UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

____________________________________________________

FORM 10-Q

____________________________________________________

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended March 31, 2022

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from                     to                     

Commission File Number: 000-55605

Griffin Realty Trust, Inc.

(Exact name of Registrant as specified in its charter)

________________________________________________

Maryland	46-4654479
(State or other jurisdiction of incorporation or organization)	(IRS Employer Identification No.)

1520 E. Grand Ave

El Segundo, California 90245

(Address of principal executive offices)

(310) 606-3200

(Registrant’s telephone number)

N/A

(Former name, former address and former fiscal year, if changed from last report.)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
None	None	None

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports) and (2) has been subject to such filing requirements for the past 90 days.     Yes x    No  ¨

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes  ý    No  ¨ 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and "emerging growth company" in Rule 12b-2 of the Exchange Act.

Large accelerated filer	☐	Accelerated filer	☐
Non-accelerated filer	☒	Smaller reporting company	☐
Emerging growth company	☐

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

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  ☐    No  ☒

As of May 3, 2022, there were 565,265 shares of Class T common stock, 1,801 shares of Class S common stock, 42,013 shares of Class D common stock, 1,911,818 shares of Class I common stock, 24,509,573 shares of Class A common stock, 47,592,117 shares of Class AA common stock, 926,935 shares of Class AAA common stock, and 249,166,309 shares of Class E common stock of Griffin Realty Trust, Inc. outstanding.

1

FORM 10-Q

GRIFFIN REALTY TRUST, INC.

TABLE OF CONTENTS

		Page No.
PART I. FINANCIAL INFORMATION
	Cautionary Note Regarding Forward-Looking Statements	3
Item 1.	Financial Statements:
	Consolidated Balance Sheets as of March 31, 2022 and December 31, 2021 (unaudited)	6
	Consolidated Statements of Operations for the Three Months Ended March 31, 2022 and 2021 (unaudited)	7
	Consolidated Statements of Comprehensive Income (Loss) for the Three Months Ended March 31, 2022 and 2021 (unaudited)	8
	Consolidated Statements of Equity for the Three Months Ended March 31, 2022 and 2021 (unaudited)	9
	Consolidated Statements of Cash Flows for the Three Months Ended March 31, 2022 and 2021 (unaudited)	10
	Notes to Consolidated Financial Statements (unaudited)	12
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	30
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	44
Item 4.	Controls and Procedures	44
PART II. OTHER INFORMATION
Item 1.	Legal Proceedings	45
Item 1A.	Risk Factors	45
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	45
Item 3.	Defaults Upon Senior Securities	45
Item 4.	Mine Safety Disclosures	45
Item 5.	Other Information	45
Item 6.	Exhibits	45
SIGNATURES		47

2

PART I. FINANCIAL INFORMATION

CAUTIONARY NOTE REGARDING FORWARD-LOOKING STATEMENTS

Certain statements contained in this Quarterly Report on Form 10-Q of Griffin Realty Trust, Inc. (“GRT”, "we", "our", and "us"), other than historical facts, may be considered 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 applicable safe harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. You can also identify forward-looking statements by discussions of strategy, plans or intentions.

The forward-looking statements contained in this Quarterly Report on Form 10-Q reflect our current views about future events and are subject to numerous known and unknown risks, uncertainties, assumptions and changes in circumstances that may cause our actual results to differ significantly from those expressed in any forward-looking statement. The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: the continued severity, duration, transmission rate and geographic spread of COVID-19 in the United States, the speed of the vaccine roll-out, effectiveness and willingness of people to take COVID-19 vaccines, the duration of associated immunity and their efficacy against emerging variants and mutations of COVID-19, the extent and effectiveness of other containment measures taken, and the response of the overall economy, the financial markets and the population, particularly in areas in which we operate and with respect to occupancy rates, rent deferrals and the financial condition of GRT’s tenants; general financial and economic conditions; statements about the benefits of the CCIT II Merger (as defined below) and statements that address operating performance, events or developments that GRT expects or anticipates will occur in the future, including but not limited to statements regarding anticipated synergies and G&A savings in the CCIT II Merger, future financial and operating results, plans, objectives, expectations and intentions, expected sources of financing, anticipated asset dispositions, anticipated leadership and governance, creation of value for stockholders, benefits of the CCIT II Merger to customers, employees, stockholders and other constituents of the combined company, the integration of GRT and CCIT II (as defined below), cost savings related to the CCIT II Merger and other non-historical statements; risks related to the disruption of management’s attention from ongoing business operations due to the CCIT II Merger; our net asset value ("NAV") per share and whether and on what timing our board of directors will determine to recommence the publishing of it; whether and by how much our NAV per share upon such recommencement will be materially different than our most recent published NAV per share; the availability of suitable investment, redevelopment, or disposition opportunities; our use of leverage; changes in interest rates; the availability and terms of financing; market conditions; legislative and regulatory changes that could adversely affect the business of GRT; our future capital expenditures, distributions (including the amount and nature thereof), business strategies, our net sales, gross margin, operating expenses, operating income, net income, cash flow, financial condition, impairments, expenditures, capital structure, organizational structure, and other developments and trends of the real estate industry, and other factors discussed in this Quarterly Report on Form 10-Q and in Part I, Item 1A. “Risk Factors” and Part II, Item 7. "Management's Discussion and Analysis of Financial Condition and Results of Operations" of our Annual Report on Form 10-K. Such statements are based on a number of assumptions involving judgments with respect to, among other things, future economic, competitive, and market conditions, including without limitation changes in the political and economic climate, economic conditions and fiscal imbalances in the United States, and other major developments, including wars, natural disasters, military actions, and terrorist attacks, epidemics and pandemics, including the outbreak of COVID-19 and its impact on the operations and financial condition of us and the real estate industries in which we operate.

While forward-looking statements reflect our good faith beliefs, assumptions and expectations, they are not guarantees of future performance. The forward-looking statements speak only as of the date of this Quarterly Report on Form 10-Q. Furthermore, we disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. Moreover, because we operate in a very competitive and rapidly changing environment, new risk factors are likely to emerge from time to time. We caution investors not to place undue reliance on these forward-looking statements and urge you to carefully review the disclosures we make concerning risks in this Quarterly Report and in Part I, Item 1A. “Risk Factors” and Part II, Item 7. “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-

3

K. Readers of this Quarterly Report on Form 10-Q should also read our other periodic filings made with the Securities and Exchange Commission and other publicly filed documents for further discussion regarding such factors.

4

Available Information

Our company website address is www.grtreit.com. We use our website as a channel of distribution for important company information. Important information, including press releases and financial information regarding our company, is routinely posted on and accessible on the “Media” section of our website. In addition, we make available on the “SEC Filings” subpage of the investor section of our website free of charge our annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, ownership reports on Forms 3, 4 and 5 and any amendments to those reports as soon as practicable after we electronically file such reports with the SEC. Further, copies of our Code of Ethics and the charters for the Audit, Compensation, and Nominating and Corporate Governance Committees of our Board of Directors (the "Board") are also available on the “Governance Documents” subpage of the “Investors” section of our website. Our electronically filed reports can also be obtained on the SEC’s internet site at http://www.sec.gov.

5

GRIFFIN REALTY TRUST, INC.

CONSOLIDATED BALANCE SHEETS

(Unaudited; in thousands, except units and share amounts)

	March 31, 2022		December 31, 2021
ASSETS
Cash and cash equivalents	$	184,209	$	168,618
Restricted cash	19,094		17,522
Real estate:
Land	584,291		584,291
Building and improvements	4,107,554		4,104,782
Tenant origination and absorption cost	876,324		876,324
Construction in progress	3,081		4,763
Total real estate	5,571,250		5,570,160
Less: accumulated depreciation and amortization	(1,044,790)		(993,323)
Total real estate, net	4,526,460		4,576,837
Intangible assets, net	41,784		43,100
Deferred rent receivable	112,195		108,896
Deferred leasing costs, net	43,422		44,505
Goodwill	229,948		229,948
Due from affiliates	276		271
Right of use asset	40,362		39,482
Interest rate swap asset	17,133		3,456
Other assets	35,435		40,382
Total assets	$	5,250,318	$	5,273,017
LIABILITIES AND EQUITY
Debt, net	$	2,531,067	$	2,532,377
Restricted reserves	8,465		8,644
Interest rate swap liability	4,926		25,108
Distributions payable	12,393		12,396
Due to affiliates	2,532		2,418
Intangible liabilities, net	29,175		30,626
Lease liability	52,088		50,896
Accrued expenses and other liabilities	103,669		109,121
Total liabilities	2,744,315		2,771,586
Commitments and contingencies (Note 13)
Perpetual convertible preferred shares	125,000		125,000
Noncontrolling interests subject to redemption; 556,099 units as of March 31, 2022 and December 31, 2021	4,671		4,768
Stockholders’ equity:
Common stock, $0.001 par value; 800,000,000 shares authorized; 324,715,745 and 324,638,112 shares outstanding in the aggregate as of March 31, 2022(1) and December 31, 2021, respectively	325		325
Additional paid-in capital	2,953,256		2,951,972
Cumulative distributions	(950,635)		(922,562)
Accumulated earnings	142,134		141,983
Accumulated other comprehensive income (loss)	12,204		(18,708)
Total stockholders’ equity	2,157,284		2,153,010
Noncontrolling interests	219,048		218,653
Total equity	2,376,332		2,371,663
Total liabilities and equity	$	5,250,318	$	5,273,017

(1) See Note 8, Equity, for the number of shares outstanding of each class of common stock as of March 31, 2022.

See accompanying notes.

6

GRIFFIN REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited; in thousands, except share and per share amounts)

	Three Months Ended March 31,
	2022		2021
Revenue:
Rental income	$	116,189	$	101,355
Expenses:
Property operating expense	15,043		14,445
Property tax expense	10,033		9,679
Property management fees to non-affiliates	1,039		981
General and administrative expenses	9,523		9,469
Corporate operating expenses to affiliates	510		625
Impairment provision	—		4,242
Depreciation and amortization	52,863		44,338
Total expenses	89,011		83,779
Income before other income and (expenses)	27,178		17,576
Other income (expenses):
Interest expense	(21,666)		(20,685)
Gain (Loss) from investment in unconsolidated entities	—		8
(Loss) Gain from disposition of assets	—		(6)
Transaction expense	(2,883)		—
Other income, net	101		116
Net income (loss)	2,730		(2,991)
Distributions to redeemable preferred shareholders	(2,516)		(2,359)
Net (income) loss attributable to noncontrolling interests	(19)		569
Net income (loss) attributable to controlling interest	195		(4,781)
Distributions to redeemable noncontrolling interests attributable to common stockholders	(44)		(43)
Net income (loss) attributable to common stockholders	$	151	$	(4,824)
Net income (loss) attributable to common stockholders per share, basic and diluted	$	—	$	(0.02)
Weighted average number of common shares outstanding, basic and diluted	324,643,183		263,046,014
Cash distributions declared per common share	$	0.09	$	0.09

See accompanying notes.

7

GRIFFIN REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)

(Unaudited; in thousands)

	Three Months Ended March 31,
	2022		2021
Net income (loss)	$	2,730	$	(2,991)
Other comprehensive income (loss):
Change in fair value of swap agreements	33,891		16,447
Total comprehensive income (loss)	36,621		13,456
Distributions to redeemable preferred shareholders	(2,516)		(2,359)
Distributions to redeemable noncontrolling interests attributable to common stockholders	(44)		(43)
Comprehensive (income) loss attributable to noncontrolling interests	(2,998)		(1,179)
Comprehensive income (loss) attributable to common stockholders	$	31,063	$	9,875

See accompanying notes.

8

GRIFFIN REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF EQUITY

(Unaudited; in thousands, except share data)

	Common Stock			Additional Paid-In Capital		Cumulative Distributions		Accumulated Income		Accumulated Other Comprehensive Loss		Total Stockholders' Equity		Non- controlling Interests		Total Equity
	Shares	Amount
Balance as of December 31, 2020	230,320,668	$	230	$	2,103,028	$	(813,892)	$	140,354	$	(48,001)	$	1,381,719	$	226,550	$	1,608,269
Issuance of stock related to the CCIT II Merger	93,457,668	93		838,222		—		—		—		838,315		—		838,315
Deferred equity compensation	170,302	—		3,133		—		—		—		3,133		—		3,133
Shares acquired to satisfy employee tax withholding requirements on vesting restricted stock	(99,298)	—		(891)		—		—		—		(891)		—		(891)
Cash distributions to common stockholders	—	—		—		(15,653)		—		—		(15,653)		—		(15,653)
Issuance of shares for distribution reinvestment plan	804,027	2		7,174		(7,166)		—		—		10		—		10
Repurchase of common stock	(772,265)	(1)		(6,919)		—		—		—		(6,920)		—		(6,920)
Reclass of noncontrolling interest subject to redemption	—	—		—		—		—		—		—		(31)		(31)
Reclass of common stock subject to redemption	—	—		1,781		—		—		—		1,781		—		1,781
Distributions to noncontrolling interest	—	—		—		—		—		—		—		(2,698)		(2,698)
Distributions to noncontrolling interests subject to redemption	—	—		—		—		—		—		—		(5)		(5)
Offering costs	—	—		(11)		—		—		—		(11)		—		(11)
Net loss	—	—		—		—		(4,824)		—		(4,824)		(569)		(5,393)
Other comprehensive income	—	—		—		—		—		14,699		14,699		1,748		16,447
Balance as of March 31, 2021	323,881,102	$	324	$	2,945,517	$	(836,711)	$	135,530	$	(33,302)	$	2,211,358	$	224,995	$	2,436,353
	Common Stock			Additional Paid-In Capital		Cumulative Distributions		Accumulated Income		Accumulated Other Comprehensive Loss		Total Stockholders' Equity		Non- controlling Interests		Total Equity
	Shares	Amount
Balance as of December 31, 2021	324,638,112	$	325	$	2,951,972	$	(922,562)	$	141,983	$	(18,708)	$	2,153,010	$	218,653	$	2,371,663
Deferred equity compensation	128,235	—		1,757		—		—		—		1,757		—		1,757
Shares acquired to satisfy employee tax withholding requirements on vesting restricted stock	(50,587)	—		(459)		—		—		—		(459)		—		(459)
Cash distributions to common stockholders	—	—		—		(28,073)		—		—		(28,073)		—		(28,073)
Reversal of shares for distribution reinvestment plan	(15)	—		—		—		—		—		—		—		—
Reclass of noncontrolling interest subject to redemption	—	—		—		—		—		—		—		99		99
Distributions to noncontrolling interest	—	—		—		—		—		—		—		(2,698)		(2,698)
Distributions to noncontrolling interests subject to redemption	—	—		—		—		—		—		—		(4)		(4)
Offering costs	—	—		(14)		—		—		—		(14)		—		(14)
Net income	—	—		—		—		151		—		151		19		170
Other comprehensive income	—	—		—		—		—		30,912		30,912		2,979		33,891
Balance as of March 31, 2022	324,715,745	$	325	$	2,953,256	$	(950,635)	$	142,134	$	12,204	$	2,157,284	$	219,048	$	2,376,332

9

GRIFFIN REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(Unaudited; in thousands)

