UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 
Form 8-K
 
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
 
Date of Report (Date of earliest event reported):  February 6, 2014
 
Piedmont Office Realty Trust, Inc.
(Exact name of registrant as specified in its charter)
 
Commission File Number:  001-34626

 	 	 	
Maryland	 	58-2328421	
(State or other jurisdiction of	 	(IRS Employer	
incorporation)	 	Identification No.)	

11695 Johns Creek Parkway
Suite 350
Johns Creek, GA 30097-1523
(Address of principal executive offices, including zip code)
 
770-418-8800
(Registrant's telephone number, including area code)
 
(Former name or former address, if changed since last report)
 
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
[  ]   Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

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

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

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

 	

Item 2.02 Results of Operations and Financial Condition

On February 6, 2014, Piedmont Office Realty Trust, Inc. (the “Registrant”) issued a press release announcing its financial results for the fourth quarter 2013, as well as the year ended December 31, 2013, and published supplemental information for the fourth quarter 2013 and for the year ended December 31, 2013 to its website. The press release and the supplemental information are attached hereto as Exhibit 99.1 and 99.2, respectively, and are incorporated herein by reference. Pursuant to the rules and regulations of the Securities and Exchange Commission, such exhibits and the information set forth therein are deemed to have been furnished and shall not be deemed to be “filed” under the Securities Exchange Act of 1934.

Item 9.01 Financial Statements and Exhibits

(d) Exhibits:

 	 	 	
Exhibit No.	 	Description	
99.1	 	Press release dated February 6, 2014.	
 	 	 	
99.2	 	Piedmont Office Realty Trust, Inc. Quarterly Supplemental Information for the Fourth Quarter 2013.	

SIGNATURES
 
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this Current Report on Form 8-K to be signed on its behalf by the undersigned hereunto duly authorized.

 	 	 	 	 	
 	 	 	 	Piedmont Office Realty Trust, Inc.	
 	 	 	 	(Registrant)	
 	 	 	 	 	
Date: February 6, 2014	 	By:	 	/s/    Robert E. Bowers	
 	 	 	 	Robert E. Bowers	
 	 	 	 	Chief Financial Officer and Executive Vice President	

EXHIBIT INDEX

 	
 	 	 	
Exhibit No.	 	Description	
99.1	 	Press release dated February 6, 2014.	
 	 	 	
99.2	 	Piedmont Office Realty Trust, Inc. Quarterly Supplemental Information for the Fourth Quarter 2013.	

EXHIBIT 99.1

Piedmont Office Realty Trust Reports Fourth Quarter and Annual 2013 Results and 2014 Guidance
ATLANTA, February 6, 2013 --Piedmont Office Realty Trust, Inc. ("Piedmont" or the "Company") (NYSE:PDM), an owner of primarily Class A properties located predominantly in the ten largest U.S. office markets, today announced its results for the quarter and year ended December 31, 2013.
Highlights for the Three Months and Year Ended December 31, 2013:
 	 	
•	Achieved Core Funds From Operations ("CFFO") of $0.37 per diluted share and $1.46 per diluted share for the quarter and year ended December 31, 2013, respectively;	
 	 	
•	Completed 732,000 square feet of leasing during the fourth quarter, bringing total year to date leasing to approximately 3.5 million square feet;  	
 	 	
•	Expanded our footprint in the Texas market by approximately 1 million square feet during the fourth quarter by acquiring three buildings and launching the development of a fourth;	
 	 	
•	Disposed of two non-core assets during the fourth quarter resulting in a gain of $15.0 million, or $0.09 per diluted share;	
 	 	
•	Obtained a new $300 million five year unsecured term loan during the fourth quarter which has a January 2014 draw feature to proactively address 2014 debt maturities.	

Donald A. Miller, CFA, President and Chief Executive Officer said, "We had good activity during the fourth quarter. Not only did we execute well from a leasing perspective, but we also acquired three new assets in Dallas and launched the development of another in Houston, disposed of two non-core assets, and locked down some attractive long-term financing. I'm pleased we finished the year with such strong activity so that we can now focus even more of our resources on leasing currently vacant space.”

Results for the Fourth Quarter ended December 31, 2013

Piedmont's net income available to common stockholders for the fourth quarter of 2013 was $29.6 million, or $0.18 per diluted share, as compared with $14.4 million, or $0.09 per diluted share, for the fourth quarter of 2012. In addition to a $15.0 million, or $0.09 per diluted share, gain on sale of real estate assets, the current quarter also includes $4.5 million, or approximately $0.03 per diluted share, in net insurance recoveries related to casualty losses incurred in prior periods, whereas the fourth quarter of the prior year included $5.2 million, or approximately $0.03 per diluted share, of net casualty loss related to Hurricane Sandy. In addition, the current quarter reflects $5.6 million, or $0.04 per diluted share, of impairment charges related to two wholly-owned assets and one equity method joint venture, and $3.4 million, or $0.02 per diluted share, of additional interest expense primarily associated with higher outstanding debt balances during the current quarter as a result of property acquisitions made by the Company during 2013 and shares repurchased pursuant to the Company's stock repurchase plan as further described below.

Revenues for the quarter ended December 31, 2013 were $142.9 million, as compared with $132.4 million for the same period a year ago, primarily reflecting increased revenue associated with the acquisition of five properties during 2013, as well as the commencement of several significant leases over the previous

twelve months, offset by the loss of revenue associated with the expiration of a 330,000 square foot lease in the Company's Washington, D.C. portfolio during the first quarter of 2013.

Property operating costs were $58.9 million for the quarter ended December 31, 2013, as compared to the prior period of $54.0 million, primarily as a result of additional expenses associated with properties acquired during 2013 and higher recoverable property tax expense recognized at certain properties during the current quarter. General and administrative expenses were $5.2 million for the current quarter, comparable to $5.1 million for the quarter ended December 31, 2012.

Funds From Operations ("FFO") for the current quarter totaled $64.0 million, or $0.40 per diluted share, as compared with $54.8 million, or $0.33 per diluted share, for the quarter ended December 31, 2012. The current quarter includes $4.5 million, or approximately $0.03 per diluted share, in net insurance recoveries related to casualty losses incurred in prior periods, whereas the fourth quarter of the prior year included $5.2 million, or approximately $0.03 per diluted share, of net casualty loss related to losses incurred in our Northeast portfolio during the fourth quarter of 2012 as a result of Hurricane Sandy. In addition, the current quarter reflects a $4.2 million, or $0.03 per diluted share, increase in FFO associated with five properties acquired during 2013 as well as the commencement of several significant leases over the previous twelve months. Further, per share results reflect a reduction in weighted average shares outstanding as a result of shares repurchased over the previous twelve months pursuant to the Company's stock repurchase plan. The above items were offset by $3.4 million, or $0.02 per diluted share, of increased interest expense primarily associated with higher outstanding debt balances during the current quarter primarily as a result of property acquisitions and share repurchases made by the Company during 2013.

Core FFO, which excludes the insurance recoveries and casualty loss mentioned above, as well as acquisition costs, totaled $59.9 million, or $0.37 per diluted share, for the current quarter, as compared to $60.1 million, or $0.36 per diluted share, for the quarter ended December 31, 2012, with the per share results reflecting a reduction in weighted average shares outstanding as a result of shares repurchased over the previous twelve months pursuant to the Company's stock repurchase plan.

Adjusted FFO (“AFFO”) for the fourth quarter of 2013 totaled $12.7 million, or $0.08 per diluted share, as compared to $31.3 million, or $0.19 per diluted share, in the fourth quarter of 2012, primarily reflecting increased capital expenditures during the current quarter associated with several significant tenant build outs in conjunction with recent leasing activity at certain properties.

Results for the Year Ended December 31, 2013

Piedmont's net income available to common stockholders for the year ended 2013 was $98.7 million, or $0.60 per diluted share, as compared with $93.2 million, or $0.55 per diluted share, for the prior year. The current year includes $10.6 million, or approximately $0.06 per diluted share, in net insurance recoveries related to casualty losses incurred in prior periods, whereas the prior year included $5.2 million, or approximately $0.03 per diluted share, of net casualty losses related to losses incurred as a result of Hurricane Sandy. In addition, the current year reflects $1.3 million, or $0.01 per diluted share in litigation-related insurance recoveries, whereas the prior year reflects $7.5 million, or $0.05 per diluted share, in litigation settlement expense. The above changes were offset by impairment charges associated with three wholly-owned assets and one equity method joint venture of $12.0 million, or $0.07 per diluted share, recorded during the current year, and $8.6 million, or $0.05 per diluted share, of increased interest expense during the current year primarily associated with higher outstanding debt balances primarily as a result of property acquisitions made by the Company during 2013. The remaining increase in the per share results

is attributable to the reduction in weighted average shares outstanding as a result of shares repurchased over the previous twelve months pursuant to the Company's stock repurchase plan.

Revenues for the year ended December 31, 2013 were $554.5 million, as compared with $525.0 million for the prior year, primarily reflecting increased revenues associated with the acquisition of five properties during 2013 as well as the commencement of several significant leases over the previous twelve months, offset by the loss of revenue associated with the expiration of a 330,000 square foot lease in the Company's Washington, D.C. portfolio during the first quarter of 2013.

Property operating expenses were $223.0 million for the year ended December 31, 2013, as compared with $208.3 million for the prior year, primarily reflecting additional expenses associated with properties acquired during 2013 and higher occupancy at certain properties during the current year. General and administrative expense of $21.9 million for the year ended December 31, 2013 was comparable to $20.8 million for the year ended December 31, 2012.

FFO for the current year totaled $250.5 million, or $1.52 per diluted share, as compared with $230.4 million, or $1.35 per diluted share, for the year ended December 31, 2012. The current year includes $11.8 million, or $0.07 per diluted share, in insurance recoveries related to casualty loss and litigation defense costs incurred in previous periods, whereas the prior year included $12.7 million, or $0.08 per diluted share, in litigation settlement expense and net casualty loss. In addition, the current year reflects a $10.6 million, or $0.06 per diluted share, increase in FFO associated with five properties acquired during 2013 as well as the commencement of several significant leases over the previous twelve months. The above items were offset by $8.6 million, or $0.05 per diluted share, of increased interest expense primarily associated with higher outstanding debt balances during the current quarter as a result of property acquisitions and share repurchases made by the Company during 2013. The remaining increase in the per share results is attributable to the reduction in weighted average shares outstanding as a result of shares repurchased over the previous twelve months pursuant to the Company's stock repurchase plan.

Core FFO, which excludes the casualty and litigation related expenses and recoveries mentioned above, as well as $1.8 million in transaction costs associated with acquisitions during the year, totaled $240.5 million, or $1.46 per diluted share, for the current year, as compared to $243.2 million, or $1.43 per diluted share, for the year ended December 31, 2012 with the per share results reflecting a reduction in weighted average shares outstanding as a result of shares repurchased over the previous twelve months pursuant to the Company's stock repurchase plan.

AFFO for the year ended December 31, 2013 totaled $117.0 million, or $0.71 per diluted share, as compared to $138.0 million, or $0.81 per diluted share, for the year ended December 31, 2012, reflecting the impact of the above items as well as increased capital expenditures in the current year associated with several significant tenant build outs as a result of recent leasing activity at certain properties.

Leasing Update

During the fourth quarter of 2013, the Company executed approximately 732,000 square feet of leasing throughout its markets, bringing the total leasing volume for the year to 3.5 million square feet. Of the leases signed during the quarter, approximately 505,000 square feet, or 69%, was renewal-related and 227,000 square feet, or 31%, was with new tenants.

Same store net operating income (on a cash basis) for the quarter was $74.8 million, a 3.4% increase from the fourth quarter of the prior year, primarily as a result of the expiration of abatement periods on certain

significant leases over the last twelve months, offset by the expiration of a 330,000 square foot lease in the Company's Washington, D.C. portfolio during the first quarter of 2013. As of December 31, 2013, the Company had approximately 1.1 million square feet of commenced leases that were in some form of abatement, as well as approximately 0.6 million square feet of executed leases for currently vacant space yet to commence.

The Company's overall portfolio was 87.2% leased and the stabilized portfolio was 89.7% leased as of December 31, 2013, with a weighted average lease term remaining of approximately 7.1 years. Details outlining Piedmont's significant upcoming lease expirations and the status of current leasing activity can be found in the Company's quarterly supplemental information package available at www.piedmontreit.com.

Capital Markets, Financing and Other Activities

During the three months ended December 31, 2013, the Company purchased three assets in the Dallas, Texas market. In Las Colinas, Piedmont purchased 6565 MacArthur Boulevard. Constructed in 1998, the 10-story, 260,000 square-foot office building is 93.5% leased and sits on a 10.3 acre site located in close proximity to Piedmont's other assets in that sub-market. Also in Las Colinas, Piedmont purchased 161 Corporate Center, a 4-story, 104,895 square-foot Class-A office building adjacent to two other Piedmont-owned properties and a development parcel. The property is currently 91% leased. Finally, in Greater Preston Center, Piedmont acquired One Lincoln Park, a 262,000 square-foot, 10-story building with an attached 6-level parking structure which is 79% occupied by a group of high-credit corporate tenants. Combined with Piedmont's recently announced development project, Enclave Place, in Houston, Texas, these acquisitions will expand the Company's presence in Texas by approximately 1 million square feet.

Piedmont sold two non-core assets during the quarter ended December 31, 2013, 350 Spectrum Loop in Colorado Springs, Colorado and 8700 Price Road, located on a ground lease in the Arizona State University Research Park in Tempe, AZ. The sales resulted in a combined gain on sale of real estate assets of $15.0 million, or $0.09 per diluted share, that is included the Company's results of operations for the three months ended December 31, 2013.

The Company also entered into a new $300 million unsecured term loan with a delayed draw feature during the fourth quarter. The loan has a maturity date of January 31, 2019 and a stated variable interest rate based upon LIBOR and the credit rating of the Company. Based upon Piedmont's current credit rating, the interest rate for the new loan is LIBOR + 120 basis points. As of January 31, 2014, all $300 million of funds were drawn to payoff a $225.0 million secured loan, with the remaining $75.0 million applied to reduce the balance outstanding under the Company's $500 million unsecured line of credit. Further, the Company entered into interest rate swaps in January of 2014 to effectively fix the interest rate related to $200 million of the $300 million principal at 2.79%.

Finally, during the quarter, the Company purchased 3.8 million shares of its common stock, at an average price of $16.49 per share. As of December 31, 2013, Board-approved capacity remaining for additional repurchases under the plan totaled approximately $90 million.

Piedmont's gross assets amounted to $5.7 billion as of December 31, 2013. Total debt was approximately $2.0 billion as of December 31, 2013 as compared to $1.4 billion as of December 31, 2012 primarily as a result of property acquisitions and stock repurchases made by the Company during 2013. The Company's total debt-to-gross assets ratio was 35.0% as of December 31, 2013 as compared with 27.2% as of

December 31, 2012. As of December 31, 2013, Piedmont had cash and capacity on its unsecured line of credit of approximately $129.8 million.

Subsequent to Quarter End

On January 31, 2014, Piedmont entered into a binding contract to sell 11107 and 11109 Sunset Hills Road in Reston, VA, for $22.6 million. The sale is anticipated to close during the first quarter of 2014.

On February 5, 2014, the board of directors of Piedmont declared dividends for the first quarter 2014 in the amount of $0.20 per share on its common stock to stockholders of record as of the close of business on February 28, 2014. Such dividends are to be paid on March 21, 2014.

Guidance for 2014

Based on management's expectations, the Company is introducing guidance for full-year 2014 as follows:

 	 	 	 	 	 	
(in millions, except per share data)	 	Low	 	High	
Net Income	 	$43	-	$59	
Add: Depreciation, Amortization, and Other	 	180	
 	-	181	
Core FFO	 	$223	-	$240	
Core FFO per diluted share	 	$1.40	-	$1.50	
These estimates reflect management's view of current market conditions and incorporate certain economic and operational assumptions and projections. Actual results could differ from these estimates. Note that individual quarters may fluctuate on both a cash basis and an accrual basis due to lease commencements and expirations, the timing of repairs and maintenance, capital expenditures, capital markets activities and one-time revenue or expense events. In addition, the Company's guidance is based on information available to management as of the date of this release.

Non-GAAP Financial Measures

This release contains certain supplemental non-GAAP financial measures such as FFO, AFFO, Core FFO, Same store net operating income, and Core EBITDA. See below for definitions and reconciliations of these metrics to their most comparable GAAP metric.

Conference Call Information

Piedmont has scheduled a conference call and an audio web cast for Friday, February 7, 2014 at 10:00 A.M. Eastern time ("ET"). The live audio web cast of the call may be accessed on the Company's website at www.piedmontreit.com in the Investor Relations section. Dial-in numbers are (877) 40 7-0778  for participants in the United States and Canada and (201)689 -8565  for international participants. A replay of the conference call will be available through February 21, 2014, and may be accessed by dialing (877)660-6853 for participants in the United States and Canada and (201)612-7415 for international participants, followed by conference identification code 13574598. A web cast replay will also be available after the conference call in the Investor Relations section of the Company's website. During the audio web cast and conference call, the Company's management team will review fourth quarter and annual 2013 performance, discuss recent events and conduct a question-and-answer period.

Supplemental Information

Quarterly Supplemental Information as of and for the period ended December 31, 2013 can be accessed on the Company`s website under the Investor Relations section at www.piedmontreit.com.

About Piedmont Office Realty Trust

Piedmont Office Realty Trust, Inc. (NYSE: PDM) is a fully-integrated and self-managed real estate investment trust (REIT) specializing in high-quality, Class A office properties located primarily in the ten largest U.S. office markets, including Chicago, Washington, D.C., New York, Boston, Los Angeles and Dallas. As of December 31, 2013, Piedmont's 78 wholly-owned office buildings were comprised of over 21 million rentable square feet. The Company is headquartered in Atlanta, GA, with local management offices in each of its major markets. Piedmont is investment-grade rated by Standard & Poor's and Moody's and has maintained a low-leverage strategy while acquiring and disposing of properties during its fifteen year operating history. For more information, see  www.piedmontreit.com .

Forward Looking Statements

Certain statements contained in this press release constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the "Securities Act") and Section 21E of the Securities Exchange Act of 1934, as amended (the "Exchange Act"). The Company intends for all such forward-looking statements to be covered by the safe-harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable. Such information is subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of the Company`s performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as "may," "will," "expect," "intend," "anticipate," "believe," "continue" or similar words or phrases that are predictions of future events or trends and which do not relate solely to historical matters. Examples of such statements in this press release include the Company's estimated range of Net Income, Depreciation and Amortization, Insurance Recoveries, Core FFO and Core FFO per diluted share for the year ending December 31, 2014.  

The following are some of the factors that could cause the Company`s actual results and its expectations to differ materially from those described in the Company`s forward-looking statements: market and economic conditions remain challenging and the demand for office space, rental rates and property values may continue to lag the general economic recovery causing the Company's business, results of operations, cash flows, financial condition and access to capital to be adversely affected or otherwise impact performance, including the potential recognition of impairment charges; the success of the Company's real estate strategies and investment objectives, including the Company's ability to identify and consummate suitable acquisitions; lease terminations or lease defaults, particularly by one of the Company's large lead tenants; the impact of competition on the Company's efforts to renew existing leases or re-let space on terms similar to existing leases; changes in the economies and other conditions of the office market in general and of the specific markets in which the Company operates, particularly in Chicago, Washington, D.C., and the New York metropolitan area; economic and regulatory changes, including accounting standards, that impact the real estate market generally; additional risks and costs associated with directly managing properties occupied by government tenants; adverse market and economic conditions may continue to adversely affect the Company and could cause the Company to recognize impairment charges or otherwise impact the Company's performance; availability of financing and the Company's lending

banks' ability to honor existing line of credit commitments; costs of complying with governmental laws and regulations; uncertainties associated with environmental and other regulatory matters; potential changes in political environment and reduction in federal and/or state funding of the Company's governmental tenants; the Company may be subject to litigation, which could have a material adverse effect on the Company's financial condition; the Company's ability to continue to qualify as a real estate investment trust under the Internal Revenue Code; and other factors detailed in the Company`s most recent Annual Report on Form 10-K for the period ended December 31, 2012, and other documents the Company files with the Securities and Exchange Commission.

Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this press release. The Company cannot guarantee the accuracy of any such forward-looking statements contained in this press release, and the Company does not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.

Research Analysts/ Institutional Investors Contact:
Eddie Guilbert
770-418-8592
research.analysts@piedmontreit.com

Shareholder Services/Transfer Agent Services Contact:
Computershare, Inc.
866-354-3485
investor.services@piedmontreit.com

 	
 	 	 	 	 	 	 	 	 	
Piedmont Office Realty Trust, Inc.	 	 	 	 	
Consolidated Balance Sheets	 	 	 	 	
(in thousands)	 	 	 	 	
 	December 31, 2013	 	December 31, 2012	 	
 	(unaudited)	 	 	 	
Assets:	 	 	 	 	
Real estate assets, at cost:	 	 	 	 	
Land	$	688,761	
 	 	$	629,536	
 	 	
Buildings and improvements	4,144,509	
 	 	3,792,035	
 	 	
Buildings and improvements, accumulated depreciation	(979,934	)	 	(883,957	)	 	
Intangible lease assets	146,197	
 	 	122,685	
 	 	
Intangible lease assets, accumulated amortization	(71,820	)	 	(67,940	)	 	
Construction in progress	24,270	
 	 	20,373	
 	 	
Total real estate assets	3,951,983	
 	 	3,612,732	
 	 	
Investments in unconsolidated joint ventures	14,122	
 	 	37,226	
 	 	
Cash and cash equivalents	6,973	
 	 	12,957	
 	 	
Tenant receivables, net of allowance for doubtful accounts	31,145	
 	 	25,038	
 	 	
Straight line rent receivables	139,406	
 	 	122,299	
 	 	
Due from unconsolidated joint ventures	266	
 	 	463	
 	 	
Restricted cash and escrows	394	
 	 	334	
 	 	
Prepaid expenses and other assets	24,771	
 	 	21,283	
 	 	
Goodwill	180,097	
 	 	180,097	
 	 	
Interest rate swaps	24,176	
 	 	1,075	
 	 	
Deferred financing costs, less accumulated amortization	8,759	
 	 	6,454	
 	 	
Deferred lease costs, less accumulated amortization	283,996	
 	 	234,917	
 	 	
Total assets	$	4,666,088	
 	 	$	4,254,875	
 	 	
Liabilities:	 	 	 	 	
Unsecured debt	$	1,014,680	
 	 	$	429,000	
 	 	
Secured debt	987,525	
 	 	987,525	
 	 	
Accounts payable, accrued expenses, and accrued capital expenditures	128,818	
 	 	127,263	
 	 	
Deferred income	22,267	
 	 	21,552	
 	 	
Intangible lease liabilities, less accumulated amortization	47,113	
 	 	40,805	
 	 	
Interest rate swaps	4,526	
 	 	8,235	
 	 	
Total liabilities	2,204,929	
 	 	1,614,380	
 	 	
Stockholders' equity :	 	 	 	 	
Common stock	1,575	
 	 	1,676	
 	 	
Additional paid in capital	3,668,906	
 	 	3,667,051	
 	 	
Cumulative distributions in excess of earnings	(1,231,209	)	 	(1,022,681	)	 	
Other comprehensive income/(loss)	20,278	
 	 	(7,160	)	 	
Piedmont stockholders' equity	2,459,550	
 	 	2,638,886	
 	 	
Non-controlling interest	1,609	
 	 	1,609	
 	 	
Total stockholders' equity	2,461,159	
 	 	2,640,495	
 	 	
Total liabilities and stockholders' equity	$	4,666,088	
 	 	$	4,254,875	

Total Gross Assets (1)	5,717,842	
 	 	5,206,772	
 	 	
Number of shares of common stock outstanding at end of period	157,461	
 	 	167,556	
 	 	
(1) Total assets exclusive of accumulated depreciation and amortization related to real estate assets.	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Piedmont Office Realty Trust, Inc.	 	 	 	 	 	 	 	
Consolidated Statements of Income	 	 	 	 	 	 	 	
Unaudited (in thousands)	 	 	 	 	 	 	 	
 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Year Ended	
 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
Revenues:	 	 	 	 	 	 	 	
Rental income	$	115,189	
 	 	$	105,260	
 	 	$	447,687	
 	 	$	415,972	
 	
