations of GAAP Net Income Available to Common Stockholders to Net Operating Income and EBITDA, as adjusted.
(5)
On January 1, 2017, the Company adopted new accounting guidance clarifying the definition of a business. As a result, operating property acquisitions occurring after January 1, 2017 will generally be accounted for as asset acquisitions rather than business combinations. As a result, acquisition-related expenses will no longer be expensed as incurred but instead will be capitalized as a cost of the assets acquired.
(6)
EBITDA, as adjusted, and Funds From Operations for the three months ended June 30, 2016 include a $0.3 million loss on sale of land.
(7)
Please refer to page 7 for reconciliations of Net Income Available to Common Stockholders to Funds From Operations available to common stockholders and unitholders and Funds Available for Distribution to common stockholders and unitholders and page 8 for a reconciliation of GAAP Net Cash Provided by Operating Activities to Funds Available for Distribution to common stockholders and unitholders.
(8)
Reported amounts are attributable to common stockholders, common unitholders and restricted stock unit holders.
(9)
Funds From Operations for the three months ended March 31, 2017 includes a $3.8 million or $0.04 per share non-cash charge related to the original issuance costs of Series G preferred stock that was redeemed on March 30, 2017.
(10)
Total assets as of December 31, 2016, September 30, 2016 and June 30, 2016 include “Real estate assets and other assets held for sale, net.”
(11)
Includes noncontrolling interest in the operating partnership and excludes noncontrolling interests in consolidated property partnerships.

3
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Common Stock Data (NYSE: KRC)
 
 
 
Three Months Ended
 
 
 
6/30/2017
 
3/31/2017
 
12/31/2016
 
9/30/2016
 
6/30/2016
 
 
 
 
 
 
 
 
 
 
 
 
 
 
High Price
$
77.09

 
$
77.91

 
$
76.88

 
$
73.73

 
$
66.29

 
 
Low Price
$
70.06

 
$
70.84

 
$
66.73

 
$
66.06

 
$
59.89

 
 
Closing Price
$
75.15

 
$
72.08

 
$
73.22

 
$
69.35

 
$
66.29

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Dividends per share – annualized (1)
$
1.70

 
$
1.50

 
$
1.50

 
$
1.50

 
$
1.50

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Closing common shares (in 000’s) (2)
98,351

 
98,275

 
93,219

 
92,272

 
92,255

 
 
Closing common partnership units (in 000’s) (2)
2,077

 
2,077

 
2,382

 
2,631

 
2,631

 
 
 
100,428

 
100,352


95,601

 
94,903

 
94,886

 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
In May 2017, the regular quarterly cash dividend was increased to an annualized rate of $1.70 per share, a 13.3% increase from the previous annualized dividend level of $1.50 per share.
(2)
As of the end of the period.







4
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Consolidated Balance Sheets
(unaudited, $ in thousands)
 
 
6/30/2017
 
3/31/2017
 
12/31/2016
 
9/30/2016
 
6/30/2016
 
 
ASSETS:

 
 
 
 
 
 
 
 
 
 
Land and improvements
$
1,108,971

 
$
1,108,971

 
$
1,108,971

 
$
1,017,591

 
$
1,020,287

 
 
Buildings and improvements
4,983,638

 
4,962,732

 
4,938,250

 
4,669,442

 
4,639,003

 
 
Undeveloped land and construction in progress
1,183,618

 
1,087,678

 
1,013,533

 
945,805

 
894,057

 
 
Total real estate assets held for investment
7,276,227

 
7,159,381

 
7,060,754

 
6,632,838

 
6,553,347

 
 
Accumulated depreciation and amortization
(1,234,079
)
 
(1,186,246
)
 
(1,139,853
)
 
(1,095,562
)
 
(1,054,828
)
 
 
Total real estate assets held for investment, net
6,042,148

 
5,973,135

 
5,920,901

 
5,537,276

 
5,498,519

 
 
Real estate assets and other assets held for sale, net
—

 
—

 
9,417

 
9,440

 
30,257

 
 
Cash and cash equivalents
387,616

 
478,391

 
193,418

 
250,523

 
26,332

 
 
Restricted cash
8,249

 
7,199

 
56,711

 
57,501

 
266,158

 
 
Marketable securities
16,010

 
15,163

 
14,773

 
14,121

 
13,388

 
 
Current receivables, net
13,703

 
13,740

 
13,460

 
9,709

 
10,112

 
 
Deferred rent receivables, net
233,427

 
225,860

 
218,977

 
212,204

 
207,851

 
 
Deferred leasing costs and acquisition-related intangible assets, net
195,320

 
202,499

 
208,368

 
180,613

 
186,903

 
 
Prepaid expenses and other assets, net
98,894

 
77,678

 
70,608

 
60,752

 
58,913

 
 
TOTAL ASSETS
$
6,995,367

 
$
6,993,665

 
$
6,706,633

 
$
6,332,139


$
6,298,433

 
 
LIABILITIES AND EQUITY:
 
 
 
 
 
 
 
 
 
 
 
Liabilities:
 
 
 
 
 
 
 
 
 
 
 
Secured debt, net
$
467,758

 
$
469,670

 
$
472,772

 
$
370,666

 
$
373,500

 
 
Unsecured debt, net
2,097,083

 
2,096,356

 
1,847,351

 
1,846,672

 
1,845,992

 
 
Unsecured line of credit
—

 
—

 
—

 
—

 
220,000

 
 
Accounts payable, accrued expenses and other liabilities
219,483

 
215,469

 
202,391

 
252,122

 
211,196

 
 
Accrued dividends and distributions
44,105

 
38,983

 
222,306

 
37,749

 
37,733

 
 
Deferred revenue and acquisition-related intangible liabilities, net
148,729

 
153,369

 
150,360

 
134,436

 
138,394

 
 
Rents received in advance and tenant security deposits
55,738

 
53,677

 
52,080

 
48,518

 
44,663

 
 
Liabilities and deferred revenue of real estate assets held for sale
—

 
—

 
56

 
74

 
321

 
 
Total liabilities
3,032,896

 
3,027,524

 
2,947,316

 
2,690,237

 
2,871,799

 
 
Equity:
 
 
 
 
 
 
 
 
 
 
 
Stockholders’ Equity
 
 
 
 
 
 
 
 
 
 
 
6.875% Series G Cumulative Redeemable Preferred stock
—

 
—

 
96,155

 
96,155

 
96,155

 
 
6.375% Series H Cumulative Redeemable Preferred stock
96,256

 
96,256

 
96,256

 
96,256

 
96,256

 
 
Common stock
984

 
983

 
932

 
923

 
923

 
 
Additional paid-in capital
3,792,028

 
3,782,291

 
3,457,649

 
3,191,718

 
3,074,508

 
 
(Distributions in excess of earnings)/retained earnings
(132,799
)
 
(120,207
)
 
(107,997
)
 
78,107

 
62,647

 
 
Total stockholders’ equity
3,756,469

 
3,759,323

 
3,542,995

 
3,463,159

 
3,330,489

 
 
Noncontrolling Interests
 
 
 
 
 
 
 
 
 
 
 
Common units of the Operating Partnership
77,296

 
77,432

 
85,590

 
93,270

 
89,495

 
 
Noncontrolling interests in consolidated property partnerships
128,706

 
129,386

 
130,732

 
85,473

 
6,650

 
 
Total noncontrolling interests
206,002

 
206,818

 
216,322

 
178,743

 
96,145

 
 
Total equity
3,962,471

 
3,966,141

 
3,759,317

 
3,641,902

 
3,426,634

 
 
TOTAL LIABILITIES AND EQUITY
$
6,995,367

 
$
6,993,665

 
$
6,706,633

 
$
6,332,139

 
$
6,298,433

 
 
 
 
 
 
 
 
 
 
 
 
 

5
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Consolidated Statements of Operations
(unaudited, $ and shares in thousands, except per share amounts)
 
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
 
 
 
2017
 
2016
 
2017
 
2016
 
 
REVENUES
 
 
 
 
 
 
 
 
 
 
Rental income
 
$
158,925

 
$
143,653

 
$
315,573

 
$
277,408

 
 
Tenant reimbursements
 
19,267

 
16,138

 
38,563

 
27,542

 
 
Other property income (1)
 
2,406

 
342

 
5,770

 
629

 
 
Total revenues
 
180,598

 
160,133

 
359,906

 
305,579

 
 
EXPENSES
 
 
 
 
 
 
 
 
 
 
Property expenses
 
33,304

 
29,221

 
64,545

 
55,186

 
 
Real estate taxes
 
16,543

 
13,845

 
34,507

 
24,877

 
 
Provision for bad debts
 
409

 
—

 
1,707

 
—

 
 
Ground leases
 
1,547

 
768

 
3,189

 
1,597

 
 
General and administrative expenses
 
14,303

 
13,979

 
29,236

 
27,416

 
 
Acquisition-related expenses (2)
 
—

 
714

 
—

 
776

 
 
Depreciation and amortization
 
62,251

 
53,346

 
123,170

 
103,786

 
 
Total expenses
 
128,357

 
111,873

 
256,354

 
213,638

 
 
OTHER (EXPENSES) INCOME
 
 
 
 
 
 
 
 
 
 
Interest income and other net investment gains
 
1,038

 
311

 
2,103

 
582

 
 
Interest expense
 
(17,973
)
 
(14,384
)
 
(35,325
)
 
(26,213
)
 
 
Total other (expenses) income
 
(16,935
)
 
(14,073
)
 
(33,222
)
 
(25,631
)
 
 
INCOME FROM OPERATIONS BEFORE GAINS (LOSS) ON SALES OF REAL ESTATE
 
35,306

 
34,187

 
70,330

 
66,310

 
 
Net loss on sale of land
 
—

 
(295
)
 
—

 
(295
)
 
 
Gains on sales of depreciable operating properties
 
—

 
—

 
2,257

 
145,990

 
 
NET INCOME
 
35,306

 
33,892

 
72,587

 
212,005

 
 
Net income attributable to noncontrolling common units of the Operating Partnership
 
(616
)
 
(829
)
 
(1,239
)
 
(4,439
)
 
 
Net income attributable to noncontrolling interests in consolidated property partnerships
 
(3,242
)
 
(216
)
 
(6,375
)
 
(411
)
 
 
Total income attributable to noncontrolling interests
 
(3,858
)
 
(1,045
)
 
(7,614
)
 
(4,850
)
 
 
NET INCOME ATTRIBUTABLE TO KILROY REALTY CORPORATION
 
31,448

 
32,847

 
64,973

 
207,155

 
 
Preferred dividends
 
(1,615
)
 
(3,312
)
 
(4,966
)
 
(6,625
)
 
 
Original issuance costs of redeemed preferred stock
 
—

 
—

 
(3,845
)
 
—

 
 
Total preferred dividends
 
(1,615
)
 
(3,312
)
 
(8,811
)
 
(6,625
)
 
 
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS
 
$
29,833

 
$
29,535

 
$
56,162

 
$
200,530

 
 
Weighted average common shares outstanding – basic
 
98,275

 
92,210

 
97,834

 
92,217

 
 
Weighted average common shares outstanding – diluted
 
98,827

 
92,825

 
98,427

 
92,784

 
 
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS PER SHARE
 
 
 
 
 
 
 
 
 
 
Net income available to common stockholders per share – basic
 
$
0.30

 
$
0.32

 
$
0.56

 
$
2.17

 
 
Net income available to common stockholders per share – diluted
 
$
0.30

 
$
0.31

 
$
0.56

 
$
2.15

 
 
 
 
 
 
 
 
 
 
 
 
______________________
(1)
For the three and six months ended June 30, 2017, includes approximately $0.9 million and $3.7 million of lease termination fees, of which $0.7 million and $3.4 million related to our consolidated property partnerships, respectively.  In connection with the lease terminations, during the three and six months ended June 30, 2017, we wrote off approximately $0.4 million and $1.8 million of straight-line rent receivables against rental revenue, respectively.  For the three and six months ended June 30, 2017, our proportionate share of the net lease termination fees from consolidated property partnerships is approximately $0.2 million and $1.0 million, respectively.
(2)
On January 1, 2017, the Company adopted new accounting guidance clarifying the definition of a business. As a result, operating property acquisitions occurring after January 1, 2017 will generally be accounted for as asset acquisitions rather than business combinations and acquisition-related expenses will no longer be expensed as incurred but instead will be capitalized as a cost of the assets acquired.

6
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Funds From Operations and Funds Available for Distribution
(unaudited, $ in thousands, except per share amounts)
 
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
 
 
 
2017
 
2016
 
2017
 
2016
 
 
FUNDS FROM OPERATIONS: (1)
 
 
 
 
 
 
 
 
 
 
Net income available to common stockholders
 
$
29,833

 
$
29,535

 
$
56,162

 
$
200,530

 
 
Adjustments:
 
 
 
 
 
 
 
 
 
 
Net income attributable to noncontrolling common units of the Operating Partnership
 
616

 
829

 
1,239

 
4,439

 
 
Net income attributable to noncontrolling interests in consolidated property partnerships
 
3,242

 
216

 
6,375

 
411

 
 
Depreciation and amortization of real estate assets
 
61,000

 
52,463

 
120,734

 
102,127

 
 
Gains on sales of depreciable real estate
 
—

 
—

 
(2,257
)
 
(145,990
)
 
 
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships
 
(5,924
)
 
(321
)
 
(11,552
)
 
(602
)
 
 
Funds From Operations (1)(2)(3)
 
$
88,767

 
$
82,722

 
$
170,701

 
$
160,915

 
 
Weighted average common shares/units outstanding – basic (4)
 
101,551

 
95,966

 
101,219

 
95,642

 
 
Weighted average common shares/units outstanding – diluted (5)
 
102,103

 
96,581

 
101,812

 
96,209

 
 
FFO per common share/unit – basic (2)
 
$
0.87

 
$
0.86

 
$
1.69

 
$
1.68

 
 
FFO per common share/unit – diluted (2)
 
$
0.87

 
$
0.86

 
$
1.68

 
$
1.67

 
 
FUNDS AVAILABLE FOR DISTRIBUTION: (1)
 
 
 
 
 
 
 
 
 
 
Funds From Operations (1)(2)(3)
 
$
88,767

 
$
82,722

 
$
170,701

 
$
160,915

 
 
Adjustments:
 
 
 
 
 
 
 
 
 
 
Recurring tenant improvements, leasing commissions and capital expenditures
 
(17,967
)
 
(10,768
)
 
(35,856
)
 
(26,308
)
 
 
Amortization of deferred revenue related to tenant-funded tenant improvements (3)(6)
 
