MPG Office Trust 8K Reports | SEC 9 Aug 10

Table of Contents

Exhibit 99.2

Supplemental Operating and Financial Data

For the Quarter Ended

June 30, 2010

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Table of Contents

		PAGE
Corporate Data		1
	Forward-Looking Statements	2
	Quarterly Highlights	3
	Investor Information	5
	Common Stock Data	6
Consolidated Financial Results		7
	Financial Highlights	8
	Consolidated Balance Sheets	10
	Consolidated Statements of Operations	11
	Consolidated Statements of Discontinued Operations	12
	Consolidated Statement of Operations Related to Properties in Default	13
	MMO Unconsolidated Joint Venture Statements of Operations	14
	Funds from Operations	15
	Adjusted Funds from Operations	16
	Adjusted Funds from Operations Related to Properties in Default	17
	Reconciliation of Earnings before Interest, Taxes and Depreciation and Amortization and Adjusted Funds From Operations	18
	Capital Structure	19
	Debt Summary	20
	MMO Joint Venture Debt Summary	22
	Debt Maturities	23
	MMO Joint Venture Debt Maturities	24
Portfolio Data		25
	Same Store Analysis	26
	Portfolio Overview	27
	Portfolio Geographic Distribution (Excluding Properties in Default)	30
	Portfolio Overview — Leased Rates and Weighted Average Remaining Lease Term	31
	Major Tenants — Office Properties (Excluding Properties in Default)	32
	Portfolio Tenant Classification Description (Excluding Properties in Default)	33
	Lease Expirations — Wholly Owned Portfolio	34
	Lease Expirations — Wholly Owned Portfolio (Los Angeles County)	35
	Lease Expirations — Wholly Owned Portfolio (Orange County)	36
	Lease Expirations — Properties in Default	37
	Lease Expirations — MMO Joint Venture Portfolio	38
	Leasing Activity — Total Portfolio	39
	Leasing Activity — Los Angeles Central Business District	40
	Leasing Activity — Orange County	41
	Tenant Improvements and Leasing Commissions (Excluding Properties in Default)	42
	Historical Capital Expenditures — Office Properties	43
	Hotel Performance and Hotel Historical Capital Expenditures	44
	Development Pipeline	45
	Management Statements on Non–GAAP Supplemental Measures	47

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Corporate Data

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Forward-Looking Statements

This supplemental package contains “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. We caution investors that any forward-looking statements presented herein are based on management’s beliefs and assumptions and information currently available to management. Such statements are subject to risks, uncertainties and assumptions and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond our control. Should one or more of these risks or uncertainties materialize or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. These factors include, without limitation: risks associated with managementR 17;s focus on asset dispositions, loan defaults, cash generation and general strategic matters; risks associated with the timing and consequences of loan defaults and related asset dispositions; risks associated with contingent guarantees by our Operating Partnership; risks associated with our liquidity situation; risks associated with the negative impact of the current credit crisis and economic slowdown; general risks affecting the real estate industry (including, without limitation, the inability to enter into or renew leases at favorable rates, dependence on tenants’ financial condition, and competition from other developers, owners and operators of real estate); risks associated with the availability and terms of financing and the use of debt to fund acquisitions and developments; risks associated with our ability to dispose of properties, if and when we decide to do so, at prices or terms set by or acceptable to us; risks associated with increases in interest rates, volatility in the securit ies markets and contraction in the credit markets affecting our ability to extend or refinance existing loans as they come due; risks associated with joint ventures; potential liability for uninsured losses and environmental contamination; risks associated with our potential failure to qualify as a REIT under the Internal Revenue Code of 1986, as amended, and possible adverse changes in tax and environmental laws; and risks associated with our dependence on key personnel whose continued service is not guaranteed.

For a further list and description of such risks and uncertainties, see our Annual Report on Form 10-K/A filed on April 30, 2010 with the Securities and Exchange Commission. We do not update forward-looking statements and disclaim any intention or obligation to update or revise them, whether as a result of new information, future events or otherwise.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Quarterly Highlights

MPG Office Trust, Inc. (the “Company”), a self-administered and self-managed real estate investment trust, is the largest owner and operator of Class A office properties in the Los Angeles central business district and is primarily focused on owning and operating high-quality office properties in the Southern California market. We are a full-service real estate company with substantial in-house expertise and resources in property management, marketing, leasing, acquisitions, development and financing.

As of June 30, 2010, our office portfolio (including Properties in Default) was comprised of whole or partial interests in 27 properties totaling approximately 16 million net rentable square feet, one 350-room hotel with 266,000 square feet, and on- and off-site structured parking plus surface parking totaling approximately 10 million square feet, which accommodates approximately 33,000 vehicles. We have one recently completed development project that totals approximately 188,000 square feet of office space. We also own undeveloped land that we believe can support up to approximately 5 million square feet of office and mixed-use development and approximately 5 million square feet of structured parking, excluding development sites that are encumbered by the mo rtgage loans on our 2600 Michelson and Pacific Arts Plaza properties, which are in default.

