EX-99.2 3 pdm93016ex992q32016supplem.htm Q3 2016 SUPPLEMENTAL PACKAGE Exhibit



EXHIBIT 99.2




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Quarterly Supplemental Information
September 30, 2016










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




Piedmont Office Realty Trust, Inc.
Quarterly Supplemental Information
Index

 
Page
 
 
Page
 
 
 
 
 
Introduction
 
 
Other Investments
 
Corporate Data
 
Other Investments Detail
Investor Information
 
Supporting Information
 
Financial Highlights
 
Definitions
Financials
 
 
Research Coverage
Balance Sheets
 
Non-GAAP Reconciliations & Other Detail
Income Statements
 
Property Detail - In-Service Portfolio
Key Performance Indicators
 
Risks, Uncertainties and Limitations
Funds From Operations / Adjusted Funds From Operations
 
 
 
Same Store Analysis
 
 
 
Capitalization Analysis
 
 
 
Debt Summary
 
 
 
Debt Detail
 
 
 
Debt Covenant & Ratio Analysis
 
 
 
Operational & Portfolio Information - Office Investments
 
 
 
 
Tenant Diversification
 
 
 
Tenant Credit Rating & Lease Distribution Information
 
 
 
Leased Percentage Information
 
 
 
Rental Rate Roll Up / Roll Down Analysis
 
 
 
Lease Expiration Schedule
 
 
 
Quarterly Lease Expirations
 
 
 
Annual Lease Expirations
 
 
 
Capital Expenditures & Commitments
 
 
 
Contractual Tenant Improvements & Leasing Commissions
 
 
 
Geographic Diversification
 
 
 
Geographic Diversification by Location Type
 
 
 
Industry Diversification
 
 
 
Property Investment Activity
 
 
 
Notice to Readers:
Please refer to page 48 for a discussion of important risks related to the business of Piedmont Office Realty Trust, Inc., as well as an investment in its securities, including risks that could cause actual results and events to differ materially from results and events referred to in the forward-looking information. Considering these risks, uncertainties, assumptions, and limitations, the forward-looking statements about leasing, financial operations, leasing prospects, etc. contained in this quarterly supplemental information report might not occur.
Certain prior period amounts have been reclassified to conform to the current period financial statement presentation. In addition, many of the schedules herein contain rounding to the nearest thousands or millions and, therefore, the schedules may not total due to this rounding convention.
To supplement the presentation of the Company’s financial results prepared in accordance with U.S. generally accepted accounting principles (GAAP), this report contains certain financial measures that are not prepared in accordance with GAAP, including FFO, Core FFO, AFFO, Same Store NOI, Property NOI and Core EBITDA. Definitions and reconciliations of each of these non-GAAP measures to their most comparable GAAP metrics are included beginning on page 39. Each of the non-GAAP measures included in this report has limitations as an analytical tool and should not be considered in isolation or as a substitute for an analysis of the Company’s results calculated in accordance with GAAP. In addition, because not all companies use identical calculations, the Company’s presentation of non-GAAP measures in this report may not be comparable to similarly titled measures disclosed by other companies, including other REITs. The Company may also change the calculation of any of the non-GAAP measures included in this report from time to time in light of its then existing operations to include other adjustments that may affect its operations.





Piedmont Office Realty Trust, Inc.
Corporate Data


Piedmont Office Realty Trust, Inc. (also referred to herein as "Piedmont" or the "Company") (NYSE: PDM) is an owner, manager, developer and operator of high-quality, Class A office properties located in select sub-markets of major U.S. cities. Its geographically-diversified, approximately $5 billion portfolio is comprised of approximately 19 million square feet (as of the date of release of this report; inclusive of developments and joint ventures). The Company is a fully-integrated, self-managed real estate investment trust ("REIT") with local management offices in each of its major markets and is investment-grade rated by Standard & Poor’s and Moody’s. Piedmont is headquartered in Atlanta, GA.

This data supplements the information provided in our reports filed with the Securities and Exchange Commission and should be reviewed in conjunction with such filings.

 
As of
 
As of
 
September 30, 2016
 
December 31, 2015
Number of consolidated office properties (1)
65
 
69
Rentable square footage (in thousands) (1)
18,442
 
18,934
Percent leased (2)
93.4
%
 
91.5
%
Capitalization (in thousands):
 
 
 
Total debt - principal amount outstanding (excludes premiums, discounts, and deferred financing costs)
$2,003,802
 
$2,040,970
Equity market capitalization (3)
$3,161,739
 
$2,747,260
Total market capitalization (3)
$5,165,541
 
$4,788,230
Total debt / Total market capitalization (3)
38.8
%
 
42.6
%
Average net debt to Core EBITDA
6.4 x

 
6.9 x

Total debt / Total gross assets
37.0
%
 
37.5
%
Common stock data:
 
 
 
High closing price during quarter
$22.22
 
$19.82
Low closing price during quarter
$20.52
 
$18.05
Closing price of common stock at period end
$21.77
 
$18.88
Weighted average fully diluted shares outstanding during quarter (in thousands)
145,669
 
146,014
Shares of common stock issued and outstanding at period end (in thousands)
145,234
 
145,512
Annual dividend per share (4)
$0.84
 
$0.84
Rating / Outlook
 
 
 
Standard & Poor's
BBB / Stable

 
BBB / Stable

Moody's
Baa2 / Stable

 
Baa2 / Stable

Employees
132
 
143


(1)
As of September 30, 2016, our consolidated office portfolio consisted of 65 properties (exclusive of our equity interest in one property owned through an unconsolidated joint venture, two properties under development, and one property that was taken out of service for redevelopment on January 1, 2014, 3100 Clarendon Boulevard in Arlington, VA). There were no acquisitions or dispositions of office properties completed during the first quarter of 2016. During the second quarter of 2016, we sold 1055 East Colorado Boulevard, a 176,000 square foot office building located in Pasadena, CA; Fairway Center II, a 134,000 square foot office building located in Brea, CA; and 1901 Main Street, a 173,000 square foot office building located in Irvine, CA. During the third quarter of 2016, we sold 150 West Jefferson, a 490,000 square foot office building located in Detroit, MI; and 9200, 9211 and 9221 Corporate Boulevard, three office buildings totaling 340,000 square feet, located in Rockville, MD; and acquired CNL Tower I and CNL Tower II, two office buildings consisting of 622,000 square feet located in Orlando, FL; and One Wayside Road, a 201,000 square foot office building located in Burlington, MA.
(2)
Calculated as square footage associated with commenced leases plus square footage associated with uncommenced leases for vacant spaces, divided by total rentable square footage, all as of the relevant date, expressed as a percentage. This measure is presented for our consolidated office properties and excludes unconsolidated joint venture properties, two development properties, and one out of service property. Please refer to page 27 for additional analyses regarding Piedmont's leased percentage.
(3)
Reflects common stock closing price as of the end of the reporting period.
(4)
Total of the per share dividends paid over the prior four quarters.

3



Piedmont Office Realty Trust, Inc.
Investor Information

Corporate
11695 Johns Creek Parkway, Suite 350
Johns Creek, Georgia 30097
770.418.8800
www.piedmontreit.com
Executive Management
 
 
 
 
Donald A. Miller, CFA
Robert E. Bowers
Laura P. Moon
Raymond L. Owens
Chief Executive Officer, President
Chief Financial Officer and Executive
Chief Accounting Officer and
Chief Investment Officer and Executive Vice
and Director
Vice President
Senior Vice President
President
 
 
 
 
Joseph H. Pangburn
Thomas R. Prescott
Carroll A. Reddic, IV
C. Brent Smith
Executive Vice President,
Executive Vice President,
Executive Vice President,
Executive Vice President,
Southwest Region
Midwest Region
Real Estate Operations and Assistant
Northeast Region and Strategic
 
 
Secretary
Investments
 
 
 
 
George Wells
Robert K. Wiberg
 
 
Executive Vice President,
Executive Vice President,
 
 
Southeast Region
Mid-Atlantic Region and
 
 
 
Head of Development
 
 
 
 
 
 
Board of Directors
 
 
 
 
Michael R. Buchanan
Kelly H. Barrett
Wesley E. Cantrell
Barbara B. Lang
Director and Chairman of the
Director
Director and Chairman of
Director
Board of Directors
 
Governance Committee
 
 
 
 
 
Frank C. McDowell
Donald A. Miller, CFA
Raymond G. Milnes, Jr.
Jeffery L. Swope
Director, Vice Chairman of the
Chief Executive Officer, President
Director and Chairman of
Director and Chairman of
Board of Directors and Chairman
and Director
Audit Committee
Capital Committee
of Compensation Committee
 
 
 
 
 
 
 
Dale H. Taysom
 
 
 
Director
 
 
 
 
 
 
 

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


4



Piedmont Office Realty Trust, Inc.
Financial Highlights
As of September 30, 2016


Financial Results (1) 

Net income attributable to Piedmont for the quarter ended September 30, 2016 was $(12.7) million, or $(0.09) per share (diluted), compared to $(1.9) million, or $(0.01) per share (diluted), for the same quarter in 2015. Net income attributable to Piedmont for the nine months ended September 30, 2016 was $77.7 million, or $0.53 per share (diluted), compared to $47.3 million, or $0.31 per share (diluted), for the same period in 2015. The decrease in net income attributable to Piedmont during the three months ended September 30, 2016 when compared to the same period in 2015 was principally due to the net effect of gains and losses related to various disposition transactions recorded during the respective periods. The increase in net income attributable to Piedmont during the nine months ended September 30, 2016 when compared to the same period in 2015 was primarily attributable to a greater amount of gains on the sale of real estate assets in 2016 as compared to 2015, along with a decrease in the amount of impairment losses recognized in 2016 when compared to 2015.

Funds from operations (FFO) for the quarter ended September 30, 2016 was $60.0 million, or $0.41 per share (diluted), compared to $60.9 million, or $0.41 per share (diluted), for the same quarter in 2015. FFO for the nine months ended September 30, 2016 was $178.1 million, or $1.22 per share (diluted), compared to $180.5 million, or $1.19 per share (diluted), for the same period in 2015. The increase in FFO per share for the nine months ended September 30, 2016 when compared to the same period in 2015 was primarily attributable to fewer shares outstanding in 2016 as a result of the Company's stock repurchase program. Since the beginning of 2015, Piedmont repurchased 9.4 million shares (including 461,500 shares repurchased during the first quarter of 2016) at an average price of $17.66 per share. The modest decrease in dollar amount of FFO for the three months and the nine months ended September 30, 2016 when compared to the same periods in 2015 was primarily attributable to the loss of operating income contributions from properties sold since the beginning of 2015, including our largest asset, Aon Center, offset to a large degree by properties acquired and the commencement of leases representing net absorption of available space in the portfolio during the same time period.

Core funds from operations (Core FFO) for the quarter ended September 30, 2016 was $60.9 million, or $0.42 per share (diluted), compared to $61.1 million, or $0.41 per share (diluted), for the same quarter in 2015. Core FFO for the nine months ended September 30, 2016 was $179.0 million, or $1.23 per share (diluted), compared to $180.9 million, or $1.19 per share (diluted), for the same period in 2015. Core FFO is defined as FFO with incremental adjustments for certain non-recurring items such as net insurance recoveries or losses, acquisition-related costs and other significant non-recurring items. The modest decrease in dollar amount of Core FFO for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily attributable to the items described above for changes in FFO, offset somewhat by the add-back of a larger amount of one-time, transaction-specific acquisition costs in 2016 when compared to 2015.

Adjusted funds from operations (AFFO) for the quarter ended September 30, 2016 was $50.5 million, compared to $52.4 million for the same quarter in 2015. AFFO for the nine months ended September 30, 2016 was $143.7 million, compared to $143.8 million for the same period in 2015. In addition to the items described above for changes in FFO and Core FFO, the decrease in AFFO for the three months ended September 30, 2016 as compared to the same period in 2015 was related to the deduction of a greater amount of straight-line rent adjustments in 2016 when compared to 2015, offset somewhat by decreased non-incremental capital expenditures in 2016 when compared to 2015. AFFO for the nine months ended September 30, 2016 was comparable to that of 2015.

The changes in per share amounts of net income attributable to Piedmont, FFO and Core FFO for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 were impacted by reduced weighted average shares outstanding in 2016 as a result of the Company's stock repurchase program. Since the program commenced in December 2011, Piedmont has repurchased 28.3 million shares at an average price of $17.17 per share. Since January 1, 2015, Piedmont has repurchased 9.4 million shares at an average price of $17.66 per share.

Operations and Leasing

On a square footage leased basis, our total in-service office portfolio was 93.4% leased as of September 30, 2016, as compared to 91.4% in the prior quarter and 90.6% a year earlier. Please refer to page 27 for additional leased percentage information. The changes in leased percentage are largely due to the net absorption of space in the portfolio and portfolio refinement activities.

The weighted average remaining lease term of our portfolio was 7.0 years(2) as of September 30, 2016 as compared to 6.7 years at December 31, 2015.
(1)
FFO, Core FFO and AFFO are supplemental non-GAAP financial measures. See page 39 for definitions of these non-GAAP financial measures, and pages 15 and 41 for reconciliations of FFO, Core FFO and AFFO to Net Income.
(2)
Remaining lease term (after taking into account leases for vacant spaces which had been executed but not commenced as of September 30, 2016) is weighted based on Annualized Lease Revenue, as defined on page 39.

5




Within its portfolio, Piedmont has two development properties and one re-development property. The Company's two development projects are Enclave Place, a 301,000 square foot office property located in Houston, TX, and 500 TownPark, a 135,000 square foot office property located in Lake Mary, FL. Its redevelopment property is 3100 Clarendon Boulevard, a 262,000 square foot office and retail property located in Arlington, VA. For the purposes of statistical reporting throughout this supplemental report, these properties are excluded from Piedmont's operating portfolio. It is anticipated that all three properties will be placed in service during 2017. For additional information regarding these development projects, please refer to page 38 of this report.

During the three months ended September 30, 2016, the Company completed 701,446 square feet of total leasing. Of the total leasing activity during the quarter, we signed new tenant leases for approximately 360,130 square feet and renewal leases for approximately 341,316 square feet. During the nine months ended September 30, 2016, we completed 1,627,527 square feet of leasing for our consolidated office properties, consisting of 909,020 square feet of new tenant leases and 718,507 square feet of renewal leases. The average committed tenant improvement cost per square foot per year of lease term for new leases signed at our consolidated office properties during the nine months ended September 30, 2016 was $5.02 and the same measure for renewal leases was $1.30, resulting in a weighted average of $3.68 for all leasing activity completed during the period (see page 33).

During the three months ended September 30, 2016, we executed eight leases greater than 20,000 square feet with lengths of term of more than one year at our consolidated office properties. Information on those leases is set forth below.
Tenant
Property
Property Location
Square Feet
Leased
Expiration
Year
Lease Type
Synchronoss Technologies, Inc.
200 Bridgewater Crossing
Bridgewater, NJ
118,691
2028
Renewal / Expansion
Applied Predictive Technologies, Inc.
4250 North Fairfax Drive
Arlington, VA
87,786
2028
New
Lightower Fiber Networks
80 Central Street
Boxborough, MA
55,791
2021
Renewal / Expansion
Motorola Solutions, Inc.
500 West Monroe Street
Chicago, IL
53,708
2028
New
Convergys Customer Management Group
5601 Hiatus Road
Tamarac, FL
50,000
2024
Renewal
The Cadmus Group, Inc.
3100 Clarendon Boulevard
Arlington, VA
25,068
2027
New
National Association of County and City Health Officials
1201 Eye Street
Washington, DC
23,047
2028
New
BDO USA, LLP
US Bancorp Center
Minneapolis, MN
20,049
2028
New

As of September 30, 2016, there were four tenants whose leases individually contributed greater than 1% in net Annualized Lease Revenue expiring during the eighteen month period following the end of the third quarter of 2016. Information regarding the leasing status of the spaces associated with these tenants' leases is presented below.
Tenant
Property
Property Location
Net
Square
Footage
Expiring
Net Percentage of
Current Quarter
Annualized Lease
Revenue Expiring
(%)
Expiration
Current Leasing Status
Towers Watson
Arlington Gateway
Arlington, VA
123,286
1.1%
Q2 2017
The tenant is expected to vacate upon lease expiration. The space is actively being marketed for lease.
National Park Service
1201 Eye Street
Washington, DC
117,813
1.2%
Q3 2017
Of the 174,274 square feet currently leased to the National Park Service, 56,461 square feet have been leased to the International Food Policy Research Institute under its 101,937 square foot lease executed in 2015, leaving 117,813 square feet to be leased. The remaining available space is actively being marketed for lease.
Gallagher
Two Pierce Place
Itasca, IL
286,892
1.6%
Q1 2018
Of the 306,890 square feet currently leased to Gallagher, approximately 20,000 square feet have been leased to CivilTech Engineering under its lease executed during the second quarter of 2016. The remaining available space is actively being marketed for lease.
Goldman Sachs
6011 & 6031 Connection Drive
Irving, TX
234,772
1.1%
Q1 2018
Renewal discussions with the current tenant have been ongoing. Recent indications are that the tenant is exploring relocation options in a different submarket. The space is actively being marketed for lease.


6



Future Lease Commencements and Abatements

As of September 30, 2016, our overall leased percentage was 93.4% and our economic leased percentage was 86.7%. The difference between overall leased percentage and economic leased percentage is attributable to two factors:

1.
leases which have been contractually entered into for currently vacant spaces but have not yet commenced (amounting to 483,158 square feet of leases as of September 30, 2016, or 2.6% of the office portfolio); and
2.
leases which have commenced but the tenants have not commenced paying full rent due to rental abatements (amounting to 921,025 square feet of leases as of September 30, 2016, or a 4.1% impact to leased percentage on an economic basis).

