EX-99.1 2 a8-kearningsreleaseex9.htm EX-99.1 Document

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TABLE OF CONTENTS




Forward-Looking Statements
Earnings Release
Condensed Consolidated Balance Sheets
Condensed Consolidated Statements of Operations
Funds From Operations - Detail
Portfolio Statistics
Same Property Performance
Office Leasing Activity
Office Lease Expirations
Top 20 Office Tenants
Tenant Industry Diversification
Investment Activity
Land Inventory
Debt Schedule
Joint Venture Information
Non-GAAP Financial Measures - Calculations and Reconciliations
Non-GAAP Financial Measures - Discussion











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Cousins PropertiesQ2 2020 Supplemental Information

FORWARD-LOOKING STATEMENTS

Certain matters contained in this report are “forward-looking statements” within the meaning of the federal securities laws and are subject to uncertainties and risks, as itemized in Item 1A included in the Annual Report on Form 10-K for the year ended December 31, 2019 and the Quarterly Report on Form 10-Q for the quarter ended June 30, 2020. These forward-looking statements include information about possible or assumed future results of the business and our financial condition, liquidity, results of operations, plans, and objectives. They also include, among other things, statements regarding subjects that are forward-looking by their nature, such as the following: guidance and underlying assumptions; business and financial strategy; future debt financings; future acquisitions and dispositions of operating assets or joint venture interests; future acquisitions and dispositions of land, including ground leases; future development and redevelopment opportunities, including fee development opportunities; future issuances and repurchases of common stock; future distributions; projected capital expenditures; market and industry trends; entry into new markets; future changes in interest rates; and all statements that address operating performance, events, or developments that we expect or anticipate will occur in the future — including statements relating to creating value for stockholders.
Any forward-looking statements are based upon management's beliefs, assumptions, and expectations of our future performance, taking into account information that is currently available. These beliefs, assumptions, and expectations may change as a result of possible events or factors, not all of which are known. If a change occurs, our business, financial condition, liquidity, and results of operations may vary materially from those expressed in forward-looking statements. Actual results may vary from forward-looking statements due to, but not limited to, the following: the availability and terms of capital; the ability to refinance or repay indebtedness as it matures; the failure of purchase, sale, or other contracts to ultimately close; the failure to achieve anticipated benefits from acquisitions, investments, or dispositions; the potential dilutive effect of common stock or operating partnership unit issuances; the availability of buyers and pricing with respect to the disposition of assets; changes in national and local economic conditions, the real estate industry, and the commercial real estate markets in which we operate, particularly in Atlanta, Austin, Charlotte, Phoenix, Tampa, and Dallas where we have high concentrations of our lease revenues, including the impact of high unemployment, volatility in the public equity and debt markets, and international economic and other conditions; the impact of a public health crisis, including the COVID-19 pandemic, and the governmental and third party response to such a crisis, which may affect our key personnel, our tenants, and the costs of operating our assets; the impact of social distancing, shelter-in-place, border closings, travel restrictions, remote work requirements, and similar governmental and private measures taken to combat the spread of the COVID-19 pandemic on our operations and our tenants; changes to our strategy with regard to land and other non-core holdings that may require impairment losses to be recognized; leasing risks, including the ability to obtain new tenants or renew expiring tenants, the ability to lease newly developed and/or recently acquired space, the failure of a tenant to occupy leased space, and the risk of declining leasing rates; changes in the needs of our tenants brought about by the desire for co-working arrangements, trends toward utilizing less office space per employee, and the effect of telecommuting; any adverse change in the financial condition of one or more of our tenants; volatility in interest rates and insurance rates; competition from other developers or investors; the risks associated with real estate developments (such as zoning approval, receipt of required permits, construction delays, cost overruns, and leasing risk); cyber security breaches; changes in senior management, changes in the Board of Directors, and the loss of key personnel; the potential liability for uninsured losses, condemnation, or environmental issues; the potential liability for a failure to meet regulatory requirements; the financial condition and liquidity of, or disputes with, joint venture partners; any failure to comply with debt covenants under credit agreements; any failure to continue to qualify for taxation as a real estate investment trust and meet regulatory requirements; potential changes to state, local, or federal regulations applicable to our business; material changes in the rates, or the ability to pay, dividends on common shares or other securities; potential changes to the tax laws impacting REITs and real estate in general; potential changes to the tax laws impacting REITs and real estate in general; and those additional risks and factors discussed in reports filed with the Securities and Exchange Commission ("SEC") by the Company.
The words “believes,” “expects,” “anticipates,” “estimates,” “plans,” “may,” “intend,” “will,” or similar expressions are intended to identify forward-looking statements. Although we believe that our plans, intentions, and expectations reflected in any forward-looking statements are reasonable, we can give no assurance that such plans, intentions, or expectations will be achieved. We undertake no obligation to publicly update or revise any forward-looking statement, whether as a result of future events, new information, or otherwise, except as required under U.S. federal securities laws.
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Q2 2020 Supplemental Information

EARNINGS RELEASE

COUSINS PROPERTIES REPORTS SECOND QUARTER 2020 RESULTS
Highlights
Net income per share was $0.16.
Funds from operations per share was $0.66.
Same property net operating income on a cash basis decreased 1.6%; adjusted for temporary rent deferrals and reduced parking income it increased 3.7%.
Second generation net rent per square foot on a cash basis increased 20.6%.
Executed 302,877 square feet of office leases.
Collected 97% of rents, including 98% from office customers, in the second quarter; collected 98% of rents, including 98% from office tenants, in July.
Executed rent deferral agreements representing 1.1% of annualized contractual rents.
More than $1 billion of liquidity at quarter-end, representing 15.5% of total market capitalization.
On May 4, 2020, the Company purchased a 1,550 space parking garage in Charlotte for a gross purchase price of $85.0 million.
ATLANTA (July 30, 2020) - Cousins Properties (NYSE:CUZ) today reported its results of operations for the quarter ended June 30, 2020.
"Our second quarter results were solid and consistent with the forecast we provided in April," said Colin Connolly, president and chief executive officer of Cousins Properties. "Although same-property performance is down due to temporary rent deferral agreements and reduced parking demand, the economics on new leases remain strong driven by our Sun Belt markets and trophy portfolio. Looking forward, we firmly believe compelling investment opportunities will emerge over the coming quarters that will allow us to take advantage of our best-in-class balance sheet to create significant value for our shareholders."
Financial Results
Net income available to common stockholders was $23.1 million, or $0.16 per share, for the second quarter of 2020, compared with net loss available to common stockholders of $22.4 million, or $0.20 per share (net income available to common shareholders of $0.24 per share, excluding transaction costs), for the second quarter of 2019. Net income available to common stockholders was $198.0 million, or $1.34 per share, for the six months ended June 30, 2020, compared with $12.9 million, or $0.12 per share ($0.57 per share, excluding transaction costs), for the six months ended June 30, 2019. The increase in net income available to common stockholders between the six month periods is primarily due to the sales of Hearst Tower and of the company's investment in the Gateway Village joint venture in the first quarter of 2020 and due to the acquisition costs related to the TIER merger in the second quarter 2019.
Funds From Operations ("FFO") was $98.0 million, or $0.66 per share, for the second quarter of 2020, compared with $31.9 million, or $0.28 per share ($0.71 per share, excluding transaction costs), for the second quarter of 2019. FFO was was $210.7 million, or $1.42 per share, for the six months ended June 30, 2020, compared with $116.4 million, or $1.05 per share ($1.50 per share, excluding transaction costs), for the six months ended June 30, 2019.

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Q2 2020 Supplemental Information

EARNINGS RELEASE

2020 Guidance
Due to uncertainty driven by the COVID-19 pandemic, the Company withdrew its earnings guidance in April 2020. However, at that time the Company provided financial information to assist investors as they assessed the Company’s outlook for the balance of 2020. Based on actual results to date as well as the Company’s current outlook, this previously provided information remains unchanged except for the following updates. All information covers full year 2020 results.
The Company acquired a parking garage in Charlotte on May 4th that is anticipated to generate net operating income of $1.5 million to $2.0 million during the Company's ownership period in 2020. Stabilized annual net operating income is anticipated to be $4.5 million to $5.0 million. This acquisition was funded with cash on hand.
General and administrative expenses are anticipated to decline by an additional $1 million on top of the $3 million to $5 million decline announced last quarter. The Company now anticipates full year general and administrative expenses of $27 million to $29 million, net of capitalized salaries, down 18% from its original range of $33 million to $35 million.
A decline in parking revenue is anticipated to reduce net operating income by $5.5 million to $9.5 million compared to a prior range of $3.5 million to $9.5 million due to a revised outlook on the duration of the pandemic.
Fee and other income is anticipated to decline by $2 million while property level net operating income is anticipated to increase by $300,000 due to the previously disclosed Parsley Energy lease amendment at Colorado Tower being accounted for as a lease modification rather than a termination.

Investor Conference Call and Webcast
The Company will conduct a conference call at 10:00 a.m. (Eastern Time) on Friday, July 31, 2020, to discuss the results of the quarter ended June 30, 2020. The number to call for this interactive teleconference is (877) 247-1056. The live webcast of this call can be accessed on the Company's website, www.cousins.com, through the “Cousins Properties Second Quarter Conference Call” link on the Investor Relations page. A replay of the conference call will be available for seven days by dialing (877) 344-7529 and entering the passcode 10146359. The playback can also be accessed on the Company's website.
Acting through its operating partnership, Cousins Properties, LP, Cousins Properties is a leading fully-integrated real estate investment trust (REIT) with extensive experience in development, acquisition, financing, management, and leasing. Based in Atlanta, the Company actively invests in top-tier urban office assets and opportunistic mixed-use properties in Sunbelt markets.
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Q2 2020 Supplemental Information

CONDENSED CONSOLIDATED BALANCE SHEETS
(in thousands, except share and per share amounts)
June 30, 2020December 31, 2019
Assets:(unaudited) 
Real estate assets:  
Operating properties, net of accumulated depreciation of $692,126 and $577,139 in 2020 and 2019, respectively$6,011,375  $5,669,324  
Projects under development205,376  410,097  
Land97,196  116,860  
6,313,947  6,196,281  
Real estate assets and other assets held for sale, net of accumulated depreciation and amortization of $61,093 in 2019—  360,582  
Cash and cash equivalents28,255  15,603  
Restricted cash1,947  2,005  
Notes and accounts receivable35,078  23,680  
Deferred rents receivable119,982  102,314  
Investment in unconsolidated joint ventures129,857  133,884  
Intangible assets, net224,066  257,649  
Other assets55,316  59,449  
Total assets$6,908,448  $7,151,447  
Liabilities:
Notes payable$1,939,517  $2,222,975  
Accounts payable and accrued expenses183,350  209,904  
Deferred income57,199  52,269  
Intangible liabilities, net of accumulated amortization of $66,343 and $55,798 in 2020 and 2019, respectively72,560  83,105  
Other liabilities115,493  134,128  
Liabilities of real estate assets held for sale, net of accumulated amortization of $7,771 in 2019—  21,231  
Total liabilities2,368,119  2,723,612  
Commitments and contingencies
Equity:
  Stockholders' investment:  
Preferred stock, $1 par value, 20,000,000 shares authorized, 1,716,837 shares issued and outstanding in 2019—  1,717  
Common stock, $1 par value, 300,000,000 shares authorized, 151,153,042 and 149,347,382 shares issued, and 148,568,109 and 146,762,449 shares outstanding in 2020 and 2019, respectively151,153  149,347  
Additional paid-in capital5,540,945  5,493,883  
Treasury stock at cost, 2,584,933 shares in 2020 and 2019(148,473) (148,473) 
Distributions in excess of cumulative net income(1,028,289) (1,137,200) 
Total stockholders' investment4,515,336  4,359,274  
Nonredeemable noncontrolling interests24,993  68,561  
Total equity4,540,329  4,427,835  
Total liabilities and equity$6,908,448  $7,151,447  
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Q2 2020 Supplemental Information