(4,548
)
 
(3,212
)
 
(8,243
)
 
(6,100
)
 
 
Net effect of straight-line rents
 
(7,568
)
 
(9,086
)
 
(14,451
)
 
(18,537
)
 
 
Amortization of net below market rents (7)
 
(1,191
)
 
(1,640
)
 
(3,603
)
 
(3,243
)
 
 
Amortization of deferred financing costs and net debt discount/premium
 
406

 
348

 
823

 
628

 
 
Non-cash amortization of share-based compensation awards
 
4,832

 
5,331

 
8,966

 
10,034

 
 
Original issuance costs of redeemed preferred stock
 
—

 
—

 
3,845

 
—

 
 
Other lease related adjustments, net (8)
 
(301
)
 
499

 
(393
)
 
3,227

 
 
Adjustments attributable to noncontrolling interests in consolidated property partnerships
 
1,224

 
—

 
2,011

 
—

 
 
Funds Available for Distribution (1)
 
$
63,654

 
$
64,194

 
$
123,800

 
$
120,616

 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
See page 31 for Management Statements on Funds From Operations and Funds Available for Distribution.
(2)
Reported amounts are attributable to common stockholders, common unitholders and restricted stock unit holders.
(3)
FFO available to common stockholders and unitholders includes amortization of deferred revenue related to tenant-funded tenant improvements of $4.5 million and $3.2 million for the three months ended June 30, 2017 and 2016, respectively, and $8.2 million and $6.1 million for the six months ended June 30, 2017 and 2016, respectively. These amounts are adjusted out of FFO in our calculation of FAD.
(4)
Calculated based on weighted average shares outstanding including participating share-based awards (i.e. nonvested stock and certain time based restricted stock units) and assuming the exchange of all common limited partnership units outstanding.
(5)
Calculated based on weighted average shares outstanding including participating and non-participating share-based awards (i.e. nonvested stock and time based restricted stock units), dilutive impact of stock options and contingently issuable shares and assuming the exchange of all common limited partnership units outstanding.
(6)
Represents revenue recognized during the period as a result of the amortization of deferred revenue recorded for tenant-funded tenant improvements.
(7)
Represents the non-cash adjustment related to the acquisition of buildings with above and/or below market rents.
(8)
Includes other non-cash adjustments attributable to lease-related GAAP revenue recognition timing differences.

7
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Reconciliation of GAAP Net Cash Provided by Operating Activities to Funds Available for Distribution
(unaudited, $ in thousands)
 
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
 
 
 
2017
 
2016
 
2017
 
2016
 
 
GAAP Net Cash Provided by Operating Activities 
 
$
82,041

 
$
59,425

 
$
178,416

 
$
137,629

 
 
Adjustments:
 
 
 
 
 
 
 
 
 
 
Recurring tenant improvements, leasing commissions and capital expenditures
 
(17,967
)
 
(10,768
)
 
(35,856
)
 
(26,308
)
 
 
Net loss on sale of land
 
—

 
(295
)
 
—

 
(295
)
 
 
Preferred dividends
 
(1,615
)
 
(3,312
)
 
(4,966
)
 
(6,625
)
 
 
Depreciation of non-real estate furniture, fixtures and equipment
 
(1,251
)
 
(883
)
 
(2,436
)
 
(1,659
)
 
 
Provision for uncollectible tenant receivables
 
(50
)
 
—

 
(620
)
 
—

 
 
Net changes in operating assets and liabilities (1)
 
9,069

 
21,302

 
2,089

 
20,280

 
 
Noncontrolling interests in property partnerships share of FAD
 
(4,700
)
 
(321
)
 
(9,541
)
 
(602
)
 
 
Cash adjustments related to investing and financing activities
 
(1,873
)
 
(954
)
 
(3,286
)
 
(1,804
)
 
 
 
 
 
 
 
 
 
 
 
 
 
Funds Available for Distribution(2)
 
$
63,654

 
$
64,194

 
$
123,800

 
$
120,616

 
 
 
 
 
 
 
 
 
 
 
 
_______________________
(1)
Primarily includes changes in the following assets and liabilities: marketable securities; current receivables; prepaid expenses and other assets; accounts payable, accrued expenses and other liabilities; and rents received in advance and tenant security deposits. 
(2)
Please refer to page 31 for a Management Statement on Funds Available for Distribution.


8
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Same Store Analysis (1)(2) 
(unaudited, $ in thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
 
 
 
2017
 
2016
 
% Change
 
2017
 
2016
 
% Change
 
 
Total Same Store Portfolio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Number of properties
 
98

 
98

 
 
 
98

 
98

 
 
 
 
Square Feet
 
12,856,742

 
12,856,742

 
 
 
12,856,742

 
12,856,742

 
 
 
 
Percent of Stabilized Portfolio
 
89.3
%
 
94.1
%
 
 
 
89.3
%
 
94.1
%
 
 
 
 
Average Occupancy
 
94.7
%
 
95.8
%
 
 
 
94.8
%
 
95.7
%
 
 
 
 
Operating Revenues:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rental income
 
$
133,844

 
$
132,702

 
0.9
%
 
$
266,449

 
$
263,838

 
1.0
%
 
 
Tenant reimbursements
 
15,740

 
14,646

 
7.5
%
 
30,023

 
25,073

 
19.7
%
 
 
Other property income (2)
 
1,178

 
324

 
263.6
%
 
4,227

 
609

 
594.1
%
 
 
Total operating revenues
 
150,762

 
147,672

 
2.1
%
 
300,699

 
289,520

 
3.9
%
 
 
Operating Expenses:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property expenses
 
27,580

 
25,956

 
6.3
%
 
53,827

 
50,560

 
6.5
%
 
 
Real estate taxes
 
13,026

 
11,912

 
9.4
%
 
25,846

 
22,377

 
15.5
%
 
 
Provision for bad debts
 
166

 
—

 
100.0
%
 
1,105

 
—

 
100.0
%
 
 
Ground leases
 
948

 
768

 
23.4
%
 
1,992

 
1,597

 
24.7
%
 
 
Total operating expenses
 
41,720

 
38,636

 
8.0
%
 
82,770

 
74,534

 
11.0
%
 
 
GAAP Net Operating Income
 
$
109,042

 
$
109,036

 
0.0
%
 
$
217,929

 
$
214,986

 
1.4
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same Store Analysis (Cash Basis) (3)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
 
 
 
2017
 
2016
 
% Change
 
2017
 
2016
 
% Change
 
 
Total operating revenues
 
$
143,592

 
$
138,803

 
3.5
%
 
$
286,670

 
$
268,256

 
6.9
%
 
 
Total operating expenses
 
41,576

 
38,658

 
7.5
%
 
81,708

 
74,576

 
9.6
%
 
 
Cash Net Operating Income
 
$
102,016

 
$
100,145

 
1.9
%
 
$
204,962

 
$
193,680

 
5.8
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Same Store is defined as all properties owned and included in our stabilized portfolio as of January 1, 2016 and still owned and included in the stabilized portfolio as of June 30, 2017 and includes 100% of consolidated property partnerships.
(2)
For the three and six months ended June 30, 2017, includes approximately $0.9 million and $3.7 million of lease termination fees, of which $0.7 million and $3.4 million related to our consolidated property partnerships, respectively.  In connection with the lease terminations, during the three and six months ended June 30, 2017, we wrote off approximately $0.4 million and $1.8 million of straight-line rent receivables against rental revenue, respectively.  For the three and six months ended June 30, 2017, our proportionate share of the net lease termination fees from consolidated property partnerships is approximately $0.2 million and $1.0 million, respectively.
(3)
Please refer to page 34 for a reconciliation of Net Income Available to Common Stockholders to Same Store GAAP Net Operating Income and Same Store Cash Net Operating Income.

9
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Portfolio Occupancy Overview by Region

 
 
 
 
 
Portfolio Breakdown
 
 
 
Occupied at
 
Leased at
 
 
OFFICE PORTFOLIO
 
Buildings
 
YTD NOI %
 
SF %
 
Total SF
 
6/30/2017
 
3/31/2017
 
6/30/2017
 
 
Los Angeles and Ventura Counties
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
101 Corridor
 
4
 
1.1
%
 
2.1
%
 
309,438

 
91.3
%
 
93.7
%
 
92.3
%
 
 
El Segundo
 
5
 
5.3
%
 
7.6
%
 
1,093,050

 
96.6
%
 
99.2
%
 
98.4
%
 
 
Hollywood
 
6
 
4.6
%
 
5.6
%
 
806,559

 
88.4
%
 
85.7
%
 
92.6
%
 
 
Long Beach
 
7
 
3.4
%
 
6.6
%
 
949,910

 
93.0
%
 
91.6
%
 
93.0
%
 
 
West Hollywood
 
4
 
1.7
%
 
1.2
%
 
178,699

 
93.5
%
 
87.5
%
 
96.0
%
 
 
West Los Angeles
 
10
 
6.1
%
 
5.9
%
 
843,475

 
84.3
%
 
87.2
%
 
91.1
%
 
 
Total Los Angeles and Ventura Counties
 
36
 
22.2
%
 
29.0
%
 
4,181,131

 
91.2
%
 
91.5
%
 
94.0
%
 
 
Total Orange County
 
1
 
1.5
%
 
1.9
%
 
271,556

 
94.7
%
 
95.5
%
 
96.2
%
 
 
San Diego County
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Del Mar
 
14
 
8.7
%
 
9.4
%
 
1,350,441

 
94.4
%
 
94.5
%
 
97.3
%
 
 
I-15 Corridor
 
5
 
3.4
%
 
3.8
%
 
540,855

 
95.7
%
 
94.3
%
 
97.5
%
 
 
Mission Valley
 
4
 
1.0
%
 
2.0
%
 
290,586

 
91.3
%
 
87.1
%
 
91.3
%
 
 
Point Loma
 
1
 
0.5
%
 
0.7
%
 
103,900

 
100.0
%
 
100.0
%
 
100.0
%
 
 
Sorrento Mesa
 
6
 
1.5
%
 
2.7
%
 
384,557

 
87.5
%
 
87.5
%
 
87.5
%
 
 
University Towne Center
 
1
 
0.2
%
 
0.3
%
 
47,846

 
91.4
%
 
89.3
%
 
91.4
%
 
 
Total San Diego County
 
31
 
15.3
%
 
18.9
%
 
2,718,185

 
93.5
%
 
92.8
%
 
95.3
%
 
 
San Francisco Bay Area
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Menlo Park
 
7
 
3.3
%
 
2.6
%
 
378,358

 
95.8
%
 
100.0
%
 
99.1
%
 
 
Mountain View
 
4
 
5.1
%
 
3.8
%
 
542,235

 
100.0
%
 
100.0
%
 
100.0
%
 
 
Palo Alto
 
2
 
1.3
%
 
1.2
%
 
165,585

 
100.0
%
 
100.0
%
 
100.0
%
 
 
Redwood City
 
2
 
4.4
%
 
2.4
%
 
347,269

 
99.1
%
 
99.1
%
 
99.1
%
 
 
San Francisco
 
8
 
24.8
%
 
19.4
%
 
2,793,856

 
91.6
%
 
91.7
%
 
95.3
%
 
 
Sunnyvale
 
8
 
7.4
%
 
6.5
%
 
930,221

 
100.0
%
 
100.0
%
 
100.0
%
 
 
Total San Francisco Bay Area
 
31
 
46.3
%
 
35.9
%
 
5,157,524

 
95.1
%
 
95.5
%
 
97.4
%
 
 
Greater Seattle
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bellevue
 
2
 
6.5
%
 
6.3
%
 
905,225

 
96.3
%
 
96.6
%
 
97.3
%
 
 
Kirkland
 
4
 
1.6
%
 
1.9
%
 
279,924

 
100.0
%
 
100.0
%
 
100.0
%
 
 
Lake Union
 
6
 
6.6
%
 
6.1
%
 
880,989

 
96.8
%
 
96.8
%
 
96.8
%
 
 
Total Greater Seattle
 
12
 
14.7
%
 
14.3
%
 
2,066,138

 
97.0
%
 
97.2
%
 
97.4
%
 
 
TOTAL OFFICE PORTFOLIO
 
111
 
100.0
%
 
100.0
%
 
14,394,534

 
93.9
%
 
94.1
%
 
96.0
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Occupied at
 
Leased at
 
 
RESIDENTIAL PORTFOLIO
 
 
 
Submarket
 
Buildings
 
Total No. of Units

 
6/30/2017
 
3/31/2017
 
6/30/2017
 
 
Los Angeles and Ventura Counties
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1550 N. El Centro Avenue
 
 
 
Hollywood
 
1
 
200

 
77.0
%
 
64.9
%
 
82.0
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Average Office Occupancy
Quarter-to-Date
 
Year-to-Date
94.2%
 
94.2%
Average Residential Occupancy
Quarter-to-Date
 
Year-to-Date
69.6%
 
64.2%


10
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Office Portfolio Occupancy Overview by Region, continued
 
 
 
Submarket
 
Square Feet
 
Occupied
 
Los Angeles and Ventura, California
 
 
 
 
 
 
 