Tenant reimbursements	27,462	
 	 	26,520	
 	 	104,567	
 	 	106,754	
 	
Property management fee revenue	217	
 	 	599	
 	 	2,251	
 	 	2,318	
 	
Total revenues	142,868	
 	 	132,379	
 	 	554,505	
 	 	525,044	
 	
Expenses:	 	 	 	 	 	 	 	
Property operating costs	58,866	
 	 	54,020	
 	 	222,979	
 	 	208,280	
 	
Depreciation	32,117	
 	 	28,882	
 	 	122,562	
 	 	110,359	
 	
Amortization	11,457	
 	 	10,495	
 	 	45,651	
 	 	49,562	
 	
Impairment loss	1,242	
 	 	—	
 	 	1,242	
 	 	—	
 	
General and administrative	5,205	
 	 	5,136	
 	 	21,883	
 	 	20,765	
 	
Total operating expenses	108,887	
 	 	98,533	
 	 	414,317	
 	 	388,966	
 	
Real estate operating income	33,981	
 	 	33,846	
 	 	140,188	
 	 	136,078	
 	
Other income (expense):	 	 	 	 	 	 	 	
Interest expense	(19,651	)	 	(16,296	)	 	(73,583	)	 	(65,023	)	
Interest income and other income/(expense)	(392	)	 	68	
 	 	(2,352	)	 	833	
 	
Litigation settlement recovery/(expense)	—	
 	 	—	
 	 	1,250	
 	 	(7,500	)	
Net casualty recoveries/(loss)	4,500	
 	 	(5,170	)	 	10,561	
 	 	(5,170	)	
Equity in income/(loss) of unconsolidated joint ventures	(4,280	)	 	185	
 	 	(3,676	)	 	923	
 	
Loss on consolidation	—	
 	 	—	
 	 	(898	)	 	—	
 	
Total other income (expense)	(19,823	)	 	(21,213	)	 	(68,698	)	 	(75,937	)	
Income from continuing operations	14,158	
 	 	12,633	
 	 	71,490	
 	 	60,141	
 	
Discontinued operations:	 	 	 	 	 	 	 	
Operating income	434	
 	 	1,815	
 	 	2,363	
 	 	5,501	
 	
Impairment loss	—	
 	 	—	
 	 	(6,402	)	 	—	
 	
Gain/(loss) on sale of real estate assets	15,034	
 	 	(6	)	 	31,292	
 	 	27,577	
 	
Income from discontinued operations	15,468	
 	 	1,809	
 	 	27,253	
 	 	33,078	
 	
Net income	29,626	
 	 	14,442	
 	 	98,743	
 	 	93,219	
 	
Less: Net income attributable to noncontrolling interest	(3	)	 	(4	)	 	(15	)	 	(15	)	
Net income attributable to Piedmont	$	29,623	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Weighted average common shares outstanding - diluted	160,450	
 	 	167,951	
 	 	165,137	
 	 	170,441	
 	
Per Share Information -- diluted:	 	 	 	 	 	 	 	
Income from continuing operations	$	0.09	
 	 	$	0.08	
 	 	$	0.44	
 	 	$	0.35	
 	
Income from discontinued operations	$	0.09	
 	 	$	0.01	
 	 	$	0.16	
 	 	$	0.20	
 	
Net income available to common stockholders	$	0.18	
 	 	$	0.09	
 	 	$	0.60	
 	 	$	0.55	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Piedmont Office Realty Trust, Inc.	 	 	 	 	 	 	 	
Funds From Operations, Core Funds From Operations and Adjusted Funds From Operations	 	 	
Unaudited (in thousands, except for per share data)	 	 	 	 	 	 	 	
 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Year Ended	
 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
Net income attributable to Piedmont	$	29,623	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Depreciation (1) (2)	32,233	
 	 	29,735	
 	 	124,138	
 	 	114,340	
 	
Amortization (1)	11,511	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Impairment loss (1)	5,644	
 	 	—	
 	 	12,046	
 	 	—	
 	
Loss on consolidation	—	
 	 	—	
 	 	898	
 	 	—	
 	
Loss/(gain) on sale of real estate assets (1)	(15,034	)	 	6	
 	 	(31,292	)	 	(27,577	)	
Funds from operations*	63,977	
 	 	54,845	
 	 	250,538	
 	 	230,377	
 	
Acquisition costs	389	
 	 	53	
 	 	1,763	
 	 	141	
 	
Litigation settlement expense/(recovery)	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss/(recoveries) (1)	(4,500	)	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Core funds from operations*	59,866	
 	 	60,068	
 	 	240,473	
 	 	243,188	
 	
Deferred financing cost amortization	676	
 	 	592	
 	 	2,587	
 	 	2,648	
 	
Amortization of discount on Senior Notes and swap settlements	13	
 	 	—	
 	 	33	
 	 	—	
 	
Depreciation of non real estate assets	106	
 	 	104	
 	 	406	
 	 	502	
 	
Straight-line effects of lease revenue (1)	(3,442	)	 	(5,917	)	 	(18,097	)	 	(17,153	)	
Stock-based and other non-cash compensation expense	101	
 	 	754	
 	 	1,590	
 	 	2,246	
 	
Net effect of amortization of below-market in-place lease intangibles  (1)	(1,211	)	 	(1,046	)	 	(5,278	)	 	(5,678	)	
Acquisition costs	(389	)	 	(53	)	 	(1,763	)	 	(141	)	
Non-incremental capital expenditures (3)	(42,985	)	 	(23,227	)	 	(102,977	)	 	(87,657	)	
Adjusted funds from operations*	$	12,735	
 	 	$	31,275	
 	 	$	116,974	
 	 	$	137,955	
 	
Weighted average common shares outstanding - diluted	160,450	
 	 	167,951	
 	 	165,137	
 	 	170,441	
 	
Funds from operations per share (diluted)	$	0.40	
 	 	$	0.33	
 	 	$	1.52	
 	 	$	1.35	
 	
Core funds from operations per share (diluted)	$	0.37	
 	 	$	0.36	
 	 	$	1.46	
 	 	$	1.43	
 	
Adjusted funds from operations per share (diluted)	$	0.08	
 	 	$	0.19	
 	 	$	0.71	
 	 	$	0.81	

(1) Includes adjustments for consolidated properties, including discontinued operations, and for our proportionate share of amounts attributable to unconsolidated joint ventures.
(2) Excludes depreciation of non real estate assets.
(3) Capital expenditures of a recurring nature related to tenant improvements and leasing commissions that do not incrementally enhance the underlying assets' income generating capacity. Tenant improvements, leasing commissions, building capital and deferred lease incentives incurred to lease space that was vacant at acquisition, leasing costs for spaces vacant for greater than one year, leasing costs for spaces at newly acquired properties for which in-place leases expire shortly after acquisition, improvements associated with the expansion of a building and renovations that change the underlying classification of a building are excluded from this measure.

*Definitions

Funds From Operations ("FFO"): FFO is calculated in accordance with the current National Association of Real Estate Investment Trusts ("NAREIT") definition. NAREIT currently defines FFO as net income (computed in accordance with GAAP), excluding gains or losses from sales of property, impairment losses, and gains or losses on consolidation, adding back depreciation and amortization on real estate assets, and after the same adjustments for unconsolidated partnerships and joint ventures. These adjustments can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. FFO may provide valuable

comparisons of operating performance between periods and with other REITs. FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income. We believe that FFO is a beneficial indicator of the performance of an equity REIT. However, other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than we do; therefore, our computation of FFO may not be comparable to that of such other REITs.

Core Funds From Operations ("Core FFO"): We calculate Core FFO by starting with FFO, as defined by NAREIT, and adjusting for certain non-recurring items such as gains or losses on the early extinguishment of debt, acquisition-related costs and other significant non-recurring items. Such items create significant earnings volatility. We believe Core FFO provides a meaningful measure of our operating performance and more predictability regarding future earnings potential. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income; therefore, it should not be compared to other REITs' equivalent to Core FFO.

Adjusted Funds From Operations ("AFFO"): AFFO is calculated by deducting from Core FFO non-incremental capital expenditures and acquisition-related costs and adding back non-cash items including non-real estate depreciation, straight lined rents and fair value lease revenue, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. Although AFFO may not be comparable to that of other REITs, we believe it provides a meaningful indicator of our ability to fund cash needs and to make cash distributions to equity owners. AFFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of our liquidity.

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Piedmont Office Realty Trust, Inc.	 	 	 	 	 	 	 	
Core EBITDA, Property Net Operating Income, Same Store Net Operating Income	
Unaudited (in thousands)	 	 	 	 	 	 	 	
 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Year Ended	
 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	 	 	 	 	 	 	 	
Net income attributable to Piedmont	$	29,623	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Net income attributable to noncontrolling interest	3	
 	 	4	
 	 	15	
 	 	15	
 	
Interest expense	19,651	
 	 	16,296	
 	 	73,583	
 	 	65,023	
 	
Depreciation (1)	32,340	
 	 	29,839	
 	 	124,545	
 	 	114,843	
 	
Amortization (1)	11,511	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Acquisition costs	389	
 	 	53	
 	 	1,763	
 	 	141	
 	
Impairment loss	5,644	
 	 	—	
 	 	12,046	
 	 	—	
 	
Litigation settlement expense/(recovery)	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss/(recoveries) (1)	(4,500	)	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Loss/(gain) on sale of real estate assets (1)	(15,034	)	 	6	
 	 	(31,292	)	 	(27,577	)	
Loss on consolidation	—	
 	 	—	
 	 	898	
 	 	—	
 	
Core EBITDA*	79,627	
 	 	76,472	
 	 	314,478	
 	 	308,729	
 	
General & administrative expenses (1)	5,076	
 	 	5,179	
 	 	22,016	
 	 	20,939	
 	
Management fee revenue	(217	)	 	(599	)	 	(2,251	)	 	(2,318	)	
Interest income and other expense/(income) (1)	3	
 	 	(121	)	 	563	
 	 	(995	)	
Straight line rent adjustment (1)	(3,442	)	 	(5,917	)	 	(18,097	)	 	(17,153	)	
Net effect of amortization of below-market in-place lease intangibles  (1)	(1,211	)	 	(1,046	)	 	(5,278	)	 	(5,678	)	
Property Net Operating Income (cash basis)*	79,836	
 	 	73,968	
 	 	311,431	
 	 	303,524	
 	
Acquisitions	(4,309	)	 	16	
 	 	(14,982	)	 	24	
 	
Dispositions	(503	)	 	(996	)	 	(2,670	)	 	(6,526	)	
Unconsolidated joint ventures	(175	)	 	(576	)	 	(1,892	)	 	(2,499	)	
Same Store NOI (cash basis)*	$	74,849	
 	 	$	72,412	
 	 	$	291,887	
 	 	$	294,523	
 	
Change period over period in same store NOI	3.4	%	 	N/A	
 	 	(0.9	)%	 	N/A	

(1) Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.
(2)Piedmont had $31,000 in capitalized interest for the quarter and year ended December 31, 2013, but no principal amortization or preferred dividends for any of the periods presented.

*Definitions

Core EBITDA: Core EBITDA is defined as net income before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property, or other significant non-recurring items. We do not include impairment losses in this measure because we feel these types of losses create volatility in our earnings and make it difficult to determine the earnings generated by our ongoing business. We believe Core EBITDA is a reasonable measure of our liquidity. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative measurement of cash flows from operating activities or other GAAP basis liquidity measures. Other REITs may calculate Core EBITDA differently and our calculation should not be compared to that of other REITs. 

Property Net Operating Income ("Property NOI"): Property NOI is defined as real estate operating income with the add-back of corporate general and administrative expense, depreciation and amortization, and impairment losses

and the deduction of income associated with property management performed by Piedmont for other organizations. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. The Company uses this measure to assess its operating results and believes it is important in assessing operating performance. Property NOI is a non-GAAP measure which does not have any standard meaning prescribed by GAAP and therefore may not be comparable to similar measures presented by other companies.

Same Store Net Operating Income ("Same Store NOI"): Same Store NOI is calculated as the Property NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI excludes amounts attributable to unconsolidated joint venture assets. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. We believe Same Store NOI is an important measure of comparison of our properties' operating performance from one period to another. Other REITs may calculate Same Store NOI differently and our calculation should not be compared to that of other REITs.

EXHIBIT 99.2

Quarterly Supplemental Information
December 31, 2013 

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

Piedmont Office Realty Trust, Inc.
Quarterly Supplemental Information
Index

 	
 	 	 	 	 	
 	Page	 	 	Page	
 	 	 	 	 	
Introduction	 	 	Other Investments	 	
Corporate Data	3	 	Other Investments Detail	39	
Investor Information	4	 	Supporting Information	 	
Financial Highlights	5	 	Definitions	40	
Key Performance Indicators	10	 	Research Coverage	41	
Financials	 	 	Non-GAAP Reconciliations & Other Detail	42	
Balance Sheets	11	 	Property Detail	46	
Income Statements	12	 	Risks, Uncertainties and Limitations	49	
Funds From Operations / Adjusted Funds From Operations	14	 	 	 	
Same Store Analysis	15	 	 	 	
Capitalization Analysis	19	 	 	 	
Debt Summary	20	 	 	 	
Debt Detail	21	 	 	 	
Debt Analysis	22	 	 	 	
Operational & Portfolio Information - Office Investments	 	 	 	 	
Tenant Diversification	23	 	 	 	
Tenant Credit Rating & Lease Distribution Information	25	 	 	 	
Leased Percentage Information	26	 	 	 	
Rental Rate Roll Up / Roll Down Analysis	28	 	 	 	
Lease Expiration Schedule	29	 	 	 	
Quarterly Lease Expirations	30	 	 	 	
Annual Lease Expirations	31	 	 	 	
Capital Expenditures & Commitments	32	 	 	 	
Contractual Tenant Improvements & Leasing Commissions	33	 	 	 	
Geographic Diversification	34	 	 	 	
Geographic Diversification by Location Type	35	 	 	 	
Industry Diversification	36	 	 	 	
Property Investment Activity	37	 	 	 	
Value-Add Activity	38	 	 	 	

 	
 	
Notice to Readers:	
Please refer to page49 for a discussion of important risks related to the business of Piedmont Office Realty Trust, Inc., as well as an investment in its securities, including risks that could cause actual results and events to differ materially from results and events referred to in the forward-looking information. Considering these risks, uncertainties, assumptions, and limitations, the forward-looking statements about leasing, financial operations, leasing prospects, etc. contained in this quarterly supplemental information package might not occur.	
Certain prior period amounts have been reclassified to conform to the current period financial statement presentation. In addition, many of the schedules herein contain rounding to the nearest thousands or millions and, therefore, the schedules may not total due to this rounding convention. When the Company sells properties, it restates historical income statements with the financial results of the sold assets presented in discontinued operations.	

Piedmont Office Realty Trust, Inc.
Corporate Data

Piedmont Office Realty Trust, Inc. (also referred to herein as "Piedmont" or the "Company") (NYSE: PDM) is a fully-integrated and self-managed real estate investment trust (“REIT”) specializing in the acquisition, ownership, management, development and disposition of primarily high-quality Class A office buildings located predominantly in large U.S. office markets and leased principally to high-credit-quality tenants. Approximately 83% of our Annualized Lease Revenue ("ALR") (1)  is derived from our office properties located within the ten largest U.S. office markets, including Chicago, Washington, D.C., the New York metropolitan area, Boston, greater Los Angeles and Dallas. Rated as an investment-grade company by Standard & Poor’s and Moody’s, Piedmont has maintained a relatively low leverage strategy while acquiring its properties.

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

 	As of	 	As of	
 	December 31, 2013	 	December 31, 2012	
Number of consolidated office properties (2)	78	
 	 	74	
 	
Rentable square footage (in thousands) (2)	21,490	
 	 	20,500	
 	
Percent leased (3)	87.2	%	 	87.5	%	
Percent leased - stabilized portfolio (4)	89.7	%	 	90.5	%	
Capitalization (in thousands):	 	 	 	
Total debt - principal amount outstanding	$2,003,525	 	$1,416,525	
Equity market capitalization	$2,601,254	 	$3,024,386	
Total market capitalization	$4,604,779	 	$4,440,911	
Total debt / Total market capitalization	43.5	%	 	31.9	%	
Total debt / Total gross assets	35.0	%	 	27.2	%	
Common stock data	 	 	 	
High closing price during quarter	$18.90	 	$18.28	
Low closing price during quarter	$15.96	 	$17.22	
Closing price of common stock at period end	$16.52	 	$18.05	
Weighted average fully diluted shares outstanding (in thousands) (5)	165,137	 	170,441	
 	
Shares of common stock issued and outstanding (in thousands)	157,461	
 	 	167,556	
 	
Rating / outlook	 	 	 	
Standard & Poor's	BBB / Stable	
 	 	BBB / Stable	
 	
Moody's	Baa2 / Stable	
 	 	Baa2 / Stable	
 	
Employees	121	
 	 	116	

 	
 	 	
(1)	The definition for Annualized Lease Revenue can be found on page40.	
(2)	As of December 31, 2013, our consolidated office portfolio consisted of 78 properties (exclusive of our equity interests in two properties owned through unconsolidated joint ventures). During the first quarter of 2013, we sold 1111 Durham Avenue, a 237,000 square foot office building located in South Plainfield, NJ, and acquired Arlington Gateway, a 334,000 square foot office building located in Arlington, VA and 5 & 15 Wayside Road, a 271,000 square foot office building complex located in Burlington, MA. During the second quarter of 2013, we sold 1200 Enclave Parkway, a 150,000 square foot office building located in Houston, TX. During the third quarter of 2013, we completed the buyout of our joint venture partners' interests in three properties which had previously been unconsolidated: 5301 Maryland Way in Brentwood, TN, 2020 West 89th Street in Leawood, KS, and 4685 Investment Drive in Troy, MI. During the fourth quarter of 2013, we sold 350 Spectrum Loop, a 156,000 square foot office building located in Colorado Springs, CO, and 8700 South Price Road, a 132,000 square foot office building located in Tempe, AZ, and acquired 6565 North MacArthur Boulevard, a 260,000 square foot office building located in Irving, TX, One Lincoln Park, a 262,000 square foot office building located in Dallas, TX, and 161 Corporate Center, a 105,000 square foot office building located in Irving, TX. For additional detail on asset transactions during 2013, please refer to page37.	
(3)	Calculated as leased square footage plus square footage associated with executed new leases for currently vacant spaces divided by total rentable square footage, all as of the relevant date, expressed as a percentage. This measure is presented for our consolidated office properties and excludes unconsolidated joint venture properties. Please refer to page26 for additional analyses regarding Piedmont's leased percentage.	
(4)	Please refer to page38 for information regarding value-add properties, data for which is removed from stabilized portfolio totals.	
(5)	Weighted average fully diluted shares outstanding are presented on a year-to-date basis for each period.	

3

Piedmont Office Realty Trust, Inc.
Investor Information

 	
 	
Corporate	
11695 Johns Creek Parkway, Suite 350	
Johns Creek, Georgia 30097	
770.418.8800	
www.piedmontreit.com	

 	
 	 	 	
Executive Management	
 	 	 	
Donald A. Miller, CFA	Robert E. Bowers	Laura P. Moon	
Chief Executive Officer, President	Chief Financial Officer, Executive	Chief Accounting Officer and	
and Director	Vice President, and Treasurer	Senior Vice President	
 	 	 	
Raymond L. Owens	Carroll A. Reddic, IV	Robert K. Wiberg	
Executive Vice President,	Executive Vice President,	Executive Vice President,	
Capital Markets	Real Estate Operations and Assistant	Mid-Atlantic Region and	
 	Secretary	Head of Development	
 	 	 	
Board of Directors	
 	 	 	
W. Wayne Woody	Frank C. McDowell	Donald A. Miller, CFA	
Director, Chairman of the Board of	Director, Vice Chairman of the	Chief Executive Officer, President	
Directors and Chairman of	Board of Directors and Chairman	and Director	
Governance Committee	of Compensation Committee	 	
 	 	 	
Raymond G. Milnes, Jr.	Jeffery L. Swope	Michael R. Buchanan	
Director and Chairman of	Director and Chairman of	Director	
Audit Committee	Capital Committee	 	
 	 	 	
Wesley E. Cantrell	William H. Keogler, Jr.	Donald S. Moss	
Director	Director	Director	

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

4

Piedmont Office Realty Trust, Inc.
Financial Highlights
As of December 31, 2013 

Financial Results (1) 

Funds from operations (FFO) for the quarter ended December 31, 2013 was $64.0 million, or $0.40 per share (diluted), compared to $54.8 million, or $0.33 per share (diluted), for the same quarter in 2012. FFO for the twelve months ended December 31, 2013 was $250.5 million, or $1.52 per share (diluted), compared to $230.4 million, or $1.35 per share (diluted), for the same period in 2012. The increase in FFO for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was principally related to the following factors: 1) increased operating income attributable to newly acquired properties and 2) insurance reimbursements received in 2013 related to casualty losses caused by Hurricane Sandy as compared to net casualty losses of $5.2 million recognized in 2012. The increase in FFO for the twelve months ended December 31, 2013 was also related to insurance reimbursements for litigation settlements amounting to $1.2 million received in 2013 as compared to litigation settlement expense of $7.5 million recognized in 2012.

Core funds from operations (Core FFO) for the quarter ended December 31, 2013 was $59.9 million, or $0.37 per share (diluted), compared to $60.1 million, or $0.36 per share (diluted), for the same quarter in 2012. Core FFO for the twelve months ended December 31, 2013 was $240.5 million, or $1.46 per share (diluted), compared to $243.2 million, or $1.43 per share (diluted), for the same period in 2012. The decrease in the dollar amount of Core FFO for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was principally related to increased interest expense in 2013 related to the higher average amount of debt outstanding during 2013 when compared to 2012, offset to a large degree by operating income contributions from newly acquired properties. The increase in per share Core FFO for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily attributable to reduced weighted average shares outstanding in 2013 as a result of the Company's stock repurchase program.

Adjusted funds from operations (AFFO) for the quarter ended December 31, 2013 was $12.7 million, or $0.08 per share (diluted), compared to $31.3 million, or $0.19 per share (diluted), for the same quarter in 2012. AFFO for the twelve months ended December 31, 2013 was $117.0 million, or $0.71 per share (diluted), compared to $138.0 million, or $0.81 per share (diluted), for the same period in 2012. The decrease in AFFO for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to the items described above for changes in FFO and Core FFO, as well as increased leasing activity during 2012 and 2013 and related non-incremental capital expenditures paid in 2013; non-incremental capital expenditures were elevated in the fourth quarter of 2013 principally as a result of the capital costs associated with the Independence Blue Cross lease renewal at 1901 Market Street in Philadelphia, PA.

Operations & Leasing

On a square footage leased basis, our total office portfolio was 87.2% leased as of December 31, 2013, as compared to 87.5% a year earlier. Please refer to page 26 for additional leased percentage information.

The weighted average remaining lease term of our portfolio was 7.1 years(2) as of December 31, 2013 as compared to 6.9 years at December 31, 2012.

During the twelve months ended December 31, 2013, we retained(3)tenants for 74% of the square footage associated with expiring leases. This result compares to a 69% retention rate for
the year ended December 31, 2012.

 	
 	 	
(1)	FFO, Core FFO and AFFO are supplemental non-GAAP financial measures. See page40 for definitions of non-GAAP financial measures. See pages14 and42 for reconciliations of FFO, Core FFO and AFFO to Net Income.	
(2)	Remaining lease term (after taking into account leases for vacant spaces which had been executed but not commenced as of December 31, 2013) is weighted based on Annualized Lease Revenue, as defined on page40.	
(3)	Piedmont defines a retained tenant to include an existing tenant/occupant signing a lease for the premises it currently occupies or a tenant whose occupancy of a space is structured in a way to eliminate downtime for the space.	

5

During the three months ended December 31, 2013, the Company completed 732,000 square feet of total leasing. Of the total leasing activity during the quarter, we signed renewal leases for 505,000 square feet and new tenant leases for 227,000 square feet. During 2013, we completed 3,457,000 square feet of leasing for our consolidated office properties and 3,473,000 square feet of leasing inclusive of activity associated with our unconsolidated joint venture assets. The average committed capital cost for all leases signed during the twelve months ended December 31, 2013 at our consolidated office properties was $3.55 per square foot per year of lease term. Average committed capital cost per square foot per year of lease term for renewal leases signed during the twelve months ended December 31, 2013 was $2.50 and average committed capital cost per square foot per year of lease term for new leases signed during the same time period was $5.68 (see page 33).

