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2016-29571 Reso RESOLUTION NO. 2016-29571 A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA AUTHORIZING THE CITY MANAGER TO DECLINE, IN WRITING, THE OWNER'S RECIPROCAL RIGHT OF FIRST REFUSAL, AS REQUIRED PURSUANT TO THE TERMS OF SECTION 36.2 OF THE AGREEMENT OF LEASE ("GROUND LEASE") BETWEEN THE CITY ("OWNER") AND PKY LINCOLN PLACE, LLC ("TENANT"), DATED AS OF SEPTEMBER 1, 1999, INVOLVING THE IMPROVEMENTS TO THE PROPERTY ("PROJECT") LOCATED AT 1601 WASHINGTON AVENUE, MIAMI BEACH, FLORIDA, BASED UPON TENANT'S ESTIMATED MARKET VALUE OF $80,000,000; AND FURTHER APPROVING THE SALE OF THE PROJECT BY MERGER (BETWEEN PARKWAY PROPERTIES LP, PARKWAY PROPERTIES, INC. AND COUSINS PROPERTIES INCORPORATED ("COUSINS", "PROPOSED PURCHASER"), OF A SUBSTANTIAL CONTROLLING INTEREST IN TENANT'S ULTIMATE OWNER, WITH THE SURVIVING OWNER OF TENANT BEING A WHOLLY OWNED SUBSIDIARY OF COUSINS; SAID APPROVAL SUBJECT TO THE ADMINISTRATION'S SUCCESSFUL COMPLETION OF ITS EVALUATION OF THE PROPOSED PURCHASER IN ACCORDANCE WITH ARTICLE 10 OF THE LEASE ("CITY'S DUE DILIGENCE"), PAYMENT TO THE CITY OF ITS REASONABLE COSTS INCURRED IN CONNECTION WITH THE PROPOSED SALE INCLUDING, WITHOUT LIMITATION, REIMBURSEMENT OF THE CITY'S DUE DILIGENCE COSTS, AND EXECUTION BY TENANT AND PROPOSED PURCHASER OF CITY'S CLOSING DOCUMENTS; AND FURTHER AUTHORIZING THE CITY MANAGER AND CITY CLERK TO EXECUTE ANY AND ALL CLOSING DOCUMENTS ON BEHALF OF THE CITY. WHEREAS, on June 23, 1999, the City Commission adopted Resolution No. 99-23222 approving the development agreement with 16th Street Partners, LLC, a Florida limited liability company (16th Street), to create a mixed use project on land leased from the City located at Washington Avenue and 16th Street (the Project); and WHEREAS, in connection with said development agreement, on or about September 1, 1999, the City and 16th Street executed a ground lease (Ground Lease); and WHEREAS, the Project was constructed as an eight story, high rise building with approximately 105,652 rentable square feet of office space, 28,483 rentable square feet of retail space and a 493 space parking garage (Garage); and WHEREAS, on November 8th 2000, the City Commission adopted Resolution No. 2000-24160 approving the First Amendment to the Agreement of Lease and First Amendment to the Development Agreement, to address particular issues found while transferring ownership rights at the time; and WHEREAS, effective May 25, 2006, 16th Street entered into a sale leaseback agreement (Master Sublease) with TAG Lincoln Place LLC, a Delaware limited liability company (TAG), a wholly owned subsidiary of The Andalex Group, LLC, a Delaware limited liability company, which remained relatively unchanged until TAG transferred/sold its 100% ownership in the Project to PKY Lincoln Place Holdings, LLC, a Delaware limited liability company, on December 6, 2013. Thereafter, TAG changed its name to PKY Lincoln Place, LLC (PKY or Tenant); and WHEREAS, the City approved the sale of the membership interest in Tenant from TAG to PKY and waived Owner's Reciprocal Right of First Refusal with respect to the sale of the membership interest in the Tenant from TAG to PKY, with a value at near $66,000,000; and WHEREAS, PKY, as successor tenant/Master Sublandlord, leases the entire Project to 16th Street pursuant to a Master Sublease, and pursuant to the terms of the Master Lease, 16th Street agreed to be responsible for the payment of all obligations of PKY to the City under the Ground Lease; and WHEREAS, pursuant to Section 10.5 of the Ground Lease ("Required Notices"), a proposed transfer and/or Sale of the Project requires written notice to the Owner, with the identity of the transferor, transferee, nature of the transaction, percentage of interest conveyed and such other information requested by Owner; and WHEREAS, on August 25, 2016, the City was notified of a proposed merger via document titled "Officers Certificate of Cousins Properties Incorporated", dated August 3, 2016 ("Notice of Sale" and/or "Merger"); and WHEREAS, pursuant to Section 10.5 of the Ground Lease, the City has sixty (60) days (until October 24, 2016) from receipt of the Notice of Sale, in which to approve or disapprove of the Sale of the Project to the proposed purchaser; and WHEREAS, although Tenant disputes whether or not said Merger also requires Tenant to make available for purchase to the Owner the Tenant's interest in the Project, pursuant to Section 36.2 of the Ground Lease, entitled "Owner's Reciprocal Right of First Refusal" ("ROFO"), in an abundance of caution and subject to a reservation of rights, Tenant delivered on August 31, 2016 an Offer Notice to the City, as Owner, with the following terms: Owner of Ground Lease: City of Miami Beach Seller: PKY Lincoln Place, LLC Sale Offer: $80,000,000.00 Closing: September 30, 2016; and WHEREAS, in accordance with Section 36.2 of the Ground Lease, the City has forty-five (45) days (October 15, 2016) in which to elect, in writing, whether or not to consummate the ROFO, at the same price and upon such other material terms set forth in the Offer Notice; and WHEREAS, using a weighted valuation rate, based upon price per square feet of the ground floor retail space and the office space of comparable projects recently sold, a good faith estimated value for the Project would be approximately $80,000,000; and WHEREAS, using a cost to construct analysis for valuation purposes (Excluding land value and/or land acquisition costs), it would cost approximately between $50,000,000 to $57,000,000 to build a Project, with 139,887 square feet of ground floor retail and/or office space and a parking garage having 493 parking spaces; and WHEREAS, after considering the revenue figures from surrounding City-owned and managed parking garages, which have a longstanding position of keeping the parking rates below market for the benefit of its residents and visitors (as compared to the Project garage, which is a privately managed garage), and estimated Project revenues, City Staff determined that based on the $80 million Offer, and without taking into consideration payment of principal, capital improvements, and other additional costs, and the loss of rental income, the Project would run an annual estimated surplus of approximately $1,108,496; and WHEREAS, if the City were to exercise the ROFO, the City would have to allocate the $80 million required to close on the transaction, using up available funds and potentially requiring the City to revisit other projects currently contemplated for the benefit of City's residents; and WHEREAS, considering that the Offer materially exceeds the cost to construct a City-owned parking, office, and retail facility and that the Project will revert back to the City at the end of the Lease term, the Administration recommends, in this instance, without any prejudice or waiver of its position with respect to any subsequent transaction for the 76 years, including renewal terms, remaining under the Ground Lease, that the City decline this Reciprocal Right of First Offer Transaction; and WHEREAS, subject to City staffs successful completion of the City's Due Diligence, Tenant's payment of the City's Due Diligence costs, and execution of all required closing documents, the Administration further recommends that the City Commission approve the sale of the Project to the proposed purchaser, Cousins, as Cousins appears to have satisfied all of the elements required of a proposed "Permitted Buyer" under Section 10.3 of the Ground Lease. NOW, THEREFORE, BE IT DULY RESOLVED THAT THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that they Mayor and City Commission hereby authorize the City Manager to decline, in writing, the Owner's Reciprocal Right of First Refusal, as required pursuant to the terms of Section 36.2 of the Ground Lease; and further approve Tenant's sale of the Project to the proposed purchaser, Cousins Properties Incorporated, a Delaware limited liability company, subject to and conditioned upon the Administration's successful completion of its evaluation of the proposed purchaser in accordance with Article 10 of the Ground Lease (the "City's Due Diligence"), and payment to the City of its reasonable costs incurred in connection with the proposed sale including, without limitation, reimbursement of the City's Due Diligence costs; and further authorize the City Manager and City Clerk to execute any and all closing documents on behalf of the City. PASSED and ADOPTED this /y day of Sepiem6fr 2016. 1 ATTEST: 711 , 92_2_1, , ,. ..,,,/ ...,/,/ RAFAEL E. GRAN DO, CITY CLERK PHIL,' ,;' ,l E, MAYOR T:\AGENDA\2015\December\TCED\1691 Mic iga,, 691�igFiigan ti le R P 15.docx -' '`` "iiiCC ?,P1 DRATED ''+° ,11 I j,: •�f. / '� )'� •` 'fir, f\ ji:;— APPROVED AS TO 4,— 1 2`%0 7' -FORM & LANGUAGE , `�' _\,c.,, & FO E ECUTION 'Ai . ' Ric(' City Attorney 4 CT Dote Resolutions -R7 N MIAMI BEACH COMMISSION MEMORANDUM TO: Honorable Mayor and Members of the City Commission FROM: Jimmy L. Morales, City Manager DATE: September 14, 2016 SUBJECT: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AUTHORIZING THE CITY MANAGER TO DECLINE, IN WRITING, THE OWNER'S RECIPROCAL RIGHT OF FIRST REFUSAL, AS REQUIRED PURSUANT TO THE TERMS OF SECTION 36.2 OF THE AGREEMENT OF LEASE ("GROUND LEASE") BETWEEN THE CITY ("OWNER") AND PKY LINCOLN PLACE, LLC ("TENANT"), DATED AS OF SEPTEMBER 1, 1999, INVOLVING THE IMPROVEMENTS TO THE PROPERTY ("PROJECT") LOCATED AT 1601 WASHINGTON AVENUE, MIAMI BEACH, FLORIDA, BASED UPON TENANT'S ESTIMATED MARKET VALUE OF $80,000,000;AND FURTHER APPROVING THE SALE OF THE PROJECT BY MERGER(BETWEEN PARKWAY PROPERTIES LP, PARKWAY PROPERTIES, INC.AND COUSINS PROPERTIES INCORPORATED ("COUSINS", "PROPOSED PURCHASER"), OF A SUBSTANTIAL • CONTROLLING INTEREST IN TENANT'S ULTIMATE OWNER, WITH THE SURVIVING OWNER OF TENANT BEING A WHOLLY OWNED SUBSIDIARY OF COUSINS; SAID APPROVAL SUBJECT TO THE ADMINISTRATION'S SUCCESSFUL COMPLETION OF ITS EVALUATION OF THE PROPOSED PURCHASER IN ACCORDANCE WITH ARTICLE 10 OF THE LEASE ("CITY'S DUE DILIGENCE"), PAYMENT TO THE CITY OF ITS REASONABLE COSTS INCURRED IN CONNECTION WITH THE PROPOSED SALE INCLUDING, WITHOUT LIMITATION, REIMBURSEMENT OF THE CITY'S DUE DILIGENCE COSTS, AND EXECUTION BY TENANT AND PROPOSED PURCHASER OF CITY'S CLOSING DOCUMENTS; AND FURTHER AUTHORIZING THE CITY MANAGER AND CITY CLERK TO EXECUTE ANY AND ALL CLOSING DOCUMENTS ON BEHALF OF THE CITY. RECOMMENDATION Adopt the Resolution. BACKGROUND on June 23, 1999, the City Commission adopted Resolution No. 99-23222 approving the development agreement with 16th Street Partners, LLC, a Florida limited liability company (16th Street), to create a mixed use project on land leased from the City located at Washington Avenue and 16th Street (the Project). In connection with said development agreement, on or about September 1, 1999, the City and 16th Street executed a ground lease (Ground Lease) for the development of an eight story, high rise building with approximately 105,652 rentable square feet of office space, 28,483 rentable square feet of retail space and a 493 space parking garage(Garage). On November 8th 2000, the City Commission adopted Resolution No. 2000-24160 approving the First Amendment to the Agreement of Lease and First Amendment to the Development Agreement, as requested by the Developer and its lender, to address particular issues with a transfer of ownership; Effective May 25, 2006, 16th Street entered into a sales leaseback agreement (Master Sublease) with TAG Lincoln Place LLC, a Delaware limited liability company (TAG), a wholly owned subsidiary of The Andalex Group, LLC, a Delaware limited liability company, which remained relatively unchanged until TAG transferred/sold its 100%ownership in the Project to PKY Lincoln Place Holdings, LLC, a Delaware limited liability company, on December 6, 2013. Thereafter, TAG changed its name to PKY Lincoln Place, LLC (PKY or Tenant). PKY, as successor tenant/Master Sublandlord, leases the entire Project to 16th Street pursuant to a Master Sublease, and pursuant to the terms of the Master Lease, 16th Street agreed to be responsible for the payment of all obligations of PKY to the City under the Ground Lease; Cousins Properties Inc. ("Cousins") was formed in 1958 by Tom Cousins and has been publicly traded since 1962. Page 1552 of 2277 cousins is a real estate investment trust tr<tr i t oaseo in Atlanta, ueorgia, involved in me oeveiopment or commercial office, medical office, and retail properties. Although very much focused on the Atlanta area, Cousins also has projects in Alabama, California, Florida, North Carolina, Virginia, and Texas. Cousins' office portfolio of 37 commercial office properties contains more than 13 million square feet. It owns an additional seven medical office buildings with 990,000 square feet. Cousins' retail portfolio includes 12 properties with close to 1.6 million square feet of space. In addition, Cousins owns more than 280 acres of valuable Atlanta property earmarked for future commercial development. The REIT is traded on the New York Stock Exchange. ANALYSIS Approval of Buyer: Pursuant to Section 10.5 of the Ground Lease ("Required Notices"), a proposed transfer and/or sale of the Project requires written notice to the Owner, with the identity of the transferor, transferee, nature of the transaction, percentage of interest conveyed and such other information requested by Owner. Although Tenant argues, based upon language set forth in Section 10.3 of the Ground Lease that while notice is required, consent by the City to the Sale of the Project is not so long as the Buyer qualifies as a Permitted Buyer; the City has interpreted Section 10.5 of the Ground Lease to require notice to and consent by the City for this transaction. As such, on August 25, 2016, City was notified of proposed merger via document titled "Officers Certificate of Cousins Properties Incorporated", dated August 3, 2016 ("Notice of Sale" and/or "Merger"). The Notice of Sale, including the Section 10.5 disclosures, Offer Notice,and the Proposed Purchaser's financials, are attached hereto as Composite Exhibit"1". The Lease further provides that the City, as part of its approval of the proposed Sale, may request additional information in connection therewith, and to evaluate the Proposed Purchaser of the Project (the "City's Due Diligence"). The City must approve or disapprove the proposed Sale by October 24, 2016. The Administration is in the process of finalizing its Due Diligence in connection with the proposed Sale. Owner's Reciprocal Right of First Refusal: Section 36.2 of the Ground Lease ("Owners'Reciprocal Right of First Refusal")states in material part: "If during the Term, Tenant shall desire to sell, convey or otherwise transfer, directly or indirectly, all of such Tenant's estate in and to the Project(a"Right of First Offer Transaction")("ROFO"), such Tenant shall first deliver to Owner a Notice (an "Offier Notice") thereof setting forth the material terms of such proposed Right of First Offer Transaction.." Pursuant to Section 36.2 of the Ground Lease, the City has 45 days after receipt of the Offer Notice (i.e. October 15, 2016), in which to elect to consummate the Right of First Offer Transaction, at the same price and upon such other material terms set forth in the Offer Notice. Although, the City and Tenant are in dispute as to whether or not said Merger also requires, Tenant to make available for purchase to the City the Tenant's interest in the Project, in an abundance of caution and subject to a reservation of rights, Tenant delivered on August 31, 2016 an Offer Notice to the Owner,with the following terms: Owner of Ground Lease: City of Miami Beach Seller: PKY Lincoln Place, LLC Sale Offer: $80,000,000.00 Closing: September 30,2016 The Project consists of a 8 story parking garage, having 493 parking spaces, approximately 111,600 square feet of Class A office space, and approximately 28,500 square feet of ground floor retail space. In 2015, The Project collected gross operating rents for parking spaces and leases, in the total sum of$194,862/month or$2,338,338/ year. The Garage Facility estimated net operating income based on per square foot rental rates and appraised operating expenses are$4,300,000 per year. In determining whether or not to recommend exercising the City's ROFO,the Administration requested revenue and expense figures from City-owned and managed parking garages and prepared the following comparison: Comprable Information #of Net NOI per Property Parking Revenue Expenses Operating Sp Income space 17th Garage 1,460 $4,282,321 $ 1,536,045$2,746,275 $ 1,881 Sunset Harbour Gar. 435 $734,547 $ 390,591 $ 343,956 $791 Penn Garage 535 $840,586 $408,232 $432,354 $808 Avg per parking space $2,064 $904 $ 1,160 Page 1553 of 2277 Office.per squre foot estimate $ 38.00/sf $ 11.55/sf (See Note*) Ground Floor Retail Estimate $ 60.00/sf $ 11.55/sf Vacancy Rate 10.00% Projected 2015 2015 Lincoln Place (16th Street)Garage 493 Prk spcs $ 1,017,700 $445,844 $ 571,856 Lincoln Place (16th Street)Office 111,591 sf $ 3,816,412 $ 1,288,876 $ 2,527,536 Lincoln Place (16th Street)Retail 28,483 sf $ 1,708.980 $ 328,979 $ 1.380.001 Total $6,543,092 $ 2,063,698$4,479,394 *Note: The City Garages (17th Garage, Sunset Harbour Garage, and Penn Garage are paid in full). If the City acquired the Lincoln Garage the average NOI per parking space of $1,160 would be reduced by debt service. Information on /sf Revenue and Cost based on 2014 Appraisal adjusted for inflation and Rental Rates shown on Costar. The City approved the sale of the membership interest in Tenant from TAG to PKY and waived its ROFO, with a then value at near $66,000,000. Given a capitalization rate of 6% and our estimated net operating income, the Administration estimates the value of the building to be $71,800,000. Using the Comparative Market Analysis provided by the Purchaser, attached here as Exhibit "3", the good faith estimate value is approximately $80,000,000. Also, the Offer materially exceeds the cost to construct a City-owned parking, office, and retail facility. Using a cost to construct analysis for valuation purposes, construction costs of a similar facility would be approximately$50,000,000 to$57,000,000. Pursuant to the Lease, the City currently receives Base Rent, in the total sum of$325,000 per year/$27,846.15 per month. The Base Rent is scheduled to increase on January 1, 2018 by the lesser of the cumulative CPI over the previous five year term or twelve percent (12%). Additionally, the City receives Percentage Rent, which is due within sixty(60)days from the end of each year, in the amount of 2.5% of the Project's annual gross revenue. The City received a total sum of$143,239 for Percentage Rent for the 2015 calendar year, for a total rental income of $468,239. The City, via applicable City ordinances, has had a longstanding position of keeping the parking rates below market for the benefit of its residents and visitors and therefore cannot compete with the income stream of a privately operated garage. Assuming a debt service of$3,200,000 (estimated bond rate at 4% of the full purchase price), estimated Revenues of $6,372,194, and estimated Expenses of $2,063,698; the Project could run a surplus per year of $ 1,108,496; this does not take into consideration payment of principal of $80,000,000, capital improvements, loss of Ground Lease rent, and other additional costs the Project will incur. While a mortgage is not an option available to the City, if we model the financing to pay for the purchase of the Project after a mortgage with a 4% interest rate and take into consideration the loss of rent,the City would run a yearly deficit