Document

Exhibit 99.1

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Table of Contents



	Page
Corporate Data and Financial Highlights
Company Background	1
Executive Summary	2
Financial Highlights	3
Common Stock Data	4
Consolidated Balance Sheets	5
Consolidated Statements of Operations	6
Funds From Operations and Funds Available for Distribution	7-8
Net Operating Income	9
Portfolio Data
Same Store Analysis	10
Stabilized Portfolio Occupancy Overview by Region	11-15
Information on Leases Commenced & Leases Executed	16
Stabilized Portfolio Capital Expenditures	17
Stabilized Portfolio Lease Expirations	18-20
Top Fifteen Tenants	21
Consolidated Ventures (Noncontrolling Property Partnerships)	22
Development
Stabilized Office Development Projects & Completed Residential Development Projects	23
In-Process Development	24
Future Development Pipeline	25
Debt and Capitalization Data
Capital Structure	26
Debt Analysis	27-28
Non-GAAP Supplemental Measures	29-31
Definitions & Reconciliations	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 or implied 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 enactment or implementations of, tax laws or other applicable laws, regulations or legislation, as well as business and consumer reactions to such changes; 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; our ability to maintain our status as a REIT; and uncertainties regarding the impact of the COVID-19 pandemic, and restrictions intended to prevent its spread, on our business and the economy generally. 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 quarterly report on Form 10-Q for the period ending March 31, 2020 to be filed on April 30, 2020 and in its annual report on Form 10-K for the year ended December 31, 2019, 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 dates 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

First Quarter 2020 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 seven decades of experience developing, acquiring and managing office and mixed-use real estate assets. At March 31, 2020, the Company’s stabilized portfolio totaled approximately 14.3 million square feet of primarily office and life science space that was 93.5% occupied and 97.3% leased located in the coastal regions of Los Angeles, San Diego, the San Francisco Bay Area and Greater Seattle and 200 residential units located in the Hollywood submarket of Los Angeles.



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	Jeffrey C. Hawken	Executive VP and COO
Jolie Hunt		Robert Paratte	Executive VP, Leasing and Business Development
Scott S. Ingraham		Tyler H. Rose	Executive VP and CFO
Gary R. Stevenson		Heidi R. Roth	Executive VP and Chief Administrative Officer
Peter B. Stoneberg		Justin W. Smart	Executive VP, Development and Construction Services



Equity Research Coverage

BofA Securities		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		Mizuho Securities USA LLC
Thomas Catherwood	(212) 738-6140	Omotayo Okusanya	(646) 949-9672
Citigroup Investment Research		RBC Capital Markets
Michael Bilerman	(212) 816-1383	Mike Carroll	(440) 715-2649
Deutsche Bank Securities, Inc.		Robert W. Baird & Co.
Derek Johnston	(210) 250-5683	David B. Rodgers	(216) 737-7341
Evercore ISI		Scotiabank
Steve Sakwa	(212) 446-9462	Nicholas Yulico	(212) 225-6904
Goldman Sachs & Co. LLC		Stifel, Nicolaus & Company
Richard Skidmore	(801) 741-5459	John W. Guinee III	(443) 224-1307
Green Street Advisors		Wells Fargo
Daniel Ismail	(949) 640-8780	Blaine Heck	(443) 263-6529
Jefferies LLC
Peter Abramowitz	(212) 336-7241

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.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Executive Summary




Quarterly Financial Highlights		Quarterly Operating Highlights

• Net income available to common stockholders per share of $0.37		• Stabilized portfolio was 93.5% occupied and 97.3% leased at quarter-end

• FFO per share of $1.00		• 137,993 square feet of leases commenced in the stabilized portfolio

• The per share amounts above include a reduction in revenue of approximately $0.06 per		• 221,728 square feet of leases executed in the stabilized portfolio
share related to the cumulative impact of transitioning one co-working tenant and two
retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic		- GAAP rents increased approximately 57.5% from prior levels

• Revenues of $221.3 million, net of a $6.5 million reduction of revenue as noted above		- Cash rents increased approximately 45.3% from prior levels

• Same Store GAAP NOI decreased 0.2% compared to the prior year		• As of the date of this report, across all property types, collected approximately 96% of
		our April 2020 contractual rent billings, including from all of our top 15 tenants and
• Same Store Cash NOI increased 14.9% compared to the prior year		excluding a rent relief program with certain retail tenants. Adjusted for the retail rent
		relief program, collected 93% of contractual rent billings
• Due to the uncertainty resulting from the COVID-19 pandemic, the Company is
withdrawing its previous full year 2020 guidance



Capital Markets Highlights		Strategic Highlights

• In February, completed a public offering of 5,750,000 shares of common stock priced at		• In January, transferred 333 Dexter, a 635,000 square foot development project located in
$86.00 per share structured as a 12-month forward sale. In March, fully physically settled		the South Lake Union submarket of Seattle from the under construction phase to the
these shares for net proceeds of approximately $474.9 million		tenant improvement phase. The project is 100% leased to a Fortune 50 public company

• In March, fully physically settled 3,147,110 shares of common stock in connection with		• In January, transferred Netflix // On Vine, a 355,000 square foot development project
forward transactions under the ATM program for net proceeds of approximately $247.3		located in the Hollywood submarket of Los Angeles, from the under construction phase
million		to the tenant improvement phase. This project is 100% leased to Netflix, Inc.

• In April, completed a private placement of $350.0 million aggregate principal amount of		• In February, completed construction on 225 residential units, the second of three phases
ten-year, 4.27% unsecured senior notes due 2031		of the residential development at our One Paseo mixed-use project in the Del Mar
		submarket of San Diego. Together, Phases I and II were 44% leased and are in lease-up
• As of the date of this report, approximately $1.0 billion of unrestricted cash on hand and
$370.0 million of availability under the unsecured revolving credit facility		• In March, completed and added The Exchange on 16th, a $585.0 million, 750,000 square
		foot development project located in San Francisco’s Mission Bay district, to the stabilized
		portfolio. The office component of the project is 100% leased to Dropbox

		• In March, added One Paseo Retail, a 96,000 square foot retail development project
		located in San Diego’s Del Mar submarket, to the stabilized portfolio

		• In March, transferred One Paseo Office, a 285,000 square foot development project
		located in the Del Mar submarket of San Diego from the under construction phase to
		the tenant improvement phase

________________________

Note: Definitions for commonly used terms in this Supplemental Financial Report are on pages 32-33 “Definitions Included in Supplemental.”

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Financial Highlights

(unaudited, $ in thousands, except per share amounts)



		Three Months Ended
		3/31/2020 ⁽¹⁾			12/31/2019⁽¹⁾			9/30/2019			6/30/2019⁽¹⁾			3/31/2019
INCOME ITEMS:
	Revenues	$	221,328		$	220,235		$	215,525		$	200,492		$	201,202
	Lease Termination Fees, net	60			—			—			1,824			1,888
	Net Operating Income ⁽²⁾	157,826			154,679			152,170			141,916			142,442
	Capitalized Interest and Debt Costs	21,418			20,339			20,585			20,880			19,437
	Net Income Available to Common Stockholders	39,817			72,500			43,846			42,194			36,903
	EBITDA, as adjusted ^{(2) (3)}	134,232			131,734			129,163			120,025			119,172
	Funds From Operations^{(3) (4)}	110,173			109,518			109,243			99,905			99,812
	Net Income Available to Common Stockholders per common share – diluted⁽⁵⁾	$	0.37		$	0.67		$	0.41		$	0.41		$	0.36
	Funds From Operations per common share – diluted^{(3) (4)}	$	1.00		$	1.00		$	1.01		$	0.95		$	0.95
LIQUIDITY ITEMS:
	Funds Available for Distribution ⁽⁴⁾	$	84,899		$	65,443		$	65,078		$	52,369		$	65,934
	Dividends per common share ⁽⁵⁾	$	0.485		$	0.485		$	0.485		$	0.485		$	0.455
RATIOS:
	Net Operating Income Margins	71.3		%	70.2		%	70.6		%	70.8		%	70.8		%
	Fixed Charge Coverage Ratio	3.9x			4.0x			4.2x			3.9x			4.0x
	FFO Payout Ratio	51.5		%	47.8		%	48.0		%	50.0		%	46.9		%
	FAD Payout Ratio	66.9		%	80.1		%	80.5		%	95.4		%	71.1		%
ASSETS:
	Real Estate Held for Investment before Depreciation	$	9,822,116		$	9,628,773		$	8,977,843		$	8,824,558		$	8,616,167
	Total Assets	9,735,147			8,900,094			8,623,815			8,094,721			7,883,987
CAPITALIZATION: ⁽⁶⁾
	Total Debt	$	3,713,236		$	3,579,502		$	3,334,967		$	3,210,427		$	3,020,882
	Total Common Equity and Noncontrolling Interests in the Operating Partnership	7,458,583			9,064,520			8,414,862			7,602,085			7,823,144
	Total Market Capitalization	11,171,819			12,644,022			11,749,829			10,812,512			10,844,026
	Total Debt / Total Market Capitalization	33.2		%	28.3		%	28.4		%	29.7		%	27.9		%

______________________________________________________

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 a reduction in revenue of $6.5 million related to the cumulative impact of transitioning one co-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic for the three months ended March 31, 2020 and $29.6 million and $7.2 million of gains on sale of depreciable operating properties for the three months ended December 31, 2019 and June 30, 2019, respectively.