During the three months ended December 31, 2013, we executed six leases greater than 20,000 square feet at our consolidated office properties. Please see information on those leases listed below.

Tenant	Property	Property Location	Square Feet
Leased	 	Expiration
Year	Lease Type	
Nestle USA	800 North Brand Boulevard	Glendale, CA	400,892	
 	 	2021	Renewal	
Qualcomm	90 Central Street	Boxborough, MA	48,322	
 	 	2020	Renewal / Expansion	
Nuance Communications	5 & 15 Wayside Road	Burlington, MA	45,975	
 	 	2018	Expansion	
Front Porch Communities and Services	800 North Brand Boulevard	Glendale, CA	25,853	
 	 	2024	New	
Sabal Trail Transmission	400 TownPark	Lake Mary, FL	20,600	
 	 	2017	New	
Mitsubishi Engine North America	Two Pierce Place	Itasca, IL	20,453	
 	 	2025	New	

As of December 31, 2013, there was one tenant whose lease was in holdover and there was one tenant whose lease was scheduled to expire at or during the eighteen month period following the end of the fourth quarter of 2013, each of which contributed greater than 1% in net Annualized Lease Revenue (ALR) expiring over the next eighteen months. Information regarding the leasing status of the spaces associated with those tenants' leases is presented below.

Tenant	Property	Property Location	Net
Square
Footage
Expiring	Net Percentage of
Current Quarter
Annualized Lease
Revenue Expiring
(%)	Expiration (1)	Current Leasing Status	
United States of America
(National Park Service)	1201 Eye Street	Washington, D.C.	219,750	
 	1.8%	Holdover	National Park Service is in holdover status. The Company is in discussions with the National Park Service for a lease renewal.	
United States of America
(Defense Intelligence
Agency)	3100 Clarendon
Boulevard	Arlington, VA	221,084	
 	1.7%	Q4 2013	In December 2012, the Defense Intelligence Agency exercised a termination option pursuant to its lease. The lease expired on December 31, 2013. The Company has undertaken a redevelopment of the property and is actively marketing the space for lease.	

 	
 	 	
(1)	The lease expiration date presented is that of the majority of the space leased to the tenant at the building.	

6

Piedmont focuses its marketing efforts on large corporate office space users. The average size of lease in the Company's portfolio is approximately 30,000 square feet. Due to the large size and length of term of new leases, Piedmont typically signs leases several months in advance of their anticipated lease commencement dates. Presented below is a schedule of uncommenced leases greater than 50,000 square feet and their anticipated commencement dates. Lease renewals are excluded from this schedule.

Tenant	Property	Property Location	Square Feet
Leased	Space Status	Estimated
Commencement
Date	New /
Expansion	
TMW Systems	Eastpoint I	Mayfield Heights, OH	57,911	Vacant	Q1 2014	New	
Union Bank	800 North Brand Boulevard	Glendale, CA	51,706	Vacant	Q1 2014	New	
Integrys Business Support	Aon Center	Chicago, IL	167,321	Vacant	Q2 2014	New	
Piper Jaffray & Co.	US Bancorp Center	Minneapolis, MN	123,882	Not Vacant	Q2 2014	New	
Epsilon Data Management	6021 Connection Drive	Irving, TX	221,898	Vacant (1)	Q3 2014	New	
Catamaran	Windy Point II	Schaumburg, IL	50,686	Vacant	Q1 2015	New	

Occupancy versus NOI Analysis

Piedmont has been in a period of high lease rollover since 2010. This rollover and the overall economic slowdown during this period have resulted in a decrease in leased percentage, some rental rate rolldowns, and an even larger decrease in economic leased percentage due to the rental abatement concessions provided under many of the new leases and lease renewals. In turn, these abatements and lower rental rates have resulted in a lower Same Store NOI than might otherwise be anticipated given the overall leased percentage and the historical relationship between leased percentage and Same Store NOI. As of December 31, 2013, our overall leased percentage was 87.2% and our economic leased percentage was 80.1%. The difference between overall leased percentage and economic leased percentage is attributable to two factors:
 	 	
1.	leases which have been contractually entered into for currently vacant space which have not commenced (amounting to approximately 598,000 square feet of leases as of December 31, 2013, or 2.8% of the office portfolio); and	
 	 	
2.	leases which have commenced but the tenants have not commenced paying full rent due to rental abatements (amounting to 1.1 million square feet of leases as of December 31, 2013, or a 4.3% impact to leased percentage on an economic basis). Please see the chart below for a listing of major contributors to this factor.	

As the executed but not commenced leases begin and the rental abatement periods expire, there will be greater Same Store NOI growth than might otherwise be expected based on changes in overall leased percentage alone during that time period.

Due to the current economic environment, many recently negotiated leases provide for rental abatement concessions to tenants. Those rental abatements typically occur at the beginning of each new lease's term. Since 2010, Piedmont has signed approximately 12.4 million square feet of leases within its consolidated office portfolio. Due to the large number of new leases in the Company's portfolio, abatements provided under those new leases have impacted the Company's current cash net operating income and AFFO. Presented below is a schedule of leases greater than 50,000 square feet that are currently under some form of rent abatement.

Tenant	Property	Property Location	Square Feet
Leased	Abatement Structure	Abatement
Expiration	
Guidance Software	1055 East Colorado Boulevard	Pasadena, CA	86,790	Base Rent	Q1 2014	
GE Capital	500 West Monroe Street	Chicago, IL	291,935	Gross Rent	Q2 2014	
General Electric Company	500 West Monroe Street	Chicago, IL	53,972	Gross Rent	Q2 2014	
GE Capital	500 West Monroe Street	Chicago, IL	52,845	Gross Rent	Q4 2014	
DDB Needham Chicago	Aon Center	Chicago, IL	187,000	$4.00 PSF off of Base Rent	Q2 2015	

 	
 	 	
(1)	Nokia's lease for the space terminated on December 31, 2013. The space will be vacant until the beginning of the third quarter of 2014.	

7

Financing and Capital Activity

As of December 31, 2013, our ratio of debt to total gross assets was 35.0%. This debt ratio is based on total principal amount outstanding for our various loans at December 31, 2013.
On October 30, 2013, the Board of Directors of Piedmont declared dividends for the fourth quarter of 2013 in the amount of $0.20 per common share outstanding to stockholders of record as of the close of business on November 29, 2013. The dividends were paid on December 20, 2013. The Company's dividend payout percentage for the twelve months ended December 31, 2013 was 54.9% of Core FFO and 112.9% of AFFO.

Dispositions
On November 1, 2013, Piedmont sold 350 Spectrum Loop, a 156,000 square foot, 100% leased property located in Colorado Springs, CO, for $30.1 million, or $193 per square foot. The sale allowed Piedmont to exit a non-strategic property and the last wholly-owned property in a non-core office market, furthering one of the Company's strategic objectives of narrowing the markets within which it operates. Piedmont recorded an $8.0 million gain on the sale of the asset. The operating income for the asset is presented in discontinued operations.

On December 30, 2013, Piedmont completed the sale of 8700 South Price Road, a 132,000 square foot, 100% leased office building located in Tempe, AZ. The property, which was sold for $21.5 million, or $163 per square foot, is located on a ground lease in the Arizona State University Research Park. The sale allowed Piedmont to exit a non-strategic, ground-leased property in a non-core office market and redeploy the proceeds into one of the Company's identified operating markets. Piedmont recorded a gain on the sale of the building of approximately $7.1 million. The operating income for the asset is presented in discontinued operations.

Acquisitions
During the quarter, Piedmont completed the acquisitions of three properties in the Dallas, TX market. The properties acquired were:
 	 	
•	6565 North MacArthur Boulevard, located in the Las Colinas submarket of Irving, TX, comprised of 260,000 square feet and 93.5% leased for $46.6 million, or $179 per square foot;	
 	 	
•	161 Corporate Center, located in the Las Colinas submarket of Irving, TX, comprised of 105,000 square feet and 90.5% leased for $16.0 million, or $153 per square foot; and	
 	 	
•	One Lincoln Park, located in the Preston Center submarket of Dallas, TX, comprised of 262,000 square feet and 79.0% leased for $56.7 million, or $216 per square foot.	
The acquisitions were completed in furtherance of the Company's strategy of building ownership concentration in select submarkets located within the Company's identified operating markets as well as in reaction to favorable asset valuations relative to observed changes in market leasing fundamentals. The market is recording strong job growth, which is driving demand for office space, resulting in higher rental rates; however, we believe the current pricing of assets does not yet fully reflect this leasing momentum. Piedmont now owns a total of ten properties, comprised of 1.9 million square feet and with a combined leased percentage of 95.0%, in the Dallas market. The Dallas market now contributes 7.3% of the Company's total ALR and ranks as the Company's fourth largest market based on square footage. Piedmont also owns two development parcels in the Las Colinas submarket near the intersection of Highways 114 and 161.

Development
Immediately following the end of the fourth quarter of 2013, Piedmont commenced the redevelopment of its 3100 Clarendon Boulevard property, a 250,000 square foot office building located in Arlington, VA. The property, which is located directly above the Clarendon Metro Station and affords tenants direct building entry from the station, has been leased to the U.S. Government (Defense Intelligence Agency) for the previous 15+ years. The expiration of the U.S. Government's lease has afforded Piedmont the opportunity to upgrade and reposition the property in order to attract more corporate tenants and to capture the incremental value potential for the location - attributable primarily to the depth of nearby amenities desirable to tenants, including housing, retail, and transportation. The Company anticipates that the redevelopment will take the entirety of the 2014 calendar year to complete; during this time, the building will be taken out of service and will not be included in Piedmont's operating portfolio. It is anticipated that the costs to redevelop the building will be approximately $25 million to $30 million.

During the fourth quarter of 2013, Piedmont announced the development of Enclave Place, a 302,000 square foot office building located in Houston, TX. The 11-story building will be constructed on Piedmont's 4.7 acre development site adjacent to its 1430 Enclave Parkway property and located within a deed-restricted and architecturally-controlled office park in Houston's Energy Corridor. Physical construction is anticipated to commence during the latter part of the first quarter of 2014 with a targeted completion during the second quarter of 2015. The incremental development costs are anticipated to be approximately $80 million to $85 million. The development of Enclave Place follows Piedmont's recent success in buying the near-vacant 1200 Enclave Parkway for approximately $124 per square foot, leasing it to stabilization, and then selling it for approximately $326 per square foot two years after acquisition.

Stock Repurchase Program
During the fourth quarter of 2013, the Company repurchased approximately 3.8 million shares of common stock under its share repurchase program at an average price of $16.49 per share. Since the stock repurchase program began in December 2011, the Company has repurchased a total of 15.7 million shares at an average price of just under $17.00 per share, or approximately $266.9 million in aggregate (before consideration of transaction costs). As of quarter end, Board-approved capacity remaining for additional repurchases totaled approximately $90 million under the stock repurchase plan.

8

Finance
In 2014, three of the Company's secured debt instruments totaling $575 million will mature. During the fourth quarter of 2012, considering the historically low interest rate environment and its plans to issue unsecured bonds to replace maturing debt, Piedmont entered into a forward starting swap hedging program to partially protect the Company against rising interest rates and to lock a portion of the interest rate of the future bond issuance. Specifically, under this hedging program and through the hedge instruments, the Company will be effectively locking the treasury component of the all-in interest rate for a potential future ten-year tenored unsecured bond offering. As of the end of the fourth quarter of 2013, the Company had entered into four forward starting swaps with a blended rate of 2.19% and a notional amount of $280 million. At current swap spread levels, the Company effectively locked the treasury component for a possible 2014 bond issuance at approximately 2.05%. The Company may enter into additional forward starting swaps in advance of $575 million of secured debt maturing in early 2014.

On December 18, 2013, Piedmont closed on a new $300 million, five-year unsecured term loan with a delayed draw feature. The loan has a maturity date of January 31, 2019 and a stated variable interest rate. Piedmont may select from multiple interest rate options under this facility, including the prime rate and various length LIBOR locks. The selected rate is subject to an additional spread over the selected rate based on Piedmont’s then current credit rating. As of December 31, 2013, the interest rate for LIBOR based loans was LIBOR + 120 basis points. As of the date of closing, no loan funds were drawn. Piedmont intends to use the majority of the proceeds to pay off two maturing loans totaling $225 million which open for prepayment at the end of January 2014, and the balance of the proceeds will be used to reduce the amount outstanding under the Company's line of credit. Funds from the new term loan will be available for Piedmont to draw through July 31, 2014.

Subsequent Events

On January 31, 2014, Piedmont entered into a binding contract to sell 11107 Sunset Hills Road and 11109 Sunset Hills Road, both of which are located in Reston, VA. The properties are comprised of 101,000 and 41,000 square feet, respectively, and were built in 1985 and 1984, respectively. The sale of the buildings will allow the Company to divest dated, non-core properties, consistent with its long-term strategic objectives for location and building quality.

On January 30, 2014, Piedmont drew the entire $300 million available under the term loan that closed in the fourth quarter of 2013. The proceeds were used to repay two maturing loans totaling $225 million which were secured by Aon Center; the remainder of the proceeds were used to reduce the balance outstanding under the Company's revolving line of credit.

Subsequent to the end of the fourth quarter of 2013, Piedmont entered into four five-year interest rate swaps in order to fix the interest rate for a portion of the new $300 million term loan. The swaps have a combined notional amount of $200 million and a blended rate of 1.59%, resulting in an effective fixed rate of 2.79% after the spread for the term loan is added.

Subsequent to the end of the fourth quarter of 2013, Piedmont entered into a forward starting ten-year interest rate swap at a rate of 2.78% and a notional amount of $70 million in anticipation of a possible ten-year tenored unsecured bond offering. When combined with four additional similar interest rate swaps described above, Piedmont has a total of $350 million in notional amount of forward starting ten-year interest rate swaps at a blended rate of 2.305%. At current swap spread levels, the Company has effectively locked the treasury component for a possible 2014 bond issuance at approximately 2.165%.

On February 5, 2014, the Board of Directors of Piedmont declared dividends for the first quarter of 2014 in the amount of $0.20 per common share outstanding to stockholders of record as of the close of business on February 28, 2014. The dividends are to be paid on March 21, 2014.

Guidance for 2014

The following financial guidance for calendar year 2014 is based upon management's expectations at this time.

 	Low	 	High	
Core Funds from Operations	$223 million	 	$240 million	
Core Funds from Operations per diluted share	$1.40	 	$1.50	

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

9

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

 	
 	
This section of our supplemental report includes non-GAAP financial measures, including, but not limited to, Core Earnings Before Interest, Taxes, Depreciation, and Amortization (Core EBITDA), Funds from Operations (FFO), Core Funds from Operations (Core FFO), and Adjusted Funds from Operations (AFFO). Definitions of these non-GAAP measures are provided on page40 and reconciliations are provided beginning on page42.	

 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	
 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	
Selected Operating Data	 	 	 	 	 	 	 	 	 	
Percent leased (1)	87.2	%	 	86.7	%	 	86.4	%	 	86.0	%	 	87.5	%	
Percent leased - stabilized portfolio  (1) (2)	89.7	%	 	89.5	%	 	89.3	%	 	88.9	%	 	90.5	%	
Rental income	$115,189	 	$116,342	 	$109,033	 	$107,123	 	$105,260	
Total revenues	$142,868	 	$144,631	 	$133,713	 	$133,293	 	$132,379	
Total operating expenses	$108,887	 	$109,068	 	$100,850	 	$95,512	 	$98,533	
Real estate operating income	$33,981	 	$35,563	 	$32,863	 	$37,781	 	$33,846	
Core EBITDA	$79,627	 	$80,556	 	$76,256	 	$78,039	 	$76,472	
Core FFO	$59,866	 	$61,124	 	$57,919	 	$61,564	 	$60,068	
Core FFO per share - diluted	$0.37	 	$0.37	 	$0.35	 	$0.37	 	$0.36	
AFFO	$12,735	 	$34,029	 	$33,621	 	$36,589	 	$31,275	
AFFO per share - diluted	$0.08	 	$0.21	 	$0.20	 	$0.22	 	$0.19	
Gross dividends	$32,158	 	$32,880	 	$33,540	 	$33,511	 	$33,549	
Dividends per share	$0.200	 	$0.200	 	$0.200	 	$0.200	 	$0.200	
Selected Balance Sheet Data	 	 	 	 	 	 	 	 	 	
Total real estate assets	$3,951,983	 	$3,872,952	 	$3,821,727	 	$3,850,989	 	$3,612,732	
Total gross real estate assets	$5,003,737	 	$4,905,913	 	$4,823,983	 	$4,822,454	 	$4,564,629	
Total assets	$4,666,088	 	$4,576,553	 	$4,523,302	 	$4,538,661	 	$4,254,875	
Net debt (3)	$1,996,158	 	$1,808,168	 	$1,699,633	 	$1,681,267	 	$1,403,234	
Total liabilities	$2,204,929	 	$2,055,870	 	$1,893,342	 	$1,916,041	 	$1,614,380	
Ratios	 	 	 	 	 	 	 	 	 	
Core EBITDA margin (4)	55.5	%	 	55.3	%	 	56.4	%	 	57.6	%	 	56.2	%	
Fixed charge coverage ratio  (5)	4.1 x	
 	 	4.2 x	
 	 	4.2 x	
 	 	4.8 x	
 	 	4.7 x	
 	
Net debt to Core EBITDA (6)	6.1 x	
 	 	5.6 x	
 	 	5.6 x	
 	 	5.2 x	
 	 	4.6 x	

 	
 	 	
(1)	Please refer to page26 for additional leased percentage information.	
(2)	Please refer to page38 for additional information on value-add properties, data for which is removed from stabilized portfolio totals.	
(3)	Net debt is calculated as the total principal amount of debt outstanding minus cash and cash equivalents and escrow deposits and restricted cash. The increase in net debt over the last year is primarily attributable to two property acquisitions completed during the first quarter of 2013 and three property acquisitions completed during the fourth quarter of 2013, as well as capital expenditures and stock repurchases, all of which were largely funded with debt.	
(4)	Core EBITDA margin is calculated as Core EBITDA divided by total revenues (including revenues associated with discontinued operations).	
(5)	The fixed charge coverage ratio is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no principal amortization or preferred dividends during any of the periods presented; the Company had capitalized interest of $31,486 for the quarter ended December 31, 2013. The fixed charge coverage ratios for the second, third and fourth quarters of 2013 are lower than our historical performance on this measure primarily as a result of increased interest expense related to five property acquisitions completed during 2013 as well as capital expenditures and stock repurchases, all of which were largely funded with debt.	
(6)	Core EBITDA is annualized for the purposes of this calculation. The net debt to Core EBITDA ratios for the second, third and fourth quarters of 2013 are higher than our historical performance on this measure primarily as a result of increased net debt attributable to five property acquisitions completed during 2013, as well as capital expenditures and stock repurchases, all of which were largely funded with debt. During the first quarter and the fourth quarter of 2013, we acquired new properties in the last month of the quarter; the borrowings to complete the acquisitions are reflected in the numerator and full quarter contributions to Core EBITDA by the properties acquired have been included on a pro forma basis in the denominator as if the properties had been owned as of the beginning of the quarter. If the actual, partial-quarter Core EBITDA contributions by the properties acquired were to be reflected, the net debt to Core EBITDA ratios would be 5.4 x and 6.3 x, respectively.	

10

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	December 31, 2013	 	September 30, 2013	 	June 30, 2013	 	March 31, 2013	 	December 31, 2012	
Assets:	
 	 	 	 	 	 	 	 	 	
Real estate, at cost:	
 	 	 	 	 	 	 	 	 	
Land assets	$	688,761	
 	 	$	677,467	
 	 	$	666,469	
 	 	$	669,939	
 	 	$	629,536	
 	
Buildings and improvements	4,144,509	
 	 	4,028,454	
 	 	4,001,821	
 	 	3,984,585	
 	 	3,792,035	
 	
Buildings and improvements, accumulated depreciation	(979,934	)	 	(962,217	)	 	(933,167	)	 	(904,132	)	 	(883,957	)	
Intangible lease asset	146,197	
 	 	137,614	
 	 	135,748	
 	 	138,085	
 	 	122,685	
 	
Intangible lease asset, accumulated amortization	(71,820	)	 	(70,744	)	 	(69,089	)	 	(67,333	)	 	(67,940	)	
Construction in progress	24,270	
 	 	62,378	
 	 	19,945	
 	 	29,845	
 	 	20,373	
 	
Total real estate assets	3,951,983	
 	 	3,872,952	
 	 	3,821,727	
 	 	3,850,989	
 	 	3,612,732	
 	
Investment in unconsolidated joint ventures	14,122	
 	 	18,668	
 	 	37,631	
 	 	37,835	
 	 	37,226	
 	
Cash and cash equivalents	6,973	
 	 	15,972	
 	 	10,500	
 	 	17,575	
 	 	12,957	
 	
Tenant receivables, net of allowance for doubtful accounts	31,145	
 	 	31,006	
 	 	28,618	
 	 	29,237	
 	 	25,038	
 	
Straight line rent receivable	139,406	
 	 	136,505	
 	 	130,591	
 	 	127,130	
 	 	122,299	
 	
Due from unconsolidated joint ventures	266	
 	 	—	
 	 	472	
 	 	458	
 	 	463	
 	
Escrow deposits and restricted cash	394	
 	 	385	
 	 	392	
 	 	683	
 	 	334	
 	
Prepaid expenses and other assets	24,771	
 	 	28,725	
 	 	26,341	
 	 	21,436	
 	 	21,283	
 	
Goodwill	180,097	
 	 	180,097	
 	 	180,097	
 	 	180,097	
 	 	180,097	
 	
Interest rate swap	24,176	
 	 	19,192	
 	 	19,600	
 	 	1,712	
 	 	1,075	
 	
Deferred financing costs, less accumulated amortization	8,759	
 	 	7,990	
 	 	8,624	
 	 	5,908	
 	 	6,454	
 	
Deferred lease costs, less accumulated amortization	283,996	
 	 	265,061	
 	 	258,709	
 	 	265,601	
 	 	234,917	
 	
Total assets	$	4,666,088	
 	 	$	4,576,553	
 	 	$	4,523,302	
 	 	$	4,538,661	
 	 	$	4,254,875	
 	
Liabilities:	 	 	 	 	 	 	 	 	 	
Unsecured debt	$	1,014,680	
 	 	$	835,650	
 	 	$	721,621	
 	 	$	712,000	
 	 	$	429,000	
 	
Secured debt	987,525	
 	 	987,525	
 	 	987,525	
 	 	987,525	
 	 	987,525	
 	
Accounts payable, accrued expenses, and accrued capital expenditures	128,818	
 	 	159,675	
 	 	118,076	
 	 	139,273	
 	 	127,263	
 	
Deferred income	22,267	
 	 	26,575	
 	 	18,693	
 	 	23,585	
 	 	21,552	
 	
Intangible lease liabilities, less accumulated amortization	47,113	
 	 	41,435	
 	 	43,410	
 	 	45,215	
 	 	40,805	
 	
Interest rate swaps	4,526	
 	 	5,010	
 	 	4,017	
 	 	8,443	
 	 	8,235	
 	
Total liabilities	2,204,929	
 	 	2,055,870	
 	 	1,893,342	
 	 	1,916,041	
 	 	1,614,380	
 	
Stockholders' equity:	 	 	 	 	 	 	 	 	 	
Common stock	1,575	
 	 	1,613	
 	 	1,667	
 	 	1,676	
 	 	1,676	
 	
Additional paid in capital	3,668,906	
 	 	3,668,424	
 	 	3,667,973	
 	 	3,667,614	
 	 	3,667,051	
 	
Cumulative distributions in excess of earnings	(1,231,209	)	 	(1,165,794	)	 	(1,057,534	)	 	(1,041,552	)	 	(1,022,681	)	
Other comprehensive loss	20,278	
 	 	14,827	
 	 	16,245	
 	 	(6,731	)	 	(7,160	)	
Piedmont stockholders' equity	2,459,550	
 	 	2,519,070	
 	 	2,628,351	
 	 	2,621,007	
 	 	2,638,886	
 	
Non-controlling interest	1,609	
 	 	1,613	
 	 	1,609	
 	 	1,613	
 	 	1,609	
 	
Total stockholders' equity	2,461,159	
 	 	2,520,683	
 	 	2,629,960	
 	 	2,622,620	
 	 	2,640,495	
 	