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(unaudited; in thousands, except per share amounts)
Three Months Ended June 30,Six Months Ended June 30,
 2020201920202019
Revenues:   
Rental property revenues$175,099  $134,933  $364,228  $258,798  
Fee income4,690  7,076  9,422  15,804  
Other126  11  163  151  
 179,915  142,020  373,813  274,753  
Expenses:  
Rental property operating expenses61,621  46,705  126,159  90,192  
Reimbursed expenses322  1,047  843  1,979  
General and administrative expenses8,543  8,374  14,195  19,834  
Interest expense13,993  12,059  29,897  22,879  
Depreciation and amortization72,868  50,904  144,482  96,765  
Transaction costs63  49,827  428  49,830  
Other552  624  1,118  804  
 157,962  169,540  317,122  282,283  
Income from unconsolidated joint ventures1,715  3,634  5,140  6,538  
Gain (loss) on sales of investments in unconsolidated joint ventures(231) —  45,999  —  
Gain (loss) on investment property transactions(201) 1,304  90,715  14,415  
Net income (loss)23,236  (22,582) 198,545  13,423  
Net (income) loss attributable to noncontrolling interests(135) 173  (501) (491) 
Net income (loss) available to common stockholders$23,101  $(22,409) $198,044  $12,932  
Net income (loss) per common share — basic and diluted$0.16  $(0.20) $1.34  $0.12  
Weighted average shares — basic148,548  112,926  147,986  109,049  
Weighted average shares — diluted148,580  114,670  148,570  110,822  

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Q2 2020 Supplemental Information

KEY PERFORMANCE METRICS
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
Property Statistics
Consolidated Operating Properties232433333434323232
Consolidated Rentable Square Feet (in thousands)12,20312,57318,37218,37219,59919,59918,24918,24918,249
Unconsolidated Operating Properties
455544333
Unconsolidated Rentable Square Feet (in thousands)
3,1133,3943,3943,3942,1682,1681,1071,1071,107
Total Operating Properties272938383838353535
Total Rentable Square Feet (in thousands)15,31615,96721,76621,76621,76721,76719,35619,35619,356
Office Leasing Activity (1)
Net Leased during the Period (square feet in thousands)1,5976821,0897415623,074476303779
Net Effective Rent Calculation (per square foot)
Net Rent$31.01$27.86$29.34$33.66$31.38$30.43$34.88$33.54$34.36
Net Free Rent(0.85)(0.49)(0.52)(0.64)(1.01)(0.63)(1.92)(0.92)(1.54)
Leasing Commissions
(2.41)(1.13)(2.34)(2.86)(2.84)(2.29)(2.68)(3.02)(2.82)
Tenant Improvements
(4.40)(1.74)(4.69)(3.13)(4.89)(3.69)(5.27)(4.17)(4.84)
Leasing Costs(7.66)(3.36)(7.55)(6.63)(8.74)(6.61)(9.87)(8.11)(9.20)
Net Effective Rent$23.35$24.50$21.79$27.03$22.64$23.82$25.01$25.43$25.16
Change in Second Generation Net Rent32.5 %22.8 %21.5 %17.2 %25.5 %21.3 %26.9 %31.8 %29.6 %
Change in Cash-Basis Second Generation Net Rent13.2 %7.1 %4.9 %8.1 %12.6 %7.7 %14.3 %20.6 %17.7 %
Same Property Information (2)
Percent Leased (period end)94.5 %94.4 %93.9 %93.7 %94.6 %94.6 %94.8 %94.4 %94.4 %
Weighted Average Occupancy 91.9 %92.0 %91.8 %90.9 %91.1 %91.8 %91.4 %91.5 %91.5 %
Change in Net Operating Income (over prior year period)
2.1 %4.3 %4.5 %0.3 %1.4 %2.6 %3.2 %(2.4)%0.4 %
Change in Cash-Basis Net Operating Income (over prior year period)
4.7 %4.0 %5.5 %2.9 %6.0 %4.8 %11.4 %(1.6)%4.7 %
Development Pipeline (3)
Estimated Project Costs (in thousands)$245,900$199,900$427,900$427,900$565,600$565,600$565,600$565,600$565,600
Estimated Project Costs/ Total Undepreciated Assets4.7 %3.8 %5.5 %5.4 %6.9 %6.9 %7.1 %7.0 %7.0 %
Market Capitalization (4)
Common Stock Price (period end)$31.60$38.64$36.17$37.59$41.20$41.20$29.27$29.83$29.83
Common Stock/Units Outstanding (period end in thousands)106,840106,890148,507148,506148,506148,506148,565148,593148,593
Equity Market Capitalization (in thousands)$3,376,144$4,130,230$5,371,498$5,582,341$6,118,447$6,118,447$4,348,498$4,432,529$4,432,529
Debt (in thousands)1,234,0161,287,1642,007,6632,023,1362,305,4942,305,4942,036,9552,038,2712,038,271
Total Market Capitalization (in thousands)$4,610,152$5,417,403$7,379,161$7,605,477$8,423,941$8,423,941$6,385,453$6,470,800$6,470,800
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Q2 2020 Supplemental Information

KEY PERFORMANCE METRICS
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
Credit Ratios (4)
Net Debt/Total Market Capitalization26.5 %23.4 %26.8 %26.2 %27.1 %27.1 %29.8 %30.9 %30.9 %
Net Debt/Total Undepreciated Assets24.0 %24.1 %25.5 %25.2 %27.8 %27.8 %24.0 %24.9 %24.9 %
Net Debt/Annualized Adjusted EBITDAre (5)
3.643.265.154.024.554.553.664.444.44
Fixed Charges Coverage (Adjusted EBITDAre)
5.466.085.586.215.915.956.225.956.09
Dividend Information (4)
Common Dividend per Share$1.04$0.29$0.29$0.29$0.29$1.16$0.30$0.30$0.60
Funds From Operations (FFO) Payout Ratio before Transaction Costs40.8 %36.1 %52.1 %39.7 %39.3 %41.4 %39.4 %45.5 %42.2 %
Funds Available for Distribution (FAD) Payout Ratio61.2 %56.4 %131.6 %53.9 %60.8 %67.2 %59.7 %77.4 %67.4 %
Operations Ratio (4)
Annualized General and Administrative Expenses/Total Undepreciated Assets
0.43 %0.87 %0.43 %0.30 %0.55 %0.45 %0.28 %0.43 %0.35 %
Additional Information (4) (in thousands, except per square foot amounts)
In-Place Gross Rent (per square foot) (6)$36.41$36.95$36.98$37.26$37.44$37.44$39.29$39.48$39.48
Straight Line Rental Revenue
$26,017$8,732$6,068$6,522$8,123$29,445$9,895$11,238$21,133
Above and Below Market Rents Amortization
$6,877$1,670$1,981$3,042$2,846$9,539$2,808$2,737$5,545
Second Generation Capital Expenditures
$56,667$8,074$40,604$18,946$23,085$90,709$23,817$25,716$49,533
(1) See Office Leasing Activity on page 20 for additional detail and explanations.
(2) Same Property Information is derived from the pool of office properties, as defined, in the period originally reported. See Same Property Performance on page 18 and Non-GAAP Financial Measures - Calculations and Reconciliations on page 37 for additional information.
(3) Cousins' share of estimated project costs. See Development Pipeline on page 26 for additional detail.
(4) See Non-GAAP Financial Measures - Calculations and Reconciliations beginning on page 32.
(5) Given the timing of the closing of the TIER transaction, the actual calculation of this ratio was temporarily high for the second quarter of 2019 and decreased when a full quarter of TIER operations were included in EBITDAre. Second quarter 2019 EBITDAre, annualized for the calculation, included 17 days of Legacy TIER operations while the total impact of the TIER transaction was included in net debt as of June 30, 2019.
(6) In-place gross rent equals the annualized cash basis base rent including tenant's share of estimated operating expenses, if applicable, as of the end of the period divided by occupied square feet.



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Q2 2020 Supplemental Information

KEY PERFORMANCE METRICS

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        (1) Office properties only.
        
        
        Note: See additional information included herein for calculations, definitions, and reconciliations to GAAP financial measures.
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Q2 2020 Supplemental Information

FUNDS FROM OPERATIONS - SUMMARY (1)
(amounts in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
Net Operating Income$326,063  $87,731  $97,417  $120,642  $126,000  $431,790  $127,782  $117,132  $244,914  
Gain on Sales of Undepreciated Investment Properties3,291  13,132  1,337  21  3,692  18,182  1,335  —  1,335  
Fee Income10,089  8,728  7,075  7,495  5,220  28,518  4,732  4,689  9,421  
Other Income3,678  748  306  3,671  3,136  7,861  2,994  726  3,720  
Reimbursed Expenses(3,782) (932) (1,047) (1,290) (735) (4,004) (521) (322) (843) 
General and Administrative Expenses(22,040) (11,460) (8,374) (5,852) (11,321) (37,007) (5,652) (8,543) (14,195) 
Interest Expense(45,886) (12,574) (13,692) (16,377) (17,058) (59,701) (16,554) (14,543) (31,097) 
Other Expenses(1,642) (404) (50,699) (1,658) (2,286) (55,047) (1,188) (1,007) (2,195) 
Depreciation and Amortization of Non-Real Estate Assets(1,872) (456) (454) (443) (446) (1,799) (207) (173) (380) 
FFO (1)$267,899  $84,513  $31,869  $106,209  $106,202  $328,793  $112,721  $97,959  $210,680  
TIER transaction costs—   49,827  1,048  1,999  52,877  365  63  428  
FFO before TIER transaction costs$267,899  $84,516  $81,696  $107,257  $108,201  $381,670  $113,086  $98,022  $211,108  
Weighted Average Shares - Diluted106,868  106,901  114,670  148,530  148,534  129,831  148,561  148,580  148,570  
FFO per Share (1)$2.51  $0.79  $0.28  $0.72  $0.72  $2.53  $0.76  $0.66  $1.42  
FFO per Share before TIER transaction costs$2.51  $0.79  $0.71  $0.72  $0.73  $2.94  $0.76  $0.66  $1.42  


         (1) See pages 32 and 35 for reconciliations of Funds From Operations to net income available to common shareholders.
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Q2 2020 Supplemental Information

FUNDS FROM OPERATIONS - DETAIL (1)