(2)	Please refer to pages 34-35 for reconciliations of GAAP Net Income Available to Common Stockholders to Net Operating Income and EBITDA, as adjusted. The Company’s calculation of EBITDA, as adjusted, is the same as EBITDAre, as defined by NAREIT, as the Company does not have any unconsolidated joint ventures.


(3)	EBITDA, as adjusted, and Funds From Operations include a reduction in revenue of $6.5 million related to the cumulative impact of transitioning one co-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic for the three months ended March 31, 2020.

(4)

Please refer to page 7 for reconciliations of GAAP 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.


(5)	Reported amounts are attributable to common stockholders, common unitholders and restricted stock unit holders.


(6)	Please refer to page 26 for additional information regarding our capital structure.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Common Stock Data (NYSE: KRC)



	Three Months Ended
	3/31/2020		12/31/2019		9/30/2019		6/30/2019		3/31/2019

High Price	$	88.28	$	84.50	$	80.06	$	78.36	$	76.50
Low Price	$	49.01	$	76.35	$	74.25	$	72.87	$	61.44
Closing Price	$	63.70	$	83.90	$	77.89	$	73.81	$	75.96

Dividends per share – annualized	$	1.94	$	1.94	$	1.94	$	1.94	$	1.82

Closing common shares (in 000’s) ⁽¹⁾	115,068		106,016		106,012		100,972		100,967
Closing common partnership units (in 000’s) ⁽¹⁾	2,021		2,023		2,023		2,023		2,023
	117,089		108,039		108,035		102,995		102,990

________________________


(1)	As of the end of the period.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Consolidated Balance Sheets

(unaudited, $ in thousands)



	3/31/2020			12/31/2019			9/30/2019			6/30/2019			3/31/2019
ASSETS:
Land and improvements	$	1,506,357		$	1,466,166		$	1,315,448		$	1,284,582		$	1,184,496
Buildings and improvements	5,997,523			5,866,477			5,770,226			5,712,448			5,300,313
Undeveloped land and construction in progress	2,318,236			2,296,130			1,892,169			1,827,528			2,131,358
Total real estate assets held for investment	9,822,116			9,628,773			8,977,843			8,824,558			8,616,167
Accumulated depreciation and amortization	(1,622,369		)	(1,561,361		)	(1,505,785		)	(1,480,766		)	(1,441,506		)
Total real estate assets held for investment, net	8,199,747			8,067,412			7,472,058			7,343,792			7,174,661
Real estate assets and other assets held for sale, net	—			—			77,751			—			—
Cash and cash equivalents	762,134			60,044			297,620			52,415			49,693
Restricted cash	16,300			16,300			6,300			6,300			6,300
Marketable securities	19,984			27,098			26,188			25,203			24,098
Current receivables, net	16,534			26,489			34,116			27,563			28,016
Deferred rent receivables, net	352,352			337,937			314,812			297,358			280,756
Deferred leasing costs and acquisition-related intangible assets, net	204,392			212,805			202,063			203,451			187,309
Right of use ground lease assets	96,145			96,348			83,200			82,647			82,794
Prepaid expenses and other assets, net	67,559			55,661			109,707			55,992			50,360
TOTAL ASSETS	$	9,735,147		$	8,900,094		$	8,623,815		$	8,094,721		$	7,883,987
LIABILITIES AND EQUITY:
Liabilities:
Secured debt, net	$	257,359		$	258,593		$	259,027		$	259,455		$	259,878
Unsecured debt, net	3,050,103			3,049,185			3,048,209			2,553,651			2,552,883
Unsecured line of credit	380,000			245,000			—			375,000			185,000
Accounts payable, accrued expenses and other liabilities	417,547			418,848			439,081			385,567			373,691
Ground lease liabilities	98,247			98,400			87,617			87,082			87,247
Accrued dividends and distributions	57,620			53,219			53,205			50,800			47,676
Deferred revenue and acquisition-related intangible liabilities, net	130,843			139,488			134,828			136,266			138,973
Rents received in advance and tenant security deposits	65,913			66,503			57,428			59,997			55,457
Liabilities and deferred revenue of real estate assets held for sale	—			—			4,911			—			—
Total liabilities	4,457,632			4,329,236			4,084,306			3,907,818			3,700,805
Equity:
Stockholders’ Equity
Common stock	1,151			1,060			1,060			1,010			1,010
Additional paid-in capital	5,067,181			4,350,917			4,342,296			3,984,867			3,976,204
Distributions in excess of earnings	(76,182		)	(58,467		)	(78,707		)	(70,345		)	(62,690		)
Total stockholders’ equity	4,992,150			4,293,510			4,264,649			3,915,532			3,914,524
Noncontrolling Interests
Common units of the Operating Partnership	87,655			81,917			81,393			78,463			78,413
Noncontrolling interests in consolidated property partnerships	197,710			195,431			193,467			192,908			190,245
Total noncontrolling interests	285,365			277,348			274,860			271,371			268,658
Total equity	5,277,515			4,570,858			4,539,509			4,186,903			4,183,182
TOTAL LIABILITIES AND EQUITY	$	9,735,147		$	8,900,094		$	8,623,815		$	8,094,721		$	7,883,987

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Consolidated Statements of Operations

(unaudited, $ and shares in thousands, except per share amounts)



	Three Months Ended March 31,
	2020			2019
REVENUES
Rental income ⁽¹⁾	$	218,633		$	199,382
Other property income	2,695			1,820
Total revenues	221,328			201,202
EXPENSES
Property expenses	38,983			38,149
Real estate taxes	22,202			18,639
Ground leases	2,317			1,972
General and administrative expenses	19,010			23,341
Leasing costs	1,456			1,757
Depreciation and amortization	74,370			66,135
Total expenses	158,338			149,993
OTHER (EXPENSES) INCOME
Interest income and other net investment (loss) gain	(3,128		)	1,828
Interest expense	(14,444		)	(11,243		)
Total other (expenses) income	(17,572		)	(9,415		)
NET INCOME	45,418			41,794
Net income attributable to noncontrolling common units of the Operating Partnership	(705		)	(700		)
Net income attributable to noncontrolling interests in consolidated property partnerships	(4,896		)	(4,191		)
Total income attributable to noncontrolling interests	(5,601		)	(4,891		)
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS	$	39,817		$	36,903
Weighted average common shares outstanding – basic	106,875			100,901
Weighted average common shares outstanding – diluted	107,390			101,443
NET INCOME AVAILABLE TO COMMON STOCKHOLDERS PER SHARE
Net income available to common stockholders per share – basic	$	0.37		$	0.36
Net income available to common stockholders per share – diluted	$	0.37		$	0.36

________________________


(1)	Rental income is presented net of reductions in revenue related to the creditworthiness of tenants. For the three months ended March 31, 2020, rental income includes a reduction in revenue of $6.5 million related to the cumulative impact of transitioning one co-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Funds From Operations and Funds Available for Distribution

(unaudited, $ in thousands, except per share amounts)



	Three Months Ended March 31,
	2020			2019
FUNDS FROM OPERATIONS: ⁽¹⁾
Net income available to common stockholders	$	39,817		$	36,903
Adjustments:
Net income attributable to noncontrolling common units of the Operating Partnership	705			700
Net income attributable to noncontrolling interests in consolidated property partnerships	4,896			4,191
Depreciation and amortization of real estate assets	72,438			64,971
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships	(7,683		)	(6,953		)
Funds From Operations ⁽¹⁾⁽²⁾	$	110,173		$	99,812
Weighted average common shares/units outstanding – basic ⁽³⁾	110,031			104,062
Weighted average common shares/units outstanding – diluted ⁽⁴⁾	110,546			104,603
FFO per common share/unit – basic ⁽¹⁾	$	1.00		$	0.96
FFO per common share/unit – diluted⁽¹⁾	$	1.00		$	0.95
FUNDS AVAILABLE FOR DISTRIBUTION: ⁽¹⁾
Funds From Operations ⁽¹⁾⁽²⁾	$	110,173		$	99,812
Adjustments:
Recurring tenant improvements, leasing commissions and capital expenditures	(17,063		)	(21,583		)
Amortization of deferred revenue related to tenant-funded tenant improvements ⁽²⁾⁽⁵⁾	(5,002		)	(3,817		)
Net effect of straight-line rents	(14,415		)	(16,511		)
Amortization of net below market rents ⁽⁶⁾	(2,586		)	(2,094		)
Amortization of deferred financing costs and net debt discount/premium	505			135
Non-cash executive compensation expense⁽⁷⁾	7,159			7,584
Lease related adjustments, leasing costs and other ⁽⁸⁾	3,461			35
Adjustments attributable to noncontrolling interests in consolidated property partnerships	2,667			2,373
Funds Available for Distribution ⁽¹⁾	$	84,899		$	65,934

________________________


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


(2)	FFO available to common stockholders and unitholders includes amortization of deferred revenue related to tenant-funded tenant improvements of $5.0 million and $3.8 million for the three months ended March 31, 2020 and 2019, respectively. These amounts are adjusted out of FFO in our calculation of FAD.