As used in the “Consolidated Financial Results” section of this Supplemental Operating and Financial Data package, the term “Properties in Default” refers to our Stadium Towers Plaza, Park Place II, 2600 Michelson, Pacific Arts Plaza, 550 South Hope and 500 Orange Tower properties, whose mortgage loans were in default as of June 30, 2010. As used in the “Portfolio Data” section of this Supplemental Operating and Financial Data package, the term “Properties in Default” includes the properties previously mentioned, along with Quintana Campus (a joint venture property in which we have a 20% interest), whose mortgage loan is also in default as of June 30, 2010.

This Supplemental Operating and Financial Data package should be read in conjunction with our consolidated financial statements for the year ended December 31, 2009 in our Annual Report on Form 10-K/A filed with the Securities and Exchange Commission (SEC) on April 30, 2010. For more information on MPG Office Trust, visit our website at www.mpgoffice.com.

Asset Dispositions:		Debt:

In May 2010, we completed a deed-in-lieu of foreclosure with the lender to dispose of 17885 Von Karman located in Irvine, California. Prior to the deed-in-lieu of foreclosure, we made a $1.9 million paydown on the construction loan and funded an additional $1.1 million to facilitate the disposition of this property. As a result of the deed-in-lieu of foreclosure, we were relieved of the obligation to pay the remaining $24.5 million balance due on the construction loan. Our Operating Partnership has no further obligation with respect to the construction loan.		On May 1, 2010, we extended our $109.0 million mortgage loan secured by Brea Corporate Place and Brea Financial Commons. This loan is now scheduled to mature on May 1, 2011. We have a one-year extension remaining on this loan. No cash paydown was made to extend this loan, and the loan terms remain unchanged. On May 14, 2010, the lender released our Operating Partnership from its debt service guaranty after the property achieved the required debt service coverage ratio for two consecutive quarters.

In June 2010, we disposed of Mission City Corporate Center located in San Diego, California. The $52.0 million mortgage loan related to this property was assumed by the buyer upon disposition.		On May 6, 2010, we made a principal payment of $9.7 million on the 207 Goode construction loan. In exchange for this payment, the lender agreed to substantially eliminate our Operating Partnership’s principal repayment guaranty and extend the maturity date of the loan. This loan matured on August 1, 2010. See “Subsequent Events.”
Leasing Activities:

During the second quarter, new leases and renewals were executed for approximately 0.3 million square feet (including our pro rata share of our joint venture properties). Cash rent on new leases completed during the quarter decreased 38.4% in our Effective Portfolio, compared to cash rents on those spaces immediately prior to their expiration, and GAAP rent decreased 39.7% compared to prior GAAP rents. Leases totaling approximately 0.5 million square feet expired during the second quarter (including our pro rata share of our joint venture properties).

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Quarterly Highlights (continued)

Subsequent Events:

On July 9, 2010, we facilitated the conveyance of Park Place II located in Irvine, California to a third party in cooperation with the special servicer on the mortgage loan. As a result of the disposition, we were relieved of the obligation to pay the $98.3 million principal balance of the loan as well as accrued contractual and default interest. The assets and liabilities of Park Place II will be removed from our consolidated balance sheet in the third quarter of 2010.

On August 1, 2010, our 207 Goode construction loan matured. We are currently working cooperatively with the lender to dispose of this asset. We will continue to manage the property for a period of up to 90 days until the property is either sold or a receiver is appointed. We are not obligated to make debt service payments to the lender or fund property operating costs subsequent to August 1, 2010. Management expects that this loan will be settled without any additional cash payment.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Investor Information

355 South Grand Avenue, Suite 3300

Los Angeles, CA 90071

Tel. (213) 626-3300

Fax (213) 687-4758

Senior Management
Nelson C. Rising	President and Chief Executive Officer	Jonathan L. Abrams	Senior Vice President, General Counsel and Secretary
Shant Koumriqian	Executive Vice President, Chief Financial Officer	Travis F. Addison	Senior Vice President, Asset Management
Peggy M. Moretti	Executive Vice President, Investor and Public Relations	Robert P. Goodwin	Senior Vice President, Construction and Development
	& Chief Administrative Officer	Peter K. Johnston	Senior Vice President, Leasing
Robert J. White	Executive Vice President	Christopher C. Rising	Senior Vice President, Asset Transactions

Corporate
Investor Relations Contact: Peggy M. Moretti at (213) 613-4558
Please visit our corporate website at: www.mpgoffice.com