	Three Months Ended March 31,
	2022		2021
Operating Activities:
Net income (loss)	$	2,730	$	(2,991)
Adjustments to reconcile net income to net cash provided by operating activities:
Depreciation of building and building improvements	32,093		26,546
Amortization of leasing costs and intangibles, including ground leasehold interests and leasing costs	21,138		17,919
Amortization of below market leases, net	(414)		650
Amortization of deferred financing costs and debt premium	892		880
Amortization of swap interest	31		31
Deferred rent	(2,782)		65
Loss from sale of depreciable operating property	—		6
Income from investment in unconsolidated entities	—		(8)
Loss from investments	90		134
Impairment provision	—		4,242
Stock-based compensation	1,757		1,713
Change in operating assets and liabilities:
Deferred leasing costs and other assets	5,203		426
Restricted reserves	—		123
Accrued expenses and other liabilities	(4,932)		(12,833)
Due to affiliates, net	110		(162)
Net cash provided by operating activities	55,916		36,741
Investing Activities:
Cash paid in connection with the CCIT II Merger, net of cash assumed	—		(36,746)
Proceeds from disposition of properties	—		1,676
Restricted reserves	(179)		(64)
Payments for construction in progress	(2,280)		(30,489)
Distributions of capital from investment in unconsolidated entities	—		41
Purchase of investments	(75)		(82)
Net cash used in investing activities	(2,534)		(65,664)
Financing Activities:
Principal payoff of indebtedness - CCIT II Credit Facility	—		(415,500)
Proceeds from borrowings - KeyBank Loans	—		400,000
Principal amortization payments on secured indebtedness	(2,199)		(2,418)
Deferred financing costs	—		(342)
Offering costs	(14)		(11)
Repurchase of common stock	—		(5,356)

10

	Three Months Ended March 31,
	2022		2021
Distributions to noncontrolling interests	(2,746)		(2,743)
Distributions to preferred units subject to redemption	(2,516)		(2,359)
Distributions to common stockholders	(28,075)		(12,820)
Repurchase of common shares to satisfy employee tax withholding requirements	(459)		(891)
Finance lease payment	(210)		—
Net cash used in financing activities	(36,219)		(42,440)
Net increase (decrease) in cash, cash equivalents and restricted cash	17,163		(71,363)
Cash, cash equivalents and restricted cash at the beginning of the period	186,140		203,306
Cash, cash equivalents and restricted cash at the end of the period	$	203,303	$	131,943
Supplemental Disclosures of Significant Non-Cash Transactions:
Increase in fair value swap agreement	$	33,891	$	16,447
Accrued tenant obligations	$	8,946	$	11,303
Distributions payable to common stockholders	$	9,670	$	9,688
Distributions payable to noncontrolling interests	$	946	$	946
Common stock issued pursuant to the distribution reinvestment plan	$	—	$	7,175
Operating lease right-of-use assets obtained in exchange for lease liabilities	$	1,358	$	—
Common stock redemptions funded subsequent to period-end	$	—	$	(6,910)
Net assets acquired in Merger in exchange for common shares	$	—	$	838,315
Accrued for construction in progress	$	2	$	3,570
Capitalized transaction costs accrued	$	40	$	2,036
Capitalized transaction costs paid in prior period	$	—	$	2,130
Assumption of debt through the CCIT II Merger	$	—	$	415,500

See accompanying notes.

11

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

1.     Organization

Griffin Realty Trust, Inc. (formerly known as Griffin Capital Essential Asset REIT, Inc.) (“GRT” or the “Company”) is an internally managed, publicly registered non-traded real estate investment trust (“REIT”) that owns and operates a geographically diversified portfolio of corporate office and industrial properties that are primarily net-leased. GRT’s fiscal year-end is December 31.

On December 14, 2018, GRT, Griffin Capital Essential Asset Operating Partnership II, L.P. (the “GCEAR II Operating Partnership”), GRT’s wholly-owned subsidiary Globe Merger Sub, LLC (“EA Merger Sub”), the entity formerly known as Griffin Capital Essential Asset REIT, Inc. (“EA-1”), and GRT OP, L.P. (formerly known as Griffin Capital Essential Asset Operating Partnership, L.P.) (the “GRT OP”) entered into an Agreement and Plan of Merger (the “EA Merger Agreement”). On April 30, 2019, pursuant to the EA Merger Agreement, (i) EA-1 merged with and into EA Merger Sub, with EA Merger Sub surviving as GRT’s direct, wholly-owned subsidiary (the “EA Company Merger”) and (ii) the GCEAR II Operating Partnership merged with and into the GRT OP (the “EA Partnership Merger” and, together with the EA Company Merger, the “EA Mergers”), with the GRT OP surviving the EA Partnership Merger. In addition, on April 30, 2019, following the EA Mergers, EA Merger Sub merged into GRT.

On March 1, 2021, the Company completed its acquisition of Cole Office & Industrial REIT (CCIT II), Inc. (“CCIT II”) for approximately $1.3 billion, including transaction costs, in a stock-for-stock transaction (the “CCIT II Merger”). At the effective time of the CCIT II Merger, each issued and outstanding share of CCIT II Class A common stock and each issued and outstanding share of CCIT II Class T common stock were converted into the right to receive 1.392 shares of the Company's Class E common stock.

On July 1, 2021, the Company changed its name from Griffin Capital Essential Asset REIT, Inc. to Griffin Realty Trust, Inc. and the GRT OP changed its name from Griffin Capital Essential Asset Operating Partnership, L.P. to GRT OP, L.P.

The GRT OP owns, directly or indirectly, all of the properties that the Company has acquired. As of March 31, 2022, (i) the Company owned approximately 91.0% of the outstanding common limited partnership units of the GRT OP (“GRT OP Units”), (ii), the former sponsor and certain of its affiliates owned approximately 7.8% of the limited partnership units of the GRT OP, including approximately 2.4 million units owned by the Company’s Executive Chairman and Chairman of the Company's Board of Directors (the “Board”), Kevin A. Shields, a result of the contribution of five properties to the Company and the self-administration transaction, and (iii) the remaining approximately 1.2% GRT OP Units are owned by unaffiliated third parties. The GRT OP may conduct certain activities through one or more of the Company’s taxable REIT subsidiaries, which are wholly-owned subsidiaries of the GRT OP.

As of March 31, 2022, the Company had issued 287,136,954 shares (approximately $2.8 billion) of common stock since November 9, 2009 in various private offerings, public offerings, distribution reinvestment plan (“DRP”) offerings and mergers (includes EA-1 offerings and EA-1 merger with Signature Office REIT, Inc. and the CCIT II Merger). There were 324,715,745 shares of common stock outstanding as of March 31, 2022, including shares issued pursuant to the DRP, less shares redeemed pursuant to the share redemption program ("SRP") and self-tender offer. As of March 31, 2022 and December 31, 2021, the Company had issued approximately $341.1 million in shares pursuant to the DRP.

12

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

2.     Basis of Presentation and Summary of Significant Accounting Policies

There have been no significant changes to the Company’s accounting policies since the Company filed its audited financial statements in its Annual Report on Form 10-K for the year ended December 31, 2021. For further information about the Company’s accounting policies, refer to the Company’s consolidated financial statements and notes thereto for the year ended included in the Company’s Annual Report on Form 10-K filed with the Securities and Exchange Commission (“SEC”).

The accompanying unaudited consolidated financial statements of the Company are prepared by management on the accrual basis of accounting and in accordance with generally accepted accounting principles in the United States (“GAAP”) for interim financial information as contained in the Financial Accounting Standards Board (“FASB”) Accounting Standards Codification (“ASC”), and in conjunction with rules and regulations of the SEC. Certain information and footnote disclosures required for annual financial statements have been condensed or excluded pursuant to SEC rules and regulations. Accordingly, the unaudited consolidated financial statements do not include all of the information and footnotes required by GAAP for complete financial statements. The unaudited consolidated financial statements include accounts and related adjustments, which are, in the opinion of management, of a normal recurring nature and necessary for a fair presentation of the Company’s financial position, results of operations and cash flows for the interim period. Operating results for the three months ended March 31, 2022 are not necessarily indicative of the results that may be expected for the year ending December 31, 2022. These unaudited consolidated financial statements should be read in conjunction with the consolidated financial statements and notes thereto included in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021. In addition, see the risk factors identified in the “Risk Factors” section of the Company's Annual Report on Form 10-K for the year ended December 31, 2021.

The consolidated financial statements of the Company include all accounts of the Company, the GRT OP, and its subsidiaries. Intercompany transactions are not shown on the consolidated statements. However, each property-owning entity is a wholly-owned subsidiary which is a special purpose entity (“SPE”), whose assets and credit are not available to satisfy the debts or obligations of any other entity, except to the extent required with respect to any co-borrower or guarantor under the same credit facility.

Use of Estimates

The preparation of the unaudited consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the unaudited consolidated financial statements and accompanying notes. Actual results could materially differ from those estimates.

Per Share Data

The Company reports earnings per share for the period as (1) basic earnings per share computed by dividing net income (loss) attributable to common stockholders by the weighted average number of common shares outstanding during the period,

and (2) diluted earnings per share computed by dividing net income (loss) attributable to common stockholders by the weighted average number of common shares outstanding, including common stock equivalents. Unvested RSUs that contain non-forfeitable rights to dividends are participating securities and are included in the computation of earnings per share pursuant to the two-class method. The effect of including unvested restricted stock units using the treasury stock method was excluded from our calculation of weighted average shares of common stock outstanding – diluted, as the inclusion would have been anti-dilutive for the three months ended March 31, 2022 and 2021. Total excluded shares were 1,889,475, and 772,817 for the three months ended March 31, 2022 and 2021, respectively.

Segment Information

ASC 280, Segment Reporting, establishes standards for reporting financial and descriptive information about a public entity’s reportable segments. The Company internally evaluates all of the properties and interests therein as one reportable segment.

Change in Consolidated Financial Statements Presentation

Certain amounts in the prior period consolidated financial statements have been reclassified to conform to the current period presentation. Interest rate swap assets have been reclassified from other assets to interest rate swap assets on the balance sheet for all periods presented.

13

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

Income Taxes

The Company has elected to be taxed as a REIT under the Internal Revenue Code (“Code”). To qualify as a REIT, the Company must meet certain organizational and operational requirements. The Company intends to adhere to these requirements and maintain its REIT status for the current year and subsequent years. As a REIT, the Company generally will not be subject to federal income taxes on taxable income that is distributed to stockholders. However, the Company may be subject to certain state and local taxes on its income and property, and federal income and excise taxes on its undistributed taxable income, if any. If the Company fails to qualify as a REIT in any taxable year, the Company will then be subject to federal income taxes on the taxable income at regular corporate rates and will not be permitted to qualify for treatment as a REIT for federal income tax purposes for four years following the year during which qualification is lost unless the Internal Revenue Service (“IRS”) grants the Company relief under certain statutory provisions. Such an event could materially adversely affect net income and net cash available for distribution to stockholders. As of March 31, 2022, the Company satisfied the REIT requirements and distributed all of its taxable income.

Pursuant to the Code, the Company has elected to treat its corporate subsidiary as a taxable REIT subsidiary (a “TRS”). In general, the TRS may perform non-customary services for the Company’s tenants and may engage in any real estate or non-real estate-related business. The TRS will be subject to corporate federal and state income tax.

Goodwill

Goodwill represents the excess of consideration paid over the fair value of underlying identifiable net assets of business acquired. The Company's goodwill has an indeterminate life and is not amortized, but is tested for impairment on an annual basis, or more frequently if events or changes in circumstances indicate that the asset might be impaired. The Company takes a qualitative approach to consider whether an impairment of goodwill exists prior to quantitatively determining the fair value of the reporting unit in step one of the impairment test. The Company performs its annual assessment on October 1st.

Recently Issued Accounting Pronouncements

Changes to GAAP are established by the FASB in the form of ASUs to the FASB’s Accounting Standards Codification. The Company considers the applicability and impact of all ASUs. Other than the ASUs discussed below, the FASB has not recently issued any other ASUs that the Company expects to be applicable and have a material impact on the Company's financial statements.

Adoption of New Accounting Pronouncements

During the first quarter of 2020, the FASB issued ASU 2020-04, Reference Rate Reform (Topic 848). ASU 2020-04 contains practical expedients for reference rate reform related activities that impact debt, leases, derivatives and other contracts. The guidance in ASU 2020-04 is optional and may be elected over time as reference rate reform activities occur. During the first quarter of 2020, the Company elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. The Company continues to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.

3.     Real Estate

As of March 31, 2022, the Company’s real estate portfolio consisted of 121 properties (including one land parcel held for future development), in 26 states consisting substantially of office, warehouse, and manufacturing facilities with a combined acquisition value of approximately $5.3 billion, including the allocation of the purchase price to above and below-market lease valuation.

Depreciation expense for buildings and improvements for the three months ended March 31, 2022 was $32.1 million. Amortization expense for intangibles, including, but not limited to, tenant origination and absorption costs for the three months ended March 31, 2022, was $20.8 million.

Intangibles

14

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

The Company allocated a portion of the acquired and contributed real estate asset value to in-place lease valuation, tenant origination and absorption cost, and other intangibles, as of March 31, 2022 and December 31, 2021:

	March 31, 2022		December 31, 2021
In-place lease valuation (above market)	$	49,578	$	49,578
In-place lease valuation (above market) - accumulated amortization	(35,990)		(35,049)
In-place lease valuation (above market), net	13,588		14,529
Ground leasehold interest (below market)	2,254		2,254
Ground leasehold interest (below market) - accumulated amortization	(226)		(219)
Ground leasehold interest (below market), net	2,028		2,035
Intangibles - other	32,029		32,028
Intangibles - other - accumulated amortization	(5,861)		(5,492)
Intangibles - other, net	26,168		26,536
Intangible assets, net	$	41,784	$	43,100
In-place lease valuation (below market)	$	(77,859)	$	(77,859)
Land leasehold interest (above market)	(3,072)		(3,072)
Intangibles - other (above market)	(387)		(329)
In-place lease valuation & land leasehold interest - accumulated amortization	52,143		50,634
Intangible liabilities, net	$	(29,175)	$	(30,626)
Tenant origination and absorption cost	$	876,324	$	876,324
Tenant origination and absorption cost - accumulated amortization	(493,267)		(473,893)
Tenant origination and absorption cost, net	$	383,057	$	402,431

The following table sets forth the estimated annual amortization (income) expense for in-place lease valuation, net, tenant origination and absorption costs, ground leasehold improvements, other intangibles, and other leasing costs as of March 31, 2022 for the next five years:

Year	In-place lease valuation, net		Tenant origination and absorption costs		Ground leasehold interest		Other intangibles		Other leasing costs
Remaining 2022	$	(1,541)	$	56,892	$	(218)	$	1,125	$	4,672
2023	$	(2,616)	$	68,705	$	(290)	$	1,494	$	6,265
2024	$	(1,769)	$	55,006	$	(291)	$	1,498	$	6,127
2025	$	(1,298)	$	43,379	$	(290)	$	1,494	$	6,069
2026	$	(1,151)	$	38,709	$	(290)	$	1,494	$	5,345
2027	$	(837)	$	30,829	$	(290)	$	1,494	$	4,216

Restricted Cash

In conjunction with the acquisition of certain assets, as required by certain lease provisions or certain lenders in conjunction with an acquisition or debt financing, or credits received by the seller of certain assets, the Company assumed or funded reserves for specific property improvements and deferred maintenance, re-leasing costs, and taxes and insurance, which are included on the consolidated balance sheets as restricted cash. Additionally, an ongoing replacement reserve is funded by certain tenants pursuant to each tenant’s respective lease as follows:

15

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

	Balance as of
	March 31, 2022		December 31, 2021
Cash reserves	$	15,533	$	15,234
Restricted lockbox	3,561		2,288
Total	$	19,094	$	17,522

4.     Debt

As of March 31, 2022 and December 31, 2021, the Company’s debt consisted of the following:

	March 31, 2022		December 31, 2021		Contractual Interest  Rate (1)	Loan Maturity	Effective Interest Rate (2)
HealthSpring Mortgage Loan	$	19,528	$	19,669	4.18%	April 2023	4.63%
Midland Mortgage Loan	95,420		95,792		3.94%	April 2023	4.14%
Samsonite Loan	18,841		19,114		6.08%	September 2023	5.06%
Highway 94 Loan	13,488		13,732		3.75%	August 2024	4.88%
Pepsi Bottling Ventures Loan	18,124		18,218		3.69%	October 2024	3.92%
AIG Loan II	124,045		124,606		4.15%	November 2025	4.93%
BOA Loan	375,000		375,000		3.77%	October 2027	3.91%
BOA/KeyBank Loan	250,000		250,000		4.32%	May 2028	4.14%
AIG Loan	101,370		101,884		4.96%	February 2029	5.08%
Total Mortgage Debt	1,015,816		1,018,015
Revolving Credit Facility (3)	373,500		373,500		LIBO Rate + 1.45%	June 2023	1.81%
2023 Term Loan	200,000		200,000		LIBO Rate + 1.40%	June 2023	1.73%
2024 Term Loan	400,000		400,000		LIBO Rate + 1.40%	April 2024	1.72%
2025 Term Loan	400,000		400,000		LIBO Rate + 1.40%	December 2025	1.82%
2026 Term Loan	150,000		150,000		LIBO Rate + 1.40%	April 2026	1.73%
Total Debt	2,539,316		2,541,515
Unamortized Deferred Financing Costs and Discounts, net	(8,249)		(9,138)
Total Debt, net	$	2,531,067	$	2,532,377

(1)Including the effect of the interest rate swap agreements with a total notional amount of $750.0 million, the weighted average interest rate as of March 31, 2022 was 3.20% for both the Company’s fixed-rate and variable-rate debt combined and 3.86% for the Company’s fixed-rate debt only.