(3)	Calculated based on weighted average shares outstanding including participating share-based awards and assuming the exchange of all common limited partnership units outstanding.


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


(5)	Represents revenue recognized during the period as a result of the amortization of deferred revenue recorded for tenant-funded tenant improvements.


(6)	Represents the non-cash adjustment related to the acquisition of buildings with above and/or below market rents.


(7)	Includes non-cash amortization of share-based compensation and accrued potential future executive retirement benefits.


(8)	Includes other cash and non-cash adjustments attributable to lease-related matters including GAAP revenue recognition timing differences, leasing costs and other.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Reconciliation of GAAP Net Cash Provided by Operating Activities to Funds Available for Distribution

(unaudited, $ in thousands)



	Three Months Ended March 31,
	2020			2019
GAAP Net Cash Provided by Operating Activities	$	122,940		$	99,790
Adjustments:
Recurring tenant improvements, leasing commissions and capital expenditures	(17,063		)	(21,583		)
Depreciation of non-real estate furniture, fixtures and equipment	(1,932		)	(1,164		)
Net changes in operating assets and liabilities ⁽¹⁾	(13,582		)	(5,962		)
Noncontrolling interests in consolidated property partnerships’ share of FFO and FAD	(5,016		)	(4,580		)
Cash adjustments related to investing and financing activities	(448		)	(567		)

Funds Available for Distribution⁽²⁾	$	84,899		$	65,934

_______________________


(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.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Net Operating Income ⁽¹⁾

(unaudited, $ in thousands)




	Three Months Ended March 31,
	2020		2019		% Change
Operating Revenues:
Rental income ⁽²⁾	$	187,015	$	171,882	8.8	%
Tenant reimbursements ⁽²⁾	31,618		27,500		15.0	%
Other property income	2,695		1,820		48.1	%
Total operating revenues	221,328		201,202		10.0	%
Operating Expenses:
Property expenses	38,983		38,149		2.2	%
Real estate taxes	22,202		18,639		19.1	%
Ground leases	2,317		1,972		17.5	%
Total operating expenses	63,502		58,760		8.1	%
Net Operating Income	$	157,826	$	142,442	10.8	%

________________________


(1)	Please refer to page 29 for Management Statements on Net Operating Income and page 34 for a reconciliation of GAAP Net Income Available to Common Stockholders to Net Operating Income.


(2)	Revenue from tenant reimbursements is included in rental income on our consolidated statements of operations.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Same Store Analysis ⁽¹⁾

(unaudited, $ in thousands)




		Three Months Ended March 31,
		2020			2019			% Change
	Total Same Store Portfolio
	Office Portfolio
	Number of properties	92			92
	Square Feet	12,931,083			12,931,083
	Percent of Stabilized Portfolio	90.3		%	97.7		%
	Average Occupancy	93.7		%	93.2		%

	Operating Revenues:
	Rental income⁽²⁾⁽³⁾	$	162,951		$	163,462		(0.3	)%
	Tenant reimbursements ⁽²⁾	23,463			24,979			(6.1	)%
	Other property income	2,179			1,711			27.4	%
	Total operating revenues	188,593			190,152			(0.8	)%
	Operating Expenses:
	Property expenses	34,757			36,295			(4.2	)%
	Real estate taxes	17,246			17,110			0.8	%
	Ground leases	2,109			1,972			6.9	%
	Total operating expenses	54,112			55,377			(2.3	)%
	GAAP Net Operating Income	$	134,481		$	134,775		(0.2	)%


Same Store Analysis (Cash Basis) ⁽⁴⁾

		Three Months Ended March 31,
		2020			2019			% Change
	Total operating revenues	$	183,226		$	167,722		9.2	%
	Total operating expenses	54,129			55,381			(2.3	)%
	Cash Net Operating Income	$	129,097		$	112,341		14.9	%

________________________


(1)	Same Store is defined as all properties owned and included in our stabilized portfolio as of January 1, 2019 and still owned and included in the stabilized portfolio as of March 31, 2020. Same Store includes 100% of consolidated property partnerships as well as the residential tower at Columbia Square.


(2)	Revenue from tenant reimbursements is included in rental income on our consolidated statements of operations.

(3)

Rental income is presented net of reductions in revenue related to the creditworthiness of tenants. For the three months ended March 31, 2020, rental income includes a reduction in revenue of $5.9 million related to the cumulative impact of transitioning one co-working tenant and one retail tenant to a cash basis of reporting as a result of the COVID-19 pandemic. For the three months ended March 31, 2019, rental income includes a recovery of provision for bad debts of $3.1 million.


(4)	Please refer to page 34 for a reconciliation of GAAP Net Income Available to Common Stockholders to Same Store GAAP Net Operating Income and Same Store Cash Net Operating Income.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Stabilized Portfolio Occupancy Overview by Region



		Portfolio Breakdown					Occupied at				Leased at
STABILIZED OFFICE PORTFOLIO⁽¹⁾	Buildings	YTD NOI %		SF %		Total SF	3/31/2020		12/31/2019 ⁽²⁾		3/31/2020
Greater Los Angeles
Culver City	19	1.7	%	1.1	%	151,908	100.0	%	100.0	%	100.0	%
El Segundo	5	4.6	%	7.6	%	1,093,050	97.5	%	97.6	%	97.8	%
Hollywood	6	5.6	%	5.6	%	806,557	98.7	%	98.7	%	99.2	%
Long Beach	7	2.8	%	6.7	%	952,766	92.7	%	93.2	%	96.9	%
West Hollywood	4	1.7	%	1.2	%	178,699	90.5	%	95.4	%	94.0	%
West Los Angeles	10	5.6	%	5.9	%	844,151	86.1	%	90.0	%	88.0	%
Total Greater Los Angeles	51	22.0	%	28.1	%	4,027,131	94.0	%	95.2	%	95.7	%
San Diego County
Del Mar	15	7.7	%	10.1	%	1,448,547	89.6	%	92.2	%	95.1	%
I-15 Corridor	5	1.3	%	3.8	%	540,892	82.5	%	81.3	%	96.4	%
Point Loma	1	0.4	%	0.8	%	107,456	100.0	%	100.0	%	100.0	%
University Towne Center	1	0.1	%	0.3	%	47,846	91.4	%	91.4	%	91.4	%
Total San Diego County	22	9.5	%	15.0	%	2,144,741	88.3	%	89.7	%	95.6	%
San Francisco Bay Area
Menlo Park	7	2.7	%	2.6	%	378,358	79.2	%	87.1	%	80.2	%
Mountain View	4	4.0	%	3.8	%	542,235	100.0	%	100.0	%	100.0	%
Palo Alto	2	1.4	%	1.2	%	165,585	100.0	%	100.0	%	100.0	%
Redwood City	2	3.4	%	2.4	%	347,269	100.0	%	100.0	%	100.0	%
San Francisco	11	39.2	%	28.7	%	4,107,473	93.0	%	93.1	%	99.1	%
South San Francisco	3	1.3	%	1.0	%	145,530	100.0	%	100.0	%	100.0	%
Sunnyvale	4	4.8	%	4.6	%	663,460	100.0	%	100.0	%	100.0	%
Total San Francisco Bay Area	33	56.8	%	44.3	%	6,349,910	94.3	%	95.0	%	98.2	%
Greater Seattle
Bellevue	2	5.4	%	6.4	%	917,027	91.1	%	96.9	%	98.7	%
Lake Union	6	6.3	%	6.2	%	884,763	100.0	%	98.6	%	100.0	%
Total Greater Seattle	8	11.7	%	12.6	%	1,801,790	95.5	%	97.7	%	99.3	%
TOTAL STABILIZED OFFICE PORTFOLIO	114	100.0	%	100.0	%	14,323,572	93.5	%	94.6	%	97.3	%

						Total No. of Units	Average Residential Occupancy
STABILIZED RESIDENTIAL PROPERTY		Submarket		Buildings		Total No. of Units	Quarter-to-Date
Greater Los Angeles
1550 N. El Centro Avenue		Hollywood		1		200	93.5%

Average Office Occupancy

Quarter-to-Date

93.7%

________________________


(1)	Includes stabilized retail space.