(amounts in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
Net Operating Income
Consolidated Properties
The Domain (2) $—  $—  $1,881  $8,926  $9,138  $19,945  $9,068  $9,475  $18,543  
Spring & 8th (2)21,450  7,218  7,385  7,392  7,374  29,369  7,351  7,255  14,606  
Northpark (2)24,418  6,463  6,039  6,521  6,249  25,272  6,916  6,983  13,899  
Terminus (2) (3)—  —  —  —  7,330  7,330  6,949  6,899  13,848  
Corporate Center (2)23,946  6,386  6,785  6,619  6,694  26,484  6,157  5,928  12,085  
Hayden Ferry (2)23,465  5,945  6,154  5,721  6,118  23,938  6,321  5,676  11,997  
Bank of America Plaza—  —  933  5,103  4,569  10,605  5,323  5,028  10,351  
Fifth Third Center19,130  4,735  4,503  4,408  4,347  17,993  4,573  4,791  9,364  
BriarLake Plaza (2)—  —  852  4,623  4,742  10,217  4,681  4,367  9,048  
One Eleven Congress16,218  4,446  4,515  4,203  4,215  17,379  4,396  4,496  8,892  
Promenade16,502  4,788  4,708  4,353  4,510  18,359  4,506  3,950  8,456  
3344 Peachtree12,182  3,142  3,328  3,345  3,488  13,303  5,267  2,966  8,233  
The Terrace (2)—  —  749  3,617  3,945  8,311  3,988  3,998  7,986  
San Jacinto Center14,652  3,665  3,679  3,637  3,612  14,593  3,617  4,290  7,907  
Burnett Plaza—  —  710  3,556  3,963  8,229  3,631  3,649  7,280  
Colorado Tower13,773  3,480  3,483  3,502  3,526  13,991  3,350  3,303  6,653  
Buckhead Plaza (2)16,851  4,047  3,968  3,765  3,299  15,079  3,617  2,783  6,400  
NASCAR Plaza10,334  2,538  2,494  2,586  2,682  10,300  2,750  2,655  5,405  
816 Congress11,656  3,290  2,879  2,969  2,709  11,847  2,636  2,754  5,390  
3350 Peachtree7,633  2,011  2,345  2,329  2,272  8,957  2,450  2,849  5,299  
Legacy Union One—  —  450  2,360  2,347  5,157  2,400  2,396  4,796  
1200 Peachtree—  775  2,318  2,332  2,266  7,691  2,332  2,318  4,650  
Tempe Gateway7,934  2,165  1,757  1,785  2,043  7,750  2,084  1,835  3,919  
8000 Avalon5,432  1,714  1,916  1,899  1,879  7,408  1,759  1,867  3,626  
3348 Peachtree5,720  1,527  1,499  1,598  1,543  6,167  1,502  1,309  2,811  
111 West Rio5,477  1,381  1,380  1,407  1,391  5,559  1,388  1,411  2,799  
Domain Point (2)—  —  348  1,571  1,139  3,058  1,187  1,435  2,622  
5950 Sherry Lane—  —  220  1,056  1,040  2,316  1,239  1,184  2,423  
The Pointe4,815  1,255  1,235  1,260  1,339  5,089  1,192  1,230  2,422  
Research Park V4,066  1,031  1,023  1,006  1,027  4,087  1,029  1,029  2,058  
Meridian Mark Plaza3,849  1,018  1,163  1,104  1,085  4,370  1,067  846  1,913  
Harborview Plaza1,753  346  553  431  683  2,013  795  840  1,635  
Other (4) 25,919  6,492  6,786  6,621  7,312  27,211  6,226  1,144  7,370  
Subtotal - Consolidated297,175  79,858  88,038  111,605  119,876  399,377  121,747  112,939  234,686  
Cousins Properties
12
Q1 2020 Supplemental Information

FUNDS FROM OPERATIONS - DETAIL (1)


(amounts in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
Unconsolidated Properties (5)
Dimensional Place—  206  1,770  1,912  1,873  5,761  1,900  1,955  3,855  
Carolina Square (2)3,823  1,097  1,053  1,009  1,208  4,367  1,255  1,210  2,465  
Emory University Hospital Midtown4,024  1,027  1,036  1,072  1,104  4,239  1,078  962  2,040  
Terminus (2) (3)13,501  3,670  3,662  3,216  —  10,548  —  —  —  
Other (4)7,540  1,873  1,858  1,828  1,939  7,498  1,802  66  1,868  
Subtotal - Unconsolidated28,888  7,873  9,379  9,037  6,124  32,413  6,035  4,193  10,228  
Total Net Operating Income (1)326,063  87,731  97,417  120,642  126,000  431,790  127,782  117,132  244,914  
Gain on Sales of Undepreciated Investment Properties
Sales Less Cost of Sales - Consolidated512  13,132  1,337  21  3,692  18,182  —  —  —  
Sales Less Cost of Sales - Unconsolidated (5)2,779  —  —  —  —  —  1,335  —  1,335  
Total Gain on Sales of Undepreciated Investment Properties3,291  13,132  1,337  21  3,692  18,182  1,335  —  1,335  
Fee Income
Development Fees2,935  7,022  5,112  5,670  4,254  22,058  3,835  3,846  7,681  
Management Fees (6)5,911  1,379  1,548  1,824  966  5,717  762  843  1,605  
Leasing & Other Fees1,243  327  415   —  743  135  —  135  
Total Fee Income10,089  8,728  7,075  7,495  5,220  28,518  4,732  4,689  9,421  
Other Income
Termination Fees1,548  520  190  3,575  2,942  7,227  2,844  539  3,383  
Termination Fees - Unconsolidated (5)—     —  16     
Interest and Other Income1,722  140  11   92  246  37  126  163  
Interest and Other Income - Unconsolidated (5)315  85  101  84  102  372  112  59  171  
Gain on Extinguishment of Debt93  —  —  —  —  —  —  —  —  
Total Other Income3,678  748  306  3,671  3,136  7,861  2,994  726  3,720  
Total Fee and Other Income13,767  9,476  7,381  11,166  8,356  36,379  7,726  5,415  13,141  
Reimbursed Expenses(3,782) (932) (1,047) (1,290) (735) (4,004) (521) (322) (843) 
General and Administrative Expenses(22,040) (11,460) (8,374) (5,852) (11,321) (37,007) (5,652) (8,543) (14,195) 
Interest Expense
Consolidated Debt
2019 Senior Notes, Unsecured ($275M)—  —  (366) (2,744) (2,743) (5,853) (2,744) (2,744) (5,488) 
2017 Senior Notes, Unsecured ($250M)(9,958) (2,490) (2,489) (2,490) (2,489) (9,958) (2,489) (2,490) (4,979) 
2019 Senior Notes, Unsecured ($250M)—  —  (326) (2,440) (2,441) (5,207) (2,441) (2,441) (4,882) 
Credit Facility, Unsecured (3,023) (1,289) (1,705) (1,628) (2,703) (7,325) (3,081) (773) (3,854) 
Term Loan, Unsecured(8,495) (2,422) (2,421) (2,302) (2,049) (9,194) (1,891) (1,190) (3,081) 
Terminus (2) (3)—  —  —  —  (1,540) (1,540) (1,526) (1,511) (3,037) 
2019 Senior Notes, Unsecured ($125M)—  —  (160) (1,197) (1,197) (2,554) (1,197) (1,197) (2,394) 
Fifth Third Center(4,951) (1,221) (1,215) (1,208) (1,202) (4,846) (1,194) (1,188) (2,382) 
2017 Senior Notes, Unsecured ($100M)(4,145) (1,036) (1,037) (1,036) (1,036) (4,145) (1,036) (1,037) (2,073) 
Promenade(4,360) (1,069) (1,060) (1,052) (1,043) (4,224) (1,034) (1,025) (2,059) 
Colorado Tower(4,233) (1,051) (1,046) (1,040) (1,036) (4,173) (1,030) (1,026) (2,056) 
Cousins Properties
13
Q2 2020 Supplemental Information

FUNDS FROM OPERATIONS - DETAIL (1)


(amounts in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
816 Congress(3,173) (784) (779) (776) (772) (3,111) (768) (763) (1,531) 
Legacy Union One—  —  (98) (536) (535) (1,169) (528) (527) (1,055) 
Other (4)(1,994) (473) (473) (469) (468) (1,883) (254) (40) (294) 
Capitalized (7)4,902  1,015  1,116  4,218  4,870  11,219  5,309  3,959  9,268  
Subtotal - Consolidated (39,430) (10,820) (12,059) (14,700) (16,384) (53,963) (15,904) (13,993) (29,897) 
Unconsolidated Debt (5)
Terminus (2) (3)(3,976) (1,038) (905) (961) —  (2,904) —  —  —  
Carolina Square (2)(1,223) (406) (420) (409) (370) (1,605) (347) (249) (596) 
Emory University Hospital Midtown(1,257) (310) (308) (307) (304) (1,229) (303) (301) (604) 
Subtotal - Unconsolidated (6,456) (1,754) (1,633) (1,677) (674) (5,738) (650) (550) (1,200) 
Total Interest Expense(45,886) (12,574) (13,692) (16,377) (17,058) (59,701) (16,554) (14,543) (31,097) 
Other Expenses
Severance (60) (23) (23) (84) (24) (154) (51) (17) (68) 
Partners' Share of FFO in Consolidated Joint Ventures(558) (171) (192) (249) (221) (833) (213) (342) (555) 
Property Taxes and Other Holding Costs(583) (184) (209) (392) (290) (1,075) (356) (380) (736) 
Loss on Extinguishment of Debt(85) —  —  —  —  —  —  —  —  
Income Tax Expense—  —  (242) 242  298  298  (50) 50  —  
Predevelopment & Other Costs(108) (23) (206) (127) (46) (402) (153) (255) (408) 
Transaction Costs - TIER —  (3) (49,827) (1,048) (1,999) (52,877) (365) (63) (428) 
Transaction/Acquisition Costs - Other(248) —  —  —  (4) (4) —  —  —  
Total Other Expenses(1,642) (404) (50,699) (1,658) (2,286) (55,047) (1,188) (1,007) (2,195) 
Depreciation and Amortization of Non-Real Estate Assets(1,872) (456) (454) (443) (446) (1,799) (207) (173) (380) 
FFO (1)$267,899  $84,513  $31,869  $106,209  $106,202  $328,793  $112,721  $97,959  $210,680  
TIER transaction costs—   49,827  1,048  1,999  52,877  365  63  428  
FFO before TIER transaction costs$267,899  $84,516  $81,696  $107,257  $108,201  $381,670  $113,086  $98,022  $211,108  
Weighted Average Shares - Diluted106,868  106,901  114,670  148,530  148,534  129,831  148,561  148,580  148,570  
FFO per Share (1)$2.51  $0.79  $0.28  $0.72  $0.72  $2.53  $0.76  $0.66  $1.42  
FFO per Share before TIER transaction costs$2.51  $0.79  $0.71  $0.72  $0.73  $2.94  $0.76  $0.66  $1.42  
Note: Amounts may differ slightly from other schedules contained herein due to rounding.
(1) See Non-GAAP Financial Measures - Calculations and Reconciliations beginning on page 32.
(2) Contains multiple buildings that are grouped together for reporting purposes.
(3) On October 1, 2019, the Company purchased its partner's 50% interest in Terminus Office Holdings LLC.
(4) Primarily represents properties sold and loans repaid prior to March 31, 2020 that are not considered discontinued operations. The Company sold the Hearst Tower and Woodcrest operating properties and its interest in the Gateway Village
unconsolidated joint venture in the first quarter of 2020. Includes preliminary operational activity at 120 West Trinity and 10000 Avalon, which are in the final stages of development.
(5) Unconsolidated amounts include amounts recorded in unconsolidated joint ventures for the respective category multiplied by the Company's ownership interest. The Company does not control the operations of the unconsolidated joint ventures, but
believes including these amounts in the categories indicated is meaningful to investors and analysts.
(6) Management Fees include reimbursement of expenses that are included in the "Reimbursed Expenses" line item.
(7) Amounts of interest expense related to consolidated debt that is capitalized to consolidated development projects and equity in unconsolidated development projects.
Cousins Properties
14
Q2 2020 Supplemental Information