of$742;930. . If the City were to exercise the ROFO, the City would have to allocate $80 million required to close on the transaction, using up available funds and potentially requiring the City to revisit other projects currently contemplated for the benefit of City's residents. CONCLUSION Based upon the foregoing, and the fact that the Project will revert back to the City at the end of the ninety(90)year Term,the Administration recommends in this instance,without any prejudice or waiver of its position with respect to any subsequent transaction for the 76 years, including renewal terms, remaining under the Lease that the Mayor and City Commission approve the Resolution authorizing the City Manager to decline, in writing, Owner's Reciprocal Right of First Refusal,as required pursuant to the terms of section 36.2 of the Ground Lease; and further approving tenant's sale of the Project to the Proposed Purchaser, Cousins Properties Incorporated, subject to and conditioned upon the Administration's successful completion of its evaluation of the proposed purchaser in accordance with article 10 of the Ground Lease (the "City's Due Diligence"), and payment to the City of its reasonable costs incurred in connection with the proposed sale including, without limitation, reimbursement of the City's Due Diligence costs; and further authorizing the City Manager and City Clerk to execute any and all closing documents on behalf of the City. Page 1554 of 2277 JLMIKGB\MAS\MMM\RJG Attachments: "1" -Composite Exhibit : Notice of Sale, Section 10.5 disclosures, Offer Notice, Proposed Purchaser's financials, "2" -Statement of Operating Revenues and Expenses for current Tenant "3"—Comparative Market Analysis provided by Purchaser t:lagenda120151decemberltced11691 michigan11691 michigan sale memo.docx Legislative Tracking Tourism, Culture and Economic and Development ATTACHMENTS: Description ❑ Reso ❑ Exhibit 1 ❑ Exhibit 1-letter ❑ Exhibit 3 ❑ Exhibit Page 1555 of 2277 EXHIBIT 1 OFFICER'S CERTIFICATE OF COUSINS PROPERTIES INCORPORA'T'ED as of August 3, 2016 This Officer's Certificate (the "Certificate") is delivered in connection with Section 10.3(c) and 10.5 of that certain Agreement of Lease, dated September 1, 1999, by and between the City of Miami Beach, Florida, a municipal corporation duly organized and existing under the laws of the State of Florida, as lessor ("Ground Lessor"), and 16th Street Partners LLC, a Florida limited liability company, as lessee, recorded in Official Records Book 18770, Page 46; as amended by First Amendment to Agreement of Lease and Development Agreement recorded in Official Records Book l 9395, Page 1106, as re-recorded in Official Records Book 19794, Page 1219 as it is affected by that certain Settlement Agreement dated September 16, 2015 by and among Seller, Ground Lessor, and 16th Street Partners, LLC, a Florida limited liability company; as assigned to TAG Lincoln Place LLC, a Delaware limited liability company (n/k/a PKY Lincoln Place, LLC ("Ground Lessee")), by Assignment and Assumption of Lessee's Interest in Lease, as recorded in Official Records Book 24598, Page 2984, all of the Public Records of Miami-Dade County, Florida (collectively, the "Ground Lease"). All capitalized terms used but not defined in this Certificate shall have the meanings set forth in the Ground Lease. • The ultimate owner of Ground Lessee, Parkway Properties, Inc., a Maryland corporation ("Parkway"), having an address at 390 North Orange Avenue, Suite 2400, Orlando, Florida 32801, intends to merge into a subsidiary of Cousins Properties Incorporated, a Georgia corporation ("Cousins"), having an address at 191 Peachtree Street NE , Suite 500, Atlanta, GA 30303, on or about October 1, 2016, in accordance with the terms and conditions of the Merger Agreement (hereinafter defined). On April 28, 2016, Cousins, Clinic Sub Inc., a Maryland corporation that is a wholly owned subsidiary of Cousins ("Merger Sub"), Parkway, and Parkway Properties LP, a Delaware limited partnership ("Parkway LP"), entered into an Agreement and Plan of Merger(the "Merger Agreement"). Under the terms of the Merger Agreement, it is contemplated that(x)Parkway will merge with and into Merger Sub (the"Merger"),with Merger Sub continuing as the surviving corporation of the Merger, (y) pursuant to a reorganization undertaken immediately after the effective time of the Merger, certain other transactions will occur that will result in a new Delaware limited partnership, currently called Cousins Properties LP ("New LP") acquiring all of the indirect ownership interests of Parkway LP in the Ground Lessee, and(z) all entities with "PKY" in their names, including Ground Lessee, will undergo name changes to replace the "PKY" portion of their names with "Cousins". At the closing of these transactions, Cousins is expected to own approximately 98% of the partnership interests in Cousins LP. As a result of these transactions,the existing shareholders in Parkway will become shareholders in Cousins. Since the Merger will not result in a transfer of Tenant's estate in and to the Premises, the consideration paid for the Merger is payable for assets in addition to the indirect ownership interests of Parkway LP in the Ground Lessee, and the consideration is payable in shares of Cousins instead of U.S. currency,the Merger is not a Right of First Offer Transaction. The undersigned, being the duly elected, qualified and acting Senior Vice President and General Counsel of Cousins Owner does hereby certify to Ground Lessor the following: 1. Cousins Owner is not a Foreign Instrumentality. 2. Cousins Owner is a publicly traded Real Estate Investment Trust. 3. Cousins Owner is a Permitted Buyer that meets or exceeds the criteria set forth in Section 10.3(c)(A)-(G) of the Ground Lease. MIAMI 5088216.3 82190/48019 Page 1560 of 2277 • j I EXHIBIT A Before Organizational Chart Attached. M1AM1 5088216.1 82190/48019 Page 1561 of 2277 f I Lincoln Place (Before) Public Shareholders u 100% Parkway Properties, Inc. Other Limited Partners V 4.1% LP Parkway Properties General 94.9%LP Partners, Inc. V Parkway Properties LP C 1.0% GP V PKY Lincoln Place Holdings, LLC V PKY Lincoln Place, LLC V Lincoln Place \1DC-039811/000025-8588477 v Page 1562 of 2277 After Organizational Chart Attached. MIAMI 5088216.1 82190/48019 Page 1563 of 2277 Lincoln Place (After) Public Shareholders V Cousins Properties Incorporated Unitholders • <2%L.P > 98% GP/LP / Cousins Properties LP V Cousins Lincoln Place Holdings,LLC Okla PKY Lincoln Place Holdings,LLC • V Cousins Lincoln Place,LLC f/k/a/ PKY Lincoln Place,LLC V Lincoln Place IOC-039811/000025-8588479 v1 Page 1564 of 2277 EXHIBIT B 10-K Attached. 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Toggle SGML Header(+) Section 1: 10-Q (10-Q) Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON,D.C. 20549 FORM 10-Q QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended March 31,2016 OR ❑ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission file number:001-11312 • COUSINS PROPERTIES INCORPORATED (Exact name of registrant as specified in its charter) GEORGIA 58-0869052 (State or other jurisdiction of (I.R.S.Employer incorporation or organization) Identification No.) 191 Peachtree Street,Suite 500,Atlanta,Georgia 30303-1740 (Address of principal executive offices) (Zip Code) (404)407-1000 (Registrant's telephone number,including area code) Indicate by check mark whether the registrant(1)has filed all reports required to be filed by Section 13 or 15(d)of the Securities Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports),and(2)has been subject to such filing requirements for the past 90 days.Yes 0 No❑ Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T(§232.405 of this chapter)during the preceding 12 months(or for such shorter period that the registrant was required to submit and post such files).Yes WI No❑ Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.See definitions of"large accelerated filer,""accelerated file?'and"smaller reporting company"in Rule 12b-2 of the Exchange Act. Large accelerated filer 0 Accelerated filer❑ Non-accelerated filer❑ Smaller reporting company❑ (Do not check if a smaller reporting company) Indicate by check mark whether the registrant is a shell company(as defined in Rule 12b-2 of the Exchange Act). Yes❑No 0 Indicate the number of shares outstanding of each of the issuer's classes of common stock,as of the latest practicable date. Page 1667 of 2277 Class Outstanding at April 29,2016 Common Stock,S 1 par value per share 210,107,296 shares • • • Page 1668 of 2277 Table or Contents Page No. PART T-FINANCIAL INFORMATION 4 Item I.Financial Statements(Unaudited) 4 CONDENSED CONSOLIDATED BALANCE SHEETS 4 CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS 5 CONDENSED CONSOLIDATED STATEMENTS OF EQUITY 6 CONDENSED CONSOLIDATED STATEMEN'T'S OF CASH FLOWS 7 NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS 3 Item 2.Management's Discussion and Analysis of Financial Condition and Results of Operations 17 Item 3.Quantitative and Qualitative Disclosures About Market Risk 24 Item 4.Controls and Procedures 24 PART II.OTHER INFORMA'T'ION 25 Item 1.Legal Proceedings 25 Item 1A.Risk Factors 25 Item 2.Unregistered Sales of Equity Securities and Use of Proceeds 27 Item 5.Other Information 29 Item 6.Exhibits 30 SIGNATURES 31 • • Page 1669 of 2277 inblc of Contents 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 IA included in the Annual Report on Form 10-K for the year ended December 31, 2015 and as itemized herein.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: • our business and financial strategy; • our ability to obtain future financing arrangements; • future acquisitions and future dispositions of operating assets; • future acquisitions of land; • future development and redevelopment opportunities; • future dispositions of land and other non-core assets; • future repurchases of common stock; • projected operating results; • market and industry trends; • future distributions; • projected capital expenditures; • interest rates; • statements about the benefits of the proposed transactions involving the Company and Parkway Properties Inc. ("Parkway"), including future financial and operating results,plans,objectives,expectations and intentions; • 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; • benefits of the proposed transactions to tenants,employees,stockholders and other constituents of the combined company; • integrating our companies; • cost savings;and • the expected timetable for completing the proposed transactions. Any forward-looking statements are based upon management's beliefs,assumptions, and expectations of our future performance, taking into account information 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 and financing; • 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 and investments or from dispositions; • the potential dilutive effect of common stock offerings; • the failure to achieve benefits from the repurchase of common stock; • the availability of buyers and adequate pricing with respect to the disposition of assets; • risks and uncertainties related to national and local economic conditions,the real estate industry in general,and the commercial real estate markets in particular; • changes to our strategy with regard to land and other non-core holdings that require impairment losses to be recognized; • leasing risks,including the ability to obtain new tenants or renew expiring tenants,and the ability to lease newly developed and/or recently acquired space; • the adverse change in the financial condition of one or more of our major tenants; • volatility in interest rates and insurance rates; • the availability of sufficient investment opportunities; • 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); • 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; • risks associated with the ability to consummate the proposed merger and the timing of the closing of the proposed merger; 2 Page 1670 of 2277 Table of Contents • risks associated with the ability to consummate the proposed spin-off of a company holding the 1-Iouston assets of the Company and Parkway("FloustonCo")and the timing of the closing of the proposed spin-off; • risks associated with the ability to list the common stock of 1-loustonCo on the New York Stock Exchange following the proposed spin-off; • risks associated with the ability to consummate certain asset sales contemplated by Parkway and the timing of the closing of such proposed asset sales; • risks associated with the ability to consummate the proposed reorganization of certain assets and liabilities of Cousins and Parkway, including the contemplated structuring of the Company and HoustonCo as "UPREITs" following the consummation of the proposed transactions; • the failure to obtain the necessary debt financing arrangements set forth in the commitment letter received in connection with the proposed transactions; • the ability to secure favorable interest rates on any borrowings incurred in connection with the proposed transactions; • the impact of such indebtedness incurred in connection with the proposed transactions; • the ability to successfully integrate our operations and employees; • the ability to realize anticipated benefits and synergies of the proposed transactions; • material changes in the dividend rates on securities or the ability to pay dividends on common shares or other securities; • potential changes to tax legislation; • changes in demand for developed properties; • risks associated with the acquisition,development,expansion,leasing and management of properties; • risks associated with the geographic concentration of the Company,Parkway or 1-IoustonCo; • the potential impact of announcement of the proposed transactions or consummation of the proposed transactions on relationships, including with tenants,employees,customers and competitors; • the unfavorable outcome of any legal proceedings that have been or may be instituted against the Company, Parkway or any company spun-off by the combined company; • significant costs related to uninsured losses,condemnation,or environmental issues; • the amount of the costs, fees,expenses and charges related to the proposed transactions and the actual terms of the financings that may be obtained in connection with the proposed transactions;and • those additional risks and factors discussed in reports filed with the Securities and Exchange Commission("SEC")by the Company and Parkway. 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. • 3 Page 1671 of 2277 Table of Contents PART I-FINANCIAL INFORMATION Item 1. Financial Statements. COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES CONDENSED CONSOLIDATED BALANCE SHEETS (in thousands,except share and per share amounts) March 31,2016 December 31,2015 (unaudited) Assets: Real estate assets: Operating properties,net of accumulated depreciation of$377,418 and$352,350 in 2016 and $ 2,188,980 $ 2,194,781 2015,respectively Projects under development 41,871 27,890 Land 17,768 17,829 2,248,619 2,240,500 Real estate assets and other assets held for sale,net of accumulated depreciation and amortization of - 7,246 $7,200 in 2015 Cash and cash equivalents 5,464 2,003 Restricted cash 4,929 4,304 Notes and accounts receivable,net of allowance for doubtful accounts of$1,100 and$1,353 in 2016 12,635 10,828 and 2015,respectively Deferred rents receivable 70,790 67,258 Investment in unconsolidated joint ventures 111,046 102,577 Intangible assets,net of accumulated amortization of$109,328 and$103,458 in 2016 and 2015, 117,729 124,615 respectively Other assets 39,196 35,989 Total assets $ 2,610,408 $ 2,595,320 Liabilities: Notes payable $ 767,811 $ 718,810 Accounts payable and accrued expenses 48,693 71,739 Deferred income 29,959 29,788 Intangible liabilities,net of accumulated amortization of$29,199 and$26,890 in 2016 and 2015, 57,283 59,592 respectively Other liabilities 30,378 30,629 Liabilities of real estate assets held for sale - 1,347 Total liabilities 934,124 911,905 Commitments and contingencies - - Equity: Stockholders'investment: Preferred stock,$1 par value,20,000,000 shares authorized,-0-shares issued and outstanding in - - 2016 and 2015 • Common stock,$1 par value,350,000,000 shares authorized,220,436,378 and 220,255,676 shares 220,436 220,256 issued in 2016 and 2015,respectively Additional paid-in capital 1,722,020 1,722,224 Treasury stock at cost, 10,329,082 and 8,742,181 shares in 2016 and 2015,respectively (148,373) (134,630) Distributions in excess of cumulative net income (118,557) (124,435) Total stockholders'investment 1,675,526 1,683,415 Nonredeemable noncontrolling interests 758 - Total equity 1,676,284 1,683,415 Total liabilities and equity S 2,610,408 $ 2,595,320 See accompanying notes. 4 Page 1672 of 2277 I I Table of Contents COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS (unaudited, in thousands,except per share amounts) Three Months Ended March 31, 2016 2015 Revenues: Rental property revenues $ 88,476 $ 90,033 Fee income 2,199 1,816 Other 576 127 91,251 91,976 Costs and expenses: Rental property operating expenses 35,609 37,954 Reimbursed expenses 870 1,111 General and administrative expenses 8,492 3,595 Interest expense 7,414 7,677 Depreciation and amortization 31,969 36,147 Acquisition and related costs 19 83 Other 106 357 84,479 86,924 Income from continuing operations before taxes,unconsolidated joint ventures,and 6,772 5,052 sale of investment properties Income from unconsolidated joint ventures 1,834 1,611 Income from continuing operations before gain on sale of investment properties 8,606 6,663 Gain on sale of investment properties 14,190 1,105 Income from continuing operations 22,796 7,763 Loss from discontinued operations: Loss from discontinued operations - (14) Loss on sale from discontinued operations - (551) •(565) Net income $ 22,796 $ 7,203 Per common share information-basic and diluted: Income from continuing operations $ 0.11 $ 0.04 Income from discontinued operations - (0.01) Net income $ 0.11 $ 0.03 Weighted average shares-basic 210,904 216,568 Weighted average shares-diluted 210,974 216,754 Dividends declared per common share $ 0.080 $ 0.080 See accompanying notes. 5 Page 1673 of 2277 i I Table of Contents COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES CONDENSED CONSOLIDATED S'l'ATE\'fEN'I'S OF EQUITY Three Months Ended March 31,2016 and 2015 (unaudited,in thousands) DisIi ihotions Additional in Nonredeemable Common Paid-In Treasury Excess of Stockholders' Noncontrolling Total Stock Capital Stock Net Income Investment Interests Equity Balance December 31,2015 S 220,256 $ 1,722,224 S (134,630) $ (124,435) S 1,683,415 S — $1,683,415 Net income — 22,796 22,796 — 22,796 Common stock issued pursuant to stock • based compensation 180 (607) — — (427) — (427) Amortization of stock options and restricted stock,net of forfeitures — 403 — — 403 — 403 Contributions from nonredeemahte noncontrolling interests — — — — — 758 758 Repurchase of common stock (13,743) — (13,743) — (13,743) Common dividends($0.08 per share) — — — (16,918) (16,918) — (16,918) Balance March 31,2016 $ 220,436 S 1,722,020 S (148,373) S (118,557) S 1,675,526 $ 758 $1,676,284 Balance December 31,2014 $ 220,083 $ 1,720,972 $ (86,840) S (180,757) S 1,673,458 S — $1,673,458 Net income — — — 7,203 7,203 — 7,203 Common stock issued pursuant to stock based compensation 89 (941) — — (852) — (852) Amortization of stock options and restricted stock,net of forfeitures — 475 — — 475 — 475 Common dividends($0.08 per share) — — — (17,349) (17,349) — (17,349) Balance March 31,2015 $ 220,172 S 1,720,506 S (86,840) $ (190,903) $ 1,662,935 S — $1,662,935 See accompanying notes. 