 
23925 Park Sorrento
 
101 Corridor
 
11,873

 
100.0
%
 
 
23975 Park Sorrento
 
101 Corridor
 
104,797

 
81.6
%
 
 
24025 Park Sorrento
 
101 Corridor
 
108,670

 
93.0
%
 
 
2829 Townsgate Road
 
101 Corridor
 
84,098

 
100.0
%
 
 
2240 E. Imperial Highway
 
El Segundo
 
122,870

 
100.0
%
 
 
2250 E. Imperial Highway
 
El Segundo
 
298,728

 
94.5
%
 
 
2260 E. Imperial Highway
 
El Segundo
 
298,728

 
100.0
%
 
 
909 N. Sepulveda Boulevard
 
El Segundo
 
244,136

 
99.0
%
 
 
999 N. Sepulveda Boulevard
 
El Segundo
 
128,588

 
85.6
%
 
 
1500 N. El Centro Avenue
 
Hollywood
 
104,504

 
50.7
%
 
 
1525 N. Gower Street
 
Hollywood
 
9,610

 
100.0
%
 
 
1575 N. Gower Street
 
Hollywood
 
251,245

 
93.9
%
 
 
6115 W. Sunset Boulevard
 
Hollywood
 
26,105

 
100.0
%
 
 
6121 W. Sunset Boulevard
 
Hollywood
 
91,173

 
100.0
%
 
 
6255 W. Sunset Boulevard
 
Hollywood
 
323,922

 
91.9
%
 
 
3750 Kilroy Airport Way
 
Long Beach
 
10,457

 
100.0
%
 
 
3760 Kilroy Airport Way
 
Long Beach
 
165,278

 
89.7
%
 
 
3780 Kilroy Airport Way
 
Long Beach
 
219,745

 
81.1
%
 
 
3800 Kilroy Airport Way
 
Long Beach
 
192,476

 
96.1
%
 
 
3840 Kilroy Airport Way
 
Long Beach
 
136,026

 
100.0
%
 
 
3880 Kilroy Airport Way
 
Long Beach
 
96,035

 
100.0
%
 
 
3900 Kilroy Airport Way
 
Long Beach
 
129,893

 
100.0
%
 
 
8560 W. Sunset Boulevard
 
West Hollywood
 
71,875

 
94.1
%
 
 
8570 W. Sunset Boulevard
 
West Hollywood
 
43,603

 
86.5
%
 
 
8580 W. Sunset Boulevard
 
West Hollywood
 
7,126

 
100.0
%
 
 
8590 W. Sunset Boulevard
 
West Hollywood
 
56,095

 
97.3
%
 
 
12100 W. Olympic Boulevard
 
West Los Angeles
 
152,048

 
100.0
%
 
 
12200 W. Olympic Boulevard
 
West Los Angeles
 
150,832

 
68.0
%
 
 
12233 W. Olympic Boulevard
 
West Los Angeles
 
151,029

 
97.1
%
 
 
12312 W. Olympic Boulevard
 
West Los Angeles
 
76,644

 
100.0
%
 
 
1633 26th Street
 
West Los Angeles
 
44,915

 
0.0
%
 
 
2100/2110 Colorado Avenue
 
West Los Angeles
 
102,864

 
100.0
%
 
 
3130 Wilshire Boulevard
 
West Los Angeles
 
88,340

 
69.0
%
 
 
501 Santa Monica Boulevard
 
West Los Angeles
 
76,803

 
90.8
%
 
 
Total Los Angeles and Ventura Counties
 
 
 
4,181,131

 
91.2
%
 
 
 
 
 
 
 
 
 
 
Orange County, California
 
 
 
 
 
 
 
 
2211 Michelson Drive
 
Irvine
 
271,556

 
94.7
%
 
 
Total Orange County
 
 
 
271,556

 
94.7
%
 
 
 
 
 
 
 
 
 
 

11
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Office Portfolio Occupancy Overview by Region, continued
 
 
 
Submarket
 
Square Feet
 
Occupied
 
San Diego, California
 
 
 
 
 
 
 
 
12225 El Camino Real
 
Del Mar
 
58,401

 
100.0
%
 
 
12235 El Camino Real
 
Del Mar
 
53,751

 
100.0
%
 
 
12340 El Camino Real
 
Del Mar
 
87,774

 
91.4
%
 
 
12390 El Camino Real
 
Del Mar
 
72,332

 
100.0
%
 
 
12348 High Bluff Drive
 
Del Mar
 
38,806

 
75.2
%
 
 
12780 El Camino Real
 
Del Mar
 
140,591

 
100.0
%
 
 
12790 El Camino Real
 
Del Mar
 
78,836

 
100.0
%
 
 
12770 El Camino Real
 
Del Mar
 
73,032

 
33.9
%
 
 
12400 High Bluff Drive
 
Del Mar
 
209,220

 
100.0
%
 
 
3579 Valley Centre Drive
 
Del Mar
 
52,418

 
100.0
%
 
 
3611 Valley Centre Drive
 
Del Mar
 
129,656

 
100.0
%
 
 
3661 Valley Centre Drive
 
Del Mar
 
128,364

 
92.5
%
 
 
3721 Valley Centre Drive
 
Del Mar
 
115,193

 
100.0
%
 
 
3811 Valley Centre Drive
 
Del Mar
 
112,067

 
100.0
%
 
 
13280 Evening Creek Drive South
 
I-15 Corridor
 
41,196

 
100.0
%
 
 
13290 Evening Creek Drive South
 
I-15 Corridor
 
61,180

 
100.0
%
 
 
13480 Evening Creek Drive North
 
I-15 Corridor
 
149,817

 
100.0
%
 
 
13500 Evening Creek Drive North
 
I-15 Corridor
 
147,533

 
100.0
%
 
 
13520 Evening Creek Drive North
 
I-15 Corridor
 
141,129

 
83.5
%
 
 
2355 Northside Drive
 
Mission Valley
 
53,610

 
89.8
%
 
 
2365 Northside Drive
 
Mission Valley
 
96,437

 
89.0
%
 
 
2375 Northside Drive
 
Mission Valley
 
51,516

 
89.4
%
 
 
2385 Northside Drive
 
Mission Valley
 
89,023

 
95.7
%
 
 
2305 Historic Decatur Road
 
Point Loma
 
103,900

 
100.0
%
 
 
10390 Pacific Center Court
 
Sorrento Mesa
 
68,400

 
100.0
%
 
 
10394 Pacific Center Court
 
Sorrento Mesa
 
59,327

 
100.0
%
 
 
10398 Pacific Center Court
 
Sorrento Mesa
 
43,645

 
100.0
%
 
 
10421 Pacific Center Court
 
Sorrento Mesa
 
75,899

 
100.0
%
 
 
10445 Pacific Center Court
 
Sorrento Mesa
 
48,709

 
100.0
%
 
 
10455 Pacific Center Court
 
Sorrento Mesa
 
88,577

 
45.8
%
 
 
4690 Executive Drive
 
University Towne Center
 
47,846

 
91.4
%
 
 
Total San Diego County
 
 
 
2,718,185

 
93.5
%
 
 
 
 
 
 
 
 
 
 






12
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Office Portfolio Occupancy Overview by Region, continued
 
 
 
Submarket
 
Square Feet
 
Occupied
 
San Francisco Bay Area, California
 
 
 
 
 
 
 
 
4100 Bohannon Drive
 
Menlo Park
 
47,379

 
100.0
%
 
 
4200 Bohannon Drive
 
Menlo Park
 
45,451

 
100.0
%
 
 
4300 Bohannon Drive
 
Menlo Park
 
63,079

 
85.3
%
 
 
4400 Bohannon Drive
 
Menlo Park
 
48,146

 
100.0
%
 
 
4500 Bohannon Drive
 
Menlo Park
 
63,078

 
100.0
%
 
 
4600 Bohannon Drive
 
Menlo Park
 
48,147

 
85.9
%
 
 
4700 Bohannon Drive
 
Menlo Park
 
63,078

 
100.0
%
 
 
1290-1300 Terra Bella Avenue
 
Mountain View
 
114,175

 
100.0
%
 
 
331 Fairchild Drive
 
Mountain View
 
87,147

 
100.0
%
 
 
680 E. Middlefield Road
 
Mountain View
 
170,090

 
100.0
%
 
 
690 E. Middlefield Road
 
Mountain View
 
170,823

 
100.0
%
 
 
1701 Page Mill Road
 
Palo Alto
 
128,688

 
100.0
%
 
 
3150 Porter Drive
 
Palo Alto
 
36,897

 
100.0
%
 
 
900 Jefferson Avenue
 
Redwood City
 
228,505

 
100.0
%
 
 
900 Middlefield Road
 
Redwood City
 
118,764

 
97.3
%
 
 
100 First Street
 
San Francisco
 
467,095

 
92.6
%
 
 
303 Second Street
 
San Francisco
 
740,047

 
87.6
%
 
 
201 Third Street
 
San Francisco
 
346,538

 
71.1
%
 
 
360 Third Street
 
San Francisco
 
429,796

 
100.0
%
 
 
250 Brannan Street
 
San Francisco
 
95,008

 
100.0
%
 
 
301 Brannan Street
 
San Francisco
 
74,430

 
100.0
%
 
 
333 Brannan Street
 
San Francisco
 
185,602

 
100.0
%
 
 
350 Mission Street
 
San Francisco
 
455,340

 
98.1
%
 
 
1310 Chesapeake Terrace
 
Sunnyvale
 
76,244

 
100.0
%
 
 
1315 Chesapeake Terrace
 
Sunnyvale
 
55,635

 
100.0
%
 
 
1320-1324 Chesapeake Terrace
 
Sunnyvale
 
79,720

 
100.0
%
 
 
1325-1327 Chesapeake Terrace
 
Sunnyvale
 
55,383

 
100.0
%
 
 
505 Mathilda Avenue
 
Sunnyvale
 
212,322

 
100.0
%
 
 
555 Mathilda Avenue
 
Sunnyvale
 
212,322

 
100.0
%
 
 
605 Mathilda Avenue
 
Sunnyvale
 
162,785

 
100.0
%
 
 
599 Mathilda Avenue
 
Sunnyvale
 
75,810

 
100.0
%
 
 
Total San Francisco Bay Area
 
 
 
5,157,524

 
95.1
%
 
 
 
 
 
 
 
 
 
 

13
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Office Portfolio Occupancy Overview by Region, continued
 
 
 
Submarket
 
Square Feet
 
Occupied
 
Greater Seattle, Washington
 
 
 
 
 
 
 
 
601 108th Avenue NE
 
Bellevue
 
488,470

 
99.6
%
 
 
10900 NE 4th Street
 
Bellevue
 
416,755

 
92.3
%
 
 
10210 NE Points Drive
 
Kirkland
 
84,641

 
100.0
%
 
 
10220 NE Points Drive
 
Kirkland
 
49,851

 
100.0
%
 
 
10230 NE Points Drive
 
Kirkland
 
98,982

 
100.0
%
 
 
3933 Lake Washington Blvd NE
 
Kirkland
 
46,450

 
100.0
%
 
 
837 N. 34th Street
 
Lake Union
 
111,580

 
76.2
%
 
 
701 N. 34th Street
 
Lake Union
 
138,994

 
98.7
%
 
 
801 N. 34th Street
 
Lake Union
 
169,412

 
100.0
%
 
 
320 Westlake Avenue North
 
Lake Union
 
184,643

 
100.0
%
 
 
321 Terry Avenue North
 
Lake Union
 
135,755

 
100.0
%
 
 
401 Terry Avenue North
 
Lake Union
 
140,605

 
100.0
%
 
 
Total Greater Seattle
 
 
 
2,066,138

 
97.0
%
 
 
 
 
 
 
 
 
 
 
 
TOTAL
 
 
 
14,394,534

 
93.9
%
 
 
 
 
 
 
 
 
 
 


14
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Information on Leases Commenced (1) 
 
 
 
1st & 2nd Generation
 
2nd Generation
 
 
 
# of Leases  (2)
 
Square Feet (2)
 
TI/LC
Per Sq.Ft. 
 
Changes in
GAAP Rents
 
Changes in
Cash Rents
 
Retention
Rates
 
Weighted
Average Lease
Term (Mo.)
 
 
 
New
 
Renewal
 
New
 
Renewal
 
 
 
 
 
 
 
Quarter to Date
20

 
15

 
170,649

 
241,976

 
$
70.56

 
21.4
%
 
4.0
%
 
57.5
%
 
103

 
 
Year to Date
37

 
36

 
299,465

 
628,956

 
44.03

 
26.5
%
 
12.9
%
 
55.3
%
 
71

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 




Information on Leases Executed (1) 
 
 
 
1st & 2nd Generation
 
2nd Generation
 
 
 
# of Leases (3)
 
Square Feet (3)
 
TI/LC
Per Sq.Ft.
 
Changes in
GAAP Rents
 
Changes in
Cash Rents
 
Weighted
Average Lease
Term (Mo.)
 
 
 
New
 
Renewal
 
New
 
Renewal
 
 
 
 
 
 
Quarter to Date (4)
27

 
15

 
247,541

 
241,976

 
$
63.29

 
31.7
%
 
12.6
%
 
89

 
 
Year to Date (5)
48

 
36

 
504,043

 
628,956

 
49.44

 
30.1
%
 
14.2
%
 
70

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Includes 100% of consolidated property partnerships.
(2)
Represents leasing activity for leases that commenced at properties in the stabilized portfolio during the three and six months ended June 30, 2017, including first and second generation space, net of month-to-month leases.
(3)
Represents leasing activity for leases signed at properties in the stabilized portfolio during the three and six months ended June 30, 2017, including first and second generation space, net of month-to-month leases.
(4)
During the three months ended June 30, 2017, 18 new leases totaling 208,292 square feet were signed but not commenced as of June 30, 2017.
(5)
During the six months ended June 30, 2017, 29 new leases totaling 380,166 square feet were signed but not commenced as of June 30, 2017.








15
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Portfolio Capital Expenditures
($ in thousands)
 
 
Total 2017
 
Q2 2017
 
Q1 2017
 
 
1st Generation (Nonrecurring) Capital Expenditures: (1)
 
 
 
 
 
 
 
Capital Improvements
$
1,929

 
$
957

 
$
972

 
 
 
 
 
 
 
 
 
 
Tenant Improvements & Leasing Commissions (2)
175

 
175

 
—

 
 
 
 
 
 
 
 
 
 
Total
$
2,104

 
$
1,132

 
$
972

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total 2017
 
Q2 2017
 
Q1 2017
 
 
2nd Generation (Recurring) Capital Expenditures: (1)
 
 
 
 
 
 
 
Capital Improvements
$
7,879

 
$
4,235

 
$
3,644

 
 
 
 
 
 
 
 
 
 
Tenant Improvements & Leasing Commissions (2)
27,977

 
13,732

 
14,245

 
 
 
 
 
 
 
 
 
 
Total
$
35,856

 
$
17,967

 
$
17,889

 
 
 
 
 
 
 
 
 
________________________
(1)
Includes 100% of capital expenditures of consolidated property partnerships.
(2)
Represents costs incurred for leasing activity during the period shown. Amounts exclude tenant-funded tenant improvements.


16
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Portfolio Lease Expiration Summary Schedule
($ in thousands, except for annualized rent per sq. ft.)
 
Year of Expiration
 
# of Expiring
Leases
 
Total Square
Feet
 
% of Total
Leased Sq. Ft.
 
Annualized
Base Rent (1)
 
% of Total
Annualized
Base Rent
 
Annualized Rent
per Sq. Ft.
 