Piedmont has leases with many large corporate office space users. The average size of lease in the Company's portfolio is approximately 23,000 square feet. Due to the large size and length of term of new leases, Piedmont typically signs leases many months in advance of their anticipated lease commencement dates. Presented below is a schedule (1) of uncommenced leases greater than 50,000 square feet and their anticipated commencement dates. Lease renewals are excluded from this schedule.
Tenant
Property
Property Location
Square Feet
Leased
Space Status
Estimated
Commencement
Date
New /
Expansion
Norris, McLaughlin & Marcus
400 Bridgewater Crossing
Bridgewater, NJ
61,642
Vacant
Q4 2016
New
salesforce.com (formerly Demandware, Inc.)
5 Wall Street
Burlington, MA
150,134
Not Vacant
Q1 2017 (22,726 SF)
Q4 2019 (75,495 SF)
Q3 2021 (51,913 SF)
New
Continental Casualty Company
500 TownPark
Lake Mary, FL
108,000
Under Development
Q1 2017
New
Applied Predictive Technologies, Inc.
4250 North Fairfax Drive
Arlington, VA
87,786
Partially Vacant
(82,207 vacant)
Q2 2017
New
International Food Policy Research Institute (2)
1201 Eye Street
Washington, DC
101,937
Partially Vacant
(45,476 vacant)
Q2 2017 / Q2 2018
New
Motorola Solutions, Inc.
500 West Monroe Street
Chicago, IL
53,708
Vacant
Q2 2017
New
















(1)
The schedule is not specifically intended to provide details about the current population of executed but not commenced leases; it does, however, provide details for all uncommenced leases that are greater than 50,000 square feet in size and are not renewals, whether or not the spaces for which the leases were signed are vacant.
(2)
The lease will commence in phases. The first phase, consisting of the currently vacant space, will commence in the second quarter of 2017, while the second phase, consisting of the balance of the tenant's space, will commence in the second quarter of 2018.


7




Many recently negotiated leases provide for rental abatement concessions to tenants. Rental abatements typically occur at the beginning of a new lease's term. Due to the large number of new leases in the Company's portfolio, abatements provided under those new leases have impacted the Company's current cash net operating income and AFFO.

Presented below is a schedule of leases with abatements of 50,000 square feet or greater that are either currently under abatement or will be so within the next twelve months.
Tenant
Property
Property Location
Square Feet
Remaining Abatement Schedule
Lease Expiration
United States of America
(Corporation for National and Community Service)
One Independence Square
Washington, DC
84,606
December 2015 through May 2017
Q4 2030
District of Columbia
(Department of Disability Services)
One Independence Square
Washington, DC
101,982
June 2016 through January 2017; June 2019; June 2020
Q1 2028
Motorola Solutions, Inc.
500 West Monroe Street
Chicago, IL
204,053
July 2016 through June 2017 (150,345 square feet)
Q2 2028
Amazon.com
4250 North Fairfax Drive
Arlington, VA
50,492
August 2016 through March 2017
Q1 2024
SunTrust Bank
SunTrust Center
Orlando, FL
120,000
October through December 2016 and 2017
Q3 2019
Norris, McLaughlin & Marcus
400 Bridgewater Crossing
Bridgewater, NJ
61,642
November 2016 through February 2017; October through December 2017 and 2018; November and December 2019
Q4 2029
Continental Casualty Company
500 TownPark
Lake Mary, FL
108,000
February through June 2017
Q1 2030
Mitsubishi Hitachi Power Systems
400 TownPark
Lake Mary, FL
75,321
February and March 2017 and 2018
Q1 2026
Applied Predictive Technologies, Inc.
4250 North Fairfax Drive
Arlington, VA
87,786
June 2017 through May 2018
Q2 2028
Convergys Customer Management Group
5601 Hiatus Road
Tamarac, FL
50,000
June through August 2017
Q3 2024

Financing and Capital Activity

Among Piedmont's stated strategic objectives is to harvest capital through the disposition of non-core assets and assets where returns have been maximized and to use the sale proceeds to:
invest in real estate assets with higher overall return prospects in selected markets in which we have, or plan to have, a significant operating presence and that otherwise meet our strategic criteria;
reduce leverage levels by repaying outstanding debt; and
repurchase Company stock.
Information on the Company's recent accomplishments in furtherance of its strategic objectives is presented below.

Dispositions
On July 29, 2016, Piedmont completed the sale of 150 West Jefferson, a 490,000 square foot, 25-story, 88% leased office building located in Detroit, MI, for $81.5 million, or $166 per square foot. The sale allowed Piedmont to continue to reduce its exposure to the Detroit market, in which only two Auburn Hills assets, comprising approximately 330,000 square feet, remain.

During the third quarter of 2016, the Company completed the dispositions of three properties in suburban Washington, DC. The completion of these dispositions allowed the Company to exit the Rockville, MD, submarket and further advance its strategic objective of focusing its operations on select submarkets within its strategic operating footprint. The dispositions were as follows:
on July 27, 2016, Piedmont sold to an owner / occupant 9221 Corporate Boulevard, a 115,000 square foot, recently vacated office building, for $12.7 million; and
on September 28, 2016, Piedmont sold 9200 Corporate Boulevard, a 109,000 square foot, vacant office building, and 9211 Corporate Boulevard, a 116,000 square foot, 36% leased office building, for $13.3 million.



8



Acquisitions
On August 1, 2016, Piedmont completed the acquisition of a 99% interest in the entity that owns CNL Tower I and CNL Tower II, a project consisting of 622,000 square feet of office and retail space, along with a shared parking structure, located at the epicenter of the central business district of Orlando, FL, for $166.7 million, or $268 per square foot. The purchase was completed at an estimated 27% discount to replacement cost. The investment includes the 14-story, 348,000 square foot, 96% leased CNL Tower I and the 12-story, 275,000 square foot, 93% leased CNL Tower II. The location offers tenants an excellent amenity base, including abundant nearby hotel, retail, housing, and transportation options, in addition to several entertainment venues. Together with SunTrust Center, Piedmont now controls three of the four highest quality office buildings in downtown Orlando. Piedmont’s Orlando portfolio now consists of approximately 1.6 million square feet, inclusive of one property that is currently under development, 500 TownPark. The acquisition allowed the Company to further its strategic objective of increasing ownership in target submarkets within its eight strategic operating markets.

On August 10, 2016, Piedmont completed the purchase of One Wayside Road, a 201,000 square foot, four-story, 100% leased, Class A office building located in Burlington, MA, immediately adjacent to Piedmont's 5 & 15 Wayside Road property, for $62.9 million, or $314 per square foot. The acquisition was completed at a discount to the estimated replacement cost. The purchase of this asset will afford operational and marketing synergies with 5 & 15 Wayside Road, as well as increase the Company's presence in this strategic submarket. Well-located along Route 128 / Interstate 95, the project is easily accessed by commuters and affords tenants quick access to the area's deep amenity base, which includes upscale dining, retail, hotel and housing options. The acquisition allowed the Company to further its strategic objective of increasing ownership in target submarkets within its eight strategic operating markets.

Information regarding property transaction activity after the end of the third quarter of 2016 can be found under the Subsequent Events heading below. For additional information on acquisitions and dispositions completed over the previous eighteen months, please refer to page 37.

Development
During the second quarter of 2015, Piedmont executed a 108,000 square foot, thirteen-year anchor-tenant lease with Continental Casualty Company at 500 TownPark in Lake Mary, FL. 500 TownPark is a 135,000 square foot, four-story office building, which is currently being constructed on a portion of the Company's 25.2 acres of developable land in Lake Mary. With the signing of the Continental Casualty lease, the building is 80% pre-leased. The construction of the building is on schedule and on budget and the targeted completion date is the first quarter of 2017. The development costs are anticipated to be $28 million to $30 million, inclusive of leasing costs. Approximately $22.2 million had been recorded in construction in progress as of September 30, 2016. The site is situated at the intersection of Interstate 4 and Highway 417 and is well located within a mixed-use development consisting of office, retail, residential and hotel properties. After the completion of 500 TownPark, the Company's remaining land holdings in the master planned, multi-use development could accommodate up to 1,200,000 square feet of additional development, including up to 800,000 square feet of office development.

In addition, the Company has two development projects that are substantially complete and in lease-up phase:
3100 Clarendon Boulevard, a 262,000 square foot office and retail property located adjacent to the Clarendon Metrorail Station in Arlington, VA, which was upgraded to Class A after being occupied by a U.S. Government agency for over 15 years; and
Enclave Place, a 301,000 square foot office building located within a deed-restricted and architecturally-controlled office park in the Energy Corridor in Houston, TX.

It is anticipated that all three of the development properties described above will be placed in service during 2017.

For additional information on Piedmont's development projects, please refer to page 38.

Finance
As of September 30, 2016, our ratio of debt to total gross assets was 37.0%. This debt ratio is based on total principal amount outstanding for our various loans at September 30, 2016.
As of September 30, 2016, our average net debt to Core EBITDA ratio was 6.4 x, a decrease from 6.9x at December 31, 2015.
On July 11, 2016, Piedmont repaid a $42.5 million mortgage note that had a 5.70% interest rate collateralized by Las Colinas Corporate Center I and II in Irving, TX. The loan had an October 11, 2016 maturity date, but opened for prepayment without yield maintenance fees three months in advance of the stated maturity date. The Company repaid the loan at the earliest possible date inside the open prepayment window with cash on hand and funds drawn from its revolving line of credit.

Stock Repurchase Program
Since the stock repurchase program began in December 2011, Piedmont has repurchased a total of 28.3 million shares at an average price of $17.17 per share, or approximately $486.4 million in aggregate (before the consideration of transaction costs). No common stock repurchases were made during the third quarter of 2016. As of quarter end, Board-approved capacity remaining for additional repurchases totaled approximately $70.2 million under the stock repurchase plan. Repurchases of stock under the program will be made at the Company's discretion and will depend on market conditions, other investment opportunities and other factors that the Company deems relevant.


9



Dividend
On August 2, 2016, the Board of Directors of Piedmont declared a dividend for the third quarter of 2016 in the amount of $0.21 per common share outstanding to stockholders of record as of the close of business on August 26, 2016. The dividend was paid on September 16, 2016. The Company's dividend payout percentage for the nine months ended September 30, 2016 was 51% of Core FFO and 64% of AFFO.

Subsequent Events
On October 7, 2016, Piedmont purchased Galleria 200, a 20-story, 89% leased, 432,000 square foot, Class A office building with an attached, seven-story, 1,277 space parking structure, located in the master-planned Galleria development in Atlanta, GA, for $69.6 million, or $161 per square foot. Together with the acquisition of Galleria 300 in 2015, the Company has built a significant presence in what is considered the best Class A office park in the Northwest submarket of Atlanta. With a deep nearby amenity base and excellent visibility and accessibility to two of Atlanta’s major thoroughfares, Interstates 75 and 285, the Galleria assets offer compelling attributes to current and prospective tenants. In addition, SunTrust Park, the new Atlanta Braves ballpark, is located directly across Interstate 285 from the Company's Galleria properties and is bringing additional retail, hotel and residential infill development to the area. The purchase was completed at an estimated discount to replacement cost of over 50%.

On November 1, 2016, the Board of Directors of Piedmont declared a dividend for the fourth quarter of 2016 in the amount of $0.21 per common share outstanding to stockholders of record as of the close of business on November 25, 2016. The dividend is expected to be paid on January 3, 2017.

Guidance for 2016

The following financial guidance for calendar year 2016 has been updated based upon completed capital transactions to date and management's current expectations.
 
Low
 
High
 
 
 
 
Net Income
$84 million
to
$86 million
Add:
 
 
 
         Depreciation
127 million
to
130 million
         Amortization
72 million
to
74 million
         Impairment Loss on Real Estate Assets
31 million
to
31 million
Less:
 
 
 
         Gain on Sale of Real Estate Assets
(77) million
to
(82) million
NAREIT FFO applicable to Common Stock
$237 million
to
$239 million
Add: Acquisition Costs
2 million
to
3 million
Core Funds from Operations
$239 million
to
$242 million
Core Funds from Operations per diluted share
$1.64
to
$1.66

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

10



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

 
September 30, 2016

June 30, 2016

March 31, 2016

December 31, 2015

September 30, 2015
Assets:

 
 
 
 
 
 
 
 
Real estate, at cost:

 
 
 
 
 
 
 
 
Land assets
$
663,697

 
$
656,240

 
$
676,091

 
$
676,091

 
$
662,073

Buildings and improvements
3,829,338

 
3,700,364

 
3,745,466

 
3,727,320

 
3,491,110

Buildings and improvements, accumulated depreciation
(931,699
)
 
(919,863
)
 
(919,005
)
 
(889,857
)
 
(902,393
)
Intangible lease asset
194,493

 
167,702

 
176,436

 
177,675

 
148,403

Intangible lease asset, accumulated amortization
(102,137
)
 
(95,908
)
 
(98,314
)
 
(93,012
)
 
(87,633
)
Construction in progress
35,086

 
25,187

 
25,889

 
20,975

 
75,083

Real estate assets held for sale, gross

 
103,102

 
109,022

 
108,776

 
776,944

Real estate assets held for sale, accumulated depreciation & amortization

 
(33,336
)
 
(32,479
)
 
(32,162
)
 
(229,474
)
Total real estate assets
3,688,778

 
3,603,488

 
3,683,106

 
3,695,806

 
3,934,113

Investments in and amounts due from unconsolidated joint ventures
7,351

 
7,413

 
7,483

 
7,577

 
7,652

Cash and cash equivalents
6,032

 
21,109

 
4,732

 
5,441

 
7,702

Tenant receivables, net of allowance for doubtful accounts
24,785

 
21,338

 
22,040

 
26,339

 
26,748

Straight line rent receivable
158,811

 
154,627

 
155,944

 
147,393

 
144,672

Notes receivable

 

 

 
45,400

 
45,400

Escrow deposits and restricted cash
5,182

 
10,595

 
591

 
5,174

 
37,705

Prepaid expenses and other assets
28,744

 
29,731

 
24,657

 
24,777

 
31,683

Goodwill
180,097

 
180,097

 
180,097

 
180,097

 
180,097

Interest rate swap

 

 

 

 

Deferred lease costs, less accumulated amortization
288,517

 
261,340

 
267,418

 
288,041

 
228,097

Other assets held for sale

 
8,761

 
8,949

 
8,490

 
88,785

Total assets
$
4,388,297

 
$
4,298,499

 
$
4,355,017

 
$
4,434,535

 
$
4,732,654

Liabilities:
 
 
 
 
 
 
 
 
 
Unsecured debt, net of discount
$
1,661,066

 
$
1,508,449

 
$
1,626,799

 
$
1,528,221

 
$
1,919,504

Secured debt
333,012

 
375,865

 
376,119

 
501,289

 
501,595

Accounts payable, accrued expenses, and accrued capital expenditures
133,112

 
122,387

 
103,894

 
128,465

 
132,741

Deferred income
29,006

 
24,036

 
28,143

 
27,270

 
26,087

Intangible lease liabilities, less accumulated amortization
45,283

 
38,970

 
40,926

 
42,853

 
38,896

Interest rate swaps
17,835

 
22,079

 
19,473

 
9,993

 
20,526

Notes payable and other liabilities held for sale

 

 

 

 
567

Total liabilities
$
2,219,314

 
$
2,091,786

 
$
2,195,354

 
$
2,238,091

 
$
2,639,916

Stockholders' equity:
 
 
 
 
 
 
 
 
 
Common stock
1,452

 
1,452

 
1,451

 
1,455

 
1,456

Additional paid in capital
3,672,218

 
3,671,475

 
3,671,055

 
3,669,977

 
3,669,154

Cumulative distributions in excess of earnings
(1,499,374
)
 
(1,456,129
)
 
(1,505,704
)
 
(1,477,674
)
 
(1,570,377
)
Other comprehensive loss
(7,211
)
 
(11,110
)
 
(8,168
)
 
1,661

 
(8,524
)
Piedmont stockholders' equity
2,167,085

 
2,205,688

 
2,158,634

 
2,195,419

 
2,091,709

Non-controlling interest
1,898

 
1,025

 
1,029

 
1,025

 
1,029

Total stockholders' equity
2,168,983

 
2,206,713

 
2,159,663

 
2,196,444

 
2,092,738

Total liabilities, redeemable common stock and stockholders' equity
$
4,388,297

 
$
4,298,499

 
$
4,355,017

 
$
4,434,535

 
$
4,732,654

Common stock outstanding at end of period
145,234

 
145,230

 
145,093

 
145,512

 
145,634


11



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

 
 
Three Months Ended
 
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
Revenues:
 
 
 
 
 
 
 
 
 
 
Rental income
 
$
113,821

 
$
111,767

 
$
114,738

 
$
115,617

 
$
117,994

Tenant reimbursements
 
24,163

 
23,086

 
22,751

 
23,405

 
30,273

Property management fee revenue
 
501

 
454

 
523

 
439

 
548

 
 
138,485

 
135,307

 
138,012

 
139,461

 
148,815

Expenses:
 
 
 
 
 
 
 
 
 
 
Property operating costs
 
54,867

 
52,292

 
54,279

 
54,654

 
61,653

Depreciation
 
31,610

 
31,556

 
31,782

 
31,033

 
31,199

Amortization
 
18,640

 
17,402

 
17,806

 
17,240

 
14,021

Impairment losses on real estate assets
 
22,590

 
8,308

 

 

 
34,815

General and administrative
 
7,429

 
8,316

 
7,773

 
7,596

 
8,260

 
 
135,136

 
117,874

 
111,640

 
110,523

 
149,948

Real estate operating income
 
3,349

 
17,433

 
26,372

 
28,938

 
(1,133
)
Other income / (expense):
 
 
 
 
 
 
 
 
 
 
Interest expense
 
(15,496
)
 
(16,413
)
 
(16,385
)
 
(17,978
)
 
(18,832
)
Other income / (expense)
 
(720
)
 
(41
)
 
294

 
347

 
803

Net recoveries / (loss) from casualty events and litigation settlements (1)
 
34

 

 

 
(278
)
 

Equity in income / (loss) of unconsolidated joint ventures
 
128

 
111

 
115

 
135

 
135

 
 
(16,054
)
 
(16,343
)
 
(15,976
)
 
(17,774
)
 
(17,894
)
Income from continuing operations
 
(12,705
)
 
1,090

 
10,396

 
11,164

 
(19,027
)
Discontinued operations:
 
 
 
 
 
 
 
 
 
 
Operating income, excluding impairment loss
 
1

 
(1
)
 

 
71

 
16

Gain / (loss) on sale of properties
 

 

 

 
1

 
(2
)
Income / (loss) from discontinued operations
 
1

 
(1
)
 

 
72

 
14

Gain on sale of real estate (2)
 
(57
)
 
78,987

 
(20
)
 
114,411

 
17,142

Net income
 
(12,761
)
 
80,076

 
10,376

 
125,647

 
(1,871
)
Less: Net income attributable to noncontrolling interest
 
15

 
(4
)
 
(4
)
 
(3
)
 
(4
)
Net income attributable to Piedmont
 
$
(12,746
)
 
$
80,072

 
$
10,372

 
$
125,644

 
$
(1,875
)
Weighted average common shares outstanding - diluted
 
145,669

 
145,699

 
145,791

 
146,014

 
149,176

Net income per share available to common stockholders - diluted
 
$
(0.09
)
 
$
0.55

 
$
0.07

 
$
0.84

 
$
(0.01
)
Common stock outstanding at end of period
 
145,234

 
145,230

 
145,093

 
145,512

 
145,634


(1)
Presented on this line are net expenses and insurance recoveries related to damage caused by Hurricane Sandy in October 2012.
(2)
The gain on sale of real estate reflected in the second quarter of 2016 was primarily related to the sale of 1055 East Colorado Boulevard in Pasadena, CA, on which we recorded a $31.5 million gain; Fairway Center II in Brea, CA, on which we recorded a $15.5 million gain; and 1901 Main Street in Irvine, CA, on which we recorded a $32.0 million gain. The gain in the fourth quarter of 2015 was primarily related to the sale of Aon Center in Chicago, IL, on which we recorded a $114.3 million gain. The gain in the third quarter of 2015 was primarily related to the sale of Chandler Forum in Chandler, AZ, on which we recorded a $15.5 million gain.