6 • • Page 1674 of 2277 t I Table of Contents COUSINS PROPERTIES INCORPORATED AND SUI3SIDIARIES CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (unaudited,in thousands) Three Months Ended March 31, 2016 2015 Cash flows from operating activities: Net income S 22,796 $ 7,203 Adjustments to reconcile net income to net cash provided by operating activities: Gain on sale of investment properties,including discontinued operations (14,190) (554) Depreciation and amortization,including discontinued operations 31,969 36,393 Amortization of deferred financing costs 480 222 Amortization of stock options and restricted stock,net of forfeitures 403 475 Effect of certain non-cash adjustments to rental revenues (4,898) (8,929) Income from unconsolidated joint ventures (1,834) (1,611) Operating distributions from unconsolidated joint ventures 1,984 303 Changes in other operating assets and liabilities: Change in other receivables and other assets,net (6,108) (7,447) Change in operating liabilities (25,094) (23,616) Net cash provided by operating activities • 5,508 2,439 Cash flows from investing activities: Proceeds from investment property sales 21,088 1,314 Property acquisition,development,and tenant asset expenditures (26,172) (37,844) Investment in unconsolidated joint ventures (16,224) (425) Distributions from unconsolidated joint ventures 1,678 1,080 Change in notes receivable and other assets — (423) Change in restricted cash (625) 6 Net cash used in investing activities (20,255) (36,292) Cash flows from financing activities: Proceeds from credit facility 116,100 94,100 Repayment of credit facility (65,100) (36,300) Repayment of notes payable (2,131) (2,196) Common stock issued,net of expenses — (14) Repurchase of common stock (13,743) — Common dividends paid (16,918) (17,349) Net cash provided by financing activities 18,208 38,241 Net increase in cash and cash equivalents 3,461 4,388 Cash and cash equivalents at beginning of period 2,003 — Cash and cash equivalents at end of period S 5,464 5 4,388 Interest paid,net of amounts capitalized S 7,480 $ 7,695 Significant non-cash transactions: Change in accrued property acquisition,development,and tenant asset expenditures $ 421 $ (1,632) Transfer from investment in unconsolidated joint ventures to projects under development 5,880 — See accompanying notes. 7 Page 1675 of 2277 i Tablc of Contents COUSINS PROPERTIES INCORPORATED AND SUBSIDIARIES NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS March 31,2016. (Unaudited) I.DESCRIPTION OF BUSINESS AND BASIS OF PRESENTATION Cousins Properties Incorporated ("Cousins"), a Georgia corporation, is a self-administered and self-managed real estate investment trust ("REIT"). Cousins TRS Services LLC("CTRS") is a taxable entity wholly owned by and consolidated with Cousins. CTRS owns and manages its own real estate portfolio and performs certain real estate related services for other parties.All of the entities included in the condensed consolidated financial statements are hereinafter referred to collectively as the"Company." The Company develops, acquires, leases, manages, and owns primarily Class A office assets and opportunistic mixed-use properties in Sunbelt markets with a focus on Georgia,Texas,and North Carolina. Cousins has elected to be taxed as a real estate investment trust("REIT")and intends to, among other things, distribute 90%of its net taxable income to stockholders, thereby eliminating any liability for federal income taxes under current law.Therefore,the results included herein do not include a federal income tax provision for Cousins. The condensed consolidated financial statements are unaudited and were prepared by the Company in accordance with accounting principles generally accepted in the United States of America("GAAP")for interim financial information and in accordance with the rules and regulations of the Securities and Exchange Commission("SEC").In the opinion of management,these financial statements reflect all adjustments necessary(which adjustments are of a normal and recurring nature)for the fair presentation of the Company's financial position as of March 31,2016 and the results of operations for the three months ended March 31, 2016 and 2015. The results of operations for the three months ended March 31,2016 are not necessarily indicative of results expected for the full year. Certain information and footnote disclosures normally included in financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to the rules and regulations of the SEC. These condensed consolidated financial statements should be read in conjunction with the consolidated financial statements and the notes thereto included in the Company's Annual Report on Form 10-K for the year ended December 31, 2015. The accounting policies employed are substantially the same as those shown in note 2 to the consolidated financial statements included in such Form 10-K. For the three months ended March 31, 2016 and 2015, there were no items of other comprehensive income. Therefore, no presentation of comprehensive income is required. The Company evaluates all partnerships, joint ventures and other arrangements with variable interests to determine if the entity or arrangement qualifies as a variable interest entity ("VIE"), as defined in the Financial Accounting Standards Board's ("FASB") Accounting Standards Codification ("ASC"). If the entity or arrangement qualifies as a VIE and the Company is determined to be the primary beneficiary, the Company is required to consolidate the assets, liabilities, and results of operations of the VIE. In the first quarter of 2016, the Company adopted Accounting Standards Update ("ASU") 2015-02, "Amendments to the Consolidation Analysis." There were no changes to the accounting treatment of joint ventures or other arrangements as a result of the new guidance. In March 2016, the FASB issued ASU 2016-09, "Improvements to Employee Share-Based Payment Accounting." Under the ASU, the additional paid in capital pool is eliminated,and an entity recognizes all excess tax benefits and tax deficiencies as income tax expense or benefit in the income statement.The ASU also eliminated the requirement to defer recognition of an excess tax benefit until all benefits are realized through a reduction to taxes payable. The update also changes the treatment of excess tax benefits as operating cash flows in the statement of cash flows. The guidance is effective for fiscal years beginning after December 15, 2016 with early adoption permitted. The Company expects to adopt this guidance effective January 1,2017,and is currently assessing the potential impact of adopting the new guidance. In February 2016, the Financial Accounting Standards Board issued ASU 2016-02, "Leases", which amends the existing standards for lease accounting by requiring lessees to recognize most leases on their balance sheets, and making targeted changes to lessor accounting and reporting.The new standard will require lessees to record a right-of-use asset and a lease liability for all leases with a term of greater than 12 months, and classify such leases as either finance or operating leases based on the principle of whether or not the lease is effectively a financed purchase of the leased asset by the lessee.This classification will determine whether the lease expense is recognized based on an effective interest method (finance leases), on a straight-line basis over the term of the lease (operating leases). Leases with a term of 12 months or less will be accounted for similar to existing guidance for operating leases today. The new standard requires lessors to account for leases using an approach that is substantially equivalent to existing guidance for sales-type leases, direct financing leases and operating leases. ASU 2016-02 supersedes previous leasing standards. The guidance is effective for the fiscal years beginning after December 15, 2018 with early adoption permitted. The Company expects to adopt this guidance effective January 1,2019,and is currently assessing the potential impact of adopting the new guidance. 8 Page 1676 of 2277 I I Table of Contents In May 2014,the FASB issued ASU 2014-09, "Revenue from Contracts with Customers."Under the new guidance,companies will recognize revenue when the seller satisfies a performance obligation,which would be when the buyer takes control of the good or service.This new guidance could result in different amounts of revenue being recognized and could result in revenue being recognized in different reporting periods than under the current guidance.The new guidance specifically excludes revenue associated with lease contracts.ASU 2015-14,"Revenue from Contracts with Customers," was subsequently issued modifying the effective date to periods beginning after December 15,2017, with early adoption permitted for periods beginning after December 15,2016.The standard allows for either"full retrospective"adoption,meaning the standard is applied to all of the periods presented,or"modified retrospective" adoption,meaning the standard is applied only to the most recent period presented in the financial statements.The Company is currently assessing this guidance for future implementation and potential impact of adoption.The Company expects to adopt this guidance effective January 1,2018. In the first quarter of 2016,the Company adopted ASU 2015-03,"Simplifying the Presentation of Debt Costs"("ASU 2015-03").In accordance with ASU 2015-03, the Company began recording deferred financing costs related to its mortgage notes payable as a reduction in the carrying amount of its notes payable on the condensed consolidated balance sheets.The Company reclassified$2.5 million in deferred financing costs from other assets to notes payable in its December 31, 2015 consolidated balance sheet to conform to the current period's presentation. Deferred financing costs related to the Company's unsecured revolving credit facility continue to be included in other assets within the Company's condensed consolidated balance sheets in accordance with ASU 2015-15 "Presentation and Subsequent Measurement of Debt Issuance Costs Associated with Line-of-Credit Arrangements." Certain prior year amounts have been reclassified to conform with current year presentation on the condensed consolidated statements of operations and the condensed consolidated statements of equity.Separation expenses on the condensed consolidated statements of operations are now included within general and administrative expenses. On the condensed consolidated statements of equity, all components of common stock issued pursuant to stock based compensation are aggregated into one line item. These changes do not affect the previously reported condensed consolidated statements of operations or the condensed consolidated statements of equity for any period. 2.REAL ESTATE TRANSACTIONS During the first quarter of 2016,the Company sold 100 North Point Center East,a 129,000 square foot office building in Atlanta,Georgia for a gross sales price of$22.0 million. 3.INVESTMENT IN UNCONSOLIDATED JOINT VENTURES The Company describes its investments in unconsolidated joint ventures in note 5 of notes to consolidated financial statements in its Annual Report on Form 10-K for the year ended December 31, 2015. The following table summarizes balance sheet data of the Company's unconsolidated joint ventures as of March 31,2016 and December 31,2015(in thousands): Total Assets Total Debt Total Equity Company's Investment SUMMARY OF FINANCIAL POSITION: 2016 •2015 2016 2015 2016 2015 2016 2015 Terminus Office Holdings $277,093 $277,444 $210,590 $211,216 $ 54,397 $ 56,369 $ 28,067 $ 29,1 10 EP 1 LLC 82,033 83,115 58,030 58,029 22,639 24,172 20,885 21,502 EP II LLC 68,901 70,704 42,964 40,910 23,612 24,331 18,657 19,118 Carolina Square Holdings LP 26,702 15,729 - - 21,385 12,085 11,486 6,782 Charlotte Gateway Village,LLC 121,858 123,531 12,854 17,536 107,381 104,336 11,288 11,190 RICO Victory Canter LP 13,612 13,532 - - 13,569 13,229 9,316 9,138 DC Charlotte Plaza LLLP 13,260 - - - 13,260 - 6,735 - CL Realty,L.L.C. 7,761 7,872 - - 7,709 7,662 3,546 3,515 Temco Associates,LLC 5,295 5,284 - - 5,181 5,133 1,066 977 Wildwood Associates 16,394 16,419 - - 16,326 16,354 (1,136) (I) (1,122) (I) Crawford Long-CPI,LLC 29,307 29,143 73,925 74,286 (46,116) (46,238) (21,960) (1) (22,021) (1) Other 1,134 2,107 - - 1,121 1,646 - 1,245 $663,350 $644,880 $398,363 $401,977 $240,464 $219,079 $ 87,950 $ 79,434 (1)Negative balances are included in deferred income on the balance sheets. The following table summarizes statement of operations information of the Company's unconsolidated joint ventures for the three months ended March 31,2016 and 2015(in thousands): 9 Page 1677 of 2277 1 Table of Contents Total Revenues Net Income(Loss) Company's Share of Income(Loss) SUMMARY OF OPERATIONS: 2016 2015 2016 2015 2016 2015 Terminus Office Holdings S 10,431 $ 9,802 $ 1,028 $ 987 S 514 $ 369 EP I LLC 3,003 3,176 650 735 462 551 EP II LLC 899 - (618) 30 (450) (9) Charlotte Gateway Village,LLC 8,482 8,442 3,348 3,077 536 303 HICO Victory Center LP 82 - 75 - 38 - CL Realty,L.L.C. 133 279 47 160 30 69 Temco Associates,LLC 206 58 170 (I) 88 (2) Wildwood Associates - - (28) (30) (14) (15) Crawford Long-CPI,LLC 3,071 3,000 660 680 330 345 Other - - - (13) 300 - $ 26,307 $ 24,757 S 5,332 $ 5,625 $ 1,834 $ 1,611 On March 29,2016,a 50-50 joint venture named DC Charlotte Plaza LLLP was formed between the Company and Dimensional Fund Advisors ("DFA") for the purpose of developing and constructing DFA's 229,000 square foot regional headquarters building in Charlotte, North Carolina. Each partner contributed$6.6 million in pre-development costs upon formation of the venture. 4.INTANGIBLE ASSETS Intangible assets on the balance sheets as of March 31,2016 and December 31,20]5 included the following(in thousands): March 31,2016 December 31,2015 In-place leases,net of accumulated amortization of$94,141 and$88,035 in 2016 and 2015, $ 106,617 $ 112,937 respectively Above-market tenant leases,net of accumulated amortization of$15,187 and$15,423 in 2016 7,486 8,031 and 2015,respectively Goodwill 3,626 3,647 $ 117,729 $ 124,615 Goodwill relates entirely to the office reportable segment. As office assets are sold,either by the Company or by joint ventures in which the Company has an ownership interest, goodwill is reduced. The following is a summary of goodwill activity for the three months ended March 31, 2016 and 2015(in thousands): Three Months Ended March 31, 2016 2015 Beginning balance $ 3,647 $ 3,867 Allocated to property sales (21) - Ending balance $ 3,626 $ 3,867 5.OTHER ASSETS Other assets on the balance sheets as of March 31,2016 and December 31,2015 included the following(in thousands): 10 Page 1678 of 2277 i I Table of Contents March 31,2016 December 31,2015 Furniture,fixtures and equipment,deferred direct operating expenses,and leasehold S 14,612 $ 13,523 improvements,net of accumulated depreciation of$23,320 and$22,572 in 2016 and 2015, respectively Lease inducements,net of accumulated amortization of$7,243 and$6,865 in 2016 and 2015, 12,912 13,306 respectively Prepaid expenses and other assets 8,243 4,408 Line of credit deferred financing costs,net of accumulated amortization of$1,598 and$1,380 in 2,755 2,972 2016 and 2015,respectively Predevelopment costs and earnest money 674 1,780 S 39,196 $ 35,989 6.NOTES PAYABLE The following table summarizes the Company's note payable balance at March 31,2016 and December 31,2015($in thousands): March 31,2016 December 31,2015 Notes payable S 770,162 $ 721,293 Less:deferred financing costs of mortgage debt,net of accumulated amortization of$2,140 and$2,008 in 2016 and 2015,respectively. (2,351) (2,483) $ 767,811 $ 718,810 The following table details the terms and amounts of the Company's outstanding notes payable at March 31, 2016 and December 31,2015 ($ in thousands): Description interest Rate Maturity March 31,2016. December 31,2015 Post Oak Central mortgage note 4.26% 2020 $ 180,912 $ 181,770 Credit Facility,unsecured 1.54% 2019 143,000 92,000 The American Cancer Society Center mortgage note 6.45% 2017 128,884 129,342 Promenade mortgage note 4.27% 2022 107,499 108,203 191 Peachtree Tower mortgage note 3.35% 2018 100,000 100,000 816 Congress mortgage note 3.75% 2024 85,000 85,000 Meridian Mark Plaza mortgage note 6.00% 2020 24,867 24,978 $ 770,162 $ 721,293 Fair Value At March 31, 2016 and December 31,2015,the aggregate estimated fair values of the Company's notes payable were$795.5 million and$738.1 million, respectively, calculated by discounting the debt's remaining contractual cash flows at estimated rates at which similar loans could have been obtained at those respective dates. The estimate of the current market rate, which is the most significant input in the discounted cash flow calculation, is intended to replicate debt of similar maturity and loan-to-value relationship.These fair value calculations are considered to be Level 2 under the guidelines as set forth in ASC 820,"Fair Value Measurement",as the Company utilizes market rates for similar type loans from third-party brokers. Other Information • For the three months ended March 31,2016 and 2015,interest expense was as follows(in thousands): 11 Page 1679 of 2277 Table of-Cements Three Months Ended March 31, 2016 2015 Total interest incurred $ 8,156 $ 8,580 Interest capitalized (742) (903) Total interest expense $ 7,414 S 7,677 The real estate and other assets of The American Cancer Society Center (the "ACS Center") are restricted under the ACS Center loan agreement as they are not available to settle debts of the Company. However, provided that the ACS Center loan has not incurred any uncured event of default, as defined in the loan agreement, the cash flows from the ACS Center, after payments of debt service, operating expenses, and reserves,are available for distribution to the Company. 7.COMMITMENTS AND CONTINGENCIES Commitments At March 31,2016, the Company had outstanding letters of credit and performance bonds totaling$1.9 million. As a lessor, the Company had $75.3 million in future obligations under leases to fund tenant improvements as of March 31,2016.As a lessee,the Company had future obligations under ground and office leases of$144.5 million as of March 31,2016. Litigation The Company is subject to various legal proceedings,claims and administrative proceedings arising in the ordinary course of business,some of which are expected to be covered by liability insurance.Management makes assumptions and estimates concerning the likelihood and amount of any potential loss relating to these matters using the latest information available. The Company records a liability for litigation if an unfavorable outcome is probable and the amount of loss or range of loss can be reasonably estimated.If an unfavorable outcome is probable and a reasonable estimate of the loss is a range, the Company accrues the best estimate within the range. If no amount within the range is a better estimate than any other amount,the Company accrues the minimum amount within the range. If an unfavorable outcome is probable but the amount of the loss cannot be reasonably estimated, the Company discloses the nature of the litigation and indicates that an estimate of the loss or range of loss cannot be made. If an unfavorable outcome is reasonably possible and the estimated loss is material, the Company discloses the nature and estimate of the possible loss of the litigation.The Company does not disclose information with respect to litigation where an unfavorable outcome is considered to be remote or where the estimated loss would not be material.Based on current expectations, such matters,both individually and in the aggregate, are not expected to have a material adverse effect on the liquidity,results of operations,business or financial condition of the Company. 