PORTFOLIO STATISTICS
Office PropertiesRentable Square FeetFinancial Statement PresentationCompany's Ownership InterestEnd of Period LeasedWeighted Average Occupancy (1)% of Total
Net Operating
Income (2)
Property Level Debt ($000) (3)
2Q201Q202Q201Q20
Spring & 8th (4)765,000  Consolidated100%100.0%100.0%100.0%100.0%6.2%$—  
Northpark (4)1,539,000  Consolidated100%93.3%93.1%92.2%88.5%6.0%—  
Terminus (4) (5)1,226,000  Consolidated100%83.5%83.5%80.5%78.2%5.9%199,427  
Promenade777,000  Consolidated100%90.7%90.5%90.1%89.6%3.5%94,176  
3344 Peachtree484,000  Consolidated100%97.1%97.1%86.5%86.4%2.5%—  
3350 Peachtree413,000  Consolidated100%95.2%95.2%95.2%95.2%2.4%—  
Buckhead Plaza (4)667,000  Consolidated100%74.8%77.5%75.0%72.6%2.4%—  
1200 Peachtree (5)370,000  Consolidated100%100.0%100.0%100.0%100.0%2.0%—  
8000 Avalon229,000  Consolidated90%97.8%100.0%99.3%100.0%1.7%—  
3348 Peachtree258,000  Consolidated100%91.0%92.3%91.0%91.7%1.1%—  
Emory University Hospital Midtown358,000  Unconsolidated50%99.2%98.3%97.1%97.7%0.8%33,568  
Meridian Mark Plaza160,000  Consolidated100%100.0%100.0%100.0%100.0%0.7%—  
ATLANTA7,246,000  91.4%91.6%89.8%88.4%35.2%327,171  
The Domain (4) (5)1,287,000  Consolidated100%99.7%99.7%94.5%89.3%8.5%—  
One Eleven Congress519,000  Consolidated100%95.0%95.0%88.2%88.8%3.9%—  
San Jacinto Center399,000  Consolidated100%96.5%96.2%91.3%87.8%3.7%—  
The Terrace (4) (5)619,000  Consolidated100%88.8%89.9%86.8%86.6%3.4%—  
Colorado Tower373,000  Consolidated100%97.8%97.8%96.1%98.7%2.8%115,289  
816 Congress435,000  Consolidated100%87.5%90.2%87.6%86.3%2.4%78,762  
Domain Point (4) (5)243,000  Consolidated96.5%90.6%90.6%88.7%76.8%1.2%—  
Research Park V173,000  Consolidated100%97.1%97.1%97.1%97.1%0.9%—  
AUSTIN4,048,000  95.0%95.4%91.4%88.8%26.8%194,051  
Bank of America Plaza (5)891,000  Consolidated100%79.9%85.6%85.2%90.3%4.3%—  
Fifth Third Center692,000  Consolidated100%99.8%99.8%99.8%96.2%4.1%138,294  
NASCAR Plaza394,000  Consolidated100%99.4%100.0%98.2%99.3%2.3%—  
Dimensional Place (5)281,000  Unconsolidated50%95.6%95.6%94.7%94.7%1.7%—  
CHARLOTTE2,258,000  91.1%93.6%93.0%94.2%12.4%138,294  
Hayden Ferry (4)789,000  Consolidated100%97.8%97.8%90.3%93.5%4.9%—  
Tempe Gateway264,000  Consolidated100%94.8%94.8%94.8%94.8%1.6%—  
111 West Rio225,000  Consolidated100%100.0%100.0%100.0%100.0%1.2%—  
PHOENIX1,278,000  97.6%97.6%92.9%94.9%7.7%—  
Corporate Center (4)1,226,000  Consolidated100%98.0%97.9%87.9%93.2%5.1%—  
The Pointe253,000  Consolidated100%93.6%94.4%92.9%93.4%1.1%—  
Harborview Plaza205,000  Consolidated100%76.3%80.0%77.6%79.1%0.7%—  
TAMPA1,684,000  94.7%95.2%87.4%91.5%6.9%—  
Cousins Properties
15
Q2 2020 Supplemental Information

PORTFOLIO STATISTICS
Office PropertiesRentable Square FeetFinancial Statement PresentationCompany's Ownership InterestEnd of Period LeasedWeighted Average Occupancy (1)% of Total
Net Operating
Income (2)
Property Level Debt ($000) (3)
2Q201Q202Q201Q20
Legacy Union One (5)319,000  Consolidated100%100.0%100.0%100.0%100.0%2.1%67,796  
5950 Sherry Lane (5)197,000  Consolidated100%93.1%93.1%89.9%88.7%1.0%—  
DALLAS516,000  97.4%97.4%96.1%95.7%3.1%67,796  
BriarLake Plaza - Houston (4) (5)835,000  Consolidated100%84.1%89.2%86.2%88.3%3.8%—  
Burnett Plaza - Fort Worth (5)1,023,000  Consolidated100%87.3%87.6%87.2%86.6%3.1%—  
Carolina Square - Chapel Hill158,000  Unconsolidated50%94.5%93.3%79.5%79.5%0.3%12,879  
OTHER OFFICE2,016,000  86.2%88.6%86.5%87.1%7.2%12,879  
 TOTAL OFFICE19,046,000  92.5%93.3%90.3%89.9%99.3%$740,191  
Other Properties
Carolina Square Apartment - Chapel Hill (246 units)266,000  Unconsolidated50%100.0%99.6%99.9%99.9%0.6%21,683  
Carolina Square Retail - Chapel Hill44,000  Unconsolidated50%89.8%89.3%89.8%89.8%0.1%3,587  
 TOTAL OTHER310,000  98.6%98.1%98.4%98.4%0.7%$25,270  
 TOTAL19,356,000  92.5%93.3%90.4%90.0%100.0%$765,461  
See next page for footnotes

Cousins Properties
16
Q2 2020 Supplemental Information

PORTFOLIO STATISTICS
chart-27cfcadbf73a4e551.jpg
(1) Represents the weighted average occupancy of the property over the period for which the property was available for occupancy.
(2) The Company's share of net operating income for the six months ended June 30, 2020.
(3) The Company's share of property specific mortgage debt, including premiums and net of unamortized loan costs, as of June 30, 2020.
(4) Contains two or more buildings that are grouped together for reporting purposes.
(5) Not included in Same Property as of June 30, 2020.
Cousins Properties
17
Q2 2020 Supplemental Information

SAME PROPERTY PERFORMANCE (1)

($ in thousands)
Three Months Ended June 30,
20202019% Change
Rental Property Revenues (2)$110,204  $115,182  (4.3)%
Rental Property Operating Expenses (2)37,815  41,011  (7.8)%
Same Property Net Operating Income$72,389  $74,171  (2.4)%
Cash-Basis Rental Property Revenues (3)$103,713  $108,018  (4.0)%
Cash-Basis Rental Property Operating Expenses (4)37,648  40,850  (7.8)%
Cash-Basis Same Property Net Operating Income$66,065  $67,168  (1.6)%
Add: Payment Deferrals (5)1,068  —  100.0 %
Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals (5)$67,133  $67,168  (0.1)%
Less: Parking Net Operating Income(5,220) (7,458) (30.0)%
Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals and Parking (6)$61,913  $59,710  3.7 %
End of Period Leased94.4 %93.9 %
Weighted Average Occupancy91.5 %92.0 %
Six Months Ended June 30,
20202019% Change
Rental Property Revenues (2)$225,455  $230,224  (2.1)%
Rental Property Operating Expenses (2)76,888  82,207  (6.5)%
Same Property Net Operating Income$148,567  $148,017  0.4 %
Cash-Basis Rental Property Revenues (3)$213,712  $212,850  0.4 %
Cash-Basis Rental Property Operating Expenses (4)76,555  81,880  (6.5)%
Cash-Basis Same Property Net Operating Income$137,157  $130,970  4.7 %
Add: Payment Deferrals (5)1,068  —  100.0 %
Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals (5)$138,225  $130,970  5.5 %
Less: Parking Net Operating Income(12,887) (15,028) (14.2)%
Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals and Parking (6)$125,338  $115,942  8.1 %
Weighted Average Occupancy91.5 %92.0 %

See next page for footnotes



Cousins Properties
18
Q2 2020 Supplemental Information

SAME PROPERTY PERFORMANCE (1)


(1)Same Properties include those office properties that were fully operational and owned by the Company for the entirety of the comparable reporting periods. See Portfolio Statistics beginning on page 15 for footnotes indicating which properties are not included in Same Property. See Non-GAAP Financial Measures - Calculations and Reconciliations beginning on page 32.
(2)Rental Property Revenues and Expenses include results for the Company and its share of unconsolidated joint ventures and exclude termination fee income. Net operating income for unconsolidated joint ventures is calculated as rental property revenues less termination fee income and rental property expenses at the joint ventures multiplied by the Company's ownership interest. The Company does not control the operations of the unconsolidated joint ventures, but believes that including these amounts with consolidated net operating income is meaningful to investors and analysts.
(3)Cash-Basis Rental Property Revenues include that of the Company and its share of unconsolidated joint ventures. It represents Rental Property Revenues, excluding termination fee income, straight-line rents, amortization of lease inducements, and amortization of acquired above and below market rents.
(4)Cash-Basis Rental Property Operating Expenses include that of the Company and its share of unconsolidated joint ventures. It represents Rental Property Operating Expenses, excluding straight-line ground rent expense and amortization of above and below market ground rent expense.
(5)
As a result of the COVID-19 pandemic, the Company has entered into lease amendments with certain tenants to provide payment deferrals without lease extensions. Management believes that Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals provides analysts and investors with useful information related to the Company's core operations before the impact of certain lease amendments with tenants who have experienced disruptions in their business as a result of the COVID-19 pandemic and allows for comparability of the results of its operations with other real estate companies.
(6)Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals and Parking represents Cash-Basis Net Operating Income Adjusted for Payment Deferrals before parking net operating income and is intended to provide analysts and investors with useful information related to the Company's core operations before the impact of significant changes in physical occupancy at the Company's properties as a result of the COVID-19 pandemic, which is materially impacting parking net operating income.
Cousins Properties
19
Q2 2020 Supplemental Information

OFFICE LEASING ACTIVITY(1)
Three Months Ended June 30, 2020Six Months Ended June 30, 2020
NewRenewalExpansionTotalNewRenewalExpansionTotal
 Gross leased (square feet) 348,574  980,664  
 Less: Leases one year or less, amenity leases, percentage rent leases, storage leases, intercompany leases, and license agreements (square feet)(45,697) (202,004) 
 Net leased (square feet) 93,262  204,549  5,066  302,877  342,756334,871101,033778,660  
 Number of transactions  10   18  20271057  
 Lease term (years) (2) 10.8  6.1  8.0  7.6  9.05.97.87.5  
 Net Effective Rent Calculation (per square foot per year) (2)
      Net annualized rent (3) $44.72  $28.57  $28.33  $33.54  $40.81  $29.12  $29.81  $34.36  
      Net free rent(1.29) (0.77) (0.32) (0.92) (2.28) (1.03) (0.71) (1.54) 
      Leasing commissions (4.20) (2.54) (1.04) (3.02) (3.22) (2.57) (2.25) (2.82) 
      Tenant improvements (8.06) (2.41) (3.83) (4.17) (7.16) (2.39) (5.10) (4.84) 
Leasing Costs
(13.55) (5.72) (5.19) (8.11) (12.66) (5.99) (8.06) (9.20) 
      Net effective rent $31.17  $22.85  $23.14  $25.43  $28.15  $23.13  $21.75  $25.16  
 Second generation leased square footage (4)(5) 292,635538,437
 Increase in second generation net rent per square foot (2)(3)(4)(5) 31.8 %29.6 %
 Increase in cash-basis second generation net rent per square foot (2)(4)(5) 20.6 %17.7 %
 (1) Office leasing activity is comprised of total square feet leased, unadjusted for ownership share, and excluding apartment leasing, retail leasing, and rent deferral/extension agreements related to COVID-19.
 (2) Weighted average.
 (3) Straight-line net rent per square foot (operating expenses deducted from gross leases) over the lease term.
 (4) Excludes leases executed for spaces that were vacant upon acquisition, new leases in development properties, and leases for spaces that have been vacant for one year or more.
 (5) Increase in net rent at the end of term paid by the prior tenant compared to net rent at the beginning of term paid by the current tenant. For early renewals, the increase in net rent at the end of term of the original lease is compared to net rent at the beginning of the extended term of the lease.