12



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

 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
9/30/2015
 
Change ($)
Change (%)
 
9/30/2016
9/30/2015
 
Change ($)
Change (%)
Revenues:
 
 
 
 
 
 
 
 
 
 
 
Rental income
$
113,821

$
117,994

 
$
(4,173
)
(3.5
)%
 
$
340,326

$
353,255

 
$
(12,929
)
(3.7
)%
Tenant reimbursements
24,163

30,273

 
(6,110
)
(20.2
)%
 
70,000

90,476

 
(20,476
)
(22.6
)%
Property management fee revenue
501

548

 
(47
)
(8.6
)%
 
1,478

1,577

 
(99
)
(6.3
)%
 
138,485

148,815

 
(10,330
)
(6.9
)%
 
411,804

445,308

 
(33,504
)
(7.5
)%
Expenses:
 
 
 
 
 
 
 
 
 
 
 
Property operating costs
54,867

61,653

 
6,786

11.0
 %
 
161,438

187,368

 
25,930

13.8
 %
Depreciation
31,610

31,199

 
(411
)
(1.3
)%
 
94,948

103,470

 
8,522

8.2
 %
Amortization
18,640

14,021

 
(4,619
)
(32.9
)%
 
53,848

43,646

 
(10,202
)
(23.4
)%
Impairment losses on real estate assets
22,590

34,815

 
12,225

35.1
 %
 
30,898

40,169

 
9,271

23.1
 %
General and administrative
7,429

8,260

 
831

10.1
 %
 
23,518

22,750

 
(768
)
(3.4
)%
 
135,136

149,948

 
14,812

9.9
 %
 
364,650

397,403

 
32,753

8.2
 %
Real estate operating income
3,349

(1,133
)
 
4,482

395.6
 %
 
47,154

47,905

 
(751
)
(1.6
)%
Other income / (expense):
 
 
 
 
 
 
 
 
 
 
 
Interest expense
(15,496
)
(18,832
)
 
3,336

17.7
 %
 
(48,294
)
(56,020
)
 
7,726

13.8
 %
Other income / (expense)
(720
)
803

 
(1,523
)
(189.7
)%
 
(467
)
1,218

 
(1,685
)
(138.3
)%
Net recoveries / (loss) from casualty events and litigation settlements
34


 
34

 %
 
34


 
34

 %
Equity in income / (loss) of unconsolidated joint ventures
128

135

 
(7
)
(5.2
)%
 
354

418

 
(64
)
(15.3
)%
 
(16,054
)
(17,894
)
 
1,840

10.3
 %
 
(48,373
)
(54,384
)
 
6,011

11.1
 %
Income from continuing operations
(12,705
)
(19,027
)
 
6,322

33.2
 %
 
(1,219
)
(6,479
)
 
5,260

81.2
 %
Discontinued operations:
 
 
 
 
 
 
 
 
 
 
 
Operating income, excluding impairment loss
1

16

 
(15
)
(93.8
)%
 

13

 
(13
)
(100.0
)%
Gain / (loss) on sale of properties

(2
)
 
2

100.0
 %
 

(2
)
 
2

100.0
 %
Income / (loss) from discontinued operations
1

14

 
(13
)
(92.9
)%
 

11

 
(11
)
(100.0
)%
Gain on sale of real estate (1)
(57
)
17,142

 
(17,199
)
(100.3
)%
 
78,910

53,826

 
25,084

46.6
 %
Net income
(12,761
)
(1,871
)
 
(10,890
)
(582.0
)%
 
77,691

47,358

 
30,333

64.1
 %
Less: Net income attributable to noncontrolling interest
15

(4
)
 
19

475.0
 %
 
7

(12
)
 
19

158.3
 %
Net income attributable to Piedmont
$
(12,746
)
$
(1,875
)
 
$
(10,871
)
(579.8
)%
 
$
77,698

$
47,346

 
$
30,352

64.1
 %
Weighted average common shares outstanding - diluted
145,669

149,176

 
 
 
 
145,601

152,499

 
 
 
Net income per share available to common stockholders - diluted
$
(0.09
)
$
(0.01
)
 
 
 
 
$
0.53

$
0.31

 
 
 
Common stock outstanding at end of period
145,234

145,634

 
 
 
 
145,234

145,634

 
 
 

(1)
The gain on sale of real estate for the nine months ended September 30, 2016 was primarily related to the sales in the second quarter of 2016 of 1055 East Colorado Boulevard in Pasadena, CA, on which we recorded a $31.5 million gain, Fairway Center II in Brea, CA, on which we recorded a $15.5 million gain, and 1901 Main Street in Irvine, CA, on which we recorded a $32.0 million gain. The gain on sale of real estate for the three months ended September 30, 2015 was primarily related to the sale of Chandler Forum in Chandler, AZ, on which we recorded a $15.5 million gain. In addition to the gain attributable to the sale of Chandler Forum, the gain on sale of real estate for the nine months ended September 30, 2015 was primarily related to the sales in the second quarter of 2015 of Copper Ridge Center in Lyndhurst, NJ, on which we recorded a $13.3 million gain, and 5601 Headquarters Drive in Plano, TX, on which we recorded an $8.0 million gain, and the sale in the first quarter of 2015 of 3900 Dallas Parkway in Plano, TX, on which we recorded a $10.1 million gain.


13



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

This section of our supplemental report includes non-GAAP financial measures, including, but not limited to, Core Earnings Before Interest, Taxes, Depreciation, and Amortization (Core EBITDA), Funds from Operations (FFO), Core Funds from Operations (Core FFO), and Adjusted Funds from Operations (AFFO). Definitions of these non-GAAP measures are provided on page 39 and reconciliations are provided beginning on page 41.
 
Three Months Ended
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
 
Selected Operating Data
 
 
 
 
 
 
 
 
 
 
Percent leased (1)
93.4
%
 
91.4
%
 
91.7
%
 
91.5
%
 
90.6
%
 
Percent leased - economic (1) (2)
86.7
%
 
84.8
%
 
83.0
%
 
81.8
%
 
83.0
%
 
Rental income
$113,821
 
$111,767
 
$114,738
 
$115,617
 
$117,994
 
Total revenues
$138,485
 
$135,307
 
$138,012
 
$139,461
 
$148,815
 
Total operating expenses
$135,136
(3) 
$117,874
(3) 
$111,640
 
$110,523
 
$149,948
(3) 
Core EBITDA
$76,610

$74,849

$76,458

$78,485

$80,062
 
Core FFO applicable to common stock
$60,913

$58,258

$59,865

$60,184

$61,058
 
Core FFO per share - diluted
$0.42

$0.40

$0.41

$0.41

$0.41
 
AFFO applicable to common stock
$50,484

$49,676

$43,550

$42,358

$52,433
 
Gross dividends
$30,498
 
$30,498
 
$30,463
 
$30,557
 
$31,036
 
Dividends per share
$0.210
 
$0.210
 
$0.210
 
$0.210
 
$0.210
 
Selected Balance Sheet Data
 
 
 
 
 
 
 
 
 
 
Total real estate assets
$3,688,778

$3,603,488

$3,683,106

$3,695,806

$3,934,113
 
Total assets
$4,388,297

$4,298,499

$4,355,017

$4,434,535

$4,732,654
 
Total liabilities
$2,219,314

$2,091,786

$2,195,354

$2,238,091

$2,639,916
 
Ratios & Information for Debt Holders
 
 
 
 
 
 
 
 
 
 
Core EBITDA margin (4)
55.3
%
 
55.3
%
 
55.4
%
 
56.3
%
 
53.8
%
 
Fixed charge coverage ratio (5)
4.4 x

 
4.3 x

 
4.3 x

 
4.1 x

 
4.0 x

 
Average net debt to Core EBITDA (6)
6.4 x

 
6.3 x

 
6.6 x

 
6.9 x

 
7.3 x

 
Total gross real estate assets
$4,722,614
 
$4,652,595
 
$4,732,904
 
$4,710,837
 
$5,153,613
 
Net debt (7)
$1,992,588
 
$1,862,912
 
$2,008,507
 
$2,030,355
 
$2,387,840
 
(1)
Please refer to page 27 for additional leased percentage information.
(2)
Economic leased percentage excludes the square footage associated with executed but not commenced leases for currently vacant spaces and the square footage associated with tenants receiving rental abatements (after proportional adjustments for tenants receiving only partial rental abatements). Due to variations in rental abatement structures whereby some abatements are provided for the first few months of each lease year as opposed to being provided entirely at the beginning of the lease, there will be variability to the economic leased percentage over time as abatements commence and expire. Please see the Future Lease Commencements and Abatements section of Financial Highlights for details on near-term abatements for large leases.
(3)
Amount in the third quarter of 2016 includes $22.6 million in impairment losses associated with 9200 and 9211 Corporate Boulevard located in Rockville, MD. Amount in the second quarter of 2016 includes $8.3 million in impairment losses associated with 150 West Jefferson located in Detroit, MI, and 9221 Corporate Boulevard located in Rockville, MD. Amount in the third quarter of 2015 includes a $34.8 million impairment loss associated with 2 Gatehall Drive located in Parsippany, NJ.
(4)
Core EBITDA margin is calculated as Core EBITDA divided by total revenues (including revenues associated with discontinued operations).
(5)
The fixed charge coverage ratio is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no preferred dividends during any of the periods presented; the Company had capitalized interest of $1,476,949 for the quarter ended September 30, 2016, $735,192 for the quarter ended June 30, 2016, $1,162,192 for the quarter ended March 31, 2016, $1,102,518 for the quarter ended December 31, 2015, and $954,086 for the quarter ended September 30, 2015; the Company had principal amortization of $288,972 for the quarter ended September 30, 2016, $213,255 for the quarter ended June 30, 2016, $140,539 for the quarter ended March 31, 2016, $277,217 for the quarter ended December 31, 2015, and $204,580 for the quarter ended September 30, 2015.
(6)
For the purposes of this calculation, we annualize the period's Core EBITDA and use the average daily balance of debt outstanding during the period, less cash and cash equivalents and escrow deposits and restricted cash as of the end of the period. The downward trend in the net debt to Core EBITDA ratios for the quarters ended December 31, 2015, March 31, 2016, and June 30, 2016 was primarily attributable to debt repayments completed using a majority of the proceeds from recent asset sales, information on which can be found on page 37. For the quarters ended September 30, 2015 and December 31, 2015, the average net debt to Core EBITDA ratios were higher than our historical performance on this measure primarily as a result of capital expenditures and stock repurchases in excess of net dispositions, the shortfall of which was temporarily funded with debt. This measure in previous quarters was also impacted by downtime associated with re-tenanting efforts, and some rent roll downs.
(7)
Net debt is calculated as the total principal amount of debt outstanding minus cash and cash equivalents and escrow deposits and restricted cash. The decrease in net debt in the fourth quarter of 2015 was primarily attributable to the use of a portion of the proceeds from the sale of Aon Center in Chicago, IL, to repay debt. The decrease in net debt in the second quarter of 2016 was primarily attributable to the use of a portion of the proceeds from the sales of 1055 East Colorado Boulevard in Pasadena, CA, Fairway Center II in Brea, CA, and 1901 Main Street in Irvine, CA, to repay debt. The increase in net debt in the third quarter of 2016 was primarily attributable to the timing of portfolio recycling activities which resulted in acquisitions exceeding dispositions, the funding shortfall for which was temporarily funded with debt.

14



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


 
 
Three Months Ended
 
Nine Months Ended
 
 
9/30/2016

9/30/2015
 
9/30/2016
 
9/30/2015
 
 
 
 
 
 
 
 
 
GAAP net income applicable to common stock
 
$
(12,746
)
 
$
(1,875
)
 
$
77,698

 
$
47,346

Depreciation (1) (2)
 
31,451

 
31,093

 
94,532

 
103,125

Amortization (1)
 
18,640

 
14,037

 
53,880

 
43,694

Impairment loss (1)
 
22,590

 
34,815

 
30,898

 
40,169

Loss / (gain) on sale of properties (1)
 
57

 
(17,140
)
 
(78,910
)
 
(53,824
)
NAREIT funds from operations applicable to common stock
 
59,992

 
60,930

 
178,098

 
180,510

Adjustments:
 
 
 
 
 
 
 
 
Acquisition costs
 
955

 
128

 
972

 
275

Loss / (gain) on extinguishment of swaps
 

 

 

 
132

Net (recoveries) / loss from casualty events and litigation settlements (1)
 
(34
)
 

 
(34
)
 

Core funds from operations applicable to common stock
 
60,913

 
61,058

 
179,036

 
180,917

Adjustments:
 
 
 
 
 
 
 
 
Amortization of debt issuance costs, fair market adjustments on notes payable, and discount on senior notes
 
653

 
646

 
1,943

 
1,905

Depreciation of non real estate assets
 
216

 
168

 
595

 
529

Straight-line effects of lease revenue (1)
 
(4,140
)
 
(2,519
)
 
(15,115
)
 
(10,774
)
Stock-based and other non-cash compensation expense
 
1,931

 
2,622

 
5,336

 
5,039

Amortization of lease-related intangibles (1)
 
(1,152
)
 
(1,145
)
 
(3,680
)
 
(3,369
)
Acquisition costs
 
(955
)
 
(128
)
 
(972
)
 
(275
)
Non-incremental capital expenditures (3)
 
(6,982
)
 
(8,269
)
 
(23,433
)
 
(30,197
)
Adjusted funds from operations applicable to common stock
 
$
50,484

 
$
52,433

 
$
143,710

 
$
143,775

 
 
 
 
 
 
 
 
 
Weighted average common shares outstanding - diluted
 
145,669

 
149,176

 
145,601

 
152,499

 
 
 
 
 
 
 
 
 
Funds from operations per share (diluted)
 
$
0.41

 
$
0.41

 
$
1.22

 
$
1.19

Core funds from operations per share (diluted)
 
$
0.42

 
$
0.41

 
$
1.23

 
$
1.19

 
 
 
 
 
 
 
 
 
Common stock outstanding at end of period
 
145,234


145,634

 
145,234

 
145,634


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

15



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

 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
9/30/2015
 
9/30/2016
 
9/30/2015
Net income attributable to Piedmont
$
(12,746
)
 
$
(1,875
)
 
$
77,698

 
$
47,346

Net income attributable to noncontrolling interest
(15
)
 
4

 
(7
)
 
12

Interest expense (1)
15,496

 
18,832

 
48,294

 
56,020

Depreciation (1)
31,667

 
31,261

 
95,127

 
103,654

Amortization (1)
18,640

 
14,037

 
53,880

 
43,694

Acquisition costs
955

 
128

 
972

 
275

Impairment loss (1)
22,590

 
34,815

 
30,898

 
40,169

Net (recoveries) / loss from casualty events and litigation settlements (1)
(34
)
 

 
(34
)
 

Loss / (gain) on sale of properties (1)
57

 
(17,140
)
 
(78,910
)
 
(53,824
)
Core EBITDA
76,610

 
80,062

 
227,918

 
237,346

General & administrative expenses (1)
7,437

 
8,270

 
23,565

 
22,789

Management fee revenue (2)
(294
)
 
(329
)
 
(810
)
 
(891
)
Other (income) / expense (1) (3)
(235
)
 
(931
)
 
1

 
(1,493
)
Straight-line effects of lease revenue (1)
(4,140
)
 
(2,519
)
 
(15,115
)
 
(10,774
)
Amortization of lease-related intangibles (1)
(1,152
)
 
(1,145
)
 
(3,680
)
 
