10-Q/A

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, DC 20549

FORM 10-Q/A

(Amendment No. 1)

þ	Quarterly Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
	For the Quarterly Period Ended September 30, 2016
	or
¨	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 001-37819

Parkway, Inc.

(Exact name of registrant as specified in its charter)

Maryland	61-1796261
(State or other jurisdiction of incorporation or organization)	(IRS Employer Identification No.)

San Felipe Plaza

5847 San Felipe Street, Suite 2200

Houston, Texas 77057

(Address of principal executive offices) (Zip Code)

(346) 200-3100

(Registrant's telephone number, including area code)

Not Applicable

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

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 ¨ No þ*

* The registrant became subject to the reporting requirements of the Securities Exchange Act of 1934, as amended, on September 21, 2016.

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted 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 and post such files). Yes þ No ¨

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

Large accelerated filer ¨	Accelerated filer ¨	Non-accelerated filer þ	Smaller reporting company ¨
		(Do not check if a smaller reporting company)

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

There were 49,110,645 shares of common stock, $0.001 par value, and 858,417 shares of limited voting stock, $0.001 par value, outstanding at November 7, 2016.

Explanatory Note

This Amendment No. 1 (“Amendment No. 1”) to the Parkway, Inc. Quarterly Report on Form 10-Q for the quarter ended September 30, 2016, filed with the Securities and Exchange Commission on November 14, 2016 (the “Form 10-Q”), is being filed solely to furnish in XBRL (eXtensible Business Reporting Language) format, as required by Exhibit 101 to the Form 10-Q, certain financial statements with respect to which XBRL format was not previously provided. Exhibit 101 to this report provides financial statements and related notes of the Company, including its predecessors, formatted in XBRL (eXtensible Business Reporting Language).

No other changes have been made to the Form 10-Q. This Amendment No. 1 speaks as of the original filing date of the Form 10-Q, does not reflect events that may have occurred subsequent to the original filing date, and does not modify or update in any way disclosures made in the original Form 10-Q.

Item 6.  Exhibits

Exhibit No.	Exhibit Description
2.1	Separation, Distribution and Transition Services Agreement, dated October 5, 2016, by and among Cousins Properties Incorporated, Cousins Properties LP, Clinic Sub Inc., Parkway Properties, Inc., Parkway Properties LP, Parkway Properties General Partners, Inc., Parkway, Inc. and Parkway Operating Partnership LP. (incorporated by reference to Exhibit 2.1 to the Company’s Form 8-K filed on October 6, 2016).
2.2	Tax Matters Agreement, dated October 5, 2016, by and among Cousins Properties Incorporated, Cousins Properties LP, Clinic Sub Inc., Parkway Properties, Inc., Parkway Properties LP, Parkway Properties General Partners, Inc., Parkway, Inc. and Parkway Operating Partnership LP (incorporated by reference to Exhibit 2.2 to the Company’s Form 8-K filed on October 6, 2016).
2.3	Employee Matters Agreement, dated October 5, 2016, by and among Cousins Properties Incorporated, Cousins Properties LP, Clinic Sub Inc., Parkway Properties, Inc., Parkway Properties LP, Parkway Properties General Partners, Inc., Parkway, Inc. and Parkway Operating Partnership LP. (incorporated by reference to Exhibit 2.3 to the Company’s Form 8-K filed on October 6, 2016).
3.1	Articles of Amendment and Restatement of Parkway, Inc. (incorporated by reference to Exhibit 3.1 to the Company’s Form 8-K filed on October 5, 2016).
3.2	Amended and Restated Bylaws of Parkway, Inc. (incorporated by reference to Exhibit 3.2 to the Company’s Form 8-K filed on October 5, 2016).
4.1	Specimen Stock Certificate of Parkway, Inc. (incorporated by reference to Exhibit 10.27 to the Company's Amendment No. 3 on Form 10 filed on September 19, 2016).
10.1	Amended and Restated Agreement of Limited Partnership of Parkway Operating Partnership LP, dated October 6, 2016 (incorporated by reference to Exhibit 10.1 to the Company’s Form 8-K filed on October 12, 2016).
10.2	Amendment No. 4 to the Second Amended and Restated Agreement of Limited Partnership of Parkway Properties LP, as amended, dated October 6, 2016, between Parkway, Inc. and Parkway Properties General Partners, Inc. (incorporated by reference to Exhibit 10.2 to the Company’s Form 8-K filed on October 12, 2016).
10.3	Stockholders Agreement, dated October 5, 2016, by and among Parkway, Inc., TPG VI Pantera Holdings, L.P. and TPG VI Management, LLC (incorporated by reference to Exhibit 10.3 to the Company’s Form 8-K filed on October 12, 2016).
10.4	Credit Agreement, dated as of October 6, 2016, by and among Parkway Operating Partnership LP, as Borrower, Parkway, Inc., as Parent, the financial institutions party thereto and their assignees, as Lenders, and Bank of America, N.A., as Administrative Agent, Wells Fargo Bank, National Association, as Syndication Agent, and JPMorgan Chase Bank, N.A., Citizens Bank, National Association, and Keybank National Association, as Co-Documentation Agents (incorporated by reference to Exhibit 10.4 to the Company’s Form 8-K filed on October 12, 2016).
10.5	Guaranty, dated as of October 6, 2016, by Parkway, Inc., Parkway Properties General Partners, Inc., Parkway Properties LP and certain subsidiaries of Parkway Operating Partnership LP in favor of Bank of America, N.A., as Administrative Agent (incorporated by reference to Exhibit 10.5 to the Company’s Form 8-K filed on October 12, 2016).
10.6*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and James R. Heistand (incorporated by reference to Exhibit 10.6 to the Company’s Form 8-K filed on October 12, 2016).
10.7*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and M. Jayson Lipsey (incorporated by reference to Exhibit 10.7 to the Company’s Form 8-K filed onOctober 12, 2016).
10.8*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and Scott E. Francis (incorporated by reference to Exhibit 10.8 to the Company’s Form 8-K filed onOctober 12, 2016).
10.9*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and Jason A. Bates (incorporated by reference to Exhibit 10.9 to the Company’s Form 8-K filed October 12, 2016).
10.10*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and James A. Thomas (incorporated by reference to Exhibit 10.10 to the Company’s Form 8-K filed on October 12, 2016).
10.11*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and R. Dary Stone (incorporated by reference to Exhibit 10.11 to the Company’s Form 8-K filed on October 12, 2016).
10.12*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and James H. Hance, Jr. (incorporated by reference to Exhibit 10.12 to the Company’s Form 8-K filed on October 12, 2016).
10.13*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and Craig B. Jones (incorporated by reference to Exhibit 10.13 to the Company’s Form 8-K filed on October 12, 2016).
10.14*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and Frank J. Johnson, III (incorporated by reference to Exhibit 10.14 to the Company’s Form 8-K filed on October 12, 2016).
10.15*	Indemnification Agreement, dated October 7, 2016, by and between Parkway, Inc. and Avi Banyasz (incorporated by reference to Exhibit 10.15 to the Company’s Form 8-K filed on October 12, 2016).

10.16*	Parkway, Inc. and Parkway Operating Partnership LP 2016 Omnibus Equity Incentive Plan (incorporated by reference to Exhibit 10.16 to the Company’s Form 8-K filed on October 12, 2016).
10.17*	Form of Stock Option Award Agreement – Assumed Options under the Parkway, Inc. and Parkway Operating Partnership LP 2016 Omnibus Equity Incentive Plan (incorporated by reference to Exhibit 10.27 to the Company’s Amendment No. 3 on Form 10 filed on September 19, 2016).
10.18*	Form of Restricted Stock Unit Agreement – Assumed RSU Awards under the Parkway, Inc. and Parkway Operating Partnership LP 2016 Omnibus Equity Incentive Plan (incorporated by reference to Exhibit 10.28 to the Company’s Amendment No. 3 on Form 10 filed on September 19, 2016).
31.1**	Certification of Chief Executive Officer pursuant to Rule 13a-14(a)/15d-14(a) of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
31.2**	Certification of Chief Financial Officer pursuant to Rule 13a-14(a)/15d-14(a) of the Securities Exchange Act of 1934, as amended, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002
32.1**	Certification of Chief Executive Officer pursuant to 18 U.S.C. 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
32.2**	Certification of Chief Financial Officer pursuant to 18 U.S.C. 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
101***	The following materials from Parkway, Inc.’s Quarterly Report on Form 10-Q for the quarter ended September 30, 2016, formatted in XBRL (eXtensible Business Reporting Language): (i) consolidated balance sheets of Parkway, Inc., (ii) consolidated statement of operations of Parkway, Inc., (iii) consolidated statement of changes in stockholder's equity of Parkway, Inc., (iv) consolidated statement of cash flows of Parkway, Inc., (v) the notes to the consolidated financial statements of Parkway, Inc., (vi) combined balance sheets for each of Parkway Houston and Cousins Houston, (vii) combined statements of operations for each of Parkway Houston and Cousins Houston, (viii) combined statement of changes in equity for Parkway Houston, (ix) combined statements of equity for Cousins Houston, (x) combined statements of cash flows for each of Parkway Houston and Cousins Houston, and (xi) notes to the combined financial statements of each of Parkway Houston and Cousins Houston.

* Denotes a management contract or compensatory plan, contract or arrangement.

** Previously filed as an exhibit to the Quarterly Report on Form 10-Q for the quarter ended September 30, 2016.

*** Furnished herewith. Pursuant to Rule 406T of Regulation S-T, the Interactive Data Files on Exhibit 101 hereto are deemed not filed or part of a registration statement or prospectus for purposes of Sections 11 or 12 of the Securities Act of 1933, as amended, are deemed not filed for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and otherwise are not subject to liability under those sections.

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.

DATE:  February 21, 2017                PARKWAY, INC.

BY:/s/ Scott E. Francis

Scott E. Francis

Executive Vice President, Chief Financial Officer and Chief Accounting Officer

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Document and Entity Information - shares	9 Months Ended
	Sep. 30, 2016	Nov. 07, 2016
Document Information [Line Items]
Entity Registrant Name	Parkway, Inc.
Entity Central Index Key	0001677761
Current Fiscal Year End Date	--12-31
Entity Filer Category	Non-accelerated Filer
Document Type	10-Q/A
Document Period End Date	Sep. 30, 2016
Document Fiscal Year Focus	2016
Document Fiscal Period Focus	Q3
Amendment Flag	true
Amendment Description	Amendment No. 1 to the Parkway, Inc. Quarterly Report on Form 10-Q for the quarter ended September 30, 2016, filed with the Securities and Exchange Commission on November 14, 2016
Common Stock
Document Information [Line Items]
Entity Common Stock, Shares Outstanding		49,110,645
Limited Voting Stock
Document Information [Line Items]
Entity Common Stock, Shares Outstanding		858,417