Cousins Properties
20
Q2 2020 Supplemental Information

OFFICE LEASE EXPIRATIONS

Lease Expirations by Year (1)
 Year of Expiration  Square Feet
Expiring
 % of Leased
Space
 Annual
Contractual Rent
(in thousands) (2)
 % of Annual
Contractual
Rent
 Annual
Contractual
Rent/Sq. Ft.
2020746,342  4.2 %$22,829  2.9 %$30.59  
20212,014,893  11.4 %75,886  9.6 %37.66  
20221,321,630  7.5 %55,839  7.0 %42.25  
20231,697,128  9.6 %71,942  9.1 %42.39  
20241,150,913  6.5 %47,877  6.0 %41.60  
20252,013,297  11.4 %89,921  11.3 %44.66  
20261,525,308  8.6 %70,902  8.9 %46.48  
20271,483,588  8.4 %62,790  7.9 %42.32  
20281,245,582  7.1 %56,852  7.2 %45.64  
2029 &Thereafter4,473,759  25.3 %238,758  30.1 %53.37  
Total17,672,440  100.0 %$793,596  100.0 %$44.91  

chart-babfd269453642541.jpg
(1) Company's share.
(2) Annual Contractual Rent is the estimated rent in the year of expiration. It includes the minimum base rent and an estimate of operating expenses, if applicable, as defined in the respective leases.
Cousins Properties
21
Q2 2020 Supplemental Information

TOP 20 OFFICE TENANTS
Tenant (1)Number of Properties OccupiedNumber of Markets Occupied Company's Share of Square Footage Company's Share of Annualized Rent (2)Percentage of Company's Share of Annualized Rent Weighted Average Remaining Lease Term (Years)
1NCR Corporation11762,090  $35,576,091  5.3%13
 Amazon43430,099  20,258,684  3.0%5
 Expedia, Inc.11363,751  17,321,799  2.6%9
 Bank of America21574,485  17,076,816  2.5%3
 Facebook, Inc.11224,400  11,671,065  1.8%8
 Norfolk Southern Corporation21394,621  9,716,585  1.5%2
 Americredit Financial Services (dba GM Financial)22333,782  9,132,537  1.4%10
 Apache Corporation11210,012  9,048,341  1.4%4
 Parsley Energy, L.P.11135,107  8,569,705  1.3%5
10  Wells Fargo Bank, NA43198,376  8,492,222  1.3%6
11  Ovintiv USA Inc. (fka Encana Oil & Gas (USA) Inc.) (3)11318,582  7,831,964  1.2%7
12  ADP, LLC11225,000  7,674,312  1.1%8
13  Dimensional Fund Advisors LP11132,434  6,871,718  1.0%14
14  McGuirewoods LLP33197,282  6,840,507  1.0%6
15  Westrock Shared Services, LLC11208,268  6,821,518  1.0%10
16  Regus Equity Business Centers, LLC64146,852  6,023,080  0.9%4
17  Samsung Engineering America11133,860  6,019,230  0.9%6
18  Anthem11198,834  5,917,076  0.9%1
19  Morgan Stanley22130,863  5,662,738  0.8%8
20  NASCAR Media Group, LLC11139,861  5,638,755  0.8%1
Total5,458,559  $212,164,743  31.7%7
(1)In some cases, the actual tenant may be an affiliate of the entity shown.
(2)Annualized Rent represents the annualized rent including tenant's share of estimated operating expenses, if applicable, paid by the tenant as of the date of this report. If the tenant is in a free rent period as of the date of this report, Annualized Rent represents the annualized contractual rent the tenant will pay in the first month it is required to pay rent.
(3)Ovintiv USA Inc. has multiple subleases for substantially all of its space. In the event of termination of the Ovintiv lease, such subleases would become direct leases with Cousins.
Note:This schedule includes tenants whose leases have commenced and/or who have taken occupancy. Leases that have been signed but have not commenced are excluded.


Cousins Properties
22
Q2 2020 Supplemental Information

TENANT INDUSTRY DIVERSIFICATION
chart-45522bc5897d4f061.jpg
Note: Management uses SIC codes when available, along with judgment, to determine tenant industry classification.
(1) Annualized Rent represents the annualized rent including tenant's share of estimated operating expenses, if applicable, paid by the tenant as of the date of this report. If the tenant is in a free rent period as of the date of this report, Annualized Rent represents the annualized contractual rent the tenant will pay in the first month it is required to pay full rent.
(2) Several of our Energy & Utilities tenants have entered into subleases with unaffiliated parties for large portions of their space or have executed amendments to surrender portions of their currently leased space. In the event of lease terminations, generally such subleases would become direct leases with the Company, although the lease term and rent due under such subleases may differ from the prime lease. After considering these subleases and the contractual space surrender obligations, the portion of our rent from Energy & Utilities tenants is reduced to 3.7%. Note that the chart above has not been adjusted to reflect the various industry sectors of such subtenants.
Cousins Properties
23
Q2 2020 Supplemental Information

INVESTMENT ACTIVITY


Completed Property Acquisitions
PropertyTypeMarketCompany's Ownership InterestTimingSquare FeetGross Purchase Price
($ in thousands) (1)
2019
1200 PeachtreeOfficeAtlanta100%1Q370,000  $82,000  
TIER REIT, Inc.OfficeVariousVarious2Q5,799,000  (2) 
Terminus (3)OfficeAtlanta100%4Q1,226,000  246,000  
2017
111 West Rio (4)OfficePhoenix100%1Q225,000  19,600  
2016
Parkway PropertiesOfficeVariousVarious4Q8,819,000  (5) 
Cousins Fund II, L.P. (6)OfficeVarious100%4Q(6) 279,100  
16,439,000  $626,700  

Completed Property Developments
ProjectTypeMarketCompany's Ownership InterestTimingSquare FeetTotal Project Cost
($ in thousands) (1)
2019
Dimensional PlaceOfficeCharlotte50%1Q281,000  96,000  
2018
Spring & 8thOfficeAtlanta100%1Q/4Q765,000  332,500  
2017
8000 AvalonOfficeAtlanta90%2Q229,000  73,000  
Carolina SquareMixedChapel Hill50%3Q468,000  123,000  
2015
Colorado TowerOfficeAustin100%1Q373,000  126,100  
Emory Point - Phase IIMixedAtlanta75%3Q302,000  75,400  
Research Park VOfficeAustin100%4Q173,000  45,000  
2,591,000  $871,000  
(1) Except as otherwise noted, amounts represent total purchase prices, total project cost paid by the company, and, where applicable, its joint venture partner, including certain allocated costs required by GAAP that are not incurred in a joint venture.
(2) Properties acquired in the merger with TIER REIT, Inc.
(3) Purchased outside interest of 50% in Terminus Office Holdings for $246 million before reductions for existing mortgage debt.
(4) Purchased outside interest of 25.4% in 111 West Rio.
(5) Properties acquired in the merger with Parkway Properties, Inc.
(6) Purchased the outside interest (approximately 70%) in a consolidated partnership for $279.1 million.





Cousins Properties
24
Q2 2020 Supplemental Information

INVESTMENT ACTIVITY


Completed Property Dispositions
PropertyTypeMarketCompany's Ownership InterestTimingSquare FeetGross Sales Price
($ in thousands) (1)
2020
Hearst TowerOfficeCharlotte100%1Q966,000  $455,500  
Gateway Village (2)OfficeCharlotte50%1Q1,061,000  52,200  
WoodcrestOfficeCherry Hill100%1Q386,000  25,300  
2017
Emory Point I and IIMixedAtlanta75%2Q786,000  199,000  
American Cancer Society CenterOfficeAtlanta100%2Q996,000  166,000  
Bank of America Center, One Orlando ---Centre, and Citrus Center
OfficeOrlando100%4Q1,038,000  208,100  
Courvoisier Centre (3)OfficeMiami20%4Q343,000  33,900  
2016
100 North Point Center EastOfficeAtlanta100%1Q129,000  22,000  
Post Oak Central and Greenway Plaza (4)OfficeHouston100%4Q5,628,000  —  
Two Liberty PlaceOfficePhiladelphia100%4Q941,000  219,000  
191 Peachtree OfficeAtlanta100%4Q1,225,000  267,500  
Lincoln PlaceOfficeMiami100%4Q140,000  80,000  
The ForumOfficeAtlanta100%4Q220,000  70,000  
2015
2100 RossOfficeDallas100%3Q844,000  131,000  
200, 333, and 555 North Point Center EastOfficeAtlanta100%4Q411,000  70,300  
The Points at WaterviewOfficeDallas100%4Q203,000  26,800  
15,317,000  $2,026,600  
(1) Except as otherwise noted, amounts represent total gross sales prices received by the Company and, where applicable, its joint venture partner.
(2) The Company sold its interest in the joint venture to its partner for $52.2 million. The proceeds represent a 17% internal rate of return for the Company on its invested capital, as stipulated in the partnership agreement.
(3) The Company sold its partnership interest for $12.6 million in a transaction that valued its interest in the property at $33.9 million, prior to deduction for existing mortgage debt.
(4) After the merger with Parkway Properties, Inc., these properties were spun off in a related transaction to Parkway, Inc.
Cousins Properties
25
Q2 2020 Supplemental Information

DEVELOPMENT PIPELINE (1)

ProjectTypeMarketCompany's Ownership InterestConstruction Start DateNumber of Square Feet /Apartment UnitsEstimated Project Cost (1) (2)
($ in thousands)
Company's Share of Estimated Project Cost (2)
($ in thousands)
Project Cost Incurred to Date (2)
($ in thousands)
Company's Share of Project Cost Incurred to Date (2)
($ in thousands)
Percent LeasedInitial Revenue Recognition (3)Estimated Stabilization (4)
120 West Trinity MixedAtlanta20 %1Q17$85,000  $17,000  $83,103  $16,621  
Office33,000  100 %2Q203Q20
Retail19,000  12 %3Q204Q20
Apartments330  43 %4Q194Q20
10000 AvalonOfficeAtlanta90 %3Q18251,000  96,000  86,400  92,569  83,312  75 %1Q201Q21
300 Colorado (5)OfficeAustin50 %4Q18358,000  193,000  96,500  142,938  71,469  87 %1Q211Q22
Domain 10OfficeAustin100 %4Q18300,000  111,000  111,000  85,676  85,676  98 %4Q203Q21
Domain 12OfficeAustin100 %2Q18320,000  117,000  117,000  113,441  113,441  100 %2Q203Q20
100 MillOfficePhoenix90 %1Q20287,000  153,000  137,700  38,463  34,617  44 %1Q221Q23
Total $755,000  $565,600  $556,190  $405,136  

(1)This schedule shows projects currently under active development through the substantial completion of construction. Amounts included in the estimated project cost column are the estimated costs of the project through stabilization. Significant estimation is required to derive these costs, and the final costs may differ from these estimates.
(2)Estimated and incurred project costs include financing costs only on project-specific debt, and exclude certain allocated capitalized costs required by GAAP that are not incurred in a joint venture and fair value adjustments for legacy TIER projects that were recorded as a result of the Merger.
(3)Initial revenue recognition represents the quarter within which the Company estimates it will begin recognizing revenue under GAAP.
(4)Estimated stabilization is the quarter within which the Company estimates it will achieve 90% economic occupancy. Interest, taxes, and operating expenses are capitalized on the unoccupied portion of the building for the period beginning with initial occupancy until the earlier of the achievement of 90% economic occupancy or one year.
(5)300 Colorado estimated project cost will be funded with a combination of $67 million of equity contributed by the joint venture partners, followed by a $126 million construction loan.