(3,369
)
Property net operating income (cash basis)
78,226

 
83,408

 
231,879

 
243,608

 
 
 
 
 
 
 
 
Deduct net operating (income) / loss from:
 
 
 
 
 
 
 
Acquisitions (4)
(8,057
)
 
(893
)
 
(18,709
)
 
(2,073
)
Dispositions (5)
373

 
(15,029
)
 
(6,198
)
 
(41,992
)
Other investments (6)
(323
)
 
(284
)
 
(458
)
 
(802
)
Same store net operating income (cash basis)
$
70,219

 
$
67,202

 
$
206,514

 
$
198,741

Change period over period
4.5
%
 
N/A

 
3.9
%
 
N/A






(1)
Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)
Presented net of related operating expenses incurred to earn the revenue; therefore, the information presented on this line will not tie to the data presented on the income statements.
(3)
Figures presented on this line may not tie back to the relevant sources as some activity is attributable to property operations and is, therefore, presented in property net operating income.
(4)
Acquisitions consist of Park Place on Turtle Creek in Dallas, TX, purchased on January 16, 2015; 80 Central Street in Boxborough, MA, purchased on July 24, 2015; SunTrust Center in Orlando, FL, purchased on November 4, 2015; Galleria 300 in Atlanta, GA, purchased on November 4, 2015; Glenridge Highlands One in Atlanta, GA, purchased on November 24, 2015; CNL Tower I and CNL Tower II in Orlando, FL, purchased on August 1, 2016; and One Wayside Road in Burlington, MA, purchased on August 10, 2016.
(5)
Dispositions consist of 3900 Dallas Parkway in Plano, TX, sold on January 30, 2015; 5601 Headquarters Drive in Plano, TX, sold on April 28, 2015; River Corporate Center in Tempe, AZ, sold on April 29, 2015; Copper Ridge Center in Lyndhurst, NJ, sold on May 1, 2015; Eastpoint I and II in Mayfield Heights, OH, sold on July 28, 2015; 3750 Brookside Parkway in Alpharetta, GA, sold on August 10, 2015; Chandler Forum in Chandler, AZ, sold on September 1, 2015; Aon Center in Chicago, IL, sold on October 29, 2015; 2 Gatehall Drive in Parsippany, NJ, sold on December 21, 2015; 1055 East Colorado Boulevard in Pasadena, CA, sold on April 21, 2016; Fairway Center II in Brea, CA, sold on April 28, 2016; 1901 Main Street in Irvine, CA, sold on May 2, 2016; 9221 Corporate Boulevard in Rockville, MD, sold on July 27, 2016; 150 West Jefferson in Detroit, MI, sold on July 29, 2016; and 9200 and 9211 Corporate Boulevard in Rockville, MD, sold on September 28, 2016.
(6)
Other investments consist of our investments in unconsolidated joint ventures and redevelopment and development projects. Additional information on our unconsolidated joint ventures and redevelopment and development projects can be found on page 38. The operating results from both the office and the retail portions of 3100 Clarendon Boulevard in Arlington, VA, are included in this line item.




16




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


Same Store Net Operating Income (Cash Basis)
 
 
 
 
 
 
 
 
 
 
 
Contributions from Strategic Operating Markets
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
9/30/2015
 
9/30/2016
 
9/30/2015
 
$
%
 
$
%
 
$
%
 
$
%
Washington, D.C. (1)
$
11,416

16.3

 
$
12,093

18.0

 
$
35,034

17.0

 
$
36,363

18.3

New York (2)
9,440

13.4

 
8,745

13.0

 
28,740

13.9

 
25,990

13.1

Boston (3)
7,679

10.9

 
6,418

9.6

 
21,886

10.6

 
19,605

9.9

Chicago (4)
8,198

11.7

 
5,589

8.3

 
20,373

9.9

 
17,319

8.7

Minneapolis (5)
5,852

8.3

 
5,161

7.7

 
17,313

8.4

 
14,586

7.3

Dallas
5,462

7.8

 
5,875

8.7

 
17,226

8.3

 
17,250

8.7

Atlanta (6)
4,575

6.5

 
4,691

7.0

 
13,889

6.7

 
12,288

6.2

Orlando
569

0.8

 
543

0.8

 
1,605

0.8

 
1,596

0.8

Other (7)
17,028

24.3

 
18,087

26.9

 
50,448

24.4

 
53,744

27.0

Total
$
70,219

100.0

 
$
67,202

100.0

 
$
206,514

100.0

 
$
198,741

100.0

 
 
 
 
 
 
 
 
 
 
 
 











(1)
The decrease in Washington, D.C. Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily attributable to a lease expiration and a lease contraction at Arlington Gateway in Arlington, VA, and 1201 Eye Street in Washington, DC, respectively, offset somewhat by increased economic occupancy at 4250 North Fairfax Drive in Arlington, VA.

(2)
The increase in New York Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily related to increased rental income as a result of new leasing activity at 60 Broad Street in New York, NY.

(3)
The increase in Boston Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily related to the expiration of the rental abatement concession associated with a large lease renewal at 90 Central Street in Boxborough, MA.
(4)
The increase in Chicago Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily related to the expirations of rental abatement periods associated with several leases, along with one-time property tax refunds, at 500 West Monroe Street in Chicago, IL, and Windy Point II in Schaumburg, IL, partially offset by a lease contraction at Windy Point I in Schaumburg, IL.
(5)
The increase in Minneapolis Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily attributable to the expirations of rental abatement periods associated with several leases at US Bancorp Center in Minneapolis, MN, and Crescent Ridge II in Minnetonka, MN.

(6)
The increase in Atlanta Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily related to the expirations of rental abatement periods associated with leases at Suwanee Gateway One in Suwanee, GA, and The Medici in Atlanta, GA.
(7)
The decrease in Other Same Store Net Operating Income for the three months ended September 30, 2016 as compared to the same period in 2015 was primarily related to the expiration of a large lease at Braker Pointe III in Austin, TX. The decrease in Other Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily attributable to a four-month rental abatement concession (which expired March 31, 2016) provided to Nestle at the beginning of its 401,000 square foot renewal lease's term at 800 North Brand Boulevard in Glendale, CA.

17



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

 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
9/30/2015
 
9/30/2016
 
9/30/2015
Net income attributable to Piedmont
$
(12,746
)
 
$
(1,875
)
 
$
77,698

 
$
47,346

Net income attributable to noncontrolling interest
(15
)
 
4

 
(7
)
 
12

Interest expense (1)
15,496

 
18,832

 
48,294

 
56,020

Depreciation (1)
31,667

 
31,261

 
95,127

 
103,654

Amortization (1)
18,640

 
14,037

 
53,880

 
43,694

Acquisition costs
955

 
128

 
972

 
275

Impairment loss (1)
22,590

 
34,815

 
30,898

 
40,169

Net (recoveries) / loss from casualty events and litigation settlements (1)
(34
)
 

 
(34
)
 

Loss / (gain) on sale of properties (1)
57

 
(17,140
)
 
(78,910
)
 
(53,824
)
Core EBITDA
76,610

 
80,062

 
227,918

 
237,346

General & administrative expenses (1)
7,437

 
8,270

 
23,565

 
22,789

Management fee revenue (2)
(294
)
 
(329
)
 
(810
)
 
(891
)
Other (income) / expense (1) (3)
(235
)
 
(931
)
 
1

 
(1,493
)
Property net operating income (accrual basis)
83,518

 
87,072

 
250,674

 
257,751

 
 
 
 
 
 
 
 
Deduct net operating (income) / loss from:
 
 
 
 
 
 
 
Acquisitions (4)
(9,275
)
 
(995
)
 
(22,152
)
 
(2,396
)
Dispositions (5)
263

 
(16,102
)
 
(7,203
)
 
(46,780
)
Other investments (6)
(641
)
 
(288
)
 
(969
)
 
(858
)
Same store net operating income (accrual basis)
$
73,865

 
$
69,687

 
$
220,350

 
$
207,717

Change period over period
6.0
%
 
N/A

 
6.1
%
 
N/A







(1)
Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)
Presented net of related operating expenses incurred to earn the revenue; therefore, the information presented on this line will not tie to the data presented on the income statements.
(3)
Figures presented on this line may not tie back to the relevant sources as some activity is attributable to property operations and is, therefore, presented in property net operating income.
(4)
Acquisitions consist of Park Place on Turtle Creek in Dallas, TX, purchased on January 16, 2015; 80 Central Street in Boxborough, MA, purchased on July 24, 2015; SunTrust Center in Orlando, FL, purchased on November 4, 2015; Galleria 300 in Atlanta, GA, purchased on November 4, 2015; Glenridge Highlands One in Atlanta, GA, purchased on November 24, 2015; CNL Tower I and CNL Tower II in Orlando, FL, purchased on August 1, 2016; and One Wayside Road in Burlington, MA, purchased on August 10, 2016.
(5)
Dispositions consist of 3900 Dallas Parkway in Plano, TX, sold on January 30, 2015; 5601 Headquarters Drive in Plano, TX, sold on April 28, 2015; River Corporate Center in Tempe, AZ, sold on April 29, 2015; Copper Ridge Center in Lyndhurst, NJ, sold on May 1, 2015; Eastpoint I and II in Mayfield Heights, OH, sold on July 28, 2015; 3750 Brookside Parkway in Alpharetta, GA, sold on August 10, 2015; Chandler Forum in Chandler, AZ, sold on September 1, 2015; Aon Center in Chicago, IL, sold on October 29, 2015; 2 Gatehall Drive in Parsippany, NJ, sold on December 21, 2015; 1055 East Colorado Boulevard in Pasadena, CA, sold on April 21, 2016; Fairway Center II in Brea, CA, sold on April 28, 2016; 1901 Main Street in Irvine, CA, sold on May 2, 2016; 9221 Corporate Boulevard in Rockville, MD, sold on July 27, 2016; 150 West Jefferson in Detroit, MI, sold on July 29, 2016; and 9200 and 9211 Corporate Boulevard in Rockville, MD, sold on September 28, 2016.
(6)
Other investments consist of our investments in unconsolidated joint ventures and redevelopment and development projects. Additional information on our unconsolidated joint ventures and redevelopment and development projects can be found on page 38. The operating results from both the office and the retail portions of 3100 Clarendon Boulevard in Arlington, VA, are included in this line item.


18



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



Same Store Net Operating Income (Accrual Basis)
 
 
 
 
 
 
 
 
 
 
 
Contributions from Strategic Operating Markets
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
9/30/2015
 
9/30/2016
 
9/30/2015
 
$
%
 
$
%
 
$
%
 
$
%
Washington, D.C. (1)
$
14,332

19.4

 
$
12,335

17.7

 
$
42,228

19.2

 
$
37,935

18.3

New York (2)
8,725

11.8

 
8,533

12.2

 
27,606

12.5

 
25,013

12.0

Chicago (3)
9,373

12.7

 
6,531

9.4

 
22,934

10.4

 
19,539

9.4

Boston (4)
7,706

10.4

 
6,740

9.7

 
22,014

10.0

 
20,433

9.8

Dallas
5,463

7.4

 
5,962

8.5

 
16,999

7.7

 
17,728

8.5

Minneapolis (5)
5,590

7.6

 
5,134

7.4

 
16,587

7.5

 
15,268

7.4

Atlanta (6)
4,794

6.5

 
5,036

7.2

 
14,946

6.8

 
13,173

6.3

Orlando
520

0.7

 
530

0.8

 
1,790

0.8

 
1,813

0.9

Other (7)
17,362

23.5

 
18,886

27.1

 
55,246

25.1

 
56,815

27.4

Total
$
73,865

100.0

 
$
69,687

100.0

 
$
220,350

100.0

 
$
207,717

100.0

 
 
 
 
 
 
 
 
 
 
 
 











(1)
The increase in Washington, D.C. Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily attributable to the commencement of several new leases at One Independence Square in Washington, D.C. and 4250 North Fairfax Drive in Arlington, VA.
(2)
The increase in New York Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily related to increased rental income as a result of recent leasing activity at 60 Broad Street in New York, NY.

(3)
The increase in Chicago Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily related to the commencement of several new leases, along with one-time property tax refunds, at 500 West Monroe Street in Chicago, IL, and Windy Point II in Schaumburg, IL, partially offset by a lease contraction at Windy Point I in Schaumburg, IL.
(4)
The increase in Boston Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily related to the expiration of the operating expense recovery abatement period associated with a large lease renewal at 90 Central Street in Boxborough, MA.
(5)
The increase in Minneapolis Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily attributable to increased rental income as a result of recent leasing activity at US Bancorp Center in Minneapolis, MN, and Crescent Ridge II in Minnetonka, MN.

(6)
The increase in Atlanta Same Store Net Operating Income for the nine months ended September 30, 2016 as compared to the same period in 2015 was primarily attributable to increased rental income as a result of new leasing activity at Suwanee Gateway One in Suwanee, GA, and Glenridge Highlands Two in Atlanta, GA.
(7)
The decrease in Other Same Store Net Operating Income for the three months and the nine months ended September 30, 2016 as compared to the same periods in 2015 was primarily related to the expiration of a large lease at Braker Pointe III in Austin, TX.

19



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


 
 
As of
 
As of
 
 
September 30, 2016
 
December 31, 2015
 
 
 
 
 
Market Capitalization
 
 
 
 
Common stock price (1)
 
$
21.77

 
$
18.88

Total shares outstanding
 
145,234

 
145,512

Equity market capitalization (1)
 
$
3,161,739

 
$
2,747,260

Total debt - principal amount outstanding (excludes premiums, discounts, and deferred financing costs)
 
$
2,003,802

 
$
2,040,970

Total market capitalization (1)
 
$
5,165,541

 
$
4,788,230

Total debt / Total market capitalization (1)
 
38.8
%
 
42.6
%
Ratios & Information for Debt Holders
 
 
 
 
Total gross real estate assets (2)
 
$
4,722,614

 
$
4,710,837

Total debt / Total gross real estate assets (2)
 
42.4
%
 
43.3
%
Total debt / Total gross assets (3)
 
37.0
%
 
37.5
%
Average net debt to Core EBITDA (4)
 
6.4 x

 
6.9 x











(1)
Reflects common stock closing price as of the end of the reporting period.
(2)
Gross real estate assets is defined as total real estate assets with the add-back of accumulated depreciation and accumulated amortization related to real estate assets.
(3)
Gross assets is defined as total assets with the add-back of accumulated depreciation and accumulated amortization related to real estate assets.
(4)
For the purposes of this calculation, we annualize the Core EBITDA for the quarter and use the average daily balance of debt outstanding during the quarter, less cash and cash equivalents and escrow deposits and restricted cash as of the end of the quarter.

20



Piedmont Office Realty Trust, Inc.
Debt Summary
As of September 30, 2016
Unaudited ($ in thousands)

Floating Rate & Fixed Rate Debt
 
 
 
Debt (1)
Principal Amount
Outstanding
Weighted Average Stated
Interest Rate (2)
Weighted Average
Maturity
 
 
 
 
 
Floating Rate
$322,000
(3) 
1.60%
31.3 months
 
 
 
 
 
Fixed Rate
1,681,802

 
3.60%
58.8 months
 
 
 
 
 
Total
$2,003,802
 
3.28%
54.4 months
pdm93015e_chart-59900a04.jpg
 
Unsecured & Secured Debt
Debt (1)
Principal Amount
Outstanding
Weighted Average Stated
Interest Rate (2)
Weighted Average
Maturity
 
 
 
 
 
 
Unsecured
$1,672,000
 
3.01%
 
56.3 months
 
 
 
 
 
 
Secured
331,802

 
4.64%
 
44.5 months
 
 
 
 
 
 
Total
$2,003,802
 
3.28%
 
54.4 months
pdm93015e_chart-01025a04.jpg
 
Debt Maturities
Maturity Year
Secured Debt - Principal
Amount Outstanding (1)
Unsecured Debt - Principal
Amount Outstanding (1)
 Weighted Average
Stated Interest
Rate (2)
 Percentage of Total
 
 
 
 
 
 
 
2016
$—
 
$—
 
N/A
—%
2017
140,000
 
 
5.76%
6.9%
2018
 
170,000
 
1.66%
8.5%
2019
 
300,000
 
2.78%
15.0%
2020
 
452,000
(4) 
2.10%
22.6%
2021 +
191,802
 
750,000
 
3.93%
47.0%
 
 
 
 
 
 
 
Total
$331,802
 
$1,672,000
 
3.28%
100.0%
pdm93015e_chart-01812a04.jpg

(1)
All of Piedmont's outstanding debt as of September 30, 2016, was interest-only debt with the exception of the $31.8 million of debt associated with 5 Wall Street located in Burlington, MA.
(2)
Weighted average stated interest rate is calculated based upon the principal amounts outstanding.
(3)
Amount represents the $152 million outstanding balance as of September 30, 2016 on the $500 million unsecured revolving credit facility and the $170 million unsecured term loan. Two other loans, the $300 million unsecured term loan that closed in 2011 and the $300 million unsecured term loan that closed in 2013, have stated variable rates. However, Piedmont entered into $300 million in notional amount of interest rate swap agreements which effectively fix the interest rate on the 2011 unsecured term loan at 2.39% through November 22, 2016 (please see page 22 for information on additional swap agreements for this loan that will become effective on November 22, 2016), assuming no credit rating change for the Company, and $300 million in notional amount of interest rate swap agreements which effectively fix the interest rate on the 2013 unsecured term loan at 2.78% through its maturity date of January 31, 2019, assuming no credit rating change for the Company. The 2011 unsecured term loan and the 2013 unsecured term loan, therefore, are reflected as fixed rate debt.
(4)
The initial maturity date of the $500 million unsecured revolving credit facility is June 18, 2019; however, there are two, six-month extension options available under the facility providing for a final extended maturity date of June 18, 2020. For the purposes of this schedule, we reflect the maturity date of the facility as the final extended maturity date of June 2020.