(2)Reflects the effective interest rate as of March 31, 2022 and includes the effect of amortization of discounts/premiums and deferred financing costs.

(3)The LIBO rate as of March 31, 2022 (effective date) was 0.24%. The Revolving Credit Facility has an initial term of approximately three years, maturing on June 28, 2022, and may be extended for a one-year period if certain conditions are met and upon payment of an extension fee. See discussion below.

16

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

Second Amended and Restated Credit Agreement

Pursuant to the Second Amended and Restated Credit Agreement dated as of April 30, 2019 (as amended by the First Amendment to the Second Amended and Restated Credit Agreement dated as of October 1, 2020, the Second Amendment to the Second Amended and Restated Credit Agreement dated as of December 18, 2020 and the Third Amendment to the Second Amended and Restated Credit Agreement dated as of July 14, 2021 (the “Third Amendment”), the “Second Amended and Restated Credit Agreement”), with KeyBank National Association (“KeyBank”) as administrative agent, and a syndicate of lenders, we, through the GRT OP, as the borrower, have been provided with a $1.9 billion credit facility consisting of a $750 million senior unsecured revolving credit facility (the “Revolving Credit Facility”) maturing in June 2022 with (subject to the satisfaction of certain customary conditions) a one-year extension option, a $200 million senior unsecured term loan maturing in June 2023 (the “$200M 5-Year Term Loan”), a $400 million senior unsecured term loan maturing in April 2024 (the “$400M 5-Year Term Loan”), a $400 million senior unsecured term loan maturing in December 2025 (the “$400M 5-Year Term Loan 2025”) (collectively, the “KeyBank Loans”), and a $150 million senior unsecured term loan maturing in April 2026 (the “$150M 7-Year Term Loan”). The credit facility also provides the option, subject to obtaining additional commitments from lenders and certain other customary conditions, to increase the commitments under the Revolving Credit Facility, increase the existing term loans and/or incur new term loans by up to an additional $600 million in the aggregate. As of March 31, 2022, the remaining capacity under the Revolving Credit Facility was $376.5 million.

Based on the terms as of March 31, 2022, the interest rate for the credit facility varies based on the consolidated leverage ratio of the GRT OP, us, and our subsidiaries and ranges (a) in the case of the Revolving Credit Facility, from LIBOR plus 1.30% to LIBOR plus 2.20%, (b) in the case of each of the $200M 5-Year Term Loan, the $400M 5-Year Term Loan, the $400M 5-Year Term Loan 2025, and the $150M 7-Year Term Loan, from LIBOR plus 1.25% to LIBOR plus 2.15%. If the GRT OP obtains an investment grade rating of its senior unsecured long term debt from Standard & Poor's Rating Services, Moody's Investors Service, Inc., or Fitch, Inc., the applicable LIBOR margin and base rate margin will vary based on such rating and range (i) in the case of the Revolving Credit Facility, from LIBOR plus 0.825% to LIBOR plus 1.55%, (ii) in the case of each of the $200M 5-Year Term Loan, the $400M 5-Year Term Loan and the $400M 5-Year Term Loan 2025, and the $150M 7-Year Term Loan, from LIBOR plus 1.90% to LIBOR plus 1.75%.

On March 1, 2021, the Company exercised its right to draw on the $400M 5-Year Term Loan 2025 to repay CCIT II's existing debt balance in connection with the CCIT II Merger.

The Second Amended and Restated Credit Agreement provides that the GRT OP must maintain a pool of unencumbered real properties (each a "Pool Property" and collectively the "Pool Properties") that meet certain requirements contained in the Second Amended and Restated Credit Agreement. The agreement sets forth certain covenants relating to the Pool Properties, including, without limitation, the following:

•there must be no less than 15 Pool Properties at any time;

•no greater than 15% of the aggregate pool value may be contributed by a single Pool Property or tenant;

•no greater than 15% of the aggregate pool value may be contributed by Pool Properties subject to ground leases;

•no greater than 20% of the aggregate pool value may be contributed by Pool Properties which are under development or assets under renovation;

•the minimum aggregate leasing percentage of all Pool Properties must be no less than 90%; and

•other limitations as determined by KeyBank upon further due diligence of the Pool Properties.

Borrowing availability under the Second Amended and Restated Credit Agreement is limited to the lesser of the maximum amount of all loans outstanding that would result in (i) an unsecured leverage ratio of no greater than 60%, or (ii) an unsecured interest coverage ratio of no less than 2.00:1.00.

Guarantors of the KeyBank Loans include the Company, each special purpose entity that owns a Pool Property, and each of the GRT OP's other subsidiaries which owns a direct or indirect equity interest in a SPE that owns a Pool Property.

In addition to customary representations, warranties, covenants, and indemnities, the KeyBank Loans require the GRT OP to comply with the following at all times, which will be tested on a quarterly basis:

17

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

•a maximum consolidated leverage ratio of 60%, or, the ratio may increase to 65% for up to four consecutive quarters after a material acquisition;

•a minimum consolidated tangible net worth of 75% of the Company's consolidated tangible net worth at closing of the Revolving Credit Facility, or approximately $2.0 billion, plus 75% of net future equity issuances (including GRT OP Units), minus 75% of the amount of any payments used to redeem the Company's stock or GRT OP Units, minus any amounts paid for the redemption or retirement of or any accrued return on the preferred equity issued under the preferred equity investment made in EA-1 in August 2018 by SHBNPP Global Professional Investment Type Private Real Estate Trust No. 13 (H);

•upon consummation, if ever, of an initial public offering, a minimum consolidated tangible net worth of 75% of the Company's consolidated tangible net worth at the time of such initial public offering plus 75% of net future equity issuances (including GRT OP Units) should the Company publicly list its shares;

•a minimum consolidated fixed charge coverage ratio of not less than 1.50:1.00;

•a maximum total secured debt ratio of not greater than 40%, which ratio will increase by five percentage points for four quarters after closing of a material acquisition that is financed with secured debt;

•a minimum unsecured interest coverage ratio of 2.00:1.00;

•a maximum total secured recourse debt ratio, excluding recourse obligations associated with interest rate hedges, of 10% of our total asset value; and

•aggregate maximum unhedged variable rate debt of not greater than 30% of the Company's total asset value.

Furthermore, the activities of the GRT OP, the Company, and the Company's subsidiaries must be focused principally on the ownership, development, operation and management of office, industrial, manufacturing, warehouse, distribution or educational properties (or mixed uses thereof) and businesses reasonably related or ancillary thereto.

Debt Covenant Compliance

Pursuant to the terms of the Company's mortgage loans and the KeyBank Loans, the GRT OP, in consolidation with the Company, is subject to certain loan compliance covenants. The Company was in compliance with all of its debt covenants as of March 31, 2022.

5.     Interest Rate Contracts

Risk Management Objective of Using Derivatives

The Company is exposed to certain risks arising from both business operations and economic conditions. The Company manages economic risks, including interest rate, liquidity, and credit risk primarily by managing the amount, sources, and duration of debt funding and the use of derivative financial instruments. Specifically, the Company enters into derivative financial instruments to manage exposures that arise from business activities that result in the payment of future known and uncertain cash amounts, the values of which are determined by expected cash payments principally related to borrowings and interest rates. Interest rate swaps designated as cash flow hedges involve the receipt of variable amounts from a counterparty in exchange for making fixed-rate payments over the life of the agreements without exchange of the underlying notional amount. The Company does not use derivatives for trading or speculative purposes.

Derivative Instruments

The Company has entered into interest rate swap agreements to hedge the variable cash flows associated with certain existing or forecasted LIBOR based variable-rate debt, including the Company's KeyBank Loans. The change in the fair value of derivatives designated and qualifying as cash flow hedges is initially recorded in accumulated other comprehensive income (“AOCI”) and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. Amounts reported in AOCI related to derivatives will be reclassified to interest expense as interest payments are made on the Company's variable-rate debt.

18

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

The following table sets forth a summary of the interest rate swaps at March 31, 2022 and December 31, 2021:

				Fair Value (1)				Current Notional Amounts
Derivative Instrument	Effective Date	Maturity Date	Interest Strike Rate	March 31, 2022		December 31, 2021		March 31, 2022		December 31, 2021
Assets/(Liabilities):
Interest Rate Swap	3/10/2020	7/1/2025	0.83%	$	7,953	$	1,648	$	150,000	$	150,000
Interest Rate Swap	3/10/2020	7/1/2025	0.84%	5,270		1,059		100,000		100,000
Interest Rate Swap	3/10/2020	7/1/2025	0.86%	3,910		749		75,000		75,000
Interest Rate Swap	7/1/2020	7/1/2025	2.82%	(1,407)		(7,342)		125,000		125,000
Interest Rate Swap	7/1/2020	7/1/2025	2.82%	(1,160)		(5,909)		100,000		100,000
Interest Rate Swap	7/1/2020	7/1/2025	2.83%	(1,154)		(5,899)		100,000		100,000
Interest Rate Swap	7/1/2020	7/1/2025	2.84%	(1,205)		(5,958)		100,000		100,000
Total				$	12,207	$	(21,652)	$	750,000	$	750,000

(1)The Company records all derivative instruments on a gross basis in the consolidated balance sheets, and accordingly there are no offsetting amounts that net assets against liabilities. As of March 31, 2022, derivatives in an asset or liability position are included in the line item "Interest rate swap asset” or “Interest rate swap liability" in the consolidated balance sheets at fair value. The LIBO rate as of March 31, 2022 (effective date) was 0.24%.

The following table sets forth the impact of the interest rate swaps on the consolidated statements of operations for the periods presented:

	Three Months Ended March 31,
	2022		2021
Interest Rate Swap in Cash Flow Hedging Relationship:
Amount of loss recognized in AOCI on derivatives	$	(30,450)	$	(16,447)
Amount of (gain) loss reclassified from AOCI into earnings under “Interest expense”	$	(3,409)	$	16,416
Total interest expense presented in the consolidated statement of operations in which the effects of cash flow hedges are recorded	$	21,666	$	20,685

During the twelve months subsequent to March 31, 2022, the Company estimates that an additional $1.3 million of its expense will be recognized from AOCI into earnings.

Certain agreements with the derivative counterparties contain a provision that if the Company defaults on any of its indebtedness, including a default where repayment of the indebtedness has not been accelerated by the lender within a specified time period, then the Company could also be declared in default on its derivative obligations.

As of March 31, 2022 and December 31, 2021, the fair value of interest rate swaps that were in a liability position, which excludes any adjustment for nonperformance risk related to these agreements, was approximately $4.9 million and $25.1 million, respectively. As of March 31, 2022 and December 31, 2021, the Company had not posted any collateral related to these agreements.

6.     Accrued Expenses and Other Liabilities

Accrued expenses and other liabilities consisted of the following as of March 31, 2022 and December 31, 2021:

	March 31, 2022		December 31, 2021
Prepaid tenant rent	$	22,508	$	26,477
Real estate taxes payable	11,473		14,751
Interest payable	10,816		9,683
Accrued tenant improvements	8,946		10,123
Deferred compensation	8,731		10,119
Property operating expense payable	5,361		11,126
Other liabilities	35,834		26,842
Total	$	103,669	$	109,121

19

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

7.     Fair Value Measurements

The Company is required to disclose fair value information about all financial instruments, whether or not recognized in the consolidated balance sheets, for which it is practicable to estimate fair value. The Company measures and discloses the estimated fair value of financial assets and liabilities utilizing a fair value hierarchy that distinguishes between data obtained from sources independent of the reporting entity and the reporting entity’s own assumptions about market participant assumptions. This hierarchy consists of three broad levels, as follows: (i) quoted prices in active markets for identical assets or liabilities, (ii) “significant other observable inputs,” and (iii) “significant unobservable inputs.” “Significant other observable inputs” can include quoted prices for similar assets or liabilities in active markets, as well as inputs that are observable for the asset or liability, such as interest rates, foreign exchange rates, and yield curves that are observable at commonly quoted intervals. “Significant unobservable inputs” are typically based on an entity’s own assumptions, since there is little, if any, related market activity. In instances in which the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level of input that is significant to the fair value measurement in its entirety. The Company's assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability. There were no transfers between the levels in the fair value hierarchy during the three months ended March 31, 2022 and the year ended December 31, 2021.

The following table sets forth the assets and liabilities that the Company measures at fair value on a recurring basis by level within the fair value hierarchy as of March 31, 2022 and December 31, 2021:

Assets/(Liabilities)	Total Fair Value		Quoted Prices in Active Markets for Identical Assets and Liabilities		Significant Other Observable Inputs		Significant Unobservable Inputs
March 31, 2022
Interest Rate Swap Asset	$	17,133	$	—	$	17,133	$	—
Interest Rate Swap Liability	$	(4,926)	$	—	$	(4,926)	$	—
Corporate Owned Life Insurance Asset	$	6,664	$	—	$	6,664	$	—
Mutual Funds Asset	$	5,427	$	5,427	$	—	$	—
December 31, 2021
Interest Rate Swap Asset	$	3,456	$	—	$	3,456	$	—
Interest Rate Swap Liability	$	(25,108)	$	—	$	(25,108)	$	—
Corporate Owned Life Insurance Asset	$	6,875	$	—	$	6,875	$	—
Mutual Funds Asset	$	5,543	$	5,543	$	—	$	—

Financial Instruments Disclosed at Fair Value

Financial instruments as of March 31, 2022 and December 31, 2021 consisted of cash and cash equivalents, restricted cash, accounts receivable, accrued expenses and other liabilities, and mortgage payable and other borrowings, as defined in Note 4, Debt. With the exception of the mortgage loans in the table below, the amounts of the financial instruments presented in the consolidated financial statements substantially approximate their fair value as of March 31, 2022 and December 31, 2021.