Transfer Agent	Timing
American Stock Transfer & Trust Company	Quarterly results for 2010 will be announced according to the following schedule:
59 Maiden Lane
New York, NY 10038	Third Quarter	November 2010
(866) 668-6550	Fourth Quarter	March 2011
www.amstock.com

Equity Research Coverage
	Credit Suisse	Andrew Rosivach	(415) 249-7942
	Deutsche Bank Securities, Inc.	Vincent Chao	(212) 250-6799
	Goldman Sachs & Co.	Jay Haberman	(917) 343-4260
	Green Street Advisors	Michael Knott	(949) 640-8780
	KeyBanc Capital Markets	Jordan Sadler	(917) 368-2280
	Raymond James Associates	Paul Puryear	(727) 567-2253
	RBC Capital Markets	Dave Rodgers	(440) 715-2647
	Robert W. Baird & Company	David Aubuchon	(314) 863-4235
	Stifel, Nicolaus & Co., Inc.	John Guinee	(443) 224-1307

MPG Office Trust, Inc. is currently followed by the sell-side analysts listed above, with the exception of Green Street Advisors, which is an independent research firm. This list may not be complete and is subject to change as firms add or delete coverage of our company. Please note that any opinions, estimates or forecasts regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, forecasts or predictions of MPG Office Trust, Inc. or its management. We are providing this listing as a service to our stockholders and do not by listing these firms imply our endorsement of or concurrence with such information, conclusions or recommendations. Interested persons may obtain copies of analysts’ re ports on their own; we do not distribute these reports. Various of these firms may from time-to-time own our stock and/or hold other long or short positions in our stock, and may provide compensated services to us.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Common Stock Data

Our common stock is traded on the New York Stock Exchange under the symbol MPG. Selected information about our common stock for the past five quarters (based on NYSE prices) is as follows:

	2010						2009
	2nd Quarter			1st Quarter			4th Quarter			3rd Quarter			2nd Quarter
High price	$	4.60		$	3.98		$	3.24		$	3.09		$	2.05

Low price	$	2.38		$	1.41		$	1.20		$	0.51		$	0.66

Closing price	$	2.93		$	3.08		$	1.51		$	2.10		$	0.85

Dividends per share - annualized		(1	)		(1	)		(1	)		(1	)		(1	)

Closing dividend yield - annualized		(1	)		(1	)		(1	)		(1	)		(1	)

Closing common shares and Operating Partnership units outstanding (in thousands)		54,686			54,692			54,639			54,620			54,642

Closing market value of common shares and Operating Partnership units outstanding (in thousands)	$	160,229		$	168,451		$	82,505		$	114,702		$	46,446



Dividend Information:


Common Stock

Dividend amount per share		(1	)		(1	)		(1	)		(1	)		(1	)

Series A Preferred Stock

Dividend amount per share		(2	)		(2	)		(2	)		(2	)		(2	)

(1)	The Board of Directors did not declare a dividend on our common stock for the quarters ended June 30 and March 31, 2010 and December 31, September 30 and June 30, 2009. There can be no assurance that we will make distributions on our common stock at historical levels or at all.

(2)

The Board of Directors did not declare a dividend on our Series A Preferred Stock during the three months ended July 31, April 30 and January 31, 2010 and October 31 and July 31, 2009. Dividends on our Series A Preferred Stock are cumulative, and therefore, will continue to accrue at anannual rate of $1.9064 per share.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Consolidated Financial Results

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Financial Highlights

(unaudited and in thousands, except share, per share, percentage and ratio amounts)

	For the Three Months Ended
	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009
Income Items:
Revenue (1)	$	107,692		$	111,521		$	113,481		$	113,236		$	114,427
Straight line rent		739			2,128			2,341			1,634			2,119
Fair value lease revenue (2)		3,820			4,265			3,934			3,983			5,177
Lease termination fees		–			18			120			4			1,021
Office property operating margin (3)		64.2	%		65.5	%		63.1	%		63.6	%		63.1	%

Net (loss) income available to common stockholders	$	(53,521	)	$	18,580		$	(299,052	)	$	(46,829	)	$	(380,450	)
Net (loss) income available to common stockholders - basic and diluted		(1.10	)		0.38			(6.17	)		(0.97	)		(7.95	)

Funds from operations (FFO) available to common stockholders (4)	$	(25,215	)	$	35,552		$	(265,377	)	$	(11,699	)	$	(339,712	)
FFO per share - basic (4)		(0.52	)		0.73			(5.48	)		(0.24	)		(7.10	)
FFO per share - diluted (4)		(0.52	)		0.72			(5.48	)		(0.24	)		(7.10	)
FFO per share before specified items - basic (4)		(0.01	)		0.05			0.03			0.06			0.08
FFO per share before specified items - diluted (4)		(0.01	)		0.05			0.03			0.06			0.08