21



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

Facility (1)
Property
Stated Rate
Maturity
Principal Amount Outstanding as of September 30, 2016
 
 
 
 
 
 
Secured
 
 
 
 
 
$140.0 Million WDC Fixed-Rate Loans
1201 & 1225 Eye Street
5.76
%
 
11/1/2017
$
140,000

$35.0 Million Fixed-Rate Loan (2)
5 Wall Street
5.55
%
 
9/1/2021
31,802

$160.0 Million Fixed-Rate Loan
1901 Market Street
3.48
%
(3) 
7/5/2022
160,000

Subtotal / Weighted Average (4)
 
4.64
%
 
 
$
331,802

 
 
 
 
 
 
Unsecured
 
 
 
 
 
$170.0 Million Unsecured 2015 Term Loan
N/A
1.66
%
(5) 
5/15/2018
$
170,000

$300.0 Million Unsecured 2013 Term Loan
N/A
2.78
%
(6) 
1/31/2019
300,000

$300.0 Million Unsecured 2011 Term Loan
N/A
2.39
%
(7) 
1/15/2020
300,000

$500.0 Million Unsecured Line of Credit (8)
N/A
1.53
%
(9) 
6/18/2020
152,000

$350.0 Million Unsecured Senior Notes
N/A
3.40
%
(10) 
6/1/2023
350,000

$400.0 Million Unsecured Senior Notes
N/A
4.45
%
(11) 
3/15/2024
400,000

Subtotal / Weighted Average (4)
 
3.01
%
 
 
$
1,672,000

 
 
 
 
 
 
Total Debt - Principal Amount Outstanding / Weighted Average Stated Rate (4)
3.28
%
 
 
$
2,003,802

GAAP Accounting Adjustments (12)
 
 
 
 
(9,724
)
Total Debt - GAAP Amount Outstanding
 
 
 
$
1,994,078

(1)
All of Piedmont’s outstanding debt as of September 30, 2016, was interest-only debt with the exception of the $31.8 million of debt associated with 5 Wall Street located in Burlington, MA.
(2)
The loan is amortizing based on a 25-year amortization schedule.
(3)
The stated interest rate on the $160 million fixed-rate loan is 3.48%. After the application of interest rate hedges, the effective cost of the financing is approximately 3.58%.
(4)
Weighted average is based on the principal amount outstanding and interest rate at September 30, 2016.
(5)
The $170 million unsecured term loan has a variable interest rate. Piedmont may select from multiple interest rate options under the facility, including the prime rate and various length LIBOR locks. All LIBOR selections are subject to an additional spread (1.125% as of September 30, 2016) over the selected rate based on Piedmont’s current credit rating.
(6)
The $300 million unsecured term loan that closed in 2013 has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix the interest rate on this loan at 2.78% through its maturity date of January 31, 2019, assuming no credit rating change for the Company.
(7)
The $300 million unsecured term loan that closed in 2011 has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix the interest rate on this loan at 2.39% until November 22, 2016, assuming no credit rating change for the Company. Additionally, for the period from November 22, 2016 to January 15, 2020, Piedmont has entered into interest rate swap agreements which effectively fix the interest rate on this loan at 3.35%, assuming no credit rating change for the Company.
(8)
All of Piedmont’s outstanding debt as of September 30, 2016, was term debt with the exception of $152 million outstanding on our unsecured revolving credit facility. The $500 million unsecured revolving credit facility has an initial maturity date of June 18, 2019; however, there are two, six-month extension options available under the facility providing for a total extension of up to one year to June 18, 2020. The final extended maturity date is presented on this schedule.
(9)
The interest rate presented for the $500 million unsecured revolving credit facility is the weighted average interest rate for all outstanding draws as of September 30, 2016. Piedmont may select from multiple interest rate options with each draw under the facility, including the prime rate and various length LIBOR locks. All LIBOR selections are subject to an additional spread (1.00% as of September 30, 2016) over the selected rate based on Piedmont’s current credit rating.
(10)
The $350 million unsecured senior notes were offered for sale at 99.601% of the principal amount. The resulting effective cost of the financing is approximately 3.45% before the consideration of transaction costs and proceeds from interest rate hedges. After the application of proceeds from interest rate hedges, the effective cost of the financing is approximately 3.43%.
(11)
The $400 million unsecured senior notes were offered for sale at 99.791% of the principal amount. The resulting effective cost of the financing is approximately 4.48% before the consideration of transaction costs and proceeds from interest rate hedges. After the application of proceeds from interest rate hedges, the effective cost of the financing is approximately 4.10%.
(12)
The GAAP accounting adjustments relate to original issue discounts, third-party fees, and lender fees resulting from the procurement processes for our various debt facilities, along with debt fair value adjustments associated with the assumed 5 Wall Street debt. The original issue discounts and fees, along with the debt fair value adjustments, are amortized to interest expense over the contractual term of the related debt.

22



Piedmont Office Realty Trust, Inc.
Debt Covenant & Ratio Analysis (for Debt Holders)
As of September 30, 2016
Unaudited


Bank Debt Covenant Compliance (1)
Required
Actual



Maximum leverage ratio
0.60
0.38
Minimum fixed charge coverage ratio (2)
1.50
3.99
Maximum secured indebtedness ratio
0.40
0.06
Minimum unencumbered leverage ratio
1.60
2.77
Minimum unencumbered interest coverage ratio (3)
1.75
5.21

Bond Covenant Compliance (4)
Required
Actual
 
 
 
Total debt to total assets
60% or less
42.2%
Secured debt to total assets
40% or less
7.0%
Ratio of consolidated EBITDA to interest expense
1.50 or greater
4.84
Unencumbered assets to unsecured debt
150% or greater
255%


Three Months Ended
Nine Months Ended
Year Ended
Other Debt Coverage Ratios for Debt Holders
September 30, 2016
September 30, 2016
December 31, 2015

 
 
 
Average net debt to core EBITDA (5)
6.4 x
6.4 x
7.2 x
Fixed charge coverage ratio (6)
4.4 x
4.4 x
4.0 x
Interest coverage ratio (7)
4.5 x
4.4 x
4.1 x





(1)
Bank debt covenant compliance calculations relate to specific calculations detailed in the relevant credit agreements.
(2)
Defined as EBITDA for the trailing four quarters (including the Company's share of EBITDA from unconsolidated interests), less one-time or non-recurring gains or losses, less a $0.15 per square foot capital reserve, and excluding the impact of straight line rent leveling adjustments and amortization of intangibles divided by the Company's share of fixed charges, as more particularly described in the credit agreements. This definition of fixed charge coverage ratio as prescribed by our credit agreements is different from the fixed charge coverage ratio definition employed elsewhere within this report.
(3)
Defined as net operating income for the trailing four quarters for unencumbered assets (including the Company's share of net operating income from partially-owned entities and subsidiaries that are deemed to be unencumbered) less a $0.15 per square foot capital reserve divided by the Company's share of interest expense associated with unsecured financings only, as more particularly described in the credit agreements.
(4)
Bond covenant compliance calculations relate to specific calculations prescribed in the relevant debt agreements. Please refer to the Indenture dated May 9, 2013, and the Indenture and the Supplemental Indenture dated March 6, 2014, for detailed information about the calculations.
(5)
For the purposes of this calculation, we use the average daily balance of debt outstanding during the period, less cash and cash equivalents and escrow deposits and restricted cash as of the end of the period.
(6)
Fixed charge coverage ratio is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no preferred dividends during the periods ended September 30, 2016 and December 31, 2015. The Company had capitalized interest of $1,476,949 for the three months ended September 30, 2016, $3,374,333 for the nine months ended September 30, 2016, and $3,765,950 for the twelve months ended December 31, 2015. The Company had principal amortization of $288,972 for the three months ended September 30, 2016, $642,766 for the nine months ended September 30, 2016, and $816,534 for the twelve months ended December 31, 2015.
(7)
Interest coverage ratio is calculated as Core EBITDA divided by the sum of interest expense and capitalized interest. The Company had capitalized interest of $1,476,949 for the three months ended September 30, 2016, $3,374,333 for the nine months ended September 30, 2016, and $3,765,950 for the twelve months ended December 31, 2015.

23



Piedmont Office Realty Trust, Inc.
Tenant Diversification (1) 
As of September 30, 2016
(in thousands except for number of properties)

Tenant
Credit Rating (2)
Number of
Properties
Lease Expiration (3)
Annualized Lease
Revenue
Percentage of
Annualized Lease
Revenue (%)
 Leased
Square Footage
Percentage of
Leased
Square Footage (%)
U.S. Government
AA+ / Aaa
5
(4) 

$46,871
8.4
945
5.5
State of New York
AA+ / Aa1
1
2019

25,242
4.5
481
2.8
US Bancorp
A+ / A1
3
2023 / 2024

22,242
4.0
733
4.3
Independence Blue Cross
No Rating Available
1
2033

18,370
3.3
801
4.7
GE
AA- / A1
1
2027

16,135
2.9
452
2.6
Nestle
AA / Aa2
1
2021

12,281
2.2
401
2.3
City of New York
AA / Aa2
1
2020

10,844
1.9
313
1.8
Gallagher
No Rating Available
2
2018

9,624
1.7
315
1.8
Nuance Communications
BB- / Ba3
2
2018 / 2030

9,072
1.6
280
1.6
Catamaran
A+ / A3
1
2025

8,713
1.6
301
1.8
Motorola
BBB- / Baa3
1
2028

8,154
1.5
206
1.2
Caterpillar Financial
A / A2
1
2022

8,137
1.5
312
1.8
Harvard University
AAA / Aaa
2
2032 / 2033

7,343
1.3
110
0.6
District of Columbia
AA- / A2
2
2028

6,877
1.2
146
0.9
Raytheon
A / A3
2
2019
 
6,389
1.1
440
2.6
Goldman Sachs
BBB+ / A3
2
2018

6,325
1.1
235
1.4
Towers Watson
No Rating Available
1
2017

6,008
1.1
123
0.7
Henry M Jackson
No Rating Available
2
2022

5,808
1.0
145
0.8
Schlumberger Technology
AA- / A1
1
2020

5,773
1.0
163
0.9
First Data Corporation
B+ / B1
1
2027

5,705
1.0
201
1.2
Epsilon Data Management
No Rating Available
1
2026

5,677
1.0
222
1.3
SunTrust Bank
BBB+ / Baa1
3
2019

5,410
1.0
145
0.8
Other


Various
 
303,920
54.1
9,751
56.6
Total



 
$560,920
100.0
17,221
100.0


24



Tenant Diversification
Percentage of Annualized Leased Revenue (%)
September 30, 2016 as compared to December 31, 2015


    
pdm123114_chart-49339a07.jpg
        









(1)
This schedule presents all tenants contributing 1.0% or more to Annualized Lease Revenue.
(2)
Credit rating may reflect the credit rating of the parent or a guarantor. When available, both the Standard & Poor's credit rating and the Moody's credit rating are provided. The absence of a credit rating for a tenant is no indication of the creditworthiness of the tenant; in most cases, the lack of a credit rating reflects that the tenant has not sought such a rating.
(3)
Unless otherwise indicated, Lease Expiration represents the expiration year of the majority of the square footage leased by the tenant.
(4)
There are several leases with several different agencies of the U.S. Government with expiration years ranging from 2016 to 2031.







25



Piedmont Office Realty Trust, Inc.
Tenant Credit Rating & Lease Distribution Information
As of September 30, 2016


Tenant Credit Rating (1) 
Rating Level
Annualized
Lease Revenue
(in thousands)
Percentage of
Annualized Lease
Revenue (%)
 
 
 
AAA / Aaa
$59,860
10.7
AA / Aa
95,835
17.1
A / A
80,063
14.3
BBB / Baa
46,665
8.3
BB / Ba
32,025
5.7
B / B
23,408
4.2
Below
3,694

0.6
Not rated (2)
219,370
39.1
Total
$560,920
100.0
 
 
 



Lease Distribution
Lease Size
Number of Leases
Percentage of
Leases (%)
 Annualized
Lease Revenue
(in thousands)
 Percentage of
Annualized Lease
Revenue (%)
 Leased
Square Footage
(in thousands)
Percentage of
Leased
Square Footage (%)
 
 
 
 
 
 
 
2,500 or Less
229
30.8
$19,637
3.5
215

1.2
2,501 - 10,000
246
33.1
43,156
7.7
1,319

7.7
10,001 - 20,000
95
12.8
39,824
7.1
1,302

7.6
20,001 - 40,000
78
10.5
74,300
13.2
2,240

13.0
40,001 - 100,000
53
7.1
103,233
18.4
3,161

18.3
Greater than 100,000
42
5.7
280,770
50.1
8,984

52.2
Total
743
100.0
$560,920
100.0
17,221

100.0
 
 
 
 
 
 
 





(1)
Credit rating may reflect the credit rating of the parent or a guarantor. Where differences exist between the Standard & Poor's credit rating for a tenant and the Moody's credit rating for a tenant, the higher credit rating is selected for this analysis.
(2)
The classification of a tenant as "not rated" is no indication of the creditworthiness of the tenant; in most cases, the lack of a credit rating reflects that the tenant has not sought such a rating. Included in this category are such tenants as Independence Blue Cross, McKinsey & Company and Towers Watson.

26



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


 
 
Three Months Ended
 
Three Months Ended
 
 
 
September 30, 2016
 
September 30, 2015
 
 
 
 Leased
Square Footage
 Rentable
Square Footage
Percent
Leased (1)
 
 Leased
Square Footage
 Rentable
Square Footage
Percent
Leased (1)
 
 
As of June 30, 20xx
16,866

18,452

91.4
%
 
18,612

20,966

88.8
%
 
 
Leases signed during the period
701

 
 
 
901


 
 
 
   Less: lease renewals signed during period
(341
)
 
 
 
(303
)

 
 
 
New leases signed during period
360



 
 
598



 
 
 
      Less: new leases signed during period for currently occupied space
(36
)
 
 
 
(65
)
 
 
 
 
   New leases commencing during period
324

 
 
 
533

 
 
 
 
   Leases expired during period and other
(288
)
1


 
(131
)
6


 
 
Subtotal
16,902

18,453

91.6
%
 
19,014

20,972

90.7
%
 
 
Acquisitions during period
793

819

 
 
139

150

 
 
 
Dispositions during period
(474
)
(830
)
 
 
(401
)
(425
)
 
 
 
As of September 30, 20xx (2)
17,221

18,442

93.4
%
 
18,752

20,697

90.6
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Nine Months Ended
 
Nine Months Ended
 
 
 
September 30, 2016
 
September 30, 2015
 
 
 
 Leased
Square Footage
 Rentable
Square Footage
Percent
Leased (1)
 
 Leased
Square Footage
 Rentable
Square Footage
Percent
Leased (1)
 
 
As of December 31, 20xx
17,323

18,934

91.5
%
 
18,828

21,471

87.7
%
 
 
Leases signed during period
1,627


 
 
2,290


 
 
 
  Less: lease renewals signed during period
(718
)

 
 
(992
)

 
 
 
New leases signed during period
909



 
 
1,298



 
 
 
   Less: new leases signed during period for currently occupied space
(168
)
 
 
 
(233
)
 
 
 
 
New leases commencing during period
741

 
 
 
1,065

 
 
 
 
Leases expired during period and other
(685
)
2

 
 
(383
)
10

 
 
 
Subtotal
17,379

18,936

91.8
%
 
19,510

21,481

90.8
%
 
 
Acquisitions during period
793

819

 
 
295

328

 
 
 
Dispositions during period
(951
)
(1,313
)
 
 
(1,053
)
(1,112
)
 
 
 
As of September 30, 20xx (2)
17,221

18,442

93.4
%
 
18,752

20,697

90.6
%
 
 
 
 
 
 
 
 
 
 
 
 
Same Store Analysis
 
 
 
 
 
 
 
 
 
Less acquisitions / dispositions after September 30, 2015
and redevelopments (3) (4)
(2,059
)
(2,190
)
94.0
%
 
(3,816
)
(4,453
)
85.7
%
 
 
Same Store Leased Percentage (2)
15,162

16,252

93.3
%
 
14,936

16,244

91.9
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


 
 
(1)
Calculated as square footage associated with commenced leases as of period end with the addition of square footage associated with uncommenced leases for spaces vacant as of period end, divided by total rentable square footage as of period end, expressed as a percentage.
(2)
The square footage associated with leases with end of period expiration dates is included in the end of the period leased square footage.
(3)
For additional information on acquisitions and dispositions completed during the last year and redevelopments, please refer to pages 37 and 38, respectively.
(4)
Dispositions completed during the previous twelve months are deducted from the previous period data and acquisitions completed during the previous twelve months are deducted from the current period data. Redevelopments commenced during the previous twelve months are deducted from the previous period data.