8. STOCKHOLDERS'EQUITY In 2015,the Board of Directors of the Company authorized the repurchase of up to$100 million of its outstanding common shares.The plan expires on September 8,2017.The repurchases may be executed in the open market,through private negotiations,or in other transactions permitted under applicable law. The timing, manner, price, and amount of any repurchases will be determined by the Company in its discretion and will be subject to economic and market conditions, stock price, applicable legal requirements, and other factors. In March 2016, the program was suspended. Under this plan,through March 31,2016,the Company has repurchased 6.8 million shares of its common stock for a total cost of$61.5 million, including broker commissions. The share repurchases were funded from cash on hand, borrowings under the Company's Credit Facility, and proceeds from the sale of assets.The repurchased shares were recorded as treasury shares on the consolidated balance sheet. 9.STOCK-BASED COMPENSATION The Company has several types of stock-based compensation -stocic options, restricted stock, and restricted stock units("RSUs")-which are described in note 12 of notes to consolidated financial statements in the Company's Annual Report on Form 10-K for the year ended December 31, 2015. The expense related to a portion of the stock-based compensation awards is fixed. The expense related to other stock-based compensation awards fluctuates from period to period dependent,in part,on the Company's stock price and stock performance relative to its peers. The Company recorded stock-based compensation expense,net of forfeitures,of$4.3 million and reversed$87,000 in compensation expense for the three months ended March 31,2016 and 2015,respectively. 12 Page 1680 of 2277 t i Table of Contents The Company maintains the 2009 incentive Stock Plan(the"2009 Plan")and the 2005 Restricted Stock Unit Plan(the"RSU Plan"). Under the 2009 Plan,the Company made restricted stock grants in 2016 of 230,871 shares to key employees,which vest ratably over a three-year period.Under the RSU Plan,the Company awarded two types of performance-based RSUs to key employees based on the following metrics:(1)Total Stockholder Return of the Company,as defined in the RSU Plan,as compared to the companies in the SNL US REIT Office index("TSR RSUs"), and(2)the ratio of cumulative funds from operations per share to targeted cumulative funds from operations per share("FPO RSUs")as defined in the RSU Plan. The performance period for both awards is January 1, 2016 to December 31, 2018, and the targeted units awarded of TSR RSUs and FPO RSUs is 212,102 and 96,569,respectively.The ultimate payout of these awards can range from 0%to 200%of the targeted number of units depending on the achievement of the market and performance metrics described above.Both of these RSUs cliff vest on January 29,2019 and are to be settled in cash with payment dependent on upon attainment of required service,marlcet,and performance criteria. The number of RSUs vesting will be determined at that date,and the payout per unit will be equal to the average closing price on each trading day during the 30-day period ending on December 31, 2018.The Company expenses an estimate of the fair value of the TSR RSUs over the performance period using a quarterly Monte Carlo valuation. The FF0 RSUs are expensed over the vesting period using the fair market value of the Company's stock at the reporting date multiplied by the anticipated number of units to be paid based on the current estimate of what the ratio is expected to be upon vesting.Dividend equivalents on the TSR RSUs and the FF0 RSUs will also be paid based upon the percentage vested. 10. EARNINGS PER SHARE Net income per share-basic is calculated as net income available to common stockholders divided by the weighted average number of common shares outstanding during the period, including nonvested restricted stock which has nonforfeitable dividend rights.Net income per share-diluted is calculated as net income available to common stockholders divided by the diluted weighted average number of common shares outstanding during the period. Diluted weighted average number of common shares uses the same weighted average share number as in the basic calculation and adds the potential dilution,if any,that would occur if stock options(or any other contracts to issue common stock)were exercised and resulted in additional common shares outstanding, calculated using the treasury stock method. The numerator is reduced for the effect of preferred dividends in both the basic and diluted net income per share calculations. Weighted average shares-basic and diluted For the three months ended March 31,2016 and 2015,respectively,are as follows(in thousands): Three Months Ended March 31, 2016 2015 Weighted average shares—basic 210,904 216,568 Dilutive potential common shares—stock options 70 186 • Weighted average shares—diluted 210,974 216,754 146 1 Weighted average anti-dilutive stock options 1,146 1,553 Stock options are dilutive when the average market price of the Company's stock during the period exceeds the option exercise price. In periods where the Company is in a net loss position,the dilutive effect of stock options is not included in the diluted weighted average shares total. Anti-dilutive stock options represent stock options which are outstanding but which are not exercisable during the period because the exercise price exceeded the average market value of the Company's stock. These anti-dilutive stock options are not included in the current calculation of dilutive weighted average shares but could be dilutive in the future. 1.1.SUBSEQUENT EVENTS On April 28, 2016, the Company and Parkway'Properties, inc. ("Parkway") entered into an Agreement and Plan of Merger (the "Merger Agreement"), pursuant to which Parkway will merge with and into the Company(the"Merger"). In addition,the Merger Agreement provides that the Company will separate the portion of the combined businesses relating to the ownership of real properties in Houston (the "Houston Business")from the remainder of the combined business by distributing pro rata to its stockholders all of the outstanding shares of common stock of an entity("HoustonCo")containing the Houston Business(the"Spin-Off").The Company will retain all of the shares of a class of non-voting preferred stock of HoustonCo,upon the terms and subject to the conditions of the Merger Agreement.The Company expects that the Spin-Off will be treated for tax purposes as a distribution to the Company's stockholders equal to the fair market value of the distributed HoustonCo shares. After the Spin-Off,HoustonCo will be a separate,publicly-traded entity,and both the Company and HoustonCo intend to operate prospectively as umbrella real estate investment trusts("UPREITs"). Pursuant to the Merger Agreement, upon closing, each share of Parkway common stock issued and outstanding converted into the right to receive 1.63(the"Exchange Ratio")shares of newly issued shares of common stock,par value$1 per share,of 13 Page 1681 of 2277 ( f Table of Contents the Company. In addition,each share of Parkway limited voting stock,par value issued will be converted into the right to receive a number of newly issued shares of limited voting preferred stock of the Company,equal to the Exchange Ratio, having terms materially unchanged from the terms of the Parkway limited voting stock prior to the Merger. Each share of Parkway equity-based compensation awards will also be converted at the Exchange Ratio into equity awards of the Company. Limited partnership units of'Parkway LP, Parkway's umbrella partnership, will be entitled to redeem or exchange their partnership interest for the Company's common stock at the Exchange Ratio. The respective boards of directors (the "Board of Directors") of the Company and Parkway have unanimously approved the Merger Agreement and have recommended that their respective stockholders approve the Merger. The closing of the Merger is subject to certain conditions, including: (I) the receipt of Parkway Stockholder Approval; (2) the receipt of Company Stockholder Approvals; (3) the Spin-Off being fully ready to be consummated contemporaneously with the Merger; (4) approval for listing on the New York Stock Exchange("NYSE")of the Company common stock to be issued in the Merger or reserved for issuance in connection therewith; (5) no injunction or law prohibiting the Merger; (6) accuracy of each party's representations, subject in most cases to materiality or material adverse effect qualifications; (7)material compliance with each party's covenants; (8) receipt by each of the Company and Parkway of an opinion to the effect that the Merger will qualify as a"reorganization"within the meaning of Section 368(a)of the Internal Revenue Code of 1986,as amended (the"Code"), and of an opinion that each of the Company and Parkway will qualify as a real estate investment trust("REIT")under the Code; and (9) effectiveness of the registration statement that will contain the joint proxy statement/prospectus sent to Company and Parkway stockho lders. The Merger Agreement contains customary representations and warranties by each party. The Company and Parkway have also agreed to various customary covenants and agreements, including, among others, to conduct their business in the ordinary course consistent with past practice during the period between the execution of the Merger Agreement and the Effective Time, to not engage in certain kinds of transactions during this period and to maintain REIT status.The parties are subject to a customary"no-shop"provision that requires them to cease discussions or solicitations with respect to alternate transactions and subjects them to certain restrictions in considering and negotiating alternate transactions. Additionally, Parkway has agreed to use commercially reasonable efforts to sell certain of its properties prior to the closing date, upon the terms and subject to the conditions of the Merger Agreement. The Company and Parkway have also agreed that, prior to the closing, each may continue to pay their regular quarterly dividends, but may not increase the amounts, except to the extent required to maintain REIT status. The parties will coordinate record and payment dates for all pre-closing dividends. The Merger Agreement provides that the Board of Directors of the Company will consist of nine members, including five individuals to be selected by the current members of the Board of Directors of the Company and four individuals to be selected by the current members of the Board of Directors of Parkway.One of Parkway's four directors will be selected by TPG Pantera VI("TPG")and TPG Management(collectively with TPG, the"TPG Parties"),pursuant to the TPG Parties'stockholders agreement to be entered into with the Company. The Merger Agreement contains certain termination rights for the Company and Parkway.The Merger Agreement can be terminated by either party(1)by mutual written consent;(2) if the Merger has not been consummated by an outside date of December 31,2016(which either party may extend to March 31, 2017 if the only closing condition that has not been met is that related to the readiness of the Spin-Off); (3) if there is a permanent, non-appealable injunction or law restraining or prohibiting the consummation of the Merger; (4) if either party's stockholders fail to approve the transactions;(5) if the other party's Board of Directors changes its recommendation in favor of the transactions;(6) if the other party has materially breached its non-solicit covenant,subject to a cure period; (7) in order to enter into a superior proposal (as defined in the Merger Agreement,subject to compliance with certain terms and conditions included in the Merger Agreement);or(8) if the other party has breached its representations or covenants in a way that prevents satisfaction of a closing condition,subject to a cure period. If the Merger Agreement is terminated because (1) a party's Board of Directors changes its recommendation in favor of the transactions contemplated by the Merger Agreement;(2)a party terminates the agreement to enter into a superior proposal;(3)a party breaches its non-solicit covenant;or(4)a party consummates or enters into an agreement for an alternative transaction within twelve months following termination under certain circumstances,such party must pay a termination fee of the lesser of$65 million or the maximum amount that could be paid to the other party without causing it to fail to meet the REIT requirements for such year.The Merger Agreement also provides that a party must pay the other party an expense reimbursement of the lesser of$20 million and the maximum amount that can be paid to the other party without causing it to fail to meet the REIT requirements for such year, if the Merger Agreement is terminated because such party's stockholders vote against the transactions contemplated by the Merger Agreement.Any unpaid amount of the foregoing fees(due to limitations of REIT requirements)will be escrowed and 14 Page 1682 of 2277 Table or Contents paid out over a five-year period.The expense reimbursement will be set off against the termination fee if the termination fee later becomes payable. The Merger and Spin-Off are currently anticipated to close in the fourth quarter of 2016. 12. REPORTABLE SEGMENTS The Company's segments are based on the Company's method of internal reporting which classifies operations by property type and geographical area.The segments by property type are: Office,Mixed Use,and Other.The segments by geographical region are: Atlanta,Houston, Austin,Charlotte,and Other.These reportable segments represent an aggregation of operating segments reported to the Chief Operating Decision Maker based on similar economic characteristics that include the type of property and the geographical location. Prior period information has been revised to reflect the change in segment reporting as described in the Annual Report on Form 10-K for the year ended December 31, 2015. Each segment includes both consolidated operations and the Company's share of joint venture operations. Company management evaluates the performance of its reportable segments in part based on net operating income("NOI").NOI represents rental property revenues less rental property operating expenses.NO1 is not a measure of cash flows or operating results as measured by GAAP, is not indicative of cash available to fund cash needs and should not be considered an alternative to cash flows as a measure of liquidity. All companies may not calculate NOI in the same manner.The Company considers NO1 to be an appropriate supplemental measure to net income as it helps both management and investors understand the core operations of the Company's operating assets. NOI excludes corporate general and administrative expenses, interest expense, depreciation and amortization, impairments, gains/loss on sales of real estate, and other non-operating items. Segment net income,amount of capital expenditures,and total assets are not presented in the following tables because management does not utilize these measures when analyzing its segments or when making resource allocation decisions. Information on the Company's segments along with a reconciliation of NOI to net income available to common stockholders is as follows(in thousands): Three Months Ended March 31,2016 Office Mixed-Use Other Total Net Operating Income: Houston $ 25,318 $ — $ — $ 25,318 Atlanta 22,598 1,601 — 24,199 Austin 5,192 — — 5,192 Charlotte 4,774 — — 4,774 'Other 12 — 18 30 Total Net Operating Income $ 57,894 $ 1,601 $ 18 59,513 Net operating income from unconsolidated joint ventures (6,646) Fee income 2,199 Other income 576 Reimbursed expenses (870) General and administrative expenses (8,492) Interest expense (7,414) Depreciation and amortization (31,969) Other expenses (125) Income from unconsolidated joint ventures 1,834 Gain on sale of investment properties 14,190 Net income $ 22,796 15 Page 1683 of 2277 I i Table of Contents Three Months Ended March 31,2015 Office Mixed-Use Other Total Net Operating Income: Houston $ 25,078 $ — $ — $ 25,078 Atlanta 23,363 1,352 — 24,715 Austin 2,186 — — 2,186 Charlotte 3,943 — — 3,943 Other 2,175 — (44) 2,131 Total Net Operating Income S 56,745 S 1,352 $ (44) 58,053 Net operating income from unconsolidated joint ventures (5,988) Net operating loss from discontinued operations 14 Fee income 1,816 Other income 127 Reimbursed expenses (1,111) General and administrative expenses (3,595) Interest expense (7,677) Depreciation and amortization (36,147) Other expenses (440) Income from unconsolidated joint ventures 1,611 Loss from discontinued operations (565) Gain on sale of investment properties 1,105 Net income $ 7,203 16 Page 1684 of 2277 I � Table of Consents Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations Overview: Cousins Properties Incorporated(and collectively,with its subsidiaries, the"Company," "we," "our,"or"us") is a self-administered and self- managed real estate investment trust,or REIT. Our core focus is on the acquisition,development, leasing,management, and ownership of Class-A office assets and opportunistic mixed-use properties in Sunbelt markets with a particular focus on Georgia, Texas, and North Carolina. As of March 31,2016,our portfolio of real estate assets consisted of interests in 15 operating office properties containing 14.6 million square feet of space, two operating mixed-use properties containing 786,000 square feet of space, and three projects (two office and one mixed-use) under active development. We have a comprehensive strategy in place based on a simple platform,trophy assets and opportunist investments.This streamlined approach enables us to maintain a targeted, asset specific approach to investing where we seek to leverage our development skills, relationships, market knowledge,and operational expertise. We intend to generate returns and create value for shareholders through the continued lease up of our portfolio, through the execution of our development pipeline, and through opportunistic investments in office and mixed-use projects within our core markets. We leased or renewed 220,232 square feet of office space during the first quarter of 2016. Net effective rent, representing base rent less operating expense reimbursements and leasing costs,was$17.24 per square foot for office properties in the first quarter of 2016.Net effective rent per square foot for office properties increased 18.9%during the first quarter of 2016 compared to prior year periods, on spaces that have been previously occupied in the past year. Same property net operating income increased by 4.3%between the three month 2016 and 2015 periods. We will continue to target urban high-barrier-to-entry submarkets in Austin, Houston, Atlanta, and Charlotte. We believe these markets continue to show positive demographic and economic trends compared to the national average. Results of Operations The following is based on our condensed consolidated statements of operations for the three months ended March 31,2016 and 2015: Rental Property Net Operating Income The following results include the performance of our Same Property portfolio.Our Same Property portfolio includes office properties that have been fully operational in each of the comparable reporting periods. A fully operational property is one that has achieved 90%economic occupancy for each of the periods presented or has been substantially complete and owned by us for each of the periods presented. Same Property amounts for the 2016 versus 2015 comparison are from properties that have been owned since January 1, 2015 through the end of the current reporting period,excluding dispositions.This information includes revenues and expenses of only consolidated properties. We use Net Operating Income ("NOI"), a non-GAAP financial measure, to measure operating performance of our properties. NOI is also widely used by industry analysts and investors to evaluate performance. NOI, which is rental property revenues less 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 NOI. Same Property NOI allows analysts,investors,and management to analyze continuing operations and evaluate the growth trend of our portfolio. 