Ratios:
Interest coverage ratio (5)		0.78			2.20			(3.43	)		0.95			(4.66	)
Interest coverage ratio before specified items (6)		1.08			1.13			1.11			1.13			1.14
Fixed-charge coverage ratio (7)		0.71			2.00			(3.13	)		0.87			(4.29	)
Fixed-charge coverage ratio before specified items (8)		0.98			1.02			1.01			1.04			1.05

Capitalization:
Common stock price @ quarter end	$	2.93		$	3.08		$	1.51		$	2.10		$	0.85

Total consolidated debt	$	3,992,724		$	4,035,451		$	4,248,975		$	4,421,913		$	4,600,771
Preferred stock liquidation preference		250,000			250,000			250,000			250,000			250,000
Common equity value @ quarter end (9)		160,229			168,451			82,505			114,702			46,446
Total consolidated market capitalization	$	4,402,953		$	4,453,902		$	4,581,480		$	4,786,615		$	4,897,217

Company share of MMO joint venture debt		160,510			160,663			160,822			160,975			161,123
Total combined market capitalization	$	4,563,463		$	4,614,565		$	4,742,302		$	4,947,590		$	5,058,340

Total consolidated debt / total consolidated market capitalization		90.7	%		90.6	%		92.7	%		92.4	%		93.9	%
Total combined debt / total combined market capitalization		91.0	%		90.9	%		93.0	%		92.6	%		94.1	%
Total consolidated debt plus liquidation preference / total consolidated market capitalization		96.4	%		96.2	%		98.2	%		97.6	%		99.1	%
Total combined debt plus liquidation preference / total combined market capitalization		96.5	%		96.3	%		98.3	%		97.7	%		99.1	%

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Financial Highlights (continued)

(1)	Excludes revenue from discontinued operations of approximately $1 million, $5 million, $12 million, $16 million and $23 million for the three months ended June 30 and March 31, 2010 and December 31, September 30 and June 30, 2009, respectively.

(2)	Represents the net adjustment for above- and below-market leases, which are being amortized over the remaining term of the respective leases from the date of acquisition.

(3)

Calculated as follows: (rental, tenant reimbursement and parking revenues - rental property operating and maintenance, real estate taxes and parking expenses) / (rental, tenant reimbursement and parking revenues). Lease termination fees are reported as part of interest and other revenue in the consolidated statements of operations.

(4)	For a definition and discussion of FFO, see page 47. For a quantitative reconciliation of the differences between FFO and net (loss) income, see page 15.

(5)

Calculated as earnings before interest, taxes and depreciation and amortization and preferred dividends, or EBITDA, of $46,041, $134,085, $(220,531), $62,637 and $(317,416), respectively, divided by cash paid for interest of $58,900, $60,894, $64,351, $66,005 and $68,159, respectively. Cash paid for interest excludes default interest accrued totaling $10.5 million, $10.4 million, $9.3 million and $4.6 million related to Properties in Default for the three months ended June 30 and March 31, 2010 and December 31 and September 30, 2009 respectively. For a discussion of EBITDA, see page 49. For a quantitative reconciliation of the differences between EBITDA and net (loss) income, see page 18.

(6)	Calculated as Adjusted EBITDA of $63,594, $68,752, $71,481, $74,557 and $77,684, respectively, divided by cash paid for interest of $58,900, $60,894, $64,351, $66,005 and $68,159, respectively. For a discussion of Adjusted EBITDA, see page 49.

(7)	Calculated as EBITDA of $46,041, $134,085, $(220,531), $62,637, and $(317,416), respectively, divided by fixed charges of $65,042, $67,128, $70,562, $71,989 and $74,033, respectively.

(8)	Calculated as Adjusted EBITDA of $63,594, $68,752, $71,481, $74,557 and $77,684, respectively, divided by fixed charges of $65,042, $67,128, $70,562, $71,989 and $74,033, respectively.

(9)

Assumes 100% conversion of the limited partnership units in the Operating Partnership into shares of our common stock. Our limited partners have the right to redeem all or part of their Operating Partnership units at any time. At the time of redemption, we have the right to determine whether to redeem the Operating Partnership units for cash, based upon the fair market value of an equivalent number of shares of our common stock at the time of redemption, or exchange them for shares of our common stock on a one-for-one basis, subject to adjustment in the event of stock splits, stock dividends, issuance of stock rights, specified extraordinary distribution and similar events.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Consolidated Balance Sheets

(unaudited and in thousands)

	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009

Assets
Investments in real estate	$	3,630,535		$	3,668,916		$	3,852,198		$	4,337,009		$	4,559,872
Less: accumulated depreciation		(680,262	)		(655,892	)		(659,753	)		(647,581	)		(666,092	)
		2,950,273			3,013,024			3,192,445			3,689,428			3,893,780