(2)	Represents occupancy for properties in the stabilized portfolio as of the date presented, including properties sold subsequent to the date presented.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Stabilized Office Portfolio Occupancy Overview by Region, continued



		Submarket	Square Feet	Occupied
Greater Los Angeles, California
	3101-3243 La Cienega Boulevard	Culver City	151,908	100.0	%
	2240 E. Imperial Highway	El Segundo	122,870	100.0	%
	2250 E. Imperial Highway	El Segundo	298,728	100.0	%
	2260 E. Imperial Highway	El Segundo	298,728	100.0	%
	909 N. Pacific Coast Highway	El Segundo	244,136	92.3	%
	999 N. Pacific Coast Highway	El Segundo	128,588	93.4	%
	1500 N. El Centro Avenue	Hollywood	104,504	100.0	%
	1525 N. Gower Street	Hollywood	9,610	100.0	%
	1575 N. Gower Street	Hollywood	251,245	100.0	%
	6115 W. Sunset Boulevard	Hollywood	26,105	100.0	%
	6121 W. Sunset Boulevard	Hollywood	91,173	100.0	%
	6255 W. Sunset Boulevard	Hollywood	323,920	96.8	%
	3750 Kilroy Airport Way	Long Beach	10,718	100.0	%
	3760 Kilroy Airport Way	Long Beach	165,278	92.5	%
	3780 Kilroy Airport Way	Long Beach	221,452	79.4	%
	3800 Kilroy Airport Way	Long Beach	192,476	100.0	%
	3840 Kilroy Airport Way	Long Beach	136,026	100.0	%
	3880 Kilroy Airport Way	Long Beach	96,923	100.0	%
	3900 Kilroy Airport Way	Long Beach	129,893	91.4	%
	8560 W. Sunset Boulevard	West Hollywood	71,875	100.0	%
	8570 W. Sunset Boulevard	West Hollywood	43,603	95.8	%
	8580 W. Sunset Boulevard	West Hollywood	7,126	0.0	%
	8590 W. Sunset Boulevard	West Hollywood	56,095	85.6	%
	12100 W. Olympic Boulevard	West Los Angeles	152,048	71.6	%
	12200 W. Olympic Boulevard	West Los Angeles	150,832	90.2	%
	12233 W. Olympic Boulevard	West Los Angeles	151,029	81.0	%
	12312 W. Olympic Boulevard	West Los Angeles	76,644	100.0	%
	1633 26th Street	West Los Angeles	43,857	34.9	%
	2100/2110 Colorado Avenue	West Los Angeles	102,864	100.0	%
	3130 Wilshire Boulevard	West Los Angeles	90,074	100.0	%
	501 Santa Monica Boulevard	West Los Angeles	76,803	97.8	%
	Total Greater Los Angeles		4,027,131	94.0	%

Kilroy Realty Corporation

First Quarter 2020 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	88.9	%
	12340 El Camino Real	Del Mar	89,272	50.1	%
	12390 El Camino Real	Del Mar	70,140	100.0	%
	12348 High Bluff Drive	Del Mar	39,193	85.3	%
	12770 El Camino Real	Del Mar	73,032	66.1	%
	12780 El Camino Real	Del Mar	140,591	100.0	%
	12790 El Camino Real	Del Mar	78,836	71.2	%
	12400 High Bluff Drive	Del Mar	209,220	100.0	%
	3579 Valley Centre Drive	Del Mar	54,960	31.1	%
	3611 Valley Centre Drive	Del Mar	129,656	100.0	%
	3661 Valley Centre Drive	Del Mar	128,364	100.0	%
	3721 Valley Centre Drive	Del Mar	115,193	100.0	%
	3811 Valley Centre Drive	Del Mar	112,067	100.0	%
	3745 Paseo Place	Del Mar	95,871	90.0	%
	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	154,157	100.0	%
	13500 Evening Creek Drive North	I-15 Corridor	137,658	43.0	%
	13520 Evening Creek Drive North	I-15 Corridor	146,701	89.0	%
	2305 Historic Decatur Road	Point Loma	107,456	100.0	%
	4690 Executive Drive	University Towne Center	47,846	91.4	%
	Total San Diego County		2,144,741	88.3	%

Kilroy Realty Corporation

First Quarter 2020 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	70.8	%
	4300 Bohannon Drive	Menlo Park	63,079	48.8	%
	4400 Bohannon Drive	Menlo Park	48,146	31.4	%
	4500 Bohannon Drive	Menlo Park	63,078	100.0	%
	4600 Bohannon Drive	Menlo Park	48,147	100.0	%
	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	100.0	%
	100 Hooper Street	San Francisco	394,340	87.6	%
	100 First Street	San Francisco	467,095	87.2	%
	1800 Owens Street	San Francisco	750,370	99.6	%
	303 Second Street	San Francisco	784,658	78.4	%
	201 Third Street	San Francisco	346,538	99.2	%
	360 Third Street	San Francisco	429,796	100.0	%
	250 Brannan Street	San Francisco	100,850	100.0	%
	301 Brannan Street	San Francisco	82,834	100.0	%
	333 Brannan Street	San Francisco	185,602	100.0	%
	345 Brannan Street	San Francisco	110,050	99.7	%
	350 Mission Street	San Francisco	455,340	99.7	%
	345 Oyster Point Boulevard	South San Francisco	40,410	100.0	%
	347 Oyster Point Boulevard	South San Francisco	39,780	100.0	%
	349 Oyster Point Boulevard	South San Francisco	65,340	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	76,031	100.0	%
	Total San Francisco Bay Area		6,349,910	94.3	%

Kilroy Realty Corporation

First Quarter 2020 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	98.3	%
	10900 NE 4th Street	Bellevue	428,557	82.8	%
	837 N. 34th Street	Lake Union	112,487	100.0	%
	701 N. 34th Street	Lake Union	141,860	100.0	%
	801 N. 34th Street	Lake Union	169,412	100.0	%
	320 Westlake Avenue North	Lake Union	184,644	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		1,801,790	95.5	%

	TOTAL		14,323,572	93.5	%

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Information on Leases Commenced⁽¹⁾



	1st & 2nd Generation						2nd Generation
	# of Leases⁽²⁾		Square Feet ⁽²⁾		Retention Rates		TI/LC Per Sq.Ft. ⁽³⁾		TI/LC Per Sq.Ft. /Year ⁽³⁾		Changes in GAAP Rents		Changes in Cash Rents		Weighted Average Lease Term (Mo.)
	New	Renewal	New	Renewal	Retention Rates		TI/LC Per Sq.Ft. ⁽³⁾		TI/LC Per Sq.Ft. /Year ⁽³⁾		Changes in GAAP Rents		Changes in Cash Rents		Weighted Average Lease Term (Mo.)
Quarter to Date	10	9	47,926	90,067	27.0	%	$	37.57	$	5.01	31.1	%	21.0	%	90

Information on Leases Executed⁽¹⁾



	1st & 2nd Generation				2nd Generation
	# of Leases⁽⁴⁾		Square Feet ⁽⁴⁾		TI/LC Per Sq.Ft.⁽³⁾		TI/LC Per Sq.Ft. /Year⁽³⁾		Changes in GAAP Rents		Changes in Cash Rents		Weighted Average Lease Term (Mo.)
	New	Renewal	New	Renewal	TI/LC Per Sq.Ft.⁽³⁾		TI/LC Per Sq.Ft. /Year⁽³⁾		Changes in GAAP Rents		Changes in Cash Rents		Weighted Average Lease Term (Mo.)
Quarter to Date ⁽⁵⁾	7	9	131,661	90,067	$	60.11	$	8.29	57.5	%	45.3	%	87

________________________


(1)	Includes 100% of consolidated property partnerships.


(2)	Represents leasing activity for leases that commenced at properties in the stabilized portfolio during the three months ended March 31, 2020, including first and second generation space, net of month-to-month leases.


(3)	Includes tenant improvement costs and third-party leasing commissions. Amounts exclude tenant-funded tenant improvements and indirect leasing costs.


(4)	Represents leasing activity for leases signed at properties in the stabilized portfolio during the three months ended March 31, 2020, including first and second generation space, net of month-to-month leases. Excludes leasing on new construction.


(5)	During the three months ended March 31, 2020, 6 new leases totaling 125,420 square feet were signed but not commenced as of March 31, 2020.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Stabilized Portfolio Capital Expenditures

($ in thousands)



	Q1 2020
1st Generation (Nonrecurring) Capital Expenditures:⁽¹⁾
Capital Improvements	$	621

Tenant Improvements & Leasing Commissions ⁽²⁾	4,307

Total	$	4,928


	Q1 2020
2nd Generation (Recurring) Capital Expenditures:⁽¹⁾
Capital Improvements	$	2,976

Tenant Improvements & Leasing Commissions ⁽²⁾	14,087

Total	$	17,063

________________________


(1)	Includes 100% of capital expenditures of consolidated property partnerships.


(2)	Includes tenant improvement costs and third-party leasing commissions. Amounts exclude tenant-funded tenant improvements.

Kilroy Realty Corporation

First Quarter 2020 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 2020⁽²⁾	53	677,934	5.3	%	$	29,929	4.3	%	$	44.15
2021⁽²⁾	81	842,815	6.4	%	36,455		5.3	%	43.25
2022	62	749,300	5.8	%	32,462		4.6	%	43.32
2023	77	1,233,952	9.4	%	65,432		9.4	%	53.03
2024	60	952,945	7.2	%	46,791		6.7	%	49.10
2025	51	634,142	4.8	%	30,781		4.4	%	48.54
2026	34	1,485,620	11.3	%	65,703		9.4	%	44.23
2027	28	1,227,633	9.3	%	50,287		7.2	%	40.96
2028	21	924,891	7.0	%	57,805		8.3	%	62.50
2029	26	775,552	5.9	%	44,468		6.4	%	57.34
2030 and beyond	47	3,636,258	27.6	%	238,262		34.0	%	65.52
Total ⁽³⁾	540	13,141,042	100.0	%	$	698,375	100.0	%	$	53.14

________________________


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


(2)	Adjusting for leasing transactions executed as of March 31, 2020 but not yet commenced, the 2020 and 2021 expirations would be reduced by 173,477 and 173,267 square feet, respectively.


(3)	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 March 31, 2020, space leased under month-to-month leases, storage leases, vacant space and future lease renewal options not executed as of March 31, 2020.

Kilroy Realty Corporation

First Quarter 2020 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.