27



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


 
Three Months Ended
 
 
September 30, 2016
 
 
Square Feet
% of Total Signed
During Period
% of Rentable
Square Footage
% Change
Cash Rents (2)
% Change
Accrual Rents  (3) (4)
 
 
 
 
 
 
 
 
Leases executed for spaces vacant one year or less
394
56.1%
2.1%
2.5%
7.5%
 
Leases executed for spaces excluded from analysis (5)
307
43.9%
 
 
 
 

 
 
 
 
 
 
 
 
Nine Months Ended
 
 
September 30, 2016
 
 
Square Feet
% of Total Signed
During Period
% of Rentable
Square Footage
% Change
Cash Rents (2)
% Change
Accrual Rents  (3) (4)
 
 
 
 
 
 
 
 
Leases executed for spaces vacant one year or less
958
58.9%
5.2%
(1.6)%
7.7%
 
Leases executed for spaces excluded from analysis (5)
669
41.1%
 
 
 
 
 
 
 
 
 
 
 











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

28



Piedmont Office Realty Trust, Inc.
Lease Expiration Schedule
As of September 30, 2016
(in thousands)

 
 
 
Expiration Year
 
Annualized Lease
Revenue (1)
Percentage of
Annualized Lease
Revenue (%)
 Rentable
Square Footage
 Percentage of
Rentable
Square Footage (%)
Vacant
 
$—
1,221
6.6
2016 (2)
 
2,600
0.5
88
0.5
2017 (3)
 
37,479
6.7
1,108
6.0
2018
 
42,853
7.6
1,418
7.7
2019
 
71,108
12.7
2,267
12.3
2020
 
47,100
8.4
1,612
8.7
2021
 
34,319
6.1
1,126
6.1
2022
 
40,680
7.2
1,301
7.1
2023
 
31,844
5.7
1,115
6.0
2024
 
42,523
7.6
1,441
7.8
2025
 
27,919
5.0
884
4.8
2026
 
22,976
4.1
753
4.1
2027
 
37,979
6.8
1,173
6.4
2028
 
56,357
10.0
1,275
6.9
Thereafter
 
65,183
11.6
1,660
9.0
Total / Weighted Average
 
$560,920
100.0
18,442
100.0
Average Lease Term Remaining
9/30/2016
7.0 years
12/31/2015
6.7 years
pdm123114_chart-48500a07.jpg
(1)
Annualized rental income associated with each newly executed lease for currently occupied space is incorporated herein only at the expiration date for the current lease. Annualized rental income associated with each such new lease is removed from the expiry year of the current lease and added to the expiry year of the new lease. These adjustments effectively incorporate known roll ups and roll downs into the expiration schedule.
(2)
Includes leases with an expiration date of September 30, 2016, comprised of 18,000 square feet and Annualized Lease Revenue of $0.6 million.
(3)
Leases and other revenue-producing agreements on a month-to-month basis, comprised of 500 square feet and Annualized Lease Revenue of $0.2 million, are assigned a lease expiration date of a year and a day beyond the period end date.
 
 

29



Piedmont Office Realty Trust, Inc.
Lease Expirations by Quarter
As of September 30, 2016
(in thousands)

 
 
Q4 2016 (1)
 
Q1 2017
 
Q2 2017
 
Q3 2017
Location
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring Lease
Revenue (2)
 
 
 
 
 
 
 
 
 
 
 
 
 
Atlanta
 
16
$428
 
10
$279
 
44
$1,063
 
3
$68
Boston
 
 
13
249
 
1
7
 
43
877
Chicago
 
8
310
 
29
876
 
8
 
11
477
Dallas
 
1
6
 
18
655
 
17
453
 
43
1,265
Minneapolis
 
6
203
 
17
567
 
11
450
 
2
New York
 
1
39
 
41
1,356
 
2
82
 
17
541
Orlando
 
13
168
 
68
 
2
69
 
21
538
Washington, D.C.
 
4
254
 
41
2,142
 
159
7,688
 
117
6,990
Other
 
39
1,209
 
149
1,843
(3) 
50
1,374
 
104
2,547
Total / Weighted Average (4)
 
88
$2,617
 
318
$8,035
 
286
$11,194
 
359
$13,305
















(1)
Includes leases with an expiration date of September 30, 2016, comprised of 18,000 square feet and expiring lease revenue of $0.6 million. No such adjustments are made to other periods presented.
(2)
Expiring Lease Revenue is calculated as expiring square footage multiplied by the gross rent per square foot of the tenant currently leasing the space.
(3)
As part of Comdata's recent lease renewal at 5301 Maryland Way in Brentwood, TN, the tenant was granted the right to use the 66,000 square foot give-back space beyond the original expiration date of May 31, 2016 with no base rental charges. The tenant's rights to use the 66,000 square feet of give-back space will end in Q1 2017. The tenant will continue to be directly responsible for operating expenses associated with the space until its rights to use the space have ended.
(4)
Total expiring lease revenue in any given year will not tie to the expiring Annualized Lease Revenue presented on the Lease Expiration Schedule on the previous page as the Lease Expiration Schedule accounts for the revenue effects of newly signed leases. Reflected herein are expiring revenues based on in-place rental rates.

30



Piedmont Office Realty Trust, Inc.
Lease Expirations by Year
As of September 30, 2016
(in thousands)

 
12/31/2016 (1)
 
12/31/2017
 
12/31/2018
 
12/31/2019
 
12/31/2020
Location
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
 
Expiring
Square
Footage
Expiring
Lease
Revenue (2)
Atlanta
16
$428
 
64
$1,605
 
159
$4,097
 
402
$10,760
 
196
$4,476
Boston
 
62
1,827
 
100
3,928
 
447
6,582
 
232
5,691
Chicago
8
310
 
43
1,476
 
381
11,294
 
13
309
 
104
2,635
Dallas
1
6
 
142
4,050
 
359
9,650
 
193
5,505
 
125
3,422
Minneapolis
6
203
 
36
1,334
 
35
1,244
 
145
4,404
 
96
3,438
New York
1
39
 
66
2,285
 
84
2,146
 
489
25,909
 
503
15,677
Orlando
13
168
 
72
1,942
 
65
1,824
 
270
8,677
 
47
1,065
Washington, D.C.
4
254
 
320
16,955
 
41
1,774
 
67
2,966
 
76
3,614
Other
39
1,209
 
303
5,764
(3) 
194
6,494
 
241
5,664
 
233
7,301
Total / Weighted Average (4)
88
$2,617
 
1,108
$37,238
 
1,418
$42,451
 
2,267
$70,776
 
1,612
$47,319


















(1)
Includes leases with an expiration date of September 30, 2016, comprised of 18,000 square feet and expiring lease revenue of $0.6 million. No such adjustments are made to other periods presented.
(2)
Expiring Lease Revenue is calculated as expiring square footage multiplied by the gross rent per square foot of the tenant currently leasing the space.
(3)
As part of Comdata's recent lease renewal at 5301 Maryland Way in Brentwood, TN, the tenant was granted the right to use the 66,000 square foot give-back space beyond the original expiration date of May 31, 2016 with no base rental charges. The tenant's rights to use the 66,000 square feet of give-back space will end in 2017. The tenant will continue to be directly responsible for operating expenses associated with the space until its rights to use the space have ended.
(4)
Total expiring lease revenue in any given year will not tie to the expiring Annualized Lease Revenue presented on the Lease Expiration Schedule on page 29 as the Lease Expiration Schedule accounts for the revenue effects of newly signed leases. Reflected herein are expiring revenues based on in-place rental rates.

31



Piedmont Office Realty Trust, Inc.
Capital Expenditures & Commitments
For the quarter ended September 30, 2016
Unaudited (in thousands)

 
For the Three Months Ended
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
Non-incremental
 
 
 
 
 
 
 
 
 
Building / construction / development
$
1,033

 
$
1,094

 
$
1,508

 
$
2,294

 
$
1,824

Tenant improvements
2,918

 
4,022

 
7,314

 
6,167

 
3,483

Leasing costs
3,031

 
1,339

 
1,174

 
5,478

 
2,962

Total non-incremental
6,982

 
6,455

 
9,996

 
13,939

 
8,269

Incremental
 
 
 
 
 
 
 
 
 
Building / construction / development
10,375

 
10,217

 
9,690

 
16,243

 
11,248

Tenant improvements
18,932

 
11,701

 
9,171

 
11,893

 
2,621

Leasing costs
5,758

 
2,038

 
1,803

 
7,765

 
10,449

Total incremental
35,065

 
23,956

 
20,664

 
35,901

 
24,318

Total capital expenditures
$
42,047

 
$
30,411

 
$
30,660

 
$
49,840

 
$
32,587




 
 
 
 
 
 
Non-incremental tenant improvement commitments (1)
 
 
 
 
Non-incremental tenant improvement commitments outstanding as of June 30, 2016
 
$
37,721

 
 
New non-incremental tenant improvement commitments related to leases executed during period
 
4,242

 
 
Non-incremental tenant improvement expenditures
(2,918
)
 
 
 
Tenant improvement expenditures fulfilled through accrued liabilities already presented on Piedmont's balance sheet, expired commitments or other adjustments
(1,303
)
 
 
 
Non-incremental tenant improvement commitments fulfilled, expired or other adjustments
 
(4,221
)
 
 
Total as of September 30, 2016
 
$
37,742

 
 
 
 
 
 








NOTE:
The information presented on this page is for all consolidated assets.
(1)
Commitments are unexpired contractual non-incremental tenant improvement obligations for leases executed in current and prior periods that have not yet been incurred, are due over the next five years, and have not otherwise been presented on Piedmont's financial statements. The four largest commitments total approximately $20.3 million, or 54% of the total outstanding commitments.
 
 

32



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

 
 
For the Three Months
Ended Sept 30, 2016
For the Nine Months
Ended Sept 30, 2016
For the Year Ended
 
 
2015
2014
2013
Renewal Leases
 
 
 
 
 
 
 
 
 
 
 
Number of leases
29
 
62
 
74
 
56
 
56
 
 
Square feet 
340,540
 
717,491
 
1,334,398
 
959,424
 
2,376,177
 
 
Tenant improvements per square foot (1)
$6.89
 
$7.79
 
$16.91
 
$19.02
 
$14.24
 
 
Leasing commissions per square foot
$7.19
 
$5.88
 
$8.29
 
$8.33
 
$4.66
 
 
Total per square foot
$14.08
 
$13.67
 
$25.20
 
$27.35
 
$18.90
 
 
Tenant improvements per square foot per year of lease term
$1.64
 
$1.30
 
$2.90
 
$2.97
 
$1.88
 
 
Leasing commissions per square foot per year of lease term
$1.71
 
$0.98
 
$1.42
 
$1.30
 
$0.62
 
 
Total per square foot per year of lease term
$3.35
 
$2.28
 
$4.32
(2) 
$4.27
(3) 
$2.50
 
New Leases
 
 
 
 
 
 
 
 
 
 
 
Number of leases
24
 
71
 
90
 
98
 
87
 
 
Square feet
350,331
 
899,101
 
1,563,866
 
1,142,743
 
1,050,428
 
 
Tenant improvements per square foot (1)
$56.07
 
$42.40
 
$60.41
 
$34.46
 
$35.74
 
 
Leasing commissions per square foot
$19.18
 
$15.61
 
$20.23
 
$15.19
 
$12.94
 
 
Total per square foot
$75.25
 
$58.01
 
$80.64
 
$49.65
 
$48.68
 
 
Tenant improvements per square foot per year of lease term
$6.04
 
$5.02
 
$5.68
 
$3.78
 
$4.17
 
 
Leasing commissions per square foot per year of lease term
$2.07
 
$1.85
 
$1.90
 
$1.66
 
$1.51
 
 
Total per square foot per year of lease term
$8.11
 
$6.87
(4) 
$7.58
(5) 
$5.44
 
$5.68
 
Total
 
 
 
 
 
 
 
 
 
 
 
Number of leases
53
 
133
 
164
 
154
 
143
 
 
Square feet
690,871
 
1,616,592
 
2,898,264
 
2,102,167
 
3,426,605
 
 
Tenant improvements per square foot (1)
$31.83
 
$27.04
 
$40.38
 
$27.41
 
$20.83
 
 
Leasing commissions per square foot
$13.27
 
$11.29
 
$14.73
 
$12.06
 
$7.20
 
 
Total per square foot
$45.10
 
$38.33
 
$55.11
 
$39.47
 
$28.03
 
 
Tenant improvements per square foot per year of lease term
$4.70
 
$3.68
 
$4.79
 
$3.48
 
$2.64
 
 
Leasing commissions per square foot per year of lease term
$1.96
 
$1.54
 
$1.75
 
$1.53
 
$0.91
 
 
Total per square foot per year of lease term
$6.66
 
$5.22
(4) 
$6.54
(5) 
$5.01
(3) 
$3.55
 
NOTE:
This information is presented for our consolidated office assets only and excludes activity associated with storage and licensed spaces.
(1)
For leases under which a tenant may use, at its discretion, a portion of its tenant improvement allowance for expenses other than those related to improvements to its space, an assumption is made that the tenant elects to use any such portion of its tenant improvement allowance for improvements to its space prior to the commencement of its lease, unless the Company is notified otherwise by the tenant. This assumption is made based upon historical usage patterns of tenant improvement allowances by the Company's tenants.
(2)
The average committed capital cost per square foot per year of lease term for renewal leases completed during 2015 was higher than our historical performance on this measure primarily as a result of four large lease renewals, two of which were completed in the Washington, D.C. market, that involved higher capital commitments. If the costs associated with those renewals were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for renewal leases completed during 2015 would be $3.33. The one-year lease renewal with Comdata at 5301 Maryland Way in Brentwood, TN, executed in the third quarter of 2015 was excluded from this analysis as that renewal was superseded by the long-term renewal completed during the fourth quarter of 2015.
(3)
During 2014, we completed one large, 15-year lease renewal and expansion with a significant capital commitment with Jones Lang LaSalle at Aon Center in Chicago, IL. If the costs associated with this lease were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for renewal leases and total leases completed during 2014 would be $2.12 and $4.47, respectively.
(4)
During the nine months ended September 30, 2016, we completed several new leases in Washington, D.C., with above-average capital commitments. If the costs associated with those new leases were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for new leases and total leases completed during the nine months ended September 30, 2016, would be $5.70 and $4.26, respectively.
(5)
During 2015, we completed seven new leases in Washington, D.C., and Chicago, IL, comprising 680,035 square feet with above-average capital commitments. If the costs associated with those new leases were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for new leases and total leases completed during 2015 would be $5.42 and $4.88, respectively.

33




Piedmont Office Realty Trust, Inc.
Geographic Diversification
As of September 30, 2016
($ and square footage in thousands)


Location
Number of
Properties
 Annualized
Lease Revenue
 Percentage of
Annualized Lease
Revenue (%)
 Rentable
Square Footage
Percentage of
Rentable Square
Footage (%)
 Leased Square Footage
Percent Leased (%)
Washington, D.C.
9
$110,837
19.8
2,701
14.6
2,277
84.3
New York
4
68,114
12.1
1,767
9.6
1,744
98.7
Chicago
5
66,448
11.9
2,094
11.4
1,919
91.6
Boston
10
52,390
9.3
1,828
9.9
1,819
99.5
Atlanta
8
50,353
9.0
2,064
11.2
1,947
94.3
Minneapolis
4
48,783
8.7
1,619
8.8
1,502
92.8
Dallas
9
47,312
8.4
1,798
9.7
1,735
96.5
Orlando
4
40,905
7.3
1,445
7.8
1,342
92.9
Other
12
75,778
13.5
3,126
17.0
2,936
93.9
Total / Weighted Average
65
$560,920
100.0
18,442
100.0
17,221
93.4
pdm123114_chart-48425a07.jpg

34



Piedmont Office Realty Trust, Inc.
Geographic Diversification by Location Type
As of September 30, 2016
(square footage in thousands)


 
 
 
CBD / URBAN INFILL
 
SUBURBAN
 
TOTAL
Location
State
 
Number of
Properties
 Percentage
of
Annualized
Lease
Revenue
(%)
 Rentable
Square
Footage
Percentage
of Rentable
Square
Footage
(%)
 
Number of
Properties
 Percentage
of
Annualized
Lease
Revenue
(%)
 Rentable
Square
Footage
Percentage
of Rentable
Square
Footage
(%)
 
Number of
Properties
 Percentage
of
Annualized
Lease
Revenue
(%)
 Rentable
Square
Footage
Percentage
of Rentable
Square
Footage
(%)
Washington, D.C.
DC, VA, MD
 
9
19.8
2,701
14.6
 
 
9
19.8
2,701
14.6
New York
NY, NJ
 
1
8.6
1,033
5.6
 
3
3.5
734
4.0
 
4
12.1
1,767
9.6
Chicago
IL
 
1
6.8
967
5.3
 
4
5.1
1,127
6.1
 
5
11.9
2,094
11.4
Boston
MA
 
2
2.3
173
0.9
 
8
7.0
1,655
9.0
 
10
9.3
1,828
9.9
Atlanta
GA
 
5
7.7
1,682
9.1
 
3
1.3
382
2.1
 
8
9.0
2,064
11.2
Minneapolis
MN
 
1
5.2
934
5.1
 
3
3.5
685
3.7
 
4
8.7
1,619
8.8
Dallas
TX
 
2
2.3
440
2.4
 
7
6.1
1,358
7.3
 
9
8.4
1,798
9.7
Orlando
FL
 
3
6.5
1,269
6.9
 
1
0.8
176
0.9
 
4
7.3
1,445
7.8
Other

 
3
7.8
1,640
8.9
 
9
5.7
1,486
8.1
 
12
13.5
3,126
17.0
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total / Weighted Average
 
27
67.0
10,839
58.8
 
38
33.0
7,603
41.2
 
65
100.0
18,442
100.0


35



Piedmont Office Realty Trust, Inc.
Industry Diversification
As of September 30, 2016
($ and square footage in thousands)

 
 
 
 
Percentage of
 
 
 
Number of
Percentage of Total
Annualized Lease
Annualized Lease
Leased Square
Percentage of Leased
Industry
Tenants
Tenants (%)
Revenue
Revenue (%)
Footage
Square Footage (%)
Governmental Entity
4
0.7
$82,918
14.8
1,672
9.7
Business Services
90
14.7
59,043
10.5
2,121
12.3
Depository Institutions
18
2.9
41,640
7.4
1,404
8.2
Engineering, Accounting, Research, Management & Related Services
65
10.6
36,465
6.5
1,005
5.8
Insurance Carriers
21
3.4
29,661
5.3
1,178
6.8
Nondepository Credit Institutions
16
2.6
29,093
5.2
951
5.5
Insurance Agents, Brokers & Services
18
2.9
27,880
5.0
923
5.4
Security & Commodity Brokers, Dealers, Exchanges & Services
38
6.2
22,055
3.9
713
4.1
Legal Services
50
8.2
21,059
3.8
692
4.0
Communications
38
6.2
20,087
3.6
630
3.7
Electronic & Other Electrical Equipment & Components, Except Computer
12
2.0
19,935
3.6
581
3.4
Educational Services
7
1.1
15,114
2.7
386
2.2
Real Estate
29
4.7
14,527
2.6
472
2.7
Eating & Drinking Places
39
6.4
14,133
2.5
445
2.6
Food & Kindred Products
3
0.5
12,522
2.2
408
2.4
Other
165
26.9
114,788
20.4
3,640
21.2
Total
613
100.0
$560,920
100.0
17,221
100.0
pdm123114_chart-48420a07.jpg