The fair value of the nine mortgage loans in the table below is estimated by discounting each loan’s principal balance over the remaining term of the mortgage using current borrowing rates available to the Company for debt instruments with similar terms and maturities. The Company determined that the mortgage debt valuation in its entirety is classified in Level 2 of the fair value hierarchy, as the fair value is based on current pricing for debt with similar terms as the in-place debt.

20

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

	March 31, 2022				December 31, 2021
	Fair Value		Carrying Value (1)		Fair Value		Carrying Value (1)
BOA Loan	$	338,933	$	375,000	$	349,082	$	375,000
BOA/KeyBank Loan	245,057		250,000		260,378		250,000
AIG Loan II	115,809		124,045		120,141		124,606
AIG Loan	96,620		101,370		99,697		101,884
Midland Mortgage Loan	94,412		95,420		95,720		95,792
Samsonite Loan	18,965		18,841		19,366		19,114
HealthSpring Mortgage Loan	19,281		19,528		19,639		19,669
Pepsi Bottling Ventures Loan	17,657		18,124		18,262		18,218
Highway 94 Loan	12,784		13,488		13,360		13,732
Total	$	959,518	$	1,015,816	$	995,645	$	1,018,015

(1)The carrying values do not include the debt premium/(discount) or deferred financing costs as of March 31, 2022 and December 31, 2021. See Note 4, Debt, for details.

8.     Equity

Classes

Class T shares, Class S shares, Class D shares, Class I shares, Class A shares, Class AA shares, Class AAA and Class E shares vote together as a single class, and each share is entitled to one vote on each matter submitted to a vote at a meeting of the Company's stockholders; provided that with respect to any matter that would only have a material adverse effect on the rights of a particular class of common stock, only the holders of such affected class are entitled to vote.

The following table sets forth the classes of outstanding common stock as of March 31, 2022 and December 31, 2021:

	As of
	March 31, 2022	December 31, 2021
Class A	24,509,573	24,509,573
Class AA	47,592,118	47,592,118
Class AAA	926,936	926,936
Class D	42,013	42,013
Class E	249,166,308	249,088,676
Class I	1,911,732	1,911,731
Class S	1,800	1,800
Class T	565,265	565,265

Common Equity

As of March 31, 2022, the Company had received aggregate gross offering proceeds of approximately $2.8 billion from the sale of shares in the private offering, the public offerings, the DRP offerings and mergers (includes EA-1 offerings and EA-1 merger with Signature Office REIT, Inc., the EA Mergers and the CCIT II Merger), as discussed in Note 1, Organization. As part of the $2.8 billion from the sale of shares, the Company issued approximately 43,772,611 shares of its common stock upon the consummation of the merger of Signature Office REIT, Inc. in June 2015 and 174,981,547 Class E shares (in exchange for all outstanding shares of EA-1's common stock at the time of the EA Mergers) in April 2019 upon the consummation of the EA Mergers and 93,457,668 Class E shares (in exchange for all the outstanding shares of CCIT II's common stock at the time of the CCIT II Merger). As of March 31, 2022, there were 324,715,745 shares outstanding, including shares issued pursuant to the DRP, less shares redeemed pursuant to the SRP and the self-tender offer, which occurred in May 2019.

Termination of Follow-On Offering

21

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

The Company’s follow-on offering of up to $2.2 billion shares, consisting of up to $2.0 billion of shares in our primary offering and $0.2 billion of shares pursuant to our DRP (collectively, the “Follow-On Offering”) terminated with the expiration of the registration statement on Form S-11 (Registration No. 333-217223), as amended, on September 20, 2020.

Distribution Reinvestment Plan (DRP)

The Company has adopted the DRP, which allows stockholders to have dividends and other distributions otherwise distributable to them invested in additional shares of common stock. No sales commissions or dealer manager fees will be paid on shares sold through the DRP, but the DRP shares will be charged the applicable distribution fee payable with respect to all shares of the applicable class. The purchase price per share under the DRP is equal to the net asset value ("NAV") per share applicable to the class of shares purchased, calculated using the most recently published NAV available at the time of reinvestment. The Company may amend or terminate the DRP for any reason at any time upon 10 days' prior written notice to stockholders, which may be provided through the Company's filings with the SEC.

In connection with a potential strategic transaction, on February 26, 2020, the Board approved the temporary suspension of the DRP, effective March 8, 2020. On July 16, 2020, the Board approved the reinstatement of the DRP, effective July 27, 2020 and an amendment of the DRP to allow for the use of the most recently published NAV per share of the applicable share class available at the time of reinvestment as the DRP purchase price for each share class.

On July 17, 2020, the Company filed a registration statement on Form S-3 for the registration of up to $100 million in shares pursuant to the Company's DRP (the “DRP Offering”). The DRP Offering may be terminated at any time upon 10 days’ prior written notice to stockholders.

The following table summarizes the DRP offerings, by share class, as of March 31, 2022:

Share Class	Amount		Shares
Class A	$	9,687	1,052,170
Class AA	19,047		2,068,367
Class AAA	290		31,521
Class D	21		2,231
Class E	311,405		32,299,362
Class I	437		47,028
Class S	—		12
Class T	177		19,090
Total	$	341,064	35,519,781

As of March 31, 2022 and December 31, 2021, the Company had issued approximately $341.1 million in shares pursuant to the DRP offerings.

DRP Suspension

On October 1, 2021, the Board approved a temporary suspension of the DRP, effective October 11, 2021.

Share Redemption Program (SRP)

The Company has adopted the SRP that enables stockholders to sell their stock to the Company in limited circumstances (see “SRP Suspension” below for details on the suspension of the SRP). On August 8, 2019, the Board amended and restated its SRP, effective as of September 12, 2019, in order to (i) clarify that only those stockholders who purchased their shares from us or received their shares from the Company (directly or indirectly) through one or more non-cash transactions (including transfers to trusts, family members, etc.) may participate in the SRP; (ii) allocate capacity within each class of common stock such that the Company may redeem up to 5% of the aggregate NAV of each class of common stock; (iii) treat all unsatisfied redemption requests (or portion thereof) as a request for redemption the following quarter unless otherwise withdrawn; and (iv) make certain other clarifying changes.

22

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

On November 7, 2019, the Board amended and restated the SRP, effective as of December 12, 2019, in order to (i) provide for redemption sought upon a stockholder’s determination of incompetence or incapacitation; (ii) clarify the circumstances under which a determination of incompetence or incapacitation will entitle a stockholder to such redemption; and (iii) make certain other clarifying changes.

In connection with a potential strategic transaction, on February 26, 2020, the Board approved the temporary suspension of the SRP, effective March 28, 2020. On July 16, 2020, the Board approved the partial reinstatement of the SRP, effective August 17, 2020, subject to the following limitations: (A) redemptions will be limited to those sought upon a stockholder’s death, qualifying disability, or determination of incompetence or incapacitation in accordance with the terms of the SRP, and (B) the quarterly cap on aggregate redemptions will be equal to the aggregate NAV, as of the last business day of the previous quarter, of the shares issued pursuant to the DRP during such quarter. Settlements of share redemptions will be made within the first three business days of the following quarter. Redemption activity during the quarter is listed below.

Under the SRP, the Company will redeem shares as of the last business day of each quarter. The redemption price will be equal to the NAV per share for the applicable class generally on the 13th day of the month prior to quarter end (which will be the most recently published NAV). Redemption requests must be received by 4:00 p.m. (Eastern time) on the second to last business day of the applicable quarter. Redemption requests exceeding the quarterly cap will be filled on a pro rata basis. With respect to any pro rata treatment, redemption requests following the death or qualifying disability of a stockholder will be considered first, as a group, followed by requests where pro rata redemption would result in a stockholder owning less than the minimum balance of $2,500 of shares of the Company's common stock, which will be redeemed in full to the extent there are available funds, with any remaining available funds allocated pro rata among all other redemption requests. All unsatisfied redemption requests must be resubmitted after the start of the next quarter, or upon the recommencement of the SRP, as applicable.

There are several restrictions under the SRP. Stockholders generally must hold their shares for one year before submitting their shares for redemption under the program; however, the Company will waive the one-year holding period in the event of the death or qualifying disability of a stockholder. Shares issued pursuant to the DRP are not subject to the one-year holding period. In addition, the SRP generally imposes a quarterly cap on aggregate redemptions of the Company's shares equal to a value of up to 5% of the aggregate NAV of the outstanding shares as of the last business day of the previous quarter, subject to the further limitations as indicated in the August 8, 2019 amendments discussed above.

As the value on the aggregate redemptions of the Company's shares is outside the Company's control, the 5% quarterly cap is considered to be temporary equity and is presented as common stock subject to redemption on the accompanying consolidated balance sheets.

The following table summarizes share redemption (excluding the self-tender offer) activity during the three months ended March 31, 2022 and 2021:

	Three Months Ended March 31,
	2022		2021
Shares of common stock redeemed	—		772,265
Weighted average price per share	$	—	$	8.96

23

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

Since July 31, 2014 and through March 31, 2022, the Company had redeemed 28,304,928 shares (excluding the self-tender offer) of common stock for approximately $265.5 million at a weighted average price per share of $9.38 pursuant to the SRP.

SRP Suspension

On October 1, 2021, the Company announced that it will suspend the SRP beginning with the next cycle, which commenced during fourth quarter 2021.

Issuance of Restricted Stock Units to Executive Officers, Employees and Directors

The restricted stock units (“RSUs”) granted from 2019 through 2021 (no RSUs have been granted in 2022) were pursuant to the Company’s Employee and Director Long-Term Incentive Plan (the “Plan”). The Plan provides for the grant of awards to the Company’s directors, full-time employees and certain consultants that provide services to the Company or affiliated entities. Awards granted under the Plan may consist of stock options, restricted stock, stock appreciation rights, distribution equivalent rights and other equity-based awards. The stock-based payments are measured at fair value and recognized as compensation expense over the vesting period. At the 2020 annual meeting of stockholders, stockholders approved an amended and restated Plan (the “Amended and Restated Plan”) that reduced the maximum number of shares authorized under the Plan to 7,000,000 shares, among other changes. Awards that vest or are granted on or after March 30, 2020 (the effective date of the Amended and Restated Plan) are subject to the terms and provisions of the Amended and Restated Plan. As of March 31, 2022, approximately 5,519,453 shares were available for future issuance under the Amended and Restated Plan.

As of March 31, 2022, there was $11.1 million of unrecognized compensation expense remaining, which vests between two and four years.

Total compensation expense for the three months ended March 31, 2022 and 2021 was approximately $1.8 million and $1.7 million, respectively.

	Number of Unvested Shares of RSU Awards	Weighted-Average Grant Date Fair Value per Share
Balance at December 31, 2020	943,836
Granted	1,619,255	$	8.97
Forfeited	(222,367)	$	9.10
Vested	(812,111)	$	9.24
Balance at December 31, 2021	1,528,613
Granted	—	$	—
Forfeited	(33,208)	$	9.10
Vested(1)	(128,235)	$	8.97
Balance at March 31, 2022	1,367,170

(1) Total shares vested include 50,587 shares of common stock that were tendered by employees during the three months ended March 31, 2022 to satisfy minimum statuary tax with holdings requirements associated with the vesting of RSU’s.

9.     Noncontrolling Interests

Noncontrolling interests represent limited partnership interests in the GRT OP in which the Company is the general partner. General partnership units and limited partnership units of the GRT OP were issued as part of the initial capitalization of the GRT OP and GCEAR II Operating Partnership, in conjunction with members of management's contribution of certain assets, other contributions, and in connection with the self-administration transaction as discussed in Note 1, Organization.

24

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

As of March 31, 2022, noncontrolling interests were approximately 9.0% of total shares and 8.8% of weighted average shares outstanding (both measures assuming GRT OP Units were converted to common stock). The Company has evaluated the terms of the limited partnership interests in the GRT OP, and as a result, has classified limited partnership interests issued in the initial capitalization, in conjunction with the contributed assets and in connection with the self-administration transaction, as noncontrolling interests, which are presented as a component of permanent equity, except as discussed below.

The Company evaluates individual noncontrolling interests for the ability to recognize the noncontrolling interest as permanent equity on the consolidated balance sheets at the time such interests are issued and on a continual basis. Any noncontrolling interest that fails to qualify as permanent equity has been reclassified as temporary equity and adjusted to the greater of (a) the carrying amount or (b) its redemption value as of the end of the period in which the determination is made.

As of March 31, 2022, the limited partners of the GRT OP owned approximately 31.8 million GRT OP Units, which were issued to affiliated parties and unaffiliated third parties in exchange for the contribution of certain properties to the Company, and in connection with the self-administration transaction and other services. In addition, 0.2 million GRT OP Units were issued to unaffiliated third parties unrelated to property contributions. To the extent the contributors should elect to redeem all or a portion of their GRT OP Units, pursuant to the terms of the respective contribution agreement, such redemption shall be at a per unit value equivalent to the price at which the contributor acquired its GRT OP Units in the respective transaction.

The limited partners of the GRT OP, other than those related to the Will Partners REIT, LLC ("Will Partners") property contribution, will have the right to cause the general partner of the GRT OP, the Company, to redeem their GRT OP Units for cash equal to the value of an equivalent number of shares, or, at the Company’s option, purchase their GRT OP Units by issuing one share of the Company’s common stock for the original redemption value of each limited partnership unit redeemed. The Company has the control and ability to settle such requests in shares. These rights may not be exercised under certain circumstances which could cause the Company to lose its REIT election.

The following summarizes the activity for noncontrolling interests recorded as equity for the three months ended March 31, 2022 and year ended December 31, 2021:

	Three Months Ended March 31, 2022		Year Ended December 31, 2021
Beginning balance	$	218,653	$	226,550
Reclass of noncontrolling interest subject to redemption	99		(159)
Distributions to noncontrolling interests	(2,698)		(10,942)
Allocated distributions to noncontrolling interests subject to redemption	(4)		(18)
Allocated net income	19		66
Allocated other comprehensive income	2,979		3,156
Ending balance	$	219,048	$	218,653

Noncontrolling interests subject to redemption

Operating partnership units issued pursuant to the Will Partners property contribution are not included in permanent equity on the consolidated balance sheets. The partners holding these units can cause the general partner to redeem the units for the cash value, as defined in the GRT OP agreement. As the general partner does not control these redemptions, these units are presented on the consolidated balance sheets as noncontrolling interest subject to redemption at their redeemable value. The net income (loss) and distributions attributed to these limited partners is allocated proportionately between common stockholders and other noncontrolling interests that are not considered redeemable.