Total liabilities, redeemable common stock and stockholders' equity	$	4,666,088	
 	 	$	4,576,553	
 	 	$	4,523,302	
 	 	$	4,538,661	
 	 	$	4,254,875	
 	
Common stock outstanding at end of period	157,461	
 	 	161,271	
 	 	166,681	
 	 	167,555	
 	 	167,556	

11

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 	Three Months Ended	
 	 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	
Revenues:	 	 	 	 	 	 	 	 	 	 	
Rental income	 	$	115,189	
 	 	$	116,342	
 	 	$	109,033	
 	 	$	107,123	
 	 	$	105,260	
 	
Tenant reimbursements	 	27,462	
 	 	27,399	
 	 	24,167	
 	 	25,539	
 	 	26,520	
 	
Property management fee revenue	 	217	
 	 	890	
 	 	513	
 	 	631	
 	 	599	
 	
 	 	142,868	
 	 	144,631	
 	 	133,713	
 	 	133,293	
 	 	132,379	
 	
Expenses:	 	 	 	 	 	 	 	 	 	 	
Property operating costs	 	58,866	
 	 	58,667	
 	 	52,753	
 	 	52,693	
 	 	54,020	
 	
Depreciation	 	32,117	
 	 	30,704	
 	 	30,543	
 	 	29,198	
 	 	28,882	
 	
Amortization	 	11,457	
 	 	13,856	
 	 	11,266	
 	 	9,072	
 	 	10,495	
 	
Impairment losses on real estate assets	 	1,242	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	
General and administrative	 	5,205	
 	 	5,841	
 	 	6,288	
 	 	4,549	
 	 	5,136	
 	
 	 	108,887	
 	 	109,068	
 	 	100,850	
 	 	95,512	
 	 	98,533	
 	
Real estate operating income	 	33,981	
 	 	35,563	
 	 	32,863	
 	 	37,781	
 	 	33,846	
 	
Other income / (expense):	 	 	 	 	 	 	 	 	 	 	
Interest expense	 	(19,651	)	 	(19,331	)	 	(18,228	)	 	(16,373	)	 	(16,296	)	
Interest income and other income / (expense)	 	(392	)	 	(611	)	 	(72	)	 	(1,277	)	 	68	
 	
Litigation settlement recovery / (expense)  (1)	 	—	
 	 	—	
 	 	1,250	
 	 	—	
 	 	—	
 	
Net casualty recoveries / (loss) (2)	 	4,500	
 	 	3,919	
 	 	2,303	
 	 	(161	)	 	(5,170	)	
Equity in income of unconsolidated joint ventures  (3)	 	(4,280	)	 	46	
 	 	163	
 	 	395	
 	 	185	
 	
Gain / (loss) on consolidation	 	—	
 	 	(898	)	 	—	
 	 	—	
 	 	—	
 	
 	 	(19,823	)	 	(16,875	)	 	(14,584	)	 	(17,416	)	 	(21,213	)	
Income from continuing operations	 	14,158	
 	 	18,688	
 	 	18,279	
 	 	20,365	
 	 	12,633	
 	
Discontinued operations:	 	 	 	 	 	 	 	 	 	 	
Operating income, excluding impairment loss	 	434	
 	 	412	
 	 	825	
 	 	692	
 	 	1,815	
 	
Impairment loss	 	—	
 	 	—	
 	 	—	
 	 	(6,402	)	 	—	
 	
Gain / (loss) on sale of properties	 	15,034	
 	 	—	
 	 	16,258	
 	 	—	
 	 	(6	)	
Income / (loss) from discontinued operations  (4)	 	15,468	
 	 	412	
 	 	17,083	
 	 	(5,710	)	 	1,809	
 	
Net income	 	29,626	
 	 	19,100	
 	 	35,362	
 	 	14,655	
 	 	14,442	
 	
Less: Net income attributable to noncontrolling interest	 	(3	)	 	(4	)	 	(4	)	 	(4	)	 	(4	)	
Net income attributable to Piedmont	 	$	29,623	
 	 	$	19,096	
 	 	$	35,358	
 	 	$	14,651	
 	 	$	14,438	
 	
Weighted average common shares outstanding - diluted	 	160,450	
 	 	164,796	
 	 	167,714	
 	 	167,810	
 	 	167,951	
 	
Net income per share available to common stockholders - diluted	 	$	0.18	
 	 	$	0.12	
 	 	$	0.21	
 	 	$	0.09	
 	 	$	0.09	

 	
 	 	
(1)	Costs incurred to settle two class action lawsuits filed in 2007 net of insurance recoveries received. The settlements were granted final approval by the court in April 2013.	
(2)	Expenses related to damage caused by Hurricane Sandy net of insurance recoveries received.	
(3)	During the fourth quarter of 2013, Piedmont recorded an impairment charge of $4.4 million related to its equity ownership interest in Two Park Center in Hoffman Estates, IL. Please refer to page39 for additional information about Piedmont's unconsolidated joint venture interests.	
(4)	Reflects operating results for 1111 Durham Avenue in South Plainfield, NJ, which was sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, which was sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, which was sold on November 1, 2013; and 8700 South Price Road in Tempe, AZ, which was sold on December 30, 2013.	

12

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	12/31/2012	 	Change ($)	Change (%)	 	12/31/2013	12/31/2012	 	Change ($)	Change (%)	
Revenues:	 	 	 	 	 	 	 	 	 	 	 	
Rental income	$	115,189	
 	$	105,260	
 	 	$	9,929	
 	9.4	 %	 	$	447,687	
 	$	415,972	
 	 	$	31,715	
 	7.6	 %	
Tenant reimbursements	27,462	
 	26,520	
 	 	942	
 	3.6	 %	 	104,567	
 	106,754	
 	 	(2,187	)	(2.0	)%	
Property management fee revenue	217	
 	599	
 	 	(382	)	(63.8	)%	 	2,251	
 	2,318	
 	 	(67	)	(2.9	)%	
 	142,868	
 	132,379	
 	 	10,489	
 	7.9	 %	 	554,505	
 	525,044	
 	 	29,461	
 	5.6	 %	
Expenses:	 	 	 	 	 	 	 	 	 	 	 	
Property operating costs	58,866	
 	54,020	
 	 	(4,846	)	(9.0	)%	 	222,979	
 	208,280	
 	 	(14,699	)	(7.1	)%	
Depreciation	32,117	
 	28,882	
 	 	(3,235	)	(11.2	)%	 	122,562	
 	110,359	
 	 	(12,203	)	(11.1	)%	
Amortization	11,457	
 	10,495	
 	 	(962	)	(9.2	)%	 	45,651	
 	49,562	
 	 	3,911	
 	7.9	 %	
Impairment losses on real estate assets	1,242	
 	—	
 	 	(1,242	)	—	 %	 	1,242	
 	—	
 	 	(1,242	)	—	 %	
General and administrative	5,205	
 	5,136	
 	 	(69	)	(1.3	)%	 	21,883	
 	20,765	
 	 	(1,118	)	(5.4	)%	
 	108,887	
 	98,533	
 	 	(10,354	)	(10.5	)%	 	414,317	
 	388,966	
 	 	(25,351	)	(6.5	)%	
Real estate operating income	33,981	
 	33,846	
 	 	135	
 	0.4	 %	 	140,188	
 	136,078	
 	 	4,110	
 	3.0	 %	
Other income / (expense):	 	 	 	 	 	 	 	 	 	 	 	
Interest expense	(19,651	)	(16,296	)	 	(3,355	)	(20.6	)%	 	(73,583	)	(65,023	)	 	(8,560	)	(13.2	)%	
Interest income and other income / (expense)	(392	)	68	
 	 	(460	)	(676.5	)%	 	(2,352	)	833	
 	 	(3,185	)	(382.4	)%	
Litigation settlement recovery / (expense)  (1)	—	
 	—	
 	 	—	
 	—	 %	 	1,250	
 	(7,500	)	 	8,750	
 	116.7	 %	
Net casualty recoveries / (loss)  (2)	4,500	
 	(5,170	)	 	9,670	
 	187.0	 %	 	10,561	
 	(5,170	)	 	15,731	
 	304.3	 %	
Equity in income of unconsolidated joint ventures  (3)	(4,280	)	185	
 	 	(4,465	)	(2,413.5	)%	 	(3,676	)	923	
 	 	(4,599	)	(498.3	)%	
Gain / (loss) on consolidation	—	
 	—	
 	 	—	
 	—	 %	 	(898	)	—	
 	 	(898	)	—	 %	
 	(19,823	)	(21,213	)	 	1,390	
 	6.6	 %	 	(68,698	)	(75,937	)	 	7,239	
 	9.5	 %	
Income from continuing operations	14,158	
 	12,633	
 	 	1,525	
 	12.1	 %	 	71,490	
 	60,141	
 	 	11,349	
 	18.9	 %	
Discontinued operations:	 	 	 	 	 	 	 	 	 	 	 	
Operating income, excluding impairment loss	434	
 	1,815	
 	 	(1,381	)	(76.1	)%	 	2,363	
 	5,501	
 	 	(3,138	)	(57.0	)%	
Impairment loss	—	
 	—	
 	 	—	
 	—	 %	 	(6,402	)	—	
 	 	(6,402	)	—	 %	
Gain / (loss) on sale of properties	15,034	
 	(6	)	 	15,040	
 	250,666.7	 %	 	31,292	
 	27,577	
 	 	3,715	
 	13.5	 %	
Income / (loss) from discontinued operations (4)	15,468	
 	1,809	
 	 	13,659	
 	755.1	 %	 	27,253	
 	33,078	
 	 	(5,825	)	(17.6	)%	
Net income	29,626	
 	14,442	
 	 	15,184	
 	105.1	 %	 	98,743	
 	93,219	
 	 	5,524	
 	5.9	 %	
Less: Net income attributable to noncontrolling interest	(3	)	(4	)	 	1	
 	25.0	 %	 	(15	)	(15	)	 	—	
 	—	 %	
Net income attributable to Piedmont	$	29,623	
 	$	14,438	
 	 	$	15,185	
 	105.2	 %	 	$	98,728	
 	$	93,204	
 	 	$	5,524	
 	5.9	 %	
Weighted average common shares outstanding - diluted	160,450	
 	167,951	
 	 	 	 	 	165,137	
 	170,441	
 	 	 	 	
Net income per share available to common stockholders - diluted	$	0.18	
 	$	0.09	
 	 	 	 	 	$	0.60	
 	$	0.55	

 	
 	 	
(1)	Costs incurred to settle two class action lawsuits filed in 2007 net of insurance recoveries received. The settlements were granted final approval by the court in April 2013.	
(2)	Expenses related to damage caused by Hurricane Sandy net of insurance recoveries received.	
(3)	During the fourth quarter of 2013, Piedmont recorded an impairment charge of $4.4 million related to its equity ownership interest in Two Park Center in Hoffman Estates, IL. Please refer to page39 for additional information about Piedmont's unconsolidated joint venture interests.	
(4)	Reflects operating results for Deschutes, Rhein, Rogue, Willamette, and Portland Land Parcels in Beaverton, OR, which were all sold on March 19, 2012; 26200 Enterprise Way in Lake Forest, CA, which was sold on May 31, 2012; 110 and 112 Hidden Lake Circle in Duncan, SC, which were sold on September 21, 2012; 1111 Durham Avenue in South Plainfield, NJ, which was sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, which was sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, which was sold on November 1, 2013; and 8700 South Price Road in Tempe, AZ, which was sold on December 30, 2013.	

13

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 	Three Months Ended	 	Twelve Months Ended	
 	 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	 	 	 	 	 	 	 	 	
Net income attributable to Piedmont	 	$	29,623	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Depreciation (1) (2)	 	32,233	
 	 	29,735	
 	 	124,138	
 	 	114,340	
 	
Amortization (1)	 	11,511	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Impairment loss (1)	 	5,644	
 	 	—	
 	 	12,046	
 	 	—	
 	
Loss / (gain) on sale of properties (1)	 	(15,034	)	 	6	
 	 	(31,292	)	 	(27,577	)	
Loss / (gain) on consolidation	 	—	
 	 	—	
 	 	898	
 	 	—	
 	
Funds from operations	 	63,977	
 	 	54,845	
 	 	250,538	
 	 	230,377	
 	
Adjustments:	 	 	 	 	 	 	 	 	
Acquisition costs	 	389	
 	 	53	
 	 	1,763	
 	 	141	
 	
Litigation settlement expense / (recovery)	 	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss / (recoveries) (1)	 	(4,500	)	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Core funds from operations	 	59,866	
 	 	60,068	
 	 	240,473	
 	 	243,188	
 	
Adjustments:	 	 	 	 	 	 	 	 	
Deferred financing cost amortization	 	676	
 	 	592	
 	 	2,587	
 	 	2,648	
 	
Amortization of discount on senior notes and swap settlements	 	13	
 	 	—	
 	 	33	
 	 	—	
 	
Depreciation of non real estate assets	 	106	
 	 	104	
 	 	406	
 	 	502	
 	
Straight-line effects of lease revenue (1)	 	(3,442	)	 	(5,917	)	 	(18,097	)	 	(17,153	)	
Stock-based and other non-cash compensation expense	 	101	
 	 	754	
 	 	1,590	
 	 	2,246	
 	
Amortization of lease-related intangibles (1)	 	(1,211	)	 	(1,046	)	 	(5,278	)	 	(5,678	)	
Acquisition costs	 	(389	)	 	(53	)	 	(1,763	)	 	(141	)	
Non-incremental capital expenditures (3)	 	(42,985	)	 	(23,227	)	 	(102,977	)	 	(87,657	)	
Adjusted funds from operations	 	$	12,735	
 	 	$	31,275	
 	 	$	116,974	
 	 	$	137,955	

Weighted average common shares outstanding - diluted	 	160,450	
 	 	167,951	
 	 	165,137	
 	 	170,441	

Funds from operations per share (diluted)	 	$	0.40	
 	 	$	0.33	
 	 	$	1.52	
 	 	$	1.35	
 	
Core funds from operations per share (diluted)	 	$	0.37	
 	 	$	0.36	
 	 	$	1.46	
 	 	$	1.43	
 	
Adjusted funds from operations per share (diluted)	 	$	0.08	
 	 	$	0.19	
 	 	$	0.71	
 	 	$	0.81	

 	
 	 	
(1)	Includes adjustments for consolidated properties, including discontinued operations, and for our proportionate share of amounts attributable to unconsolidated joint ventures.	
(2)	Excludes depreciation of non real estate assets.	
(3)	Non-incremental capital expenditures are defined on page40.	

14

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	
 	12/31/2012	 	12/31/2013	 	12/31/2012	
Net income attributable to Piedmont	$	29,623	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Net income attributable to noncontrolling interest	3	
 	 	4	
 	 	15	
 	 	15	
 	
Interest expense (1)	19,651	
 	 	16,296	
 	 	73,583	
 	 	65,023	
 	
Depreciation (1)	32,340	
 	 	29,839	
 	 	124,545	
 	 	114,843	
 	
Amortization (1)	11,511	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Acquisition costs	389	
 	 	53	
 	 	1,763	
 	 	141	
 	
Impairment loss (1)	5,644	
 	 	—	
 	 	12,046	
 	 	—	
 	
Litigation settlement expense / (recovery)	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss / (recoveries) (1)	(4,500	)	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Loss / (gain) on sale of properties (1)	(15,034	)	 	6	
 	 	(31,292	)	 	(27,577	)	
Loss / (gain) on consolidation	—	
 	 	—	
 	 	898	
 	 	—	
 	
Core EBITDA	79,627	
 	 	76,472	
 	 	314,478	
 	 	308,729	
 	
General & administrative expenses (1)	5,076	
 	 	5,179	
 	 	22,016	
 	 	20,939	
 	
Management fee revenue	(217	)	 	(599	)	 	(2,251	)	 	(2,318	)	
Interest and other income (1)	3	
 	 	(121	)	 	563	
 	 	(995	)	
Straight-line effects of lease revenue (1)	(3,442	)	 	(5,917	)	 	(18,097	)	 	(17,153	)	
Amortization of lease-related intangibles (1)	(1,211	)	 	(1,046	)	 	(5,278	)	 	(5,678	)	
Property net operating income - cash basis	79,836	
 	 	73,968	
 	 	311,431	
 	 	303,524	
 	
Net operating income from:	 	 	 	 	 	 	 	
Acquisitions (2)	(4,309	)	 	16	
 	 	(14,982	)	 	24	
 	
Dispositions (3)	(503	)	 	(996	)	 	(2,670	)	 	(6,526	)	
Unconsolidated joint ventures	(175	)	 	(576	)	 	(1,892	)	 	(2,499	)	
Same store net operating income - cash basis	$	74,849	
 	 	$	72,412	
 	 	$	291,887	
 	 	$	294,523	
 	
Change period over period	3.4	%	 	N/A	
 	 	(0.9	)%	(4) 	N/A	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Same Store Net Operating Income	 	 	 	 	 	 	 	 	 	 	 	
Top Seven Markets	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	$	%	 	$	%	 	$	%	 	$	%	
Washington, D.C. (5)	$	15,009	
 	20.1	
 	 	$	19,542	
 	27.0	
 	 	$	64,981	
 	22.3	
 	 	$	76,830	
 	26.1	
 	
New York (6)	12,101	
 	16.2	
 	 	10,886	
 	15.0	
 	 	48,038	
 	16.5	
 	 	44,744	
 	15.2	
 	
Chicago (7) (8)	10,309	
 	13.8	
 	 	9,860	
 	13.6	
 	 	37,650	
 	12.9	
 	 	46,354	
 	15.7	
 	
Minneapolis	5,370	
 	7.2	
 	 	5,336	
 	7.4	
 	 	21,791	
 	7.5	
 	 	21,046	
 	7.1	
 	
Boston (9)	6,614	
 	8.8	
 	 	3,975	
 	5.5	
 	 	20,456	
 	7.0	
 	 	14,686	
 	5.0	
 	
Dallas (10)	4,901	
 	6.5	
 	 	3,934	
 	5.4	
 	 	19,410	
 	6.6	
 	 	16,328	
 	5.5	
 	
Los Angeles (11)	2,801	
 	3.7	
 	 	3,789	
 	5.2	
 	 	12,573	
 	4.3	
 	 	14,023	
 	4.8	
 	
Other (12)	17,744	
 	23.7	
 	 	15,090	
 	20.9	
 	 	66,988	
 	22.9	
 	 	60,512	
 	20.6	
 	
Total	$	74,849	
 	100.0	
 	 	$	72,412	
 	100.0	
 	 	$	291,887	
 	100.0	
 	 	$	294,523	
 	100.0	

15

 	
 	 	
(1)	Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.	
(2)	Acquisitions consist of Gavitello Land in Atlanta, GA, purchased on June 28, 2012; Glenridge Highlands III Land in Atlanta, GA, purchased on October 15, 2012; Arlington Gateway in Arlington, VA, purchased on March 4, 2013; 5 & 15 Wayside Road in Burlington, MA, purchased on March 22, 2013; Royal Lane Land in Irving, TX, purchased on August 1, 2013; 5301 Maryland Way in Brentwood, TN, 4685 Investment Drive in Troy, MI, and 2020 West 89th Street in Leawood, KS, the remaining equity interests in which were purchased on August 12, 2013; 6565 North MacArthur Boulevard in Irving, TX, purchased on December 5, 2013; One Lincoln Park in Dallas, TX, purchased on December 20, 2013; and 161 Corporate Center in Irving, TX, purchased on December 30, 2013.	
(3)	Dispositions consist of Deschutes, Rhein, Rogue, Willamette, and Portland Land Parcels in Beaverton, OR, sold on March 19, 2012; 26200 Enterprise Way in Lake Forest, CA, sold on May 31, 2012; 110 and 112 Hidden Lake Circle in Duncan, SC, sold on September 21, 2012; 1111 Durham Avenue in South Plainfield, NJ, sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, sold on November 1, 2013; and 8700 South Price Road in Tempe, AZ, sold on December 30, 2013.	
(4)	The primary reason for the negative Same Store Net Operating Income performance for the twelve months ended December 31, 2013 was the expiration of the Office of the Comptroller of the Currency lease at One Independence Square in Washington, D.C. on March 1, 2013. Had this event not occurred, the growth in Same Store Net Operating Income for the twelve months ended December 31, 2013 would have been 3.9%.	
(5)	The decrease in Washington, D.C. Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily attributable to the expiration of the Office of the Comptroller of the Currency lease at One Independence Square in Washington, D.C., offset partially by increased rental revenue as a result of the expirations of the rental abatement periods for several leases at Piedmont Pointe I & II in Bethesda, MD.	
(6)	The increase in New York Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to the end of the abatement periods and the commencement of rental payments under several new leases at 200 & 400 Bridgewater Crossing in Bridgewater, NJ. The increase in New York Same Store Net Operating Income for the twelve months ended December 31, 2013 was also related to increased rental revenue at 60 Broad Street in New York, NY.	
(7)	The decrease in Chicago Same Store Net Operating Income for the twelve months ended December 31, 2013 as compared to the same period in 2012 was primarily related to gross rental abatements associated with several new leases, most notably that of GE Capital at 500 West Monroe Street in Chicago, IL, and Catamaran at Windy Point II in Schaumburg, IL.	
(8)	The percentage contribution from Chicago to our total Same Store Net Operating Income is smaller than our geographic concentration percentage in Chicago, which is presented on an ALR basis (see page34), primarily because of the large number of leases with gross rent abatements and a number of leases yet to commence for currently vacant spaces (the projected gross rent for which is included in our ALR calculation). As the gross rent abatements burn off and as executed but not commenced leases begin, the Same Store Net Operating Income percentage contribution from Chicago should increase and should be more closely aligned with our Chicago concentration percentage as presented on page34.	
(9)	The increase in Boston Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to the expiration of the rental abatement period for the State Street Bank lease at 1200 Crown Colony Drive in Quincy, MA.	
(10)	The increase in Dallas Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to fee income collected for restructuring the lease with Nokia at 6021 Connection Drive in Irving, TX. As previously disclosed, Nokia was allowed to relocate and downsize to an adjacent Piedmont property to accommodate a full-building lease to Epsilon Data Management; please see additional details in the Financial Highlights section.	
(11)	The decrease in Los Angeles Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to the abatement of rent under a new lease at 1901 Main Street in Irvine, CA, as well as the abatement of rent under a new lease at 1055 East Colorado Boulevard in Pasadena, CA. The decrease in Same Store Net Operating Income for the three months ended December 31, 2013 as compared to the same period in 2012 was also related to a one-time increase in repairs and maintenance expenses at 800 North Brand Boulevard in Glendale, CA.	
(12)	The increase in Other Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to the expiration of the rental abatement period associated with the new lease with US Foods at River Corporate Center in Tempe, AZ, and increased rental income under the restructured Independence Blue Cross lease at 1901 Market Street in Philadelphia, PA. The increase in Other Same Store Net Operating Income for the twelve months ended December 31, 2013 as compared to the same period in 2012 was also related to the expirations of rental abatement periods associated with new leases with Grand Canyon Education at Desert Canyon 300 in Phoenix, AZ and Chrysler Group, LLC at 1075 West Entrance Drive in Auburn Hills, MI.	