 
Remaining 2017
 
55

 
576,030

 
4.3
%
 
$
21,091

 
3.7
%
 
$
36.61

 
 
2018
 
86

 
1,291,146

 
9.7
%
 
54,135

 
9.5
%
 
41.93

 
 
2019
 
102

 
1,651,354

 
12.4
%
 
60,013

 
10.6
%
 
36.34

 
 
2020
 
111

 
1,892,287

 
14.2
%
 
71,460

 
12.6
%
 
37.76

 
 
2021
 
85

 
1,071,886

 
8.1
%
 
45,860

 
8.1
%
 
42.78

 
 
2022
 
60

 
639,938

 
4.8
%
 
25,453

 
4.5
%
 
39.77

 
 
2023
 
37

 
893,925

 
6.7
%
 
41,238

 
7.3
%
 
46.13

 
 
2024
 
28

 
788,458

 
5.9
%
 
33,522

 
5.9
%
 
42.52

 
 
2025
 
11

 
198,581

 
1.5
%
 
8,246

 
1.4
%
 
41.52

 
 
2026
 
20

 
1,326,639

 
10.0
%
 
50,969

 
9.0
%
 
38.42

 
 
2027 and beyond
 
33

 
2,974,016

 
22.4
%
 
155,142

 
27.4
%
 
52.17

 
 
Total (2)
 
628

 
13,304,260

 
100.0
%
 
$
567,129

 
100.0
%
 
$
42.63

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Includes 100% of annualized base rent of consolidated property partnerships.
(2)
For leases that have been renewed early with existing tenants, the expiration date and annualized base rent information presented takes into consideration the renewed lease terms. Excludes leases not commenced as of June 30, 2017, space leased under month-to-month leases, storage leases, vacant space and future lease renewal options not executed as of June 30, 2017.


17
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Portfolio Lease Expiration Schedule by Region
($ in thousands, except for annualized rent per sq. ft.)
 
Year
 
Region
 
# of
Expiring Leases
 
Total
Square Feet
 
% of Total
Leased Sq. Ft.
 
Annualized
Base Rent (1)
 
% of Total
Annualized
Base Rent
 
Annualized Rent
per Sq. Ft.
 
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2017
 
Los Angeles
 
35

 
179,139

 
1.3
%
 
$
5,974

 
1.1
%
 
$
33.35

 
 
 
Orange County
 
4

 
56,928

 
0.4
%
 
2,540

 
0.4
%
 
44.62

 
 
 
San Diego
 
5

 
27,385

 
0.2
%
 
679

 
0.1
%
 
24.79

 
 
 
San Francisco Bay Area
 
4

 
87,373

 
0.7
%
 
4,594

 
0.8
%
 
52.58

 
 
 
Greater Seattle
 
7

 
225,205

 
1.7
%
 
7,304

 
1.3
%
 
32.43

 
 
 
Total
 
55

 
576,030

 
4.3
%
 
$
21,091

 
3.7
%
 
$
36.61

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2018
 
Los Angeles
 
49

 
256,379

 
1.9
%
 
$
9,081

 
1.6
%
 
$
35.42

 
 
 
Orange County
 
3

 
18,263

 
0.1
%
 
639

 
0.1
%
 
34.99

 
 
 
San Diego
 
10

 
459,451

 
3.5
%
 
20,908

 
3.7
%
 
45.51

 
 
 
San Francisco Bay Area
 
13

 
319,975

 
2.4
%
 
16,087

 
2.8
%
 
50.28

 
 
 
Greater Seattle
 
11

 
237,078

 
1.8
%
 
7,420

 
1.3
%
 
31.30

 
 
 
Total
 
86

 
1,291,146

 
9.7
%
 
$
54,135

 
9.5
%
 
$
41.93

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2019
 
Los Angeles
 
37

 
420,139

 
3.1
%
 
$
13,582

 
2.4
%
 
$
32.33

 
 
 
Orange County
 
6

 
77,875

 
0.6
%
 
3,234

 
0.6
%
 
41.53

 
 
 
San Diego
 
18

 
291,911

 
2.2
%
 
10,445

 
1.8
%
 
35.78

 
 
 
San Francisco Bay Area
 
23

 
664,307

 
5.0
%
 
26,649

 
4.7
%
 
40.12

 
 
 
Greater Seattle
 
18

 
197,122

 
1.5
%
 
6,103

 
1.1
%
 
30.96

 
 
 
Total
 
102

 
1,651,354

 
12.4
%
 
$
60,013

 
10.6
%
 
$
36.34

 
 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2020
 
Los Angeles
 
53

 
423,768

 
3.2
%
 
$
16,167

 
2.9
%
 
$
38.15

 
 
 
Orange County
 
5

 
38,526

 
0.3
%
 
1,238

 
0.2
%
 
32.13

 
 
 
San Diego
 
21

 
507,990

 
3.8
%
 
17,003

 
3.0
%
 
33.47

 
 
 
San Francisco Bay Area
 
23

 
619,803

 
4.6
%
 
28,327

 
5.0
%
 
45.70

 
 
 
Greater Seattle
 
9

 
302,200

 
2.3
%
 
8,725

 
1.5
%
 
28.87

 
 
 
Total
 
111

 
1,892,287

 
14.2
%
 
$
71,460

 
12.6
%
 
$
37.76

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2021
 
Los Angeles
 
45

 
333,730

 
2.5
%
 
$
13,123

 
2.3
%
 
$
39.32

 
 
 
Orange County
 
4

 
35,795

 
0.3
%
 
1,147

 
0.2
%
 
32.04

 
 
 
San Diego
 
14

 
270,914

 
2.0
%
 
10,161

 
1.8
%
 
37.51

 
 
 
San Francisco Bay Area
 
11

 
237,715

 
1.8
%
 
13,646

 
2.4
%
 
57.40

 
 
 
Greater Seattle
 
11

 
193,732

 
1.5
%
 
7,783

 
1.4
%
 
40.17

 
 
 
Total
 
85

 
1,071,886

 
8.1
%
 
$
45,860

 
8.1
%
 
$
42.78

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2022
and
Beyond
 
Los Angeles
 
78

 
2,062,555

 
15.5
%
 
$
87,051

 
15.4
%
 
$
42.21

 
 
 
Orange County
 
2

 
26,519

 
0.2
%
 
989

 
0.2
%
 
37.29

 
 
 
San Diego
 
30

 
962,397

 
7.2
%
 
38,281

 
6.7
%
 
39.78

 
 
 
San Francisco Bay Area
 
47

 
2,934,190

 
22.1
%
 
158,200

 
27.9
%
 
53.92

 
 
 
Greater Seattle
 
32

 
835,896

 
6.3
%
 
30,049

 
5.3
%
 
35.95

 
 
 
Total
 
189

 
6,821,557

 
51.3
%
 
$
314,570

 
55.5
%
 
$
46.11

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Includes 100% of annualized base rent of consolidated property partnerships.

18
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Portfolio Quarterly Lease Expirations for 2017 and 2018
($ in thousands, except for annualized rent per sq. ft.)
 
 
 
# of Expiring
Leases
 
Total Square
Feet
 
% of Total
Leased Sq. Ft.
 
Annualized
Base Rent (1)
 
% of Total
Annualized
Base Rent
 
Annualized Rent
per Sq. Ft.
 
 
2017:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Q3 2017
 
25

 
233,762

 
1.7
%
 
$
9,150

 
1.6
%
 
$
39.14

 
 
Q4 2017
 
30

 
342,268

 
2.6
%
 
11,941

 
2.1
%
 
34.89

 
 
Total 2017
 
55

 
576,030

 
4.3
%
 
$
21,091

 
3.7
%
 
$
36.61

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2018:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Q1 2018
 
26

 
273,224

 
2.1
%
 
$
9,832

 
1.7
%
 
$
35.99

 
 
Q2 2018
 
25

 
367,886

 
2.8
%
 
15,978

 
2.8
%
 
43.43

 
 
Q3 2018
 
15

 
213,152

 
1.6
%
 
8,553

 
1.5
%
 
40.13

 
 
Q4 2018
 
20

 
436,884

 
3.2
%
 
19,772

 
3.5
%
 
45.26

 
 
Total 2018
 
86

 
1,291,146

 
9.7
%
 
$
54,135

 
9.5
%
 
$
41.93

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Includes 100% of annualized base rent of consolidated property partnerships.


19
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Top Fifteen Tenants (1) 
($ in thousands)  
 
Tenant Name
 
Annualized Base Rental Revenue (2)
 
Rentable
Square Feet
 
Percentage of
Total Annualized Base Rental Revenue
 
Percentage of
Total Rentable
Square Feet
 
 
LinkedIn Corporation
 
$
28,344

 
663,239

 
5.0
%
 
4.6
%
 
 
salesforce.com, inc. (3)
 
24,183

 
468,445

 
4.3
%
 
3.3
%
 
 
DIRECTV, LLC
 
22,467

 
667,852

 
4.0
%
 
4.6
%
 
 
Box, Inc.
 
22,441

 
371,792

 
4.0
%
 
2.6
%
 
 
Synopsys, Inc.
 
15,492

 
340,913

 
2.7
%
 
2.4
%
 
 
Dropbox, Inc.
 
14,827

 
182,054

 
2.6
%
 
1.3
%
 
 
Bridgepoint Education, Inc.
 
14,064

 
296,708

 
2.5
%
 
2.1
%
 
 
Viacom International, Inc.
 
13,718

 
211,343

 
2.4
%
 
1.5
%
 
 
Delta Dental of California
 
10,313

 
188,143

 
1.8
%
 
1.3
%
 
 
AMN Healthcare, Inc.
 
9,001

 
176,075

 
1.6
%
 
1.2
%
 
 
Concur Technologies
 
8,852

 
243,429

 
1.6
%
 
1.7
%
 
 
Biotech/Healthcare Industry Tenant
 
8,461

 
128,688

 
1.5
%
 
0.9
%
 
 
Riot Games, Inc.
 
7,355

 
131,537

 
1.3
%
 
0.9
%
 
 
Neurocrine Biosciences, Inc.
 
6,883

 
140,591

 
1.2
%
 
1.0
%
 
 
SCAN Group
 
6,845

 
211,086

 
1.2
%
 
1.5
%
 
 
 
 
 
 
 
 
 
 
 
 
 
Total Top Fifteen Tenants
 
$
213,246

 
4,421,895

 
37.7
%
 
30.9
%
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
The information presented is as of June 30, 2017.
(2)
Includes 100% of annualized base rental revenues of consolidated property partnerships.
(3)
The Company has entered into leases with various affiliates of the tenant.


20
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

2017 Operating Property Dispositions
($ in millions)

 
 
 
 
COMPLETED OPERATING PROPERTY DISPOSITIONS
 
 
 
 
 
 
 
 
 
 
 
 
Property
 
Submarket
 
Month of
Disposition
 
No. of Buildings
 
Rentable
Square Feet
 
Sales
Price (1)
 
 
1st Quarter
 
 
 
 
 
 
 
 
 
 
 
 
5717 Pacific Center Boulevard, San Diego, CA
 
Sorrento Mesa
 
January
 
1
 
67,995
 
$
12.1

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2nd Quarter
 
 
 
 
 
 
 
 
 
 
 
 
None
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
TOTAL OPERATING PROPERTY DISPOSITIONS
 
 
 
 
 
1
 
67,995
 
$
12.1

 
 
 
 
 
 
 
 
 
 
 
 
 
 
____________________
(1)
Represents gross sales price before the impact of commissions and closing costs.


21
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Consolidated Ventures (Noncontrolling Property Partnerships)


 
 
 
 
 
 
 
 
 
 
 
 
Property (1)
 
Venture Partner
 
Submarket
 
Rentable Square Feet
 
KRC Ownership %
 
 
100 First Street, San Francisco, CA
 
Norges Bank Real Estate Management
 
San Francisco
 
467,095
 
56%
 
 
303 Second Street, San Francisco, CA
 
Norges Bank Real Estate Management
 
San Francisco
 
740,047
 
56%
 
 
900 Jefferson Avenue and 900 Middlefield Road, Redwood City, CA (2)
 
Local developer
 
Redwood City
 
347,269
 
93%
 
 
 
 
 
 
 
 
 
 
 
 
____________________
(1)
For breakout of Net Operating Income by partnership, refer to page 34, Reconciliation of Net Income Available to Common Stockholders to Same Store Net Operating Income.
(2)
Reflects the KRC ownership percentage at time of agreement. Actual percentage may vary depending on cash flows or promote structure.

22
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Stabilized Development Projects
($ in millions)

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
STABILIZED DEVELOPMENT PROJECTS
 
Location
 
Start Date
 
Completion
Date
 
Total Estimated Investment
 
Rentable
Square Feet
 
Office % Leased (1)
 
 
1st Quarter
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Columbia Square Phase 2 - Office (2)
 
Hollywood
 
3Q 2013
 
1Q 2016
 
$
230.0

 
365,359

 
100%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2nd Quarter
 
 
 
 
 
 
 
 
 
 
 
 
 
 
None
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
TOTAL:
 
 
 
 
 
 
 
$
230.0

 
365,359

 
100%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
_____________________
(1)
The information presented is as of the date of this report.
(2)
In January, this project was moved from “lease-up” to stabilized development since the project had reached one year from building shell substantial completion.