Cash, cash equivalents and restricted cash		216,808			229,279			242,718			222,109			223,223
Rents, deferred rents and other receivables, net		77,320			76,510			77,657			83,593			84,206
Deferred charges, net		116,938			122,514			134,952			154,488			165,696
Other assets		16,544			23,892			19,887			22,287			25,396
Assets associated with real estate held for sale		–			52,099			–			–			–
Total assets	$	3,377,883		$	3,517,318		$	3,667,659		$	4,171,905		$	4,392,301

Liabilities and Deficit
Liabilities:
Mortgage and other loans	$	3,992,724		$	4,035,451		$	4,248,975		$	4,421,913		$	4,600,771
Accounts payable, accrued interest payable
and other liabilities		208,029			191,959			198,052			188,709			174,467
Acquired below-market leases, net		62,618			67,815			77,609			84,013			91,015
Obligations associated with real estate held for sale		–			52,656			–			–			–
Total liabilities		4,263,371			4,347,881			4,524,636			4,694,635			4,866,253

Deficit:
Stockholders' Deficit:
Common and preferred stock and additional
paid-in capital		704,129			703,343			702,361			701,110			699,931
Accumulated deficit and dividends		(1,446,663	)		(1,397,328	)		(1,420,092	)		(1,125,223	)		(1,082,577	)
Accumulated other comprehensive loss, net		(36,422	)		(36,727	)		(36,289	)		(36,659	)		(35,451	)
Total stockholders' deficit		(778,956	)		(730,712	)		(754,020	)		(460,772	)		(418,097	)
Noncontrolling Interests:
Common units of our Operating Partnership		(106,532	)		(99,851	)		(102,957	)		(61,958	)		(55,855	)
Total deficit		(885,488	)		(830,563	)		(856,977	)		(522,730	)		(473,952	)
Total liabilities and deficit	$	3,377,883		$	3,517,318		$	3,667,659		$	4,171,905		$	4,392,301

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Consolidated Statements of Operations

(unaudited and in thousands, except share and per share amounts)

	For the Three Months Ended
	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009
Revenue:
Rental	$	66,332		$	68,227		$	68,137		$	67,825		$	69,035
Tenant reimbursements		24,177			25,107			26,245			27,187			25,551
Hotel operations		4,956			5,237			5,565			4,916			5,148
Parking		10,851			11,697			11,515			11,546			11,311
Management, leasing and development services		1,062			961			1,567			1,550			1,747
Interest and other		314			292			452			212			1,635
Total revenue		107,692			111,521			113,481			113,236			114,427

Expenses:
Rental property operating and maintenance		24,278			24,089			27,669			26,016			25,580
Hotel operating and maintenance		3,543			3,747			3,763			3,371			3,481
Real estate taxes		9,114			9,078			8,285			9,724			10,315
Parking		2,913			3,067			3,079			3,089			3,232
General and administrative		6,517			7,607			10,325			8,603			7,914
Other expense		1,593			1,439			1,335			1,556			1,639
Depreciation and amortization		31,524			33,567			33,095			33,348			38,064
Impairment of long-lived assets		10,688			–			154,633			–			236,557
Interest		66,864			66,370			68,846			61,692			52,472
Total expenses		157,034			148,964			311,030			147,399			379,254

Loss from continuing operations before equity in net
loss of unconsolidated joint venture and gain on sale of real estate		(49,342	)		(37,443	)		(197,549	)		(34,163	)		(264,827	)
Equity in net loss of unconsolidated joint venture		196			201			229			229			(9,120	)
Gain on sale of real estate		–			16,591			–			–			–
Loss from continuing operations		(49,146	)		(20,651	)		(197,320	)		(33,934	)		(273,947	)

Discontinued Operations:
Loss from discontinued operations before
gain on settlement of debt		(7,030	)		(2,540	)		(138,599	)		(14,646	)		(154,661	)
Gain on settlement of debt		–			49,121			–			–			–
(Loss) income from discontinued operations		(7,030	)		46,581			(138,599	)		(14,646	)		(154,661	)

Net (loss) income		(56,176	)		25,930			(335,919	)		(48,580	)		(428,608	)

Net loss (income) attributable to common units of our Operating Partnership		7,421			(2,584	)		41,633			6,517			52,924

Net (loss) income attributable to
MPG Office Trust, Inc.		(48,755	)		23,346			(294,286	)		(42,063	)		(375,684	)

Preferred stock dividends		(4,766	)		(4,766	)		(4,766	)		(4,766	)		(4,766	)

Net (loss) income available to common stockholders	$	(53,521	)	$	18,580		$	(299,052	)	$	(46,829	)	$	(380,450	)