16

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
Net income attributable to Piedmont	$	29,623	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Net income attributable to noncontrolling interest	3	
 	 	4	
 	 	15	
 	 	15	
 	
Interest expense (1)	19,651	
 	 	16,296	
 	 	73,583	
 	 	65,023	
 	
Depreciation (1)	32,340	
 	 	29,839	
 	 	124,545	
 	 	114,843	
 	
Amortization (1)	11,511	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Acquisition costs	389	
 	 	53	
 	 	1,763	
 	 	141	
 	
Impairment loss (1)	5,644	
 	 	—	
 	 	12,046	
 	 	—	
 	
Litigation settlement expense / (recovery)	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss / (recoveries) (1)	(4,500	)	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Loss / (gain) on sale of properties (1)	(15,034	)	 	6	
 	 	(31,292	)	 	(27,577	)	
Loss / (gain) on consolidation	—	
 	 	—	
 	 	898	
 	 	—	
 	
Core EBITDA	79,627	
 	 	76,472	
 	 	314,478	
 	 	308,729	
 	
General & administrative expenses (1)	5,076	
 	 	5,179	
 	 	22,016	
 	 	20,939	
 	
Management fee revenue	(217	)	 	(599	)	 	(2,251	)	 	(2,318	)	
Interest and other income (1)	3	
 	 	(121	)	 	563	
 	 	(995	)	
Property net operating income - accrual basis	84,489	
 	 	80,931	
 	 	334,806	
 	 	326,355	
 	
Net operating income from:	 	 	 	 	 	 	 	
Acquisitions (2)	(4,970	)	 	17	
 	 	(16,975	)	 	24	
 	
Dispositions (3)	(526	)	 	(2,596	)	 	(3,491	)	 	(9,360	)	
Unconsolidated joint ventures	(178	)	 	(554	)	 	(1,996	)	 	(2,381	)	
Same store net operating income - accrual basis	$	78,815	
 	 	$	77,798	
 	 	$	312,344	
 	 	$	314,638	
 	
Change period over period	1.3	%	 	N/A	
 	 	(0.7	)%	(4) 	N/A	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Same Store Net Operating Income	 	 	 	 	 	 	 	 	 	 	 	
Top Seven Markets	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	$	%	 	$	%	 	$	%	 	$	%	
Washington, D.C. (5)	$	14,713	
 	18.7	
 	 	$	19,866	
 	25.5	
 	 	$	64,906	
 	20.8	
 	 	$	80,652	
 	25.6	
 	
New York (6)	12,508	
 	15.9	
 	 	11,231	
 	14.4	
 	 	51,062	
 	16.3	
 	 	46,888	
 	14.9	
 	
Chicago (7) (8)	12,568	
 	15.9	
 	 	11,543	
 	14.8	
 	 	49,588	
 	16.0	
 	 	47,656	
 	15.2	
 	
Minneapolis (9)	5,791	
 	7.3	
 	 	5,683	
 	7.3	
 	 	23,243	
 	7.4	
 	 	22,210	
 	7.1	
 	
Boston	4,901	
 	6.2	
 	 	4,728	
 	6.1	
 	 	19,691	
 	6.3	
 	 	19,533	
 	6.2	
 	
Dallas (10)	6,342	
 	8.1	
 	 	4,023	
 	5.2	
 	 	19,981	
 	6.4	
 	 	15,684	
 	5.0	
 	
Los Angeles	3,137	
 	4.0	
 	 	3,415	
 	4.4	
 	 	12,821	
 	4.1	
 	 	13,294	
 	4.2	
 	
Other (11)	18,855	
 	23.9	
 	 	17,309	
 	22.3	
 	 	71,052	
 	22.7	
 	 	68,721	
 	21.8	
 	
Total	$	78,815	
 	100.0	
 	 	$	77,798	
 	100.0	
 	 	$	312,344	
 	100.0	
 	 	$	314,638	
 	100.0	

17

 	
 	 	
(1)	Includes amounts attributable to consolidated properties, including discontinued operations, and our proportionate share of amounts attributable to unconsolidated joint ventures.	
(2)	Acquisitions consist of Gavitello Land in Atlanta, GA, purchased on June 28, 2012; Glenridge Highlands III Land in Atlanta, GA, purchased on October 15, 2012; Arlington Gateway in Arlington, VA, purchased on March 4, 2013; 5 & 15 Wayside Road in Burlington, MA, purchased on March 22, 2013; Royal Lane Land in Irving, TX, purchased on August 1, 2013; 5301 Maryland Way in Brentwood, TN, 4685 Investment Drive in Troy, MI, and 2020 West 89th Street in Leawood, KS, the remaining equity interests in which were purchased on August 12, 2013; 6565 North MacArthur Boulevard in Irving, TX, purchased on December 5, 2013; One Lincoln Park in Dallas, TX, purchased on December 20, 2013; and 161 Corporate Center in Irving, TX, purchased on December 30, 2013.	
(3)	Dispositions consist of Deschutes, Rhein, Rogue, Willamette, and Portland Land Parcels in Beaverton, OR, sold on March 19, 2012; 26200 Enterprise Way in Lake Forest, CA, sold on May 31, 2012; 110 and 112 Hidden Lake Circle in Duncan, SC, sold on September 21, 2012; 1111 Durham Avenue in South Plainfield, NJ, sold on March 28, 2013; 1200 Enclave Parkway in Houston, TX, sold on May 1, 2013; 350 Spectrum Loop in Colorado Springs, CO, sold on November 1, 2013; and 8700 South Price Road in Tempe, AZ, sold on December 30, 2013.	
(4)	The primary reason for the negative Same Store Net Operating Income performance for the twelve months ended December 31, 2013 was the expiration of the Office of the Comptroller of the Currency lease at One Independence Square in Washington, D.C. on March 1, 2013. Had this event not occurred, the growth in Same Store Net Operating Income for the twelve months ended December 31, 2013 would have been 3.8%.	
(5)	The decrease in Washington, D.C. Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily attributable to the expiration of the Office of the Comptroller of the Currency lease at One Independence Square in Washington, D.C.	
(6)	The increase in New York Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to the commencement of several new leases at 200 Bridgewater Crossing in Bridgewater, NJ.	
(7)	The increase in Chicago Same Store Net Operating Income for the twelve months ended December 31, 2013 as compared to the same period in 2012 was primarily related to the recognition in 2013 of an entire year of revenue associated with the KPMG and United Healthcare leases at Aon Center in Chicago, IL as opposed to the recognition of income from those leases for only portions of the year in 2012; both leases commenced in 2012. The increase in Chicago Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was also related to the expirations of operating expense recovery abatement periods for KPMG and United Healthcare at Aon Center in Chicago, IL.	
(8)	The percentage contribution from Chicago to our total Same Store Net Operating Income is smaller than our geographic concentration percentage in Chicago, which is presented on an ALR basis (see page34), primarily because of the large number of leases with operating expense recovery abatements (which abatements are not included in straight line rent adjustments) and a number of leases yet to commence for currently vacant spaces (the projected gross rent for which is included in our ALR calculation). As operating expense recovery abatements burn off and as executed but not commenced leases begin, the Same Store Net Operating Income percentage contribution from Chicago should increase and should be more closely aligned with our Chicago concentration percentage as presented on page34.	
(9)	The increase in Minneapolis Same Store Net Operating Income for the twelve months ended December 31, 2013 as compared to the same period in 2012 was primarily related to the early renewal of the US Bancorp lease as well as the expirations of operating expense recovery abatement periods associated with several new leases at US Bancorp Center in Minneapolis, MN.	
(10)	The increase in Dallas Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to fee income collected for restructuring the lease with Nokia at 6021 Connection Drive in Irving, TX. As previously disclosed, Nokia was allowed to relocate and downsize to an adjacent Piedmont property to accommodate a full-building lease to Epsilon Data Management; please see additional details in the Financial Highlights section.	
(11)	The increase in Other Same Store Net Operating Income for the three months and the twelve months ended December 31, 2013 as compared to the same periods in 2012 was primarily related to increased rental income under the restructured Independence Blue Cross lease at 1901 Market Street in Philadelphia, PA.	

18

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

 	
 	 	 	 	 	 	 	 	 	
 	 	As of	 	As of	
 	 	December 31, 2013	 	December 31, 2012	
 	 	 	 	 	
Common stock price (1)	 	$	16.52	
 	 	$	18.05	
 	
Total shares outstanding	 	157,461	
 	 	167,556	
 	
Equity market capitalization (1)	 	$	2,601,254	
 	 	$	3,024,386	
 	
Total debt - principal amount outstanding	 	$	2,003,525	
 	 	$	1,416,525	
 	
Total market capitalization (1)	 	$	4,604,779	
 	 	$	4,440,911	
 	
Total debt / Total market capitalization	 	43.5	%	 	31.9	%	
Total gross real estate assets	 	$	5,003,737	
 	 	$	4,564,629	
 	
Total debt / Total gross real estate assets (2)	 	40.0	%	 	31.0	%	
Total debt / Total gross assets (3)	 	35.0	%	 	27.2	%	

 	
 	 	
(1)	Reflects common stock closing price as of the end of the reporting period.	
(2)	Gross real estate assets is defined as total real estate assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.	
(3)	Gross assets is defined as total assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.	

19

Piedmont Office Realty Trust, Inc.
Debt Summary
As of December 31, 2013 
Unaudited ($ in thousands)

Floating Rate & Fixed Rate Debt

Debt (1)	Principal Amount
Outstanding	Weighted Average Stated
Interest Rate	Weighted Average
Maturity	
 	 	 	 	 	
Floating Rate	$366,000	(2) 	1.35%	43.7 months	
 	 	 	 	 	
Fixed Rate	1,637,525	
 	 	4.34%	40.1 months	
 	 	 	 	 	
Total	$2,003,525	 	3.79%	40.8 months	

 	

Unsecured & Secured Debt

Debt (1)	Principal Amount
Outstanding	Weighted Average Stated
Interest Rate	Weighted Average
Maturity	
 	 	 	 	 	 	
Unsecured	$1,016,000	 	2.45%	(3) 	64.9 months	
 	 	 	 	 	 	
Secured	987,525	
 	 	5.17%	 	15.9 months	
 	 	 	 	 	 	
Total	$2,003,525	 	3.79%	 	40.8 months	

 	

Debt Maturities

Maturity Year	Secured Debt - Principal
Amount Outstanding  (1)	Unsecured Debt - Principal
Amount Outstanding (1)	 Weighted Average
Stated Interest
Rate	 Percentage of Total	
 	 	 	 	 	 	
2014	$575,000	$—	 	4.89%	28.7%	
2015	105,000	—	 	5.29%	5.2%	
2016	167,525	300,000	 	3.71%	23.3%	
2017	140,000	366,000	(4) 	2.57%	25.3%	
2018 +	—	350,000	 	3.40%	17.5%	
 	 	 	 	 	 	
Total	$987,525	$1,016,000	 	3.79%	100.0%	

 	
 	 	
(1)	All of Piedmont's outstanding debt as of December 31, 2013 was interest-only debt.	
(2)	Amount represents the outstanding balance as of December 31, 2013, on the $500 million unsecured revolving credit facility and the $300 million unsecured term loan that closed during Q4 2013. As of December 31, 2013, no funds had been drawn under the $300 million unsecured term loan that closed in late 2013. The $300 million unsecured term loan that funded in 2011 has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix the interest rate on this loan at 2.69% through its maturity date of November 22, 2016, assuming no credit rating change for the Company. This unsecured term loan, therefore, is reflected as fixed rate debt.	
(3)	The weighted average interest rate is a weighted average rate for amounts outstanding under our $500 million unsecured revolving credit facility, our $350 million unsecured senior notes and our unsecured term loans. As of December 31, 2013, no funds had been drawn under the $300 million unsecured term loan that closed in late 2013. As presented herein, the weighted average stated interest rate is calculated based upon the principal amounts outstanding; however, in our Form 10-K filing for December 31, 2013, the comparable metric is calculated based upon the principal amounts outstanding net of the unamortized original issue discount for our unsecured senior notes. The difference in calculation methodology will result in a different weighted average stated interest rate for unsecured debt between this document and our Form 10-K filing.	
(4)	The initial maturity date of the $500 million unsecured revolving credit facility is August 19, 2016; however, there are two, six-month extension options available under the facility providing for a final extended maturity date of August 21, 2017. For the purposes of this schedule, we reflect the maturity date of the facility as the final extended maturity date of August 2017.	

20

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

 	
 	 	 	 	 	 	 	 	
Facility	Property	Rate (1)	Maturity	Principal Amount Outstanding as of December 31, 2013	
 	 	 	 	 	 	
Secured	 	 	 	 	 	
$200.0 Million Fixed-Rate Loan	Aon Center	4.87	%	 	5/1/2014	$200,000	
$25.0 Million Fixed-Rate Loan	Aon Center	5.70	%	 	5/1/2014	25,000	
$350.0 Million Secured Pooled Facility	Nine Property Collateralized Pool (2)	4.84	%	 	6/7/2014	350,000	
$105.0 Million Fixed-Rate Loan	US Bancorp Center	5.29	%	 	5/11/2015	105,000	
$125.0 Million Fixed-Rate Loan	Four Property Collateralized Pool (3)	5.50	%	 	4/1/2016	125,000	
$42.5 Million Fixed-Rate Loan	Las Colinas Corporate Center I & II	5.70	%	 	10/11/2016	42,525	
$140.0 Million WDC Fixed-Rate Loans	1201 & 1225 Eye Street	5.76	%	 	11/1/2017	140,000	
Subtotal / Weighted Average (4)	 	5.17	%	 	
 	$987,525	
 	 	 	 	 	 	
Unsecured	 	 	 	 	 	
$500.0 Million Unsecured Facility (5)	N/A	1.35	%	(6) 	8/21/2017	$366,000	
$350.0 Million Unsecured Senior Notes (7)	N/A	3.40	%	 	6/1/2023	350,000	
$300.0 Million Unsecured Term Loan	N/A	2.69	%	(8) 	11/22/2016	300,000	
$300.0 Million Unsecured Term Loan (9)	N/A	1.37	%	 	1/31/2019	0	
Subtotal / Weighted Average (4)	 	2.45	%	 	 	$1,016,000	
 	 	 	 	 	 	
Total Debt - Principal Amount Outstanding / Weighted Average Stated Rate (4)	3.79	%	 	 	$2,003,525	
GAAP Accounting Adjustments (10)	 	 	 	 	(1,320	)	
Total Debt - GAAP Amount Outstanding / Weighted Average Effective Rate (11)	3.79	%	 	 	$2,002,205	

 	 	
(1)	All of Piedmont’s outstanding debt as of December 31, 2013, was interest-only debt.	
(2)	The nine property collateralized pool includes 1200 Crown Colony Drive, Braker Pointe III, 2 Gatehall Drive, One and Two Independence Square, 2120 West End Avenue, 200 and 400 Bridgewater Crossing, and Fairway Center II.	
(3)	The four property collateralized pool includes 1430 Enclave Parkway, Windy Point I and II, and 1055 East Colorado Boulevard.	
(4)	Weighted average is based on the total balance outstanding and interest rate at December 31, 2013.	
(5)	All of Piedmont’s outstanding debt as of December 31, 2013, was term debt with the exception of $366 million outstanding on our unsecured revolving credit facility. The $500 million unsecured revolving credit facility has an initial maturity date of August 19, 2016; however, there are two, six-month extension options available under the facility providing for a total extension of up to one year to August 21, 2017. The final extended maturity date is presented on this schedule.	
(6)	The interest rate presented for the $500 million unsecured revolving credit facility is the weighted average interest rate for all outstanding draws as of December 31, 2013. Piedmont may select from multiple interest rate options with each draw under this facility, including the prime rate and various length LIBOR locks. All LIBOR selections are subject to an additional spread (1.175% as of December 31, 2013) over the selected rate based on Piedmont’s current credit rating.	
(7)	The $350 million unsecured senior notes were offered for sale at 99.601% of the principal amount. The resulting effective cost of the financing is approximately 3.45% before the consideration of transaction costs.	
(8)	The $300 million unsecured term loan has a stated variable rate; however, Piedmont entered into interest rate swap agreements which effectively fix the interest rate on this loan at 2.69% through its maturity date of November 22, 2016, assuming no credit rating change for the Company.	
(9)	Piedmont closed on the $300 million unsecured term loan on December 18, 2013. As of December 31, 2013, no funds had been drawn under the facility. Funds from the term loan will be available for Piedmont to draw through July 31, 2014. The majority of the funds drawn under this facility are anticipated to be used to repay the loans maturing May 1, 2014 secured by Aon Center. Piedmont may select from multiple interest rate options under this facility, including the prime rate and various length LIBOR locks. All LIBOR selections are subject to an additional spread (1.20% as of December 31, 2013) over the selected rate based on Piedmont’s current credit rating. Subsequent to December 31, 2013, Piedmont entered into interest rate swap agreements which effectively fix the interest rate on $200 million of this loan at 2.79% through its maturity date of January 31, 2019, assuming no credit rating change for the Company.	
(10)	The GAAP accounting adjustments relate to the original issue discount for the $350 million unsecured senior notes. The discount will be amortized to interest expense over the contractual term of the debt.	
(11)	Weighted average effective rate reflects the higher effective rate under the $350 million unsecured senior notes as a result of the issuance of the notes at a discount, partially offset by the benefit received from the settlements of the related forward starting interest rate swaps that were used to provide protection against movements in interest rates for a period of time prior to the issuance of the bonds.	

21

Piedmont Office Realty Trust, Inc.
Debt Analysis
As of December 31, 2013 
Unaudited

 	
 	 	 	
Bank Debt Covenant Compliance (1)	Required	Actual	

 	
 	
Maximum Leverage Ratio	0.60	0.36	
Minimum Fixed Charge Coverage Ratio (2)	1.50	4.03	
Maximum Secured Indebtedness Ratio	0.40	0.18	
Minimum Unencumbered Leverage Ratio	1.60	3.18	
Minimum Unencumbered Interest Coverage Ratio  (3)	1.75	8.13	

 	
 	 	 	
Bond Covenant Compliance (4)	Required	Actual	
 	 	 	
Total Debt to Total Assets	60% or less	39.8%	
Secured Debt to Total Assets	40% or less	19.5%	
Ratio of Consolidated EBITDA to Interest Expense	1.50 or greater	4.41	
Unencumbered Assets to Unsecured Debt	150% or greater	447%	

 	

 	Three Months Ended	Twelve Months Ended	Year Ended	
Other Debt Coverage Ratios	December 31, 2013	December 31, 2013	December 31, 2012	

Net debt to core EBITDA	6.1 x	6.3 x	4.5 x	
Fixed charge coverage ratio (5)	4.1 x	4.3 x	4.7 x	
Interest coverage ratio (6)	4.1 x	4.3 x	4.7 x	

 	
 	 	
(1)	Debt covenant compliance calculations relate to specific calculations detailed in the relevant credit agreements.	
(2)	Defined as EBITDA for the trailing four quarters (including the Company's share of EBITDA from unconsolidated interests), less one-time or non-recurring gains or losses, less a $0.15 per square foot capital reserve, and excluding the impact of straight line rent leveling adjustments and amortization of intangibles divided by the Company's share of fixed charges, as more particularly described in the credit agreements. This definition of fixed charge coverage ratio as prescribed by our credit agreements is different from the fixed charge coverage ratio definition employed elsewhere within this report.	
(3)	Defined as net operating income for the trailing four quarters for unencumbered assets (including the Company's share of net operating income from partially-owned entities and subsidiaries that are deemed to be unencumbered) less a $0.15 per square foot capital reserve divided by the Company's share of interest expense associated with unsecured financings only, as more particularly described in the credit agreements.	
(4)	Please refer to the Indenture dated May 9, 2013, for additional information on the relevant calculations.	
(5)	Fixed charge coverage is calculated as Core EBITDA divided by the sum of interest expense, principal amortization, capitalized interest and preferred dividends. The Company had no principal amortization or preferred dividends during the periods ended December 31, 2013 and December 31, 2012. The Company had capitalized interest of $31,486 for the quarter and year ended December 31, 2013.	
(6)	Interest coverage ratio is calculated as Core EBITDA divided by the sum of interest expense and capitalized interest. The Company had capitalized interest of $31,486 for the quarter and year ended December 31, 2013.	

22

Piedmont Office Realty Trust, Inc.
Tenant Diversification (1) 
As of December 31, 2013

(in thousands except for number of properties)

 	
 	 	 	 	 	 	 	 	 	
Tenant	Credit Rating (2)	Number of
Properties	Lease Expiration  (3)	Annualized Lease
Revenue	Percentage of
Annualized Lease
Revenue (%)	 Leased
Square Footage	Percentage of
Leased
Square Footage (%)	
U.S. Government	AA+ / Aaa	8	 	(4)	$54,401	9.5	1,234	6.6	
US Bancorp	A+ / A1	3	2024 / 2014 / 2023	(5)	28,536	5.0	973	5.2	
State of New York	AA / Aa2	1	2019	
 	20,574	3.6	481	2.6	
Independence Blue Cross	No rating available	1	2033	
 	17,526	3.1	801	4.3	
GE	AA+ / Aa3	2	2027	
 	15,238	2.7	453	2.4	
Aon	A- / Baa2	1	2028	
 	13,384	2.4	460	2.5	
Nestle	AA / Aa2	1	2021	
 	11,939	2.1	401	2.1	
Shaw	BBB+	1	2018	
 	10,014	1.8	313	1.7	
City of New York	AA / Aa2	1	2020	
 	9,776	1.7	313	1.7	
Nokia	B+ / B1	3	2013 / 2020 / 2021	(6)	9,008	1.6	353	1.9	
Lockheed Martin	A- / Baa1	3	2014 / 2019 / 2020	(7)	9,008	1.6	283	1.5	
KPMG	No rating available	2	2027	
 	8,958	1.6	279	1.5	
Gallagher	No rating available	1	2018	
 	8,167	1.4	307	1.6	
DDB Needham	BBB+ / Baa1	1	2018	
 	7,629	1.3	213	1.1	
Caterpillar Financial	A / A2	1	2022	
 	7,461	1.3	312	1.7	
Gemini	A / A2	1	2021	
 	7,349	1.3	205	1.1	
Harvard University	AAA / Aaa	2	2017	
 	6,730	1.2	105	0.6	
KeyBank	A- / A3	2	2016	
 	6,421	1.1	210	1.1	
Harcourt	BBB+	1	2016	
 	6,406	1.1	195	1.0	
Edelman	No rating available	1	2024	
 	6,359	1.1	184	1.0	
Raytheon	A- / A3	2	2019	
 	6,290	1.1	440	2.3	
Catamaran	BB+ / Ba2	1	2025	
 	5,975	1.1	301	1.6	
Jones Lang LaSalle	BBB- / Baa2	1	2017	
 	5,936	1.0	165	0.9	
First Data Corporation	B / Caa1	1	2020	
 	5,894	1.0	195	1.0	
Archon Group	A- / Baa1	2	2018	
 	5,687	1.0	235	1.2	
Integrys	A- / Baa1	2	2029	
 	5,424	1.0	163	0.9	
Other	
 	
 	Various	
 	269,712	47.3	9,163	48.9	
Total	

 	 	$569,802	100.0	18,737	100.0	

23

Tenant Diversification
December 31, 2013 as compared to December 31, 2012 

    

 	
 	 	
(1)	This schedule presents all tenants contributing 1.0% or more to Annualized Lease Revenue.	
(2)	Credit rating may reflect the credit rating of the parent or a guarantor. When available, both the Standard & Poor's credit rating and the Moody's credit rating are provided.	
(3)	Unless otherwise indicated, Lease Expiration represents the expiration year of the majority of the square footage leased by the tenant.	
(4)	There are several leases with several different agencies of the U.S. Government with expiration years ranging from 2013 to 2027.	
(5)	US Bank's lease at One & Two Meridian Crossings, representing approximately 337,000 square feet and $9.3 million of Annualized Lease Revenue, expires in 2023. Of the space leased at US Bancorp Center, US Bancorp renewed on 395,000 square feet, representing $11.1 million of Annualized Lease Revenue, through 2024 and Piper Jaffray, a current subtenant, leased 124,000 square feet, representing $3.7 million of Annualized Lease Revenue, through 2025. Approximately 120,000 square feet and $4.4 million of Annualized Lease Revenue will expire in 2014.	
(6)	There are three leases with Nokia. Nokia's lease at: A) 6021 Connection Drive, representing $4.5 million of Annualized Lease Revenue and 196,000 square feet, expires in 2013, B) 5 & 15 Wayside Road, representing $3.8 million and 129,000 square feet, expires in 2020, and C) Las Colinas Corporate Center II, representing $0.6 million and 27,000 square feet, expires in 2021.	
(7)	There are three leases with Lockheed Martin. Lockheed Martin's lease at: A) 9221 Corporate Boulevard, representing $3.4 million of Annualized Lease Revenue and 115,000 square feet, expires in 2019, B) 9211 Corporate Boulevard, representing $3.3 million of Annualized Lease Revenue and 115,000 square feet, expires in 2014, and C) 400 Virginia Avenue, representing $2.3 million of Annualized Lease Revenue and 52,000 square feet, expires in 2020.	