23
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

In-Process, Near-Term and Future Development Pipeline
($ in millions)
 
 
 
Location
 
Estimated Construction Period
 
Estimated Stabilization Date
 
Estimated Rentable Square Feet
 
Total Estimated Investment
 
Total Costs as
of 6/30/2017 (1)
 
Office
% Leased
 
 
 
 
 
Start Date
 
Compl. Date
 
 
 
 
 
 
 
UNDER CONSTRUCTION:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Office
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Greater Seattle
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
333 Dexter (2)
 
South Lake Union
 
2Q 2017
 
3Q 2019
 
3Q 2020
 
650,000

 
$
380.0

 
$
69.9

 
—%
 
 
San Francisco Bay Area
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
The Exchange on 16th (3)
 
San Francisco
 
2Q 2015
 
2Q 2018
 
2Q 2019
 
750,000

 
560.0

 
296.7

 
—%
 
 
100 Hooper (4)
 
San Francisco
 
4Q 2016
 
1Q 2018
 
1Q 2019
 
400,000

 
270.0

 
153.6

 
100%
 
 
SUBTOTAL:
 
 
 
 
 
 
 
 
 
1,800,000

 
$
1,210.0

 
$
520.2

 
18%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mixed-Use
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
One Paseo - Phase I (Retail and Residential) (5)
 
Del Mar
 
4Q 2016
 
3Q 2018 -
1Q 2019
 
1Q 2019 -
3Q 2019
 
96,000 Retail
237 Resi Units

 
$
225.0

 
$
96.4

 
N/A
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NEAR-TERM DEVELOPMENT PIPELINE (6):
 
Location
 
Potential Start Date (7)
 
Approx. Developable Square Feet
 
Total Estimated Investment
 
Total Costs as of 6/30/2017 (1)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Academy Project
 
Hollywood
 
2017
 
545,000
 
$
425

 
$
80.3

 
 
 
 
 
 
One Paseo - Phases II and III (5)
 
Del Mar
 
TBD
 
640,000
 
440

 
149.7

 
 
 
 
 
 
TOTAL:
 
 
 
 
 
1,185,000

$
865

 
$
230.0

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
FUTURE DEVELOPMENT PIPELINE:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Flower Mart
 
San Francisco
 
 
 
TBD
 
TBD

 
$
207.5

 
 
 
 
 
 
9455 Towne Centre Drive
 
San Diego
 
 
 
150,000
 
TBD

 
10.2

 
 
 
 
 
 
Pacific Corporate Center – Lot 8
 
Sorrento Mesa
 
 
 
170,000
 
TBD

 
14.4

 
 
 
 
 
 
Santa Fe Summit – Phases II and III
 
56 Corridor
 
 
 
600,000
 
TBD

 
78.7

 
 
 
 
 
 
TOTAL:
 
 
 
 
 
 
 
 
 
 
 
$
310.8

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Represents cash paid and costs incurred as of June 30, 2017.
(2)
Development commenced in June 2017. The project is located on one city block parcel in the South Lake Union submarket of Seattle and is comprised of two 12-story office towers.
(3)
Represents timing, estimated rentable square feet and total estimated investment for a combined life science and office project, which are subject to change depending on the tenant composition of the project.
(4)
The project is comprised of approximately 314,000 square feet of office and 86,000 square feet of Production, Distribution, and Repair (“PDR”) space. The Company entered into a long term lease with Adobe for the entire 314,000 square feet of office space. The Company is developing an adjacent 59,000 square foot building located at 150 Hooper with a total estimated investment of approximately $22.0 million.
(5)
Development for this project will occur in phases. Phase I includes the project’s overall infrastructure and site work, 237 residential units and approximately 96,000 square feet of retail space. Phases II and III, comprised of office and residential, will commence subject to market conditions and economic factors.
(6)
Project timing, costs, developable square feet and scope could change materially from estimated data provided due to one or more of the following: any significant changes in the economy, market conditions, our markets, tenant requirements and demands, construction costs, new office supply, regulatory and entitlement processes or project design.
(7)
Potential start dates assume successfully obtaining all approvals necessary to commence construction. Actual commencement is subject to extensive consideration of market conditions and economic factors.



24
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Capital Structure
As of June 30, 2017
($ in thousands)
 
 
 
 
 
 
 
 
 
 
 
Shares/Units
June 30, 2017
 
Aggregate Principal
Amount or
$ Value Equivalent
 
% of Total
Market
Capitalization
 
 
DEBT: (1) (2)
 
 
 
 
 
 
 
 
Unsecured Term Loan Facility (1)
 
 
 
$
150,000

 
1.5
%
 
 
Unsecured Term Loan (1)
 
 
 
39,000

 
0.4
%
 
 
Unsecured Senior Notes due 2018
 
 
 
325,000

 
3.2
%
 
 
Unsecured Senior Notes due 2020
 
 
 
250,000

 
2.4
%
 
 
Unsecured Senior Notes due 2023
 
 
 
300,000

 
2.9
%
 
 
Unsecured Senior Notes due 2025
 
 
 
400,000

 
3.9
%
 
 
Unsecured Senior Notes due 2029
 
 
 
400,000

 
3.9
%
 
 
Unsecured Senior Notes Series A & B due 2027 & 2029
 
 
 
250,000

 
2.4
%
 
 
Secured Debt
 
 
 
465,552

 
4.6
%
 
 
Total Debt
 
 
 
$
2,579,552

 
25.2
%
 
 
EQUITY AND NONCONTROLLING INTEREST IN THE OPERATING PARTNERSHIP: (3)
 
 
 
 
 
 
 
 
6.375% Series H Cumulative Redeemable Preferred stock (4)
 
4,000,000
 
$
100,000

 
1.0
%
 
 
Common limited partnership units outstanding (5)
 
2,077,193
 
156,101

 
1.5
%
 
 
Shares of common stock outstanding (5)
 
98,351,217
 
7,391,094

 
72.3
%
 
 
Total Equity and Noncontrolling Interests in the Operating Partnership
 
 
 
$
7,647,195

 
74.8
%
 
 
TOTAL MARKET CAPITALIZATION
 
 
 
$
10,226,747

 
100.0
%
 
 
 
 
 
 
 
 
 
 
________________________
(1)
There was no outstanding balance on the unsecured revolving credit facility as of June 30, 2017. In July, Kilroy Realty, L.P., the Company’s Operating Partnership, amended and restated its unsecured revolving credit facility and term loan facility (together, the “Facility”).  Among other things, the amendment and restatement increased the size of the revolving credit facility from $600.0 million to $750.0 million, maintained the size of the term loan facility of $150.0 million, reduced the borrowing costs and extended the maturity date of the Facility to July 2022.  The term loan facility features two six-month delay draw options and the Facility was undrawn at closing, including the $150.0 million term loan, which was repaid in full at closing with available cash.  Concurrently with the closing of the Facility, Kilroy Realty, L.P., repaid its $39.0 million unsecured term loan with available cash. 
(2)
Represents gross aggregate principal amount due at maturity before the effect of the following at June 30, 2017: $12.0 million of unamortized deferred financing costs, $6.2 million of unamortized discounts for the unsecured senior notes and $3.5 million of unamortized premiums for the secured debt.
(3)
Includes common units of the Operating Partnership; does not include noncontrolling interests in consolidated property partnerships.
(4)
Value based on $25.00 per share liquidation preference. On July 12, 2017, the Company announced its intention to redeem all 4,000,000 shares of the 6.375% Series H Cumulative Redeemable Preferred Stock at par on August 15, 2017.
(5)
Value based on closing share price of $75.15 as of June 30, 2017.




25
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Debt Analysis
As of June 30, 2017
 
 
 
 
 
 
 
 
 
 
TOTAL DEBT COMPOSITION
 
 
 
 
Percent of
Total Debt
 
Weighted Average
 
 
 
 
Interest Rate
 
Years to Maturity
 
 
Secured vs. Unsecured Debt
 
 
 
 
 
 
 
 
Unsecured Debt
 
82.0
%
 
4.3
%
 
6.5

 
 
Secured Debt
 
18.0
%
 
4.4
%
 
6.1

 
 
Floating vs. Fixed-Rate Debt
 
 
 
 
 
 
 
 
Floating-Rate Debt
 
7.3
%
 
2.4
%
 
2.0

 
 
Fixed-Rate Debt
 
92.7
%
 
4.5
%
 
6.8

 
 
 
 
 
 
 
 
 
 
 
Stated Interest Rate
 
 
 
4.3
%
 
6.5

 
 
 
 
 
 
 
 
 
 
 
GAAP Effective Rate
 
 
 
4.3
%
 
 
 
 
 
 
 
 
 
 
 
 
 
GAAP Effective Rate Including Debt Issuance Costs
 
 
 
4.5
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
KEY DEBT COVENANTS
 
 
 
Covenant
 
Actual Performance
as of June 30, 2017
 
 
Unsecured Credit Facility and Term Loan Facility (as defined in the Credit Agreements) (1)(2):
 
 
 
 
 
 
Total debt to total asset value
 
less than 60%
 
26%
 
 
Fixed charge coverage ratio
 
greater than 1.5x
 
3.3x
 
 
Unsecured debt ratio
 
greater than 1.67x
 
4.04x
 
 
Unencumbered asset pool debt service coverage
 
greater than 1.75x
 
4.53x
 
 
 
 
 
 
 
 
 
Unsecured Senior Notes due 2018, 2020, 2023, 2025 and 2029 (as defined in the Indentures): 
 
 
 
 
 
 
Total debt to total asset value
 
less than 60%
 
33%
 
 
Interest coverage
 
greater than 1.5x
 
7.2x
 
 
Secured debt to total asset value
 
less than 40%
 
6%
 
 
Unencumbered asset pool value to unsecured debt
 
greater than 150%
 
317%
 
 
 
 
 
 
 
 
________________________
(1)
In July 2017, Kilroy Realty, L.P., the Company’s Operating Partnership, amended and restated its unsecured revolving credit facility and term loan facility (together, the “Facility”). The covenants and actual performance metrics above represent terms and definitions reflected in the Facility based on financial results as of June 30, 2017.  As of June 30, 2017, the Company’s Operating Partnership was in compliance on both the prior Amended and Restated Credit Agreement dated as of June 23, 2014 as well as the Facility.
(2)
As of June 30, 2017, the covenant performance under the Unsecured Senior Notes Series A and B due 2027 and 2029 (“private placement notes”), was substantially similar to the Facility; however, the unsecured debt ratio under the private placement notes was 3.66x reflecting definitional differences on unencumbered value. The Company’s Operating Partnership was in compliance under the credit agreement of the private placement notes as of June 30, 2017.

26
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Debt Analysis
($ in thousands)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
DEBT MATURITY SCHEDULE
 
Floating/
Fixed Rate
 
Stated
Rate
 
GAAP Effective Rate (1)
 
Maturity
Date
 
2017
 
2018
 
2019
 
2020
 
2021
 
After 2021
 
Total (2)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Unsecured Debt:(3)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Floating (4)
 
2.36%
 
2.36%
 
7/1/2019
 
 
 
 
 
$
150,000

 
 
 
 
 
 
 
$
150,000

 
 
Floating (4)
 
2.35%
 
2.35%
 
7/1/2019
 
 
 
 
 
39,000

 
 
 
 
 
 
 
39,000

 
 
Fixed
 
4.80%
 
4.83%
 
7/15/2018
 
 
 
325,000

 
 
 
 
 
 
 
 
 
325,000

 
 
Fixed
 
6.63%
 
6.74%
 
6/1/2020
 
 
 
 
 
 
 
250,000

 
 
 
 
 
250,000

 
 
Fixed
 
3.80%
 
3.80%
 
1/15/2023
 
 
 
 
 
 
 
 
 
 
 
300,000

 
300,000

 
 
Fixed
 
4.38%
 
4.44%
 
10/1/2025
 
 
 
 
 
 
 
 
 
 
 
400,000

 
400,000

 
 
Fixed
 
3.35%
 
3.35%
 
2/17/2027
 
 
 
 
 
 
 
 
 
 
 
175,000

 
175,000

 
 
Fixed
 
3.45%
 
3.45%
 
2/17/2029
 
 
 
 
 
 
 
 
 
 
 
75,000

 
75,000

 
 
Fixed
 
4.25%
 
4.35%
 
8/15/2029
 
 
 
 
 
 
 
 
 
 
 
400,000

 
400,000

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total unsecured debt
 
4.30%
 
4.35%
 
 
 
—

 
325,000

 
189,000

 
250,000

 
—

 
1,350,000

 
2,114,000

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Secured Debt:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fixed
 
4.27%
 
4.27%
 
2/1/2018
 
1,349

 
123,085

 
 
 
 
 
 
 
 
 
124,434

 
 
Fixed (5)
 
6.05%
 
3.50%
 
6/1/2019
 
877

 
1,835

 
74,479

 
 
 
 
 
 
 
77,191

 
 
Fixed
 
3.57%
 
3.57%
 
12/1/2026
 


 

 

 
3,224

 
3,341

 
163,435

 
170,000

 
 
Fixed
 
4.48%
 
4.48%
 
7/1/2027
 
846

 
1,749

 
1,830

 
1,913

 
2,001

 
85,588

 
93,927

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total secured debt
 
4.35%
 
3.93%
 
 
 
3,072

 
126,669

 
76,309

 
5,137

 
5,342

 
249,023

 
465,552

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total
 
4.31%
 
4.28%
 
 
 
$
3,072

 
$
451,669

 
$
265,309

 
$
255,137

 
$
5,342

 
$
1,599,023

 
$
2,579,552

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Represents the rate at which interest expense is recorded for financial reporting purposes, which reflects the amortization of discounts/premiums, excluding deferred financing costs.
(2)
Amounts presented represent the gross aggregate principal amount due at maturity before the effect of the following at June 30, 2017: $12.0 million of unamortized deferred financing costs, $6.2 million of unamortized discounts for the unsecured senior notes and $3.5 million of unamortized premiums for the secured debt.
(3)
There was no outstanding balance on the unsecured line of credit as of June 30, 2017.
(4)
The interest for this loan is calculated at an annual rate of LIBOR plus 1.150% at June 30, 2017.
(5)
Represents secured debt assumed in connection with an operating property acquisition.





27
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Net Income Available to Common Stockholders / FFO Guidance and Outlook
(unaudited, $ and shares/units in thousands, except per share amounts)

The Company’s guidance estimates for the full year 2017 for net income available to common stockholders per share - diluted and FFO per share and unit - diluted are set forth and reconciled below. These estimates reflect management’s views on current and future market conditions, including assumptions with respect to rental rates, occupancy levels, and the earnings impact of the events referenced in the earning release issued on July 26, 2017 and otherwise referenced to in the Company’s earning call on July 27, 2017.

These guidance estimates do not include any estimates of possible future gains or losses or the impact on operating results from possible future dispositions since any potential future disposition transactions will ultimately depend on market conditions and other factors, including but not limited to the Company’s capital needs and its ability to defer some or all of the taxable gain on the sales. Moreover, the magnitude of gains or losses on sales of depreciable operating properties, if any, will depend on the sales price and depreciated cost basis of the disposed assets at the time of disposition, information that is not known at the time the Company provides guidance, and the timing of any gain recognition will depend on the closing of the dispositions, information that is also not known at the time the Company provides guidance and may occur after the relevant guidance period. These guidance estimates also do not include the impact on operating results from potential future acquisitions, possible capital markets activity, possible future impairment charges or any events outside of the Company’s control.

 
 
 
Full Year 2017 Range at June 30, 2017
 
 
 
 
Low End
 
High End
 
 
Net income available to common stockholders per share - diluted
 
$
1.15

 
$
1.25

 
 
 
 
 
 
 
 
 
Weighted average common shares outstanding - diluted
 
100,000

 
100,000

 
 
 
 
 
 
 
 
 
Net income available to common stockholders
 
$
115,000

 
$
125,000

 
 
Adjustments:
 
 
 
 
 
 
Net income attributable to noncontrolling common units of the Operating Partnership
 
2,500

 
2,900

 
 
Net income attributable to noncontrolling interests in consolidated property partnerships
 
12,500

 
14,500

 
 
Depreciation and amortization of real estate assets
 
235,500

 
235,500

 
 
Gains on sales of depreciable real estate
 
(2,300
)
 
(2,300
)
 
 
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships
 
(22,000
)
 
(24,000
)
 
 
Funds From Operations (1)(2)
 
$
341,200

 
$
351,600

 
 
 
 
 
 
 
 
 
Weighted average common shares and units outstanding - diluted
 
102,000

 
102,000

 
 
 
 
 
 
 
 
 
FFO per common share/unit - diluted
 
$
3.35

 
$
3.45

 
 
 
 
 
 
 
 
________________________
(1)
See page 31 for Management Statements on Funds From Operation and Funds Available for Distribution.
(2)
Reported amounts are attributable to common stockholders, common unitholders and restricted stock unit holders.