Cousins Properties
26
Q2 2020 Supplemental Information

LAND INVENTORY
MarketTypeCompany's Ownership InterestTotal Developable Land (Acres)Cost Basis of Land ($ in thousands)
3354 PeachtreeAtlantaCommercial95%3.0  
901 West Peachtree (1)AtlantaCommercial100%1.0  
The Avenue Forsyth-Adjacent Land AtlantaCommercial100%10.4  
Domain 9AustinCommercial100%2.5  
Domain 14 & 15AustinCommercial100%5.6  
Legacy Union 2 & 3DallasCommercial95%4.0  
Victory Center DallasCommercial75%3.0  
Burnett Plaza-Adjacent LandFort WorthCommercial100%1.4  
Corporate Center 5 & 6 (2)TampaCommercial100%14.1  
Padre IslandCorpus ChristiResidential50%15.0  
Total60.0  $118,996  
Company's Share51.4  $109,964  
(1)Includes a ground lease with future obligation to purchase.
(2)Corporate Center 5 is controlled through a long-term ground lease.





Cousins Properties
27
Q2 2020 Supplemental Information

DEBT SCHEDULE
Company's Share of Debt Maturities and Principal Payments
($ in thousands)
Description (Interest Rate Base, if not fixed)Company's Ownership InterestRate at End of QuarterMaturity Date20202021202220232024ThereafterTotal PrincipalDeferred Loan Costs Above / Below Market ValueTotal
Consolidated Debt - Floating Rate
 Term Loan, Unsecured (LIBOR + 1.20%-1.70%) (1)100%1.36%12/2/21—  250,000  —  —  —  —  250,000  (572) —  249,428  
 Credit Facility, Unsecured (LIBOR + 1.05%-1.45%) (2) 100%1.21%1/3/23—  —  —  —  —  —  —  —  —  —  
Total Floating Rate Debt—  250,000  —  —  —  —  250,000  (572) —  249,428  
Consolidated Debt - Fixed Rate
2019 Senior Notes, Unsecured100%3.95%7/6/29—  —  —  —  —  275,000  275,000  (1,011) —  273,989  
2017 Senior Notes, Unsecured100%3.91%7/6/25—  —  —  —  —  250,000  250,000  (916) —  249,084  
2019 Senior Notes, Unsecured100%3.86%7/6/28—  —  —  —  —  250,000  250,000  (908) —  249,092  
Fifth Third Center 100%3.37%10/1/261,650  3,386  3,502  3,622  3,746  122,803  138,709  (415) —  138,294  
2019 Senior Notes, Unsecured100%3.78%7/6/27—  —  —  —  —  125,000  125,000  (446) —  124,554  
Terminus 100100%5.25%1/1/231,596  3,319  3,497  108,181  —  —  116,593  —  5,997  122,590  
Colorado Tower 100%3.45%9/1/261,223  2,510  2,598  2,689  2,783  104,080  115,883  (594) —  115,289  
2017 Senior Notes, Unsecured100%4.09%7/6/27—  —  —  —  —  100,000  100,000  (374) —  99,626  
Promenade 100%4.27%10/1/221,715  3,541  89,052  —  —  —  94,308  (132) —  94,176  
816 Congress 100%3.75%11/1/24885  1,821  1,891  1,963  72,558  —  79,118  (356) —  78,762  
Terminus 200100%3.79%1/1/23872  1,791  1,861  70,700  —  —  75,224  —  1,613  76,837  
Legacy Union One100%4.24%1/1/23—  —  —  66,000  —  —  66,000  —  1,796  67,796  
Total Fixed Rate Debt7,941  16,368  102,401  253,155  79,087  1,226,883  1,685,835  (5,152) 9,406  1,690,089  
Total Consolidated Debt7,941  266,368  102,401  253,155  79,087  1,226,883  1,935,835  (5,724) 9,406  1,939,517  
Unconsolidated Debt - Floating Rate
Carolina Square (LIBOR + 1.25%) (3)50%1.41%5/1/21—  38,149  —  —  —  —  38,149  —  —  38,149  
300 Colorado (LIBOR + 2.25%) (4)50%2.41%1/17/22—  —  27,037  —  —  —  27,037  —  —  27,037  
Total Floating Rate Debt—  38,149  27,037  —  —  —  65,186  —  —  65,186  
Unconsolidated Debt - Fixed Rate
Emory University Hospital Midtown50%3.50%6/1/23425  872  903  31,436  —  —  33,636  (68) 33,568  
Total Fixed Rate Debt425  872  903  31,436  —  —  33,636  (68) —  33,568  
Total Unconsolidated Debt425  39,021  27,940  31,436  —  —  98,822  (68) —  98,754  
Total Debt$8,366  $305,389  $130,341  $284,591  $79,087  $1,226,883  $2,034,657  $(5,792) $9,406  $2,038,271  
Total Maturities (5)$—  $289,149  $113,332  $275,932  $70,865  $1,215,159  $1,932,386  
% of Maturities— %15 %%14 %%61 %100 %



Cousins Properties
28
Q2 2020 Supplemental Information

DEBT SCHEDULE

Floating and Fixed Rate Debt Analysis
Total Debt Principal ($ in thousands)Total Debt (%)Weighted Average Interest RateWeighted Average Maturity (Yrs.)
Floating Rate Debt$315,186  15 %1.54 %1.4  
Fixed Rate Debt1,719,471  85 %3.94 %5.9  
Total Debt$2,034,657  100 %3.57 %5.2  


(1) The spread over LIBOR at June 30, 2020 was 1.20%.
(2) As of June 30, 2020, the Company had no amount drawn under the Credit Facility and had the ability to borrow the full $1.0 billion available. The spread over LIBOR at June 30, 2020 was 1.05%.
(3) The Company's share of the total borrowing capacity of the facility is $39.9 million. In April 2020, the Carolina Square Holdings LP joint venture executed an amendment for its associated construction loan, extending the maturity date to May 2021 and reducing the spread over LIBOR from 1.90% to 1.25%. This amendment also eliminated Cousins repayment guaranty.
(4) The Company's share of the total borrowing capacity of the facility is $63.0 million.
(5) Maturities include lump sum principal payments due at the maturity date. Maturities do not include scheduled principal payments due prior to the maturity date.
Cousins Properties
29
Q2 2020 Supplemental Information

DEBT SCHEDULE
chart-5e5dc00caba7424c1.jpg
Cousins Properties
30
Q2 2020 Supplemental Information

