Segment Information

9 Months Ended

Sep. 30, 2023

Segment Reporting [Abstract]

Segment Information

Segment Information

Piedmont's President and Chief Executive Officer has been identified as Piedmont's chief operating decision maker ("CODM"), as defined by GAAP. The CODM evaluates Piedmont's portfolio and assesses the ongoing operations and performance of its properties utilizing the following geographic segments: Atlanta, Dallas, Orlando, Washington, D.C./Northern Virginia, Minneapolis, New York, and Boston. These operating segments are also Piedmont’s reportable segments. As of September 30, 2023, Piedmont also owned two properties in Houston that do not meet the definition of an operating or reportable segment as the CODM does not regularly review these properties for purposes of allocating resources or assessing performance. Further, Piedmont does not maintain a significant presence or anticipate further investment in this market. These two properties are the primary contributors to accrual-based net operating income ("NOI") included in "Other" below. During the periods presented, there have been no material inter segment transactions. The accounting policies of the reportable segments are the same as Piedmont's accounting policies.

Accrual-based net operating income ("NOI") by geographic segment is the primary performance measure reviewed by Piedmont's CODM to assess operating performance and consists only of revenues and expenses directly related to real estate rental operations. NOI is calculated by deducting property operating costs from lease revenues and other property related income. NOI reflects property acquisitions and dispositions, occupancy levels, rental rate increases or decreases, and the recoverability of operating expenses. Piedmont's calculation of NOI may not be directly comparable to similarly titled measures calculated by other REITs.

Asset value information and capital expenditures by segment are not reported because the CODM does not use these measures to assess performance.

The following table presents accrual-based lease revenue and other property related income included in NOI by geographic reportable segment (in thousands):

	Three Months Ended				Nine Months Ended
	September 30, 2023		September 30, 2022		September 30, 2023		September 30, 2022
Atlanta	$	40,433	$	34,026	$	119,860	$	92,558
Dallas	28,619		28,379		84,680		81,881
Orlando	15,234		15,131		46,112		43,513
Washington, D.C./Northern Virginia	15,251		15,608		45,029		46,980
Minneapolis	16,700		15,470		47,125		45,987
New York	13,940		14,525		40,674		42,461
Boston	10,875		14,735		31,642		44,797
Total reportable segments	141,052		137,874		415,122		398,177
Other	5,934		6,226		17,303		18,381
Total Revenues	$	146,986	$	144,100	$	432,425	$	416,558

The following table presents NOI by geographic reportable segment (in thousands):

	Three Months Ended				Nine Months Ended
	September 30, 2023		September 30, 2022		September 30, 2023		September 30, 2022
Atlanta	$	25,965	$	21,627	$	77,247	$	58,354
Dallas	16,334		15,325		47,313		47,189
Orlando	8,895		8,865		27,446		26,206
Washington, D.C./Northern Virginia	9,183		9,712		27,156		29,851
Minneapolis	9,166		8,072		25,622		23,950
New York	7,565		7,959		22,286		23,901
Boston	6,422		9,646		19,213		29,922
Total reportable segments	83,530		81,206		246,283		239,373
Other	3,544		3,893		9,956		10,794
Total NOI	$	87,074	$	85,099	$	256,239	$	250,167

A reconciliation of Net income/(loss) applicable to Piedmont to NOI is presented below (in thousands):

	Three Months Ended				Nine Months Ended
	September 30, 2023		September 30, 2022		September 30, 2023		September 30, 2022
Net income/(loss) applicable to Piedmont	$	(17,002)	$	3,331	$	(20,357)	$	71,261
Management fee revenue (1)	(210)		(177)		(756)		(743)
Depreciation and amortization	58,311		58,230		173,946		165,850
Goodwill impairment charge	10,957		—		10,957		—
General and administrative expenses	7,043		6,590		22,013		21,212
Interest expense	27,361		17,244		72,827		44,917
Other income	(207)		(119)		(3,218)		(1,655)
Loss on early extinguishment of debt	820		—		820		—
Gain on sale of real estate assets	—		—		—		(50,674)
Net income/(loss) applicable to noncontrolling interest	1		—		7		(1)
NOI	$	87,074	$	85,099	$	256,239	$	250,167

(1)Presented net of related operating expenses incurred to earn such management fee revenue. Such operating expenses are a component of property operating costs in the accompanying consolidated statements of operations.