2020	Greater Los Angeles	30	349,319	2.7	%	$	13,724	2.0	%	$	39.29
	San Diego	12	151,138	1.2	%	6,345		0.9	%	41.98
	San Francisco Bay Area	10	155,043	1.2	%	9,130		1.3	%	58.89
	Greater Seattle	1	22,434	0.2	%	730		0.1	%	32.54
	Total	53	677,934	5.3	%	$	29,929	4.3	%	$	44.15

2021	Greater Los Angeles	47	285,279	2.2	%	$	11,630	1.7	%	$	40.77
	San Diego	14	289,090	2.2	%	11,635		1.7	%	40.25
	San Francisco Bay Area	11	239,093	1.8	%	12,245		1.8	%	51.21
	Greater Seattle	9	29,353	0.2	%	945		0.1	%	32.19
	Total	81	842,815	6.4	%	$	36,455	5.3	%	$	43.25

2022	Greater Los Angeles	43	364,184	2.8	%	$	16,471	2.4	%	$	45.23
	San Diego	8	204,237	1.6	%	6,991		1.0	%	34.23
	San Francisco Bay Area	6	115,111	0.9	%	6,558		0.9	%	56.97
	Greater Seattle	5	65,768	0.5	%	2,442		0.3	%	37.13
	Total	62	749,300	5.8	%	$	32,462	4.6	%	$	43.32

2023	Greater Los Angeles	37	356,052	2.7	%	$	18,874	2.7	%	$	53.01
	San Diego	13	195,866	1.5	%	8,163		1.2	%	41.68
	San Francisco Bay Area	21	588,422	4.5	%	35,145		5.0	%	59.73
	Greater Seattle	6	93,612	0.7	%	3,250		0.5	%	34.72
	Total	77	1,233,952	9.4	%	$	65,432	9.4	%	$	53.03

2024	Greater Los Angeles	31	439,031	3.3	%	$	19,711	2.8	%	$	44.90
	San Diego	10	68,501	0.5	%	3,522		0.5	%	51.42
	San Francisco Bay Area	11	239,751	1.8	%	15,807		2.3	%	65.93
	Greater Seattle	8	205,662	1.6	%	7,751		1.1	%	37.69
	Total	60	952,945	7.2	%	$	46,791	6.7	%	$	49.10

2025 and Beyond	Greater Los Angeles	56	1,831,601	13.9	%	$	80,073	11.4	%	$	43.72
	San Diego	63	957,224	7.3	%	46,355		6.6	%	48.43
	San Francisco Bay Area	53	4,602,672	34.9	%	308,393		44.2	%	67.00
	Greater Seattle	35	1,292,599	9.8	%	52,485		7.5	%	40.60
	Total	207	8,684,096	65.9	%	$	487,306	69.7	%	$	56.11

________________________


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

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Stabilized Portfolio Quarterly Lease Expirations for 2020 and 2021

($ 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.
2020:
Q2 2020	12	147,536	1.1	%	$	7,029	1.0	%	$	47.64
Q3 2020	18	176,222	1.4	%	6,129		0.9	%	34.78
Q4 2020	23	354,176	2.8	%	16,771		2.4	%	47.35
Total 2020 ⁽²⁾	53	677,934	5.3	%	$	29,929	4.3	%	$	44.15

2021:
Q1 2021	19	176,993	1.3	%	$	7,052	1.0	%	$	39.84
Q2 2021	20	107,172	0.8	%	4,038		0.7	%	37.68
Q3 2021	21	388,069	3.0	%	18,950		2.7	%	48.83
Q4 2021	21	170,581	1.3	%	6,415		0.9	%	37.61
Total 2021 ⁽²⁾	81	842,815	6.4	%	$	36,455	5.3	%	$	43.25

________________________


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


(2)	Adjusting for leasing transactions executed as of March 31, 2020 but not yet commenced, the 2020 and 2021 expirations would be reduced by 173,477 and 173,267 square feet, respectively.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Top Fifteen Tenants⁽¹⁾

($ in thousands)



Tenant Name	Region	Annualized Base Rental Revenue⁽²⁾		Rentable Square Feet	Percentage of Total Annualized Base Rental Revenue		Percentage of Total Rentable Square Feet
Dropbox, Inc.	San Francisco Bay Area	$	55,998	738,081	8.0	%	5.2	%
GM Cruise, LLC	San Francisco Bay Area	36,337		374,618	5.2	%	2.6	%
LinkedIn Corporation / Microsoft Corporation	San Francisco Bay Area	29,752		663,460	4.3	%	4.6	%
Adobe Systems, Inc.	San Francisco Bay Area / Greater Seattle	27,897		513,111	4.0	%	3.6	%
salesforce.com, inc.	San Francisco Bay Area	24,076		451,763	3.5	%	3.2	%
DIRECTV, LLC	Greater Los Angeles	23,152		684,411	3.3	%	4.8	%
Box, Inc.	San Francisco Bay Area	22,441		371,792	3.2	%	2.6	%
Okta, Inc.	San Francisco Bay Area	17,122		207,066	2.5	%	1.4	%
Riot Games, Inc.	Greater Los Angeles	15,514		251,509	2.2	%	1.8	%
Synopsys, Inc.	San Francisco Bay Area	15,492		340,913	2.2	%	2.4	%
Viacom International, Inc.	Greater Los Angeles	13,718		211,343	2.0	%	1.5	%
DoorDash, Inc.	San Francisco Bay Area	13,531		135,137	1.9	%	0.9	%
Amazon.com	Greater Seattle	12,397		277,399	1.8	%	1.9	%
Nektar Therapeutics, Inc.	San Francisco Bay Area	12,297		135,350	1.8	%	0.9	%
Concur Technologies	Greater Seattle	10,643		288,322	1.5	%	2.0	%

Total Top Fifteen Tenants		$	330,367	5,644,275	47.4	%	39.4	%

________________________


(1)	The information presented is as of March 31, 2020.


(2)	Includes 100% of annualized base rental revenues of consolidated property partnerships.

Kilroy Realty Corporation

First Quarter 2020 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	784,658	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.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Stabilized Office Development Projects and Completed Residential Development Projects

($ in millions)

STABILIZED OFFICE AND RETAIL DEVELOPMENT PROJECTS⁽¹⁾

Location

Start Date

Stabilization Date⁽²⁾

Total Estimated Investment

Rentable
Square Feet

Total Project % Occupied

1st Quarter

The Exchange on 16th

San Francisco

2Q 2015

1Q 2020

585.0

750,370

100%

One Paseo - Retail

Del Mar

4Q 2016

1Q 2020

100.0

95,871

90%

TOTAL:

685.0

846,241

98%




COMPLETED RESIDENTIAL DEVELOPMENT PROJECTS NOT YET STABILIZED	Location	Start Date	Completion Date	Total Estimated Investment		Number of Units	% Leased

One Paseo - Residential Phase I	Del Mar	4Q 2016	3Q 2019	$	145.0	237	70%
One Paseo - Residential Phase II	Del Mar	4Q 2016	1Q 2020	145.0		225	17%

TOTAL:				$	290.0	462	44%

____________________


(1)	Our stabilized office portfolio includes stabilized retail space.


(2)	For office and retail, represents the earlier of anticipated 95% occupancy date or one year from substantial completion of base building components.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

In-Process Development

($ in millions)

Location

Construction Start Date

Estimated Stabilization Date ⁽²⁾

Estimated Rentable Square Feet

Total Estimated Investment

Total Cash Costs Incurred as of

3/31/2020 ⁽³⁾

% Leased

TENANT IMPROVEMENT ⁽¹⁾

Office

San Diego County

One Paseo - Office

Del Mar

4Q 2018

2Q 2021

285,000

205.0

164.4

91%

Greater Seattle

333 Dexter

South Lake Union

2Q 2017

3Q 2022

635,000

410.0

285.1

100%

Greater Los Angeles

Netflix // On Vine - Office

Hollywood

1Q 2018

1Q 2021

355,000

300.0

210.8

100%

TOTAL:

1,275,000

915.0

660.3

98%

UNDER CONSTRUCTION

Location

Construction Start Date

Estimated Stabilization Date ⁽²⁾

Estimated Rentable Square Feet

Total Estimated Investment

Total Cash Costs Incurred as of

3/31/2020 ⁽³⁾

Office % Leased

Office / Life Science

San Francisco Bay Area

Kilroy Oyster Point - Phase I

South San Francisco

1Q 2019

4Q 2021

656,000

570.0

198.7

100%

San Diego County

2100 Kettner

Little Italy

3Q 2019

1Q 2022

200,000

140.0

48.9

—%

9455 Towne Centre Drive

University Towne Center

1Q 2019

1Q 2021

160,000

110.0

63.3

100%

Residential

Greater Los Angeles

Living // On Vine - Residential

Hollywood

4Q 2018

1Q 2021

193 Resi Units

195.0

141.1

N/A

San Diego County

One Paseo - Residential Phase III

Del Mar

4Q 2016

2Q 2020

146 Resi Units

95.0

93.1

N/A

TOTAL:

1,110.0

545.1

80%

________________________


(1)	Represents projects that have reached cold shell condition and are ready for tenant improvements, which may require additional major base building construction before being placed in service.