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Consolidated Balance Sheets (unaudited) - USD ($)	Sep. 30, 2016	Jun. 29, 2016	Dec. 31, 2015
Real estate related investments:
Cash and cash equivalents	$ 4,714	$ 1
Other assets	375,718	0
Total assets	380,432	1
Liabilities
Accrued liabilities	1,370,250	0
Stockholder's Equity
Common stock ($0.001 par value, 100,000 shares authorized, 1,000 issued and outstanding)	1	1
Additional paid-in capital	4,382,197	0
Accumulated deficit	(5,372,016)	0
Total stockholder's equity	(989,818)	1
Total liabilities and equity	380,432	$ 1
Parkway Houston
Real estate related investments:
Office properties	831,811,000		$ 818,594,000
Accumulated depreciation	(86,179,000)		(65,941,000)
Total real estate related investments, net	745,632,000		752,653,000
Cash and cash equivalents	11,792,000		11,961,000
Receivables and other assets	79,667,000		76,300,000
Total assets	854,963,000		865,731,000
Liabilities
Mortgage notes payable, net	276,744,000		396,901,000
Accounts payable and other liabilities	30,128,000		36,299,000
Below market leases, net	18,264,000		23,465,000
Liabilities	325,136,000		456,665,000
Stockholder's Equity
Legacy Parkway equity	529,827,000		409,066,000
Total liabilities and equity	854,963,000		865,731,000
Parkway Houston | Lease Intangibles
Real estate related investments:
Intangible assets, net	17,872,000		24,439,000
Parkway Houston | Management contract intangibles
Real estate related investments:
Intangible assets, net	0		378,000
Cousins Houston
Real estate related investments:
Accumulated depreciation	(147,770,000)		(111,949,000)
Total real estate related investments, net	1,080,899,000		1,086,451,000
Cash and cash equivalents	59,000		109,000
Deferred rents receivable	28,002,000		22,798,000
Accounts receivable, net of allowance for doubtful accounts of $304 and $254 in 2016 and 2015, respectively	3,645,000		4,549,000
Intangible assets, net	61,050,000		72,166,000
Other assets	2,469,000		2,163,000
Total assets	1,176,124,000		1,188,236,000
Liabilities
Mortgage notes payable, net	178,471,000		180,937,000
Accounts payable and other liabilities	35,827,000		47,126,000
Below market leases, net	36,490,000		41,089,000
Other liabilities	2,500,000		2,212,000
Liabilities	253,288,000		271,364,000
Commitments and contingencies
Stockholder's Equity
Total stockholder's equity	922,836,000		916,872,000
Total liabilities and equity	$ 1,176,124,000		$ 1,188,236,000

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Consolidated Balance Sheets (unaudited) (Parenthetical) - USD ($) $ in Thousands	Sep. 30, 2016	Jun. 29, 2016	Dec. 31, 2015
Common stock, par value (in usd per share)	$ 0.001	$ 0.001
Common stock, shares authorized	100,000	100,000
Common stock, shares issued	1,000	1,000
Common stock, shares outstanding	1,000	1,000
Parkway Houston
Real estate investment property, accumulated depreciation	$ 86,179		$ 65,941
Below market lease accumulated amortization	41,376		36,175
Cousins Houston
Real estate investment property, accumulated depreciation	147,770		111,949
Allowance for doubtful accounts receivable	304		254
Finite-lived intangible assets accumulated amortization	72,683		61,567
Below market lease accumulated amortization	$ 24,706		$ 20,107

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Consolidated Statement of Operations (unaudited) - USD ($)	3 Months Ended			9 Months Ended
	Sep. 30, 2016	Sep. 30, 2016	Sep. 30, 2015	Sep. 30, 2016	Sep. 30, 2015
Expenses
General and administrative	$ 5,372,016	$ 5,372,016
Other income and expenses
Net Income (Loss) Attributable to Parent	(5,372,016)	$ (5,372,016)
Cousins Houston
Revenues
Revenues	46,192,000		$ 45,254,000	$ 133,888,000	$ 133,848,000
Other	0		176,000	288,000	263,000
Total revenues	46,192,000		45,430,000	134,176,000	134,111,000
Expenses
Property operating expenses	19,758,000		19,194,000	56,958,000	57,236,000
Depreciation and amortization of office properties	15,221,000		15,348,000	46,389,000	48,442,000
General and administrative	1,688,000		1,119,000	6,665,000	4,545,000
Transaction costs	494,000		0	494,000	0
Total expenses	39,117,000		37,654,000	116,402,000	116,227,000
Other income and expenses
Interest expense	(1,956,000)		(1,993,000)	(5,896,000)	(6,004,000)
Net Income (Loss) Attributable to Parent	7,075,000		7,776,000	17,774,000	17,884,000
Parkway Houston
Revenues
Revenues	26,496,000		28,851,000	82,275,000	80,731,000
Management company income	1,161,000		2,225,000	3,753,000	7,748,000
Sale of condominium units	0		1,209,000	0	11,045,000
Total revenues	27,657,000		32,285,000	86,028,000	99,524,000
Expenses
Property operating expenses	12,760,000		12,807,000	39,127,000	35,400,000
Total revenues	906,000		2,238,000	2,912,000	7,812,000
Cost of sales - condominium units	0		988,000	0	11,079,000
Depreciation and amortization of office properties	9,309,000		14,006,000	30,314,000	40,634,000
General and administrative	1,894,000		1,634,000	4,787,000	4,821,000
Total expenses	24,869,000		31,673,000	77,140,000	99,746,000
Operating income (loss)	2,788,000		612,000	8,888,000	(222,000)
Other income and expenses
Interest and other income	61,000		62,000	192,000	184,000
Gain on extinguishment of debt	0		0	154,000	0
Interest expense	(2,899,000)		(4,018,000)	(9,854,000)	(12,094,000)
Loss before income taxes	(50,000)		(3,344,000)	(620,000)	(12,132,000)
Income tax expense	(353,000)		(441,000)	(1,113,000)	(802,000)
Net loss	(403,000)		(3,785,000)	(1,733,000)	(12,934,000)
Net loss attributable to noncontrolling interests	0		0	0	7,000
Net Income (Loss) Attributable to Parent	$ (403,000)		$ (3,785,000)	$ (1,733,000)	$ (12,927,000)

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Consolidated Statement of Changes in Stockholder's Equity (unaudited) - USD ($)	Total	Common Stock	Additional Paid-In Capital	Accumulated Deficit	Cousins Houston	Parkway Houston	Parkway Houston Parent Net Investment
Beginning balance at Dec. 31, 2014					$ 909,797,000
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss					17,884,000	$ (12,927,000)
Net loss						(12,934,000)
Contributions (distributions) from parent					(1,904,000)
Ending balance at Sep. 30, 2015					925,777,000
Beginning balance at Dec. 31, 2015							$ 409,066,000
Beginning balance at Dec. 31, 2015					916,872,000
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss					17,774,000	(1,733,000)
Net loss						$ (1,733,000)	(1,733,000)
Contributions (distributions) from parent					(11,810,000)		122,494,000
Ending balance at Sep. 30, 2016	$ (989,818)	$ 1	$ 4,382,197	$ (5,372,016)	922,836,000
Ending balance at Sep. 30, 2016							529,827,000
Beginning balance at Jun. 29, 2016	1	1	0	0
Increase (Decrease) in Stockholders' Equity [Roll Forward]
Net loss	(5,372,016)			(5,372,016)
Capital contributions			4,382,197
Ending balance at Sep. 30, 2016	$ (989,818)	$ 1	$ 4,382,197	$ (5,372,016)	$ 922,836,000
Ending balance at Sep. 30, 2016							$ 529,827,000

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Consolidated Statement of Cash Flows (unaudited) - USD ($)	3 Months Ended	9 Months Ended
	Sep. 30, 2016	Sep. 30, 2016	Sep. 30, 2015
Operating activities
Net loss	$ (5,372,016)
Adjustments to reconcile net loss to cash used in operating activities:
Change in accrued liabilities	1,157,180
Non-cash operating activities paid by Legacy Parkway	4,189,548
Changes in operating assets and liabilities:
Cash used in operating activities	(25,288)
Financing activities
Capital contributions	30,001
Cash provided by financing activities	30,001
Change in cash and cash equivalents	4,713
Cash and cash equivalents at beginning of period	1
Cash and cash equivalents at end of period	4,714	$ 4,714
Supplemental schedule of non-cash investing and financing activity:
Other assets acquired via capital contribution and accounts payable	375,718
Cousins Houston
Operating activities
Net loss		17,774,000	$ 17,884,000
Adjustments to reconcile net loss to cash used in operating activities:
Depreciation and amortization of office properties		46,389,000	48,442,000
Amortization of financing costs		133,000	134,000
Effect of certain non-cash adjustments to rental revenues		(9,204,000)	(11,587,000)
Bad debt expense		111,000	314,000
Changes in operating assets and liabilities:
Change in receivables and other assets		436,000	(2,468,000)
Operating liabilities		(12,038,000)	(6,160,000)
Cash used in operating activities		43,601,000	46,559,000
Investing activities
Improvements to real estate		(29,242,000)	(42,506,000)
Cash used in investing activities		(29,242,000)	(42,506,000)
Financing activities
Principal payments on mortgage notes payable		(2,599,000)	(2,491,000)
Change in Legacy Parkway investment, net		(11,810,000)	(1,904,000)
Cash provided by financing activities		(14,409,000)	(4,395,000)
Change in cash and cash equivalents		(50,000)	(342,000)
Cash and cash equivalents at beginning of period		109,000	684,000
Cash and cash equivalents at end of period	59,000	59,000	342,000
Supplemental schedule of non-cash investing and financing activity:
Cash paid for interest		5,771,000	5,879,000
Tenant related deferred income		511,000	362,000
Change in accrued property and tenant asset expenditures		(1,538,000)	1,334,000
Parkway Houston
Operating activities
Net loss		(1,733,000)	(12,934,000)
Net loss		(1,733,000)	(12,927,000)
Adjustments to reconcile net loss to cash used in operating activities:
Depreciation and amortization of office properties		30,314,000	40,634,000
Amortization of management contract intangibles, net		378,000	567,000
Amortization of below market leases, net		(4,596,000)	(12,564,000)
Amortization of financing costs		32,000	32,000
Amortization of debt premium, net		(1,687,000)	(2,980,000)
Deferred income tax expense (benefit)		566,000	(176,000)
Gain on extinguishment of debt		(154,000)	0
Increase in deferred leasing costs		(6,229,000)	(7,165,000)
Changes in operating assets and liabilities:
Change in condominium units		0	9,318,000
Change in receivables and other assets		(2,015,000)	(5,412,000)
Change in accounts payable and other liabilities		(5,971,000)	(3,974,000)
Cash used in operating activities		8,905,000	5,346,000
Investing activities
Improvements to real estate		(13,220,000)	(31,817,000)
Cash used in investing activities		(13,220,000)	(31,817,000)
Financing activities
Principal payments on mortgage notes payable		(118,348,000)	(4,615,000)
Change in Legacy Parkway investment, net		122,494,000	33,823,000
Distributions to noncontrolling interest holders in properties		0	(901,000)
Cash provided by financing activities		4,146,000	28,307,000
Change in cash and cash equivalents		(169,000)	1,836,000
Cash and cash equivalents at beginning of period		11,961,000	7,992,000
Cash and cash equivalents at end of period	$ 11,792,000	11,792,000	9,828,000
Supplemental schedule of non-cash investing and financing activity:
Cash paid for interest		11,878,000	15,084,000
Cash paid for income taxes		$ 1,044,000	$ 1,577,000

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Organization

9 Months Ended

Sep. 30, 2016

Real Estate Properties [Line Items]

Organization

Organization

Parkway, Inc. (the "Company") was incorporated as a Maryland corporation on June 3, 2016 and was capitalized on June 29, 2016. As of September 30, 2016, the Company’s sole stockholder was Parkway Properties, Inc., a Maryland corporation (“Legacy Parkway”).