25

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

10.     Related Party Transactions

Summarized below are the related party transaction costs incurred by the Company for the three months ended March 31, 2022 and 2021, respectively, and any related amounts receivable and payable as of March 31, 2022 and December 31, 2021:

	Incurred for the Three Months Ended				Receivable as of
	March 31,				March 31,		December 31,
	2022		2021		2022		2021
Due from GCC
Reimbursable Expense Allocation	$	—	$	—	$	11	$	11
Payroll/Expense Allocation	5		5		265		260
Total	$	5	$	5	$	276	$	271

	Incurred for the Three Months Ended				Payable as of
	March 31,				March 31,		December 31,
	2022		2021		2022		2021
Expensed
Costs advanced by the advisor	$	649	$	501	$	873	$	929
Administrative reimbursement	510		625		648		461
Assumed through Self-Administration Transaction/Mergers
Earn-out	—		—		180		197
Stockholder Servicing Fee	—		—		92		92
Other
Distributions	2,142		2,142		739		739
Total	$	3,301	$	3,268	$	2,532	$	2,418

Dealer Manager Agreement

The Company entered into a dealer manager agreement and associated form of participating dealer agreement (the “Dealer Manager Agreement”) with the dealer manager for the Follow-On Offering. The terms of the Dealer Manager Agreement are substantially similar to the terms of the dealer manager agreement from the Company's initial public offering, except as it relates to the share classes offered and the fees to be received by the dealer manager. The Follow-On Offering terminated on September 20, 2020. See Note 8, Equity.

Subject to the Financial Industry Regulatory Authority, Inc.'s limitations on underwriting compensation, under the Dealer Manager Agreement the Company required payment to the dealer manager of a distribution fee for ongoing services rendered to stockholders by participating broker-dealers or broker-dealers servicing investors’ accounts, referred to as servicing broker-dealers. The fee accrued daily, is paid monthly in arrears, and is calculated based on the average daily NAV for the applicable month.

Conflicts of Interest

Administrative Services Agreement

In connection with EA-1’s self-administration transaction, the Company, GRT OP, L.P., Griffin Capital Essential Asset TRS, Inc. and Griffin Capital Real Estate Company, LLC, on the one hand, and GCC and Griffin Capital, LLC (“GC LLC”), on the other hand, entered into that certain Administrative Services Agreement dated December 14, 2018 (as amended, the “ASA”), pursuant to which GCC and GC LLC continue to provide office space and certain operational and administrative services at cost to Company. The Company’s Executive Chairman is also the Chief Executive Officer of and controls GCC, which is the sole member of GC LLC. The Company pays GCC a monthly amount based on the actual costs anticipated to be incurred by GCC for the provision of such office space and services until such items are terminated from the ASA. Such costs are reconciled periodically and a full review of the costs will be performed at least annually. In addition, the Company will directly pay or reimburse GCC for the actual cost of any reasonable third-party expenses incurred in connection with the

26

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

provision of such services. On March 30, 2022, the Company amended the Administrative Services Agreement to reduce the scope of services provided, including removing the provision of office space. Following such amendment, GCC and GC LLC are obligated to provide the Company with human resources support, advisor services and operator support, and general corporate support on an as-needed basis.

Office Sublease

On March 25, 2022, the Company executed a sublease agreement with GCC (the “Sublease”) for the building located at 1520 E. Grand Ave, El Segundo, CA (the “Building”) which is the location of the Company’s corporate headquarters. The Building is part of a campus that contains other buildings and parking (the “Campus”). The Sublease also entitles the Company to use certain common areas on the Campus. Prior to the sublease agreement being signed, the rent for the office space was paid to GCC as part of the Administrative Services Agreement. The Campus is owned by GCPI, LLC (“GCPI”), and the Building is master leased by GCPI to GCC. GCC is the sublessor under the Sublease. The Company’s Executive Chairman is the Chief Executive Officer of and controls GCC and is also affiliated with GCPI.

The Sublease provides for initial monthly base rent of $0.05 million, subject to annual escalations of 3% commencing on April 21, 2022, as well as additional rent for certain operating expenses for the Building and portions of the Campus. The Company’s Executive Chairman is the Chief Executive Officer of and controls GCC and is also affiliated with GCPI.

Certain Conflict Resolution Procedures

Every transaction that the Company enters into with affiliates is subject to an inherent conflict of interest. The Board may encounter conflicts of interest in enforcing the Company's rights against any affiliate in the event of a default by or disagreement with an affiliate or in invoking powers, rights or options pursuant to any agreement between the Company and affiliates. See the Company's Code of Ethics available at the “Governance Documents” subpage of the “Investors” section of the Company's website at www.grtreit.com for a detailed description of the Company's conflict resolution procedures.

11.     Leases

Lessor

The Company leases commercial and industrial space to tenants primarily under non-cancelable operating leases that generally contain provisions for minimum base rents plus reimbursement for certain operating expenses. Total minimum lease payments are recognized in rental income on a straight-line basis over the term of the related lease and estimated reimbursements from tenants for real estate taxes, insurance, common area maintenance and other recoverable operating expenses are recognized in rental income in the period that the expenses are incurred.

The Company recognized $97.2 million and $83.9 million of lease income related to operating lease payments for the three months ended March 31, 2022 and 2021, respectively.

The Company's current leases have expirations ranging from 2022 to 2044. The following table sets forth the undiscounted cash flows for future minimum base rents to be received under operating leases as of March 31, 2022:

	As of March 31, 2022
Remaining 2022	$	283,940
2023	372,469
2024	332,248
2025	289,826
2026	264,937
Thereafter	1,016,424
Total	$	2,559,844

The future minimum base rents in the table above excludes tenant reimbursements of operating expenses, amortization of adjustments for deferred rent receivables and the amortization of above/below-market lease intangibles.

Lessee

Certain of the Company’s real estate are subject to ground leases. The Company’s ground leases are classified as either operating leases or financing leases based on the characteristics of each lease. As of March 31, 2022, the Company had six

27

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amounts)

ground leases classified as operating and two ground leases classified as financing. Each of the Company’s ground leases were acquired as part of the acquisition of real estate and no incremental costs were incurred for such ground leases. The Company’s ground leases are non-cancelable, and contain no renewal options. The Company's Chicago office space lease has a remaining lease term of approximately three years and no option to renew.

On March 25, 2022, the Company executed a sublease agreement with GCC for the building which is the Company’s corporate headquarters (See Note 10, Related Party Transactions for details). The Company leases office space as part of conducting day-to-day business in El Segundo. The Company's office space lease has a remaining lease term of approximately three years and one option to renew for a period of five years. As of March 31, 2022, the Company recorded a lease liability and a right-of-use asset for approximately $1.2 million and is included in Right of Use Asset and Lease Liability on the Company’s consolidated balance sheet.

The Company incurred operating lease costs of approximately $1.1 million and $0.9 million for the three months ended March 31, 2022 and 2021, respectively, which are included in “Property Operating Expense” in the accompanying consolidated statement of operations. Total cash paid for amounts included in the measurement of operating lease liabilities was $0.6 million and $0.4 million for the three months ended March 31, 2022 and 2021, respectively.

The following table sets forth the weighted-average for the lease term and the discount rate as of March 31, 2022:

Lease Term and Discount Rate	As of March 31, 2022
Weighted-average remaining lease term in years.	72 years
Weighted-average discount rate (1)	4.80	%

(1) Because the rate implicit in each of the Company's leases was not readily determinable, the Company used an incremental borrowing rate. In determining the Company's incremental borrowing rate for each lease, the Company considered recent rates on secured borrowings, observable risk-free interest rates and credit spreads correlating to the Company's creditworthiness, the impact of collateralization and the term of each of the Company's lease agreements.

Maturities of lease liabilities as of March 31, 2022 were as follows:

	As of March 31, 2022
	Operating		Financing
Remaining 2022	$	1,721	$	344
2023	2,366		355
2024	2,122		360
2025	1,783		365
2026	1,716		375
2027	1,761		381
Thereafter	282,698		3,458
Total undiscounted lease payments	294,167		5,638
Less: imputed interest	(245,546)		(2,171)
Total lease liabilities	$	48,621	$	3,467

12.     Commitments and Contingencies

Litigation

From time to time, the Company may become subject to legal proceedings, claims and litigation arising in the ordinary course of business. The Company is not a party to any material legal proceedings, nor is the Company aware of any pending or threatened litigation that would have a material adverse effect on the Company’s business, operating results, cash flows or financial condition should such litigation be resolved unfavorably.

Capital Expenditures and Tenant Improvement Commitments

As of March 31, 2022, the Company had an aggregate remaining contractual commitment for repositioning, capital expenditure projects, leasing commissions and tenant improvements of approximately $23.8 million.

28

GRIFFIN REALTY TRUST, INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

March 31, 2022

(Unaudited; dollars in thousands unless otherwise noted and excluding per share amount)

13.     Declaration of Distributions

On November 2, 2021, the Board declared an all-cash distribution rate, based on 365 days in the calendar year, of $0.000958904 per day ($0.35 per share annualized), subject to adjustments for class-specific expenses, per Class E share, Class T share, Class S share, Class D share, Class I share, Class A share, Class AA share and Class AAA share of common stock, for stockholders of record at the close of each business day for the period commencing on January 1, 2022 and ending on March 31, 2022. The Company paid such distributions to each stockholder of record on February 1, 2022, March 1, 2022, and April 1, 2022, respectively.

On March 29, 2022, the Board declared an all-cash distribution rate, based on 365 days in the calendar year, of $0.000958904 per day ($0.35 per share annualized), subject to adjustments for class-specific expenses, per Class E share, Class T share, Class S share, Class D share, Class I share, Class A share, Class AA share and Class AAA share of common stock, for stockholders of record at the close of each business day for the period commencing on April 1, 2022 and ending on April 30, 2022. The Company paid such distributions to each stockholder of record on May 2, 2022.

14.    Subsequent Events

Cash Distributions

On April 26, 2022, the Board declared an all-cash distribution rate, based on 365 days in the calendar year, of $0.000958904 per day ($0.35 per share annualized), subject to adjustments for class-specific expenses, per Class E share, Class T share, Class S share, Class D share, Class I share, Class A share, Class AA share and Class AAA share of common stock, for stockholders of record at the close of each business day for the period commencing on May 1, 2022 and ending on May 31, 2022. The Company intends to pay such distributions to each stockholder of record at such time in June 2022 as determined by the Chief Executive Officer.

Fourth Amendment to the Second Amended and Restated Credit Agreement

Pursuant to the Fourth Amendment to the Second Amended and Restated Credit Agreement (the “Fourth Amendment”), dated April 28, 2022, the Company amended the Company’s maturity extension option on the Revolving Credit Facility from a one-year extension option (to June 2023) to a series of three-month extension options (to September 28, 2022, December 28, 2022, March 28, 2023, and June 28, 2023, respectively). The exercise of each extension option requires the payment of a fee of 0.05% on the extended revolving loan commitments and is subject to certain other customary conditions.

29

ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following “Management’s Discussion and Analysis of Financial Condition and Results of Operations” should be read in conjunction with the Company’s consolidated financial statements and the notes thereto contained in Part I of this Quarterly Report on Form 10-Q, as well as Management’s Discussion and Analysis of Financial Condition and Results of Operations, Consolidated Financial Statements, and the notes thereto contained in the Company’s Annual Report on Form 10-K for the year ended December 31, 2021.

Overview

Griffin Realty Trust, Inc. is an internally managed, publicly-registered, non-traded REIT. We are committed to creating exceptional value for all of our stakeholders through the ownership and operation of a diversified portfolio of strategically-located, high-quality, business-essential office and industrial properties that are primarily leased to nationally-recognized single tenants we have determined to be creditworthy.

The GRT platform was founded in 2009 and we have since grown to become one of the largest office and industrial-focused net-lease REITs in the United States. Since our founding, our mission has been consistent – to generate long-term results for our stockholders by combining the durability of high-quality corporate tenants, the stability of our revenue and the power of proactive management. To achieve this mission, we leverage the skills and expertise of our employees, who have experience across a range of disciplines including acquisitions, dispositions, asset management, property management, development, finance, law and accounting. They are led by an experienced senior management team with an average of approximately 30 years of commercial real estate experience.

On July 1, 2021, we changed our name from Griffin Capital Essential Asset REIT, Inc. to Griffin Realty Trust, Inc. and our operating partnership changed its name from Griffin Capital Essential Asset Operating Partnership L.P. to GRT OP, L.P.

On March 1, 2021, we completed our acquisition of Cole Office & Industrial REIT (CCIT II), Inc. (“CCIT II”) for approximately $1.3 billion, including transaction costs, in a stock-for-stock transaction (the “CCIT II Merger”). At the effective time of the CCIT II Merger, each issued and outstanding share of CCIT II Class A common stock and each issued and outstanding share of CCIT II Class T common stock was converted into the right to receive 1.392 shares of our Class E common stock.

As of March 31, 2022, we owned 121 properties (including one land parcel) in 26 states. Our contractual base rent before abatements and deducting base year operating expenses for gross and modified gross leases (“Annualized Base Rents”) as of March 31, 2022 is approximately $362.7 million. As of March 31, 2022 our portfolio was approximately 93.9% leased (based on square footage), 93.4% occupied (based on square footage) with a weighted average remaining lease term of 6.1 years, weighted average annual rent increases of approximately 2.0%. Approximately 66.6% of our Annualized Base Rents as of March 31, 2022 is expected to be generated by properties leased and/or guaranteed, directly or indirectly, by companies that have investment grade credit ratings or what management believes are generally equivalent ratings. Management can provide no assurance as to the comparability of these ratings methodologies or that any particular rating for a company is indicative of the rating that a single Nationally Recognized Statistical Rating Organization (“NRSRO”) would provide in the event that it rated all companies for which the Company provides credit ratings; to the extent such companies are rated only by non-NRSRO ratings providers, such ratings providers may use methodologies that are different and less rigorous than those applied by NRSROs; moreover, because we provide credit ratings for some companies that are non-guarantor parents of our tenants, such credit ratings may not be indicative of the creditworthiness of the relevant tenants.

COVID-19 and Outlook

We are closely monitoring the continued impact of the COVID-19 pandemic on all aspects of our business and geographies, including how it has impacted, and may continue to impact, our tenants and business partners. We cannot predict when pandemic-related restrictions currently in place will be lifted to some extent or entirely, and to whether or not restrictions though currently lifted, may later be put back in place. As a result, the COVID-19 pandemic has negatively impacted almost every industry, directly or indirectly, including industries in which we and our tenants operate, which could result in a general decline in rents and an increased incidence of defaults under existing leases. The extent to which federal, state or local governmental authorities grant rent relief or other relief or enact amnesty programs applicable to our tenants in response to the COVID-19 outbreak may exacerbate the negative impacts that a slow down or recession could have on us. Demand for office space nationwide has declined and may continue to decline due to the current economic downturn, bankruptcies, downsizing, layoffs, government regulations and restrictions on travel and permitted businesses operations that may be extended in duration and become recurring, increased usage of teleworking arrangements and cost cutting resulting from the pandemic, which could

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lead to lower office occupancy. We expect such decline in demand for office space to have a negative impact on our ability to renew and replace office leases as they expire, including the office leases in the more than 10% of lease expirations (as a percentage of Annualized Base Rent) that are scheduled to occur prior to or at the end of 2023. See “–Revenue Concentration” below.

While we did not incur significant disruptions from the COVID-19 pandemic during the three months ended March 31, 2022, we are unable to predict the impact that the COVID-19 pandemic will have on our financial condition, results of operations and cash flows due to numerous uncertainties. As of April 25, 2022, we have received approximately 100% of our portfolio rent payments for January - April 2022. We are unable to predict the amount of future rent relief inquiries and our prior rent collections and rent relief requests to-date may not be indicative of collections or requests in any future period.