(2)

For office and retail, represents the earlier of anticipated 95% occupancy date or one year from substantial completion of base building components. For multi-phase projects, interest and carry cost capitalization may cease and recommence driven by various factors, including tenant improvement construction and other tenant related timing or project scope. The timing of completion of our projects may be impacted by factors outside of our control, including government restrictions and/or social distancing requirements on construction projects due to the COVID-19 pandemic.


(3)	Represents costs incurred as of March 31, 2020, excluding accrued liabilities recorded in accordance with GAAP. Upon adoption of ASC 842 “Leases” effective January 1, 2019, also excludes leasing overhead.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Future Development Pipeline

($ in millions)

FUTURE DEVELOPMENT PIPELINE

Location

Approx. Developable

Square Feet ⁽¹⁾

Total Cash Costs Incurred as of 3/31/2020⁽²⁾

San Diego County

Santa Fe Summit – Phases II and III

56 Corridor

600,000 - 650,000

79.4

1335 Broadway & 901 Park Boulevard

East Village

TBD

45.7

San Francisco Bay Area

Kilroy Oyster Point - Phases II - IV

South San Francisco

1,750,000 - 1,900,000

320.0

Flower Mart

SOMA

2,300,000

376.3

Greater Seattle

Seattle CBD Project

Seattle CBD

TBD

131.4

TOTAL:

952.8

________________________


(1)	The developable square feet and scope of projects 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 supply, regulatory and entitlement processes or project design.


(2)	Represents costs incurred as of March 31, 2020, excluding accrued liabilities recorded in accordance with GAAP.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Capital Structure

As of March 31, 2020

($ in thousands)




	Shares/Units March 31, 2020	Aggregate Principal Amount or $ Value Equivalent		% of Total Market Capitalization
DEBT: ⁽¹⁾
Unsecured Line of Credit		$	380,000	3.4	%
Unsecured Term Loan Facility		150,000		1.3	%
Unsecured Senior Notes due 2023		300,000		2.7	%
Unsecured Senior Notes due 2024		425,000		3.8	%
Unsecured Senior Notes due 2025		400,000		3.6	%
Unsecured Senior Notes Series A & B due 2026		250,000		2.2	%
Unsecured Senior Notes due 2028		400,000		3.6	%
Unsecured Senior Notes due 2029		400,000		3.6	%
Unsecured Senior Notes Series A & B due 2027 & 2029		250,000		2.2	%
Unsecured Senior Notes due 2030		500,000		4.5	%
Secured Debt		258,236		2.3	%
Total Debt		$	3,713,236	33.2	%
EQUITY AND NONCONTROLLING INTEREST IN THE OPERATING PARTNERSHIP: ⁽²⁾
Common limited partnership units outstanding ⁽³⁾	2,021,287	$	128,756	1.2	%
Shares of common stock outstanding	115,067,924	7,329,827		65.6	%
Total Equity and Noncontrolling Interests in the Operating Partnership		$	7,458,583	66.8	%
TOTAL MARKET CAPITALIZATION		$	11,171,819	100.0	%

________________________


(1)	Represents the gross aggregate principal amount due at maturity before the effect of unamortized deferred financing costs and premiums and discounts. Excludes $350.0 million of 4.27% unsecured senior notes due 2031 the Operating Partnership issued on April 28, 2020 in connection with a private placement offering.


(2)	Value based on closing share price of $63.70 as of March 31, 2020.


(3)	Includes common units of the Operating Partnership not owned by the Company; does not include noncontrolling interests in consolidated property partnerships.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Debt Analysis

As of March 31, 2020




TOTAL DEBT COMPOSITION
	Percent of Total Debt	Weighted Average
	Percent of Total Debt	Interest Rate	Years to Maturity
Secured vs. Unsecured Debt
Unsecured Debt	93.0%	3.6%	6.4
Secured Debt	7.0%	3.9%	6.9
Floating vs. Fixed-Rate Debt
Floating-Rate Debt	14.3%	1.9%	2.3
Fixed-Rate Debt	85.7%	3.9%	7.1

Stated Interest Rate		3.6%	6.4

GAAP Effective Rate		3.6%

GAAP Effective Rate Including Debt Issuance Costs		3.8%




KEY DEBT COVENANTS
	Covenant	Actual Performance as of March 31, 2020
Unsecured Credit and Term Loan Facility and Private Placement Notes (as defined in the Credit Agreements):
Total debt to total asset value	less than 60%	29%
Fixed charge coverage ratio	greater than 1.5x	3.4x
Unsecured debt ratio	greater than 1.67x	3.48x
Unencumbered asset pool debt service coverage	greater than 1.75x	4.02x

Unsecured Senior Notes due 2023, 2024, 2025, 2028, 2029 and 2030 (as defined in the Indentures):
Total debt to total asset value	less than 60%	34%
Interest coverage	greater than 1.5x	10.4x
Secured debt to total asset value	less than 40%	2%
Unencumbered asset pool value to unsecured debt	greater than 150%	304%

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Debt Analysis

($ in thousands)




DEBT MATURITY SCHEDULE
Floating/ Fixed Rate	Stated Rate	Maturity Date	2020		2021		2022		2023		2024		After 2024		Total ⁽¹⁾

Unsecured Debt:
Floating	1.85%	7/31/2022					$	380,000							$	380,000
Floating	2.03%	7/31/2022					150,000								150,000
Fixed	3.80%	1/15/2023							300,000						300,000
Fixed	3.45%	12/15/2024									425,000				425,000
Fixed	4.38%	10/1/2025											400,000		400,000
Fixed	4.30%	7/18/2026											50,000		50,000
Fixed	4.35%	10/18/2026											200,000		200,000
Fixed	3.35%	2/17/2027											175,000		175,000
Fixed	4.75%	12/15/2028											400,000		400,000
Fixed	3.45%	2/17/2029											75,000		75,000
Fixed	4.25%	8/15/2029											400,000		400,000
Fixed	3.05%	2/15/2030											500,000		500,000

Total unsecured debt	3.59%		—		—		530,000		300,000		425,000		2,200,000		3,455,000

Secured Debt:
Fixed	3.57%	12/1/2026	2,428		3,341		3,462		3,587		3,718		152,668		169,204
Fixed	4.48%	7/1/2027	1,443		2,001		2,092		2,188		2,288		79,020		89,032

Total secured debt	3.88%		3,871		5,342		5,554		5,775		6,006		231,688		258,236

Total	3.61%		$	3,871	$	5,342	$	535,554	$	305,775	$	431,006	$	2,431,688	$	3,713,236

________________________


(1)	Represents the gross aggregate principal amount due at maturity before the effect of unamortized deferred financing costs and premiums and discounts. Excludes $350.0 million of 4.27% unsecured senior notes due 2031 the Operating Partnership issued on April 28, 2020 in connection with a private placement offering.

Kilroy Realty Corporation

First Quarter 2020 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 April 29, 2020 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 follows: consolidated operating revenues (rental income and other property income) less consolidated property and related expenses (property expenses, real estate taxes 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 leasing costs, general and administrative expenses, interest expense, depreciation and amortization, 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, leasing costs, interest expense, depreciation and amortization costs, other nonproperty income and losses and the level of capital expenditures 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, leasing costs, interest expense, depreciation and amortization costs, other nonproperty income and losses and the level of capital expenditures 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.

Kilroy Realty Corporation

First Quarter 2020 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 the provision for bad debts. 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. The Company’s calculation of EBITDA, as adjusted, is the same as EBITDAre, as defined by NAREIT, as the Company does not have any unconsolidated joint ventures.

Kilroy Realty Corporation

First Quarter 2020 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 2018 Restated 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, amortization of above (below) market rents for acquisition properties and non-cash executive compensation expense 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.

Kilroy Realty Corporation

First Quarter 2020 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 the cessation of major base building construction activities for office and retail 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, redeveloped, or repositioned space. 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.

Kilroy Realty Corporation

First Quarter 2020 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).

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.

Net Operating Income 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, 2019 and still owned and included in the stabilized portfolio as of March 31, 2020. It does not include undeveloped land, development and redevelopment properties currently committed for construction, under construction, or in the tenant improvement phase, completed residential developments not yet stabilized and properties held-for-sale. 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.

Tenant Improvement Phase:

Represents projects that have reached cold shell condition and are ready for tenant improvements, which may require additional major base building construction before being placed in service.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Reconciliation of Net Income Available to Common Stockholders to Same Store Net Operating Income

(unaudited, $ in thousands)



	Three Months Ended March 31,
	2020			2019
Net Income Available to Common Stockholders	$	39,817		$	36,903
Net income attributable to noncontrolling common units of the Operating Partnership	705			700
Net income attributable to noncontrolling interests in consolidated property partnerships	4,896			4,191
Net Income	45,418			41,794
Adjustments:
General and administrative expenses	19,010			23,341
Leasing costs	1,456			1,757
Depreciation and amortization	74,370			66,135
Interest income and other net investment loss (gain)	3,128			(1,828		)
Interest expense	14,444			11,243
Net Operating Income, as defined ⁽¹⁾	157,826			142,442
Wholly-Owned Properties	136,316			122,834
Consolidated property partnerships:⁽²⁾
100 First Street ⁽³⁾	5,460			6,015
303 Second Street ⁽³⁾	10,261			7,798
Crossing/900 ⁽⁴⁾	5,789			5,795
Net Operating Income, as defined ⁽¹⁾	157,826			142,442
Non-Same Store GAAP Net Operating Income ⁽⁵⁾	(23,345		)	(7,667		)
Same Store GAAP Net Operating Income	134,481			134,775
GAAP to Cash Adjustments:
GAAP Operating Revenues Adjustments, net ⁽⁶⁾	(5,367		)	(22,430		)
GAAP Operating Expenses Adjustments, net ⁽⁷⁾	(17		)	(4		)
Same Store Cash Net Operating Income	$	129,097		$	112,341

________________________


(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)	For all periods presented, an unrelated third party entity owned approximately 44% common equity interests in two properties located at 100 First Street and 303 Second Street in San Francisco, CA.