On April 28, 2016, the board of directors of Cousins Properties Incorporated, a Georgia corporation (“Cousins”), and the board of directors of Legacy Parkway, each approved an Agreement and Plan of Merger, dated as of April 28, 2016 (the “Merger Agreement”). On October 6, 2016, pursuant to the Merger Agreement, Legacy Parkway merged with and into Clinic Sub Inc., with Clinic Sub Inc. continuing as the surviving corporation and a wholly owned subsidiary of Cousins (the “Merger”). Immediately following the effective time of the Merger, in accordance with the Merger Agreement, Cousins separated the portion of its combined businesses relating to the ownership of real properties in Houston, Texas, as well as Legacy Parkway’s fee-based real estate services (the “Third-Party Services Business” and together with the Houston real properties, the “Houston Business”), from the remainder of the combined businesses (the “Separation”). In connection with the Separation, Cousins and Legacy Parkway reorganized the combined businesses through a series of transactions (the “Reorganization”) pursuant to which the Houston Business was transferred to the Company. On October 7, 2016, Cousins completed the Spin-Off of the Company by distributing all of the outstanding shares of common and limited voting stock of the Company to the holders of Cousins common and limited voting preferred stock as of the record date, October 6, 2016 (the “Spin-Off”).    

Following the Merger and Spin-Off, the Company owns and operates five office assets with 8.7 million rentable square feet (unaudited) in the Galleria, Greenway and Westchase submarkets of Houston, Texas. In addition, the Company operates the Third-Party Services Business through a wholly owned subsidiary, Eola Office Partners, LLC and its wholly owned subsidiaries (collectively, “Eola”), which in total managed and/or leased approximately 4.0 million square feet (unaudited) for primarily third-party owners as of September 30, 2016.

As of September 30, 2016, the Company had not conducted any business as a separate company other than start-up related activities.

Parkway Houston

Real Estate Properties [Line Items]

Organization

Organization

On April 28, 2016, the board of directors of Cousins Properties Incorporated, a Georgia corporation (“Cousins”), and the board of directors of Parkway Properties, Inc., a Maryland corporation (“Legacy Parkway”), each approved an Agreement and Plan of Merger, dated as of April 28, 2016 (the “Merger Agreement”). On October 6, 2016, pursuant to the Merger Agreement, Legacy Parkway merged with and into Clinic Sub Inc., with Clinic Sub Inc. continuing as the surviving corporation and a wholly owned subsidiary of Cousins (the “Merger”). Immediately following the effective time of the Merger, in accordance with the Merger Agreement, Cousins separated the portion of its combined businesses relating to the ownership of real properties in Houston, Texas, as well as Legacy Parkway’s fee-based real estate services (the “Third-Party Services Business” and together with the Houston real properties, the “Houston Business”), from the remainder of the combined businesses (the “Separation”). In connection with the Separation, Cousins and Legacy Parkway reorganized the combined businesses through a series of transactions (the “Reorganization”) pursuant to which the Houston Business was transferred to Parkway, Inc. (the “Company”). On October 7, 2016, Cousins completed the Spin-Off of the Company, by distributing all of the outstanding shares of common and limited voting stock of the Company to the holders of Cousins common and limited voting preferred stock as of the record date, October 6, 2016 (the “Spin-Off”).    

The Company was incorporated as a Maryland corporation on June 3, 2016 and was capitalized on June 29, 2016, and, as of September 30, 2016, the Company’s sole stockholder was Legacy Parkway.

Following the Merger and Spin-Off, the Company owns and operates five office assets with 8.7 million rentable square feet (unaudited) in the Galleria, Greenway and Westchase submarkets of Houston, Texas. In addition, the Company operates the Third-Party Services Business through a wholly owned subsidiary, Eola Office Partners, LLC and its wholly owned subsidiaries (collectively, “Eola”), which in total managed and/or leased approximately 4.0 million square feet (unaudited) for primarily third-party owners as of September 30, 2016.

The combined financial statements included herein represent the combined accounts and combined operations of the Houston Business previously owned and operated by Legacy Parkway as of September 30, 2016 (“Parkway Houston”).

Cousins Houston

Real Estate Properties [Line Items]

Organization

Organization And Basis Of Presentation

Merger and Spin-Off

On October 6, 2016, Cousins Properties Incorporated (“Cousins”) and Parkway Properties, Inc. (“Legacy Parkway”) completed a stock-for-stock merger (the “Merger”), followed on October 7, 2016 by a spin-off (the “Spin-Off”) of the combined Houston-based assets of both companies (the “Houston Business”) into a new publicly traded real estate investment trust, Parkway, Inc. (the “Company”).

Basis of Presentation

The combined financial statements included herein represent the combined accounts and combined operations of the portion of the Houston Business owned and operated by Cousins (“Cousins Houston”). Cousins Houston includes the combined accounts related to the office properties of Greenway Plaza and Post Oak Central, operated prior to the Merger and the Spin-Off through subsidiaries of Cousins as of and for the three months ended September 30, 2016, and certain corporate costs. The assets and liabilities in these combined financial statements represent historical carrying amounts of the following properties:

	Acquisition Date	Number of Office Buildings	Total Square Feet
Post Oak Central	February 7, 2013	3	1,280,000
Greenway Plaza	September 9, 2013	10	4,348,000
		13	5,628,000

Cousins Houston is a predecessor, as defined in applicable rules and regulations of the Securities and Exchange Commission (the “SEC”), to the Company which commenced operations upon completion of the Spin-Off.

The combined financial statements are unaudited and were prepared by Cousins Houston in accordance with accounting principles generally accepted in the United States (“GAAP”) for interim financial information and in accordance with the rules and regulations of the SEC. In the opinion of management, these financial statements reflect all adjustments necessary (which adjustments are of a normal and recurring nature) for the fair presentation of Cousins Houston’s financial position as of September 30, 2016 and the results of operations for the three and nine months ended September 30, 2016 and 2015. The results of operations for the three and nine months ended September 30, 2016 are not necessarily indicative of the results expected for the full year. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to the rules and regulations of the SEC. These combined financial statements should be read in conjunction with the consolidated financial statements and the notes thereto as of December 31, 2015 and 2014 and for the years ended December 31, 2015 and 2014 and for the period from February 7, 2013 (date of inception) to December 31, 2013 included in the Company's Information Statement dated September 27, 2016. The accounting policies employed are substantially the same as those shown in Note 2 to those financial statements.

For the periods presented, there were no items of other comprehensive income. Therefore, no presentation of comprehensive income is required.

Allocated Costs

The historical financial results for Cousins Houston include certain allocated corporate costs which Cousins Houston believes are reasonable. These costs were incurred by Cousins and estimated to be applicable to Cousins Houston based on proportionate leasable square footage. Such costs do not necessarily reflect what the actual costs would have been if Cousins Houston were operating as an independent, stand-alone public company. Additionally, the historical results for Cousins Houston include transaction costs that were incurred by Cousins related to the Spin-Off. These costs are discussed further in Note 3—Related Party Transactions.

Recently Issued Accounting Standards

In 2015, the Financial Accounting Standards Board (the “FASB”) voted to defer ASU 2014-09, “Revenue from Contracts with Customers (Topic 606).” Under the new guidance, companies will recognize revenue when the seller satisfies a performance obligation, which would be when the buyer takes control of the good or service. This new guidance could result in different amounts of revenue being recognized and could result in revenue being recognized in different reporting periods than under the current guidance. The standard specifically excludes revenue associated with lease contracts. The guidance is effective for periods beginning after December 15, 2017, with early adoption permitted for periods beginning after December 15, 2016. Management is currently assessing the potential impact of adopting the new guidance.

In February 2016, the FASB issued ASU 2016-02, “Leases,” which amends the existing standards for lease accounting by requiring lessees to recognize most leases on their balance sheets and making targeted changes to lessor accounting and reporting. The new standard will require lessees to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months, and classify such leases as either finance or operating leases based on the principle of whether or not the lease is effectively a financed purchase of the leased asset by the lessee. This classification will determine whether the lease expense is recognized based on an effective interest method (finance leases) or on a straight-line basis over the term of the lease (operating leases). Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases today. The new standard requires lessors to account for leases using an approach that is substantially equivalent to existing guidance for sales-type leases, direct financing leases and operating leases. ASU 2016-02 supersedes previous leasing standards. The guidance is effective for the fiscal years beginning after December 15, 2018 with early adoption permitted. Management is currently assessing the potential impact of adopting the new guidance.

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Basis of Presentation and Consolidation/Significant Accounting Policies

9 Months Ended

Sep. 30, 2016

Real Estate Properties [Line Items]

Basis of Presentation and Consolidation/Significant Accounting Policies

Basis of Presentation

Basis of Presentation

The accompanying financial statements have been prepared by the Company's management (“management”) in accordance with accounting principles generally accepted in the United States (“GAAP”). In the opinion of management, all adjustments (consisting of normal recurring adjustments) considered necessary for a fair presentation have been included. The consolidated financial statements include the accounts of the Company and its wholly owned subsidiaries.

For periods presented prior to the date of the Spin-Off, the historical consolidated financial results for the Company reflect charges for certain costs related to the Spin-Off which were incurred directly by the Company, or by Legacy Parkway, on the Company's behalf, and, to the extent such amounts were paid by Legacy Parkway, are reflected as equity contributions. In each case, these charges were allocated to the Company based on an analysis of key metrics such as leasable square feet or personnel hours, and accordingly, the Company believes the allocations are reasonable. Such costs do not necessarily reflect what the actual costs would have been if the Company were operating as an independent, stand-alone public company.

Use of Estimates

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

Cash Equivalents

The Company considers all highly liquid investments with a maturity of three months or less to be cash equivalents.

Capitalization of Costs

Costs related to planning and pre-development are capitalized in Other Assets.

Cousins Houston

Real Estate Properties [Line Items]

Basis of Presentation and Consolidation/Significant Accounting Policies

Significant Accounting Policies

Real Estate Assets

Cost Capitalization

Cousins Houston capitalizes costs related to property and tenant improvements, including allocated costs of Cousins’ personnel working directly on projects. Cousins Houston capitalizes direct leasing costs related to leases that are probable of being executed. These costs include commissions paid to outside brokers, legal costs incurred to negotiate and document a lease agreement, and costs incurred by personnel of Cousins that are based on time spent on successful leases. Cousins Houston allocates these costs to individual tenant leases and amortizes them over the related lease term.

Impairment

For real estate assets that are considered to be held for sale according to accounting guidance, Cousins Houston records impairment losses if the fair value of the asset net of estimated selling costs is less than the carrying amount. For those long-lived assets that are held and used according to accounting guidance, management reviews each asset for the existence of any indicators of impairment. If indicators of impairment are present, Cousins Houston calculates the expected undiscounted future cash flows to be derived from such assets. If the undiscounted cash flows are less than the carrying amount of the asset, Cousins Houston reduces the asset to its fair value.

Acquisition of Operating Properties

Cousins Houston records the acquired tangible and intangible assets and assumed liabilities of operating property acquisitions at fair value at the acquisition date. The acquired assets and assumed liabilities for an operating property acquisition generally include but are not limited to: land, buildings and improvements, and identified tangible and intangible assets and liabilities associated with in-place leases, including leasing costs, value of above-market and below-market tenant leases, value of above-market and below-market ground leases, acquired in-place lease values, and tenant relationships, if any.

The fair value of land is derived from comparable sales of land within the same submarket and/or region. The fair value of buildings and improvements, tenant improvements, and leasing costs are based upon current market replacement costs and other relevant market rate information.

The fair value of the above-market or below-market component of an acquired in-place lease is based upon the present value (calculated using a market discount rate) of the difference between (i) the contractual rents to be paid pursuant to the lease over its remaining term and (ii) management’s estimate of the rents that would be paid using fair market rental rates and rent escalations at the date of acquisition over the remaining term of the lease. The amounts recorded for above-market and below-market leases are included in intangible assets and intangible liabilities, respectively, and are amortized on a straight-line basis into rental property operating revenues over the remaining terms of the applicable leases.