Basic and diluted (loss) income per common share:
Loss from continuing operations	$	(0.97	)	$	(0.46	)	$	(3.66	)	$	(0.70	)	$	(5.11	)
(Loss) income from discontinued operations		(0.13	)		0.84			(2.51	)		(0.27	)		(2.84	)
Net (loss) income available to common
stockholders per share	$	(1.10	)	$	0.38		$	(6.17	)	$	(0.97	)	$	(7.95	)
Weighted average number of common shares outstanding		48,692,588			48,534,283			48,463,476			48,285,111			47,836,591

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Consolidated Statements of Discontinued Operations

(unaudited and in thousands)

	For the Three Months Ended
	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009
Revenue:
Rental	$	1,381		$	4,420		$	9,810		$	12,881		$	19,790
Tenant reimbursements		185			233			969			1,441			1,086
Parking		31			252			839			954			1,493
Interest and other		–			17			261			343			767
Total revenue		1,597			4,922			11,879			15,619			23,136

Expenses:
Rental property operating
and maintenance		540			1,396			3,312			4,727			7,065
Real estate taxes		177			417			739			1,595			3,024
Parking		43			133			405			549			956
Depreciation and amortization		121			1,497			4,177			5,774			8,203
Impairment of long-lived assets		6,759			–			135,633			10,131			148,116
Interest		881			3,640			5,898			7,226			10,056
Loss from early extinguishment of debt		106			379			314			263			377
Total expenses		8,627			7,462			150,478			30,265			177,797

Loss from discontinued operations before
gain on settlement of debt		(7,030	)		(2,540	)		(138,599	)		(14,646	)		(154,661	)
Gain on settlement of debt		–			49,121			–			–			–
(Loss) income from discontinued operations	$	(7,030	)	$	46,581		$	(138,599	)	$	(14,646	)	$	(154,661	)

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Consolidated Statements of Operations Related to Properties in Default (1)

(unaudited and in thousands)

	For the Three Months Ended
	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009
Revenue:
Rental	$	12,051		$	13,245		$	13,368		$	13,028
Tenant reimbursements		3,127			3,188			2,679			3,610
Parking		988			1,389			1,374			1,421
Interest and other		120			139			247			106
Total revenue		16,286			17,961			17,668			18,165

Expenses:
Rental property operating and maintenance		4,506			4,349			4,553			4,915
Real estate taxes		1,812			1,812			1,715			1,910
Parking		355			400			393			445
Depreciation and amortization		5,626			5,619			5,020			5,900
Impairment of long-lived assets		–			–			2,094			–
Interest (2)		22,948			23,186			24,736			17,350
Total expenses		35,247			35,366			38,511			30,520

Loss from operations related to Properties in Default	$	(18,961	)	$	(17,405	)	$	(20,843	)	$	(12,355	)

(1)

Properties in Default include the following: Stadium Towers Plaza, Park Place II, 2600 Michelson, Pacific Arts Plaza, 550 South Hope and 500 Orange Tower. As of the date of this report, the mortgage loans on these properties, other than Park Place II, are in default. On July 9, 2010, we disposed of Park Place II.

(2)

Includes default interest totaling $10.5 million for the three months ended June 30, 2010, default interest totaling $10.4 million and $9.3 million and the writeoff of deferred financing costs totaling $0.5 million and $2.8 million for the three months ended March 31, 2010 and December 31, 2009, respectively, and default interest totaling $4.6 million for the three months ended September 30, 2009, respectively.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

MMO Unconsolidated Joint Venture Statements of Operations

(unaudited and in thousands)

	For the Three Months Ended
	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009

Revenue:
Rental	$	19,369		$	19,699		$	20,130		$	19,532		$	19,848
Tenant reimbursements		5,402			5,443			6,613			6,920			5,885
Parking		1,573			1,488			1,586			1,532			1,655
Interest and other		20			6			824			20			21
Total revenue		26,364			26,636			29,153			28,004			27,409

Expenses:
Rental property operating
and maintenance		6,404			6,391			7,207			6,565			6,329
Real estate taxes		3,778			3,470			3,759			4,078			4,061
Parking		335			364			375			428			519
Depreciation and amortization		9,563			9,490			11,254			10,705			10,039
Impairment of long-lived assets		–			–			–			–			50,254
Interest		10,833			10,723			10,975			10,981			10,872
Other		1,969			1,263			1,210			1,302			1,257
Total expenses		32,882			31,701			34,780			34,059			83,331

Net loss	$	(6,518	)	$	(5,065	)	$	(5,627	)	$	(6,055	)	$	(55,922	)

Company share	$	(1,304	)	$	(1,013	)	$	(1,126	)	$	(1,211	)	$	(11,184	)
Intercompany eliminations		248			252			281			280			279
Unallocated losses		1,252			962			1,074			1,160			1,785

Equity in net loss of unconsolidated
joint venture	$	196		$	201		$	229		$	229		$	(9,120	)