(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 office property disposed of during the second quarter of 2019, one property disposed of during the fourth quarter or 2019, one office property we acquired in the third quarter of 2019, our completed residential development that is not yet stabilized and our in-process 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 the provision for bad debts.

Kilroy Realty Corporation

First Quarter 2020 Supplemental Financial Report

Reconciliation of Net Income Available to Common Stockholders to EBITDA, as Adjusted

(unaudited, $ in thousands)



	Three Months Ended March 31,
	2020		2019
Net Income Available to Common Stockholders	$	39,817	$	36,903
Interest expense	14,444		11,243
Depreciation and amortization	74,370		66,135
Net income attributable to noncontrolling common units of the Operating Partnership	705		700
Net income attributable to noncontrolling interests in consolidated property partnerships	4,896		4,191
EBITDA, as adjusted⁽¹⁾	$	134,232	$	119,172

________________________


(1)	Please refer to page 30 for a Management Statement on EBITDA, as adjusted. The Company’s calculation of EBITDA, as adjusted, is the same as EBITDAre, as defined by NAREIT, as the Company does not have any unconsolidated joint ventures.

Exhibit 99.2



Contact:	FOR RELEASE:
Tyler H. Rose	April 29, 2020
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

FIRST QUARTER FINANCIAL RESULTS

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

LOS ANGELES, April 29, 2020 - Kilroy Realty Corporation (NYSE: KRC) today reported financial results for its first quarter ended March 31, 2020.

COVID-19 Pandemic Key Business Update

Balance Sheet / Liquidity Highlights


•	As of the date of this release, the company has approximately $1.0 billion of cash and cash equivalents on hand


•	In March, fully physically settled equity forward sale agreements in connection with the February 2020 common stock offering and ATM transactions executed throughout 2019, resulting in the issuance of an aggregate of 8,897,110 shares of common stock for aggregate net proceeds of $722.2 million


•	In April, completed a private placement of $350.0 million aggregate principal amount of ten-year, 4.27% unsecured senior notes


•	Current availability under the company’s revolving credit facility totals $370.0 million


•	No material debt maturities until 2023, excluding the company’s revolving credit facility and term loan facility, which mature in the third quarter of 2022


•	Weighted average debt maturity of approximately seven years

Operations


•	All stabilized properties remain open and operational, with essential staff and key procedures in place to manage through the COVID-19 pandemic


•	As of the date of this release, across all property types, collected approximately 96% of our April 2020 contractual rent billings, excluding a rent relief program with certain retail tenants. Adjusted for the retail rent relief program, collected 93% of contractual rent billings


•	Limited lease expirations in 2020 and 2021, with only one expiration greater than 125,000 square feet in the fourth quarter of 2020

Development


•	$2.0 billion of projects under development


◦	Remaining spending to complete the projects of approximately $725.0 million


◦	Projects fully funded with the liquidity reported under “Balance Sheet/Liquidity Highlights”


◦	Projects 90% leased across office and life science space


◦	As of the date of this release, all the projects are under active construction

First Quarter Highlights

Financial Results


•	Net income available to common stockholders per share of $0.37


•	Funds from operations available to common stockholders and unitholders (“FFO”) per share of $1.00


•	Net income and FFO per share include a reduction in revenue of approximately $0.06 per share related to the cumulative impact of transitioning one co-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic


•	Revenues of $221.3 million

Stabilized Portfolio


•	Stabilized portfolio was 93.5% occupied and 97.3% leased at March 31, 2020


•	Signed approximately 222,000 square feet of new or renewing leases


◦	Rents were up 57.5% on a GAAP basis and 45.3% on a cash basis

Development


•	In January, transferred 333 Dexter, a 635,000 square foot office development project located in the South Lake Union submarket of Seattle from the under construction phase to the tenant improvement phase. The project is 100% leased to a Fortune 50 publicly-traded company


•	In January, transferred Netflix // On Vine, a 355,000 square foot office development project located in the Hollywood submarket of Los Angeles, from the under construction phase to the tenant improvement phase. The project is 100% leased to Netflix, Inc.


•	In February, completed construction on 225 residential units, the second of three phases of the residential development at our One Paseo mixed-use project in the Del Mar submarket of San Diego. Together, Phases I and II were 44% leased and are in lease-up


•	In March, added The Exchange on 16th, a $585.0 million, 750,000 square foot development project located in San Francisco’s Mission Bay district, to the stabilized portfolio. The office component of the project is 100% leased to Dropbox


•	In March, added One Paseo Retail, a 96,000 square foot retail development project, part of the One Paseo mixed-use project located in San Diego’s Del Mar submarket, to the stabilized portfolio


•	In March, transferred One Paseo Office, a 285,000 square foot development project located in the Del Mar submarket of San Diego from the under construction phase to the tenant improvement phase

Results for the Quarter Ended March 31, 2020

For the first quarter ended March 31, 2020, KRC reported net income available to common stockholders of $39.8 million, or $0.37 per share, compared to $36.9 million, or $0.36 per share, in the first quarter of 2019. FFO in the first quarter of 2020 was $110.2 million, or $1.00 per share, compared to $99.8 million, or $0.95 per share, in the first quarter of 2019. Current period net income available to common stockholders and FFO per share included a reduction in revenue of $0.06 per share primarily related to the cumulative impact of transitioning one co-working tenant and two retail tenants to a cash basis of reporting as a result of the COVID-19 pandemic.

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

Net Income Available to Common Stockholders / FFO Guidance and Outlook

Due to the uncertainty resulting from the COVID-19 pandemic, the company is withdrawing its previous full year 2020 guidance.

Conference Call and Audio Webcast

KRC management will discuss first quarter results and the current business environment during the company’s April 30, 2020 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 https://services.choruscall.com/links/krc200430.html. 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) 312-7299. International callers should dial (412) 317-1070. In order to bypass speaking to the operator on the day of the call, please pre-register anytime at http://dpregister.com/10136122. A replay of the conference call will be available via telephone on April 30, 2020 through May 7, 2020 by dialing (877) 344-7529 and entering passcode 10136122. 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/CustomPage/Index?KeyGenPage=1073743647.

About Kilroy Realty Corporation

Kilroy Realty Corporation (NYSE: KRC, the “company”, “KRC”) is a leading West Coast landlord and developer, with a major presence in San Diego, Greater Los Angeles, the San Francisco Bay Area, and the Pacific Northwest. The company has earned global recognition for sustainability, building operations, innovation and design. As pioneers and innovators in the creation of a more sustainable real estate industry, the company’s approach to modern business environments helps drive creativity, productivity and employee retention for some of the world’s leading technology, entertainment, life science and business services companies.

KRC is a publicly traded real estate investment trust (“REIT”) and member of the S&P MidCap 400 Index with more than seven decades of experience developing, acquiring and managing office and mixed-use projects.

As of March 31, 2020, KRC’s stabilized portfolio totaled approximately 14.3 million square feet of primarily office and life science space that was 93.5% occupied and 97.3% leased. The company also had 200 residential units in Hollywood that had a quarterly average occupancy of 93.5% and another 462 residential units in San Diego that were in lease-up. In addition, KRC had eight in-process development projects with an estimated total investment of $2.0 billion, totaling approximately 2.3 million square feet of office and life science space, and 339 residential units. The office and life science space was 90% leased.

A Leader in Sustainability and Commitment to Corporate Social Responsibility

KRC is listed on the Dow Jones Sustainability World Index and has been recognized by industry organizations around the world. KRC’s stabilized portfolio was 65% LEED-certified with 70% of eligible properties ENERGY STAR-certified as of March 31, 2020.

The company has been recognized by GRESB, the Global Real Estate Sustainability Benchmark, as the sustainability leader in the Americas for six consecutive years. Other honors have included the National Association of Real Estate Investment Trust’s (NAREIT) Leader in the Light award for six consecutive years and ENERGY STAR Partner of the Year for seven years as well as ENERGY STAR’s highest honor of Sustained Excellence, for the past five years.

A big part of the company’s foundation is its commitment to enhancing employee growth, satisfaction and wellness while maintaining a diverse and thriving culture. The company was recently named to Bloomberg’s 2020 Gender Equality Index—recognizing companies committed to supporting gender equality through policy development, representation, and transparency.

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 or implied 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 enactment or implementations of, tax laws or other applicable laws, regulations or legislation, as well as business and consumer reactions to such changes; 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; our ability to maintain our status as a REIT; and uncertainties regarding the impact of the COVID-19 pandemic, and restrictions intended to prevent its spread, on our business and the economy generally. 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 quarterly report on Form 10-Q for the period ending March 31, 2020 to be filed on April 30, 2020 and in our annual report on Form 10-K for the year ended December 31, 2019 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 dates 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.