NAV and NAV per Share Calculation

On October 1, 2021, we temporarily suspended our quarterly publishing of net asset value per share of common stock. Our Board authorized the suspension in light of certain strategic initiatives that we are currently pursuing. We intend to resume publishing a quarterly net asset value per share of common stock at such time as our Board determines is appropriate and no later than one year from our most recent net asset value publication.

Revenue Concentration

No tenant or property, based on Annualized Base Rents as of March 31, 2022, pursuant to the respective in-place leases, was greater than 4.5% as of March 31, 2022.

The percentage of Annualized Base Rents as of March 31, 2022 by state, based on the respective in-place leases, is as follows (dollars in thousands):

State	Annualized Base Rents (unaudited)		Number of Properties	Percentage of Annualized Base Rents
Texas	$	41,699	14	11.5	%
California	38,890		9	10.7
Arizona	33,688		10	9.3
Ohio	29,388		12	8.1
Georgia	24,857		5	6.9
Illinois	22,010		7	6.1
New Jersey	18,169		5	5.0
North Carolina	17,482		9	4.8
Massachusetts	16,578		5	4.6
Colorado	14,875		6	4.1
All Others (1)	105,060		39	28.9
Total	$	362,696	121	100.0	%

(1)     All others are 3.8% or less of total Annualized Base Rents on an individual state basis.

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The percentage of Annualized Base Rents as of March 31, 2022, by industry, based on the respective in-place leases, is as follows (dollars in thousands): 

Industry (1)	Annualized Base Rents		Number of Lessees	Percentage of Annualized Base Rents
Capital Goods	$	45,927	21	12.7	%
Health Care Equipment & Services	32,896		11	9.1
Materials	28,899		10	8.0
Consumer Services	27,564		12	7.6
Insurance	26,664		11	7.4
Telecommunication Services	21,790		6	6.0
Diversified Financials	19,097		6	5.3
Technology Hardware & Equipment	18,912		6	5.2
Retailing	18,287		7	5.0
Consumer Durables & Apparel	17,717		8	4.9
All Others (2)	104,943		36	28.8
Total	$	362,696	134	100.0	%

(1)     Industry classification based on the Global Industry Classification Standard.

(2)     All others account for less than 4.6% of total Annualized Base Rents on an individual industry basis.

The percentage of Annualized Base Rents as of March 31, 2022, for the top 10 tenants, based on the respective in-place leases, is as follows (dollars in thousands):

Tenant	Annualized Base Rents		Percentage of Annualized Base Rents
Amazon.com Inc.	$	16,176	4.5	%
Keurig Dr. Pepper, Inc.	$	11,419	3.1	%
General Electric Company	$	11,235	3.1	%
Wood Group USA, Inc.	$	10,036	2.8	%
Southern Company Services, Inc.	$	9,043	2.5	%
McKesson Corporation	$	8,983	2.5	%
Cigna Corporation	$	8,902	2.5	%
LPL Holdings, Inc.	$	8,404	2.3	%
Freeport Minerals Corporation	$	7,629	2.1	%
State Farm Mutual Automobile Insurance Company	$	7,488	2.1	%

The tenant lease expirations by year based on Annualized Base Rents as of March 31, 2022 are as follows (dollars in thousands):

Year of Lease Expiration (1)	Annualized Base Rents		Number of Leases	Approx. Square Feet	Percentage of Annualized Base Rents
2022	$	9,072	5	786,500	2.5	%
2023	28,104		13	1,265,100	7.8
2024	47,656		20	4,347,900	13.1
2025	39,644		25	2,946,900	10.9
2026	29,025		11	2,425,900	8.0
2027	33,422		15	1,596,000	9.2
>2028	175,773		65	13,985,000	48.5
Vacant	—		—	1,788,800	—
Total	$	362,696	154	29,142,100	100.0	%

(1) Expirations that occur on the last day of the month are shown as expiring in the subsequent month.

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Critical Accounting Estimates

We have established accounting estimates which conform to GAAP in the United States as contained in the FASB ASC. The preparation of our consolidated financial statements in accordance with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets, liabilities, revenue and expenses. If our judgment or interpretation of the facts and circumstances relating to the various transactions had been different, it is possible that different estimates would have been applied, thus resulting in a different presentation of the financial statements. Additionally, other companies may use different estimates and assumptions that may impact the comparability of our financial condition and results of operations to those companies.

For further information about our critical accounting estimates, refer to our consolidated financial statements and notes thereto for the year ended December 31, 2021 included in our Annual Report on Form 10-K filed with the SEC.

Recently Issued Accounting Pronouncements

See Note 2, Basis of Presentation and Summary of Significant Accounting Policies, to the consolidated financial statements.

Results of Operations

Overview

Our ability to re-lease space subject to expiring leases will impact our results of operations and is affected by economic and competitive conditions in our markets. Leases that comprise approximately 5.0% of our Annualized Base Rents revenue will expire during the period from April 1, 2022 to March 31, 2023. We assume, based upon internal renewal probability estimates, that some of our tenants will renew and others will vacate and the associated space will be re-let subject to market leasing assumptions. Using the aforementioned assumptions, we expect that the rental rates on the respective new leases may vary from the rates under existing leases expiring during the period from April 1, 2022 to March 31, 2023, thereby resulting in revenue that may differ from the current in-place rents.

We are not aware of any other material trends or uncertainties, other than as discussed under “COVID-19 and Outlook” above and other than national economic conditions affecting real estate in general, that may reasonably be expected to have a material impact, favorable or unfavorable, on revenues or income from the acquisition, management and operations of properties other than those listed in Part I, Item 1A., Risk Factors of our Annual Report on Form 10-K for the year ended December 31, 2021.

Segment Information

The Company internally evaluates all of the properties and interests therein as one reportable segment.

Same Store Analysis

For the three months ended March 31, 2022, our "Same Store" portfolio consisted of 95 properties, encompassing approximately 25.2 million square feet, with an acquisition value of $4.0 billion and Annualized Base Rents as of March 31, 2022 of $290.3 million. Our "Same Store" portfolio includes properties which were held for a full period for all periods presented. The following table provides a comparative summary of the results of operations for the 95 properties for the three months ended March 31, 2022 and 2021 (dollars in thousands):

	Three Months Ended March 31,				Increase/(Decrease)		Percentage Change
	2022		2021
Rental income	$	93,517	$	93,649	$	(132)	—	%
Property operating expense	12,820		12,760		60		—	%
Property management fees to non-affiliates	874		851		23		3	%
Property tax expense	8,420		9,179		(759)		(8)	%
Depreciation and amortization	38,775		39,328		(553)		(1)	%

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Property Tax Expense

Property tax expense decreased by approximately $0.8 million during the three months ended March 31, 2022 compared to the same period a year ago as a result of (1) approximately $0.7 million as a result of a reduction of property value assessments at five properties and (2) approximately $0.1 million due to a tax rate decrease at one property.

Portfolio Analysis

Comparison of the Three Months Ended March 31, 2022 and 2021

The following table provides summary information about our results of operations for the three months ended March 31, 2022 and 2021 (dollars in thousands):

	Three Months Ended March 31,				Increase/(Decrease)		Percentage Change
	2022		2021
Rental income	$	116,189	$	101,355	$	14,834	15	%
Property operating expense	15,043		14,445		598		4	%
Property tax expense	10,033		9,679		354		4	%
Property management fees to non-affiliates	1,039		981		58		6	%
General and administrative expenses	9,523		9,469		54		1	%
Corporate operating expenses to affiliates	510		625		(115)		(18)	%
Depreciation and amortization	52,863		44,338		8,525		19	%
Impairment provision	—		4,242		(4,242)		(100)	%
Interest expense	21,666		20,685		981		5	%

Rental Income

The increase in rental income of approximately $14.8 million during the three months ended March 31, 2022 compared to the same period a year ago is primarily the result of (1) approximately $15.2 million primarily related to the CCIT II Merger; and (2) approximately $0.5 million in first quarter leasing activity and amendments to existing tenant leases; offset by (3) approximately $0.3 million in prior year operating expenses concessions expirations and common area management reconciliation; and (4) approximately $0.9 million in expiring leases and terminations.

Property Operating Expense

The increase in property operating expense of approximately $0.6 million during the three months ended March 31, 2022 compared to the same period a year ago is primarily the result of (1) approximately $1.4 million related to the CCIT II Merger offset by (2) approximately $0.6 million as a result of two properties being sold subsequent to March 31, 2021.

Corporate Operating Expenses to Affiliates

The decrease in corporate operating expenses to affiliates of approximately $0.1 million during the three months ended March 31, 2022 compared to the same period a year ago is primarily the result of an amendment to the Administrative Services Agreement in the current year, which decrease the services provided by GCC.

Depreciation and Amortization

Depreciation and amortization increased by approximately $8.5 million during the three months ended March 31, 2022 compared to the same period a year ago as a result of (1) approximately $9.2 million as a result of the CCIT II Merger; and (2) approximately $0.3 million as a result of additions to fixed assets as the result of tenant improvements placed in service subsequent to March 31, 2021; offset by (3) approximately $1.0 million related to fully depreciated assets and changes in amortization period due to lease amendments.

Impairment Provision

The decrease in impairment provision of approximately $4.2 million for the three months ended March 31, 2022 compared to the same period a year ago is primarily the result of no impairments in the current quarter compared to two properties in the same period a year ago.

Interest Expense

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The increase in interest expense of approximately $1.0 million during the three months ended March 31, 2022 compared to the same period a year ago is primarily related to $0.6 million of loan costs incurred related to exchanging collateral in the AIG Loan.

Funds from Operations and Adjusted Funds from Operations

Our management believes that historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered the presentation of operating results for real estate companies that use historical cost accounting to be insufficient.

Management is responsible for managing interest rate, hedge and foreign exchange risks. To achieve our objectives, we may borrow at fixed rates or variable rates. In order to mitigate our interest rate risk on certain financial instruments, if any, we may enter into interest rate cap agreements or other hedge instruments and in order to mitigate our risk to foreign currency exposure, if any, we may enter into foreign currency hedges. We view fair value adjustments of derivatives, impairment charges and gains and losses from dispositions of assets as non-recurring items or items which are unrealized and may not ultimately be realized, and which are not reflective of ongoing operations and are therefore typically adjusted for when assessing operating performance.

In order to provide a more complete understanding of the operating performance of a REIT, the National Association of Real Estate Investment Trusts (“NAREIT”) promulgated a measure known as Funds from Operations (“FFO”). FFO is defined as net income or loss computed in accordance with GAAP, excluding extraordinary items, as defined by GAAP, and gains and losses from sales of depreciable operating property, adding back asset impairment write-downs, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), and after adjustment for unconsolidated partnerships, joint ventures and preferred distributions. Because FFO calculations exclude such items as depreciation and amortization of real estate assets and gains and losses from sales of operating real estate assets (which can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates), they facilitate comparisons of operating performance between periods and between other REITs. As a result, we believe that the use of FFO, together with the required GAAP presentations, provides a more complete understanding of our performance relative to our competitors and a more informed and appropriate basis on which to make decisions involving operating, financing, and investing activities. It should be noted, however, that other REITs may not define FFO in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently than we do, making comparisons less meaningful.

Additionally, we use Adjusted Funds from Operations (“AFFO”) as a non-GAAP financial measure to evaluate our operating performance. AFFO excludes non-routine and certain non-cash items such as revenues in excess of cash received, amortization of stock-based compensation net, deferred rent, amortization of in-place lease valuation, acquisition-related costs, financed termination fee, net of payments received, gain or loss from the extinguishment of debt, unrealized gains (losses) on derivative instruments, write-off transaction costs and other one-time transactions. FFO and AFFO have been revised to include amounts available to both common stockholders and limits partners for all periods presented.

AFFO is a measure used among our peer group, which includes daily NAV REITs. We also believe that AFFO is a recognized measure of sustainable operating performance by the REIT industry. Further, we believe AFFO is useful in comparing the sustainability of our operating performance with the sustainability of the operating performance of other real estate companies.

Management believes that AFFO is a beneficial indicator of our ongoing portfolio performance and ability to sustain our current distribution level. More specifically, AFFO isolates the financial results of our operations. AFFO, however, is not considered an appropriate measure of historical earnings as it excludes certain significant costs that are otherwise included in reported earnings. Further, since the measure is based on historical financial information, AFFO for the period presented may not be indicative of future results or our future ability to pay our dividends. By providing FFO and AFFO, we present information that assists investors in aligning their analysis with management’s analysis of long-term operating activities.

For all of these reasons, we believe the non-GAAP measures of FFO and AFFO, in addition to income (loss) from operations, net income (loss) and cash flows from operating activities, as defined by GAAP, are helpful supplemental performance measures and useful to investors in evaluating the performance of our real estate portfolio. However, a material limitation associated with FFO and AFFO is that they are not indicative of our cash available to fund distributions since other uses of cash, such as capital expenditures at our properties and principal payments of debt, are not deducted when calculating FFO and AFFO. The use of AFFO as a measure of long-term operating performance on value is also limited if we do not

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continue to operate under our current business plan as noted above. AFFO is useful in assisting management and investors in assessing our ongoing ability to generate cash flow from operations and continue as a going concern in future operating periods, and in particular, after the offering and acquisition stages are complete. However, FFO and AFFO are not useful measures in evaluating NAV because impairments are taken into account in determining NAV but not in determining FFO and AFFO. Therefore, FFO and AFFO should not be viewed as a more prominent measure of performance than income (loss) from operations, net income (loss) or to cash flows from operating activities and each should be reviewed in connection with GAAP measurements.

Neither the SEC, NAREIT, nor any other applicable regulatory body has opined on the acceptability of the adjustments contemplated to adjust FFO in order to calculate AFFO and its use as a non-GAAP performance measure. In the future, the SEC or NAREIT may decide to standardize the allowable exclusions across the REIT industry, and we may have to adjust the calculation and characterization of this non-GAAP measure.

Our calculation of FFO and AFFO is presented in the following table for the three months ended March 31, 2022 and 2021 (dollars in thousands, except per share amounts):

	Three Months Ended March 31,
	2022		2021
Net income (loss)	$	2,730	$	(2,991)
Adjustments:
Depreciation of building and improvements	32,093		26,546
Amortization of leasing costs and intangibles	20,858		17,863
Impairment provision	—		4,242
Loss (Gain) from disposition of assets	—		6
Equity interest of gain on sale - unconsolidated entities	—		(8)
FFO	55,681		45,658
Distribution to redeemable preferred shareholders	(2,516)		(2,359)
FFO attributable to common stockholders and limited partners	$	53,165	$	43,299
Reconciliation of FFO to AFFO:
FFO attributable to common stockholders and limited partners	$	53,165	$	43,299
Adjustments:
Revenues in excess of cash received, net	(3,298)		(451)
Amortization of share-based compensation	1,757		1,713
Deferred rent - ground lease	517		516
Unrealized loss (gain) on investments	90		(6)
Amortization of above/(below) market rent, net	(414)		651
Amortization of debt premium/(discount), net	101		101
Amortization of ground leasehold interests	(89)		(72)
Amortization of other intangibles	368		127
Write-off of transaction costs	18		33
Employee separation expense	70		—
Transaction Expense	2,883		—
AFFO available to common stockholders and limited partners	$	55,168	$	45,911
FFO per share, basic and diluted	$	0.15	$	0.15
AFFO per share, basic and diluted	$	0.15	$	0.16
Weighted-average common shares outstanding - basic EPS	324,643,183		263,046,014
Weighted-average OP Units	31,838,889		31,838,889
Weighted-average common shares and OP Units outstanding - basic and diluted FFO/AFFO	356,482,072		294,884,903

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Liquidity and Capital Resources

Property rental income is our primary source of operating cash flow and is dependent on a number of factors including occupancy levels and rental rates, as well as the ability and willingness of our tenants’ to pay rent. Our assets provide a relatively consistent level of cash flow that enables us to pay operating expenses, distributions, including preferred equity distribution, redemptions, and for the payment of debt service on our outstanding indebtedness, including repayment of our Second Amended and Restated Credit Agreement, and property secured mortgage loans. Generally, we anticipate that cash needs will be met from funds from operations and our Credit Facility. We anticipate that cash flows from continuing operations and proceeds from financings, together with existing cash balances, will be adequate to fund our business operations, debt amortization, capital expenditures, distributions and other requirements over the next 12 months and in the longer term.