36



Piedmont Office Realty Trust, Inc.
Property Investment Activity
As of September 30, 2016
($ and square footage in thousands)


Acquisitions Over Previous Eighteen Months
Property
 
Location
Acquisition Date
Percent
Ownership (%)
Year Built
Purchase Price
 Rentable Square
Footage
 Percent Leased at
Acquisition (%)
Two Pierce Place Land
 
Itasca, IL
6/2/2015
100
N/A
$3,709
N/A
N/A
80 Central Street
 
Boxborough, MA
7/24/2015
100
1988
13,500
150
93
SunTrust Center
 
Orlando, FL
11/4/2015
100
1988
170,804
655
89
Galleria 300
 
Atlanta, GA
11/4/2015
100
1987
88,317
433
89
Glenridge Highlands One
 
Atlanta, GA
11/24/2015
100
1998
63,562
290
90
Suwanee Gateway Land
 
Suwanee, GA
12/21/2015
100
N/A
1,350
N/A
N/A
CNL Tower I and CNL Tower II
 
Orlando, FL
8/1/2016
99
1999 / 2006
166,745
622
95
One Wayside Road
 
Burlington, MA
8/10/2016
100
1997
62,900
201
100
Total / Weighted Average
 
 
 
 
 
$570,887
2,351
92

Dispositions Over Previous Eighteen Months
Property
 
Location
Disposition Date
Percent
Ownership (%)
Year Built
Sale Price
 Rentable Square
Footage
 Percent Leased at
Disposition (%)
5601 Headquarters Drive
 
Plano, TX
4/28/2015
100
2001
$33,700
166
100
River Corporate Center
 
Tempe, AZ
4/29/2015
100
1998
24,600
133
100
Copper Ridge Center
 
Lyndhurst, NJ
5/1/2015
100
1989
51,025
268
87
Eastpoint I & Eastpoint II
Mayfield Heights, OH
7/28/2015
100
2000
18,500
170
91
3750 Brookside Parkway
 
Alpharetta, GA
8/10/2015
100
2001
14,086
105
91
Chandler Forum
 
Chandler, AZ
9/1/2015
100
2003
33,900
150
100
Aon Center
 
Chicago, IL
10/29/2015
100
1972
712,000
2,738
87
2 Gatehall Drive
 
Parsippany, NJ
12/21/2015
100
1985
51,000
405
100
1055 East Colorado Boulevard
 
Pasadena, CA
4/21/2016
100
2001
61,250
176
99
Fairway Center II
 
Brea, CA
4/28/2016
100
2002
33,800
134
97
1901 Main Street
 
Irvine, CA
5/2/2016
100
2001
66,000
173
100
9221 Corporate Boulevard
 
Rockville, MD
7/27/2016
100
1989
12,650
115
0
150 West Jefferson
 
Detroit, MI
7/29/2016
100
1989
81,500
490
88
9200 & 9211 Corporate Boulevard
 
Rockville, MD
9/28/2016
100
1982 / 1989
13,250
225
36
Total / Weighted Average
 
 
 
 
 
$1,207,261
5,448
86

Acquisitions Subsequent to Quarter End
Property
 
Location
Acquisition Date
Percent
Ownership (%)
Year Built
Purchase Price
 Rentable Square
Footage
 Percent Leased at
Acquisition (%)
Galleria 200
 
Atlanta, GA
10/7/2016
100
1984
$69,604
432
89




37



Piedmont Office Realty Trust, Inc.
Other Investments
As of September 30, 2016
($ and square footage in thousands)


Unconsolidated Joint Venture Properties
Property
Location
Percent
Ownership (%)
Year Built
Piedmont Share
of Real Estate
Net Book Value
 Real Estate
Net Book Value
 Rentable
Square Footage
 Percent
Leased (%)
8560 Upland Drive
Parker, CO
72
2001
$6,995
$9,730
148.6
100

Land Parcels
Property
Location
Adjacent Piedmont Property
Acres
Real Estate Book Value
Gavitello
 Atlanta, GA
The Medici
2.0
$2,713
Glenridge Highlands Three
 Atlanta, GA
Glenridge Highlands One and Two
3.0
1,725
Suwanee Gateway
Suwanee, GA
Suwanee Gateway One
5.0
1,401
State Highway 161
 Irving, TX
Las Colinas Corporate Center I and II, 161 Corporate Center
4.5
3,320
Royal Lane
Irving, TX
6011, 6021 and 6031 Connection Drive
10.6
2,812
TownPark
Lake Mary, FL
400 and 500 TownPark
18.9
6,074
Total
 
 
44.0
$18,045


Development - Construction
Property
Location
Adjacent Piedmont Property
Construction Type
Actual or Targeted Completion Date
Percent Leased (%)
Square Feet
Project Capital Expended
(Cash)
Estimated Additional Capital Required (1)
(Cash)
500 TownPark
Lake Mary, FL
400 TownPark
Development
Q1 2017
80
135.0
12,330
$16 to $18 million


Development - Lease-Up
Property
Location
Adjacent Piedmont Property
Construction Type
Actual or Targeted Completion Date
Percent Leased (%)
Square Feet
Project Capital Expended (2)
(Cash)
Enclave Place
 Houston, TX
1430 Enclave Parkway
Development
Q3 2015
300.9
$62,717
3100 Clarendon Boulevard
Arlington, VA
Not Applicable
Redevelopment
Q4 2015
38
261.8
44,191
Total
 
 
 
 
 
562.7
$106,907

(1)
Amount includes anticipated development costs as well as estimated lease-up costs.
(2)
Inclusive of tenant improvement and leasing costs. Predominately tenant improvement and leasing costs for the lease-up of each property remain and will vary by tenant and by market.
 
 
 
 


38



Piedmont Office Realty Trust, Inc.
Supplemental Definitions

Included below are definitions of various terms used throughout this supplemental report, including definitions of certain non-GAAP financial measures and the reasons why the Company’s management believes these measures provide useful information to investors about the Company’s financial condition and results of operations. Reconciliations of any non-GAAP financial measures defined below are included beginning on page 41.

Adjusted Funds From Operations ("AFFO"): The Company calculates AFFO by starting with Core FFO and adjusting for non-incremental capital expenditures and acquisition-related costs and then adding back non-cash items including: non-real estate depreciation, straight-lined rents and fair value lease adjustments, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. AFFO is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that AFFO is helpful to investors as a meaningful supplemental comparative performance measure of our ability to make incremental capital investments. Other REITs may not define AFFO in the same manner as the Company; therefore, the Company’s computation of AFFO may not be comparable to that of other REITs.
 
Annualized Lease Revenue ("ALR"): ALR is calculated by multiplying (i) rental payments (defined as base rent plus operating expense reimbursements, if payable by the tenant on a monthly basis under the terms of a lease that has been executed, but excluding a) rental abatements and b) rental payments related to executed but not commenced leases for space that was covered by an existing lease), by (ii) 12. In instances in which contractual rents or operating expense reimbursements are collected on an annual, semi-annual, or quarterly basis, such amounts are multiplied by a factor of 1, 2, or 4, respectively, to calculate the annualized figure. For leases that have been executed but not commenced relating to un-leased space, ALR is calculated by multiplying (i) the monthly base rental payment (excluding abatements) plus any operating expense reimbursements for the initial month of the lease term, by (ii) 12. Unless stated otherwise, this measure excludes revenues associated with our unconsolidated joint venture properties and development / re-development properties, if any.
 
Core EBITDA: The Company calculates Core EBITDA as net income (computed in accordance with GAAP) before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property and other significant infrequent items that create volatility within our earnings and make it difficult to determine the earnings generated by our core ongoing business. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Core EBITDA is helpful to investors as a supplemental performance measure because it provides a metric for understanding the performance of the Company’s results from ongoing operations without taking into account the effects of non-cash expenses (such as depreciation and amortization), as well as items that are not part of normal day-to-day operations of the Company’s business. Other REITs may not define Core EBITDA in the same manner as the Company; therefore, the Company’s computation of Core EBITDA may not be comparable to that of other REITs.
 
Core Funds From Operations ("Core FFO"): The Company calculates Core FFO by starting with FFO, as defined by NAREIT, and adjusting for gains or losses on the extinguishment of swaps and/or debt, acquisition-related costs, and any significant non-recurring items. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Core FFO is helpful to investors as a supplemental performance measure because it excludes the effects of certain items which can create significant earnings volatility, but which do not directly relate to the Company’s core business operations. As a result, the Company believes that Core FFO can help facilitate comparisons of operating performance between periods and provides a more meaningful predictor of future earnings potential. Other REITs may not define Core FFO in the same manner as the Company; therefore, the Company’s computation of Core FFO may not be comparable to that of other REITs.
 
EBITDA: EBITDA is defined as net income before interest, taxes, depreciation and amortization.
 
Funds From Operations ("FFO"): The Company calculates FFO in accordance with the current National Association of Real Estate Investment Trusts (“NAREIT”) definition. NAREIT currently defines FFO as net income (computed in accordance with GAAP), excluding gains or losses from sales of property and impairment losses, adding back depreciation and amortization on real estate assets, and after the same adjustments for unconsolidated partnerships and joint ventures. These adjustments can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. FFO is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that FFO is helpful to investors as a supplemental performance measure because it excludes the effects of depreciation, amortization and gains or losses from sales of real estate, all of which are based on historical costs, which implicitly assumes that the value of real estate diminishes predictably over time. The Company also believes that FFO can help facilitate comparisons of operating performance between periods and with other REITs. However, other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than the Company; therefore, the Company’s computation of FFO may not be comparable to that of such other REITs.
 
Gross Assets: Gross Assets is defined as total assets with the add-back of accumulated depreciation and accumulated amortization related to real estate assets.
 
Gross Real Estate Assets: Gross Real Estate Assets is defined as total real estate assets with the add-back of accumulated depreciation and accumulated amortization related to real estate assets.
 
Incremental Capital Expenditures: Incremental Capital Expenditures are defined as capital expenditures of a non-recurring nature that incrementally enhance the underlying assets' income generating capacity. Tenant improvements, leasing commissions, building capital and deferred lease incentives ("Leasing Costs") incurred to lease space that was vacant at acquisition, Leasing Costs for spaces vacant for greater than one year, Leasing Costs for spaces at newly acquired properties for which in-place leases expire shortly after acquisition, improvements associated with the expansion of a building and renovations that change the underlying classification of a building are included in this measure.
 
NOI from Unconsolidated Joint Ventures: NOI from Unconsolidated Joint Ventures is defined as Property NOI attributable to our interests in properties owned through unconsolidated partnerships. We present this measure on an accrual basis and a cash basis, which eliminates the effects of straight lined rents and fair value lease revenue. NOI from Unconsolidated Joint Ventures is a non-GAAP measure and therefore may not be comparable to similarly defined data provided by other REITs.
 
Non-Incremental Capital Expenditures: Non-Incremental Capital Expenditures are defined as capital expenditures of a recurring nature related to tenant improvements and leasing commissions that do not incrementally enhance the underlying assets' income generating capacity. We exclude first generation tenant improvements and leasing commissions from this measure, in addition to other capital expenditures that qualify as Incremental Capital Expenditures, as defined above.
 
Property Net Operating Income ("Property NOI"): The Company calculates Property NOI by starting with Core EBITDA and adjusting for general and administrative expense, income associated with property management performed by Piedmont for other organizations and other income or expense items for the Company, such as interest income from loan investments or costs from the pursuit of non-consummated transactions. The Company may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are also eliminated. Property NOI is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Property NOI is helpful to investors as a supplemental comparative performance measure of income generated by its properties alone without the administrative overhead of the Company. Other REITs may not define Property NOI in the same manner as the Company; therefore, the Company’s computation of Property NOI may not be comparable to that of other REITs.
 
Same Store Net Operating Income ("Same Store NOI"): The Company calculates Same Store NOI as Property NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI also excludes amounts attributable to unconsolidated joint venture assets. The Company may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are also eliminated. Same Store NOI is a non-GAAP financial measure and should not be viewed as an alternative to net income calculated in accordance with GAAP as a measurement of the Company’s operating performance. The Company believes that Same Store NOI is helpful to investors as a supplemental comparative performance measure of the income generated from the same group of properties from one period to the next. Other REITs may not define Same Store NOI in the same manner as the Company; therefore, the Company’s computation of Same Store NOI may not be comparable to that of other REITs.
 
Same Store Properties: Same Store Properties is defined as properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store Properties excludes unconsolidated joint venture assets.

39



Piedmont Office Realty Trust, Inc.
Research Coverage

Equity Research Coverage
Barry Oxford
Jed Reagan
Anthony Paolone, CFA
Steve Manaker, CFA
D.A. Davidson & Company
Green Street Advisors
JP Morgan
Oppenheimer & Co.
260 Madison Avenue, 8th Floor
660 Newport Center Drive, Suite 800
383 Madison Avenue
85 Broad Street
New York, NY 10016
Newport Beach, CA 92660
34th Floor
New York, NY 10004
Phone: (212) 240-9871
Phone: (949) 640-8780
New York, NY 10179
Phone: (212) 667-5950
 
 
Phone: (212) 622-6682
 
 
 
 
 
 
 
 
 
David Rodgers, CFA
John W. Guinee, III
Michael Lewis, CFA
 
Robert W. Baird & Co.
Erin Aslakson
SunTrust Robinson Humphrey
 
200 Public Square
Stifel, Nicolaus & Company
711 Fifth Avenue, 14th Floor
 
Suite 1650
One South Street
New York, NY 10022
 
Cleveland, OH 44139
16th Floor
Phone: (212) 319-5659
 
Phone: (216) 737-7341
Baltimore, MD 21202
 
 
 
Phone: (443) 224-1307
 
 
 
 
 
 
 
 
 
 
 
 
 
 

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


40



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

 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
 
9/30/2016
 
9/30/2015
 
 
 
 
 
 
 
 
 
 
 
 
 
 
GAAP net income applicable to common stock
$
(12,746
)
 
$
80,072

 
$
10,372

 
$
125,644

 
$
(1,875
)
 
$
77,698

 
$
47,346

Depreciation (1)(2)
31,451

 
31,442

 
31,639

 
30,867

 
31,093

 
94,532

 
103,125

Amortization (1)
18,640

 
17,418

 
17,822

 
17,257

 
14,037

 
53,880

 
43,694

Impairment loss (1)
22,590

 
8,308

 

 

 
34,815

 
30,898

 
40,169

Loss / (gain) on sale of properties (1)
57

 
(78,987
)
 
20

 
(114,412
)
 
(17,140
)
 
(78,910
)
 
(53,824
)
NAREIT funds from operations applicable to common stock
59,992

 
58,253

 
59,853

 
59,356

 
60,930

 
178,098

 
180,510

Adjustments:
 
 
 
 
 
 
 
 
 
 
 
 
 
Acquisition costs
955

 
5

 
12

 
644

 
128

 
972

 
275

Loss / (gain) on extinguishment of swaps

 

 

 
(94
)
 

 

 
132

Net (recoveries) / loss from casualty events and litigation settlements (1)
(34
)
 

 

 
278

 

 
(34
)
 

Core funds from operations applicable to common stock
60,913

 
58,258

 
59,865

 
60,184

 
61,058

 
179,036

 
180,917

Adjustments:
 
 
 
 
 
 
 
 
 
 
 
 
 
Amortization of debt issuance costs, fair market adjustments on notes payable, and discount on senior notes
653

 
643

 
647

 
642

 
646

 
1,943

 
1,905

Depreciation of non real estate assets
216

 
175

 
204

 
226

 
168

 
595

 
529

Straight-line effects of lease revenue (1)
(4,140
)
 
(3,127
)
 
(7,848
)
 
(4,960
)
 
(2,519
)
 
(15,115
)
 
(10,774
)
Stock-based and other non-cash compensation expense
1,931

 
1,477

 
1,928

 
2,051

 
2,622

 
5,336

 
5,039

Amortization of lease-related intangibles (1)
(1,152
)
 
(1,290
)
 
(1,238
)
 
(1,202
)
 
(1,145
)
 
(3,680
)
 
(3,369
)
Acquisition costs
(955
)
 
(5
)
 
(12
)
 
(644
)
 
(128
)
 
(972
)
 
(275
)
Non-incremental capital expenditures
(6,982
)
 
(6,455
)
 
(9,996
)
 
(13,939
)
 
(8,269
)
 
(23,433
)
 
(30,197
)
Adjusted funds from operations applicable to common stock
$
50,484

 
$
49,676

 
$
43,550

 
$
42,358

 
$
52,433

 
$
143,710

 
$
143,775










(1)
Includes adjustments for consolidated properties, including discontinued operations, and for our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)
Excludes depreciation of non real estate assets.