24

Piedmont Office Realty Trust, Inc.
Tenant Credit Rating & Lease Distribution Information
As of December 31, 2013

Tenant Credit Rating (1) 

 	 	 	 	
 	Annualized
Lease Revenue
(in thousands)	Percentage of
Annualized Lease
Revenue (%)	 	
 	 	 	 	
AAA / Aaa	$60,941	10.7	 	
AA / Aa	80,907	
 	14.2	 	
A / A	126,796	
 	22.2	 	
BBB / Baa	52,478	
 	9.2	 	
BB / Ba	26,709	
 	4.7	 	
B / B	31,890	
 	5.6	 	
Below	—	
 	0.0	 	
Not rated (2)	190,081	
 	33.4	 	
Total	$569,802	100.0	 	

Lease Distribution

 	Number of Leases	Percentage of
Leases (%)	 Annualized
Lease Revenue
(in thousands)	 Percentage of
Annualized Lease
Revenue (%)	 Leased
Square Footage
(in thousands)	Percentage of
Leased
Square Footage (%)	 	
 	 	 	 	 	 	 	 	
2,500 or Less	212	32.3	$20,894	3.7	192	
 	1.0	 	
2,501 - 10,000	191	29.1	32,802	
 	5.7	1,038	
 	5.5	 	
10,001 - 20,000	84	12.8	34,906	
 	6.1	1,207	
 	6.5	 	
20,001 - 40,000	69	10.5	61,404	
 	10.8	1,967	
 	10.5	 	
40,001 - 100,000	48	7.3	82,459	
 	14.5	2,791	
 	14.9	 	
Greater than 100,000	52	8.0	337,337	
 	59.2	11,542	
 	61.6	 	
Total	656	100.0	$569,802	100.0	18,737	
 	100.0	 	

 	
 	 	
(1)	Credit rating may reflect the credit rating of the parent or a guarantor. Where differences exist between the Standard & Poor's credit rating for a tenant and the Moody's credit rating for a tenant, the higher credit rating is selected for this analysis.	
(2)	The classification of a tenant as "not rated" does not indicate that the tenant is of poor credit quality, but can indicate that the tenant or the tenant's debt, if any, has not been rated. Included in this category are such tenants as Independence Blue Cross, McKinsey & Company and KPMG.	

25

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

Impact of Strategic Transactions on Leased Percentage
The Company’s stated long-term growth strategy includes the recycling of capital from certain stabilized or non-core assets into office properties located in focused concentration and opportunistic markets. Some of the recently acquired properties are value-add properties which are defined as low-occupancy properties acquired at attractive bases with earnings growth and value appreciation potential achievable through leasing up such assets to a stabilized occupancy. Because the value-add properties have large vacancies, they negatively affect Piedmont’s overall leased percentage. In order to identify the effect they have on Piedmont’s overall leased percentage, the following information is being provided. The analysis below: 1) removes the impact of the value-add properties from Piedmont’s overall office portfolio total under the heading “Stabilized Portfolio Analysis”; 2) provides a year-over-year comparison of leased percentage on the same subset of properties under the heading “Same Store Analysis”; and 3) provides a year-over-year comparison of leased percentage on the same subset of stabilized properties under the heading "Same Store Stabilized Analysis".

 	 	Three Months Ended	 	Three Months Ended	 	
 	 	December 31, 2013	 	December 31, 2012	 	
 	 	 Leased
Square Footage	 Rentable
Square Footage	Percent
Leased (1)	 	 Leased
Square Footage	 Rentable
Square Footage	Percent
Leased (1)	 	
 	As of September 30, 20xx	18,308	
 	21,106	
 	86.7	%	 	17,830	
 	20,488	
 	87.0	%	 	
 	New leases	1,617	

 	 	664	

 	 	
 	Expired leases	(1,445	)	
 	
 	 	(554	)	

 	Other	—	
 	45	
 	
 	 	(5	)	12	

 	Subtotal	18,480	
 	21,151	
 	87.4	%	 	17,935	
 	20,500	
 	87.5	%	 	
 	Acquisitions during period	545	
 	627	
 	
 	 	—	
 	—	

 	Dispositions during period	(288	)	(288	)	
 	 	—	
 	—	

 	As of December 31, 20xx (2) (3)	18,737	
 	21,490	
 	87.2	%	 	17,935	
 	20,500	
 	87.5	%	 	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 	Twelve Months Ended	 	Twelve Months Ended	 	
 	 	December 31, 2013	 	December 31, 2012	 	
 	 	 Leased
Square Footage	 Rentable
Square Footage	Percent
Leased (1)	 	 Leased
Square Footage	 Rentable
Square Footage	Percent
Leased (1)	 	
 	As of December 31, 20xx	17,935	
 	20,500	
 	87.5	%	 	18,124	
 	20,942	
 	86.5	%	 	
 	New leases	4,143	

 	 	2,454	

 	 	
 	Expired leases	(4,220	)	
 	
 	 	(2,177	)	

 	Other	3	
 	98	
 	
 	 	4	
 	28	

 	Subtotal	17,861	
 	20,598	
 	86.7	%	 	18,405	
 	20,970	
 	87.8	%	 	
 	Acquisitions during period	1,459	
 	1,567	
 	
 	 	—	
 	—	

 	Dispositions during period	(583	)	(675	)	
 	 	(470	)	(470	)	
 	 	
 	As of December 31, 20xx (2) (3)	18,737	
 	21,490	
 	87.2	%	 	17,935	
 	20,500	
 	87.5	%	 	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Stabilized Portfolio Analysis	 	 	 	 	 	 	 	 	
 	Less value-add properties (4)	(922	)	(1,637	)	56.3	%	 	(679	)	(1,436	)	47.3	%	 	
 	Stabilized Total (2) (3)	17,815	
 	19,853	
 	89.7	%	 	17,256	
 	19,064	
 	90.5	%	 	

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Same Store Analysis	 	 	 	 	 	 	 	 	
 	Less acquisitions / dispositions after December 31, 2012  (4) (5)	(1,450	)	(1,567	)	92.5	%	 	(582	)	(675	)	86.2	%	 	
 	Same Store Total (2) (3) (6)	17,287	
 	19,923	
 	86.8	%	 	17,353	
 	19,825	
 	87.5	%	 	
 	 	 	 	 	 	 	 	 	 	
 	Same Store Stabilized Analysis	 	 	 	 	 	 	 	 	
 	Less value-add same store properties (4)	(721	)	(1,436	)	50.2	%	 	(679	)	(1,436	)	47.3	%	 	
 	Same Store Stabilized Total (2) (3)	16,566	
 	18,487	
 	89.6	%	 	16,674	
 	18,389	
 	90.7	%	 	

26

 	
 	 	
(1)	Calculated as leased square footage as of period end with the addition of square footage associated with uncommenced leases for spaces vacant as of period end, divided by total rentable square footage as of period end, expressed as a percentage.	
(2)	The square footage associated with leases with end of period expiration dates is included in the end of the period leased square footage.	
(3)	End of period leased square footage for 2012 and 2013 includes short-term space leased on behalf of NASA in accordance with requirements stipulated under its lease to allow it to restructure its space at Two Independence Square in Washington, D.C. As of December 31, 2013, the total short-term space amounts to approximately 63,000 square feet and it will be occupied until an estimated date of July 31, 2014.	
(4)	For additional information on acquisitions and dispositions completed during the last year and value-add properties, please refer to pages37 and38, respectively.	
(5)	Dispositions completed during the previous twelve months are deducted from the previous period data and acquisitions completed during the previous twelve months are deducted from the current period data.	
(6)	Excluding executed but not commenced leases for currently vacant spaces, comprising approximately 572,000 square feet for the current period and 858,000 square feet for the prior period, Piedmont's same store commenced leased percentage was 83.9% and 83.2% for the current and prior periods, respectively.	

27

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

 	
 	 	 	 	 	 	 	
 	Three Months Ended	 	
 	December 31, 2013	 	
 	Square Feet	% of Total Signed
During Period	% of Rentable
Square Footage	% Change
Cash Rents (2)	% Change
Accrual Rents   (3) (4)	 	
 	 	 	 	 	 	 	
Leases executed for spaces vacant one year or less	560	76.5%	2.6%	(18.0)%	(8.9)%	 	
Leases executed for spaces excluded from analysis  (5)	172	23.5%	

 	 	

 	

 	Twelve Months Ended	 	
 	December 31, 2013	 	
 	Square Feet	% of Total Signed
During Period	% of Rentable
Square Footage	% Change
Cash Rents (2)	% Change
Accrual Rents   (3) (4)	 	
 	 	 	 	 	 	 	
Leases executed for spaces vacant one year or less	2,677	77.4%	12.5%	(7.6)%	3.7%	 	
Leases executed for spaces excluded from analysis  (5)	780	22.6%	

 	 	

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

28

Piedmont Office Realty Trust, Inc.
Lease Expiration Schedule
As of December 31, 2013 
(in thousands)

 	
 	 	 	 	 	 	 	 	 	 	
 	 	OFFICE PORTFOLIO	 	GOVERNMENTAL ENTITIES	
 	 	Annualized Lease
Revenue (1)	Percentage of
Annualized Lease
Revenue (%)	 Rentable
Square Footage	 Percentage of
Rentable
Square Footage (%)	 	Annualized Lease
Revenue (1)	Percentage of
Annualized Lease
Revenue (%)	Percentage of Current
Year Total Annualized
Lease Revenue
Expiring (%)	
Vacant	 	$—	—	2,753	12.8	 	$—	—	N/A	
2014 (2)	 	51,851	9.1	1,339	6.2	 	23,485	4.1	45.3	
2015 (3)	 	25,953	4.6	848	3.9	 	—	—	—	
2016	 	31,631	5.5	1,133	5.3	 	1,451	0.3	4.6	
2017	 	54,665	9.6	1,391	6.5	 	1,773	0.3	3.2	
2018	 	56,411	9.9	1,955	9.1	 	—	—	—	
2019	 	61,419	10.8	2,280	10.6	 	20,574	3.6	33.5	
2020	 	38,278	6.7	1,416	6.6	 	9,776	1.7	25.5	
2021	 	31,671	5.6	1,052	4.9	 	—	—	—	
2022	 	25,486	4.5	858	4.0	 	—	—	—	
2023	 	29,459	5.2	1,128	5.3	 	—	—	—	
2024	 	43,488	7.6	1,455	6.8	 	—	—	—	
2025	 	16,735	2.9	692	3.2	 	—	—	—	
2026	 	12,098	2.1	496	2.3	 	—	—	—	
2027	 	51,945	9.1	1,231	5.7	 	28,043	4.9	54.0	
Thereafter	 	38,712	6.8	1,463	6.8	 	—	—	—	
Total / Weighted Average	 	$569,802	100.0	21,490	100.0	 	$85,102	14.9	 	

 	 	
Average Lease Term Remaining	
12/31/2013	7.1 years	
12/31/2012	6.9 years	

 	
 	 	
(1)	Annualized rental income associated with newly executed leases for currently occupied space is incorporated herein only at the expiration date for the current lease. Annualized rental income associated with such new leases is removed from the expiry year of the current lease and added to the expiry year of the new lease. These adjustments effectively incorporate known roll ups and roll downs into the expiration schedule.	
(2)	Includes leases with an expiration date of December 31, 2013 aggregating 336,000 square feet and Annualized Lease Revenue of $15.1 million as well as the National Park Service lease, which is comprised of 220,000 square feet and $10.4 million in Annualized Lease Revenue, or 1.8% of the Company's total Annualized Lease Revenue.	
(3)	Leases and other revenue-producing agreements on a month-to-month basis, aggregating 31,000 square feet and Annualized Lease Revenue of $4.1 million, are assigned a lease expiration date of a year and a day beyond the period end date.	

29

Piedmont Office Realty Trust, Inc.
Lease Expirations by Quarter
As of December 31, 2013 
(in thousands)

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 	Q1 2014 (1)	 	Q2 2014	 	Q3 2014	 	Q4 2014	
 	 	Expiring
Square
Footage	Expiring Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring Lease
Revenue (2)	
 	 	 	 	 	 	 	 	 	 	 	 	 	
Atlanta	 	—	$—	 	—	$57	 	—	$—	 	—	$—	
Austin	 	—	—	 	—	—	 	—	—	 	—	—	
Boston	 	—	—	 	—	—	 	—	—	 	—	50	
Central & South Florida	 	1	16	 	—	—	 	—	—	 	—	—	
Chicago	 	—	3	 	57	732	 	—	—	 	19	303	
Dallas	 	5	38	 	11	302	 	3	5	 	3	65	
Detroit	 	1	3	 	2	24	 	4	112	 	2	12	
Houston	 	—	—	 	—	—	 	—	—	 	—	—	
Los Angeles	 	3	150	 	—	840	 	—	—	 	5	222	
Minneapolis	 	—	59	 	123	4,285	 	—	11	 	23	648	
Nashville	 	—	—	 	—	—	 	—	—	 	—	—	
New York	 	37	1,217	 	19	597	 	—	28	 	36	1,836	
Philadelphia	 	—	—	 	—	—	 	—	—	 	—	—	
Phoenix	 	—	—	 	—	—	 	—	—	 	—	—	
Washington, D.C. (3)	 	708	30,733	 	58	3,201	 	193	4,428	 	23	1,202	
Other	 	—	—	 	3	42	 	—	—	 	—	—	
Total / Weighted Average  (4)	 	755	$32,219	 	273	$10,080	 	200	$4,584	 	111	$4,338	

 	
 	 	
(1)	Includes leases with an expiration date of December 31, 2013 aggregating 336,000 square feet and expiring lease revenue of $14.5 million. No such adjustments are made to other periods presented.	
(2)	Expiring lease revenue is calculated as expiring square footage multiplied by the gross rent per square foot of the tenant currently leasing the space.	
(3)	Approximately 220,000 square feet and $10.4 million of expiring lease revenue in the first quarter of 2014 is related to the lease with the National Park Service, which is currently in holdover status. The first quarter of 2014 also includes the United States of America (Defense Intelligence Agency) lease expiration, comprised of 221,000 square feet and $9.5 million of expiring lease revenue.	
(4)	Total expiring lease revenue in any given year will not tie to the expiring Annualized Lease Revenue presented on the Lease Expiration Schedule on the previous page as the Lease Expiration Schedule accounts for the revenue effects of newly signed leases. Reflected herein are expiring revenues based on in-place rental rates.	

30

Piedmont Office Realty Trust, Inc.
Lease Expirations by Year
As of December 31, 2013 
(in thousands)

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	12/31/2014 (1)	 	12/31/2015	 	12/31/2016	 	12/31/2017	 	12/31/2018	
 	Expiring
Square
Footage	Expiring
Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring
Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring
Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring
Lease
Revenue (2)	 	Expiring
Square
Footage	Expiring
Lease
Revenue (2)	
Atlanta	—	$57	 	29	$535	 	18	$362	 	45	$1,087	 	110	$2,262	
Austin	—	—	 	—	—	 	195	6,411	 	—	1	 	—	—	
Boston	—	50	 	128	2,696	 	3	190	 	66	5,200	 	145	6,139	
Central & South Florida	1	16	 	30	725	 	71	1,819	 	161	3,902	 	40	955	
Chicago	77	1,038	 	189	5,460	 	82	2,458	 	296	15,587	 	623	19,199	
Dallas	22	411	 	72	1,807	 	61	1,480	 	235	5,786	 	414	9,956	
Detroit	8	152	 	61	443	 	28	678	 	78	1,530	 	29	536	
Houston	—	—	 	—	—	 	—	—	 	—	2	 	313	10,031	
Los Angeles	8	1,213	 	44	1,416	 	91	2,833	 	43	1,526	 	13	325	
Minneapolis	146	5,002	 	84	3,063	 	33	1,081	 	41	1,318	 	35	1,144	
Nashville	—	—	 	—	—	 	201	2,579	 	—	—	 	—	—	
New York	93	3,678	 	93	6,302	 	281	9,084	 	69	2,226	 	91	2,196	
Philadelphia	—	—	 	—	—	 	—	—	 	—	—	 	—	—	
Phoenix	—	—	 	—	—	 	—	—	 	—	—	 	63	1,547	
Washington, D.C. (3)	981	39,563	 	102	4,612	 	56	2,356	 	343	16,344	 	20	954	
Other	3	41	 	16	229	 	13	301	 	14	333	 	59	1,140	
Total / Weighted Average  (4)	1,339	$51,221	 	848	$27,288	 	1,133	$31,632	 	1,391	$54,842	 	1,955	$56,384	

 	
 	 	
(1)	Includes leases with an expiration date of December 31, 2013 aggregating 336,000 square feet and expiring lease revenue of $14.5 million. No such adjustments are made to other periods presented.	
(2)	Expiring lease revenue is calculated as expiring square footage multiplied by the gross rent per square foot of the tenant currently leasing the space.	
(3)	Approximately 220,000 square feet and $10.4 million of expiring lease revenue in 2014 is related to the lease with the National Park Service, which is currently in holdover status. The United States of America (Defense Intelligence Agency) lease expiration, comprised of 221,000 square feet and $9.5 million of expiring lease revenue, is also included in the 2014 data.	
(4)	Total expiring lease revenue in any given year will not tie to the expiring Annualized Lease Revenue presented on the Lease Expiration Schedule on page29 as the Lease Expiration Schedule accounts for the revenue effects of newly signed leases. Reflected herein are expiring revenues based on in-place rental rates.	

31

Piedmont Office Realty Trust, Inc.
Capital Expenditures & Commitments
For the quarter ended December 31, 2013 
Unaudited (in thousands)

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	For the Three Months Ended	
 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	
Non-incremental	 	 	 	 	 	 	 	 	 	
Building / construction / development	$	11,372	
 	 	$	1,465	
 	 	$	2,056	
 	 	$	930	
 	 	$	1,994	
 	
Tenant improvements	24,798	
 	 	11,854	
 	 	11,292	
 	 	13,744	
 	 	20,944	
 	
Leasing costs	6,815	
 	 	8,386	
 	 	5,019	
 	 	5,246	
 	 	289	
 	
Total non-incremental	42,985	
 	 	21,705	
 	 	18,367	
 	 	19,920	
 	 	23,227	
 	
Incremental	 	 	 	 	 	 	 	 	 	
Building / construction / development	8,418	
 	 	4,826	
 	 	8,291	
 	 	6,712	
 	 	5,680	
 	
Tenant improvements	10,181	
 	 	9,780	
 	 	29,262	
 	 	14,068	
 	 	5,731	
 	
Leasing costs	2,747	
 	 	2,043	
 	 	1,119	
 	 	1,642	
 	 	3,315	
 	
Total incremental	21,346	
 	 	16,649	
 	 	38,672	
 	 	22,422	
 	 	14,726	
 	
Total capital expenditures	$	64,331	
 	 	$	38,354	
 	 	$	57,039	
 	 	$	42,342	
 	 	$	37,953	

 	

 	Non-incremental tenant improvement commitments (1)	 	 	 	
 	Non-incremental tenant improvement commitments outstanding as of September 30, 2013	 	$93,670	 	
 	New non-incremental tenant improvement commitments related to leases executed during period	 	6,167	
 	 	
 	Non-incremental tenant improvement expenditures	(24,798	)	 	 	
 	Less: Tenant improvement expenditures fulfilled through accrued liabilities already presented on Piedmont's balance sheet, expired commitments or other adjustments	10,101	
 	 	 	
 	Non-incremental tenant improvement commitments fulfilled, expired or other adjustments	 	(14,697	)	 	
 	Total as of December 31, 2013	 	$85,140	 	

 	
 	 	
NOTE:	The information presented on this page is for all consolidated assets.	
(1)	Commitments are unexpired contractual non-incremental tenant improvement obligations for leases executed in current and prior periods that have not yet been incurred and have not otherwise been presented on Piedmont's financial statements. The four largest commitments total approximately $42.4 million, or 50% of the total outstanding commitments.	

32

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

 	 	
 	 	 	 	 	 	 	 	 	 	
 	 	For the Three Months
Ended December 31, 2013	For the Twelve Months
Ended December 31, 2013	For the Year Ended	 	
 	 	 	 	2012	2011	2010	 	 	
Renewal Leases	 	 	 	 	 	 	 	 	 	
 	Number of leases	10	56	45	 	48	 	37	 	 	
 	Square feet 	505,054	2,376,177	1,150,934	 	2,280,329	 	1,241,481	 	 	
 	Tenant improvements per square foot (1)	$10.04	$14.24	$19.12	 	$33.29	 	$14.40	 	 	
 	Leasing commissions per square foot	$6.70	$4.66	$6.64	 	$9.97	 	$8.40	 	 	
 	Total per square foot	$16.74	$18.90	$25.76	 	$43.26	 	$22.80	 	 	
 	Tenant improvements per square foot per year of lease term	$1.87	$1.88	$2.90	 	$3.93	 	$1.74	 	 	
 	Leasing commissions per square foot per year of lease term	$1.25	$0.62	$1.01	 	$1.18	 	$1.02	 	 	
 	Total per square foot per year of lease term	$3.12	$2.50	$3.91	(2) 	$5.11	(2) 	$2.76	 	 	
New Leases (3)	

 	 	

 	Number of leases	27	87	92	 	76	 	56	 	 	
 	Square feet	224,143	1,050,428	1,765,510	 	1,588,271	 	866,212	 	 	
 	Tenant improvements per square foot (1)	$27.75	$35.74	$47.64	 	$41.21	 	$32.65	 	 	
 	Leasing commissions per square foot	$9.82	$12.94	$18.49	 	$15.38	 	$11.28	 	 	
 	Total per square foot	$37.57	$48.68	$66.13	 	$56.59	 	$43.93	 	 	
 	Tenant improvements per square foot per year of lease term	$4.27	$4.17	$4.30	 	$4.19	 	$4.16	 	 	
 	Leasing commissions per square foot per year of lease term	$1.51	$1.51	$1.67	 	$1.57	 	$1.44	 	 	
 	Total per square foot per year of lease term	$5.78	$5.68	$5.97	 	$5.76	 	$5.60	 	 	
Total	 	

 	 	

 	Number of leases	37	143	137	 	124	 	93	 	 	
 	Square feet	729,197	3,426,605	2,916,444	 	3,868,600	 	2,107,693	 	 	
 	Tenant improvements per square foot (1)	$15.48	$20.83	$36.39	 	$36.54	 	$21.90	 	 	
 	Leasing commissions per square foot	$7.66	$7.20	$13.81	 	$12.19	 	$9.59	 	 	
 	Total per square foot	$23.14	$28.03	$50.20	 	$48.73	 	$31.49	 	 	
 	Tenant improvements per square foot per year of lease term	$2.71	$2.64	$3.91	 	$4.05	 	$2.70	 	 	
 	Leasing commissions per square foot per year of lease term	$1.34	$0.91	$1.48	 	$1.35	 	$1.18	 	 	
 	Total per square foot per year of lease term	$4.05	$3.55	$5.39	 	$5.40	 	$3.88	 	 	

 	
 	 	
NOTE:	This information is presented for our consolidated office assets only and excludes activity associated with storage and licensed spaces.	
(1)	For leases under which a tenant may use, at its discretion, a portion of its tenant improvement allowance for expenses other than those related to improvements to its space, an assumption is made that the tenant elects to use any such portion of its tenant improvement allowance for improvements to its space prior to the commencement of its lease, unless the Company is notified otherwise by the tenant. This assumption is made based upon the historical tenant improvement allowance usage patterns of the Company's tenants.	
(2)	During 2011, we completed two large, 15-year lease renewals with significant capital commitments: NASA at Two Independence Square in Washington, D.C. and GE at 500 West Monroe Street in Chicago, IL. If the costs associated with these renewals were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for renewal leases in 2011 would be $2.80. During 2012, we completed one large, long-term lease renewal with an above-average capital commitment with US Bancorp at US Bancorp Center in Minneapolis, MN. If the costs associated with this renewal were to be removed from the average committed capital cost calculation, the average committed capital cost per square foot per year of lease term for renewal leases in 2012 would be $2.73.	
(3)	Since 2010, Piedmont has selectively employed a value-add strategy for new property acquisitions. Piedmont defines value-add properties as those acquired with low occupancies at attractive bases with earnings growth and value appreciation potential achievable through leasing up such assets to stabilized occupancies. Because the value-add properties have large vacancies, many of which have not previously been leased (first generation spaces), the leasing of those vacancies negatively affects Piedmont’s contractual tenant improvements on a per foot and a per foot per year basis for new leases.	