17 Page 1685 of 2277 Table of Contents Total NO1 increased$788,000 between the three month periods ended 2016 and 2015 as follows(in thousands): Three Months Ended March 31, 2016 2015 $Change %Change Rental Property Revenues Same Property $ 68,625 $ 67,081 $ 1,544 2.3% Non-Same Property 19,851 22,952 (3,101) (13.5)% S 88,476 $ 90,033 $ (1,557) (1.7)% Rental Property Operating Expenses Same Property $ 28,365 $ 28,489 $ (124) (0.4)% Non-Same Property 7,244 9,465 (2,221) (23.5)% $ 35,609 $ 37,954 $ (2,345) (6.2)% Same Property NO1 $ 40,260 $ 38,592 S 1,668 4.3% Non-Same Property NOT 12,607 13,487 (880) (6.5)% Total N01 5 52,867 $ 52,079 $ 788 1.5% The increase in Same Property NOI is primarily driven by increased occupancy rates at 816 Congress and increased rental income at 191 Peachtree Tower. The decrease in Non-Same Property NO1 is primarily driven by the sales of 2100 Ross,The Points at Waterview, and the North Point Center East buildings.These decreases were offset by increases related to the commencement of operations at Colorado Tower in 2015. General and Administrative Expenses General and administrative expenses increased$4.9 million (136%) between the three month 2016 and 2015 periods.This increase is primarily due to an increase in long term incentive compensation expense as a result of the change in our common stock price relative to our office peers included in the SNL US Office REIT Index. Depreciation and Amortization Depreciation and amortization decreased $4.2 million (12%) between the three month 2016 and 2015 periods. The decrease related to the dispositions of 2100 Ross, The Points at Waterview, and the North Point Center East buildings. In addition, there were decreases related to extensions of useful lives of tenant assets as a result of lease modifications at Greenway Plaza,816 Congress,and Northpark. Income from Unconsolidated Joint Ventures Income from unconsolidated joint ventures consisted of the following during the three months ended March 31, 2016 and 2015 (in thousands): Three Months Ended March 31, 2016. 2015 $Change NOI $ 6,646 $ 5,988 $ 658 Other income 454 188 266 Depreciation and amortization (3,259) (2,743) (516) Interest expense (2,007) (1,822) (185) Income from unconsolidated joint ventures $ 1,834 $ 1,611 $ 223 NOI from unconsolidated joint ventures increased between the three month 2016 and 2015 periods primarily due to increased occupancy at Terminus 100 and increased parking revenue at Gateway Village. The increase in depreciation and amortization is due to the commencement of operations at Emory Point II during the third quarter of 2015. 18 Page 1686 of 2277 Table of Contents Gain on Sale of Investment Properties Gain on sale of investment properties increased $13.1 million between the three month 2016 and 2015 periods.This increase is primarily due to $14.2 million of gain recognized on the 2016 sale of 100 North Point Center East. Discontinued Operations In April 2014, the Financial Accounting Standards Board issued new guidance on discontinued operations. Under the new guidance, only assets held for sale and disposals representing a major strategic shift in operations will be presented as discontinued operations. We adopted this new standard in the second quarter of 2014. Therefore, the properties sold subsequently are not reflected as discontinued operations in our condensed consolidated statements of operations. Funds From Operations The table below shows Funds from Operations("FFO")and the related reconciliation to our net income available to common stockholders. We calculate FFO in accordance with the National Association of Real Estate Investment Trusts'("NAREIT")definition,which is net income available to common stockholders(computed in accordance with GAAP),excluding extraordinary items,cumulative effect of change in accounting principle and gains on sale or impairment losses on depreciable property, plus depreciation and amortization of real estate assets,and after adjustments for unconsolidated partnerships and joint ventures to reflect FF0 on the same basis. FFO is used by industry analysts and investors as a supplemental measure of a 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.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, we use FFO, along with other measures, to assess performance in connection with evaluating and granting incentive compensation to its officers and other key employees. The reconciliation of net income available to common stockholders to FFO is as follows for the three months ended March 31,2016 and 2015(in thousands,except per share information): Three Months Ended March 31, 2016 2015 Net Income S 22,796 $ 7,203 Depreciation and amortization of real estate assets: Consolidated properties 31,592 35,724 Share of unconsolidated joint ventures 3,259 2,743 (Gain)loss on sale of depreciated properties: Consolidated properties (14,190) (286) Discontinued properties — 551 Funds From Operations $ 43,457 $ 45,935 Per Common Share—Basic and Diluted: Net Income Available S 0.11 $ 0.03 Funds From Operations S 0.21 $ 0.21 Weighted Average Shares—Basic 210,904 216,568 Weighted Average Shares—Diluted 210,974 216,754 • 19 Page 1687 of 2277 Table of Contents Liquidity and Capital Resources Our primary short-term and long-term liquidity needs include the following: • property acquisitions; • expenditures on development projects; • building improvements,tenant improvements,and leasing costs; • principal and interest payments on indebtedness; • repurchase of our common stock;and • common stock dividends. We may satisfy these needs with one or more of the following: • net cash from operations; • sales of assets; • borrowings under our Credit Facility; • proceeds from mortgage notes payable; • proceeds from construction loans; • proceeds from offerings of debt or equity securities;and • joint venture formations. As of March 31,2016,we had$143.0 million drawn under our Credit Facility and$1.0 million drawn under our letters of credit,with the ability to borrow an additional$356.0 million under the facility. During the first quarter of 2016, we commenced development of an office project and continued development on two other projects. Throughout the first quarter of 2016,we also repurchased 1.6 million shares of common stock under our stock repurchase program for an aggregate total price of$13.7 million. The repurchased shares are recorded as treasury shares on the condensed consolidated balance sheets. We funded these activities with cash from operations,proceeds from the sale of 100 North Point Center East,and through borrowings under our Credit Facility. We will continually pursue acquisition and development opportunities that are consistent with our strategy. On April 28, 2016, the Company and Parkway Properties, Inc. ("Parkway") entered into an Agreement and Plan of Merger (the "Merger Agreement"), pursuant to which Parkway will merge with and into the Company (the"Merger"). In addition, the Merger Agreement provides that the Company will separate the portion of the combined businesses relating to the ownership of real properties in Houston (the "Houston Business")from the remainder of the combined business by distributing pro rata to its stockholders all of the outstanding shares of common stock of an entity("HoustonCo")containing the Houston Business (the"Spin-Off").The Company will retain all of the shares of a class of non-voting preferred stock of HoustonCo,upon the terms and subject to the conditions of the Merger Agreement.The Company expects that the Spin-Off will be treated for tax purposes as a distribution to the Company's stockholders equal to the fair market value of the distributed HoustonCo shares. After the Spin-Off,HoustonCo will be a separate,publicly-traded entity,and both the Company and HoustonCo intend to operate prospectively as umbrella real estate investment trusts("UPREITs"). Pursuant to the Merger Agreement, upon closing,each share of Parkway common stock issued and outstanding converted into the right to receive 1.63(the"Exchange Ratio")shares of newly issued shares of common stock,par value$1 per share,of the Company.In addition,each share of Parkway limited voting stock, par value issued will be converted into the right to receive a number of newly issued shares of limited voting' preferred stock of the Company,equal to the Exchange Ratio,having terms materially unchanged from the terms of the Parkway limited voting stock prior to the Merger. Each share of Parkway equity-based compensation awards will also be converted at the Exchange Ratio into equity awards of the Company. Limited partnership units of Parkway LP, Parkway's umbrella partnership, will be entitled to redeem or exchange their partnership interest for the Company's common stock at the Exchange Ratio. The respective boards of directors (the "Board of Directors") of the Company and Parkway have unanimously approved the Merger Agreement and have recommended that their respective stockholders approve the Merger. The closing of the Merger is subject to certain conditions, including: (1) the receipt of Parkway Stockholder Approval; (2) the receipt of Company Stockholder Approvals; (3) the Spin-Off being fully ready to be consummated contemporaneously with the Merger; (4) approval for listing on the New York Stock Exchange("NYSE")of the Company common stock to be issued in the Merger or reserved for issuance in connection therewith; (5) no injunction or law prohibiting the Merger; (6) accuracy of each party's representations, subject in most cases to materiality or material adverse effect qualifications;(7)material compliance with each party's covenants;(8) receipt by each of the Company and Parkway of an opinion to the effect that the Merger will qualify as a"reorganization"within the meaning of Section 368(a)of the Internal Revenue Code of 1986,as amended(the "Code"),and of an opinion that each of the Company and Parkway will qualify as a real estate investment trust("REIT") under the Code;and(9)effectiveness of the registration statement that will contain the joint proxy statement/prospectus sent to Company 20 Page 1688 of 2277 i I . Table of Contents • and Parkway stockholders. The Merger Agreement contains customary representations and warranties by each party. The Company and Parkway have also agreed to various customary covenants and agreements, including, among others, to conduct their business in the ordinary course consistent with past practice during the period between the execution of the Merger Agreement and the Effective Time, to not engage in certain kinds of transactions during this period and to maintain REIT status.The parties are subject to a customary"no-shop"provision that requires them to cease discussions or solicitations with respect to alternate transactions and subjects them to certain restrictions in considering and negotiating alternate transactions. Additionally, Parkway has agreed to use commercially reasonable efforts to sell certain of its properties prior to the closing date, upon the terms and subject to the conditions of the Merger Agreement. The Company and Parkway have also agreed that, prior to the closing, each may continue to pay their regular quarterly dividends, but may not increase the amounts, except to the extent required to maintain REIT status. The parties will coordinate record and payment dates for all pre-closing dividends. The Merger Agreement provides that the Board of Directors of the Company will consist of nine members, including five individuals to be selected by the current members of the Board of Directors of the Company and four individuals to be selected by the current members of the Board of Directors of Parkway. One of Parkway's four directors will be selected by TPG Pantera VI("TPG")and TPG Management(collectively with TPG, the"TPG Parties"),pursuant to the TPG Parties'stockholders agreement to be entered into with the Company. The Merger Agreement contains certain termination rights for the Company and Parkway.The Merger Agreement can be terminated by either party(1)by mutual written consent;(2)if the Merger has not been consummated by an outside date of December 31,2016(which either party may extend to March 31, 2017 if the only closing condition that has not been met is that related to the readiness of the Spin-Off); (3) if there is a permanent, non-appealable injunction or law restraining or prohibiting the consummation of the Merger; (4) if either party's stockholders fail to approve the transactions;(5)if the other party's Board of Directors changes its recommendation in favor of the transactions; (6)if the other party has materially breached its non-solicit covenant, subject to a cure period; (7) in order to enter into a superior proposal (as defined in the Merger Agreement,subject to compliance with certain terms and conditions included in the Merger Agreement);or(8) if the other party has breached its representations or covenants in a way that prevents satisfaction of a closing condition,subject to a cure period. If the Merger Agreement is terminated because (1) a party's Board of Directors changes its recommendation in favor of the transactions contemplated by the Merger Agreement;(2)a party terminates the agreement to enter into a superior proposal; (3)a party breaches its non-solicit covenant; or(4)a party consummates or enters into an agreement for an alternative transaction within twelve months following termination under certain circumstances,such party must pay a termination fee of the lesser of$65 million or the maximum amount that could be paid to the other party without causing it to fail to meet the REIT requirements for such year.The Merger Agreement also provides that a party must pay the other party an expense reimbursement of the lesser of$20 million and the maximum amount that can be paid to the other party without causing it to fail to meet the REIT requirements for such year, if the Merger Agreement is terminated because such party's stockholders vote against the transactions contemplated by the Merger Agreement. Any unpaid amount of the foregoing fees(due to limitations of REIT requirements)will be escrowed and paid out over a five-year period.The expense reimbursement will be set off against the termination fee if the termination fee later becomes payable. The Merger and Spin-Off are currently anticipated to close in the fourth quarter of 2016. Contractual Obligations and Commitments The following table sets forth information as ofMarch31,2016 with respect to our outstanding contractual obligations and commitments(in thousands): 21 • Page 1689 of 2277 l l Table of Contents More than 5 Total Less than 1 Year 1-3 Years 3-5 Years years Contractual Obligations: Company debt: Unsecured Credit Facility and construction $ 143,000 $ - $ - $ 143,000 $ - facility Mortgage notes payable 627,162 11,043 243,148 203,465 169,506 Interest commitments(1) 144,088 53,229 46,374 28,236 16,249 Ground leases 144,262 1,650 3,308 3,317 135,987 Other operating leases 220 115 105 - - Total contractual obligations $ 1,058,732 $ 66,037 $ 292,935 $ 378,018 $ 321,742 Commitments: Unfunded tenant improvements and other $ 75,258 $ 59,100 $ 5,158 $ 1 1,000 $ - Letters of credit 1,000 1,000 - - - Performance bonds 946 113 - - 833 Total commitments $ 77,204 $ 60,213 $ 5,158 S 11,000 $ 833 (I) Interest on variable rate obligations is based on rates effective as of March 31,2016. In addition, we have several standing or renewable service contracts mainly related to the operation of buildings. These contracts are in the ordinary course of business and are generally one year or less.These contracts are not included in the above table and arc usually reimbursed in whole or in part by tenants. Other Debt Information The real estate and other assets of The American Cancer Society Center (the "ACS Center") are restricted under the ACS Center loan agreement in that they are not available to settle our debts. However, provided that the ACS Center loan has not incurred any uncured event of default,as defined in the loan agreement,the cash flows from the ACS Center,after payments of debt service,operating expenses and reserves,are available for distribution to us. Our existing mortgage debt is primarily non-recourse, fixed-rate mortgage notes secured by various real estate assets. Many of the non- recourse mortgages held contain covenants which, if not satisfied, could result in acceleration of the maturity of the debt. We expect to either refinance the non-recourse mortgages at maturity or repay the mortgages with proceeds from asset sales or other financings. Future Capital Requirements Over the long term, we intend to actively manage our portfolio of properties and strategically sell assets to exit non-core holdings, reposition the portfolio geographically and by product type, and generate capital for future investment activities. We expect to continue to utilize indebtedness to fund future commitments and expect to place long-term mortgages on selected assets as well as to utilize construction facilities for some development assets, if available and under appropriate terms. We may also seek equity capital and capital from joint venture partners to implement our strategy. Our business model is dependent upon raising or recycling capital to meet obligations and to fund our development and acquisition activity. If one or more sources of capital are not available when required,we may be forced to reduce the number of projects we acquire or develop and/or raise capital on potentially unfavorable terms,or may be unable to raise capital, which could have an adverse effect on our financial position or results of operations. Cash Flow Summary We report and analyze our cash flows based on operating activities, investing activities and financing activities. Cash and cash equivalents were$5.5 million and $4.4 million at March 31,2016 and March 31, 2015, respectively, which is an increase of$1.1 million.The following table sets forth the changes in cash flows(in thousands): Three Months Ended March 31, 2016 2015 Change Net cash provided by operating activities $ 5,508 $ 2,439 $ 3,069 Net cash used in investing activities (20,255) (36,292) 16,037 Net cash provided by financing activities 18,208 38,241 (20,033) 22 Page 1690 of 2277 I � • Table of Contents The reasons for significant increases and decreases in cash flows between the periods are as follows: Cash Flows from Operating Activities. Cash provided by operating activities increased $3.1 million between the three month 2016 and 2015 periods. This difference is primarily caused by increases in distributions received from investments in unconsolidated joint ventures and increases in property operations. Cash Flows from Investing Activities. Cash flows used in investing activities decreased $16.0 million between the three month 2016 and 2015 periods. This primarily relates to an increase in proceeds from investment property sales related to the 100 North Point Center East sale and a decrease in acquisition, development, and tenant expenditures. Offsetting these amounts was an increase in contributions to investments in unconsolidated joint