The fair value of acquired in-place leases is derived based on management’s assessment of lost revenue and costs incurred for the period required to lease the “assumed vacant” property to the occupancy level when purchased. The amount recorded for acquired in-place leases is included in intangible assets and amortized as an increase to depreciation and amortization expense over the remaining term of the applicable leases.

Depreciation and Amortization

Real estate assets are stated at depreciated cost less impairment losses, if any. Buildings are depreciated over their estimated useful lives, which range from 30 to 42 years. The life of a particular building depends upon a number of factors including whether the building was developed or acquired and the condition of the building upon acquisition. Furniture, fixtures and equipment are depreciated over their estimated useful lives of five years. Tenant improvements, leasing costs and leasehold improvements are amortized over the term of the applicable leases or the estimated useful life of the assets, whichever is shorter. Cousins Houston accelerates the depreciation of tenant assets if it estimates that the lease term will end prior to the termination date. This acceleration may occur if a tenant files for bankruptcy, vacates its premises or defaults in another manner on its lease. Deferred expenses are amortized over the period of estimated benefit. Cousins Houston uses the straight-line method for all depreciation and amortization.

Revenue Recognition

Cousins Houston recognizes contractual revenues from leases on a straight-line basis over the term of the respective lease. In addition, leases typically provide for reimbursement of the tenants’ share of real estate taxes, insurance, and other operating expenses to Cousins Houston. Operating expense reimbursements are recognized as the related expenses are incurred. For the three months ended September 30, 2016 and 2015, Cousins Houston recognized $16.8 million and $15.8 million, respectively, in revenues from tenants for reimbursements of operating expenses, and recognized $46.6 million and $45.0 million in the nine months ended September 30, 2016 and 2015, respectively.

Cousins Houston makes valuation adjustments to all tenant-related accounts receivable based upon its estimate of the likelihood of collectability. The amount of any valuation adjustment is based on the tenant’s credit and business risk, history of payment, and other factors considered by management.

Income Taxes

Through October 6, 2016, Cousins Houston’s properties were owned by Cousins, a Georgia corporation which has elected to be taxed as a real estate investment trust (“REIT”) under the Internal Revenue Code of 1986, as amended (the “Code”). As a REIT, Cousins is not subject to federal income tax provided it distributes annually its adjusted taxable income, as defined in the Code, to stockholders and meets certain other organizational and operating requirements. Accordingly, the combined financial statements of Cousins Houston do not include a provision for federal income tax.

Cash and Cash Equivalents

Cash and cash equivalents include cash and highly-liquid money market instruments with maturities of three months or less.

Segment Disclosure

Cousins Houston is in the business of the ownership, development and management of office real estate. Cousins Houston has aggregated its office operations into one reportable segment. This segment is the aggregation of the aforementioned Cousins Houston office properties as reported to the Chief Operating Decision Maker and is aggregated due to the properties having similar economic and geographic characteristics.

Fair Value Measurements

Level 1 fair value inputs are quoted prices for identical items in active, liquid and visible markets such as stock exchanges. Level 2 fair value inputs are observable information for similar items in active or inactive markets and appropriately consider counterparty creditworthiness in the valuations. Level 3 fair value inputs reflect Cousins Houston’s best estimate of inputs and assumptions market participants would use in pricing an asset or liability at the measurement date. The inputs are unobservable in the market and significant to the valuation estimate. Cousins Houston has no investments for which fair value is measured on a recurring basis using Level 3 inputs. Note 5 includes fair values of debt measured using Level 2 inputs.

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

Parkway Houston

Real Estate Properties [Line Items]

Basis of Presentation and Consolidation/Significant Accounting Policies

Basis of Presentation and Consolidation

The accompanying combined financial statements include the accounts of Parkway Houston presented on a combined basis as the ownership interests previously were under common control and ownership of Legacy Parkway during the reported periods. All significant intercompany balances and transactions have been eliminated.

These combined financial statements are derived from the books and records of Legacy Parkway and were carved out from Legacy Parkway at a carrying value reflective of such historical cost in such Legacy Parkway records. Parkway Houston’s historical financial results reflect charges for certain corporate costs and Parkway Houston believes such charges are reasonable; however, such results do not necessarily reflect what Parkway Houston's expenses would have been had Parkway Houston been operating as an independent, stand-alone public company. Costs of the services that were charged to Parkway Houston were based on either actual costs incurred or a proportion of costs estimated to be applicable to Parkway Houston. The historical combined financial information presented may therefore not be indicative of the results of operations, financial position or cash flows that would have been obtained if Parkway Houston had been an independent, stand-alone public company during the periods presented or of Parkway Houston's future performance as an independent, stand-alone company.

Parkway Houston is a predecessor, as defined in applicable rules and regulations for the Securities and Exchange Commission, to the Company, which commenced operations on the date of the Spin-Off.

These combined financial statements reflect the consolidation of properties that are wholly owned or properties in which, prior to the Merger, the Separation, the Reorganization and the Spin-off, Legacy Parkway owned less than a 100% interest but that Legacy Parkway controlled. Control of a property is demonstrated by, among other factors, Parkway Houston's ability to refinance debt and sell the property without the consent of any other partner or owner and the inability of any other partner or owner to replace Legacy Parkway. Eola, Phoenix Tower, CityWestPlace and San Felipe Plaza were all wholly owned by Legacy Parkway for all periods presented.

Parkway Houston consolidates its Murano residential condominium project which it controls. Parkway Houston’s unaffiliated partner’s interest is reflected on its combined balance sheets under the “Noncontrolling Interests” caption. Parkway Houston’s partner has a stated ownership interest of 27%. Net proceeds from the project will be distributed, to the extent available, based on an order of preferences described in the partnership agreement. Parkway Houston may receive distributions, if any, in excess of its stated 73% ownership interest if certain return thresholds are met.

Use of Estimates

The preparation of financial statements in conformity with accounting principles generally accepted in the United States (“GAAP”) requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Although management believes the assumptions and estimates made are reasonable and appropriate, as discussed in the applicable sections throughout these combined financial statements, different assumptions and estimates could materially impact reported results. The current economic environment has increased the degree of uncertainty inherent in these estimates and assumptions; therefore, changes in market conditions could impact Parkway Houston's future operating results. The Company’s most significant estimates relate to impairments on real estate and other assets and purchase price assignments. Actual results may differ from these estimates and assumptions.

Recent Accounting Pronouncements

Adopted

In February 2015, the Financial Accounting Standards Board (the “FASB”) issued Accounting Standards Updates (“ASU”) No. 2015-02, “Amendments to the Consolidated Analysis.” This update amends consolidation guidance which makes changes to both the variable interest model and the voting model. The new standard specifically eliminates the presumption in the current voting model that a general partner controls a limited partnership or similar entity unless that presumption can be overcome. Generally, only a single limited partner that is able to exercise substantive kick-out rights will consolidate. Parkway Houston adopted this update on January 1, 2016. The new standard must be applied using a modified retrospective approach by recording either a cumulative-effect adjustment to equity as of the beginning of the period of adoption or retrospectively to each period presented. This did not have an impact on Parkway Houston’s financial statements.

In April 2015, the FASB issued ASU No. 2015-03, “Simplifying the Presentation of Debt Issuance Costs.” This standard amends existing guidance to require the presentation of debt issuance costs in the balance sheet as a deduction from the carrying amount of the related debt liability instead of a deferred charge. Parkway Houston adopted this update on January 1, 2016. Retrospective application of the guidance set forth in this update is required and resulted in the classification of the deferred financing costs within the combined balance sheets as a direct deduction from the carrying amount of debt within total liabilities.

Not Yet Adopted

In 2015, the FASB voted to defer ASU 2014-09, “Revenue from Contracts with Customers (Topic 606).” Under the new guidance, companies will recognize revenue when the seller satisfies a performance obligation, which would be when the buyer takes control of the good or service. This new guidance could result in different amounts of revenue being recognized and could result in revenue being recognized in different reporting periods than under the current guidance. The standard specifically excludes revenue associated with lease contracts. The guidance is effective for periods beginning after December 15, 2017, with early adoption permitted for periods beginning after December 15, 2016. Management is currently assessing the potential impact of adopting the new guidance.

In February 2016, the FASB issued ASU No. 2016-02, “Leases (Topic 842)” (“ASU 2016-02”). ASU 2016-02 increases transparency and comparability among organizations by recognizing lease assets and lease liabilities on the balance sheet and disclosing key information about leasing arrangements. ASU 2016-02 will be effective for Parkway Houston’s fiscal year beginning as early as January 1, 2019 and subsequent interim periods. Management is currently assessing this guidance for future implementation.

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Real Estate Related Investments, Net

9 Months Ended

Sep. 30, 2016

Parkway Houston

Real Estate [Line Items]

Real Estate Related Investments, Net

Real Estate Related Investments, Net

Included in real estate related investments, net are three office assets located in the Galleria, Greenway and Westchase submarkets of Houston, Texas, comprising six buildings and two adjacent parcels of land totaling approximately 3.1 million square feet (unaudited).

Balances of major classes of depreciable assets and their respective estimated useful lives are (in thousands):

Asset Category	Useful Life	September 30, 2016		December 31, 2015
Land	Non-depreciable	$	106,323	$	106,323
Buildings and garages	40 years	600,562		600,562
Building improvements	7 to 40 years	18,440		14,426
Tenant improvements	Lesser of useful life or term of lease	106,486		97,283
		$	831,811	$	818,594

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Stockholder's Equity

9 Months Ended

Sep. 30, 2016

Equity [Abstract]

Stockholder's Equity

Stockholder's Equity

The Company was capitalized with the issuance of 1,000 shares of common stock, $0.001 par value per share, to Legacy Parkway for a total of $1.00. Certain start-up and Spin-Off costs were incurred and paid on the Company's behalf by Legacy Parkway and are reflected as equity contributions.

In September 2016, the Company adopted the Parkway, Inc. and Parkway Operating Partnership LP 2016 Omnibus Equity Incentive Plan (the “2016 Plan”), pursuant to which the following types of awards may be granted to the Company's employees, directors and consultants: (i) options, including nonstatutory stock options and incentive stock options; (ii) stock appreciation rights; (iii) restricted shares; (iv) restricted stock units; (v) profits interest units (LTIP units); (vi) dividend equivalents; (vii) other forms of awards payable in or denominated by reference to shares of common stock; or (viii) cash. The 2016 Plan permits the grant of awards with respect to 6,002,596 shares of the Company's common stock, which is equal to the sum of (i) 5,000,000 shares, plus (ii) any shares of the Company's common stock issuable pursuant to awards resulting from awards originally granted under the Parkway Properties, Inc. and Parkway Properties LP 2015 Omnibus Equity Incentive Plan (as successor to the Parkway Properties, Inc. and Parkway Properties LP 2013 Omnibus Equity Incentive Plan) that were outstanding immediately prior to the Spin-Off, converted into awards with respect to shares of Cousins’ common stock pursuant to the Merger Agreement and further converted into awards with respect to shares of the Company's common stock pursuant to and as described in that certain Employee Matters Agreement, dated October 5, 2016, by and among the Company, Parkway Operating Partnership LP, a Delaware limited partnership (the “Operating Partnership”), Cousins and certain other parties, which was entered into in connection with the Spin-Off.