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Funds from Operations

(unaudited and in thousands, except share and per share amounts)

		For the Three Months Ended
		June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009

Reconciliation of net (loss) income available to common stockholders to funds from operations:

Net (loss) income available to common stockholders		$	(53,521	)	$	18,580		$	(299,052	)	$	(46,829	)	$	(380,450	)

Add:	Depreciation and amortization of real estate assets		31,569			34,988			37,186			39,038			46,183
	Depreciation and amortization of real estate assets - unconsolidated joint venture (1)		1,913			1,898			2,251			2,141			2,008
	Net (loss) income attributable to common units of our Operating Partnership		(7,421	)		2,584			(41,633	)		(6,517	)		(52,924	)
	Unallocated losses - unconsolidated
	joint venture (1)		(1,252	)		(962	)		(1,074	)		(1,160	)		(1,785	)
Deduct:	Gain on sale of real estate		–			16,591			–			–			–

Funds from operations available to common
stockholders and unit holders (FFO) (2)		$	(28,712	)	$	40,497		$	(302,322	)	$	(13,327	)	$	(386,968	)

Company share of FFO (3)		$	(25,215	)	$	35,552		$	(265,377	)	$	(11,699	)	$	(339,712	)

FFO per share - basic		$	(0.52	)	$	0.73		$	(5.48	)	$	(0.24	)	$	(7.10	)
FFO per share - diluted		$	(0.52	)	$	0.72		$	(5.48	)	$	(0.24	)	$	(7.10	)

Weighted average number of common shares
outstanding - basic			48,692,588			48,534,283			48,463,476			48,285,111			47,836,591
Weighted average number of common and
common equivalent shares outstanding - diluted			49,442,240			49,197,833			49,108,575			48,592,128			47,837,083
Weighted average diluted shares and units			56,101,775			55,872,406			55,783,148			55,266,701			54,511,656

Reconciliation of FFO to FFO before
specified items: (2)

FFO available to common stockholders and
unit holders (FFO)		$	(28,712	)	$	40,497		$	(302,322	)	$	(13,327	)	$	(386,968	)
Add:	Loss from early extinguishment of debt		106			379			314			263			377
	Unrealized loss on forward-starting
	interest rate swap		–			–			–			–			(15,255	)
	Realized loss on forward-starting
	interest rate swap		–			–			–			–			11,340
	Default interest accrued on Properties in Default		10,541			10,363			9,342			4,561			–
	Writeoff of deferred financing costs related to Properties in Default		–			562			2,769			–			–
	Severance-related charges		–			–			–			1,526			–
	1733 Ocean lease termination charge		–			–			1,432			–			–
	Impairment of long-lived assets		17,447			–			290,266			10,131			384,673
	Impairment of long-lived assets -
	unconsolidated joint venture (1)		–			–			–			–			10,050
Deduct:	Gain on settlement of debt		–			49,121			–			–			–

FFO before specified items		$	(618	)	$	2,680		$	1,801		$	3,154		$	4,217

Company share of FFO before specified items (3)		$	(543	)	$	2,353		$	1,581		$	2,769		$	3,702

FFO per share before specified items - basic		$	(0.01	)	$	0.05		$	0.03		$	0.06		$	0.08
FFO per share before specified items - diluted		$	(0.01	)	$	0.05		$	0.03		$	0.06		$	0.08

(1)	Amount represents our 20% ownership interest in the MMO joint venture.

(2)	For the definition and discussion of FFO and FFO before specified items, see page 47.

(3)	Based on a weighted average interest in our Operating Partnership of approximately 87.8% for all periods presented.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Adjusted Funds from Operations (1)

(unaudited and in thousands)

		For the Three Months Ended
		June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009

FFO		$	(28,712	)	$	40,497		$	(302,322	)	$	(13,327	)	$	(386,968	)
Add:	Non-real estate depreciation		76			76			86			84			84
	Straight line ground lease expense		512			511			512			511			511
	Amortization of deferred financing costs		1,391			1,473			1,726			1,901			1,955
	Unrealized loss on forward-starting
	interest rate swap		–			–			–			–			(15,255	)
	Realized loss on forward-starting
	interest rate swap		–			–			–			–			11,340
	Default interest accrued on Properties in Default		10,541			10,363			9,342			4,561			–
	Writeoff of deferred financing costs related to
	Properties in Default		–			562			2,769			–			–
	Non-cash stock compensation		927			945			1,218			1,182			1,539
	Impairment of long-lived assets		17,447			–			290,266			10,131			384,673
	Impairment of long-lived assets -
	unconsolidated joint venture (2)		–			–			–			–			10,050
	Loss from early extinguishment of debt		106			379			314			263			377