ventures in 2016. Cash Flows from Financing Activities.Cash flows provided by financing activities decreased$20.0 million between the three month 2016 and 2015 periods.This primarily relates to decreased net borrowings under our Credit Facility and stock repurchases in 2016. Capital Expenditures. We incur costs related to our real estate assets that include acquisition of properties, development of new properties, redevelopment of existing or newly purchased properties, leasing costs for new or replacement tenants, and ongoing property repairs and maintenance. Capital expenditures for assets we develop or acquire and then hold and operate are included in the property acquisition, development, and tenant asset expenditures line item within investing activities on the condensed consolidated statements of'cash flows. Amounts accrued are removed from the table below(accrued capital adjustment)to show the components of these costs on a cash basis. Components of costs included in this line item for the three months ended March 31,2016 and 2015 are as follows(in thousands): Three Months Ended March 31, 2016 2015 Development $ 9,051 S 4,329 Operating—building improvements 14,547 23,518 Operating—leasing costs 1,305 3,382 Capitalized interest 742 903 Capitalized personnel costs 948 1,652 • Accrued capital adjustment (421) 4,060 Total property acquisition and development expenditures $ 26,172 $ 37,844 Capital expenditures decreased in 2016 mainly due to decreased improvement expenditures over the prior year, and decreased capitalized costs.Tenant improvements and leasing costs, as well as related capitalized personnel costs, are a function of the number and size of newly executed leases or renewals of existing leases.The amounts of tenant improvement and leasing costs for our office portfolio on a per square foot basis were as follows: Three Months Ended March 31,2016 New leases $7.89 Renewal leases $2.59 Expansion leases $8.25 The amounts of tenant improvement and leasing costs on a per square foot basis vary by lease and by market.Given the level of expected leasing and renewal activity, management expects tenant improvements and leasing costs per square foot in future periods to remain consistent with those experienced in the first three months of 2016. Dividends.We paid common dividends of$16.9 million and$17.3 million in the three month 2016 and 2015 periods,respectively.We funded the dividends with cash provided by operating activities and proceeds from sales of non-core assets. We expect to fund our quarterly distributions to common stockholders with cash provided by operating activities,proceeds from investment property sales,distributions from unconsolidated joint ventures,and indebtedness,if necessary. On a quarterly basis,we review the amount of the common dividend in light of current and projected future cash flows from the sources noted above and also consider the requirements needed to maintain our REIT status. In addition, we have certain covenants under our Credit Facility which could limit the amount of dividends paid. In general, dividends of any amount can be paid as long as leverage,as defined in the facility, is less than 60%and we are not in default under our facility.Certain conditions also apply in which we can still pay dividends if leverage is above that amount.We routinely monitor the status of our dividend payments in light of our Credit Facility covenants. 23 Page 1691 of 2277 ! i 'fable of Contents Off Balance Sheet Arrangements General. We have a number of off balance sheet joint ventures with varying structures,as described in note 5 of our 2015 Annual Report on Form 10-K and note 3 of this Form 10-Q. The joint ventures in which we have an interest are involved in the ownership, acquisition, and/or development of real estate. A venture will fund capital requirements or operational needs with cash from operations or financing proceeds, if possible. If additional capital is deemed necessary,a venture may request a contribution from the partners,and we will evaluate such request. Debt. At March 31,2016,our unconsolidated joint ventures had aggregate outstanding indebtedness to third parties of$398.4 million. These loans are generally mortgage or construction loans,most of which are non-recourse to us except as described in the paragraph below. In addition,in certain instances, we provide"non-recourse carve-out guarantees"on these non-recourse loans.Certain of these loans have variable interest rates, which creates exposure to the ventures in the form of market risk from interest rate changes. We guarantee repayment of up to$8.6 million of the EP II construction loan,which has a total capacity of$46.0 million.At March 31, 2016,we guaranteed$3.2 million, based on amounts outstanding under this loan as of that date.This guarantee may be reduced and/or eliminated based on the achievement of certain criteria. We also guarantee 12.5%of the loan amount related to the Carolina Square construction loan, which has a lending capacity of$79.8 million,and no outstanding balance as of March 31,2016. Critical Accounting Policies There have been no material changes in the critical accounting policies from those disclosed in our Annual Report on Form 10-K for the year ended December 31,2015. Item 3. Quantitative and Qualitative Disclosures About Market Risk. There have been no material changes in the market risk associated with our notes payable at March 31,2016 compared to that as disclosed in our Annual Report on Form 10-K for the year ended December 31,2015. Item 4. Controls and Procedures. We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our Exchange Act reports is recorded,processed,summarized and reported within the time periods specified in the SEC's rules and forms,and that such information is accumulated and communicated to management, including the Chief Executive Officer and Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure. Management necessarily applied its judgment in assessing the costs and benefits of such controls and procedures,which, by their nature,can provide only reasonable assurance regarding management's control objectives. As of the end of the period covered by this report, we carried out an evaluation, under the supervision and with the participation of management, including the Chief Executive Officer along with the Chief Financial Officer, of the effectiveness, design and operation of our disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)). Based upon the foregoing, the Chief Executive Officer along with the Chief Financial Officer concluded that our disclosure controls and procedures were effective. In addition, based on such evaluation we have identified no changes in our internal control over financial reporting that occurred during the most recent fiscal quarter that have materially affected,or are reasonably likely to materially affect,our internal control over financial reporting. 24 Page 1692 of 2277 I i Table of Contents PART H.OTHER INFORMATION Item 1. Legal Proceedings. information regarding legal proceedings is described under the subheading"Litigation" in note 7 to the unaudited condensed consolidated financial statements set forth in this Form 10-Q. Item 1A.Risk Factors. Risk factors that affect our business and financial results are discussed in Part 1,"Item IA. Risk Factors,"of our Annual Report on Form 10-K for the year ended December 31,2015. There have been no material changes in our risk factors from those previously disclosed in our Annual Report other than as set forth below. You should carefully consider the risks described in our Annual Report and below, which could materially affect our business, financial condition or future results. The risks described in our Annual Report and below are not the only risks we face. Additional risks and uncertainties not currently known to us or that we currently deem immaterial also may materially adversely-affect our business, financial condition, and/or operating results. If any of the risks actually occur,our business,financial condition,and/or results of operations could be negatively affected. Failure to consummate or delay in consummating the Merger and Spin-Off with Parkway (the "Transactions")announced on April 29, 2016 for any reason could materially and adversely affect our operations and our stock price. It is possible that the Transactions will not close due to: failure to satisfy the various conditions precedent thereto or have such conditions waived; the occurrence of any event, change or other circumstances that could give rise to the termination of the Merger Agreement;the inability to obtain stockholder approval of the Merger on the timing and terms thereof;the risk that we may not be able to complete the reorganization on the expected timing and terms thereof;the Spin-Off not being fully ready for consummation;or unanticipated difficulties and/or expenditures relating to the Transactions,any of which events would likely have a material adverse effect on the market value of our common stock. Materials terms of the Merger Agreement are described in our Current Report on Form 8-K,filed on April 29,2016. If the Transactions with Parkway are not consummated,we may be subject to a number of material risks, including: • under certain circumstances as set forth in the Merger Agreement,we could be required to pay to Parkway a termination fee equal to$65 million or an expense reimbursement amount of$20 million; • the market price of our common stock may decline to the extent that the current market price of our common stock reflects a market assumption that the Transactions with Parkway will be consummated; • the diversion of management's attention away from our day-to-day business, limitations on the conduct of our business prior to completing the Transactions and other restrictive covenants contained in the Merger Agreement that may impact the manner in which our management is able to conduct our business during the period prior to the consummation of the Transactions;and • disruption to our employees and our business relationships during the period prior to the consummation of the Transactions,which may make it difficult for us to regain our financial and market position if the Transactions do not occur. The pendency of the Transactions could adversely affect the business and operations of the Company In connection with the pending Transactions,some of our customers or vendors may delay or defer decisions,which could negatively impact our revenues, earnings, cash flows and expenses, regardless of whether the Transactions are completed. Similarly, current and prospective employees of ours may experience uncertainty about their future roles with us following the Transactions,which may materially adversely affect our ability to attract and retain key personnel during the pendency of the Transactions. In addition, due to restrictive operating covenants in the Merger Agreement, we may be unable, during the pendency of the Transactions, to pursue strategic transactions, undertake significant capital projects, undertake certain significant financing transactions,enter into new development agreements and otherwise pursue other actions,even if such actions would prove beneficial. 25 Page 1693 of 2277 I I Table of-Contents Our shareholders will have a reduced ownership and voting interest after the Transactions and will exercise less influence over management. The Transactions will dilute the ownership position of Company stockholders. Upon completion of the Transactions, our continuing stockholders will own approximately 52%of the issued and outstanding shares of our common stock,and former Parkway equity holders will own approximately 48% of the issued and outstanding shares of our common stock. Additionally, because we are issuing shares of limited voting preferred stock to holders of Parkway limited voting stock in the Transactions,and our limited voting preferred stock will vote in the same class as our common stock on certain matters, such as mergers and the election of directors, each outstanding share of our common stock after the completion of the Transactions will represent a smaller percentage of the voting power of the Company than if such shares of limited voting stock had not been issued in the Transactions. Consequently, our stockholders, as a general matter, will have less influence over our management and policies after the effective time of the Transactions than they currently exercise. Following the Transactions,the composition of the Board of Directors will be different than the composition of the current Board of Directors. The Merger Agreement provides that, as of the effective time of the Transactions, the Board of Directors will consist of nine members, including five individuals to be selected by the current members of the Board of Directors and four individuals to be selected by the current members of Parkway's Board of Directors. One of Parkway's four directors will be selected by TPG Pantera VI ("TPG")and TPG Management (collectively with TPG,the"TPG Entities"),pursuant to the TPG Entities'stockholders agreement to be entered into with the Company and subject to the terms and conditions of such stockholders agreement.. Our stockholders agreement with the TPG Parties grants the TPG Parties influence over the Company. In connection with entering into the Merger Agreement,we have entered into a stockholders agreement with the TPG Parties(the"Company Stockholders Agreement"), in order to establish various arrangements and restrictions with respect to governance of the Company, and certain rights with respect to shares of common stock of the Company owned by TPG. Effectiveness of the Company Stockholders Agreement is conditioned on the closing of the Transactions. Pursuant to the terms of the Company Stockholders Agreement, for so long as TPG beneficially owns at least 5%of the our common stock on an as-converted basis,TPG will have the right to nominate one director to the Board of Directors. In addition,for so long as TPG beneficially owns at least 5%of our common stock on an as-converted basis,TPG will have the right to have their nominee to the Board of Directors appointed to the Investment and the Compensation,Succession,Nominating,and Governance Committees of the Board of Directors. • The Company Stockholders Agreement provides that we shall file, within thirty days of the closing of the Transactions, a registration statement registering for sale all of the registrable securities held by TPG. The Company Stockholders Agreement also provides TPG with customary registration rights following the closing of the Transactions, subject to the terms and conditions of the Company Stockholders Agreement. In addition, in connection with the Merger Agreement, the Board of Directors granted to the TPG Parties an exemption from the ownership limit included in our articles of incorporation,establishing for the TPG Parties an aggregate substitute in lieu of the ownership limit to permit them to constructively and beneficially own(without duplication)(i)during the term of the standstill provided by the Company Stockholders Agreement,up to 15%of our outstanding voting securities,subject to the terms and conditions of the TPG Agreements,and(ii)following the term of the standstill provided by the TPG Agreements, shares of our common stock held by the TPG Parties at the expiration of the standstill, subject to the terms, conditions, limitations, reductions and terminations set forth in an executed investor representation letter to be entered into prior to the Effective Time. The interests of the TPG Parties could conflict with or differ from your interests as a holder of our common stock. For example, the level of ownership and board rights held by TPG could delay, defer or prevent a change of control or impede a merger, takeover or other business combination that our common stockholders may otherwise view favorably. In addition, a sale of a substantial number of shares of stock in the future by the TPG Parties could cause a decline in our stock price. 26 Page 1694 of 2277 i l Table or Contents Our future results will suffer if we do not effectively manage our expanded portfolio of properties following the Transactions and any failure by us to effectively manage our portfolio could have a material and adverse effect on our business and our ability to make distributions to shareholders,as required for us to continue to qualify as a REIT. Following the completion of Transactions, the size of our business will materially increase. Our future success depends, in part, upon our ability to manage this expanded business,which will pose challenges for management, including challenges related to acting as landlord to a larger portfolio of properties and associated increased costs and complexity.Additionally,following the completion of the Transactions,we will enter new markets, such as Orlando, Tampa and Phoenix. We may face challenges in adapting our business to different market conditions in such new markets.There can be no assurances that we will be successful. There can be no assurance that the separation and spin-off ofBoustonCo will occur,and until the spin-off is fully ready,the Merger Agreement may not be consummated. Immediately following the effective time of the Transactions, we will separate the portion of the combined businesses relating to the ownership of real properties in Houston,Texas from the remainder of the combined business.After the separation,we will distribute pro rata to our stockholders all of the outstanding voting shares of common stock of an entity containing the Houston Business ("I-loustonCo").The Merger Agreement contains conditions (including conditions relating to the completeness at the closing of the Transactions of the Form 10 registration statement to be filed by l-IoustonCo) and covenants relating to the steps to be taken by the parties to enable the spin-off to be completed substantially on the terms set forth in the Merger Agreement. However,there can be no assurance that the separation or spin-off will occur within that timeli-ame,or at all.Should the spin-off not be fully ready,the Merger Agreement may not be consummated. Additional Merger Information In connection with the proposed transaction,Cousins intends to file with the SEC a registration statement on Form S-4 that will include a joint proxy statement of Cousins and Parkway that also constitutes a prospectus of Cousins. Investors and security holders are urged to read the joint proxy statement/prospectus and other relevant documents filed with the SEC, when they become available, because they will contain important information about the proposed transaction. Investors and security holders may obtain free copies of these documents, when they become available, and other documents filed with the SEC at www.sec.gov. In addition, investors and security holders may obtain free copies of the documents filed with the SEC by Cousins by contacting Cousins.investor Relations at(404)407-1898. Investors and security holders may obtain free copies of the documents filed with the SEC by Parkway by contacting Parkway Investor Relations at(407)650-0593. Cousins and Parkway and their respective directors and executive officers and other members of management and employees may be deemed to be participants in the solicitation of proxies in respect of the proposed transaction.Information about Cousins' directors and executive officers is available in Cousins'proxy statement for its 2016 Annual Meeting,which was filed with the SEC on March 22,2016.Information about directors and executive officers of Parkway is available in the proxy statement for its 2016 Annual Meeting,which was filed with the SEC on March 28,2016.Other