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Income Taxes

9 Months Ended

Sep. 30, 2016

Income Tax Disclosure [Abstract]

Income Taxes

Income Taxes

The Company intends to elect to be taxed as a real estate investment trust (“REIT”) under Sections 856 through 859 of the Internal Revenue Code of 1986, as amended (the “Code”), beginning with the Company's taxable year commencing on the day prior to the Spin-Off and ending December 31, 2016. To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement that it distribute annually at least 90% of its REIT taxable income, subject to certain adjustments and excluding any net capital gain to its stockholders. As a REIT, the Company generally will not be subject to corporate level U.S. federal income tax on taxable income it distributes currently to its stockholders. Through October 6, 2016, the Company was a qualified REIT subsidiary generally not subject to U.S. federal income taxes as all of the taxable income and deductions were treated as if realized by the REIT stockholder directly.

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Intangible Assets, Net

9 Months Ended

Sep. 30, 2016

Cousins Houston

Finite-Lived Intangible Assets [Line Items]

Intangible Assets

Intangible Assets

Intangible assets on the balance sheets at September 30, 2016 and December 31, 2015 included the following (in thousands):

	September 30, 2016		December 31, 2015
In-place leases, net of accumulated amortization of $69,232 and $58,715 in 2016 and 2015, respectively	$	58,782	$	69,300
Above-market leases, net of accumulated amortization of $3,451 and $2,852 in 2016 and 2015, respectively	2,268		2,866
	$	61,050	$	72,166

Aggregate net amortization expense related to intangible assets and liabilities was $1.9 million and $2.5 million for the three months ended September 30, 2016 and 2015, respectively, and $6.5 million and $9.5 million for the nine months ended September 30, 2016 and 2015, respectively.

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Mortgage Notes Payables, Net / Note Payable

9 Months Ended

Sep. 30, 2016

Parkway Houston

Debt Instrument [Line Items]

Mortgage Notes Payable, Net/Note Payable

Mortgage Notes Payable, Net

A summary of mortgage notes payable, net at September 30, 2016 and December 31, 2015 is as follows (dollars in thousands):

	Fixed	Maturity	September 30,			December 31,
Office Properties	Rate	Date	2016			2015
Phoenix Tower	3.87%	03/01/2023	$	77,067		$	78,555
CityWestPlace I and II	6.16%	07/06/2016	—			114,460
CityWestPlace III and IV	5.03%	03/05/2020	89,116			90,334
San Felipe Plaza	4.78%	12/01/2018	106,541			107,877
Unamortized premium, net			4,294			5,981
Unamortized debt issuance costs, net			(274		)	(306		)
Total mortgage notes payable, net			$	276,744		$	396,901

On April 6, 2016, Legacy Parkway paid in full the $114.0 million mortgage debt secured by CityWestPlace I and II and recognized a gain on extinguishment of debt of $154,000 during the nine months ended September 30, 2016. This paydown has been reflected as a capital contribution for Parkway Houston.

The fair value of mortgage notes payable was $278.4 million and $394.3 million as of September 30, 2016 and December 31, 2015, respectively. The fair value was determined using Level 2 inputs. Level 2 inputs are observable information for similar items in active or inactive markets and appropriately consider counterparty creditworthiness in the valuations.

Cousins Houston

Debt Instrument [Line Items]

Mortgage Notes Payable, Net/Note Payable

Note Payable

In September 2013, Cousins Houston entered into a $188.8 million non-recourse mortgage note payable secured by Post Oak Central. The note bears interest at 4.26%, and the maturity date is October 1, 2020. In connection with this note payable, Cousins Houston incurred $1.2 million in loan costs. These costs, net of accumulated amortization of $550,000 and $416,000 at September 30, 2016 and December 31, 2015, respectively, are reflected as a reduction of the loan balance on the accompanying balance sheets.

Fair value of debt is calculated by discounting the debt’s remaining contractual cash flows at estimated rates at which similar loans could have been obtained. The estimate of the current market rate is intended to replicate debt of similar maturity and loan-to-value relationship. These fair value calculations are considered to be Level 2 under the guidelines set forth in ASC 820, as Cousins Houston utilizes market rates for similar type loans from third party brokers. At September 30, 2016 and 2015, the fair value of this financial instrument and the related discount rate assumptions are summarized as follows (dollars in thousands):

	September 30, 2016			December 31, 2015
Carrying value	$	178,471		$	180,937
Fair value	185,800			186,449
Discount rate assumed in calculating fair value	3.25		%	3.65		%

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Commitments And Contingencies

9 Months Ended

Sep. 30, 2016

Parkway Houston

Loss Contingencies [Line Items]

Commitments And Contingencies

Commitments and Contingencies

Parkway Houston and its subsidiaries are, from time to time, parties to litigation arising from the ordinary course of business. Parkway Houston does not believe that any such litigation will materially affect its business or financial condition or operations.

Parkway Houston holds a 1% limited partnership interest (acquired on December 19, 2013) in 2121 Market Street Associates LLC (“2121 Market Street”). A mortgage loan secured by a first trust deed on 2121 Market Street is guaranteed by Parkway Houston up to a maximum amount of $14.0 million expiring in December 2022.

Cousins Houston

Loss Contingencies [Line Items]

Commitments And Contingencies

Commitments And Contingencies

Commitments

Cousins Houston had a total of $63.5 million in future obligations under leases to fund tenant improvements at September 30, 2016.

Litigation

Cousins Houston is subject to various legal proceedings, claims and administrative proceedings arising in the ordinary course of business, some of which are expected to be covered by liability insurance. Management makes assumptions and estimates concerning the likelihood and amount of any potential loss relating to these matters using the latest information available. Cousins Houston records a liability for litigation if an unfavorable outcome is probable and the amount of loss or range of loss can be reasonably estimated. If an unfavorable outcome is probable and a reasonable estimate of the loss is a range, Cousins Houston accrues the best estimate within the range. If no amount within the range is a better estimate than any other amount, Cousins Houston accrues the minimum amount within the range. If an unfavorable outcome is probable but the amount of the loss cannot be reasonably estimated, Cousins Houston discloses the nature of the litigation and indicates that an estimate of the loss or range of loss cannot be made. If an unfavorable outcome is reasonably possible and the estimated loss is material, Cousins Houston discloses the nature and estimate of the possible loss of the litigation. Cousins Houston does not disclose information with respect to litigation where an unfavorable outcome is considered to be remote or where the estimated loss would not be material. Based on current expectations, such matters, both individually and in the aggregate, are not expected to have a material adverse effect on the liquidity, results of operations, business or financial condition of Cousins Houston.

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Related Party Transactions

9 Months Ended

Sep. 30, 2016

Parkway Houston

Related Party Transaction [Line Items]

Related Party Transactions

Related Party Transactions

As discussed in Note 1 and Note 2, the accompanying combined financial statements present the operations of Parkway Houston as carved out from the financial statements of Legacy Parkway. Transactions between the entities have been eliminated in the combined presentation. The combined financial statements include payroll costs and benefits for on-site personnel employed by Legacy Parkway. These costs are reflected in property operating expenses on the combined statements of operations. A summary of these for each of the periods presented is as follows (in thousands):

	For the Three Months Ended September 30,				For the Nine Months Ended September 30,
	2016		2015		2016		2015
Charged to property operating expense:
Direct payroll charges	$	804	$	699	$	2,411	$	1,985
Management fees	703		572		2,137		1,745
Other allocated expenses	359		419		1,130		1,239
Total	$	1,866	$	1,690	$	5,678	$	4,969

Lease commissions and development fees paid to Legacy Parkway's personnel and other leasing costs incurred by Parkway Houston are capitalized and amortized over the respective lease term. For the three months ended September 30, 2016 and 2015, Parkway Houston capitalized $144,000 and $255,000, respectively, in commissions and other leasing costs to the properties. For the nine months ended September 30, 2016 and 2015, Parkway Houston capitalized $403,000 and $668,000, respectively, in commissions and other leasing costs to the properties.

The expenses charged to Parkway Houston for these services are not necessarily indicative of the expenses that would have been incurred had Parkway Houston been an independent, stand-alone public company.

On May 18, 2011, Legacy Parkway entered into a contribution agreement pursuant to which Eola contributed its property management company (the “Management Company”) to Legacy Parkway. In connection with the Eola contribution of the Management Company to Legacy Parkway, a subsidiary of Legacy Parkway made a $3.5 million preferred equity investment in an entity 21% owned by Mr. James R. Heistand, and which is included in receivables and other assets on Parkway Houston's combined balance sheets. This investment provides that Legacy Parkway will be paid a preferred equity return equal to 7% per annum of the preferred equity outstanding. For the three and nine months ended September 30, 2016 and 2015, Parkway Houston received preferred equity distributions on this investment in the aggregate amounts of $61,250 and $183,750, respectively. This preferred equity investment was approved by the board of directors of Legacy Parkway, and recorded as a cost method investment in receivables and other assets on the balance sheets.

Certain of Legacy Parkway's executive officers own interests in properties that are managed and leased by the Management Company. During the three months ended September 30, 2016 and 2015, Parkway Houston recorded approximately $80,000 and $69,000 in management fees, respectively, and $191,000 in reimbursements related to the management and leasing of these assets during the three months ended September 30, 2016 and 2015. During the nine months ended September 30, 2016 and 2015, Parkway Houston recorded approximately $236,000 and $299,000 in management fees, respectively, and $579,000 and $727,000, respectively, in reimbursements related to the management and leasing of these assets.

On September 28, 2016, Eola entered into an agreement and side letter with affiliates of TPG VI Pantera Holdings, L.P. (“TPG Pantera”) and TPG VI Management, LLC (“TPG Management,” and, together with TPG Pantera, the “TPG Parties”) pursuant to which Eola performs property management, accounting and finance services for such TPG Party affiliates at certain assets owned by such TPG Party affiliates (collectively, the “TPG Owner”). The agreement has a one-year term. Pursuant to the agreement and side letter, Eola will receive a monthly management fee equal to approximately 2.5% of the aggregate gross revenues received from the operation of the properties and is reimbursed for certain personnel expenses. Eola has not recorded any management fees or reimbursements related to this agreement for the periods presented.

Cousins Houston

Related Party Transaction [Line Items]

Related Party Transactions

Related Party Transactions

The combined financial statements include direct payroll costs and benefits for on-site personnel employed by Cousins. These costs are reflected in rental property operating expenses on the Combined Statements of Operations. As described in Note 2, also included are costs for certain functions and services performed by Cousins including, but not limited to, corporate level salaries and other related costs, stock compensation, and other general and administrative costs. These costs were allocated to Cousins Houston based on proportionate leasable square footage which management believes is an appropriate estimate of usage. These costs are reflected as general and administrative expenses on the Combined Statements of Operations. As described in Note 1, also included are transaction costs that were incurred by Cousins related to the Spin-Off. The amounts included are based on the estimated direct costs incurred by Cousins. The expenses allocated to Cousins Houston for these services are not necessarily indicative of the expenses that would have been incurred had Cousins Houston been an independent, stand-alone public company that had otherwise managed these functions. A summary of these costs for each of the periods presented is as follows (in thousands):

	For the Three Months Ended September 30,				For the Nine Months Ended September 30,
	2016		2015		2016		2015
Charged to property operating expense:
Direct payroll charges	$	1,720	$	1,665	$	5,198	$	5,002
Management fees	492		517		1,487		1,524
Charged to general and administrative expense:
Office rental expense	85		96		265		248
Payroll and other expenses	1,603		1,023		6,400		4,297
Transaction costs	494		—		494		—

Leasing commissions paid to Cousins’ personnel and other leasing costs incurred by Cousins are capitalized and amortized over the respective lease term. Cousins Houston capitalized $757,000 and $552,000, respectively, in commissions and other leasing costs to the properties in the three months ended September 30, 2016 and 2015, respectively, and $1.3 million and $3.2 million in the nine months ended September 30, 2016 and 2015, respectively.