28
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Management Statements on Non-GAAP Supplemental Measures
 
Included in this section are management’s statements regarding certain non-GAAP financial measures provided in this supplemental financial report and, with respect to Funds From Operations available to common stockholders and common unitholders (“FFO”), in the Company’s earnings release on July 26, 2017 and the reasons why management believes that these measures provide useful information to investors about the Company’s financial condition and results of operations.

Net Operating Income:

Management believes that Net Operating Income (“NOI”) is a useful supplemental measure of the Company’s operating performance. The Company defines NOI as consolidated operating revenues (rental income, tenant reimbursements and other property income) less consolidated property and related expenses (property expenses, real estate taxes, provision for bad debts and ground leases). Other real estate investment trusts (“REITs”) may use different methodologies for calculating NOI, and accordingly, the Company’s NOI may not be comparable to other REITs.

Because NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expenses, other nonproperty income and losses, and gains and losses from property dispositions, it provides a performance measure that, when compared year over year, reflects the consolidated revenues and expenses directly associated with owning and operating commercial real estate and the impact to operations from trends in occupancy rates, rental rates, and operating costs, providing a perspective on operations not immediately apparent from net income. The Company uses NOI to evaluate its operating performance on a portfolio basis since NOI allows the Company to evaluate the impact that factors such as occupancy levels, lease structure, rental rates, and tenant base have on the Company’s results, margins and returns. In addition, management believes that NOI provides useful information to the investment community about the Company’s financial and operating performance when compared to other REITs since NOI is generally recognized as a standard measure of performance in the real estate industry.

However, NOI should not be viewed as an alternative measure of the Company’s financial performance since it does not reflect general and administrative expenses, acquisition-related expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company’s properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact the Company’s results from operations.

Same Store Net Operating Income:

Management believes that Same Store NOI is a useful supplemental measure of the Company’s operating performance. Same Store NOI represents the consolidated NOI for all of the properties that were owned and included in the Company's stabilized portfolio for two comparable reporting periods. Because Same Store NOI excludes the change in NOI from developed, redeveloped, acquired and disposed of and held for sale properties, it highlights operating trends such as occupancy levels, rental rates and operating costs on properties. Other REITs may use different methodologies for calculating Same Store NOI, and accordingly, the Company’s Same Store NOI may not be comparable to other REITs.

However, Same Store NOI should not be viewed as an alternative measure of the Company’s financial performance since it does not reflect the operations of the Company’s entire portfolio, nor does it reflect the impact of general and administrative expenses, acquisition-related expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company’s properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact the Company’s results from operations.



29
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Management Statements on Non-GAAP Supplemental Measures, continued
 
Same Store Cash Net Operating Income:

Management believes that Same Store Cash NOI is a useful supplemental measure of the Company’s operating performance. Same Store Cash NOI represents the consolidated NOI for all of the properties that were owned and included in the Company’s stabilized portfolio for two comparable reporting periods, adjusted for the net effect of straight-line rents, amortization of deferred revenue related to tenant-funded tenant improvements, amortization of above and below market lease intangibles, and bad debt expense. Because Same Store Cash NOI excludes the change in NOI from developed, redeveloped, acquired and disposed of and held for sale properties, it highlights operating trends on a cash basis such as occupancy levels, rental rates and operating costs on properties. Other REITs may use different methodologies for calculating Same Store Cash NOI, and accordingly, our Same Store Cash NOI may not be comparable to other REITs.

However, Same Store Cash NOI should not be viewed as an alternative measure of the Company’s financial performance since it does not reflect the operations of the Company's entire portfolio, nor does it reflect the impact of general and administrative expenses, acquisition-related expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company's properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact the Company's results from operations.

EBITDA, as adjusted:

Management believes that consolidated earnings before interest expense, depreciation and amortization, gain/loss on early extinguishment of debt, gains and losses on depreciable real estate, net income attributable to noncontrolling interests, preferred dividends and distributions, original issuance costs of redeemed preferred stock and preferred units, and impairment losses (“EBITDA, as adjusted”) is a useful supplemental measure of the Company’s operating performance. When considered with other GAAP measures and FFO, management believes EBITDA, as adjusted, gives the investment community a more complete understanding of the Company’s consolidated operating results, including the impact of general and administrative expenses and acquisition-related expenses, before the impact of investing and financing transactions and facilitates comparisons with competitors. Management also believes it is appropriate to present EBITDA, as adjusted, as it is used in several of the Company’s financial covenants for both its secured and unsecured debt. However, EBITDA, as adjusted, should not be viewed as an alternative measure of the Company’s operating performance since it excludes financing costs as well as depreciation and amortization costs which are significant economic costs that could materially impact the Company’s results of operations and liquidity. Other REITs may use different methodologies for calculating EBITDA, as adjusted, and, accordingly, the Company’s EBITDA, as adjusted, may not be comparable to other REITs.




30
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Management Statements on Non-GAAP Supplemental Measures, continued
 
Funds From Operations:

The Company calculates Funds From Operations available to common stockholders and common unitholders (“FFO”) in accordance with the White Paper on FFO approved by the Board of Governors of NAREIT. The White Paper defines FFO as net income or loss calculated in accordance with GAAP, excluding extraordinary items, as defined by GAAP, gains and losses from sales of depreciable real estate and impairment write-downs associated with depreciable real estate, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets) and after adjustment for unconsolidated partnerships and joint ventures. Our calculation of FFO includes the amortization of deferred revenue related to tenant-funded tenant improvements and excludes the depreciation of the related tenant improvement assets. We also add back net income attributable to noncontrolling common units of the Operating Partnership because we report FFO attributable to common stockholders and common unitholders.

Management believes that FFO is a useful supplemental measure of the Company’s operating performance. The exclusion from FFO of gains and losses from the sale of operating real estate assets allows investors and analysts to readily identify the operating results of the assets that form the core of the Company’s activity and assists in comparing those operating results between periods. Also, because FFO is generally recognized as the industry standard for reporting the operations of REITs, it facilitates comparisons of operating performance to other REITs. However, other REITs may use different methodologies to calculate FFO, and accordingly, the Company’s FFO may not be comparable to all other REITs.

Implicit in historical cost accounting for real estate assets in accordance with GAAP is the assumption that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered presentations of operating results for real estate companies using historical cost accounting alone to be insufficient. Because FFO excludes depreciation and amortization of real estate assets, management believes that FFO along with the required GAAP presentations provides a more complete measurement of the Company’s performance relative to its competitors and a more appropriate basis on which to make decisions involving operating, financing and investing activities than the required GAAP presentations alone would provide.

However, FFO should not be viewed as an alternative measure of the Company’s operating performance since it does not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of the Company’s properties, which are significant economic costs and could materially impact the Company’s results from operations.

Funds Available for Distribution:

Management believes that Funds Available for Distribution available to common stockholders and common unitholders (“FAD”) is a useful supplemental measure of the Company’s liquidity. The Company computes FAD by adding to FFO the non-cash amortization of deferred financing costs, debt discounts and premiums and share-based compensation awards and amortization of above (below) market rents for acquisition properties, then subtracting recurring tenant improvements, leasing commissions and capital expenditures and eliminating the net effect of straight-line rents, amortization of deferred revenue related to tenant improvements, adjusting for other lease related items and after adjustment for amounts attributable to noncontrolling interests in consolidated property partnerships. FAD provides an additional perspective on the Company’s ability to fund cash needs and make distributions to stockholders by adjusting FFO for the impact of certain cash and non-cash items, as well as adjusting FFO for recurring capital expenditures and leasing costs. Management also believes that FAD provides useful information to the investment community about the Company’s financial position as compared to other REITs since FAD is a liquidity measure used by other REITs. However, other REITs may use different methodologies for calculating FAD and, accordingly, the Company’s FAD may not be comparable to other REITs.


31
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Definitions Included in Supplemental
Annualized Base Rent:

Includes the impact of straight-lining rent escalations and the amortization of free rent periods and excludes the impact of the following: amortization of deferred revenue related to tenant-funded tenant improvements, amortization of above/below market rents, amortization for lease incentives due under existing leases, and expense reimbursement revenue. Additionally, the underlying leases contain various expense structures including full service gross, modified gross and triple net. Amounts represent percentage of total portfolio annualized contractual base rental revenue.

Change in GAAP/Cash Rents (Leases Commenced):

Calculated as the change between GAAP/cash rents for new/renewed leases and the expiring GAAP/cash rents for the same space. Excludes leases for which the space was vacant longer than one year, or vacant when the property was acquired by the Company.

Change in GAAP/Cash Rents (Leases Executed):

Calculated as the change between GAAP/cash rents for signed leases and the expiring GAAP/cash rents for the same space. Excludes leases for which the space was vacant longer than one year, or vacant when the property was acquired by the Company.

Estimated Stabilization Date (Development):

Management’s estimation of the earlier of stabilized occupancy (95%) or one year from the date of substantial completion for office properties and upon substantial completion for residential properties.

FAD Payout Ratio:

Calculated as current-quarter dividends accrued to common stockholders and common unitholders (excluding dividend equivalents accrued to restricted stock unitholders) divided by FAD.

First Generation Capital Expenditures:

Capital expenditures for newly acquired space, newly developed or redeveloped space, or change in use. These costs are not subtracted in our calculation of FAD.

Fixed Charge Coverage Ratio:

Calculated as EBITDA, as adjusted, divided by gross interest expense (excluding amortization of deferred debt costs and debt discounts/premiums) and current year accrued preferred dividends.

FFO Payout Ratio:

Calculated as current-quarter dividends accrued to common stockholders and common unitholders (excluding dividend equivalents accrued to restricted stock unitholders) divided by FFO attributable to common stockholders and unitholders.

32
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report


Definitions Included in Supplemental, continued
GAAP Effective Rate:

The rate at which interest expense is recorded for financial reporting purposes, which reflects the amortization of any discounts/premiums, excluding debt issuance costs.

Interest Coverage Ratio:

Calculated as EBITDA, as adjusted, divided by gross interest expense (excluding amortization of deferred debt costs and debt discounts/premiums).

Lease-up Properties:

Properties recently developed or redeveloped that have not yet reached 95% occupancy and are within one year following cessation of major construction activities.

Net Effect of Straight-Line Rents:

Represents the straight-line rent income recognized during the period offset by cash received during the period that was applied to deferred rents receivable balances for terminated leases and the provision for bad debts recorded for deferred rent receivable balances.

Operating Margins:

Calculated as Net Operating Income divided by total revenues.

Retention Rates (Leases Commenced):

Calculated as the percentage of space either renewed or expanded into by existing tenants or subtenants at lease expiration.

Same Store Portfolio:

Our Same Store portfolio includes all of our properties owned and included in our stabilized portfolio for two comparable reporting periods, i.e., owned and included in our stabilized portfolio as of January 1, 2016 and still owned and included in the stabilized portfolio as of June 30, 2017. It does not include undeveloped land, development and redevelopment properties currently under construction or committed for construction, “lease-up” properties and properties held-for-sale. We define lease-up properties as properties recently developed or redeveloped that have not yet reached 95% occupancy and are within one year following cessation of major construction activities. We define redevelopment properties as those projects for which we expect to spend significant development and construction costs on existing or acquired buildings pursuant to a formal plan, the intended result of which is a higher economic return on the property.

Stated Interest Rate:

The rate at which interest expense is recorded per the respective loan documents, excluding the impact of the amortization of any debt discounts/premiums.


33
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Reconciliation of Net Income Available to Common Stockholders to Same Store Net Operating Income
(unaudited, $ in thousands)
 
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
 
 
 
2017
 
2016
 
2017
 
2016
 
 
Net Income Available to Common Stockholders
 
$
29,833

 
$
29,535

 
$
56,162

 
$
200,530

 
 
Net income attributable to noncontrolling interest in the Operating Partnership
 
616

 
829

 
1,239

 
4,439

 
 
Net income attributable to noncontrolling interests in consolidated property partnerships
 
3,242

 
216

 
6,375

 
411

 
 
Total preferred dividends
 
1,615

 
3,312

 
8,811

 
6,625

 
 
Net Income
 
35,306

 
33,892

 
72,587

 
212,005

 
 
Adjustments:
 


 


 

 


 
 
General and administrative expenses
 
14,303

 
13,979

 
29,236

 
27,416

 
 
Acquisition-related expenses
 
—

 
714

 
—

 
776

 
 
Depreciation and amortization
 
62,251

 
53,346

 
123,170

 
103,786

 
 
Interest income and other net investment gains
 
(1,038
)
 
(311
)
 
(2,103
)
 
(582
)
 
 
Interest expense
 
17,973

 
14,384

 
35,325

 
26,213

 
 
Net loss on sale of land
 
—

 
295

 
 
 
295

 
 
Gains on sales of depreciable operating properties
 
—

 
—

 
(2,257
)
 
(145,990
)
 
 
Net Operating Income, as defined (1)
 
128,795

 
116,299

 
255,958

 
223,919

 
 
Wholly-Owned Properties
 
110,437

 
98,997

 
219,395

 
190,265

 
 
Consolidated property partnerships: (2)
 
 
 
 
 
 
 
 
 
 
100 First Street (3)
 
4,371

 
4,156

 
8,598

 
8,158

 
 
303 Second Street (3)
 
8,327

 
7,671

 
16,530

 
15,338

 
 
Crossing/900 (4)
 
5,660

 
5,475

 
11,435

 
10,158

 
 
Net Operating Income, as defined (1)
 
128,795

 
116,299

 
255,958

 
223,919

 
 
Net loss on sale of land
 
—

 
(295
)
 
—

 
(295
)
 
 
Non-Same Store GAAP Net Operating Income (5)
 
(19,753
)
 
(6,968
)
 
(38,029
)
 
(8,638
)
 
 
Same Store GAAP Net Operating Income
 
109,042

 
109,036

 
217,929

 
214,986

 
 
GAAP to Cash Adjustments:
 


 
 
 
 
 
 
 
 
GAAP Operating Revenues Adjustments, net (6)
 
(7,170
)
 
(8,869
)
 
(14,029
)
 
(21,264
)
 
 
GAAP Operating Expenses Adjustments, net (7)
 
144

 
(22
)
 
1,062

 
(42
)
 
 
Same Store Cash Net Operating Income
 
$
102,016

 
$
100,145

 
$
204,962

 
$
193,680

 
 
 
 
 
 
 
 
 
 
 
 
________________________
(1)
Please refer to pages 29-30 for Management Statements on Net Operating Income, Same Store Net Operating Income and Same Store Cash Net Operating Income.
(2)
Reflects GAAP Net Operating Income for all periods presented.
(3)
On August 30, 2016 and November 30, 2016, the Company completed ventures with NBREM which contributed $191.4 million and $261.5 million, respectively, for 44% common equity interests in 100 First Street and 303 Second Street in San Francisco, CA, respectively. The $261.5 million contribution was net of NBREM's proportionate share of the existing mortgage debt secured by the 303 Second Street property.
(4)
For all periods presented, an unrelated third party entity owned an approximate 7% common equity interest in two properties located at 900 Jefferson Avenue and 900 Middlefield Road in Redwood City, CA.
(5)
Includes the results of one development project added to the stabilized portfolio in the first quarter of 2017, one development project added to the stabilized portfolio in the fourth quarter of 2016, two development office projects completed and stabilized in the first quarter of 2016, our residential project that was completed in the second quarter of 2016, four office and three retail buildings acquired during 2016, one office property disposed of during the first quarter of 2017, six office properties disposed of during 2016, and expenses for certain of our in-process, near-term and future development projects.
(6)
Includes the net effect of straight-line rents, amortization of deferred revenue related to tenant-funded tenant improvements and amortization of above and below market lease intangibles.
(7)
Includes the amortization of above and below market lease intangibles for ground leases and bad debt expense.