JOINT VENTURE INFORMATION (1)
Joint VenturePropertyCash Flows to Cousins (2)Options
AMCO 120 WT Holdings, LLC120 West Trinity20% of cash flows.Cousins or Partner can trigger a buyout beginning 24 months after construction completion, upon which Cousins would receive the office component and Partner would receive the multifamily component, with a net settlement at a then agreed upon value.
Austin 300 Colorado Project, LP300 Colorado50% of cash flows.Partners can put their combined interest to Cousins, or Cousins can call Partners' combined interest, at a then agreed upon value during a 24-month period following final phase rent commencement.
Carolina Square Holdings LPCarolina Square50% of cash flows.Cousins or Partner can trigger sale process, subject to a right of first offer that can be exercised by the non-triggering party.
Crawford Long-CPI, LLCEmory University Hospital Midtown50% of cash flows.Cousins can put its interest to Partner, or Partner can call Cousins' interest, at a value determined by appraisal.
DC Charlotte Plaza, LLLPDimensional Place50% of cash flows.Partner can purchase Cousins' interest during Q2 2021 at a value determined by appraisal and subject to a cap rate range.
HICO 100 Mill, LLC100 Mill90% of cash flows until return of contributed capital to both partners.Cousins can trigger sale process following construction completion, subject to a right of first offer that can be exercised by Partner.
HICO Avalon II, LLC10000 Avalon90% of cash flows until return of contributed capital to both Partners.Cousins or Partner can trigger sale process 24 months after construction completion, subject to a right of first offer that can be exercised by the non-triggering party.
HICO Avalon, LLC8000 Avalon90% of cash flows until return of contributed capital to both Partners.Cousins or Partner can trigger sale process, subject to a right of first offer that can be exercised by the non-triggering party.
TR Domain Point LLCDomain PointPreferred return on preferred equity contribution, then 90% of remaining cash flows.Partner has put option beginning Q1 2023 under various circumstances.
(1) This schedule only contains information related to joint ventures that hold an ownership interest in operating assets or projects under development.
(2) Each respective joint venture agreement may contain additional terms that affect the distribution of operating cash flows and capital transaction proceeds that are not yet effective, including the distribution of promoted interest.
Cousins Properties
31
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS
(in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
FFO and EBITDAre
Net income (loss) available to common stockholders$79,164  $35,341  $(22,409) $20,374  $117,112  $150,418  $174,943  $23,101  $198,044  
Depreciation and amortization of real estate assets:
Consolidated properties179,510  45,405  50,450  81,569  77,925  255,349  71,406  72,694  144,100  
Share of unconsolidated joint ventures13,078  3,254  4,154  4,148  2,602  14,158  2,347  2,106  4,453  
Partners' share of real estate depreciation(302) (96) (99) (171) (155) (521) (149) (212) (361) 
(Gain) loss on sale of depreciated properties:
Consolidated properties(4,925) 21  33  48  (92,680) (92,578) (90,916) 201  (90,715) 
Share of unconsolidated joint ventures29  —   —  10  15  (318) (168) (486) 
Investments in unconsolidated joint ventures—  —  —  —  —  —  (44,894) 232  (44,662) 
Non-controlling interest related to unit holders1,345  588  (265) 241  1,388  1,952  302   307  
FFO267,899  84,513  31,869  106,209  106,202  328,793  112,721  97,959  210,680  
Interest Expense45,886  12,574  13,692  16,377  17,058  59,701  16,554  14,543  31,097  
Income Tax Expenses—  —  242  (242) (298) (298) 50  (50) —  
Non-Real Estate Depreciation and Amortization1,872  456  454  443  446  1,799  207  173  380  
EBITDAre (1)
315,657  97,543  46,257  122,787  123,408  389,995  129,532  112,625  242,157  
Transaction Costs (2)248   49,827  1,048  2,003  52,881  365  63  428  
Gain on Extinguishment of Debt(8) —  —  —  —  —  —  —  —  
Adjusted EBITDAre (1)
315,897  97,546  96,084  123,835  125,411  442,876  129,897  112,688  242,585  
Income from Unconsolidated Joint Ventures
Net Operating Income
Office Properties26,644  7,006  8,670  8,369  5,310  29,355  5,219  3,404  8,623  
Other Properties2,244  867  709  668  814  3,058  816  789  1,605  
Net Operating Income28,888  7,873  9,379  9,037  6,124  32,413  6,035  4,193  10,228  
Sales Less Cost of Sales2,779  —  —  —  —  —  —  —  —  
Interest Expense(6,456) (1,754) (1,633) (1,677) (674) (5,738) (650) (550) (1,200) 
Termination Fee Income—     —  16     
Other Income120  36  43  20  49  148  68   76  
Funds from Operations - Unconsolidated Joint Ventures25,331  6,158  7,793  7,389  5,499  26,839  5,454  3,653  9,107  
Gain (Loss) on Sale of Depreciated Investment Properties, net(29) —  (4) —  (10) (15) 318  168  486  
Depreciation and Amortization of Real Estate(13,078) (3,254) (4,154) (4,148) (2,602) (14,158) (2,347) (2,106) (4,453) 
Income from Unconsolidated Joint Ventures12,224  2,904  3,634  3,241  2,887  12,666  3,425  1,715  5,140  
Market Capitalization
Common Stock Price at Period End$31.60  $38.64  $36.17  $37.59  $41.20  $41.20  $29.27  $29.83  $29.83  
Number of Common Stock/Units Outstanding at Period End106,840  106,890  148,507  148,506  148,506  148,506  148,565  148,593  148,593  
Equity Market Capitalization3,376,144  4,130,230  5,371,498  5,582,341  6,118,447  6,118,447  4,348,498  4,432,529  4,432,529  
Consolidated Debt1,062,570  1,116,474  1,837,449  1,850,817  2,222,975  2,222,975  1,944,034  1,939,517  1,939,517  
Share of Unconsolidated Debt171,446  170,690  170,214  172,319  82,519  82,519  92,921  98,754  98,754  
Debt (1)1,234,016  1,287,164  2,007,663  2,023,136  2,305,494  2,305,494  2,036,955  2,038,271  2,038,271  
Total Market Capitalization4,610,152  5,417,403  7,379,161  7,605,477  8,423,941  8,423,941  6,385,453  6,470,800  6,470,800  
Cousins Properties
32
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS
(in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
Credit Ratios
Debt (1) 1,234,016  1,287,164  2,007,663  2,023,136  2,305,494  2,305,494  2,036,955  2,038,271  2,038,271  
Less: Cash and Cash Equivalents(2,547) (3,456) (11,885) (12,396) (15,603) (15,603) (124,632) (28,255) (28,255) 
Less: Share of Unconsolidated Cash and Cash Equivalents(10,302) (13,427) (15,671) (20,154) (8,634) (8,634) (9,516) (8,826) (8,826) 
Net Debt1,221,167  1,270,281  1,980,107  1,990,586  2,281,257  2,281,257  1,902,807  2,001,190  2,001,190  
Total Market Capitalization4,610,152  5,417,403  7,379,161  7,605,477  8,423,941  8,423,941  6,385,453  6,470,800  6,470,800  
Net Debt / Total Market Capitalization26.5 %23.4 %26.8 %26.2 %27.1 %27.1 %29.8 %30.9 %30.9 %
Total Assets - Consolidated4,146,296  4,251,193  6,676,672  6,704,120  7,151,447  7,151,447  6,901,934  6,908,448  6,908,448  
Accumulated Depreciation - Consolidated566,749  643,140  696,531  781,998  802,807  802,807  878,199  954,352  954,352  
Undepreciated Assets - Unconsolidated (1)530,076  553,098  568,387  590,183  391,457  391,457  290,134  294,987  294,987  
Less: Investment in Unconsolidated Joint Ventures(161,907) (167,429) (176,169) (186,079) (133,884) (133,884) (128,916) (129,857) (129,857) 
Total Undepreciated Assets (1)5,081,214  5,280,002  7,765,421  7,890,222  8,211,827  8,211,827  7,941,351  8,027,930  8,027,930  
Net Debt1,221,167  1,270,281  1,980,107  1,990,586  2,281,257  2,281,257  1,902,807  2,001,190  2,001,190  
Net Debt / Total Undepreciated Assets (1)24.0 %24.1 %25.5 %25.2 %27.8 %27.8 %24.0 %24.9 %24.9 %
Coverage Ratios (1)
Interest Expense45,886  12,574  13,692  16,377  17,058  59,701  16,554  14,543  31,097  
Scheduled Principal Payments12,008  3,481  3,516  3,551  4,178  14,726  4,334  4,409  8,743  
Fixed Charges57,894  16,055  17,208  19,928  21,236  74,427  20,888  18,952  39,840  
EBITDAre
315,657  97,543  46,257  122,787  123,408  389,995  129,532  112,625  242,157  
Fixed Charges Coverage Ratio (EBITDAre) (1)
5.45  6.08  2.69  6.16  5.81  5.24  6.20  5.94  6.08  
Adjusted EBITDAre
315,897  97,546  96,084  123,835  125,411  442,876  129,897  112,688  242,585  
Fixed Charges Coverage Ratio (Adjusted EBITDAre) (1)
5.46  6.08  5.58  6.21  5.91  5.95  6.22  5.95  6.09  
Net Debt1,221,167  1,270,281  1,980,107  1,990,586  2,281,257  2,281,257  1,902,807  2,001,190  2,001,190  
Annualized EBITDAre (3)
334,968  390,172  185,028  491,148  493,632  493,632  518,128  450,500  450,500  
Net Debt / Annualized EBITDAre (3)
3.65  3.26  10.70  4.05  4.62  4.62  3.67  4.44  4.44  
Annualized Adjusted EBITDAre (3)
335,048  390,184  384,336  495,340  501,644  501,644  519,588  450,752  450,752  
Net Debt / Annualized Adjusted EBITDAre (3)
3.64  3.26  5.15  4.02  4.55  4.55  3.66  4.44  4.44  
Dividend Information
Common Dividends109,291  30,492  42,562  42,559  42,561  158,174  44,562  44,570  89,132  
FFO267,899  84,513  31,869  106,209  106,202  328,793  112,721  97,959  210,680  
         FFO Payout Ratio40.8 %36.1 %133.6 %40.1 %40.1 %48.1 %39.5 %45.5 %42.3 %
Transaction Costs (2)248   49,827  1,048  2,003  52,881  365  63  428  
FFO before Transaction Costs (2)268,147  84,516  81,696  107,257  108,205  381,674  113,086  98,022  211,108  
         FFO Payout Ratio before Transaction Costs (2)40.8 %36.1 %52.1 %39.7 %39.3 %41.4 %39.4 %45.5 %42.2 %
Cousins Properties
33
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS
(in thousands, except per share amounts)
20182019 1st2019 2nd2019 3rd2019 4th20192020 1st2020 2ndYTD 2020
FFO267,899  84,513  31,869  106,209  106,202  328,793  112,721  97,959  210,680  
Amortization of Deferred Financing Costs2,417  615  630  692  693  2,630  700  686  1,386  
Non-Cash Stock-Based Compensation2,257  607  625  615  621  2,468  696  751  1,447  
Non-Real Estate Depreciation and Amortization1,872  456  454  443  446  1,799  207  173  380  
Lease Inducements760  157  (401) (537) (514) (1,295) (532) (508) (1,040) 
Straight Line Rent Ground Leases589  127  124  123  126  500  126  128  254  
Above and Below Market Ground Rent158  39  40  39  40  158  39  40  79  
Transaction Costs (2)248   49,827  1,048  2,003  52,881  365  63  428  
Debt Premium Amortization(880) —  (34) (180) (916) (1,130) (916) (916) (1,832) 
Gain on Extinguishment of Debt(8) —  —  —  —  —  —  —  —  
Deferred Income - Tenant Improvements(3,772) (870) (940) (923) (932) (3,665) (851) (1,073) (1,924) 
Above and Below Market Rents(6,877) (1,670) (1,981) (3,042) (2,846) (9,539) (2,808) (2,737) (5,545) 
Second Generation Capital Expenditures (CAPEX)(56,667) (8,074) (40,604) (18,946) (23,085) (90,709) (23,817) (25,716) (49,533) 
Straight Line Rental Revenue(26,017) (8,732) (6,068) (6,522) (8,123) (29,445) (9,895) (11,238) (21,133) 
Gain on Sales of Undepreciated Investment Properties(3,291) (13,132) (1,337) (21) (3,692) (18,182) (1,335) —  (1,335) 
          FAD (1)178,688  54,039  32,204  78,998  70,023  235,264  74,700  57,612  132,312  
Common Dividends (4)109,291  30,492  42,562  42,559  42,561  158,174  44,562  44,570  89,132  
          FAD Payout Ratio (1)61.2 %56.4 %132.2 %53.9 %60.8 %67.2 %59.7 %77.4 %67.4 %
Operations Ratio
Total Undepreciated Assets (1)5,081,214  5,280,002  7,765,421  7,890,222  8,211,827  8,211,827  7,941,351  8,027,930  8,027,930  
General and Administrative Expenses
22,040  11,460  8,374  5,852  11,321  37,007  5,652  8,543  14,195  
Annualized General and Administrative Expenses (4) / Total Undepreciated Assets
0.43 %0.87 %0.43 %0.30 %0.55 %0.45 %0.28 %0.43 %0.35 %
2nd Generation TI & Leasing Costs & Building CAPEX
Second Generation Leasing Related Costs51,149  7,527  39,834  15,891  17,248  80,500  19,444  21,386  40,830  
Second Generation Building Improvements5,518  547  770  3,055  5,837  10,209  4,373  4,330  8,703  
56,667  8,074  40,604  18,946  23,085  90,709  23,817  25,716  49,533  
(1) Includes Company share of unconsolidated joint ventures. These amounts are derived from the amounts in the categories indicated that are recorded at the joint venture multiplied by the Company's ownership interest. The Company does not control the operations of the unconsolidated joint ventures, but believes that including these amounts in the categories indicated is meaningful to investors and analysts.
(2) In 2018, transaction costs related primarily to the transactions with Parkway Properties, Inc. In 2019 and 2020, transaction costs relate primarily to the merger with TIER REIT, Inc.
(3) Annualized equals quarter amount annualized. Given the timing of the closing of the transactions with TIER, the actual calculation of this ratio was unusually high for the second quarter of 2019 and decreased once a full quarter of TIER operations was included in EBITDAre. Second quarter EBITADAre, annualized for the calculation, included 17 days of Legacy TIER operations while the total impact of the TIER transactions was included in net debt as of June 30, 2019.
(4) Quarter amount represents quarter annualized; year-to-date represents year-to-date actual annualized.
Note: Amounts may differ slightly from other schedules contained herein due to rounding.