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Subsequent Events

9 Months Ended

Sep. 30, 2016

Subsequent Event [Line Items]

Subsequent Events

Subsequent Events

The Merger, the Separation and the Reorganization were consummated on October 6, 2016, and the Spin-Off was completed on October 7, 2016.

In connection with the Separation and the Reorganization, on October 6, 2016, the Company and the Operating Partnership, as borrower, entered into a credit agreement providing for (i) a three-year, $100 million senior secured revolving credit facility (the “Revolving Credit Facility”), and (ii) a three-year, $350 million senior secured term loan facility (the “Term Loan” and, together with the Revolving Credit Facility, the “Facilities”), with Bank of America, N.A., as Administrative Agent and the lenders party thereto (collectively, the “Lenders”).

The Facilities each have an initial maturity date of October 6, 2019, but are subject in each case to a one-year extension option at the election of the Operating Partnership. The exercise of the extension option requires the payment of an extension fee and the satisfaction of certain other customary conditions. The credit agreement also permits the Operating Partnership to utilize up to $15 million of the Revolving Credit Facility for the issuance of letters of credit. Interest on the Facilities will accrue at a rate based on LIBOR or a base rate, in each case, plus an applicable margin. The Facilities will be prepayable at the election of the borrower (upon not less than three business days’ written notice to the administrative agent) without premium or penalty (other than customary breakage fees), and will not require any scheduled repayments of principal prior to the maturity date. The Facilities are guaranteed pursuant to a Guaranty Agreement entered into on October 6, 2016, by the Company, all wholly owned material subsidiaries of the Operating Partnership that are not otherwise prohibited from guarantying the Facilities, Parkway Properties General Partners, Inc. and Parkway Properties LP.

As of October 6, 2016, no amounts had been drawn on the Revolving Credit Facility and the Term Loan was fully funded. In connection with the Separation and Reorganization, the Company contributed approximately $167 million of the proceeds of the Term Loan, directly or indirectly, to Cousins Properties LP, which used such funds to repay certain indebtedness of Cousins and its subsidiaries, including Legacy Parkway’s previously-existing credit facilities. The Operating Partnership has retained the remaining proceeds of the Term Loan as working capital that will be used for the general corporate purposes of the Operating Partnership.

In connection with the Spin-Off on October 7, 2016, the Company entered into a Stockholders Agreement with TPG VI Pantera Holdings, L.P. (“TPG Pantera”) and TPG VI Management, LLC (“TPG Management,” and together with TPG Pantera, the “TPG Parties”), in order to establish various arrangements and restrictions with respect to governance of the Company and certain rights with respect to common stock of the Company owned by the TPG Parties.

Parkway Houston

Subsequent Event [Line Items]

Subsequent Events

Subsequent Events

The Merger, the Separation and the Reorganization were consummated on October 6, 2016, and the Spin-Off was completed on October 7, 2016.

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Basis of Presentation and Consolidation/Significant Accounting Policies (Policies)

9 Months Ended

Sep. 30, 2016

Real Estate Properties [Line Items]

Basis of Presentation

Basis of Presentation

The accompanying financial statements have been prepared by the Company's management (“management”) in accordance with accounting principles generally accepted in the United States (“GAAP”). In the opinion of management, all adjustments (consisting of normal recurring adjustments) considered necessary for a fair presentation have been included. The consolidated financial statements include the accounts of the Company and its wholly owned subsidiaries.

For periods presented prior to the date of the Spin-Off, the historical consolidated financial results for the Company reflect charges for certain costs related to the Spin-Off which were incurred directly by the Company, or by Legacy Parkway, on the Company's behalf, and, to the extent such amounts were paid by Legacy Parkway, are reflected as equity contributions. In each case, these charges were allocated to the Company based on an analysis of key metrics such as leasable square feet or personnel hours, and accordingly, the Company believes the allocations are reasonable. Such costs do not necessarily reflect what the actual costs would have been if the Company were operating as an independent, stand-alone public company.

Cost Capitalization

Capitalization of Costs

Costs related to planning and pre-development are capitalized in Other Assets.

Cash and Cash Equivalents

Cash Equivalents

The Company considers all highly liquid investments with a maturity of three months or less to be cash equivalents.

Use of Estimates

Use of Estimates

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

Cousins Houston

Real Estate Properties [Line Items]

Basis of Presentation

The combined financial statements included herein represent the combined accounts and combined operations of the portion of the Houston Business owned and operated by Cousins (“Cousins Houston”). Cousins Houston includes the combined accounts related to the office properties of Greenway Plaza and Post Oak Central, operated prior to the Merger and the Spin-Off through subsidiaries of Cousins as of and for the three months ended September 30, 2016, and certain corporate costs. The assets and liabilities in these combined financial statements represent historical carrying amounts of the following properties:

	Acquisition Date	Number of Office Buildings	Total Square Feet
Post Oak Central	February 7, 2013	3	1,280,000
Greenway Plaza	September 9, 2013	10	4,348,000
		13	5,628,000

Cousins Houston is a predecessor, as defined in applicable rules and regulations of the Securities and Exchange Commission (the “SEC”), to the Company which commenced operations upon completion of the Spin-Off.

The combined financial statements are unaudited and were prepared by Cousins Houston in accordance with accounting principles generally accepted in the United States (“GAAP”) for interim financial information and in accordance with the rules and regulations of the SEC. In the opinion of management, these financial statements reflect all adjustments necessary (which adjustments are of a normal and recurring nature) for the fair presentation of Cousins Houston’s financial position as of September 30, 2016 and the results of operations for the three and nine months ended September 30, 2016 and 2015. The results of operations for the three and nine months ended September 30, 2016 are not necessarily indicative of the results expected for the full year. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to the rules and regulations of the SEC. These combined financial statements should be read in conjunction with the consolidated financial statements and the notes thereto as of December 31, 2015 and 2014 and for the years ended December 31, 2015 and 2014 and for the period from February 7, 2013 (date of inception) to December 31, 2013 included in the Company's Information Statement dated September 27, 2016. The accounting policies employed are substantially the same as those shown in Note 2 to those financial statements.

For the periods presented, there were no items of other comprehensive income. Therefore, no presentation of comprehensive income is required.

Cost Capitalization

Cost Capitalization

Cousins Houston capitalizes costs related to property and tenant improvements, including allocated costs of Cousins’ personnel working directly on projects. Cousins Houston capitalizes direct leasing costs related to leases that are probable of being executed. These costs include commissions paid to outside brokers, legal costs incurred to negotiate and document a lease agreement, and costs incurred by personnel of Cousins that are based on time spent on successful leases. Cousins Houston allocates these costs to individual tenant leases and amortizes them over the related lease term.

Impairment

Impairment

For real estate assets that are considered to be held for sale according to accounting guidance, Cousins Houston records impairment losses if the fair value of the asset net of estimated selling costs is less than the carrying amount. For those long-lived assets that are held and used according to accounting guidance, management reviews each asset for the existence of any indicators of impairment. If indicators of impairment are present, Cousins Houston calculates the expected undiscounted future cash flows to be derived from such assets. If the undiscounted cash flows are less than the carrying amount of the asset, Cousins Houston reduces the asset to its fair value.

Acquisition of Operating Properties

Acquisition of Operating Properties

Cousins Houston records the acquired tangible and intangible assets and assumed liabilities of operating property acquisitions at fair value at the acquisition date. The acquired assets and assumed liabilities for an operating property acquisition generally include but are not limited to: land, buildings and improvements, and identified tangible and intangible assets and liabilities associated with in-place leases, including leasing costs, value of above-market and below-market tenant leases, value of above-market and below-market ground leases, acquired in-place lease values, and tenant relationships, if any.

The fair value of land is derived from comparable sales of land within the same submarket and/or region. The fair value of buildings and improvements, tenant improvements, and leasing costs are based upon current market replacement costs and other relevant market rate information.

The fair value of the above-market or below-market component of an acquired in-place lease is based upon the present value (calculated using a market discount rate) of the difference between (i) the contractual rents to be paid pursuant to the lease over its remaining term and (ii) management’s estimate of the rents that would be paid using fair market rental rates and rent escalations at the date of acquisition over the remaining term of the lease. The amounts recorded for above-market and below-market leases are included in intangible assets and intangible liabilities, respectively, and are amortized on a straight-line basis into rental property operating revenues over the remaining terms of the applicable leases.

The fair value of acquired in-place leases is derived based on management’s assessment of lost revenue and costs incurred for the period required to lease the “assumed vacant” property to the occupancy level when purchased. The amount recorded for acquired in-place leases is included in intangible assets and amortized as an increase to depreciation and amortization expense over the remaining term of the applicable leases.

Depreciation and Amortization

Depreciation and Amortization

Real estate assets are stated at depreciated cost less impairment losses, if any. Buildings are depreciated over their estimated useful lives, which range from 30 to 42 years. The life of a particular building depends upon a number of factors including whether the building was developed or acquired and the condition of the building upon acquisition. Furniture, fixtures and equipment are depreciated over their estimated useful lives of five years. Tenant improvements, leasing costs and leasehold improvements are amortized over the term of the applicable leases or the estimated useful life of the assets, whichever is shorter. Cousins Houston accelerates the depreciation of tenant assets if it estimates that the lease term will end prior to the termination date. This acceleration may occur if a tenant files for bankruptcy, vacates its premises or defaults in another manner on its lease. Deferred expenses are amortized over the period of estimated benefit. Cousins Houston uses the straight-line method for all depreciation and amortization.

Depreciation and Amortization

Real estate assets are stated at depreciated cost less impairment losses, if any. Buildings are depreciated over their estimated useful lives, which range from 30 to 42 years. The life of a particular building depends upon a number of factors including whether the building was developed or acquired and the condition of the building upon acquisition. Furniture, fixtures and equipment are depreciated over their estimated useful lives of five years. Tenant improvements, leasing costs and leasehold improvements are amortized over the term of the applicable leases or the estimated useful life of the assets, whichever is shorter. Cousins Houston accelerates the depreciation of tenant assets if it estimates that the lease term will end prior to the termination date. This acceleration may occur if a tenant files for bankruptcy, vacates its premises or defaults in another manner on its lease. Deferred expenses are amortized over the period of estimated benefit. Cousins Houston uses the straight-line method for all depreciation and amortization.

Revenue Recognition

Revenue Recognition

Cousins Houston recognizes contractual revenues from leases on a straight-line basis over the term of the respective lease. In addition, leases typically provide for reimbursement of the tenants’ share of real estate taxes, insurance, and other operating expenses to Cousins Houston. Operating expense reimbursements are recognized as the related expenses are incurred. For the three months ended September 30, 2016 and 2015, Cousins Houston recognized $16.8 million and $15.8 million, respectively, in revenues from tenants for reimbursements of operating expenses, and recognized $46.6 million and $45.0 million in the nine months ended September 30, 2016 and 2015, respectively.

Cousins Houston makes valuation adjustments to all tenant-related accounts receivable based upon its estimate of the likelihood of collectability. The amount of any valuation adjustment is based on the tenant’s credit and business risk, history of payment, and other factors considered by management.

Income Taxes

Income Taxes

Through October 6, 2016, Cousins Houston’s properties were owned by Cousins, a Georgia corporation which has elected to be taxed as a real estate investment trust (“REIT”) under the Internal Revenue Code of 1986, as amended (the “Code”). As a REIT, Cousins is not subject to federal income tax provided it distributes annually its adjusted taxable income, as defined in the Code, to stockholders and meets certain other organizational and operating requirements. Accordingly, the combined financial statements of Cousins Houston do not include a provision for federal income tax.