33

Piedmont Office Realty Trust, Inc.
Geographic Diversification
As of December 31, 2013 
($ and square footage in thousands)

 	
 	 	 	 	 	 	 	 	
Location	Number of
Properties	 Annualized
Lease Revenue	 Percentage of
Annualized Lease
Revenue (%)	 Rentable
Square Footage	Percentage of
Rentable Square
Footage (%)	 Leased Square Footage	Percent Leased (%)	
Chicago	6	$121,043	21.2	4,816	22.4	3,786	78.6	
Washington, D.C.	15	115,249	20.2	3,381	15.7	2,706	80.0	
New York	6	83,837	14.7	2,432	11.3	2,398	98.6	
Minneapolis	4	44,974	7.9	1,613	7.5	1,474	91.4	
Dallas	10	41,637	7.3	1,907	8.9	1,811	95.0	
Boston	7	34,093	6.0	1,293	6.0	1,288	99.6	
Los Angeles	4	29,159	5.1	1,010	4.7	967	95.7	
Detroit	5	18,479	3.2	1,008	4.7	844	83.7	
Atlanta	6	17,597	3.1	1,064	5.0	719	67.6	
Philadelphia	1	17,526	3.1	801	3.7	801	100.0	
Nashville	2	10,040	1.8	513	2.4	513	100.0	
Houston	1	10,034	1.8	313	1.5	313	100.0	
Central & South Florida	4	8,848	1.6	476	2.2	377	79.2	
Phoenix	3	7,064	1.2	432	2.0	345	79.9	
Austin	1	6,411	1.1	195	0.9	195	100.0	
Other	3	3,811	0.7	236	1.1	200	84.7	

 	

 	

 	
Total / Weighted Average	78	$569,802	100.0	21,490	100.0	18,737	87.2	

34

Piedmont Office Realty Trust, Inc.
Geographic Diversification by Location Type
As of December 31, 2013 
(square footage in thousands)

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 	 	CBD / URBAN INFILL	 	SUBURBAN	 	TOTAL	
Location	State	 	Number of
Properties	 Percentage
of
Annualized
Lease
Revenue
(%)	 Rentable
Square
Footage	Percentage
of Rentable
Square
Footage
(%)	 	Number of
Properties	 Percentage
of
Annualized
Lease
Revenue
(%)	 Rentable
Square
Footage	Percentage
of Rentable
Square
Footage
(%)	 	Number of
Properties	 Percentage
of
Annualized
Lease
Revenue
(%)	 Rentable
Square
Footage	Percentage
of Rentable
Square
Footage
(%)	
Chicago	IL	 	2	16.9	3,690	17.2	 	4	4.3	1,126	5.2	 	6	21.2	4,816	22.4	
Washington, D.C.	DC, VA, MD	 	10	17.9	2,900	13.5	 	5	2.3	481	2.2	 	15	20.2	3,381	15.7	
New York	NY, NJ	 	1	7.7	1,027	4.8	 	5	7.0	1,405	6.5	 	6	14.7	2,432	11.3	
Minneapolis	MN	 	1	5.0	928	4.3	 	3	2.9	685	3.2	 	4	7.9	1,613	7.5	
Dallas	TX	 	1	0.9	262	1.2	 	9	6.4	1,645	7.7	 	10	7.3	1,907	8.9	
Boston	MA	 	2	2.2	173	0.8	 	5	3.8	1,120	5.2	 	7	6.0	1,293	6.0	
Los Angeles	CA	 	3	4.5	876	4.1	 	1	0.6	134	0.6	 	4	5.1	1,010	4.7	
Detroit	MI	 	1	1.6	493	2.3	 	4	1.6	515	2.4	 	5	3.2	1,008	4.7	
Atlanta	GA	 	2	2.0	579	2.7	 	4	1.1	485	2.3	 	6	3.1	1,064	5.0	
Philadelphia	PA	 	1	3.1	801	3.7	 	—	—	—	—	 	1	3.1	801	3.7	
Nashville	TN	 	1	1.3	312	1.4	 	1	0.5	201	1.0	 	2	1.8	513	2.4	
Houston	TX	 	—	—	—	—	 	1	1.8	313	1.5	 	1	1.8	313	1.5	
Central & South Florida	FL	 	—	—	—	—	 	4	1.6	476	2.2	 	4	1.6	476	2.2	
Phoenix	AZ	 	—	—	—	—	 	3	1.2	432	2.0	 	3	1.2	432	2.0	
Austin	TX	 	—	—	—	—	 	1	1.1	195	0.9	 	1	1.1	195	0.9	
Other	
 	 	—	—	—	—	 	3	0.7	236	1.1	 	3	0.7	236	1.1	

 	 	

 	

 	

 	

 	
Total / Weighted Average	 	25	63.1	12,041	56.0	 	53	36.9	9,449	44.0	 	78	100.0	21,490	100.0	

35

Piedmont Office Realty Trust, Inc.
Industry Diversification
As of December 31, 2013 
($ and square footage in thousands)

 	
 	 	 	 	 	 	 	
 	 	 	 	Percentage of	 	 	
 	Number of	Percentage of Total	Annualized Lease	Annualized Lease	Leased Square	Percentage of Leased	
Industry	Tenants	Tenants (%)	Revenue	Revenue (%)	Footage	Square Footage (%)	
Governmental Entity	5	1.0	$85,102	14.9	2,037	10.9	
Business Services	82	15.9	57,920	10.2	2,077	11.1	
Depository Institutions	18	3.5	54,019	9.5	1,856	9.9	
Engineering, Accounting, Research, Management & Related Services	38	7.3	42,302	7.4	1,207	6.4	
Nondepository Credit Institutions	17	3.3	35,790	6.3	1,244	6.6	
Insurance Carriers	27	5.2	33,567	5.9	1,373	7.3	
Insurance Agents, Brokers & Services	14	2.7	30,851	5.4	1,202	6.4	
Security & Commodity Brokers, Dealers, Exchanges & Services	32	6.2	18,251	3.2	661	3.5	
Communications	31	6.0	17,799	3.1	585	3.1	
Electronic & Other Electrical Equipment & Components, Except Computer	9	1.7	16,432	2.9	623	3.3	
Educational Services	9	1.7	15,561	2.7	406	2.2	
Transportation Equipment	5	1.0	14,689	2.6	595	3.2	
Automotive Repair, Services & Parking	6	1.1	13,883	2.4	49	0.3	
Fabricated Metal Products, Except Machinery & Transportation Equipment	4	0.8	12,677	2.2	423	2.3	
Real Estate	19	3.7	12,233	2.2	398	2.1	
Other	201	38.9	108,726	19.1	4,001	21.4	
Total	517	100.0	$569,802	100.0	18,737	100.0	

36

Piedmont Office Realty Trust, Inc.
Property Investment Activity
As of December 31, 2013 
($ and square footage in thousands)

Acquisitions Over Previous Eighteen Months

Property	 	Location	Acquisition Date	Percent
Ownership (%)	Year Built	Purchase Price	 Rentable Square
Footage	 Percent Leased at
Acquisition (%)	
Glenridge Highlands III Land	 	Atlanta, GA	10/15/2012	100	N/A	$1,725	N/A	N/A	
Arlington Gateway	(1) 	Arlington, VA	3/4/2013	100	2005	175,552	334	99	
5 & 15 Wayside Road	 	Burlington, MA	3/22/2013	100	1999 / 2001	69,321	271	95	
Royal Lane Land	 	Irving, TX	8/1/2013	100	N/A	2,600	N/A	N/A	
5301 Maryland Way	(2) 	Brentwood, TN	8/12/2013	100	1989	18,500	201	100	
4685 Investment Drive	(2) 	Troy, MI	8/12/2013	100	2000	10,000	77	100	
2020 West 89th Street	(2) 	Leawood, KS	8/12/2013	100	1992	4,250	68	85	
6565 North MacArthur Boulevard	 	Irving, TX	12/5/2013	100	1998	46,600	260	93	
One Lincoln Park	 	Dallas, TX	12/20/2013	100	1999	56,654	262	79	
161 Corporate Center	 	Irving, TX	12/30/2013	100	1998	16,000	105	91	
 	 	 	 	 	 	 	 	 	
 	 	 	 	 	 	$401,202	1,578	93	

Dispositions Over Previous Eighteen Months

Property	 	Location	Disposition Date	Percent
Ownership (%)	Year Built	Sale Price	 Rentable Square
Footage	 Percent Leased at
Disposition (%)	
110 Hidden Lake Circle	 	Duncan, SC	9/21/2012	100	1987	$16,058	474	100	
112 Hidden Lake Circle	Duncan, SC	9/21/2012	100	1987	9,842	313	100	
1111 Durham Avenue	(3) 	South Plainfield, NJ	3/28/2013	100	1975	4,000	N/A	N/A	
1200 Enclave Parkway	 	Houston, TX	5/1/2013	100	1999	48,750	150	100	
350 Spectrum Loop	Colorado Springs, CO	11/1/2013	100	2001	30,050	156	100	
8700 South Price Road	Tempe, AZ	12/30/2013	100	2000	21,500	132	100	
 	 	 	 	 	 	 	 	 	
 	 	 	 	 	 	$130,200	1,225	100	

 	
 	 	
(1)	The property consists of approximately 334,000 square feet; however, due to the square footages referenced in several leases, the rentable square footage is currently 323,000 square feet. As the existing leases expire, the affected spaces will be re-leased to the correct square footages.	
(2)	Piedmont purchased its joint venture partner's equity interest in the asset. The gross value of the asset agreed upon by the partners for the buyout is presented on this schedule as the purchase price. The additional capital invested across the three assets included in the buyout transaction amounted to $14.7 million.	
(3)	The lease for the building expired at the beginning of 2013. The building was outdated; the property was, therefore, sold for land value shortly after the expiration of the lease.	

37

Piedmont Office Realty Trust, Inc.
Value-Add Activity
As of December 31, 2013 
($ and square footage in thousands)

Presented below are properties that were acquired employing a value-add strategy. Once a property acquired under a value-add strategy reaches 80% leased, it is deemed stabilized for the purposes of supplemental reporting and will be removed from the value-add classification.

Value-Add Properties

Property	 	Location	Acquisition
Date	Percent
Ownership
(%)	Year Built	Purchase
Price	 Rentable
Square
Footage	 Current
Percent
Leased
(%)	 Percent
Leased at
Acquisition
(%)	 Real Estate
Gross Book
Value	 Estimated Cost to
Stabilize (per VACANT
square foot)	
Suwanee Gateway One	Suwanee, GA	9/28/2010	100	2008	$7,875	142	—	—	$7,953	$40 - 60	
500 West Monroe Street	(1)	Chicago, IL	3/31/2011	100	1991	227,500	966	61	49	226,141	$60 - 90	
The Medici	(2)	Atlanta, GA	6/7/2011	100	2008	13,210	152	32	12	13,939	$35 - 60	
400 TownPark	Lake Mary, FL	11/10/2011	100	2008	23,865	176	49	19	23,745	$35 - 50	
5301 Maryland Way	(3)	Brentwood, TN	8/12/2013	100	1989	18,500	201	100	100	15,457	$50 - 75	
 	 	 	 	 	 	$290,950	1,637	56	44	$287,235	

 	

 	 	 	 	 	 	 	 	 	 	 	 	

 	
 	 	
(1)	The investment in this property was converted from a structured finance investment to an owned real estate asset through a UCC foreclosure of an equity ownership interest on March 31, 2011. The purchase price presented represents the estimated fair value of the real estate assets comprising the property as of the date of the transaction. The percent leased at acquisition reflects the space leased by Marsh USA as vacant, as the tenant had already announced plans to vacate prior to Piedmont's assumption of ownership of the asset.	
(2)	The percent leased at acquisition reflects the space leased by BV Card Assets as vacant, as the tenant had already announced plans to vacate prior to Piedmont's acquisition of the property.	
(3)	While the property was 100% leased at acquisition, it is anticipated that the single-tenant building will become vacant at the end of the current lease term and the building will have to be re-leased on a multi-tenant basis. For this reason, the building was acquired as a value-add property. Piedmont purchased its joint venture partner's equity interest in the asset. The gross value of the asset agreed upon by the partners for the buyout is presented on this schedule as the purchase price.	

38

Piedmont Office Realty Trust, Inc.
Other Investments
As of December 31, 2013 
($ and square footage in thousands)

Unconsolidated Joint Venture Properties

Property	Location	Percent
Ownership (%)	Year Built	Piedmont Share
of Real Estate
Net Book Value	 Real Estate
Net Book Value	 Rentable
Square Footage	 Percent
Leased (%)	
8560 Upland Drive	Parker, CO	72	2001	$7,410	$10,307	148.2	57	
Two Park Center	Hoffman Estates, IL	72	1999	6,259	8,707	193.7	39	
 	 	 	 	$13,669	$19,014	341.9	46	

Land Parcels

Property	Location	Adjacent Piedmont Property	Acres	Approximate Current Value	
Gavitello	 Atlanta, GA	The Medici	2.0	$2,500	
Glenridge Highlands III	 Atlanta, GA	Glenridge Highlands Two	3.0	1,725	
State Highway 161	 Irving, TX	Las Colinas Corporate Center II	4.5	1,200	
Royal Lane	Irving, TX	6011, 6021 and 6031 Connection Drive	10.6	2,600	

 	 	

 	
 	 	20.1	$8,025	

Development and Redevelopment

Property	Location	Adjacent Piedmont Property	Targeted Completion Date	Square Feet	Estimated Additional Capital Required	
Enclave Place	 Houston, TX	1430 Enclave Parkway	Q2 2015	302,000	$80 to 85 million	

 	 	 	 	302,000	$80 to 85 million	

39

Piedmont Office Realty Trust, Inc.
Supplemental Definitions

 	
 	
Included in this section are management's statements regarding certain non-GAAP financial measures provided in this supplemental report and reasons why management believes that these measures provide useful information to investors about the Company's financial condition and results of operations. Reconciliations of these non-GAAP measures are included beginning on page42.	

 	
Adjusted Funds From Operations ("AFFO"): AFFO is calculated by deducting from Core FFO non-incremental capital expenditures and acquisition-related costs and adding back non-cash items including non-real estate depreciation, straight lined rents and fair value lease revenue, non-cash components of interest expense and compensation expense, and by making similar adjustments for unconsolidated partnerships and joint ventures. Although AFFO may not be comparable to that of other REITs, we believe it provides a meaningful indicator of our ability to fund cash needs and to make cash distributions to equity owners. AFFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income, as an alternative to net cash flows from operating activities or as a measure of our liquidity.	
 	
Annualized Lease Revenue ("ALR"): ALR is calculated by multiplying (i) rental payments (defined as base rent plus operating expense reimbursements, if payable by the tenant on a monthly basis under the terms of a lease that has been executed, but excluding a) rental abatements and b) rental payments related to executed but not commenced leases for space that was covered by an existing lease), by (ii) 12. In instances in which contractual rents or operating expense reimbursements are collected on an annual, semi-annual, or quarterly basis, such amounts are multiplied by a factor of 1, 2, or 4, respectively, to calculate the annualized figure. For leases that have been executed but not commenced relating to un-leased space, ALR is calculated by multiplying (i) the monthly base rental payment (excluding abatements) plus any operating expense reimbursements for the initial month of the lease term, by (ii) 12. Unless stated otherwise, this measure excludes our unconsolidated joint venture interests.	
 	
Core EBITDA: Core EBITDA is defined as net income before interest, taxes, depreciation and amortization and incrementally removing any impairment losses, gains or losses from sales of property, or other significant non-recurring items. We do not include impairment losses in this measure because we feel these types of losses create volatility in our earnings and make it difficult to determine the earnings generated by our ongoing business. We believe Core EBITDA is a reasonable measure of our liquidity. Core EBITDA is a non-GAAP financial measure and should not be viewed as an alternative measurement of cash flows from operating activities or other GAAP basis liquidity measures. Other REITs may calculate Core EBITDA differently and our calculation should not be compared to that of other REITs.	
 	
Core Funds From Operations ("Core FFO"): We calculate Core FFO by starting with FFO, as defined by NAREIT, and adjusting for certain non-recurring items such as gains or losses on the early extinguishment of debt, acquisition-related costs and other significant non-recurring items. Such items create significant earnings volatility. We believe Core FFO provides a meaningful measure of our operating performance and more predictability regarding future earnings potential. Core FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income; therefore, it should not be compared to other REITs' equivalent to Core FFO.	
 	
EBITDA: EBITDA is defined as net income before interest, taxes, depreciation and amortization. We believe EBITDA is an appropriate measure of our ability to incur and service debt. EBITDA should not be considered as an alternative to cash flows from operating activities, as a measure of our liquidity or as an alternative to net income as an indicator of our operating activities. Other REITs may calculate EBITDA differently and our calculation should not be compared to that of other REITs.	
 	
Funds From Operations ("FFO"): FFO is calculated in accordance with the current National Association of Real Estate Investment Trusts ("NAREIT") definition. NAREIT currently defines FFO as net income (computed in accordance with GAAP), excluding gains or losses from sales of property, impairment losses, and gains or losses on consolidation, adding back depreciation and amortization on real estate assets, and after the same adjustments for unconsolidated partnerships and joint ventures. These adjustments can vary among owners of identical assets in similar conditions based on historical cost accounting and useful-life estimates. FFO may provide valuable comparisons of operating performance between periods and with other REITs. FFO is a non-GAAP financial measure and should not be viewed as an alternative measurement of our operating performance to net income. We believe that FFO is a beneficial indicator of the performance of an equity REIT. However, other REITs may not define FFO in accordance with the NAREIT definition, or may interpret the current NAREIT definition differently than we do; therefore, our computation of FFO may not be comparable to that of such other REITs.	
 	
Gross Assets: Gross assets is defined as total assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.	
 	
Gross Real Estate Assets: Gross real estate assets is defined as total real estate assets with the add back of accumulated depreciation and accumulated amortization related to real estate assets.	
 	
Incremental Capital Expenditures: Incremental Capital Expenditures are defined as capital expenditures of a non-recurring nature that incrementally enhance the underlying assets' income generating capacity. Tenant improvements, leasing commissions, building capital and deferred lease incentives ("Leasing Costs") incurred to lease space that was vacant at acquisition, Leasing Costs for spaces vacant for greater than one year, Leasing Costs for spaces at newly acquired properties for which in-place leases expire shortly after acquisition, improvements associated with the expansion of a building and renovations that change the underlying classification of a building are included in this measure.	
 	
NOI from Unconsolidated Joint Ventures: NOI from Unconsolidated Joint Ventures is defined as Property NOI attributable to our interests in properties owned through unconsolidated partnerships. We present this measure on an accrual basis and a cash basis, which eliminates the effects of straight lined rents and fair value lease revenue. NOI from Unconsolidated Joint Ventures is a non-GAAP measure and therefore may not be comparable to similarly defined data provided by other REITs.	
 	
Non-Incremental Capital Expenditures: Non-Incremental Capital Expenditures are defined as capital expenditures of a recurring nature related to tenant improvements and leasing commissions that do not incrementally enhance the underlying assets' income generating capacity. We exclude first generation tenant improvements and leasing commissions from this measure, in addition to other capital expenditures that qualify as Incremental Capital Expenditures, as defined above.	
 	
Property Net Operating Income ("Property NOI"): Property NOI is defined as real estate operating income with the add-back of corporate general and administrative expense, depreciation and amortization, and impairment losses and the deduction of income associated with property management performed by Piedmont for other organizations. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. The Company uses this measure to assess its operating results and believes it is important in assessing operating performance. Property NOI is a non-GAAP measure which does not have any standard meaning prescribed by GAAP and therefore may not be comparable to similar measures presented by other companies.	
 	
Same Store Net Operating Income ("Same Store NOI"): Same Store NOI is calculated as the Property NOI attributable to the properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store NOI excludes amounts attributable to unconsolidated joint venture assets. We may present this measure on an accrual basis or a cash basis. When presented on a cash basis, the effects of straight lined rents and fair value lease revenue are eliminated. We believe Same Store NOI is an important measure of comparison of our properties' operating performance from one period to another. Other REITs may calculate Same Store NOI differently and our calculation should not be compared to that of other REITs.	
 	
Same Store Properties: Same Store Properties is defined as properties owned or placed in service during the entire span of the current and prior year reporting periods. Same Store Properties excludes unconsolidated joint venture assets. We believe Same Store Properties is an important measure of comparison of our stabilized portfolio performance.	

40

Piedmont Office Realty Trust, Inc.
Research Coverage

Equity Research Coverage

Paul E. Adornato, CFA	Michael Knott, CFA	Vance H. Edelson	
BMO Capital Markets	Jed Reagan	Morgan Stanley	
3 Times Square, 26th Floor	Green Street Advisors	1585 Broadway, 38th Floor	
New York, NY 10036	660 Newport Center Drive, Suite 800	New York, NY 10036	
Phone: (212) 885-4170	Newport Beach, CA 92660	Phone: (212) 761-0078	
 	Phone: (949) 640-8780	 	

Brendan Maiorana	John W. Guinee, III	Michael J. Salinsky	
Wells Fargo	Erin Aslakson	RBC Capital Markets	
7 St. Paul Street	Stifel, Nicolaus & Company	Arbor Court	
MAC R1230-011	One South Street	30575 Bainbridge Road, Suite 250	
Baltimore, MD 21202	16th Floor	Solon, OH 44139	
Phone: (443) 263-6516	Baltimore, MD 21202	Phone: (440) 715-2648	
 	Phone: (443) 224-1307	 	

Anthony Paolone, CFA	David Rodgers, CFA	Steve Manaker, CFA	
JP Morgan	Robert W. Baird & Co.	Oppenheimer & Co.	
383 Madison Avenue	200 Public Square	85 Broad Street	
34th Floor	Suite 1650	New York, NY 10004	
New York, NY 10179	Cleveland, OH 44139	Phone: (212) 667-5950	
Phone: (212) 622-6682	Phone: (216) 737-7341	 	

Fixed Income Research Coverage

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

 	 	 	

41

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	 Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Net income attributable to Piedmont	$	29,623	
 	 	$	19,096	
 	 	$	35,358	
 	 	$	14,651	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Depreciation	32,233	
 	 	31,050	
 	 	30,969	
 	 	29,886	
 	 	29,735	
 	 	124,138	
 	 	114,340	
 	
Amortization	11,511	
 	 	13,939	
 	 	11,350	
 	 	9,220	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Impairment loss	5,644	
 	 	—	
 	 	—	
 	 	6,402	
 	 	—	
 	 	12,046	
 	 	—	
 	
Loss / (gain) on sale of properties	(15,034	)	 	—	
 	 	(16,258	)	 	—	
 	 	6	
 	 	(31,292	)	 	(27,577	)	
Loss / (gain) on consolidation	—	
 	 	898	
 	 	—	
 	 	—	
 	 	—	
 	 	898	
 	 	—	
 	
Funds from operations	63,977	
 	 	64,983	
 	 	61,419	
 	 	60,159	
 	 	54,845	
 	
 	250,538	
 	 	230,377	
 	
Adjustments:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Acquisition costs	389	
 	 	60	
 	 	70	
 	 	1,244	
 	 	53	
 	 	1,763	
 	 	141	
 	
Litigation settlement expense / (recovery)	—	
 	 	—	
 	 	(1,250	)	 	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss / (recoveries)	(4,500	)	 	(3,919	)	 	(2,320	)	 	161	
 	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Core funds from operations	59,866	
 	 	61,124	
 	 	57,919	
 	 	61,564	
 	 	60,068	
 	 	240,473	
 	 	243,188	
 	
Adjustments:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Deferred financing cost amortization	676	
 	 	674	
 	 	643	
 	 	594	
 	 	592	
 	 	2,587	
 	 	2,648	
 	
Amortization of discount on senior notes
and swap settlements	13	
 	 	13	
 	 	7	
 	 	—	
 	 	—	
 	 	33	
 	 	—	
 	
Depreciation of non real estate assets	106	
 	 	97	
 	 	105	
 	 	98	
 	 	104	
 	 	406	
 	 	502	
 	
Straight-line effects of lease revenue	(3,442	)	 	(5,076	)	 	(5,547	)	 	(4,032	)	 	(5,917	)	 	(18,097	)	 	(17,153	)	
Stock-based and other non-cash
compensation expense	101	
 	 	719	
 	 	176	
 	 	594	
 	 	754	
 	 	1,590	
 	 	2,246	
 	
Amortization of lease-related intangibles	(1,211	)	 	(1,757	)	 	(1,245	)	 	(1,065	)	 	(1,046	)	 	(5,278	)	 	(5,678	)	
Acquisition costs	(389	)	 	(60	)	 	(70	)	 	(1,244	)	 	(53	)	 	(1,763	)	 	(141	)	
Non-incremental capital expenditures	(42,985	)	 	(21,705	)	 	(18,367	)	 	(19,920	)	 	(23,227	)	 	(102,977	)	 	(87,657	)	
Adjusted funds from operations	$	12,735	
 	 	$	34,029	
 	 	$	33,621	
 	 	$	36,589	
 	 	$	31,275	
 	