34
Kilroy Realty Corporation
Second Quarter 2017 Supplemental Financial Report

Reconciliation of Net Income Available to Common Stockholders to EBITDA, as Adjusted
(unaudited, $ in thousands)
 
 
 
Three Months Ended June 30,
 
 
 
 
2017
 
2016
 
 
Net Income Available to Common Stockholders
 
$
29,833

 
$
29,535

 
 
Interest expense
 
17,973

 
14,384

 
 
Depreciation and amortization
 
62,251

 
53,346

 
 
Net income attributable to noncontrolling common units of the Operating Partnership
 
616

 
829

 
 
Net income attributable to noncontrolling interests in consolidated property partnerships
 
3,242

 
216

 
 
Preferred dividends
 
1,615

 
3,312

 
 
 
 
 
 
 
 
 
EBITDA, as adjusted (1)
 
$
115,530

 
$
101,622

 
 
 
 
 
 
 
 
________________________
(1)
Please refer to page 30 for a Management Statement on EBITDA, as adjusted.


35
 EX-99.2 3 exhibit992.htm EXHIBIT 99.2 Exhibit
Exhibit 99.2

 
 logo2a02.jpg


Contact:
FOR RELEASE:
Tyler H. Rose
July 26, 2017
Executive Vice President
 
and Chief Financial Officer
 
(310) 481-8484
Or
 
Michelle Ngo
 
Senior Vice President
 
and Treasurer
 
(310) 481-8581
 
 

KILROY REALTY CORPORATION REPORTS
SECOND QUARTER FINANCIAL RESULTS
---------------

LOS ANGELES, July 26, 2017 - Kilroy Realty Corporation (NYSE: KRC) today reported financial results for its second quarter ended June 30, 2017.

Second Quarter Highlights
Financial Results
•
Net income available to common stockholders of $0.30 per share
•
Funds from operations (“FFO”) available to common stockholders and unitholders of $0.87 per share
•
Revenues of $180.6 million
•
In May, the company’s regular quarterly cash dividend was increased to an annualized rate of $1.70 per share, a 13.3% increase from the previous annualized dividend rate of $1.50 per share

Stabilized Portfolio
•
Stabilized portfolio was 93.9% occupied and 96.0% leased at June 30, 2017
•
Signed approximately 490,000 square feet of new or renewing leases

Development
•
In June, commenced construction of 333 Dexter, an approximate $380.0 million, 650,000 square-foot office project in the South Lake Union submarket of Seattle

Recent Developments
•
In July, provided notice to redeem all 4,000,000 outstanding shares of the company’s 6.375% Series H preferred stock callable on August 15, 2017 at par value of $25.00 per share
•
In July, Kilroy Realty, L.P., the company’s operating partnership, amended and restated its unsecured revolving credit facility and term loan facility (together, the “Facility”).  Among other things, the amendment and restatement increased the size of the revolving credit facility from $600.0 million to

1


$750.0 million, maintained the size of the term loan facility of $150.0 million, reduced the borrowing costs and extended the maturity date of the Facility to July 2022.  The term loan facility features two six-month delay draw options and the Facility was undrawn at closing, including the $150.0 million term loan, which was repaid in full at closing with available cash.  Concurrently with the closing of the Facility, Kilroy Realty, L.P. repaid its $39.0 million unsecured term loan with available cash

Results for the Quarter Ended June 30, 2017
For the second quarter ended June 30, 2017, KRC reported net income available to common stockholders of $29.8 million, or $0.30 per share, compared to $29.5 million, or $0.31 per share, in the second quarter of 2016. FFO in the 2017 second quarter was $88.8 million, or $0.87 per share, compared to $82.7 million, or $0.86 per share, in the year-earlier quarter. Revenues in the period totaled $180.6 million, compared to $160.1 million in the prior year’s second quarter.

All per share amounts in this report are presented on a diluted basis.

Operating and Leasing Activity
At June 30, 2017, KRC’s stabilized portfolio totaled approximately 14.4 million square feet of office space and 200 residential units located in Los Angeles, Orange County, San Diego, the San Francisco Bay Area and Greater Seattle. During the second quarter, the company signed new or renewing leases in the office portfolio totaling 490,000 square feet of space. At quarter-end, the office portfolio was 93.9% occupied and 96.0% leased, compared to occupancy of 96.0% at December 31, 2016 and 95.5% at June 30, 2016. KRC’s 200-unit residential tower was 77.0% occupied and 82.0% leased at June 30, 2017.

Real Estate Development Activity
During the second quarter, KRC initiated construction of a two-building, 650,000 square-foot office project at 333 Dexter in the South Lake Union submarket of Seattle. The total investment for the project is estimated to be approximately $380.0 million, and is scheduled for completion in the third quarter of 2019. With the addition of 333 Dexter, KRC now has four projects currently under construction, including The Exchange on 16th and 100 Hooper, both located in San Francisco, and phase one of One Paseo, the company’s mixed-used project located in the Del Mar submarket of San Diego. The four projects total approximately 1.8 million square feet of office and PDR space, 237 residential units and 96,000 square feet of retail space, and represent a total estimated investment of approximately $1.4 billion.

Net Income Available to Common Stockholders / FFO Guidance and Outlook
The company has updated its guidance range of NAREIT-defined FFO per share - diluted for the full year 2017 to $3.35 - $3.45 per share with a midpoint of $3.40 per share, reflecting the impact of the write-off of the original issuance costs in connection with the redemption of the Series H Preferred Stock, timing of dispositions activity and overhead costs. The company’s guidance estimates for the full year 2017, and the reconciliation of net income available to common stockholders per share - diluted and FFO per share and unit - diluted included within this press release, reflect management’s views on current and future market conditions, including assumptions with respect to rental rates, occupancy levels, and the earnings impact of the events referenced in this press release. These guidance estimates do not include any estimates of possible future gains or losses or the impact on operating results from possible future dispositions since any potential future disposition transactions will ultimately depend on market conditions and other factors, including but not limited to the company’s capital needs and its ability to defer some or all of the taxable gain on the sales. Moreover, the magnitude of gains or losses on sales of depreciable operating properties, if any, will depend on the sales price and depreciated cost basis of the disposed assets at the time of disposition, information that is not known at the time the company provides guidance, and the timing of any gain recognition will depend on the closing of the dispositions, information that is also not known at the time the company provides guidance and may

2


occur after the relevant guidance period. These guidance estimates also do not include the impact on operating results from potential future acquisitions, possible capital markets activity, possible future impairment charges or any events outside of the company’s control.

Conference Call and Audio Webcast
KRC management will discuss earnings guidance for fiscal year 2017 during the company’s July 27, 2017 earnings conference call. The call will begin at 10:00 a.m. Pacific Time and last approximately one hour. Those interested in listening via the Internet can access the conference call at http://investors.kilroyrealty.com/phoenix.zhtml?c=79637&p=irol-audioarchives. It may be necessary to download audio software to hear the conference call. Those interested in listening via telephone can access the conference call at (866) 777-2509. International callers should dial (412) 317-5413. In order to bypass speaking to the operator on the day of the call, please pre-register anytime at http://dpregister.com/10110452. A replay of the conference call will be available via telephone on July 27, 2017 through August 3, 2017 by dialing (877) 344-7529 and entering passcode 10110452. International callers should dial (412) 317-0088 and enter the same passcode. The replay will also be available on our website at http://investors.kilroyrealty.com/phoenix.zhtml?c=79637&p=irol-audioarchives.

About Kilroy Realty Corporation
Kilroy Realty Corporation (KRC), a publicly traded real estate investment trust and member of the S&P MidCap 400 Index, is one of the West Coast’s premier landlords.  The company has over 70 years of experience developing, acquiring and managing office and mixed-use real estate assets. The company provides physical work environments that foster creativity and productivity and serves a broad roster of dynamic, innovation-driven tenants, including technology, entertainment, digital media and health care companies.

At June 30, 2017, the company’s stabilized portfolio totaled approximately 14.4 million square feet of office space and 200 residential units located in the coastal regions of Los Angeles, Orange County, San Diego, the San Francisco Bay Area and Greater Seattle. In addition, KRC had four projects totaling approximately 1.8 million square feet of office space, 237 residential units and 96,000 square feet of retail space under construction.

The company is recognized by GRESB as the North American leader in sustainability and was ranked first among 178 North American participants across all asset types. At the end of the second quarter, the company’s stabilized portfolio was 52% LEED certified and 71% of eligible properties were ENERGY STAR certified. More information is available at http://www.kilroyrealty.com.

Forward-Looking Statements
This press release contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are based on our current expectations, beliefs and assumptions, and are not guarantees of future performance. Forward-looking statements are inherently subject to uncertainties, risks, changes in circumstances, trends and factors that are difficult to predict, many of which are outside of our control. Accordingly, actual performance, results and events may vary materially from those indicated in the forward-looking statements, and you should not rely on the forward-looking statements as predictions of future performance, results or events. Numerous factors could cause actual future performance, results and events to differ materially from those indicated in the forward-looking statements, including, among others: global market and general economic conditions and their effect on our liquidity and financial conditions and those of our tenants; adverse economic or real estate conditions generally, and specifically, in the States of California and Washington; risks associated with our investment in real estate assets, which are illiquid, and with trends in the real estate industry; defaults on or non-renewal of leases by tenants; any significant downturn in tenants’ businesses; our ability to release property at or above current market rates; costs to comply with government

3


regulations, including environmental remediation; the availability of cash for distribution and debt service and exposure to risk of default under debt obligations; increases in interest rates and our ability to manage interest rate exposure; the availability of financing on attractive terms or at all, which may adversely impact our future interest expense and our ability to pursue development, redevelopment and acquisition opportunities and refinance existing debt; a decline in real estate asset valuations, which may limit our ability to dispose of assets at attractive prices or obtain or maintain debt financing, and which may result in write offs or impairment charges; significant competition, which may decrease the occupancy and rental rates of properties; potential losses that may not be covered by insurance; the ability to successfully complete acquisitions and dispositions on announced terms; the ability to successfully operate acquired, developed and redeveloped properties; the ability to successfully complete development and redevelopment projects on schedule and within budgeted amounts; delays or refusals in obtaining all necessary zoning, land use and other required entitlements, governmental permits and authorizations for our development and redevelopment properties; increases in anticipated capital expenditures, tenant improvement and/or leasing costs; defaults on leases for land on which some of our properties are located; adverse changes to, or implementations of, applicable laws, regulations or legislation; risks associated with joint venture investments, including our lack of sole decision-making authority, our reliance on co-venturers’ financial condition and disputes between us and our co-venturers; environmental uncertainties and risks related to natural disasters; and our ability to maintain our status as a REIT. These factors are not exhaustive and additional factors could adversely affect our business and financial performance. For a discussion of additional factors that could materially adversely affect our business and financial performance, see the factors included under the caption “Risk Factors” in our annual report on Form 10-K for the year ended December 31, 2016 and our other filings with the Securities and Exchange Commission. All forward-looking statements are based on currently available information, and speak only as of the date on which they are made. We assume no obligation to update any forward-looking statement made in this press release that becomes untrue because of subsequent events, new information or otherwise, except to the extent we are required to do so in connection with our ongoing requirements under federal securities laws.