Cash and Cash Equivalents

Cash and Cash Equivalents

Cash and cash equivalents include cash and highly-liquid money market instruments with maturities of three months or less.

Segment Disclosure

Segment Disclosure

Cousins Houston is in the business of the ownership, development and management of office real estate. Cousins Houston has aggregated its office operations into one reportable segment. This segment is the aggregation of the aforementioned Cousins Houston office properties as reported to the Chief Operating Decision Maker and is aggregated due to the properties having similar economic and geographic characteristics.

Fair Value Measurements

Fair Value Measurements

Level 1 fair value inputs are quoted prices for identical items in active, liquid and visible markets such as stock exchanges. Level 2 fair value inputs are observable information for similar items in active or inactive markets and appropriately consider counterparty creditworthiness in the valuations. Level 3 fair value inputs reflect Cousins Houston’s best estimate of inputs and assumptions market participants would use in pricing an asset or liability at the measurement date. The inputs are unobservable in the market and significant to the valuation estimate. Cousins Houston has no investments for which fair value is measured on a recurring basis using Level 3 inputs. Note 5 includes fair values of debt measured using Level 2 inputs.

Use of Estimates

Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

Recently Issued Accounting Standards

Recently Issued Accounting Standards

In 2015, the Financial Accounting Standards Board (the “FASB”) voted to defer ASU 2014-09, “Revenue from Contracts with Customers (Topic 606).” Under the new guidance, companies will recognize revenue when the seller satisfies a performance obligation, which would be when the buyer takes control of the good or service. This new guidance could result in different amounts of revenue being recognized and could result in revenue being recognized in different reporting periods than under the current guidance. The standard specifically excludes revenue associated with lease contracts. The guidance is effective for periods beginning after December 15, 2017, with early adoption permitted for periods beginning after December 15, 2016. Management is currently assessing the potential impact of adopting the new guidance.

In February 2016, the FASB issued ASU 2016-02, “Leases,” which amends the existing standards for lease accounting by requiring lessees to recognize most leases on their balance sheets and making targeted changes to lessor accounting and reporting. The new standard will require lessees to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months, and classify such leases as either finance or operating leases based on the principle of whether or not the lease is effectively a financed purchase of the leased asset by the lessee. This classification will determine whether the lease expense is recognized based on an effective interest method (finance leases) or on a straight-line basis over the term of the lease (operating leases). Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases today. The new standard requires lessors to account for leases using an approach that is substantially equivalent to existing guidance for sales-type leases, direct financing leases and operating leases. ASU 2016-02 supersedes previous leasing standards. The guidance is effective for the fiscal years beginning after December 15, 2018 with early adoption permitted. Management is currently assessing the potential impact of adopting the new guidance.

Parkway Houston

Real Estate Properties [Line Items]

Basis of Presentation

The accompanying combined financial statements include the accounts of Parkway Houston presented on a combined basis as the ownership interests previously were under common control and ownership of Legacy Parkway during the reported periods. All significant intercompany balances and transactions have been eliminated.

These combined financial statements are derived from the books and records of Legacy Parkway and were carved out from Legacy Parkway at a carrying value reflective of such historical cost in such Legacy Parkway records. Parkway Houston’s historical financial results reflect charges for certain corporate costs and Parkway Houston believes such charges are reasonable; however, such results do not necessarily reflect what Parkway Houston's expenses would have been had Parkway Houston been operating as an independent, stand-alone public company. Costs of the services that were charged to Parkway Houston were based on either actual costs incurred or a proportion of costs estimated to be applicable to Parkway Houston. The historical combined financial information presented may therefore not be indicative of the results of operations, financial position or cash flows that would have been obtained if Parkway Houston had been an independent, stand-alone public company during the periods presented or of Parkway Houston's future performance as an independent, stand-alone company.

Parkway Houston is a predecessor, as defined in applicable rules and regulations for the Securities and Exchange Commission, to the Company, which commenced operations on the date of the Spin-Off.

Consolidation

These combined financial statements reflect the consolidation of properties that are wholly owned or properties in which, prior to the Merger, the Separation, the Reorganization and the Spin-off, Legacy Parkway owned less than a 100% interest but that Legacy Parkway controlled. Control of a property is demonstrated by, among other factors, Parkway Houston's ability to refinance debt and sell the property without the consent of any other partner or owner and the inability of any other partner or owner to replace Legacy Parkway.

Use of Estimates

The preparation of financial statements in conformity with accounting principles generally accepted in the United States (“GAAP”) requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Although management believes the assumptions and estimates made are reasonable and appropriate, as discussed in the applicable sections throughout these combined financial statements, different assumptions and estimates could materially impact reported results. The current economic environment has increased the degree of uncertainty inherent in these estimates and assumptions; therefore, changes in market conditions could impact Parkway Houston's future operating results. The Company’s most significant estimates relate to impairments on real estate and other assets and purchase price assignments. Actual results may differ from these estimates and assumptions.

Recently Issued Accounting Standards

Recent Accounting Pronouncements

Adopted

In February 2015, the Financial Accounting Standards Board (the “FASB”) issued Accounting Standards Updates (“ASU”) No. 2015-02, “Amendments to the Consolidated Analysis.” This update amends consolidation guidance which makes changes to both the variable interest model and the voting model. The new standard specifically eliminates the presumption in the current voting model that a general partner controls a limited partnership or similar entity unless that presumption can be overcome. Generally, only a single limited partner that is able to exercise substantive kick-out rights will consolidate. Parkway Houston adopted this update on January 1, 2016. The new standard must be applied using a modified retrospective approach by recording either a cumulative-effect adjustment to equity as of the beginning of the period of adoption or retrospectively to each period presented. This did not have an impact on Parkway Houston’s financial statements.

In April 2015, the FASB issued ASU No. 2015-03, “Simplifying the Presentation of Debt Issuance Costs.” This standard amends existing guidance to require the presentation of debt issuance costs in the balance sheet as a deduction from the carrying amount of the related debt liability instead of a deferred charge. Parkway Houston adopted this update on January 1, 2016. Retrospective application of the guidance set forth in this update is required and resulted in the classification of the deferred financing costs within the combined balance sheets as a direct deduction from the carrying amount of debt within total liabilities.

Not Yet Adopted

In 2015, the FASB voted to defer ASU 2014-09, “Revenue from Contracts with Customers (Topic 606).” Under the new guidance, companies will recognize revenue when the seller satisfies a performance obligation, which would be when the buyer takes control of the good or service. This new guidance could result in different amounts of revenue being recognized and could result in revenue being recognized in different reporting periods than under the current guidance. The standard specifically excludes revenue associated with lease contracts. The guidance is effective for periods beginning after December 15, 2017, with early adoption permitted for periods beginning after December 15, 2016. Management is currently assessing the potential impact of adopting the new guidance.

In February 2016, the FASB issued ASU No. 2016-02, “Leases (Topic 842)” (“ASU 2016-02”). ASU 2016-02 increases transparency and comparability among organizations by recognizing lease assets and lease liabilities on the balance sheet and disclosing key information about leasing arrangements. ASU 2016-02 will be effective for Parkway Houston’s fiscal year beginning as early as January 1, 2019 and subsequent interim periods. Management is currently assessing this guidance for future implementation.

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Organization (Tables)

9 Months Ended

Sep. 30, 2016

Cousins Houston

Real Estate Properties [Line Items]

Schedule of Real Estate Properties

The assets and liabilities in these combined financial statements represent historical carrying amounts of the following properties:

	Acquisition Date	Number of Office Buildings	Total Square Feet
Post Oak Central	February 7, 2013	3	1,280,000
Greenway Plaza	September 9, 2013	10	4,348,000
		13	5,628,000

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Real Estate Related Investments, Net (Tables)

9 Months Ended

Sep. 30, 2016

Parkway Houston

Real Estate [Line Items]

Schedule of Real Estate Properties

Balances of major classes of depreciable assets and their respective estimated useful lives are (in thousands):

Asset Category	Useful Life	September 30, 2016		December 31, 2015
Land	Non-depreciable	$	106,323	$	106,323
Buildings and garages	40 years	600,562		600,562
Building improvements	7 to 40 years	18,440		14,426
Tenant improvements	Lesser of useful life or term of lease	106,486		97,283
		$	831,811	$	818,594

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Intangible Assets, Net (Tables)

9 Months Ended

Sep. 30, 2016

Cousins Houston

Finite-Lived Intangible Assets [Line Items]

Schedule of Intangible Assets

Intangible assets on the balance sheets at September 30, 2016 and December 31, 2015 included the following (in thousands):

	September 30, 2016		December 31, 2015
In-place leases, net of accumulated amortization of $69,232 and $58,715 in 2016 and 2015, respectively	$	58,782	$	69,300
Above-market leases, net of accumulated amortization of $3,451 and $2,852 in 2016 and 2015, respectively	2,268		2,866
	$	61,050	$	72,166

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Mortgage Notes Payables, Net / Note Payable (Tables)

9 Months Ended

Sep. 30, 2016

Cousins Houston

Debt Instrument [Line Items]

Schedule of Carrying Values and Estimated Fair Values of Debt Instruments

At September 30, 2016 and 2015, the fair value of this financial instrument and the related discount rate assumptions are summarized as follows (dollars in thousands):

	September 30, 2016			December 31, 2015
Carrying value	$	178,471		$	180,937
Fair value	185,800			186,449
Discount rate assumed in calculating fair value	3.25		%	3.65		%

Parkway Houston

Debt Instrument [Line Items]

Schedule of Mortgage-Notes Payable

A summary of mortgage notes payable, net at September 30, 2016 and December 31, 2015 is as follows (dollars in thousands):

	Fixed	Maturity	September 30,			December 31,
Office Properties	Rate	Date	2016			2015
Phoenix Tower	3.87%	03/01/2023	$	77,067		$	78,555
CityWestPlace I and II	6.16%	07/06/2016	—			114,460
CityWestPlace III and IV	5.03%	03/05/2020	89,116			90,334
San Felipe Plaza	4.78%	12/01/2018	106,541			107,877
Unamortized premium, net			4,294			5,981
Unamortized debt issuance costs, net			(274		)	(306		)
Total mortgage notes payable, net			$	276,744		$	396,901

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Related Party Transactions (Tables)

9 Months Ended

Sep. 30, 2016

Parkway Houston

Related Party Transaction [Line Items]

Schedule of Related Party Transactions

A summary of these for each of the periods presented is as follows (in thousands):

	For the Three Months Ended September 30,				For the Nine Months Ended September 30,
	2016		2015		2016		2015
Charged to property operating expense:
Direct payroll charges	$	804	$	699	$	2,411	$	1,985
Management fees	703		572		2,137		1,745
Other allocated expenses	359		419		1,130		1,239
Total	$	1,866	$	1,690	$	5,678	$	4,969

Cousins Houston

Related Party Transaction [Line Items]

Schedule of Related Party Transactions

A summary of these costs for each of the periods presented is as follows (in thousands):

	For the Three Months Ended September 30,				For the Nine Months Ended September 30,
	2016		2015		2016		2015
Charged to property operating expense:
Direct payroll charges	$	1,720	$	1,665	$	5,198	$	5,002
Management fees	492		517		1,487		1,524
Charged to general and administrative expense:
Office rental expense	85		96		265		248
Payroll and other expenses	1,603		1,023		6,400		4,297
Transaction costs	494		—		494		—