41



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


 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
 
9/30/2016
 
9/30/2015
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net income attributable to Piedmont
$
(12,746
)
 
$
80,072

 
$
10,372

 
$
125,644

 
$
(1,875
)
 
$
77,698

 
$
47,346

Net income attributable to noncontrolling interest
(15
)
 
4

 
4

 
3

 
4

 
(7
)
 
12

Interest expense
15,496

 
16,413

 
16,385

 
17,978

 
18,832

 
48,294

 
56,020

Depreciation
31,667

 
31,616

 
31,843

 
31,093

 
31,261

 
95,127

 
103,654

Amortization
18,640

 
17,418

 
17,822

 
17,257

 
14,037

 
53,880

 
43,694

Acquisition costs
955

 
5

 
12

 
644

 
128

 
972

 
275

Impairment loss
22,590

 
8,308

 

 

 
34,815

 
30,898

 
40,169

Net (recoveries) / loss from casualty events and litigation settlements
(34
)
 

 

 
278

 

 
(34
)
 

Loss / (gain) on sale of properties
57

 
(78,987
)
 
20

 
(114,412
)
 
(17,140
)
 
(78,910
)
 
(53,824
)
Core EBITDA
76,610

 
74,849

 
76,458

 
78,485

 
80,062

 
227,918

 
237,346

General & administrative expenses
7,437

 
8,351

 
7,777

 
7,601

 
8,270

 
23,565

 
22,789

Management fee revenue
(294
)
 
(224
)
 
(292
)
 
(224
)
 
(329
)
 
(810
)
 
(891
)
Other (income) / expense
(235
)
 
543

 
(307
)
 
(992
)
 
(931
)
 
1

 
(1,493
)
Straight-line effects of lease revenue
(4,140
)
 
(3,127
)
 
(7,848
)
 
(4,960
)
 
(2,519
)
 
(15,115
)
 
(10,774
)
Amortization of lease-related intangibles
(1,152
)
 
(1,290
)
 
(1,238
)
 
(1,202
)
 
(1,145
)
 
(3,680
)
 
(3,369
)
Property net operating income (cash basis)
78,226

 
79,102

 
74,550

 
78,708

 
83,408

 
231,879

 
243,608

Deduct net operating (income) / loss from:
 
 
 
 
 
 
 
 
 
 
 
 
 
Acquisitions
(8,057
)
 
(5,437
)
 
(5,215
)
 
(2,997
)
 
(893
)
 
(18,709
)
 
(2,073
)
Dispositions
373

 
(2,714
)
 
(3,856
)
 
(9,140
)
 
(15,029
)
 
(6,198
)
 
(41,992
)
Other investments
(323
)
 
(9
)
 
(126
)
 
(168
)
 
(284
)
 
(458
)
 
(802
)
Same store net operating income (cash basis)
$
70,219

 
$
70,942

 
$
65,353

 
$
66,403

 
$
67,202

 
$
206,514

 
$
198,741


42



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


 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
 
9/30/2016
 
9/30/2015
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Equity in income of unconsolidated joint ventures
$
128

 
$
111

 
$
115

 
$
135

 
$
135

 
$
354

 
$
418

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Interest expense

 

 

 

 

 

 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Depreciation
63

 
61

 
61

 
60

 
61

 
185

 
184

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Amortization
16

 
16

 
16

 
16

 
16

 
48

 
49

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Impairment loss

 

 

 

 

 

 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Loss / (gain) on sale of properties

 

 

 

 

 

 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Core EBITDA
207

 
188

 
192

 
211

 
212

 
587

 
651

 
 
 
 
 
 
 
 
 
 
 
 
 
 
General and administrative expenses
8

 
34

 
4

 
6

 
10

 
47

 
37

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Other (income) / expense

 

 

 

 

 

 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property net operating income (accrual basis)
215

 
222

 
196

 
217

 
222

 
634

 
688

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Straight-line effects of lease revenue
1

 

 
1

 
(3
)
 
(3
)
 
1

 
(14
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Amortization of lease-related intangibles

 

 

 

 

 

 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Property net operating income (cash basis)
$
216

 
$
222

 
$
197

 
$
214

 
$
219

 
$
635

 
$
674


43



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


 
Three Months Ended
 
Nine Months Ended
 
9/30/2016
 
6/30/2016
 
3/31/2016
 
12/31/2015
 
9/30/2015
 
9/30/2016
 
9/30/2015
Revenues:
 
 
 
 
 
 
 
 
 
 
 
 
 
Rental income
$

 
$

 
$

 
$

 
$
19

 
$

 
$
19

Tenant reimbursements

 

 

 
67

 

 

 
(3
)
Property management fee revenue

 

 

 

 

 

 

Other rental income

 

 

 

 

 

 

 

 

 

 
67

 
19

 

 
16

Expenses:
 
 
 
 
 
 
 
 
 
 
 
 
 
Property operating costs

 

 

 
(3
)
 
3

 

 
2

Depreciation

 

 

 

 

 

 

Amortization

 

 

 

 

 

 

General and administrative
(1
)
 
1

 

 
(1
)
 

 

 
1

 
(1
)
 
1

 

 
(4
)
 
3

 

 
3

Other income / (expense):
 
 
 
 
 
 
 
 
 
 
 
 
 
Interest expense

 

 

 

 

 

 

Other income / (expense)

 

 

 

 

 

 

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

 

 

 

 

 

 

Net income attributable to noncontrolling interest

 

 

 

 

 

 

 

 

 

 

 

 

 

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Operating income, excluding impairment loss and gain / (loss) on sale
1

 
(1
)
 

 
71

 
16

 

 
13

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Impairment loss

 

 

 

 

 

 

Gain / (loss) on sale of properties

 

 

 
1

 
(2
)
 

 
(2
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Income from discontinued operations
$
1

 
$
(1
)
 
$

 
$
72

 
$
14

 
$

 
$
11




44



Piedmont Office Realty Trust, Inc.
Property Detail - In-Service Portfolio (1) 
As of September 30, 2016
(in thousands)

Property
City
State
Percent
Ownership
Year Built
Rentable
Square
Footage
Owned
Leased
Percentage
Commenced
Leased
Percentage
Economic
Leased
Percentage
 (2)
 
 
 
 
 
 
 
 
 
Atlanta
 
 
 
 
 
 
 
 
11695 Johns Creek Parkway
 Johns Creek
 GA
100.0%
2001
101
92.1
%
92.1
%
71.3
%
Glenridge Highlands Two
 Atlanta
 GA
100.0%
2000
427
100.0
%
100.0
%
100.0
%
Suwanee Gateway One
 Suwanee
 GA
100.0%
2008
143
46.9
%
46.9
%
42.0
%
The Dupree
 Atlanta
 GA
100.0%
1997
138
100.0
%
100.0
%
100.0
%
The Medici
 Atlanta
 GA
100.0%
2008
158
96.8
%
96.8
%
90.5
%
1155 Perimeter Center West
 Atlanta
 GA
100.0%
2000
377
100.0
%
100.0
%
100.0
%
Galleria 300
 Atlanta
 GA
100.0%
1987
432
95.1
%
95.1
%
86.8
%
Glenridge Highlands One
 Atlanta
 GA
100.0%
1998
288
97.6
%
93.4
%
87.2
%
Metropolitan Area Subtotal / Weighted Average
 
 
 
 
2,064
94.3
%
93.8
%
89.3
%
Boston
 
 
 
 
 
 
 
 
1200 Crown Colony Drive
 Quincy
 MA
100.0%
1990
235
100.0
%
100.0
%
100.0
%
80 Central Street
 Boxborough
 MA
100.0%
1988
150
94.0
%
87.3
%
87.3
%
90 Central Street
 Boxborough
 MA
100.0%
2001
175
100.0
%
100.0
%
100.0
%
1414 Massachusetts Avenue
 Cambridge
 MA
100.0%
1873
78
100.0
%
100.0
%
100.0
%
One Brattle Square
 Cambridge
 MA
100.0%
1991
95
100.0
%
100.0
%
100.0
%
225 Presidential Way
 Woburn
 MA
100.0%
2001
202
100.0
%
100.0
%
100.0
%
235 Presidential Way
 Woburn
 MA
100.0%
2000
238
100.0
%
100.0
%
100.0
%
5 & 15 Wayside Road
 Burlington
 MA
100.0%
1999 / 2001
272
100.0
%
100.0
%
100.0
%
5 Wall Street
 Burlington
 MA
100.0%
2008
182
100.0
%
100.0
%
100.0
%
One Wayside Road
 Burlington
 MA
100.0%
1997
201
100.0
%
100.0
%
100.0
%
Metropolitan Area Subtotal / Weighted Average
 
 
 
 
1,828
99.5
%
99.0
%
99.0
%
Chicago
 
 
 
 
 
 
 
 
Windy Point I
 Schaumburg
 IL
100.0%
1999
187
66.3
%
66.3
%
66.3
%
Windy Point II
 Schaumburg
 IL
100.0%
2001
301
100.0
%
100.0
%
100.0
%
Two Pierce Place
 Itasca
 IL
100.0%
1991
486
96.7
%
96.7
%
96.7
%
2300 Cabot Drive
 Lisle
 IL
100.0%
1998
153
73.9
%
72.5
%
68.0
%
500 West Monroe Street
Chicago
 IL
100.0%
1991
967
94.2
%
88.6
%
71.4
%
Metropolitan Area Subtotal / Weighted Average
 
 
 
 
2,094
91.6
%
89.0
%
80.7
%




45



Property
City
State
Percent
Ownership
Year Built
Rentable
Square
Footage
Owned
Leased
Percentage
Commenced
Leased
Percentage
Economic
Leased
Percentage
 (2)
Dallas








6031 Connection Drive
 Irving
 TX
100.0%
1999
232
100.0
%
94.4
%
87.9
%
6021 Connection Drive
 Irving
 TX
100.0%
2000
222
100.0
%
100.0
%
100.0
%
6011 Connection Drive
 Irving
 TX
100.0%
1999
152
100.0
%
100.0
%
100.0
%
Las Colinas Corporate Center I
 Irving
 TX
100.0%
1998
159
97.5
%
91.8
%
91.8
%
Las Colinas Corporate Center II
 Irving
 TX
100.0%
1998
228
96.9
%
96.9
%
94.3
%
6565 North MacArthur Boulevard
 Irving
 TX
100.0%
1998
260
89.2
%
89.2
%
89.2
%
One Lincoln Park
 Dallas
 TX
100.0%
1999
262
95.8
%
90.8
%
85.5
%
161 Corporate Center
 Irving
 TX
100.0%
1998
105
100.0
%
100.0
%
100.0
%
Park Place on Turtle Creek
 Dallas
 TX
100.0%
1986
178
92.7
%
91.0
%
87.1
%
Metropolitan Area Subtotal / Weighted Average




1,798
96.5
%
94.4
%
92.0
%
Minneapolis








Crescent Ridge II
Minnetonka
MN
100.0%
2000
301
86.7
%
86.7
%
83.4
%
US Bancorp Center
Minneapolis
MN
100.0%
2000
934
92.0
%
88.4
%
87.2
%
One Meridian Crossings
Richfield
MN
100.0%
1997
195
100.0
%
100.0
%
100.0
%
Two Meridian Crossings
Richfield
MN
100.0%
1998
189
98.9
%
98.9
%
97.9
%
Metropolitan Area Subtotal / Weighted Average




1,619
92.8
%
90.7
%
89.3
%
New York








200 Bridgewater Crossing
Bridgewater
NJ
100.0%
2002
309
99.0
%
99.0
%
95.5
%
60 Broad Street
New York
NY
100.0%
1962
1,033
100.0
%
100.0
%
98.8
%
600 Corporate Drive
Lebanon
NJ
100.0%
2005
125
100.0
%
100.0
%
100.0
%
400 Bridgewater Crossing
Bridgewater
NJ
100.0%
2002
300
93.3
%
72.7
%
69.0
%
Metropolitan Area Subtotal / Weighted Average




1,767
98.7
%
95.2
%
93.3
%
Orlando








400 TownPark
Lake Mary
FL
100.0%
2008
176
100.0
%
88.6
%
88.6
%
SunTrust Center
Orlando
FL
100.0%
1988
651
88.2
%
88.2
%
81.4
%
CNL Tower I
Orlando
FL
99.0%
1999
348
98.0
%
98.0
%
98.0
%
CNL Tower II
Orlando
FL
99.0%
2006
270
93.0
%
84.1
%
73.7
%
Metropolitan Area Subtotal / Weighted Average




1,445
92.9
%
89.8
%
84.8
%
Washington, D.C.








1201 Eye Street
Washington
DC
49.5% (3)
2001
269
91.4
%
65.8
%
65.8
%
1225 Eye Street
Washington
DC
49.5% (3)
1986
225
90.7
%
88.9
%
73.3
%
400 Virginia Avenue
Washington
DC
100.0%
1985
224
82.1
%
80.8
%
80.8
%
4250 North Fairfax Drive
Arlington
VA
100.0%
1998
308
83.1
%
62.7
%
40.9
%
One Independence Square
Washington
DC
100.0%
1991
334
72.8
%
56.0
%
%
Two Independence Square
Washington
DC
100.0%
1991
606
100.0
%
100.0
%
100.0
%
Piedmont Pointe I
Bethesda
MD
100.0%
2007
186
68.8
%
68.8
%
68.8
%
Piedmont Pointe II
Bethesda
MD
100.0%
2008
223
60.5
%
60.5
%
60.1
%
Arlington Gateway
Arlington
VA
100.0%
2005
326
84.4
%
77.0
%
72.4
%
Metropolitan Area Subtotal / Weighted Average




2,701
84.3
%
76.2
%
64.9
%




46





Property
City
State
Percent
Ownership
Year Built
Rentable
Square
Footage
Owned
Leased
Percentage
Commenced
Leased
Percentage
Economic
Leased
Percentage
 (2)
 
 
 
 
 
 
 
 
 
Other








Desert Canyon 300
Phoenix
AZ
100.0%
2001
149
95.3
%
95.3
%
95.3
%
800 North Brand Boulevard
Glendale
CA
100.0%
1990
527
100.0
%
99.2
%
98.7
%
Sarasota Commerce Center II
Sarasota
FL
100.0%
1999
149
93.3
%
93.3
%
93.3
%
5601 Hiatus Road
Tamarac
FL
100.0%
2001
100
100.0
%
100.0
%
100.0
%
2001 NW 64th Street
Ft. Lauderdale
FL
100.0%
2001
48
100.0
%
100.0
%
100.0
%
Auburn Hills Corporate Center
Auburn Hills
MI
100.0%
2001
120
80.8
%
80.8
%
80.8
%
1075 West Entrance Drive
Auburn Hills
MI
100.0%
2001
210
100.0
%
100.0
%
100.0
%
1901 Market Street
Philadelphia
PA
100.0%
1987
801
100.0
%
100.0
%
100.0
%
2120 West End Avenue
Nashville
TN
100.0%
2000
312
100.0
%
100.0
%
100.0
%
5301 Maryland Way
Brentwood
TN
100.0%
1989
201
100.0
%
100.0
%
100.0
%
1430 Enclave Parkway
Houston
TX
100.0%
1994
313
100.0
%
100.0
%
100.0
%
Braker Pointe III
Austin
TX
100.0%
2001
196
23.5
%
20.9
%
20.9
%
Subtotal / Weighted Average




3,126
93.9
%
93.6
%
93.5
%









Grand Total




18,442
93.4
%
90.8
%
86.7
%









(1)
This schedule includes information for Piedmont's in-service portfolio of properties only. It excludes information for the Company's equity interest in one property owned through an unconsolidated joint venture, two properties under development, and one property that was taken out of service for redevelopment. Information on properties excluded from this schedule can be found on page 38.
(2)
Economic leased percentage excludes the square footage associated with executed but not commenced leases for currently vacant spaces and the square footage associated with tenants receiving rental abatements (after proportional adjustments for tenants receiving only partial rental abatements).
(3)
Although Piedmont owns 49.5% of the asset, it is entitled to 100% of the cash flows under the terms of the property ownership entity's joint venture agreement.

47



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


Certain statements contained in this supplemental package constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend for all such forward-looking statements to be covered by the safe-harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable. Such information is subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “believe,” “continue” or similar words or phrases that are predictions of future events or trends and which do not relate solely to historical matters. Examples of such statements in this supplemental package include our estimated Core FFO and Core FFO per diluted share for calendar year 2016 and certain expected future financing requirements and expenditures.
The following are some of the factors that could cause our actual results and expectations to differ materially from those described in our forward-looking statements: economic, regulatory and socio-economic changes (including accounting standards) that impact the real estate market generally or that could affect the patterns of use of commercial office space, may cause our operating results to suffer and decrease the value of our real estate properties; the success of our real estate strategies and investment objectives, including our ability to identify and consummate suitable acquisitions and divestitures; lease terminations or lease defaults, particularly by one of our large lead tenants; the impact of competition on our efforts to renew existing leases or re-let space on terms similar to existing leases; changes in the economies and other conditions affecting the office market in general and of the specific markets in which we operate, particularly in Chicago, Washington, D.C., and the New York metropolitan area, where we have high concentrations of office properties; the illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our properties; acquisitions of properties may have unknown risks and other liabilities at the time of acquisition; development and construction delays and resultant increased costs and risks may negatively impact our operating results; our real estate development strategies may not be successful; future terrorist attacks in the major metropolitan areas in which we own properties could significantly impact the demand for, and value of, our properties; additional risks and costs associated with directly managing properties occupied by government tenants; adverse market and economic conditions may negatively affect us and could cause us to recognize impairment charges on our long-lived assets or goodwill or otherwise impact our performance; availability of financing and our lending banks' ability to honor existing line of credit commitments; costs of complying with governmental laws and regulations; future offerings of debt or equity securities may adversely affect the market price of our common stock; changes in market interest rates may have an effect on the value of our common stock; uncertainties associated with environmental and other regulatory matters; potential changes in political environment and reduction in federal and/or state funding of our governmental tenants; we may be subject to litigation, which could have a material adverse effect on our financial condition; changes in tax laws impacting REITs and real estate in general, as well as our ability to continue to qualify as a REIT under the Internal Revenue Code; and other factors detailed in our most recent Annual Report on Form 10-K and other documents we file with the Securities and Exchange Commission.
Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this supplemental report. We cannot guarantee the accuracy of any such forward-looking statements contained in this supplemental report, and we do not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.




48