Financing Activities

Second Amended and Restated Credit Agreement

Pursuant to the Second Amended and Restated Credit Agreement , we, through the GRT OP as the borrower, have been provided with a $1.9 billion credit facility consisting of the Revolving Credit Facility maturing in June 2022 with (subject to the satisfaction of certain customary conditions) a one-year extension option, the $200M 5-Year Term Loan, the $400M 5-Year Term Loan, the $400M 5-Year Term Loan 2025, and the $150M 7-Year Term Loan. The credit facility also provides the option, subject to obtaining additional commitments from lenders and certain other customary conditions, to increase the commitments under the Revolving Credit Facility, increase the existing term loans and/or incur new term loans by up to an additional $600 million in the aggregate. As of March 31, 2022, the remaining capacity under the Revolving Credit Facility was $376.5 million.

Based on the terms of the Second Amended and Restated Credit Agreement as of March 31, 2022, the interest rate for the Credit Facility varies based on our consolidated leverage ratio and ranges (a) in the case of the Revolving Credit Facility, from LIBOR plus 1.30% to LIBOR plus 2.20%, (b) in the case of each of the $200M 5-Year Term Loan, the $400M 5-Year Term Loan and the Delayed Draw $400M 5-Year Term Loan, from LIBOR plus 1.25% to LIBOR plus 2.15% and (c) in the case of the $150M 7-Year Term Loan, from LIBOR plus 1.65% to LIBOR plus 2.50%. If the GRT OP obtains an investment grade rating of its senior unsecured long term debt from Standard & Poor's Rating Services, Moody's Investors Service, Inc., or Fitch, Inc., the applicable LIBOR margin and base rate margin will vary based on such rating and range (i) in the case of the Revolving Credit Facility, from LIBOR plus 0.825% to LIBOR plus 1.55%, (ii) in the case of each of the $200M 5-Year Term Loan, the $400M 5-Year Term Loan and the Delayed Draw $400M 5-Year Term Loan, from LIBOR plus 0.90% to LIBOR plus 1.75% and (iii) in the case of the $150M 7-Year Term Loan, from LIBOR plus 1.40% to LIBOR plus 2.35%. The Second Amended and Restated Credit Agreement provides procedures for determining a replacement reference rate in the event that LIBOR is discontinued. See Part I "Item 1A. Risk Factors", of our Annual Report on Form 10-K for the year ended December 31, 2021 for a discussion about risks that the replacement of LIBOR with an alternative reference rate may adversely affect interest rates on our current or future indebtedness and may otherwise adversely affect our financial condition and results of operations.

On March 1, 2021, we exercised our right to draw on the $400M 5-Year Term Loan 2025 to repay CCIT II's existing debt balance in connection with the CCIT II Merger.

On July 14, 2021, we, through the GRT OP, entered into the Third Amendment, which amended the Second Amended and Restated Credit Agreement to decrease the applicable interest rate margin for the $150M 7-Year Term Loan.

Derivative Instruments

As discussed in Note 5, Interest Rate Contracts, to the consolidated financial statements, we entered into interest rate swap agreements to hedge the variable cash flows associated with certain existing or forecasted, LIBOR-based variable-rate debt, including our Second Amended and Restated Credit Agreement. The effective portion of changes in the fair value of derivatives designated and that qualify as cash flow hedges is recorded in accumulated other comprehensive income and is subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. Derivatives were used to hedge the variable cash flows associated with existing variable-rate debt and forecasted issuances of debt. The ineffective portion of the change in the fair value of the derivatives is recognized directly in earnings.

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The following table sets forth a summary of the interest rate swaps at March 31, 2022 and December 31, 2021 (dollars in thousands):

				Fair Value (1)				Current Notional Amounts
Derivative Instrument	Effective Date	Maturity Date	Interest Strike Rate	March 31, 2022		December 31, 2021		March 31, 2022		December 31, 2021
Asset/(Liabilities)
Interest Rate Swap	3/10/2020	7/1/2025	0.83%	$	7,953	$	1,648	$	150,000	$	150,000
Interest Rate Swap	3/10/2020	7/1/2025	0.84%	5,270		1,059		100,000		100,000
Interest Rate Swap	3/10/2020	7/1/2025	0.86%	3,910		749		75,000		75,000
Interest Rate Swap	7/1/2020	7/1/2025	2.82%	(1,407)		(7,342)		125,000		125,000
Interest Rate Swap	7/1/2020	7/1/2025	2.82%	(1,160)		(5,909)		100,000		100,000
Interest Rate Swap	7/1/2020	7/1/2025	2.83%	(1,154)		(5,899)		100,000		100,000
Interest Rate Swap	7/1/2020	7/1/2025	2.84%	(1,205)		(5,958)		100,000		100,000
Total				$	12,207	$	(21,652)	$	750,000	$	750,000

(1)We record all derivative instruments on a gross basis in the consolidated balance sheets, and accordingly, there are no offsetting amounts that net assets against liabilities. As of March 31, 2022, derivatives where in an asset/liability position are included in the line item "Interest rate swap assets” or “Interest rate swap liability," in the consolidated balance sheets at fair value.

Common Equity

Follow-On Offering

On September 20, 2017, we commenced a follow-on offering of up to $2.2 billion of shares, consisting of up to $2.0 billion of shares in our primary offering and $0.2 billion of shares pursuant to our DRP (collectively, the "Follow-On Offering"). Pursuant to the Follow-On Offering, we offered to the public four new classes of shares of our common stock: Class T shares, Class S shares, Class D shares, and Class I shares with NAV-based pricing. The share classes have different selling commissions, dealer manager fees, and ongoing distribution fees and eligibility requirements.

The Follow-On Offering terminated with the expiration of the registration statement on September 20, 2020.

Distribution Reinvestment Plan

On July 17, 2020, we filed a registration statement on Form S-3 for the registration of up to $100 million in shares pursuant to our DRP (the “DRP Offering”). The DRP Offering may be terminated at any time upon 10 days prior written notice to stockholders. As of March 31, 2022, we had sold 35,519,781 shares for approximately $341.1 million in our DRP Offering.

On October 1, 2021, the Company announced a suspension of our DRP, effective October 11, 2021, which remains in effect as of the date of this filing.

Share Redemption Program

Under parameters established by our Board in 2020 under the SRP, redemptions through September 30, 2021 were limited to those sought upon a stockholder's death, qualifying disability, or determination of incompetence or incapacitation in accordance with the terms of the SRP, and the quarterly cap on aggregate redemptions was equal to the aggregate NAV, as of the last business day of the previous quarter, of the shares issued pursuant to the DRP during such quarter. Settlements of share redemptions are made within the first three business days of the following quarter. During the three months ended March 31, 2022, we did not redeem any shares.

On October 1, 2021, the Company announced a suspension of our SRP beginning with the next cycle commencing fourth quarter 2021, which suspension remains in effect as of the date of this filing.

Perpetual Convertible Preferred Shares

Upon consummation of the EA Mergers, we issued 5,000,000 Series A Preferred Shares to the Purchaser (defined below). We assumed the purchase agreement (the "Purchase Agreement") that EA-1 entered into on August 8, 2018 with SHBNPP Global Professional Investment Type Private Real Estate Trust No. 13(H) (acting through Kookmin Bank as trustee) (the "Purchaser") and Shinhan BNP Paribas Asset Management Corporation, as an asset manager of the Purchaser, pursuant to which the Purchaser agreed to purchase an aggregate of 10,000,000 shares of EA-1 Series A Cumulative Perpetual Convertible

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Preferred Stock at a price of $25.00 per share (the "EA-1 Series A Preferred Shares") in two tranches, each comprising 5,000,000 EA-1 Series A Preferred Shares.

Pursuant to the Purchase Agreement, the Purchaser has agreed to purchase an additional 5,000,000 Series A Preferred Shares (the "Second Issuance") at a later date (the "Second Issuance Date") for an additional purchase price of $125 million subject to approval by the Purchaser’s internal investment committee and the satisfaction of certain conditions set forth in the Purchase Agreement. Pursuant to the Purchaser is generally restricted from transferring the Series A Preferred Shares or the economic interest in the Series A Preferred Shares for a period of five years from the applicable closing date.

Distributions for Perpetual Convertible Preferred Shares

Subject to the terms of the applicable articles supplementary, the holder of the Series A Preferred Shares are entitled to receive distributions quarterly in arrears at a rate equal to one-fourth (1/4) of the applicable varying rate, as follows:

i.6.55% from and after August 8, 2018 until August 8, 2023, or if the Second Issuance occurs, the five year anniversary of the Second Issuance Date (the “Reset Date”), subject to paragraphs (iii) and (iv) below;

ii.6.75% from and after the Reset Date, subject to paragraphs (iii) and (iv) below;

iii.if a listing of our Class E shares of common stock or the Series A Preferred Shares on a national securities exchange registered under Section 6(a) of the Exchange Act, does not occur by August 1, 2020 (the “First Triggering Event”), 7.55% from and after August 2, 2020 and 7.75% from and after the Reset Date, subject to paragraph (iv) below and certain conditions as set forth in the articles supplementary; or

iv.if such a listing does not occur by August 1, 2021, 8.05% from and after August 2, 2021 until the Reset Date, and 8.25% from and after the Reset Date.

As of March 31, 2022, our annual distribution rate was 8.05% for the Series A Preferred Shares since no listing of either our Class E common stock or the Series A Preferred Shares occurred prior to August 1, 2021.

Liquidation Preference

Upon any voluntary or involuntary liquidation, dissolution or winding up of the Company, the holders of the Series A Preferred Shares will be entitled to be paid out of our assets legally available for distribution to the stockholders, after payment of or provision for our debts and other liabilities, liquidating distributions, in cash or property at its fair market value as determined by the Board, in the amount, for each outstanding Series A Preferred Share equal to $25.00 per Series A Preferred Share (the “Liquidation Preference”), plus an amount equal to any accumulated and unpaid distributions to the date of payment, before any distribution or payment is made to holders of shares of common stock or any other class or series of equity securities ranking junior to the Series A Preferred Shares but subject to the preferential rights of holders of any class or series of equity securities ranking senior to the Series A Preferred Shares. After payment of the full amount of the Liquidation Preference to which they are entitled, plus an amount equal to any accumulated and unpaid distributions to the date of payment, the holders of Series A Preferred Shares will have no right or claim to any of our remaining assets.

Company Redemption Rights

The Series A Preferred Shares may be redeemed by the Company, in whole or in part, at our option, at a per share redemption price in cash equal to $25.00 per Series A Preferred Share (the “Redemption Price”), plus any accumulated and unpaid distributions on the Series A Preferred Shares up to the redemption date, plus, a redemption fee of 1.5% of the Redemption Price in the case of a redemption that occurs on or after the date of the First Triggering Event, but before August 8, 2023.

Holder Redemption Rights

In the event we fail to effect a listing of our shares of common stock or Series A Preferred Shares by August 1, 2023, the holder of any Series A Preferred Shares has the option to request a redemption of such shares on or on any date following August 1, 2023, at the Redemption Price, plus any accumulated and unpaid distributions up to the redemption date (the “Redemption Right”); provided, however, that no holder of the Series A Preferred Shares shall have a Redemption Right if such a listing occurs prior to or on August 1, 2023.

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Conversion Rights

Subject to our redemption rights and certain conditions set forth in the articles supplementary, a holder of the Series A Preferred Shares, at his or her option, will have the right to convert such holder's Series A Preferred Shares into shares of our common stock any time after the earlier of (i) August 8, 2023, or if the Second Issuance occurs, five years from the Second Issuance Date or (ii) a Change of Control (as defined in the articles supplementary) at a per share conversion rate equal to the Liquidation Preference divided by the then Common Stock Fair Market Value (as defined in the articles supplementary).

Other Potential Future Sources of Capital

Other potential future sources of capital include proceeds from potential private or public offerings of our stock or common limited partnership units of the GRT OP (“GRT OP Units”), proceeds from secured or unsecured financings from banks or other lenders, including debt assumed in a real estate acquisition transaction, proceeds from the sale of properties and undistributed funds from operations, and entering into joint venture arrangements to acquire or develop facilities. If necessary, we may use financings or other sources of capital in the event of unforeseen significant capital expenditures. To the extent we are not able to secure additional financing in the form of a credit facility or other third party source of liquidity, we will be heavily dependent upon our current financing and income from operations.

Liquidity Requirements

Our principal liquidity needs for the next 12 months and in the longer term are to fund:

•normal recurring expenses;

•debt service and principal repayment obligations;

•capital expenditures, including tenant improvements and leasing costs;

•redemptions;

•distributions to shareholders, including preferred equity distribution and distributions to holders of GRT OP Units;

•possible acquisitions of properties.

Our long-term liquidity requirements consist primarily of funds necessary to acquire additional properties and repay indebtedness. We expect to meet our long-term liquidity requirements through various sources of capital, including proceeds from secured or unsecured financings from banks or other lenders, proceeds from the sale of properties and undistributed funds from operations, and entering into joint venture arrangements to acquire or develop facilities. If necessary, we may use financings or other sources of capital in the event of unforeseen significant capital expenditures. To the extent we are not able to secure additional financing in the form of a credit facility, securitization vehicle or other third party source of liquidity, we will be heavily dependent upon our current financing and income from operations. The success of our business strategy will depend, to a significant degree, on our ability to access these various capital sources.

To qualify as a REIT, we must meet a number of organizational and operational requirements on a continuing basis, including the requirement that we annually distribute at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding net capital gain, to our stockholders. As a result of this requirement, we cannot rely on retained earnings to fund our business needs to the same extent as other entities that are not REITs. If we do not have sufficient funds available to us from our operations to fund our business needs, we will need to find alternative ways to fund those needs. Such alternatives may include, among other things, divesting ourselves of properties (whether or not the sales price is optimal or otherwise meets our strategic long-term objectives), incurring additional indebtedness or issuing equity securities in public or private transactions, the availability and attractiveness of the terms of which cannot be assured.

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Cash Requirements

The Company’s material cash requirements as of March 31, 2022 including the following contractual obligations (in thousands):

	Payments Due During the Years Ending December 31,
	Total		Remaining 2022		Thereafter
Outstanding debt obligations (1)	$	2,539,316	$	7,302	$	2,532,014
Interest on outstanding debt obligations (2)	274,717		51,536		223,181
Interest rate swaps (3)	43,867		9,888		33,979
Ground lease obligations	300,126		1,589		298,537
Total	$	3,158,026	$	70,315	$	3,087,711

(1)Amounts only include principal payments. The payments on our mortgage debt do not include the premium/discount or debt financing costs.