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Organization (Details) ft² in Thousands	Sep. 30, 2016 ft² building property
Real Estate Properties [Line Items]
Number of office assets | property	5
Rentable square feet	8,700
Cousins Houston
Real Estate Properties [Line Items]
Number of office assets | building	13
Rentable square feet	5,628
Cousins Houston | Post Oak Central
Real Estate Properties [Line Items]
Number of office assets | building	3
Rentable square feet	1,280
Cousins Houston | Greenway Plaza
Real Estate Properties [Line Items]
Number of office assets | building	10
Rentable square feet	4,348
Eola
Real Estate Properties [Line Items]
Area of real estate managed or leased	4,000

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Basis of Presentation and Consolidation/Significant Accounting Policies (Details) $ in Millions	3 Months Ended		9 Months Ended
	Sep. 30, 2016 USD ($)	Sep. 30, 2015 USD ($)	Sep. 30, 2016 USD ($) segment	Sep. 30, 2015 USD ($)
Cousins Houston
Noncontrolling Interest [Line Items]
Number of Reportable Segments | segment			1
Tenant Reimbursements | $	$ 16.8	$ 15.8	$ 46.6	$ 45.0
Parkway Houston | Murano Residential Condominium
Noncontrolling Interest [Line Items]
Ownership percentage by noncontrolling owners	27.00%		27.00%
Ownership percentage by parent	73.00%		73.00%
Building | Parkway Houston
Noncontrolling Interest [Line Items]
Real estate property useful life			40 years
Furnitures, Fixtures, and Equipment [Member] | Cousins Houston
Noncontrolling Interest [Line Items]
Real estate property useful life			5 years
Minimum | Building | Cousins Houston
Noncontrolling Interest [Line Items]
Real estate property useful life			30 years
Maximum | Building | Cousins Houston
Noncontrolling Interest [Line Items]
Real estate property useful life			42 years

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Real Estate Related Investments, Net (Details) $ in Thousands, ft² in Millions	9 Months Ended
	Sep. 30, 2016 USD ($) ft² parcel_of_land office building property	Dec. 31, 2015 USD ($)
Real Estate [Line Items]
Number of office assets | property	5
Rentable square feet | ft²	8.7
Parkway Houston
Real Estate [Line Items]
Number of office assets | office	3
Rentable square feet | ft²	3.1
Real Estate Investment Property, at Cost [Abstract]
Land	$ 106,323	$ 106,323
Investment Building	600,562	600,562
Investment Building Improvements	18,440	14,426
Tenant Improvements	106,486	97,283
Total real estate related investments, net	$ 831,811	$ 818,594
Parkway Houston | Buildings and garages
Real Estate [Line Items]
Number of units in property | building	6
Real Estate Investment Property, at Cost [Abstract]
Real estate property useful life	40 years
Parkway Houston | Building improvements | Minimum
Real Estate Investment Property, at Cost [Abstract]
Real estate property useful life	7 years
Parkway Houston | Building improvements | Maximum
Real Estate Investment Property, at Cost [Abstract]
Real estate property useful life	40 years
Parkway Houston | Land
Real Estate [Line Items]
Number of units in property | parcel_of_land	2

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Stockholder's Equity (Details) - USD ($)	Jun. 29, 2016	Sep. 30, 2016
Class of Stock [Line Items]
Common stock, par value (in usd per share)	$ 0.001	$ 0.001
2016 Plan
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Number of shares authorized		6,002,596
Number of shares available for grant		5,000,000
Common Stock
Class of Stock [Line Items]
Common stock, shares issued (in shares)	1,000
Common stock, shares issued	$ 1.00

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Intangible Assets, Net (Details) - Cousins Houston - USD ($) $ in Thousands	3 Months Ended		9 Months Ended
	Sep. 30, 2016	Sep. 30, 2015	Sep. 30, 2016	Sep. 30, 2015	Dec. 31, 2015
Finite-Lived Intangible Assets [Line Items]
Intangible assets, net	$ 61,050		$ 61,050		$ 72,166
Finite-lived intangible assets accumulated amortization	72,683		72,683		61,567
Amortization of intangible assets	1,900	$ 2,500	6,500	$ 9,500
In-place leases
Finite-Lived Intangible Assets [Line Items]
Intangible assets, net	58,782		58,782		69,300
Finite-lived intangible assets accumulated amortization	69,232		69,232		58,715
Above-market leases
Finite-Lived Intangible Assets [Line Items]
Intangible assets, net	2,268		2,268		2,866
Finite-lived intangible assets accumulated amortization	$ 3,451		$ 3,451		$ 2,852

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Mortgage Notes Payables, Net / Note Payable (Details) - USD ($) $ in Thousands		3 Months Ended		9 Months Ended		12 Months Ended
	Apr. 06, 2016	Sep. 30, 2016	Sep. 30, 2015	Sep. 30, 2016	Sep. 30, 2015	Dec. 31, 2015	Sep. 30, 2013
Long-term Debt
Debt Instrument [Line Items]
Discount rate assumed in calculating fair value (as percent)				3.25%		3.65%
Carrying value | Level 2
Debt Instrument [Line Items]
Long-term debt fair value		$ 178,471		$ 178,471		$ 180,937
Fair value | Level 2
Debt Instrument [Line Items]
Long-term debt fair value		185,800		185,800		186,449
Parkway Houston
Debt Instrument [Line Items]
Principal payments on mortgage notes payable				118,348	$ 4,615
Gain on extinguishment of debt		0	$ 0	154	0
Parkway Houston | Mortgages
Debt Instrument [Line Items]
Unamortized premium, net		4,294		4,294		5,981
Unamortized debt issuance costs, net		(274)		(274)		(306)
Total mortgage notes payable, net		276,744		276,744		396,901
Principal payments on mortgage notes payable	$ 114,000
Gain on extinguishment of debt				154
Parkway Houston | Mortgages | Level 2
Debt Instrument [Line Items]
Long-term debt fair value		278,400		278,400		394,300
Parkway Houston | Mortgages | 3.87% Mortgage Note Payable
Debt Instrument [Line Items]
Mortgage notes payable, gross		$ 77,067		$ 77,067		78,555
Fixed rate (as percent)		3.87%		3.87%
Parkway Houston | Mortgages | 6.16% Mortgage Note Payable
Debt Instrument [Line Items]
Mortgage notes payable, gross		$ 0		$ 0		114,460
Fixed rate (as percent)		6.16%		6.16%
Parkway Houston | Mortgages | 5.03% Mortgage Note Payable
Debt Instrument [Line Items]
Mortgage notes payable, gross		$ 89,116		$ 89,116		90,334
Fixed rate (as percent)		5.03%		5.03%
Parkway Houston | Mortgages | 4.78% Mortgage Note Payable
Debt Instrument [Line Items]
Mortgage notes payable, gross		$ 106,541		$ 106,541		107,877
Fixed rate (as percent)		4.78%		4.78%
Cousins Houston
Debt Instrument [Line Items]
Principal payments on mortgage notes payable				$ 2,599	$ 2,491
Cousins Houston | Mortgages | 4.26% Mortgage Note Payable
Debt Instrument [Line Items]
Unamortized debt issuance costs, net							$ (1,200)
Debt instrument face amount							$ 188,800
Fixed rate (as percent)							4.26%
Debt issuance costs accumulated amortization		$ 550		$ 550		$ 416

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Commitments And Contingencies (Details)	9 Months Ended
	Sep. 30, 2016 USD ($)
Cousins Houston | Lease Tenant Improvements
Other Commitments [Line Items]
Lease tenant improvement obligations	$ 63,500,000
Parkway Houston | Guarantee of Indebtedness of Others
Guarantor Obligations [Line Items]
Guarantor maximum exposure	$ 14,000,000
Parkway Houston | 2121 Market Street Associates LLC
Guarantor Obligations [Line Items]
Limited partnership interest (as percent)	1.00%

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Related Party Transactions (Details) - USD ($)		3 Months Ended		9 Months Ended
	Sep. 28, 2016	Sep. 30, 2016	Sep. 30, 2015	Sep. 30, 2016	Sep. 30, 2015	May 18, 2011
Mr. James R. Heistand
Related Party Transaction [Line Items]
Cost method investment, equity return percentage (as percent)						7.00%
Cost method investment, dividend income			$ 61,250		$ 183,750
Mr. James R. Heistand | 7% Preferred Equity Cost Method Investment
Related Party Transaction [Line Items]
Cost method investment						$ 3,500,000
Cost method investment, related party ownership percentage (as percent)						21.00%
Cost method investment, dividend income		$ 61,250		$ 183,750
Parkway Houston
Related Party Transaction [Line Items]
Expenses from transactions with related party		1,866,000	1,690,000	5,678,000	4,969,000
Cost method investment, dividend income		61,000	62,000	192,000	184,000
Parkway Houston | Direct payroll charges
Related Party Transaction [Line Items]
Expenses from transactions with related party		804,000	699,000	2,411,000	1,985,000
Parkway Houston | Management fees
Related Party Transaction [Line Items]
Expenses from transactions with related party		703,000	572,000	2,137,000	1,745,000
Parkway Houston | Other allocated expenses
Related Party Transaction [Line Items]
Expenses from transactions with related party		359,000	419,000	1,130,000	1,239,000
Parkway Houston | Management | Management fees
Related Party Transaction [Line Items]
Revenue from related parties		80,000	69,000	236,000	299,000
Parkway Houston | Management | Reimbursements
Related Party Transaction [Line Items]
Revenue from related parties		191,000	191,000	579,000	727,000
Parkway Houston | Majority Shareholder | Lease Commissions
Related Party Transaction [Line Items]
Amount of transaction with related party		144,000	255,000	403,000	668,000
Cousins Houston | Majority Shareholder | Lease Commissions
Related Party Transaction [Line Items]
Amount of transaction with related party		757,000	552,000	1,300,000	3,200,000
Cousins Houston | Majority Shareholder | Direct payroll charges
Related Party Transaction [Line Items]
Expenses from transactions with related party		1,720,000	1,665,000	5,198,000	5,002,000
Cousins Houston | Majority Shareholder | Management fees
Related Party Transaction [Line Items]
Expenses from transactions with related party		492,000	517,000	1,487,000	1,524,000
Cousins Houston | Majority Shareholder | Office rental expense
Related Party Transaction [Line Items]
General and administrative expenses from transactions with related party		85,000	96,000	265,000	248,000
Cousins Houston | Majority Shareholder | Payroll and other expenses
Related Party Transaction [Line Items]
General and administrative expenses from transactions with related party		1,603,000	1,023,000	6,400,000	4,297,000
Cousins Houston | Majority Shareholder | Transaction costs
Related Party Transaction [Line Items]
Expenses from transactions with related party		$ 494,000	$ 0	$ 494,000	$ 0
Eola | Management fees
Related Party Transaction [Line Items]
Related party transaction, term	1 year
Related party transaction rate (as percent)	2.50%

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Subsequent Events (Details) - Subsequent Event	Oct. 06, 2016 USD ($)
Subsequent Event [Line Items]
Payment of distribution to affiliate	$ 167,000,000
Revolving Credit Facility | Line of Credit
Subsequent Event [Line Items]
Term of debt	3 years
Maximum borrowing capacity	$ 100,000,000
Optional extension term	1 year
Amounts drawn	$ 0
Letter of Credit | Line of Credit
Subsequent Event [Line Items]
Maximum borrowing capacity	$ 15,000,000
Term Loan | Line of Credit
Subsequent Event [Line Items]
Term of debt	3 years
Maximum borrowing capacity	$ 350,000,000
Optional extension term	1 year