KILROY REALTY CORPORATION

SUMMARY OF QUARTERLY RESULTS

(unaudited; in thousands, except per share data)



	Three Months Ended March 31,
	2020			2019
Revenues	$	221,328		$	201,202

Net income available to common stockholders	$	39,817		$	36,903

Weighted average common shares outstanding – basic	106,875			100,901
Weighted average common shares outstanding – diluted	107,390			101,443

Net income available to common stockholders per share – basic	$	0.37		$	0.36
Net income available to common stockholders per share – diluted	$	0.37		$	0.36

Funds From Operations ⁽¹⁾⁽²⁾	$	110,173		$	99,812

Weighted average common shares/units outstanding – basic⁽³⁾	110,031			104,062
Weighted average common shares/units outstanding – diluted⁽⁴⁾	110,546			104,603

Funds From Operations per common share/unit – basic ⁽²⁾	$	1.00		$	0.96
Funds From Operations per common share/unit – diluted ⁽²⁾	$	1.00		$	0.95

Common shares outstanding at end of period	115,068			100,967
Common partnership units outstanding at end of period	2,021			2,023
Total common shares and units outstanding at end of period	117,089			102,990

	March 31, 2020			March 31, 2019
Stabilized office portfolio occupancy rates: ⁽⁵⁾
Greater Los Angeles	94.0		%	95.6		%
Orange County	N/A			90.3		%
San Diego County	88.3		%	90.2		%
San Francisco Bay Area	94.3		%	92.5		%
Greater Seattle	95.5		%	88.8		%
Weighted average total	93.5		%	92.5		%

Total square feet of stabilized office properties owned at end of period: ⁽⁵⁾
Greater Los Angeles	4,027			3,956
Orange County	N/A			272
San Diego County	2,145			2,046
San Francisco Bay Area	6,350			5,160
Greater Seattle	1,802			1,802
Total	14,324			13,236

________________________


(1)	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.


(2)	Reported amounts are attributable to common stockholders, common unitholders, and restricted stock unitholders.


(3)	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.


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


(5)	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 March 31, 2019 include the office properties that were sold subsequent to March 31, 2019.

KILROY REALTY CORPORATION

CONSOLIDATED BALANCE SHEETS

(unaudited; in thousands)



	March 31, 2020			December 31, 2019
ASSETS
REAL ESTATE ASSETS:
Land and improvements	$	1,506,357		$	1,466,166
Buildings and improvements	5,997,523			5,866,477
Undeveloped land and construction in progress	2,318,236			2,296,130
Total real estate assets held for investment	9,822,116			9,628,773
Accumulated depreciation and amortization	(1,622,369		)	(1,561,361		)
Total real estate assets held for investment, net	8,199,747			8,067,412

Cash and cash equivalents	762,134			60,044
Restricted cash	16,300			16,300
Marketable securities	19,984			27,098
Current receivables, net	16,534			26,489
Deferred rent receivables, net	352,352			337,937
Deferred leasing costs and acquisition-related intangible assets, net	204,392			212,805
Right of use ground lease assets	96,145			96,348
Prepaid expenses and other assets, net	67,559			55,661
TOTAL ASSETS	$	9,735,147		$	8,900,094

LIABILITIES AND EQUITY
LIABILITIES:
Secured debt, net	$	257,359		$	258,593
Unsecured debt, net	3,050,103			3,049,185
Unsecured line of credit	380,000			245,000
Accounts payable, accrued expenses and other liabilities	417,547			418,848
Ground lease liabilities	98,247			98,400
Accrued dividends and distributions	57,620			53,219
Deferred revenue and acquisition-related intangible liabilities, net	130,843			139,488
Rents received in advance and tenant security deposits	65,913			66,503
Total liabilities	4,457,632			4,329,236

EQUITY:
Stockholders’ Equity
Common stock	1,151			1,060
Additional paid-in capital	5,067,181			4,350,917
Distributions in excess of earnings	(76,182		)	(58,467		)
Total stockholders’ equity	4,992,150			4,293,510
Noncontrolling Interests
Common units of the Operating Partnership	87,655			81,917
Noncontrolling interests in consolidated property partnerships	197,710			195,431
Total noncontrolling interests	285,365			277,348
Total equity	5,277,515			4,570,858
TOTAL LIABILITIES AND EQUITY	$	9,735,147		$	8,900,094

KILROY REALTY CORPORATION

CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited; in thousands, except per share data)



	Three Months Ended March 31,
	2020			2019
REVENUES
Rental income	$	218,633		$	199,382
Other property income	2,695			1,820
Total revenues	221,328			201,202

EXPENSES
Property expenses	38,983			38,149
Real estate taxes	22,202			18,639
Ground leases	2,317			1,972
General and administrative expenses	19,010			23,341
Leasing costs	1,456			1,757
Depreciation and amortization	74,370			66,135
Total expenses	158,338			149,993

OTHER (EXPENSES) INCOME
Interest income and other net investment (loss) gain	(3,128		)	1,828
Interest expense	(14,444		)	(11,243		)
Total other (expenses) income	(17,572		)	(9,415		)

NET INCOME	45,418			41,794

Net income attributable to noncontrolling common units of the Operating Partnership	(705		)	(700		)
Net income attributable to noncontrolling interests in consolidated property partnerships	(4,896		)	(4,191		)
Total income attributable to noncontrolling interests	(5,601		)	(4,891		)

NET INCOME AVAILABLE TO COMMON STOCKHOLDERS	$	39,817		$	36,903

Weighted average common shares outstanding – basic	106,875			100,901
Weighted average common shares outstanding – diluted	107,390			101,443

Net income available to common stockholders per share – basic	$	0.37		$	0.36
Net income available to common stockholders per share – diluted	$	0.37		$	0.36

KILROY REALTY CORPORATION

FUNDS FROM OPERATIONS

(unaudited; in thousands, except per share data)



	Three Months Ended March 31,
	2020			2019
Net income available to common stockholders	$	39,817		$	36,903
Adjustments:
Net income attributable to noncontrolling common units of the Operating Partnership	705			700
Net income attributable to noncontrolling interests in consolidated property partnerships	4,896			4,191
Depreciation and amortization of real estate assets	72,438			64,971
Funds From Operations attributable to noncontrolling interests in consolidated property partnerships	(7,683		)	(6,953		)
Funds From Operations^(1)(2)(3)	$	110,173		$	99,812

Weighted average common shares/units outstanding – basic ⁽⁴⁾	110,031			104,062
Weighted average common shares/units outstanding – diluted ⁽⁵⁾	110,546			104,603

Funds From Operations per common share/unit – basic ⁽²⁾	$	1.00		$	0.96
Funds From Operations per common share/unit – diluted ⁽²⁾	$	1.00		$	0.95

________________________

(1)

We calculate Funds From Operations available to common stockholders and common unitholders (“FFO”) in accordance with the 2018 Restated 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 $5.0 million and $3.8 million for the three months ended March 31, 2020 and 2019, 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, dilutive impact of stock options, and contingently issuable shares and assuming the exchange of all common limited partnership units outstanding.

Cover Page Cover Page

Apr. 29, 2020

Cover page.

Document Type

8-K

Document Period End Date

Apr. 29, 2020

Entity Registrant Name

KILROY REALTY CORP

Entity Incorporation, State or Country Code

Entity File Number

001-12675

Entity Tax Identification Number

95-4598246

Entity Central Index Key

0001025996

Amendment Flag

false

Entity Address, Address Line One

12200 W. Olympic Boulevard

Entity Address, Address Line Two

Suite 200

Entity Address, City or Town

Los Angeles

Entity Address, State or Province

Entity Address, Postal Zip Code

90064

City Area Code

310

Local Phone Number

481-8400

Title of 12(b) Security

Common Stock, $.01 par value

Security Exchange Name

NYSE

Trading Symbol

KRC

Written Communications

false

Soliciting Material

false

Pre-commencement Tender Offer

false

Pre-commencement Issuer Tender Offer

false

Entity Emerging Growth Company

false




Maryland	001-12675	95-4598246
(State or other jurisdiction of incorporation or organization)	(Commission File No.)	(I.R.S. Employer Identification No.)



Securities registered pursuant to Section 12(b) of the Act:
Registrant	Title of each class	Name of each exchange on which registered	Ticker Symbol
Kilroy Realty Corporation	Common Stock, $.01 par value	New York Stock Exchange	KRC



☐	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

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

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

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



(a)		Financial statements of businesses acquired: None.

(b)		Pro forma financial information: None.

(c)		Shell company transactions: None.

(d)		Exhibits:



Exhibit No.		Description
99.1**		Supplemental Operating and Financial Data for the quarter ended March 31, 2020

99.2**		Press Release dated April 29, 2020 regarding first quarter 2020 earnings

104		Cover Page Interactive Data File (embedded within the Inline XBRL document)



(Registrant's telephone number, including area code)

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



	Kilroy Realty Corporation
Date: April 29, 2020

	By:	/s/ Merryl E. Werber
		Merryl E. Werber Senior Vice President, Chief Accounting Officer and Controller