 	$	116,974	
 	 	$	137,955	

42

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Net income attributable to Piedmont	$	29,623	
 	 	$	19,096	
 	 	$	35,358	
 	 	$	14,651	
 	 	$	14,438	
 	 	$	98,728	
 	 	$	93,204	
 	
Net income attributable to noncontrolling
interest	3	
 	 	4	
 	 	4	
 	 	4	
 	 	4	
 	 	15	
 	 	15	
 	
Interest expense	19,651	
 	 	19,331	
 	 	18,228	
 	 	16,373	
 	 	16,296	
 	 	73,583	
 	 	65,023	
 	
Depreciation	32,340	
 	 	31,147	
 	 	31,074	
 	 	29,984	
 	 	29,839	
 	 	124,545	
 	 	114,843	
 	
Amortization	11,511	
 	 	13,939	
 	 	11,350	
 	 	9,220	
 	 	10,666	
 	 	46,020	
 	 	50,410	
 	
Acquisition costs	389	
 	 	60	
 	 	70	
 	 	1,244	
 	 	53	
 	 	1,763	
 	 	141	
 	
Impairment loss	5,644	
 	 	—	
 	 	—	
 	 	6,402	
 	 	—	
 	 	12,046	
 	 	—	
 	
Litigation settlement expense / (recovery)	—	
 	 	—	
 	 	(1,250	)	 	—	
 	 	—	
 	 	(1,250	)	 	7,500	
 	
Net casualty loss / (recoveries)	(4,500	)	 	(3,919	)	 	(2,320	)	 	161	
 	 	5,170	
 	 	(10,578	)	 	5,170	
 	
Loss / (gain) on sale of properties	(15,034	)	 	—	
 	 	(16,258	)	 	—	
 	 	6	
 	 	(31,292	)	 	(27,577	)	
Loss / (gain) on consolidation	—	
 	 	898	
 	 	—	
 	 	—	
 	 	—	
 	 	898	
 	 	—	
 	
Core EBITDA	79,627	
 	 	80,556	
 	 	76,256	
 	 	78,039	
 	 	76,472	
 	 	314,478	
 	 	308,729	
 	
General & administrative expenses	5,076	
 	 	5,921	
 	 	6,410	
 	 	4,609	
 	 	5,179	
 	 	22,016	
 	 	20,939	
 	
Management fee revenue	(217	)	 	(890	)	 	(513	)	 	(631	)	 	(599	)	 	(2,251	)	 	(2,318	)	
Interest and other income	3	
 	 	550	
 	 	(12	)	 	21	
 	 	(121	)	 	563	
 	 	(995	)	
Straight-line effects of lease revenue	(3,442	)	 	(5,076	)	 	(5,547	)	 	(4,032	)	 	(5,917	)	 	(18,097	)	 	(17,153	)	
Amortization of lease-related intangibles	(1,211	)	 	(1,757	)	 	(1,245	)	 	(1,065	)	 	(1,046	)	 	(5,278	)	 	(5,678	)	
Property net operating income - cash basis	79,836	
 	 	79,304	
 	 	75,349	
 	 	76,941	
 	 	73,968	
 	 	311,431	
 	 	303,524	
 	
Net operating income from:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Acquisitions	(4,309	)	 	(6,156	)	 	(3,680	)	 	(836	)	 	16	
 	 	(14,982	)	 	24	
 	
Dispositions	(503	)	 	(619	)	 	(885	)	 	(664	)	 	(996	)	 	(2,670	)	 	(6,526	)	
Unconsolidated joint ventures	(175	)	 	(376	)	 	(597	)	 	(744	)	 	(576	)	 	(1,892	)	 	(2,499	)	
Same store net operating income
- cash basis	$	74,849	
 	 	$	72,153	
 	 	$	70,187	
 	 	$	74,697	
 	 	$	72,412	
 	 	$	291,887	
 	 	$	294,523	

43

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Equity in income of unconsolidated joint ventures	$	(4,280	)	 	$	46	
 	 	$	163	
 	 	$	395	
 	 	$	185	
 	 	$	(3,676	)	 	$	923	

Interest expense	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	

Depreciation	150	
 	 	220	
 	 	309	
 	 	300	
 	 	290	
 	 	979	
 	 	1,193	

Amortization	34	
 	 	40	
 	 	45	
 	 	41	
 	 	34	
 	 	159	
 	 	158	

Impairment loss	4,402	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	4,402	
 	 	—	

Loss / (gain) on sale of properties	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	

Core EBITDA	306	
 	 	306	
 	 	517	
 	 	736	
 	 	509	
 	 	1,864	
 	 	2,274	

General and administrative expenses	(128	)	 	79	
 	 	120	
 	 	60	
 	 	45	
 	 	132	
 	 	128	

Interest and other income	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	(21	)	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Property net operating income (accrual basis)	178	
 	 	385	
 	 	637	
 	 	796	
 	 	554	
 	 	1,996	
 	 	2,381	

Straight-line effects of lease revenue	(3	)	 	(9	)	 	(40	)	 	(52	)	 	22	
 	 	(104	)	 	118	

Amortization of lease-related intangibles	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	

Property net operating income (cash basis)	$	175	
 	 	$	376	
 	 	$	597	
 	 	$	744	
 	 	$	576	
 	 	$	1,892	
 	 	$	2,499	

44

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

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	
 	Three Months Ended	 	Twelve Months Ended	
 	12/31/2013	 	9/30/2013	 	6/30/2013	 	3/31/2013	 	12/31/2012	 	12/31/2013	 	12/31/2012	
Revenues:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Rental income	$	629	
 	 	$	983	
 	 	$	1,207	
 	 	$	1,859	
 	 	$	3,517	
 	 	$	4,678	
 	 	$	13,215	
 	
Tenant reimbursements	42	
 	 	111	
 	 	243	
 	 	361	
 	 	174	
 	 	757	
 	 	1,528	
 	
Other rental income	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	
 	671	
 	 	1,094	
 	 	1,450	
 	 	2,220	
 	 	3,691	
 	 	5,435	
 	 	14,743	
 	
Expenses:	 	 	 	 	 	 	 	 	 	 	 	 	 	
Property operating costs	145	
 	 	416	
 	 	391	
 	 	948	
 	 	1,075	
 	 	1,900	
 	 	5,216	
 	
Depreciation	72	
 	 	223	
 	 	223	
 	 	486	
 	 	668	
 	 	1,004	
 	 	3,291	
 	
Amortization	20	
 	 	44	
 	 	39	
 	 	106	
 	 	135	
 	 	209	
 	 	690	
 	
General and administrative	—	
 	 	—	
 	 	2	
 	 	—	
 	 	(2	)	 	2	
 	 	45	
 	
 	237	
 	 	683	
 	 	655	
 	 	1,540	
 	 	1,876	
 	 	3,115	
 	 	9,242	
 	
Other income / (expense):	 	 	 	 	 	 	 	 	 	 	 	 	 	
Interest expense	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	
Interest income and other income / (expense)	—	
 	 	1	
 	 	13	
 	 	12	
 	 	—	
 	 	26	
 	 	—	
 	
Net casualty recoveries / (loss)	—	
 	 	—	
 	 	17	
 	 	—	
 	 	—	
 	 	17	
 	 	—	
 	
Net income attributable to noncontrolling interest	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	 	—	
 	
 	—	
 	 	1	
 	 	30	
 	 	12	
 	 	—	
 	 	43	
 	 	—	

Operating income, excluding impairment loss and gain on sale	434	
 	 	412	
 	 	825	
 	 	692	
 	 	1,815	
 	 	2,363	
 	 	5,501	

Impairment loss	—	
 	 	—	
 	 	—	
 	 	(6,402	)	 	—	
 	 	(6,402	)	 	—	
 	
Gain / (loss) on sale of properties	15,034	
 	 	—	
 	 	16,258	
 	 	—	
 	 	(6	)	 	31,292	
 	 	27,577	

Income from discontinued operations	$	15,468	
 	 	$	412	
 	 	$	17,083	
 	 	$	(5,710	)	 	$	1,809	
 	 	$	27,253	
 	 	$	33,078	

45

Piedmont Office Realty Trust, Inc.
Property Detail
As of December 31, 2013 
(in thousands)

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Property	City	State	Percent
Ownership	Year Built	Rentable
Square
Footage
Owned	Leased
Percentage	Commenced
Leased
Percentage	Economic
Leased
Percentage (1)	Annualized Lease Revenue	
 	 	 	 	 	 	 	 	 	 	
Atlanta	

 	

 	

 	

11695 Johns Creek Parkway	 Johns Creek	 GA	100.0%	2001	101	85.1	%	85.1	%	78.2	%	$1,713	
3750 Brookside Parkway	 Alpharetta	 GA	100.0%	2001	104	80.8	%	77.9	%	46.2	%	1,512	
 	
Glenridge Highlands Two	 Atlanta	 GA	100.0%	2000	427	86.2	%	82.9	%	81.7	%	10,023	
 	
Suwanee Gateway One	 Suwanee	 GA	100.0%	2008	142	0.0%	
 	0.0%	
 	0.0%	
 	—	
 	
The Dupree	 Atlanta	 GA	100.0%	1997	138	95.7	%	82.6	%	79.0	%	3,082	
 	
The Medici	 Atlanta	 GA	100.0%	2008	152	32.2	%	27.0	%	17.8	%	1,267	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	1,064	67.6	%	63.5	%	57.5	%	17,597	
 	
Austin	

 	

 	

 	
Braker Pointe III	 Austin	 TX	100.0%	2001	195	100.0	%	100.0	%	100.0	%	6,411	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	195	100.0	%	100.0	%	100.0	%	6,411	
 	
Boston	

 	

 	

 	
1200 Crown Colony Drive	 Quincy	 MA	100.0%	1990	235	100.0	%	100.0	%	100.0	%	4,154	
 	
90 Central Street	 Boxborough	 MA	100.0%	2001	174	100.0	%	95.4	%	95.4	%	3,641	
 	
1414 Massachusetts Avenue	 Cambridge	 MA	100.0%	1873	78	100.0	%	100.0	%	100.0	%	4,641	
 	
One Brattle Square	 Cambridge	 MA	100.0%	1991	95	94.7	%	94.7	%	94.7	%	7,526	
 	
225 Presidential Way	 Woburn	 MA	100.0%	2001	202	100.0	%	100.0	%	100.0	%	2,893	
 	
235 Presidential Way	 Woburn	 MA	100.0%	2000	238	100.0	%	100.0	%	100.0	%	3,397	
 	
5 & 15 Wayside Road	 Burlington	 MA	100.0%	1999 / 2001	271	100.0	%	98.2	%	83.4	%	7,841	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	1,293	99.6	%	98.6	%	95.5	%	34,093	
 	
Chicago	

 	

 	

 	
Windy Point I	 Schaumburg	 IL	100.0%	1999	187	100.0	%	100.0	%	100.0	%	5,518	
 	
Windy Point II	 Schaumburg	 IL	100.0%	2001	301	100.0	%	83.1	%	83.1	%	5,975	
 	
Aon Center	 Chicago	 IL	100.0%	1972	2,724	79.7	%	73.7	%	71.3	%	71,866	
 	
Two Pierce Place	 Itasca	 IL	100.0%	1991	486	88.5	%	82.7	%	82.7	%	10,726	
 	
2300 Cabot Drive	 Lisle	 IL	100.0%	1998	152	72.4	%	69.7	%	69.7	%	2,566	
 	
500 West Monroe Street	 Chicago	 IL	100.0%	1991	966	60.7	%	56.2	%	11.0	%	24,392	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	4,816	78.6	%	72.6	%	62.1	%	121,043	
 	
Cleveland	

 	

 	

 	
Eastpoint I	 Mayfield Heights	 OH	100.0%	2000	83	69.9	%	0.0%	
 	0.0%	
 	1,086	
 	
Eastpoint II	 Mayfield Heights	 OH	100.0%	2000	85	95.3	%	88.2	%	88.2	%	1,605	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	168	82.7	%	44.6	%	44.6	%	2,691	

46

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Property	City	State	Percent
Ownership	Year Built	Rentable
Square
Footage
Owned	Leased
Percentage	Commenced
Leased
Percentage	Economic
Leased
Percentage (1)	Annualized Lease Revenue	
 	 	 	 	 	 	 	 	 	 	
Dallas	

 	

 	

 	
3900 Dallas Parkway	 Plano	 TX	100.0%	1999	120	100.0	%	100.0	%	94.2	%	3,177	
 	
5601 Headquarters Drive	 Plano	 TX	100.0%	2001	166	100.0	%	100.0	%	100.0	%	2,413	
 	
6031 Connection Drive	 Irving	 TX	100.0%	1999	232	100.0	%	95.3	%	95.3	%	5,522	
 	
6021 Connection Drive	 Irving	 TX	100.0%	2000	223	100.0	%	100.0	%	100.0	%	5,196	
 	
6011 Connection Drive	 Irving	 TX	100.0%	1999	152	100.0	%	100.0	%	100.0	%	3,551	
 	
Las Colinas Corporate Center I	 Irving	 TX	100.0%	1998	159	97.5	%	97.5	%	97.5	%	3,414	
 	
Las Colinas Corporate Center II	 Irving	 TX	100.0%	1998	228	95.6	%	81.6	%	69.7	%	4,789	
 	
6565 North MacArthur Boulevard	 Irving	 TX	100.0%	1998	260	93.5	%	85.4	%	85.4	%	6,216	
 	
One Lincoln Park	 Dallas	 TX	100.0%	1999	262	79.0	%	79.0	%	66.8	%	5,360	
 	
161 Corporate Center	 Irving	 TX	100.0%	1998	105	90.5	%	90.5	%	88.6	%	1,999	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	1,907	95.0	%	91.6	%	88.0	%	41,637	
 	
Detroit	

 	

 	

 	
1441 West Long Lake Road	 Troy	 MI	100.0%	1999	108	88.0	%	87.0	%	69.4	%	1,706	
 	
150 West Jefferson	 Detroit	 MI	100.0%	1989	493	69.4	%	69.4	%	65.3	%	9,352	
 	
Auburn Hills Corporate Center	 Auburn Hills	 MI	100.0%	2001	120	100.0	%	100.0	%	100.0	%	2,277	
 	
1075 West Entrance Drive	 Auburn Hills	 MI	100.0%	2001	210	100.0	%	100.0	%	100.0	%	4,106	
 	
4685 Investment Drive	 Troy	 MI	100.0%	2000	77	100.0	%	100.0	%	100.0	%	1,038	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	1,008	83.7	%	83.6	%	79.8	%	18,479	
 	
Central & South Florida	

 	

 	

 	
Sarasota Commerce Center II	Sarasota	FL	100.0%	1999	152	94.1	%	94.1	%	94.1	%	3,118	
 	
5601 Hiatus Road	Tamarac	FL	100.0%	2001	100	100.0	%	100.0	%	100.0	%	2,535	
 	
2001 NW 64th Street	Ft. Lauderdale	FL	100.0%	2001	48	100.0	%	100.0	%	100.0	%	1,179	
 	
400 TownPark	Lake Mary	FL	100.0%	2008	176	48.9	%	45.5	%	30.7	%	2,016	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	476	79.2	%	77.9	%	72.5	%	8,848	
 	
Houston	

 	

 	

 	
1430 Enclave Parkway	Houston	TX	100.0%	1994	313	100.0	%	100.0	%	100.0	%	10,034	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	313	100.0	%	100.0	%	100.0	%	10,034	
 	
Kansas City	

 	

 	

 	
2020 West 89th Street	Leawood	KS	100.0%	1992	68	89.7	%	89.7	%	79.4	%	1,120	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	68	89.7	%	89.7	%	79.4	%	1,120	
 	
Los Angeles	

 	

 	

 	
800 North Brand Boulevard	Glendale	CA	100.0%	1990	527	95.4	%	80.6	%	80.6	%	15,642	
 	
1055 East Colorado Boulevard	Pasadena	CA	100.0%	2001	176	98.3	%	98.3	%	47.7	%	5,845	
 	
Fairway Center II	Brea	CA	100.0%	2002	134	97.8	%	97.8	%	97.8	%	3,568	
 	
1901 Main Street	Irvine	CA	100.0%	2001	173	92.5	%	91.9	%	65.9	%	4,104	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	1,010	95.7	%	87.9	%	74.7	%	29,159	
 	
Minneapolis	

 	

 	

 	
Crescent Ridge II	Minnetonka	MN	100.0%	2000	301	75.1	%	73.1	%	65.4	%	6,163	
 	
US Bancorp Center	Minneapolis	MN	100.0%	2000	928	94.6	%	94.5	%	92.8	%	28,532	
 	
One Meridian Crossings	Richfield	MN	100.0%	1997	195	100.0	%	100.0	%	100.0	%	5,398	
 	
Two Meridian Crossings	Richfield	MN	100.0%	1998	189	92.6	%	91.5	%	91.5	%	4,881	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	1,613	91.4	%	90.8	%	88.4	%	44,974	

47

 	
 	 	 	 	 	 	 	 	 	 	 	 	 	 	
Property	City	State	Percent
Ownership	Year Built	Rentable
Square
Footage
Owned	Leased
Percentage	Commenced
Leased
Percentage	Economic
Leased
Percentage (1)	Annualized Lease Revenue	
 	 	 	 	 	 	 	 	 	 	
Nashville	

 	

 	

 	
2120 West End Avenue	Nashville	TN	100.0%	2000	312	100.0	%	100.0	%	100.0	%	7,461	
 	
5301 Maryland Way	Brentwood	TN	100.0%	1989	201	100.0	%	100.0	%	100.0	%	2,579	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	513	100.0	%	100.0	%	100.0	%	10,040	
 	
New York	

 	

 	

 	
2 Gatehall Drive	Parsippany	NJ	100.0%	1985	405	100.0	%	100.0	%	100.0	%	13,574	
 	
200 Bridgewater Crossing	Bridgewater	NJ	100.0%	2002	309	93.9	%	88.0	%	83.5	%	7,948	
 	
Copper Ridge Center	Lyndhurst	NJ	100.0%	1989	268	94.4	%	94.4	%	94.4	%	7,194	
 	
60 Broad Street	New York	NY	100.0%	1962	1,027	100.0	%	99.8	%	99.8	%	43,715	
 	
600 Corporate Drive	Lebanon	NJ	100.0%	2005	125	100.0	%	100.0	%	100.0	%	2,361	
 	
400 Bridgewater Crossing	Bridgewater	NJ	100.0%	2002	298	100.0	%	100.0	%	100.0	%	9,045	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	2,432	98.6	%	97.8	%	97.2	%	83,837	
 	
Philadelphia	

 	

 	

 	
1901 Market Street	Philadelphia	PA	100.0%	1987	801	100.0	%	100.0	%	100.0	%	17,526	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	801	100.0	%	100.0	%	100.0	%	17,526	
 	
Phoenix	

 	

 	

 	
River Corporate Center	Tempe	AZ	100.0%	1998	133	100.0	%	100.0	%	100.0	%	2,185	
 	
Desert Canyon 300	Phoenix	AZ	100.0%	2001	149	100.0	%	100.0	%	100.0	%	3,332	
 	
Chandler Forum	Chandler	AZ	100.0%	2003	150	42.0	%	42.0	%	42.0	%	1,547	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	432	79.9	%	79.9	%	79.9	%	7,064	
 	
Washington, D.C.	

 	

 	

 	
11107 Sunset Hills Road	Reston	VA	100.0%	1985	101	100.0	%	100.0	%	100.0	%	2,770	
 	
1201 Eye Street	Washington	DC	49.5% (2)	2001	269	100.0	%	100.0	%	100.0	%	13,692	
 	
1225 Eye Street	Washington	DC	49.5% (2)	1986	225	86.7	%	86.7	%	86.7	%	10,377	
 	
3100 Clarendon Boulevard	Arlington	VA	100.0%	1987	250	97.6	%	97.6	%	97.6	%	10,666	
 	
400 Virginia Avenue	Washington	DC	100.0%	1985	224	87.1	%	87.1	%	87.1	%	8,989	
 	
4250 North Fairfax Drive	Arlington	VA	100.0%	1998	305	83.9	%	83.9	%	83.9	%	10,895	
 	
9211 Corporate Boulevard	Rockville	MD	100.0%	1989	115	100.0	%	100.0	%	100.0	%	3,342	
 	
9221 Corporate Boulevard	Rockville	MD	100.0%	1989	115	100.0	%	100.0	%	100.0	%	3,353	
 	
One Independence Square	Washington	DC	100.0%	1991	334	0.3	%	0.3	%	0.3	%	52	
 	
9200 Corporate Boulevard	Rockville	MD	100.0%	1982	109	100.0	%	100.0	%	100.0	%	3,596	
 	
11109 Sunset Hills Road	Reston	VA	100.0%	1984	41	0.0%	
 	0.0%	
 	0.0%	
 	—	
 	
Two Independence Square	Washington	DC	100.0%	1991	561	100.0	%	100.0	%	100.0	%	24,440	
 	
Piedmont Pointe I	Bethesda	MD	100.0%	2007	186	68.8	%	68.8	%	68.8	%	4,392	
 	
Piedmont Pointe II	Bethesda	MD	100.0%	2008	223	54.7	%	51.6	%	51.6	%	4,668	
 	
Arlington Gateway (3)	Arlington	VA	100.0%	2005	323	91.3	%	91.3	%	91.3	%	14,017	
 	
Metropolitan Area Subtotal / Weighted Average	

 	
 	3,381	80.0	%	79.8	%	79.8	%	115,249	

 	

 	

 	

 	
Grand Total	

 	
 	21,490	87.2	%	84.4	%	80.1	%	$569,802	

 	

 	

 	

 	
 	 	
(1)	Economic leased percentage excludes the square footage associated with executed but not commenced leases for currently vacant spaces and the square footage associated with tenants receiving rental abatements (after proportional adjustments for tenants receiving only partial rental abatements).	
(2)	Although Piedmont owns 49.5% of the asset, it is entitled to 100% of the cash flows under the terms of the property ownership entity's joint venture agreement.	
(3)	The property consists of approximately 334,000 square feet; however, due to the square footages referenced in several leases, the rentable square footage is currently 323,000 square feet. As the existing leases expire, the affected spaces will be re-leased to the correct square footages.	

48

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

Certain statements contained in this supplemental package constitute forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We intend for all such forward-looking statements to be covered by the safe-harbor provisions for forward-looking statements contained in Section 27A of the Securities Act and Section 21E of the Exchange Act, as applicable. Such information is subject to certain risks and uncertainties, as well as known and unknown risks, which could cause actual results to differ materially from those projected or anticipated. Therefore, such statements are not intended to be a guarantee of our performance in future periods. Such forward-looking statements can generally be identified by our use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “believe,” “continue” or similar words or phrases that are predictions of future events or trends and which do not relate solely to historical matters.

The following are some of the factors that could cause our actual results and expectations to differ materially from those described in our forward-looking statements: market and economic conditions remain challenging and the demand for office space, rental rates and property values may continue to lag the general economic recovery causing our business, results of operations, cash flows, financial condition and access to capital to be adversely affected or otherwise impact performance, including the potential recognition of impairment charges; the success of our real estate strategies and investment objectives, including our ability to identify and consummate suitable acquisitions; acquisitions of properties may have unknown risks and other liabilities at the time of acquisition; lease terminations or lease defaults, particularly by one of our large lead tenants; the impact of competition on our efforts to renew existing leases or re-let space on terms similar to existing leases; changes in the economies and other conditions of the office market in general and of the specific markets in which we operate, particularly in Chicago, Washington, D.C., and the New York metropolitan area; economic and regulatory changes, including accounting standards, that impact the real estate market generally; additional risks and costs associated with directly managing properties occupied by government tenants; adverse market and economic conditions may continue to adversely affect us and could cause us to recognize impairment charges or otherwise impact our performance; availability of financing and our lending banks' ability to honor existing line of credit commitments; we have significant indebtedness and may not be able to meet our debt service obligations; costs of complying with governmental laws and regulations; uncertainties associated with environmental and other regulatory matters; potential changes in political environment and reduction in federal and/or state funding of our governmental tenants; we may be subject to litigation, which could have a material adverse effect on our financial condition; our ability to continue to qualify as a real estate investment trust under the Internal Revenue Code; and other factors detailed in our most recent Annual Report on Form 10-K and other documents we file with the Securities and Exchange Commission.

Readers are cautioned not to place undue reliance on these forward-looking statements, which speak only as of the date of this supplemental report. We cannot guarantee the accuracy of any such forward-looking statements contained in this supplemental report, and we do not intend to publicly update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise.

49