Cousins Properties
34
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS


FUNDS FROM OPERATIONS

(in thousands, except per share amounts)
 Three Months Ended June 30,
 20202019
DollarsWeighted Average Common SharesPer Share AmountDollarsWeighted Average Common SharesPer Share Amount
Net Income Available to Common Stockholders$23,101  148,548$0.16  $(22,409) 112,926  $(0.20) 
Noncontrolling interest related to unitholders  25—  (265) 1,744  —  
Conversion of stock options—  5—  —  —  —  
Conversion of unvested restricted stock units—  2—  —  —  —  
Net Income — Diluted 23,106  148,5800.16  (22,674) 114,670  (0.20) 
Depreciation and amortization of real estate assets:
Consolidated properties72,694  —  0.49  50,450  —  0.44  
Share of unconsolidated joint ventures2,106  —  0.01  4,154  —  0.04  
Partners' share of real estate depreciation(212) —  —  (99) —  —  
(Gain) loss on sale of depreciated properties:
Consolidated properties201  —  —  33  —  —  
Share of unconsolidated joint ventures(168) —  —   —  —  
Investments in unconsolidated joint ventures232  —  —  —  —  —  
Funds From Operations$97,959  148,580  $0.66  $31,869  114,670  $0.28  
TIER transaction costs63  —  —  49,827  —  0.43  
Funds From Operations before TIER transaction costs$98,022  148,580  $0.66  $81,696  114,670  $0.71  













Cousins Properties
35
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS


FUNDS FROM OPERATIONS

(in thousands, except per share amounts)
Six Months Ended June 30,
20202019
DollarsWeighted Average Common SharesPer Share AmountDollarsWeighted Average Common SharesPer Share Amount
Net Income Available to Common Stockholders$198,044  147,986  $1.34  $12,932  109,049  $0.12  
Noncontrolling interest related to unitholders307  572  —  323  1,744  —  
Conversion of stock options—  10  —  —  29  —  
Conversion of unvested restricted stock units—   —  —  —  —  
Net Income — Diluted198,351  148,570  1.34  13,255  110,822  0.12  
Depreciation and amortization of real estate assets:
Consolidated properties144,100  —  0.97  95,855  —  0.86  
Share of unconsolidated joint ventures4,453  —  0.03  7,408  —  0.07  
Partners' share of real estate depreciation(361) —  —  (195) —  —  
(Gain) loss on sale of depreciated properties:
Consolidated properties(90,715) —  (0.61) 54  —  —  
Share of unconsolidated joint ventures(486) —  —   —  —  
Investments in unconsolidated joint ventures(44,662) —  (0.31) —  —  —  
Funds From Operations$210,680  148,570  1.42  $116,382  110,822  1.05  
TIER transaction costs428  —  —  49,830  —  0.45  
Funds From Operations before TIER transaction costs$211,108  148,570  1.42  $166,212  110,822  1.50  


The tables above show Funds From Operations (“FFO”) and the related reconciliation to Net Income Available to Common Stockholders for Cousins Properties Incorporated and Subsidiaries. The Company calculated FFO in accordance with the National Association of Real Estate Investment Trusts' ("NAREIT") definition, which is net income (loss) available to common stockholders (computed in accordance with accounting principles generally accepted in the United States ("GAAP")), excluding extraordinary items, cumulative effect of change in accounting principle and gains or losses from sales of depreciable property, plus depreciation and amortization of real estate assets, impairment losses on depreciable investment property and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis.

FFO is used by industry analysts and investors as a supplemental measure of an equity REIT’s operating performance. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many industry investors and analysts have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Thus, NAREIT created FFO as a supplemental measure of REIT operating performance that excludes historical cost depreciation, among other items, from GAAP net income. Management believes that the use of FFO, combined with the required primary GAAP presentations, has been fundamentally beneficial, improving the understanding of operating results of REITs among the investing public and making comparisons of REIT operating results more meaningful. Company management evaluates operating performance in part based on FFO. Additionally, the Company uses FFO along with other measures, to assess performance in connection with evaluating and granting incentive compensation to its officers and other key employees.
Cousins Properties
36
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS
($ in thousands)
Three Months EndedSix Months Ended
Net Operating IncomeJune 30, 2020June 30, 2019June 30, 2020June 30, 2019
Net income (loss)$23,236  $(22,582) $198,545  $13,423  
Net operating income from unconsolidated joint ventures4,193  9,379  10,228  17,252  
Fee income(4,690) (7,076) (9,422) (15,804) 
Termination fee income(539) (190) (3,383) (710) 
Other income(126) (11) (163) (151) 
Reimbursed expenses322  1,047  843  1,979  
General and administrative expenses8,543  8,374  14,195  19,834  
Interest expense13,993  12,059  29,897  22,879  
Depreciation and amortization72,868  50,904  144,482  96,765  
Transaction costs63  49,827  428  49,830  
Other expenses552  624  1,118  804  
Income from unconsolidated joint ventures(1,715) —  (5,140) —  
(Gain) Loss on sale of investment in unconsolidated joint ventures231  (3,634) (45,999) (6,538) 
(Gain) Loss on investment property transactions201  (1,304) (90,715) (14,415) 
Net Operating Income$117,132  $97,417  $244,914  $185,148  
 
Straight line rent(11,239) (6,068) (21,133) (14,800) 
Non-cash income(4,317) (3,322) (8,509) (5,705) 
Non-cash expense167  153  332  330  
Cash Basis Net Operating Income$101,743  $88,180  $215,604  $164,973  
Net Operating Income
Same Property$72,389  $74,171  $148,567  $148,017  
Non-Same Property44,743  23,246  96,347  37,131  
$117,132  $97,417  $244,914  $185,148  
Cash Basis Net Operating Income
Same Property$66,065  $67,168  $137,157  $130,970  
Non-Same Property35,678  21,012  78,447  34,003  
$101,743  $88,180  $215,604  $164,973  
Cousins Properties
37
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - DISCUSSION
The Company uses non-GAAP financial measures in its filings and other public disclosures. The following is a list of non-GAAP financial measures that the Company commonly uses and a description for each measure of (1) the reasons that management believes the measure is useful to investors and (2) if material, any additional uses of the measure by management of the Company.
“Cash-Basis Net Operating Income” represents Net Operating Income excluding straight-line rents, amortization of lease inducements, amortization of acquired above and below market rents, and non-cash ground lease expense.
“EBITDAre is a supplemental operating performance measure used in the real estate industry. The Company calculates EBITDAre in accordance with the National Association of Real Estate Investment Trusts' (“NAREIT”) definition, which is net income (loss) available to common stockholders (computed in accordance with accounting principles generally accepted in the United States (“GAAP”)) plus interest expense, income tax expense, depreciation and amortization, losses (gains) on the disposition of depreciated property, and impairment losses. All additions include the Company's share of unconsolidated joint ventures. Management believes that EBITDAre provides analysts and investors with uniform and appropriate information to use in various ratios that evaluate the Company's level of debt.
“Adjusted EBITDAre represents EBITDAre plus loss on debt extinguishment and transaction costs. Management believes that Adjusted EBITDAre provides analysts and investors with appropriate information to use in various ratios that evaluate the Company's level of debt.
"Funds Available for Distribution” (“FAD”) represents FFO adjusted to exclude the effect of non-cash items, gains (losses) on undepreciated real estate sales, and transaction costs. Management believes that FAD provides analysts and investors with information that assists in the comparability of the Company's dividend policy with other real estate companies.
“Funds From Operations” (“FFO”) is a supplemental operating performance measure used in the real estate industry. The Company calculates FFO in accordance with the NAREIT definition, which is net income (loss) available to common stockholders (computed in accordance with GAAP), excluding extraordinary items, cumulative effect of change in accounting principle and gains or losses from sales of depreciable real property, plus depreciation and amortization of real estate assets, impairment losses on depreciable investment property and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis. FFO is used by industry analysts and investors as a supplemental measure of an equity REIT's operating performance. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many industry investors and analysts have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Thus, NAREIT created FFO as a supplemental measure of REIT operating performance that excludes historical cost depreciation, among other items, from GAAP net income. Management believes that the use of FFO, combined with the required primary GAAP presentations, has been fundamentally beneficial, improving the understanding of operating results of REITs among the investing public and making comparisons of REIT operating results more meaningful. Company management evaluates operating performance in part based on FFO. Additionally,

the Company uses FFO and FFO per share, along with other measures, as a performance measure for incentive compensation to its officers and other key employees.
“Net Debt” represents the Company's consolidated debt plus the Company's share of unconsolidated debt less cash and cash equivalents. The Company believes excluding cash and cash equivalents from total debt, provides an estimate of the net contractual amount of borrowed capital to be repaid, which it believes is a beneficial disclosure to investors and analysts.
“Net Operating Income” ("NOI") is used by industry analysts, investors and Company management to measure operating performance of the Company's properties. Net Operating Income, which is rental property revenues less termination fees and rental property operating expenses, excludes certain components from net income in order to provide results that are more closely related to a property's results of operations. Certain items, such as interest expense, while included in FFO and net income, do not affect the operating performance of a real estate asset and are often incurred at the corporate level as opposed to the property level. As a result, management uses only those income and expense items that are incurred at the property level to evaluate a property's performance. Depreciation and amortization are also excluded from Net Operating Income for the reasons described under FFO above.
“Same Property Net Operating Income” represents Net Operating Income or Cash-Basis Net Operating Income for those office properties that have been fully operational in each of the comparable reporting periods. A fully operational property is one that achieved 90% economic occupancy or has been substantially complete and owned by the Company for each of the two periods presented. Same Property Net Operating Income or Cash-Basis Same Property Net Operating Income allows analysts, investors and management to analyze continuing operations and evaluate the growth trend of the Company's portfolio.
“Second Generation Tenant Improvements and Leasing Costs and Building Capital Expenditures” is used in the valuation and analysis of real estate. Because the Company develops and acquires properties, in addition to operating existing properties, its property acquisition and development expenditures included in the Statements of Cash Flows includes both initial costs associated with developing and acquiring investment assets and those expenditures necessary for operating and maintaining existing properties at historic performance levels. The latter costs are referred to as second generation costs and are useful in evaluating the economic performance of the asset and in valuing the asset. Accordingly, the Company discloses the portion of its property acquisition and development expenditures that pertain to second generation space in its operating properties. The Company excludes from second generation costs amounts incurred to lease vacant space in newly acquired buildings as well as building improvements on newly acquired buildings that management identifies as necessary to bring the building to the Company's operational standards. In addition, the Company excludes leasing costs and building improvements associated with properties identified as under redevelopment or repositioning.
“Net Income and FFO Before Transaction Costs” represents net income and FFO before costs associated with the merger with TIER.  Management believes that Net Income and FFO Before Transaction Costs provides analysts and investors with user information related to the Company’s core operations and for comparability of the results of its operations with other real estate companies.

Cousins Properties
38
Q2 2020 Supplemental Information

NON-GAAP FINANCIAL MEASURES - DISCUSSION

“Cash-Basis Same Property NOI Adjusted for Payment Deferrals" represents Cash-Basis Same Property after excluding the impact of payment deferrals without extensions. As a result of the COVID-19 pandemic, the Company has entered into lease amendments with certain tenants to provide payment deferrals without lease extensions. Management believes that Cash-Basis Same Property Net Operating Income Adjusted for Payment Deferrals provides analysts and investors with useful information related to the Company's core operations before the impact of certain lease amendments with tenants who have experienced disruptions in their business as a result of the COVID-19 pandemic and allows for comparability of the results of its operations with other real estate companies.

























“Cash-Basis Same Property NOI Adjusted for Payment Deferrals and Parking" represents Cash-Basis Same Property NOI Adjusted for Payment Deferrals before parking net operating income and is intended to provide analysts and investors with useful information related to the Company's core operations before the impact of significant changes in physical occupancy at the Company's properties as a result of the COVID-19 pandemic, which is materially impacting parking net operating income, and allows for comparability of the results of its operations with other real estate companies.
Cousins Properties
39
Q2 2020 Supplemental Information