4


KILROY REALTY CORPORATION
SUMMARY OF QUARTERLY RESULTS
(unaudited, in thousands, except per share data)

 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
2017
 
2016
 
2017
 
2016
Revenues
$
180,598

 
$
160,133

 
$
359,906

 
$
305,579

 
 
 
 
 
 
 
 
Net income available to common stockholders (1)
$
29,833

 
$
29,535

 
$
56,162

 
$
200,530

 
 
 
 
 
 
 
 
Weighted average common shares outstanding – basic
98,275

 
92,210

 
97,834

 
92,217

Weighted average common shares outstanding – diluted
98,827

 
92,825

 
98,427

 
92,784

 
 
 
 
 
 
 
 
Net income available to common stockholders per share – basic (1)
$
0.30

 
$
0.32

 
$
0.56

 
$
2.17

Net income available to common stockholders per share – diluted (1)
$
0.30

 
$
0.31

 
$
0.56

 
$
2.15

 
 
 
 
 
 
 
 
Funds From Operations (1)(2)(3)
$
88,767

 
$
82,722

 
$
170,701

 
$
160,915

 
 
 
 
 
 
 
 
Weighted average common shares/units outstanding – basic (4)
101,551

 
95,966

 
101,219

 
95,642

Weighted average common shares/units outstanding – diluted (5)
102,103

 
96,581

 
101,812

 
96,209

 
 
 
 
 
 
 
 
Funds From Operations per common share/unit – basic (3)
$
0.87

 
$
0.86

 
$
1.69

 
$
1.68

Funds From Operations per common share/unit – diluted (3)
$
0.87

 
$
0.86

 
$
1.68

 
$
1.67

 
 
 
 
 
 
 
 
Common shares outstanding at end of period
 
 
 
 
98,351

 
92,255

Common partnership units outstanding at end of period
 
 
 
 
2,077

 
2,631

Total common shares and units outstanding at end of period
 
 
 
 
100,428

 
94,886

 
 
 
 
 
 
 
 
 
 
 
 
 
June 30, 2017
 
June 30, 2016
Stabilized office portfolio occupancy rates: (6)
 
 
 
 
 
 
 
Los Angeles and Ventura Counties
 
 
 
 
91.2
%
 
94.2
%
Orange County
 
 
 
 
94.7
%
 
97.8
%
San Diego County
 
 
 
 
93.5
%
 
89.0
%
San Francisco Bay Area
 
 
 
 
95.1
%
 
98.7
%
Greater Seattle
 
 
 
 
97.0
%
 
98.1
%
Weighted average total
 
 
 
 
93.9
%
 
95.5
%
 
 
 
 
 
 
 
 
Total square feet of stabilized office properties owned at end of period: (6)
 
 
 
 
 
 
 
Los Angeles and Ventura Counties
 
 
 
 
4,181

 
3,619

Orange County
 
 
 
 
272

 
272

San Diego County
 
 
 
 
2,718

 
2,711

San Francisco Bay Area
 
 
 
 
5,158

 
4,992

Greater Seattle
 
 
 
 
2,066

 
2,066

Total
 
 
 
 
14,395

 
13,660

________________________
(1)
Net income available to common stockholders for the six months ended June 30, 2017 and 2016 includes gains on sales of depreciable operating properties of $2.3 million and $146.0 million, respectively. Net income available to common stockholders and Funds From Operations for the three and six months ended June 30, 2016 includes a loss on sale of land of $0.3 million.
(2)
Reconciliation of Net income available to common stockholders to Funds From Operations available to common stockholders and unitholders and management statement on Funds From Operations are included after the Consolidated Statements of Operations.
(3)
Reported amounts are attributable to common stockholders, common unitholders, and restricted stock unitholders.
(4)
Calculated based on weighted average shares outstanding including participating share-based awards (i.e. nonvested stock and certain time based restricted stock units) and assuming the exchange of all common limited partnership units outstanding.
(5)
Calculated based on weighted average shares outstanding including participating and non-participating share-based awards (i.e. nonvested stock and time based restricted stock units), dilutive impact of stock options and contingently issuable shares and assuming the exchange of all common limited partnership units outstanding.
(6)
Occupancy percentages and total square feet reported are based on the company’s stabilized office portfolio for the periods presented. Occupancy percentages and total square feet shown for June 30, 2016 include the office properties that were sold subsequent to June 30, 2016.

5


KILROY REALTY CORPORATION
CONSOLIDATED BALANCE SHEETS
(in thousands)
 
June 30, 2017
 
December 31, 2016
 
(unaudited)
 
 
ASSETS
 
 
 
REAL ESTATE ASSETS:
 
 
 
Land and improvements
$
1,108,971

 
$
1,108,971

Buildings and improvements
4,983,638

 
4,938,250

Undeveloped land and construction in progress
1,183,618

 
1,013,533

Total real estate assets held for investment
7,276,227

 
7,060,754

Accumulated depreciation and amortization
(1,234,079
)
 
(1,139,853
)
Total real estate assets held for investment, net
6,042,148

 
5,920,901

 
 
 
 
Real estate assets and other assets held for sale, net
—

 
9,417

Cash and cash equivalents
387,616

 
193,418

Restricted cash
8,249

 
56,711

Marketable securities
16,010

 
14,773

Current receivables, net
13,703

 
13,460

Deferred rent receivables, net
233,427

 
218,977

Deferred leasing costs and acquisition-related intangible assets, net
195,320

 
208,368

Prepaid expenses and other assets, net
98,894

 
70,608

TOTAL ASSETS
$
6,995,367

 
$
6,706,633

 
 
 
 
LIABILITIES AND EQUITY
 
 
 
LIABILITIES:
 
 
 
Secured debt, net
$
467,758

 
$
472,772

Unsecured debt, net
2,097,083

 
1,847,351

Accounts payable, accrued expenses and other liabilities
219,483

 
202,391

Accrued dividends and distributions
44,105

 
222,306

Deferred revenue and acquisition-related intangible liabilities, net
148,729

 
150,360

Rents received in advance and tenant security deposits
55,738

 
52,080

Liabilities and deferred revenue of real estate assets held for sale
—

 
56

Total liabilities
3,032,896

 
2,947,316

 
 
 
 
EQUITY:
 
 
 
Stockholders’ Equity
 
 
 
6.875% Series G Cumulative Redeemable Preferred stock
—

 
96,155

6.375% Series H Cumulative Redeemable Preferred stock
96,256

 
96,256

Common stock
984

 
932

Additional paid-in capital
3,792,028

 
3,457,649

Distributions in excess of earnings
(132,799
)
 
(107,997
)
Total stockholders’ equity
3,756,469

 
3,542,995

Noncontrolling Interests
 
 
 
Common units of the Operating Partnership
77,296

 
85,590

Noncontrolling interests in consolidated property partnerships
128,706

 
130,732

Total noncontrolling interests
206,002

 
216,322

Total equity
3,962,471

 
3,759,317

TOTAL LIABILITIES AND EQUITY
$
6,995,367

 
$
6,706,633


6


KILROY REALTY CORPORATION
CONSOLIDATED STATEMENTS OF OPERATIONS
(unaudited, in thousands, except per share data)

 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
2017
 
2016
 
2017
 
2016
REVENUES
 
 
 
 
 
 
 
Rental income
$
158,925

 
$
143,653

 
$
315,573

 
$
277,408

Tenant reimbursements
19,267

 
16,138

 
38,563

 
27,542

Other property income
2,406

 
342

 
5,770

 
629

Total revenues
180,598

 
160,133

 
359,906

 
305,579

 
 
 
 
 
 
 
 
EXPENSES
 
 
 
 
 
 
 
Property expenses
33,304

 
29,221

 
64,545

 
55,186

Real estate taxes
16,543

 
13,845

 
34,507

 
24,877

Provision for bad debts
409

 
—

 
1,707

 
—

Ground leases
1,547

 
768

 
3,189

 
1,597

General and administrative expenses
14,303

 
13,979

 
29,236

 
27,416

Acquisition-related expenses
—

 
714

 
—

 
776

Depreciation and amortization
62,251

 
53,346

 
123,170

 
103,786

Total expenses
128,357

 
111,873

 
256,354

 
213,638

 
 
 
 
 
 
 
 
OTHER (EXPENSES) INCOME
 
 
 
 
 
 
 
Interest income and other net investment gains
1,038

 
311

 
2,103

 
582

Interest expense
(17,973
)
 
(14,384
)
 
(35,325
)
 
(26,213
)
Total other (expenses) income
(16,935
)
 
(14,073
)
 
(33,222
)
 
(25,631
)
 
 
 
 
 
 
 
 
INCOME FROM OPERATIONS BEFORE GAINS (LOSS) ON SALES OF REAL ESTATE
35,306

 
34,187

 
70,330

 
66,310

Net loss on sale of land
—

 
(295
)
 
—

 
(295
)
Gains on sale of depreciable operating properties
—

 
—

 
2,257

 
145,990

NET INCOME
35,306

 
33,892

 
72,587

 
212,005

 
 
 
 
 
 
 
 
Net income attributable to noncontrolling common units of the Operating Partnership
(616
)
 
(829
)
 
(1,239
)
 
(4,439
)
Net income attributable to noncontrolling interests in consolidated property partnerships
(3,242
)
 
(216
)
 
(6,375
)
 
(411
)
Total income attributable to noncontrolling interests
(3,858
)
 
(1,045
)
 
(7,614
)
 
(4,850
)
 
 
 
 
 
 
 
 
NET INCOME ATTRIBUTABLE TO KILROY REALTY CORPORATION
31,448

 
32,847

 
64,973

 
207,155

 
 
 
 
 
 
 
 
Preferred dividends
(1,615
)
 
(3,312
)
 
(4,966
)
 
(6,625
)
Original issuance costs of redeemed preferred stock
—

 
—

 
(3,845
)
 
—

Total preferred dividends
(1,615
)
 
(3,312
)
 
(8,811
)
 
(6,625
)
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS
$
29,833

 
$
29,535

 
$
56,162

 
$
200,530

 
 
 
 
 
 
 
 
Weighted average common shares outstanding – basic
98,275

 
92,210

 
97,834

 
92,217

Weighted average common shares outstanding – diluted
98,827

 
92,825

 
98,427

 
92,784

 
 
 
 
 
 
 
 
Net income available to common stockholders per share – basic
$
0.30

 
$
0.32

 
$
0.56

 
$
2.17

Net income available to common stockholders per share – diluted
$
0.30

 
$
0.31

 
$
0.56

 
$
2.15



7


KILROY REALTY CORPORATION
FUNDS FROM OPERATIONS
(unaudited, in thousands, except per share data)
 
 
Three Months Ended June 30,
 
Six Months Ended June 30,
 
2017
 
2016
 
2017
 
2016
Net income available to common stockholders
$
29,833

 
$
29,535

 
$
56,162

 
$
200,530

Adjustments:
 
 
 
 
 
 
 
Net income attributable to noncontrolling common units of the Operating Partnership
616

 
829

 
1,239

 
4,439

Net income attributable to noncontrolling interests in consolidated property partnerships
3,242

 
216

 
6,375

 
411

Depreciation and amortization of real estate assets
61,000

 
52,463

 
120,734

 
102,127

Gains on sales of depreciable real estate
—

 
—

 
(2,257
)
 
(145,990
)
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships
(5,924
)
 
(321
)
 
(11,552
)
 
(602
)
Funds From Operations(1)(2)(3)
$
88,767

 
$
82,722

 
$
170,701

 
$
160,915

 
 
 
 
 
 
 
 
Weighted average common shares/units outstanding – basic (4)
101,551

 
95,966

 
101,219

 
95,642

Weighted average common shares/units outstanding – diluted (5)
102,103

 
96,581

 
101,812

 
96,209

 
 
 
 
 
 
 
 
Funds From Operations per common share/unit – basic (2)
$
0.87

 
$
0.86

 
$
1.69

 
$
1.68

Funds From Operations per common share/unit – diluted (2)
$
0.87

 
$
0.86

 
$
1.68

 
$
1.67

 ________________________
(1)
We calculate Funds From Operations available to common stockholders and common unitholders (“FFO”) in accordance with the White Paper on FFO approved by the Board of Governors of NAREIT. The White Paper defines FFO as net income or loss calculated in accordance with GAAP, excluding extraordinary items, as defined by GAAP, gains and losses from sales of depreciable real estate and impairment write-downs associated with depreciable real estate, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets) and after adjustment for unconsolidated partnerships and joint ventures. Our calculation of FFO includes the amortization of deferred revenue related to tenant-funded tenant improvements and excludes the depreciation of the related tenant improvement assets. We also add back net income attributable to noncontrolling common units of the Operating Partnership because we report FFO attributable to common stockholders and common unitholders.

We believe that FFO is a useful supplemental measure of our operating performance. The exclusion from FFO of gains and losses from the sale of operating real estate assets allows investors and analysts to readily identify the operating results of the assets that form the core of our activity and assists in comparing those operating results between periods. Also, because FFO is generally recognized as the industry standard for reporting the operations of REITs, it facilitates comparisons of operating performance to other REITs. However, other REITs may use different methodologies to calculate FFO, and accordingly, our FFO may not be comparable to all other REITs.

Implicit in historical cost accounting for real estate assets in accordance with GAAP is the assumption that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered presentations of operating results for real estate companies using historical cost accounting alone to be insufficient. Because FFO excludes depreciation and amortization of real estate assets, we believe that FFO along with the required GAAP presentations provides a more complete measurement of our performance relative to our competitors and a more appropriate basis on which to make decisions involving operating, financing and investing activities than the required GAAP presentations alone would provide.

However, FFO should not be viewed as an alternative measure of our operating performance because it does not reflect either depreciation and amortization costs or the level of capital expenditures and leasing costs necessary to maintain the operating performance of our properties, which are significant economic costs and could materially impact our results from operations.
 
(2)
Reported amounts are attributable to common stockholders, common unitholders, and restricted stock unitholders.

(3)
FFO available to common stockholders and unitholders includes amortization of deferred revenue related to tenant-funded tenant improvements of $4.5 million and $3.2 million for the three months ended June 30, 2017 and 2016, respectively, and $8.2 million and $6.1 million for the six months ended June 30, 2017 and 2016, respectively.

(4)
Calculated based on weighted average shares outstanding including participating share-based awards (i.e. nonvested stock and certain time based restricted stock units) and assuming the exchange of all common limited partnership units outstanding.

(5)
Calculated based on weighted average shares outstanding including participating and non-participating share-based awards (i.e. nonvested stock and time based restricted stock units), dilutive impact of stock options and contingently issuable shares and assuming the exchange of all common limited partnership units outstanding.





8


KILROY REALTY CORPORATION
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS / FFO GUIDANCE AND OUTLOOK
(unaudited, in thousands, except per share data)
 
 
Full Year Range at June 30, 2017
 
Low End
 
High End
Net income available to common stockholders per share - diluted
$
1.15

 
$
1.25

 
 
 
 
Weighted average common shares outstanding - diluted(1)
100,000

 
100,000

 
 
 
 
Net income available to common stockholders
$
115,000

 
$
125,000

Adjustments:
 
 
 
Net income attributable to noncontrolling common units of the Operating Partnership
2,500

 
2,900

Net income attributable to noncontrolling interests in consolidated property partnerships
12,500

 
14,500

Depreciation and amortization of real estate assets
235,500

 
235,500

Gains on sales of depreciable real estate
(2,300
)
 
(2,300
)
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships
(22,000
)
 
(24,000
)
Funds From Operations(2)(3)
$
341,200

 
$
351,600

 
 
 
 
Weighted average common shares/units outstanding – diluted (3)
102,000

 
102,000

 
 
 
 
Funds From Operations per common share/unit – diluted (2)(3)
$
3.35

 
$
3.45

 ________________________
(1)
Calculated based on estimated weighted average shares outstanding including participating share-based awards (i.e. nonvested stock and certain time based restricted stock units).

(2)
See management statement for FFO on previous page.
 
(3)
Calculated based on estimated weighted average shares outstanding including participating share-based awards (i.e. nonvested stock and certain time based restricted stock units) and assuming the exchange of all estimated common limited partnership units outstanding.





9

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