information regarding the participants in the proxy solicitation and a description of their direct and indirect interests, by security holdings or otherwise,will be contained in the definitive joint proxy statement/prospectus and other relevant materials filed with the SEC regarding the merger when they become available. Investors should read the definitive joint proxy statement/prospectus carefully before making any voting or investment decisions when it becomes available before making any voting or investment decisions.You may obtain free copies of these documents from Cousins or Parkway using the sources indicated above. This communication and the information contained herein shall not constitute an offer to sell or the solicitation of an offer to buy any securities,nor shall there be any sale of securities in any jurisdiction in which such offer,solicitation or sale would be unlawful prior to registration or qualification under the securities laws of any such jurisdiction.No offering of securities shall be made except by means of a prospectus meeting the requirements of Section 10 of the U.S.Securities Act of 1933,as amended. Item 2. Unregistered Sales of Equity Securities and Use of Proceeds. For information on our equity compensation plans,see note 12 of our Annual Report on Form 10-K, and note 9 to the unaudited condensed consolidated financial statements set forth in this Form 10-Q. We did not make any sales of unregistered securities during the first quarter of 2016. We purchased the following common shares during the first quarter of 2016: 27 • Page 1695 of 2277 I I Table of Contents Total Number of Shares Average Price Paid per Purchased(1) Share(1) January I -31 224,753 $ 8.40 February I -29 1,162,307 8.63 March I -31 250,000 9.11 1,637,060 $ 8.67 • (I) All activity for the first quarter of 2016 is related to remittances of shares For income taxes associated with restricted stock vesting and share repurchases.Share repurchases were made under our$100 million share repurchase program initiated in September 2015. Share repurchases may be executed in the open market,through private negotiations,or other transactions permitted by law. 28 • Page 1696 of 2277 • Tablc of Contents Item 5. Other Information. On May 3,2016, the Company held its annual meeting of stockholders.Proxies for the meeting were solicited pursuant to Regulation 14A under the Securities Exchange Act of 1934,as amended.The following matters were submitted to a vote of the stockholders: Proposal I -the votes regarding the election of eight directors for a term expiring in 2017 were as follows: Name For Against Abstentions Broker Non-Votes Robert M.Chapman 193,832,282 70,319 607,173 7,356,064 Tom G.Charlesworth 192,248,145 1,551,203 710,425 7,356,064 Lawrence L.Gellerstedt I II 193,811,572 68,436 629,766 7,356,064 Lillian C.Giornelli 192,207,495 1,564,930 737,349 7,356,064 S.Taylor Glover 193,804,370 72,847 632,558 7,356,064 James H.Hance,Jr. 190,064,152 2,306,204 2,139,418 7,356,064 Donna W.Hyland 192,191,504 1,622,083 696,187 7,356,064 R. Dary Stone 193,834,717 67,724 607,333 7,356,064 Proposal 2-the advisory votes on executive compensation,often referred to as"say on pay,"were as follows: For Against Abstentions Broker Non-Votes 190,855,598 3,463,768 190,409 7,356,064 Proposal 3-the votes to ratify the appointment of Deloitte&Touche LLP as the Company's independent registered public accounting firm for the fiscal year ending December 31,2016 were as follows: For Against Abstentions 198,064,801 3,784,411 16,626 29 Page 1697 of 2277 1 I Table of-Contents Item 6.Exhibits. 2.1 Agreement and Plan of Merger,dated April 28,2016,by and among Parkway Properties, Inc.,Parkway Properties LP,the Registrant and Clinic Sub Inc,filed as Exhibit 2.I to the Registrant's Current Report on Form 8-K filed on April 29,2016,and incorporated herein by reference. 3.1 Restated and Amended Articles of Incorporation of the Registrant,as amended August 9, 1999,filed as Exhibit 3.1 to the Registrant's Form 10-Q for the quarter ended June 30,2002,and incorporated herein by reference. 3.1.I Articles of Amendment to Restated and Amended Articles of Incorporation of the Registrant, as amended July 22,2003,filed as Exhibit 4.1 to the Registrant's Current Report on Form 8-K filed on July 23,2003,and incorporated herein by reference. 3.1.2 Articles of Amendment to Restated and Amended Articles of Incorporation of the Registrant,as amended December 15,2004,filed as Exhibit 3(a)(i) to the Registrant's Form 10-K for the year ended December 31,2004,and incorporated herein by reference. 3.1.3 Articles of Amendment to Restated and Amended Articles of Incorporation of the Registrant, as amended May 4,2010, filed as Exhibit 3.1 to the Registrant's Current Report on Form 8-K filed May 10,2010,and incorporated herein by reference. 3.1.4 Articles of Amendment to Restated and Amended Articles of Incorporation of the Registrant,as amended May 9,2014, filed as Exhibit 3.1.4 to the Registrant's Form 10-Q for the quarter ended June 30,2014,and incorporated herein by reference. 3.2 Bylaws of the Registrant,as amended and restated December 4,2012, filed as Exhibit 3.1 to the Registrant's Current Report on Form 8-K filed on December 7,2012,and incorporated herein by reference. 10.1 Stockholders Agreement,dated April 28,2016,by and among the Registrant,TPG VI Pantera Holdings,L.P.and TPG VI Management,LLC,filed as Exhibit 10.1 to the Registrant's Current Report on Form 8-K filed on April 29,2016,and incorporated herein by reference. 10.2 Voting Agreement, dated April 28, 2016, by and among the Registrant, TPG VI Pantera Holdings, L.P. and TPG VI Management, LLC, filed as Exhibit 10.2 to the Registrant's Current Report on Form 8-K filed on April 29,2016,and incorporated herein by reference. 11.0 * Computation of Per Share Earnings. 31.1 ! Certification of the Chief Executive Officer Pursuant to Rule 13a-14(a),as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. 31.2 t Certification of the Chief Financial Officer Pursuant to Rule 13a-14(a),as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002. 32.1 f Certification of the Chief Executive Officer Pursuant to 18 U.S.C. Section 1350,as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. 32.2 t Certification of the Chief Financial Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. 101 j' The following financial information for the Registrant,formatted in XBRL(Extensible Business Reporting Language):(i)the condensed consolidated balance sheets, (ii)the condensed consolidated statements of operations, (iii)the condensed consolidated statements of equity, (iv)the condensed consolidated statements of cash flows,and(v)the notes to condensed consolidated financial statements. * Data required by ASC 260,"Earnings per Share,"is provided in note 10 to the condensed consolidated financial statements included in this report. 'C Filed herewith. • 30 • Page 1698 of 2277 Table of Contents SIGNATURES Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized. COUSINS PROPERTIES INCORPORATED is/Gregg D.Adzema Gregg D.Adzema Executive Vice President and Chief Financial Officer (Duly Authorized Officer and Principal Financial Officer) Date:May 4,2016 31 (Back To Top) Section 2: EX-31.1 (EXHIBIT 31.1) Exhibit 31.1 CERTIFICATION PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002 I,Lawrence L.Gellerstedt III,certify that: I. I have reviewed this quarterly report on Form I 0-Q of Cousins Properties Incorporated(the"Registrant"); 2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made,in light of the circumstances under which such statements were made,not misleading with respect to the period covered by this report; 3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition,results of operations and cash flows of the Registrant as of,and for,the periods presented in this report; • 4. The Registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e)and 15d-15(e))and internal control over financial reporting(as defined in Exchange Act Rules I 3a- 15(f)and 15d-15(f))for the Registrant and have: a. Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision,to ensure that material information relating to the Registrant, including its consolidated subsidiaries, is made known to us by others within those entities,particularly during the period in which this report is being prepared; b. Designed such internal control over financial reporting,or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; c. Evaluated the effectiveness of the Registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures,as of the end of the period covered by this report based on such evaluation;and • d. Disclosed in this report any change in the Registrant's internal control over financial reporting that occurred during the Registrant's most recent fiscal quarter(the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect,the Registrant's internal control over financial reporting;and 5. The Registrant's other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting,to the Registrant's auditors and the audit committee of the Registrant's board of directors(or persons performing the equivalent functions): Page 1699 of 2277 a. All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which arc reasonably likely to adversely affect the Registrant's ability to record,process,summarize and report financial information;and b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the Registrant's internal control over financial reporting. /s/Lawrence L.Gellerstedt III Lawrence L.Gellerstedt III President and Chief Executive Officer Date:May 4,2016 (Back To Top) Section 3: EX-31.2 (EXHIBIT 31.2) Exhibit 31.2 CERTIFICATION PURSUANT"1'O SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002 1,Gregg D.Adzema,certify that: I. I have reviewed this quarterly report on Form 10-Q of Cousins Properties Incorporated(the"Registrant"); 2. Based on my knowledge,this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made,not misleading with respect to the period covered by this report; 3. Based on my knowledge, the financial statements,and other financial information included in this report,fairly present in all material respects the financial condition,results of operations and cash flows of the Registrant as of,and for,the periods presented in this report; 4. The Registrant's other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures(as defined in Exchange Act Rules 13a-15(e)and 15d-15(e))and internal control over financial reporting(as defined in Exchange Act Rules 13a-15(f)and 15d-15(0)for the Registrant and have: a. Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision,to ensure that material information relating to the Registrant,including its consolidated subsidiaries, is made known to us by others within those entities,particularly during the period in which this report is being prepared; b. Designed such internal control over financial reporting,or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles; c. Evaluated the effectiveness of the Registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation;and d. Disclosed in this report any change in the Registrant's internal control over financial reporting that occurred during the Registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect,the Registrant's internal control over financial reporting;and 5. The Registrant's other certifying officer and I have disclosed,based on our most recent evaluation of internal control over financial reporting, to the Registrant's auditors and the audit committee of the Registrant's board of directors(or persons performing the equivalent functions): a. All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the Registrant's ability to record,process,summarize and report financial information;and b. Any fraud, whether or not material, that involves management or other employees who have a significant role in the Registrant's internal control over financial reporting. Page 1700 of 2277 /s/Gregg D.Adzema Gregg D.Adzema Executive Vice President and Chief Financial Officer Date:May 4,2016 (Back To Top) Section 4: EX-32.1 (EXHIBIT 32.1) Exhibit 32.1 CERTIFICATION PURSUANT TO 18 U.S.C.SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF TILE SARBANES-OXLEY ACT OF 2002 Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and in connection with the Quarterly Report on Form 10-Q of Cousins Properties Incorporated(the"Registrant")for the quarter ended March 31,2016,as filed with the Securities and Exchange Commission on the date hereof(the "Report"),the undersigned,the President and Chief Executive Officer of the Registrant,certifies that to his knowledge: (1)The Report fully complies with the requirements of Section 13(a)or 15(d)of the Securities Exchange Act of 1934;and (2)The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Registrant. Is/Lawrence L.Gellerstedt 111 Lawrence L.Gellerstedt III President and Chief Executive Officer Date:May 4,2016 (Back To Top) Section 5: EX-32.2 (EXHIBIT 32.2) Exhibit 32.2 CERTIFICATION PURSUANT TO 18 U.S.C.SECTION 1350, AS ADOPTED PURSUANT TO SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002 Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and in connection with the Quarterly Report on Form 10-Q of Cousins Properties Incorporated(the"Registrant")for the quarter ended March 31,2016,as filed with the Securities and Exchange Commission on the date hereof(the "Report"),the undersigned,the Executive Vice President and Chief Financial Officer of the Registrant,certifies that to his knowledge: (1)The Report fully complies with the requirements of Section 13(a)or 15(d)of the Securities Exchange Act of 1934;and (2)The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Registrant. /s/Gregg D.Adzema Gregg D.Adzema Page 1701 of 2277 Executive Vice President and Chief Financial Oiricer Date:May 4,2016 (Back To Top) • Page 1702 of 2277 EXHIBIT 1 ada PARKWAY A,-s. August 30, 2016 VIA FEDERAL EXPRESS AND ELECTRONIC MAIL City of Miami Beach City Manager 1700 Convention Center Drive Miami Beach, Florida 33139 RE: Offer Notice pursuant to Agreement of Lease, dated September 1, 1999, by and between the City of Miami Beach, Florida, a municipal corporation duly organized and existing under the laws of the State of Florida, as lessor ("Owner"), and 16th Street Partners LLC, a Florida limited liability company, as lessee, recorded in Official Records Book 18770, Page 46; as amended by First Amendment to Agreement of Lease and Development Agreement recorded in Official Records Book 19395, Page 1106, as re-recorded in Official Records Book 19794, Page n• 1219 as it is affected by that certain Settlement Agreement dated September 16, 2015 by and among Seller, Owner, and 16th Street Partners, LLC, a Florida limited liability company; as assigned to TAG Lincoln Place LLC, a Delaware limited liability company (n/k/a PKY Lincoln Place, LLC ("Tenant")), by Assignment and Assumption of • Lessee's Interest in Lease, as recorded in Official Records Book 24598, Page 2984, all of the Public Records of Miami-Dade County, Florida (collectively, the "Ground Lease"). All capitalized terms used but not defined in this letter shall have the meanings set forth in the Ground Lease. Dear City Manager, Pursuant to Section 36.2 of the Ground Lease, if Tenant desires to enter into • a Right of First Offer Transaction, Tenant is required to first send Owner an Offer Notice. The ultimate owner of Tenant, Parkway Properties, Inc., a Maryland corporation ("Parkway"), having an address at 390 North Orange Avenue, Suite 2400, Orlando, Florida 32801, desires to merge into a subsidiary of Cousins Properties Incorporated, a Georgia corporation ("Cousins"), having an address at 191 Peachtree Street NE, Suite 500, Atlanta, GA 30303, on or 390 North Orange Avenue,Suite 2400 I Orlando,FL 32801 MIAMI 5134532.1 82190/49332 p.407.650.0593 I f.407.650.0597 I www.pky.com Page 1703 of 2277 PiPs PARKWAY about September 20, 2016, in accordance with the terms and conditions of the Merger Agreement (hereinafter defined). On April 28, 2016, Cousins, Clinic Sub Inc., a Maryland corporation that is a wholly owned subsidiary of Cousins ("Merger Sub"), Parkway, and Parkway Properties LP, a Delaware limited partnership ("Parkway LP"), entered into an Agreement and Plan of Merger (the "Merger Agreement"). Under the terms of the Merger Agreement, it is contemplated that Parkway will merge with and into Merger Sub (the "Merger"), with Merger Sub continuing as the surviving corporation of the Merger. Pursuant to a reorganization undertaken around the time of the Merger, certain other transactions will occur that will result in Parkway LP transferring 100% of the membership interests of PKY Lincoln Place Holdings, LLC, a Delaware limited liability company (the owner of 100% of the membership interests in Tenant) to a new Delaware limited partnership, currently called Cousins Properties LP ("New LP"), and all entities with "PII" in their names, including Tenant, will undergo name changes to replace the "PhY" portion of their names with "Cousins". At the closing of these transactions, Cousins is expected to own approximately 98% of the partnership interests in Cousins LP, which will wholly own PKY Lincoln Place Holdings, LLC. As a result of the Merger, the existing shareholders in Parkway will become shareholders in Cousins. The transactions described in this paragraph as well as the prior two paragraphs are herein after collectively referred to as the "Transaction". Based on the express terms of the Ground Lease, Tenant does not believe that the Transaction is a Right of First Offer Transaction or that any Offer Notice is required. Tenant has explained its views on this subject in earlier correspondence and discussions with the Office of the City Attorney. However, in an abundance of caution, while expressly reserving all rights to dispute that the Transaction and any future transfer of equity interests or other transaction is a Right of First Offer Transaction, and without waiving any of Tenant's rights under the Ground Lease, Tenant hereby sends this letter as an Offer Notice. The material terms of the Transaction, upon which Tenant is willing to allow Owner to elect to purchase the Tenant's estate in and to the Premises within 390 North Orange Avenue.Suite 2400 I Orlando,FL 32801 MIAMI 5134532.1 82190/49332 p.407.650.0593 f.407.650.0597 I www.pky.com Page 1704 of 2277 PARKWAY fifteen (15) days after the date hereof regardless of whether the Transaction is deemed a Right of First Offer Transaction, are as follows: 1. Purchase Price. Because the Transaction involves a merger of Parkway and a change of control and reorganization of Parkway LP, there is no separate consideration allocated to Tenant's estate in the Premises. The overall consideration in the Transaction is 182,181,891 shares of common stock and 6,867,360 shares of limited voting preferred stock in Cousins. Nevertheless, for purposes of this offer, the purchase price is $80,000,000.00, which Tenant believes is the fair market value of Tenant's estate in the Premises on the date hereof. 2. Closing Date. September 30, 2016 3. Deed; Title. Tenant shall represent that Tenant has not transferred or assigned the Premises. If Tenant's estate in the Premises and the Lease are conveyed to Owner, Tenant shall provide a special warranty deed and an assignment of the Ground Lease, both of which shall be subject to all liens, encumbrances and other matters then affecting the title thereto and any state of facts a survey may reveal. 