(2)Projected interest payments are based on the outstanding principal amounts at March 31, 2022. Projected interest payments on the KeyBank National Association (“KeyBank”) loans are based on the contractual interest rates in effect at March 31, 2022.

(3)The interest rate swaps contractual commitment was calculated based on the swap rate less the LIBOR as of March 31, 2022.

Capital Expenditures and Tenant Improvement Commitments

As of March 31, 2022, we had aggregate remaining contractual commitments for repositioning, capital expenditure projects, leasing commitments and tenant improvements of approximately $23.8 million.

Summary of Cash Flows

We expect to meet our short-term operating liquidity requirements with operating cash flows generated from our properties and draws from our KeyBank Loans.

Our cash, cash equivalents and restricted cash balances increased by approximately $88.5 million during the three months ended March 31, 2022 compared to the same period a year ago and were primarily used in or provided by the following (in thousands):

	Three Months Ended March 31,
	2022		2021		Change
Net cash provided by operating activities	$	55,916	$	36,741	$	19,175
Net cash (used in) provided by investing activities	$	(2,534)	$	(65,664)	$	63,130
Net cash provided by (used in) financing activities	$	(36,219)	$	(42,440)	$	6,221

Operating Activities. Cash flows provided by operating activities are primarily dependent on the occupancy level, the rental rates of our leases, the collectability of rent and recovery of operating expenses from our tenants, and the timing of acquisitions. During the three months ended March 31, 2022, we generated $55.9 million in cash from operating activities compared to $36.7 million for the three months ended March 31, 2021. Net cash provided by operating activities before changes in operating assets and liabilities for the three months ended March 31, 2022 increased by approximately $6.3 million to approximately $55.5 million compared to approximately $49.2 million for the three months ended March 31, 2021.

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Investing Activities. Cash provided by investing activities for the three months ended March 31, 2022 and 2021 consisted of the following (in thousands):

	Three Months Ended March 31,
	2022		2021		Increase (decrease)
Sources of cash (used in) provided by investing activities:
Proceeds from disposition of properties	$	—	$	1,676	$	(1,676)
Distributions of capital from investment in unconsolidated entities	—		41		(41)
Total sources of cash (used in) provided by investing activities	$	—	$	1,717	$	(1,717)
Uses of cash for investing activities:
Cash paid in connection with the CCIT II Merger, net of acquisition costs	$	—	$	(36,746)	$	36,746
Payments for construction in progress	(2,280)		(30,489)		28,209
Purchase of investments	(75)		(82)		7
Restricted reserves	(179)		(64)		(115)
Total uses of cash used in investing activities	$	(2,534)	$	(67,381)	$	64,847
Net cash used in investing activities	$	(2,534)	$	(65,664)	$	63,130

Financing Activities. Cash used in financing activities for the three months ended March 31, 2022 and 2021 consisted of the following (in thousands):

	Three Months Ended March 31,
	2022		2021		Increase (decrease)
Sources of cash provided by financing activities:
Proceeds from borrowings - Revolver/KeyBank Loans	$	—	$	400,000	$	(400,000)
Total sources of cash (used in) provided by financing activities	$	—	$	400,000	$	(400,000)
Uses of cash for financing activities:
Principal payoff of indebtedness - CCIT II Credit Facility	$	—	$	(415,500)	$	415,500
Principal amortization payments on secured indebtedness	(2,199)		(2,418)		219
Offering costs	(14)		(11)		(3)
Deferred financing costs	—		(342)		342
Repurchase of common stock	—		(5,356)		5,356
Distributions to noncontrolling interests	(2,746)		(2,743)		(3)
Distributions to preferred units subject to redemption	(2,516)		(2,359)		(157)
Repurchase of common shares to satisfy employee tax withholding requirements	(459)		(891)		432
Distributions to common stockholders	(28,075)		(12,820)		(15,255)
Finance lease payment	(210)		—		(210)
Total sources of cash used in financing activities	$	(36,219)	$	(442,440)	$	406,221
Net cash (used in) provided by financing activities	$	(36,219)	$	(42,440)	$	6,221

Distributions will be paid to our stockholders as of the record date selected by our Board. We expect to continue to pay distributions monthly based on daily declaration and record dates. We expect to pay distributions regularly unless our results of operations, our general financial condition, general economic conditions, or other factors inhibit us from doing so. Distributions will be authorized at the discretion of our Board, which will be directed, in substantial part, by its obligation to cause us to comply with the REIT requirements of the Internal Revenue Code of 1986, as amended. The funds we receive from operations that are available for distribution may be affected by a number of factors, including the following:

•our operating and interest expenses;

•the amount of distributions or dividends received by us from our indirect real estate investments;

•our ability to keep our properties occupied;

•our ability to maintain or increase rental rates;

•tenant improvements, capital expenditures and reserves for such expenditures;

•the issuance of additional shares; and

•financings, and refinancings and debt repayment.

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Distributions may be funded with operating cash flow from our properties. To the extent that we do not have taxable income, distributions paid will be considered a return of capital to stockholders. The following table shows distributions paid, and cash flow provided by operating activities during the three months ended March 31, 2022 and year ended December 31, 2021 (dollars in thousands):

	Three Months Ended March 31, 2022					Year Ended December 31, 2021
Distributions paid in cash — noncontrolling interests	$	2,746				$	11,134
Distributions paid in cash — common stockholders	28,075					82,976
Distributions paid in cash — preferred stockholders	2,516					9,542
Distributions of DRP	—					22,886
Total distributions	$	33,337	(1)			$	126,538
Source of distributions (2)
Paid from cash flows provided by operations	$	33,337		100	%	$	103,652	82	%
Offering proceeds from issuance of common stock pursuant to the DRP	—			—	%	22,886		18	%
Total sources	$	33,337	(3)	100	%	$	126,538	100	%
Net cash provided by operating activities	$	55,916				$	204,979

(1)Distributions are paid on a monthly basis in arrears. Distributions for all record dates of a given month are paid on or about the first business day of the following month. Total cash distributions declared but not paid as of March 31, 2022 were $10.6 million for common stockholders and noncontrolling interests.

(2)Percentages were calculated by dividing the respective source amount by the total sources of distributions.

(3)Allocation of total sources are calculated on a quarterly basis.

For the three months ended March 31, 2022, we paid and declared cash distributions of approximately $28.1 million to common stockholders including shares issued pursuant to the DRP and approximately $2.7 million to the limited partners of the GRT OP, as compared to FFO attributable to common stockholders and limited partners and AFFO available to common stockholders and limited partners for the three months ended March 31, 2022 of approximately $53.2 million and $55.2 million, respectively. The payment of distributions from sources other than FFO or AFFO may reduce the amount of proceeds available for investment and operations or cause us to incur additional interest expense as a result of borrowed funds. From our inception through March 31, 2022, we paid approximately $998.3 million of cumulative distributions (excluding preferred distributions), including approximately $341.2 million reinvested through our DRP, as compared to net cash provided by operating activities of approximately $694.8 million.

Subsequent Events

See Note 14, Subsequent Events, to the consolidated financial statements.

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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURE ABOUT MARKET RISK

Market risks include risks that arise from changes in interest rates, foreign currency exchange rates, commodity prices, equity prices and other market changes that affect market-sensitive instruments. We expect that the primary market risk to which we will be exposed is interest rate risk, including the risk of changes in the underlying rates on our variable rate debt. Our current indebtedness consists of the KeyBank loans and other loans and property secured mortgages as described in Note 5, Debt, to our consolidated financial statements included in this Quarterly Report on Form 10-Q. These instruments were not entered into for trading purposes.

Our interest rate risk management objectives will be to limit the impact of interest rate changes on earnings and cash flows and to lower overall borrowing costs. To achieve our objectives, we may borrow at fixed rates or variable rates. We may also utilize a variety of financial instruments, including interest rate swap agreements, caps, floors, and other interest rate exchange contracts. We will not enter into these financial instruments for speculative purposes. The use of these types of instruments to hedge a portion of our exposure to changes in interest rates carries additional risks, such as counterparty credit risk and the legal enforceability of hedging contracts.

As of March 31, 2022, our debt consisted of approximately $1.8 billion in fixed rate debt (including the interest rate swaps) and approximately $773.5 million in variable rate debt (excluding unamortized deferred financing cost and discounts, net, of approximately $8.2 million). As of December 31, 2021, our debt consisted of approximately $1.8 billion in fixed rate debt (including the effect of interest rate swaps) and approximately $773.5 million in variable rate debt (excluding unamortized deferred financing cost and discounts, net, of approximately $9.1 million). Changes in interest rates have different impacts on the fixed and variable rate debt. A change in interest rates on fixed rate debt impacts its fair value but has no effect on interest incurred or cash flows. A change in interest rates on variable rate debt could affect the interest incurred and cash flows and its fair value.

Our future earnings and fair values relating to variable rate financial instruments are primarily dependent upon prevalent market rates of interest, such as LIBOR. However, our interest rate swap agreements are intended to reduce the effects of interest rate changes. The effect of an increase of 100 basis points in interest rates, assuming a LIBOR floor of 0%, on our variable-rate debt, including our KeyBank loans, after considering the effect of our interest rate swap agreements, would decrease our future earnings and cash flows by approximately $7.9 million annually.

Interest rate risk amounts were determined by considering the impact of hypothetical interest rates on our financial instruments. These analyses do not consider the effect of any change in overall economic activity that could occur. Further, in the event of a change of that magnitude, we may take actions to further mitigate our exposure to the change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, these analyses assume no changes in our financial structure.

ITEM 4. CONTROLS AND PROCEDURES

Disclosure Controls and Procedures

As of the end of the period covered by this Quarterly Report on Form 10-Q, management, with the participation of our principal executive and principal financial officers, including our chief executive officer and chief financial officer, evaluated the effectiveness of the design and operation of our disclosure controls and procedures. Based upon, and as of the date of the evaluation, our chief executive officer and chief financial officer concluded that the disclosure controls and procedures were effective as of the end of the period covered by this Quarterly Report on Form 10-Q to ensure that information required to be disclosed in the reports we file and submit under the Exchange Act is recorded, processed, summarized and reported as and when required. Disclosure controls and procedures include, without limitation, controls and procedures designed to ensure that information required to be disclosed by us in the reports we file and submit under the Exchange Act is accumulated and communicated to our management, including our chief executive officer and chief financial officer, as appropriate, to allow timely decisions regarding required disclosure.

Internal Control Over Financial Reporting

Our management is responsible for establishing and maintaining adequate internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for us. Our management, including our chief executive officer and chief financial officer, evaluated, as of March 31, 2022, the effectiveness of our internal control over financial reporting using the framework in Internal Control — Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of

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the Treadway Commission. Based on that evaluation, our management concluded that our internal control over financial reporting was effective as of March 31, 2022.

There have been no changes in our internal control over financial reporting that occurred during the quarter ended March 31, 2022 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

PART II. OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS

None.

ITEM 1A. RISK FACTORS

There have been no material changes to the risk factors disclosed in our Annual Report on Form 10-K for the year ended December 31, 2021.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

Recent Sales of Unregistered Securities

During the three months ended March 31, 2022, there were no sales of unregistered securities.

Purchases of Equity Securities by the Issuer and Affiliated Purchasers

On October 1, 2021, the Company announced that it suspended the SRP beginning with the next cycle commencing fourth quarter 2021. Therefore, during the quarter ended March 31, 2022, we had no redemptions of common shares.

ITEM 3. DEFAULTS UPON SENIOR SECURITIES

None.

ITEM 4. MINE SAFETY DISCLOSURES

Not applicable.

ITEM 5. OTHER INFORMATION

(a)During the quarter ended March 31, 2022, there was no information required to be disclosed in a report on Form 8-K which was not disclosed in a report on Form 8-K.

(b)During the quarter ended March 31, 2022, there were no material changes to the procedures by which security holders may recommend nominees to the Board.

ITEM 6. EXHIBITS

The following exhibits are included in this Quarterly Report on Form 10-Q for the period ended March 31, 2022 (and are numbered in accordance with Item 601 of Regulation S-K).

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Exhibit No.	Description
3.1	First Articles of Amendment and Restatement, as amended, incorporated by reference to Exhibit 3.1 to the Registrant's Quarterly Report on Form 10-Q, filed on August 6, 2021, SEC File No. 000-55605
3.2	Amended and Restated Bylaws, incorporated by reference to Exhibit 3.2 to the Registrant's Current Report on Form 8-K, filed on July 6, 2021, SEC File No. 000-55605
3.3	Articles Supplementary to First Articles of Amendment and Restatement of Griffin Capital Essential Asset REIT II, Inc., incorporated by reference to Exhibit 3.1 to the Registrant’s Current Report on Form 8-K, filed on April 29, 2016, SEC File No. 000-55605
3.4	Articles Supplementary of Griffin Capital Essential Asset REIT II, Inc., incorporated by reference to Exhibit 3.5 to Pre-Effective Amendment No. 3 to the Registrant’s Registration Statement on Form S-11, filed on September 18, 2017, SEC File No. 333-217223
3.5	Articles Supplementary to First Articles of Amendment and Restatement, incorporated by reference to Exhibit 3.1 to the Registrant’s Current Report on Form 8-K, filed on April 19, 2019, SEC File No. 000-55605
3.6	Articles Supplementary to First Articles of Amendment and Restatement, incorporated by reference to Exhibit 3.1 to the Registrant’s Current Report on Form 8-K, filed on May 1, 2019, SEC File No. 000-55605
3.7	Articles Supplementary to First Articles of Amendment and Restatement, as amended, incorporated by reference to Exhibit 3.1 to the Registrant's Current Report on Form 8-K, filed November 10, 2020, SEC File No. 000-55605
10.1	Sublease executed March 25, 2022, by and between Griffin Capital Company, LLC and Griffin Realty Trust, Inc., incorporated by reference to Exhibit 10.1 to the Registrant's Current Report on Form 8-K filed on March 31, 2022, SEC File No. 000-55605
10.2	Letter Agreement dated March 30, 2022, by and among Griffin Capital Company, LLC, Griffin Capital, LLC, Griffin Realty Trust, Inc., GRT OP, L.P., Griffin Capital Essential Asset TRS, Inc. and Griffin Capital Real Estate Company, LLC, incorporated by reference to Exhibit 10.2 to the Registrant's Current Report on Form 8-K filed on March 31, 2022, SEC File No. 000-55605
31.1*	Certification of Principal Executive Officer, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2*	Certification of Principal Financial Officer, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1**	Certification of Principal Executive Officer, pursuant to 18 U.S.C. Section 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002
32.2**	Certification of Principal Financial Officer, pursuant to 18 U.S.C. Section 1350, as created by Section 906 of the Sarbanes-Oxley Act of 2002
101*	The following Griffin Realty Trust, Inc.. financial information for the period ended March 31, 2022 formatted in XBRL (eXtensible Business Reporting Language): (i) Consolidated Balance Sheets (unaudited), (ii) Consolidated Statements of Operations (unaudited), (iii) Consolidated Statements of Comprehensive Income (Loss) (unaudited), (iv) Consolidated Statements of Equity (unaudited), (v) Consolidated Statements of Cash Flows (unaudited) and (vi) Notes to Consolidated Financial Statements (unaudited).
104*	Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).
*	Filed herewith.
**	Furnished herewith.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

		GRIFFIN REALTY TRUST, INC. (Registrant)
Dated:	May 6, 2022	By:	/s/ Javier F. Bitar
			Javier F. Bitar
			On behalf of the Registrant and as Chief Financial Officer, and Treasurer (Principal Financial Officer)

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