4. Rent;Prorations. If Tenant's estate in the Premises and the Lease are conveyed to Owner, all Rental and/or Impositions shall be prorated through the date of closing and paid to the party entitled thereto. No other prorations shall be made. 5. Expenses. Each party shall pay its own attorneys' fees. If Tenant's estate in the Premises and the Lease are conveyed to Owner, all transfer taxes, title charges, recording fees, survey charges and other expenses incurred in connection with the purchase shall be paid by Owner, provided however Tenant shall pay all documentary stamp taxes and surtax, if any, payable in connection with the purchase. Please confirm within fifteen (15) days after the date hereof whether you elect purchase the Tenant's estate in the Premises and the Lease upon the terms set forth herein. Regards, Jeremy R. Dorsett, as Executive Vice President and General Counsel of Tenant 390 North Orange Avenue,Suite 2400 I Orlando,FL 32801 MIAMI 5134532.1 82190/49332 p.407.650.0593 I f.407.650.0597 I www.pky.com Page 1705 of 2277 MLA PARKWAY cc: City of Miami Beach City Attorney 1700 Convention Center Drive Miami Beach, Florida 33139 Bloom &Minsker Suite 700 1401 Brickell Avenue Miami, Florida 33131 Attention: Joel N. Minsker, P.A. 390 North Orange Avenue,Suite 2400 I Orlando,FL 32801 MIAMI 5134532.1 82190/49332 p.407.650.059311.407.650.05971 www.pky.com Page 1706 of 2277 EXHIBIT 3 Parkway Properties,Inc. Lincoln Mace•Miami,fl - Valuation A nalysrs-Sales Comparables As of 302016 :;r,fi''...,141,-;.--...-..:7-".3%... fi r "xt :z.. ,-....A..' b �;eof&c cthi a iblesr',_.. - red.Wrenr<e: 5•'-Pm,r.J.:,,i.e4i,"' rT j jr The Lincoln Wells la go Center Esµito Santo Plata 800 Bridell The I incoln Address e 1691 Michigan Ave 333 Avenue of the Americas 1395 Briclell Ave 800 Bridell Ave 1801 Washington Ave.Miami Beach,FL "o3° ks9 •.;• 2.E 161,874 757 408 267,888 209,122 135,887 !,1-1 Ude Date-"4'- May-16 0ev-15 Sep 15 MaY 15 Price Per 8SF i'-'4,;;S/SP,"14.1-i 5675 5569 5530 5534 5569 5569 , Silt• '^31 5109.000,000 5428.000,000 5142,000,000 5112,000.000 580,000,000 Sale values rounded to the nearest MM • • Page 1707 of 2277 ECONOMIC 0EVELO?t ENT REDEYELOPHE!.T AGNECY ASSET 111 .,1.�:EME 1 i 2016 JUN - I PM 3: 54 16th Street Partners, LLC Financial Statements as of and for the year ended December 31, 2015 and Report of Independent Certified Public Accountants Page 1708 of 2277 K; ' Grant lhornton Grant Thornton LLP 1301 International Parkway,Suite 300 Fort Lauderdale.FL 33323-2874 T 954.768.9900 F 954.768.9908 801 Stickel)Avenue,Suite 2450 Miami.FL 33131-4544 T 305.341.8040 REPORT OF INDEPENDENT CERTIFIED PUBLIC ACCOUNTANTS F 305.341.8099 GrantTharnlon.com Iinkd.inlGraniT horntonUS nvitler.com/GranIThorntonUS Member 16th Street Partners, LLC We have audited the accompanying financial statements of 1611' Street Partners, L.LC. (a Florida limited liability company), which comprise the balance sheet as of December 31, 2015, and the related statements of operations, member's deficit, and cash flows for the year then ended, and the related notes to the financial statements. Management's responsibility for the financial statements Management is responsible for the preparation and fair presentation of these financial statements in accordance with accounting principles generally accepted in the United States of America; this includes the design, implementation, and maintenance of internal control relevant to the preparation and fair presentation of financial statements that are free from material misstatement, whether clue to fraud or error. Auditor's responsibility Our responsibility is to express an opinion on these financial statements based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free from material misstatement. An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the financial statements. The procedures selected depend on the auditor's judgment, including the assessment of the risks of material misstatement of the financial statements, whether due to fraud or error. In making those risk assessments, the auditor considers internal control relevant to the entity's preparation and fair presentation of the financial statements in order to design audit procedures that are appropriate in the circumstances,but not for the purpose of expressing an opinion on the effectiveness of the entity's internal control. Accordingly,we express no such opinion. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of significant accounting estimates made by management, as well as evaluating the overall presentation of the financial statements. Page 1709 of 2277 Grant Thomton LLP U.S.rmmbcr ramai Grant Thomfon lntornt'fonal Ltd GrantThornton We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion. Opinion In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of 16th Street Partners,LLC as of December 31,2015,and the results of its operations and its cash flows for the year then ended in accordance with accounting principles generally accepted in the United States of America. Miami, Florida May 25,2016 Gomm l� Page 1710 of 2277 U.S.member ram of Gram Thornton Imemadonaf Ltd 16TH STREET PARTNERS, LLC BALANCE SHEET ASSETS December 31,2015 Cash $ 35,468 Restricted cash 49,678 Prepaid expenses 557,250 Tenant improvements 45,867 Accounts receivable 37,355 Deferred rent receivable 51,290 Deferred charges, net, and other assets 141,350 Total assets $ 918,258 LIABILITIES AND MEMBER'S DEFICIT Accounts payable and accrued liabilities $ 1,221,925 Intangible lease liabilities, net 10,237,567 Total liabilities 11,459,492 Member's deficit (10,541,234) Total liabilities and member's deficit $ 918,258 See accompanying notes to financial statements. 3 Page 1711 of 2277 16TH STREET PARTNERS, LLC STATEMENT OF OPERATIONS Fiscal Year Ended December 31, 2015 REVENUES Rental income, net $ 756,427 Sub-tenant reimbursements 461,118 Parking revenue 1,065,272 Other income 55,521 Total revenues, net 2,338,338 EXPENSES Building lease, net 2,833,182 Ground lease 468,239 Insurance 398,563 Taxes and licenses 1,320,205 Property management fees 595,182 Professional fees 148,475 Cleaning services 231,086 Repairs and maintenance 241,387 Utilities 341,065 Security 374,359 Other operating expenses 75,248 Amortization of deferred leasing commission 4,800 Total expenses 7,031,791 Net loss $ (4,693,453) See accompanying notes to financial statements. 4 Page 1712 of 2277 16TH STREET PARTNERS, LLC STATEMENT OF MEMBER'S DEFICIT Balance as of December 31, 2014 $ (12,205,280) Cash advances from parent, net 6,357,499 Net loss (4,693,453) Balance as of December 31, 2015 $ (10,541,234) See accompanying notes to financial statements. 5 Page 1713 of 2277 16TH STREET PARTNERS, LLC STATEMENT OF CASH FLOWS Fiscal Year Ended December 31,2015 OPERATING ACTIVITIES Net loss $ (4,693,453) Adjustments to reconcile net loss to net cash used in operating activities: Amortization of deferred leasing commissions 4,800 Amortization of lease intangibles, net (1,479,651) Change in operating assets and liabilities Decrease in prepaid expenses 3,729 Increase in accounts receivable (11,045) Decrease in deferred rent receivable 2,542 Increase in other assets (57,278) Decrease in accounts payable and accrued liabilities (118,526) Net cash used in operating activities (6,348,882) INVESTING ACTIVITIES Payments for tenant improvements (45,867) Restricted cash (25) Net cash used in investing activities (45,892) FINANCING ACTIVITIES Cash advances from parent, net 6,357,499 Net cash provided by financing activities 6,357,499 Net decrease in cash (37,275) Cash at beginning of period 72,743 Cash at end of period $ 35,468 See accompanying notes to financial statements. 6 Page 1714 of 2277 16TH STREET PARTNERS, LLC NOTES TO FINANCIAL STATEMENTS 1. Organization and Nature of Business 16'h Street Partners, LLC (the "Company") was originally formed by LNR 16'h Street, Inc. (a Florida corporation), in partnership with Lincoln Place Partners, LLC (a Florida limited liability company) and Comras 16'h Street, Inc. (a Florida corporation) to develop a mixed-use project on leased land known as Lincoln Place in the City of Miami Beach, Florida. Lincoln Place is an eight-story, high- rise building with 111,591 rentable square feet ("RSF") of office space, 28,483 RSF of retail space and a 492-space parking garage. On May 25, 2006, the Company entered into a sale leaseback transaction whereby it sold Lincoln Place and simultaneously entered into a lease agreement with the buyer to lease all of the property under a 15-year lease term. On April 19, 2013, Starwood Property Trust, Inc. acquired certain net assets of LNR LLC which included all the net assets of the Company (the "Acquisition"). In connection with the Acquisition, LNR LLC elected push down accounting, pursuant to which the acquisition method of accounting was applied. 2. Summary of Significant Accounting Policies Restricted Cash Restricted cash consists of an interest bearing escrow reserve account funded on a monthly basis. In accordance with the building lease agreement the funds shall be used exclusively for the repair, renovation and replacement of fixtures and equipment required for the operation of the property. Accounts Receivable Accounts receivable include amounts billed to tenants, unbilled expense recoveries due from tenants and parking fee receivables. The Company evaluates the probability of collection for these receivables and adjusts the allowance for doubtful accounts to reflect amounts estimated to be uncollectible. The Company writes off accounts receivable when they become uncollectible. During the year ended December 31, 2015, the Company collected $20,071 in accounts receivable that were previously written off during the year ended December 31, 2014. As of December 31, 2015, there was no allowance for doubtful accounts. 7 Page 1715 of 2277 Tenant Deposits Tenant deposits consist of cash paid by tenants at lease inception as collateral for future rent and potential damage to the leased premises. These deposits are refundable to the tenants under the terms of the lease, net of any amounts withheld for unpaid rent or maintenance charges or damages. As of December 31, 2015, the Company held $111,432 in refundable tenant deposits which are included in accounts payable and accrued liabilities in the accompanying balance sheet. Deferred Rent Liability The Company's building lease contains fixed escalations of the minimum annual lease payments during the term of the lease. The Company recognizes expense on a straight-line basis, recording the difference between the rental amount charged to expense and the amount payable under the lease as deferred rent liability. The deferred rent liability is included in accounts payable and accrued liabilities in the accompanying balance sheet. Total deferred rent payable for the building lease as of December 31, 2015 was $568,536 and included in accounts payable and accrued liabilities in the accompanying balance sheet. Deferred Charges,Net, and Other Assets Deferred charges, net, and other assets consist of deposits, deferred rent incentives, and deferred leasing commissions and related costs which are stated at cost, net of accumulated amortization. Deferred rent incentives are amortized as a reduction of rental income on a straight-line basis over the lease term. The leasing commissions and related costs are amortized on the straight-line method over the lives of the respective leases. Accumulated amortization as of December 31,2015 was $8,430. Lease Intangibles The fair value of intangible assets and liabilities for favorable and unfavorable leases is based on the present value of the difference between the contractual amounts to be paid pursuant to the in-place leases and management's estimate of the market lease rates measured over a period equal to the remaining non-cancelable term of each lease at the date of the Acquisition. Revenue Recognition The Company subleases space in Lincoln Place to tenants and recognizes minimum base rent revenue over the respective lease term. Sales taxes collected from retail tenants are not included in revenues. Income on leases that include scheduled increases in rental rates over the lease term (other than scheduled increases based on Consumer Price Index) are recognized on a straight-line basis with the difference between the rental revenue recognized and the amount billable under the lease recorded as a deferred rent receivable. Sub-tenant reimbursements represent revenue to the Company derived from contractual obligations of sub-tenants to reimburse the Company for certain building expenses. Sub-tenant reimbursements are recognized based on the terms of the applicable subleases. Parking revenues are recognized based on actual garage usage. 8 Page 1716 of 2277 Income Taxes The Company is a limited liability company and therefore not subject to federal or state income taxes. As such, no provision for income taxes has been provided for in the accompanying financial statements. The sole member includes the Company's profits or losses in its separate tax return. The Company applies the provisions of accounting for uncertain tax provisions. Under these provisions, the Company must determine and assess all material positions existing as of the balance sheet date, including all significant uncertain tax positions, for all tax years that are open to assessment or challenge under tax statuses. Additionally, those positions that are only timing consequences are separately analyzed based on the recognition and measurement model. As required by the uncertain tax position guidance, the Company recognizes the financial statement benefit of a position only after determining that the relevant tax authority would more likely than not sustain the positions following an audit. For tax positions meeting the more like-than-not threshold, the amount recognized in the financial statements is the largest benefit that has a greater than 50 percent likelihood of being realized upon ultimate settlement with the relevant tax authority. The Company applies the uncertain tax position guidance to all tax positions for which the statute of limitations remain open. The Company's policy is to classify interest accrued as interest expense and penalties as operating expenses, if any. The Company does not have any uncertain tax positions at December 31,2015. Use of Estimates The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. On a regular basis, management evaluates its estimates. Actual results could differ from those estimates. 3. Intangible Lease Liabilities,Net As discussed in Note 1, on May 25, 2006, the Company entered into a 15-year lease agreement for Lincoln Place. The lease is classified as an operating lease. Following the Acquisition, this lease continued pursuant to its original terms. In accordance with the requirements of ASC 805, Business Combinations ("ASC 805"), we recognized an intangible liability of $15,263,732 related to this operating lease at the Acquisition date, as its terms were unfavorable relative to the market terms of similar leases existing at the Acquisition date. This liability is being amortized over the remaining lease term. During the year ended December 31, 2015, amortization of this liability totaled $1,861,542 and is reflected as a reduction of building lease expense in the accompanying statement of operations. 9 Page 1717 of 2277 The following table provides a summary of our intangible lease liability as of December 31, 2015: December 31,2015 Intangible lease liability, gross $ 15,263,732 Accumulated amortization (5,026,165) intangible lease liability, net $ 10,237,567 Future amortization relating to the intangible lease liability are as follows: 2016 $ 1,861,542 2017 1,861,542 2018 1,861,542 2019 1,861,542 2020 1,861,542 Thereafter 929,857 $ 10,237,567 4. Commitments and Contingencies On September 1, 1999, the City of Miami Beach (the "City") and the Company executed a ground lease (the "Ground Lease") which was subsequently assigned to the buyer/lessor as part of the sale leaseback transaction. Under the terms of the Ground Lease assignment and the sale leaseback agreements between the Company and the buyer/lessor, the Company continues to pay all base rent and percentage rent chargeable under the Ground Lease during the term of the building lease, unless terminated pursuant to an agreement. The rental provisions of the Ground Lease require a base rent of$325,461 per annum plus percentage rent in an amount equal to 2.5%of certain revenue generated by Lincoln Place. For the year ended December 31, 2015, the base rent was $325,461 and percentage rent totaled $142,778. The Ground Lease base rent and percentage rent amounts are included within the ground lease expense on the accompanying statement of operations. In 2014, the Company received the results of an internal audit conducted by the City regarding the Company's compliance with the Ground Lease, which asserted that the Company owed additional percentage rent for the years 2009 through 2013. As of December 31, 2014, the Company accrued a contingent liability of $400,000 regarding the matter in accordance with ASC 450, Contingencies. During the year ended December 31, 2015, the Company and the City executed a settlement agreement in which the Company paid the City $403,000 to settle the matter. The Company's building lease requires the Company to pay monthly rental payments plus applicable sales tax and contains escalating rental provisions. The contractual monthly payments for the period from January 1, 2015 through May 31, 2015 were $375,237, which increased to $381,707 for the period from June 1, 2015 through December 31, 2015. The actual building lease payments by the Company for the year ended December 31, 2015 were$4,548,133. 10 Page 1718 of 2277 Future minimum rental payments required under operating leases that have non-cancelable lease terms in excess of one year as of December 31, 2015 are as follows: 2016 $ 4,951,229 2017 5,028,864 2018 5,106,499 2019 5,184,134 2020 5,261,770 Thereafter 2,647,059 $ 28,179,555 5. Rental Income and Intangible Lease Assets, Net As of December 31, 2015, the Company had subleased space in Lincoln Place to eight tenants under operating leases with various terms. The Company is reimbursed for certain operating expenses, including real estate taxes, insurance and common area maintenance ("CAM")costs. The following is a schedule of future minimum rentals to be received, exclusive of tenant expense participations, for operating leases as of December 31, 2015: 2016 $ 1,157,169 2017 1,191,025 2018 1,085,927 2019 595,573 2020 612,214 Thereafter 284,995 $ 4,926,903 Following the Acquisition, certain leases continued pursuant to their original terms and were evaluated at the Acquisition date under ASC 805. We recognized an intangible asset of$929,734 related to these operating leases at the Acquisition date, as their terms were favorable relative to the market terms of similar leases existin g Acquisition the Ac uisition date. This asset was amortized over the respective remaining lease terms of the underlying subleases and was fully amortized as of December 31, 2015. Amortization of this asset during the year ended December 31, 2015 totaled $381,892 and was reflected as a reduction to rental income. 11 Page 1719 of 2277 6. Related Party Transactions The Company receives certain management services, including legal, accounting, tax, insurance, financial and other management services from its parent at amounts that may not be indicative of the costs that would have been incurred by the Company on a stand-alone basis. In addition, the Company provides office space, parking and related services to its parent at no charge or at prices that may not be indicative of the prices that would have been charged by the Company on a stand-alone basis. 7. Subsequent Events The Company evaluated the financial statements for subsequent events through May 25, 2016, the date the financial statements were issued. 12 Page 1720 of 2277