Deduct:	Gain on settlement of debt		–			49,121			–			–			–
	Straight line rent		1,029			2,761			4,148			3,758			5,023
	Fair value lease revenue		3,820			4,579			4,406			4,532			5,900
	Capitalized payments (3)		2,856			3,318			3,435			4,196			3,550
	Non-recoverable capital expenditures		77			199			338			614			923
	Recoverable capital expenditures		607			810			588			390			320
	Hotel improvements, equipment
	upgrades and replacements		57			68			577			62			251
	2nd generation tenant improvements and
	leasing commissions (4), (5)		1,032			1,353			1,290			1,348			1,664
	MMO joint venture AFFO adjustments (2)		584			723			925			439			1,294

Adjusted funds from operations (AFFO)		$	(7,774	)	$	(8,126	)	$	(11,796	)	$	(10,033	)	$	(10,619	)

(1)	For the definition and computation method of AFFO, see page 48. For a quantitative reconciliation of the differences between AFFO and cash flows from operating activities, see page 18.

(2)	Amount represents our 20% ownership interest in the MMO joint venture.

(3)	Includes capital lease principal payments, regular principal payments required to service our debt, capitalized leasing and development payroll, and capitalized interest.

(4)	Excludes 1st generation tenant improvements and leasing commissions of $1.6 million, $1.2 million, $3.8 million, $5.4 million and $4.9 million for the three months ended June 30 and March 31, 2010 and December 31, September 30 and June 30, 2009, respectively.

(5)

Excludes tenant improvements and leasing commissions paid using cash reserves that were funded through loan proceeds upon acquisition or debt refinancing of $0.3 million, $1.0 million, $0.3 million, $0.2 million and $0.7 million for the three months ended June 30 and March 31, 2010 and December 31, September 30 and June 30, 2009, respectively.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Adjusted Funds from Operations Related to Properties in Default (1)

(unaudited and in thousands)

		For the Three Months Ended
		June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009

FFO		$	(13,335	)	$	(11,786	)	$	(15,823	)	$	(6,455	)
Add:	Amortization of deferred financing costs		-			-			166			166
	Writeoff of deferred financing costs		-			562			2,769			–
	Default interest accrued		10,541			10,363			9,342			4,561
	Impairment of long-lived assets		-			-			2,094			–

Deduct:	Straight line rent		59			1,987			1,998			1,035
	Fair value lease revenue		1,209			1,361			1,500			1,491
	Capitalized payments (2)		340			365			5			326
	Non-recoverable capital expenditures		21			–			1			1
	Recoverable capital expenditures		–			–			–			32
	2nd generation tenant improvements and leasing commissions		–			7			86			5

Adjusted funds from operations related to Properties in Default		$	(4,423	)	$	(4,581	)	$	(5,042	)	$	(4,618	)

(1)	Properties in Default include the following: Stadium Towers Plaza, Park Place II, 2600 Michelson, Pacific Arts Plaza, 550 South Hope and 500 Orange Tower. As of June 30, 2010, the mortgage loans on these properties were in default. On July 9, 2010, we disposed of Park Place II.

(2)	Includes regular principal payments related to the Park Place II mortgage loan.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Reconciliation of Earnings before Interest, Taxes and Depreciation and Amortization (1) and Adjusted Funds from Operations (2)

(unaudited and in thousands)

	For the Three Months Ended
	June 30, 2010			March 31, 2010			December 31, 2009			September 30, 2009			June 30, 2009
Reconciliation of net (loss) income to earnings before interest, taxes and depreciation and amortization (EBITDA):

Net (loss) income	$	(56,176	)	$	25,930		$	(335,919	)	$	(48,580	)	$	(428,608	)
Add: Interest expense (3)		67,745			70,010			74,744			68,918			62,528
Company share of interest expense included in unconsolidated joint venture		2,166			2,145			2,195			2,196			2,174
Depreciation and amortization (4)		31,645			35,064			37,272			39,122			46,267
Company share of depreciation and amortization included in unconsolidated joint venture		1,913			1,898			2,251			2,141			2,008
Deduct: Unallocated losses from
unconsolidated joint venture		1,252			962			1,074			1,160			1,785

EBITDA	$	46,041		$	134,085		$	(220,531	)	$	62,637		$	(317,416	)

EBITDA	$	46,041		$	134,085		$	(220,531	)	$	62,637		$	(317,416	)
Add: Loss from early
extinguishment of debt		106			379			314			263			377
Severance-related charges		–			–			–			1,526			–
1733 Ocean lease termination charge		–			–			1,432			–			–
Impairment of long-lived assets		17,447			–			290,266			10,131			384,673
Company share of impairment of long-lived assets included in unconsolidated joint venture		–			–			–			–			10,050
Deduct: Gain on settlement of debt		–			49,121			–			–			–
Gain on sale of real estate		–			16,591			–			–			–

Adjusted EBITDA	$	63,594		$	68,752		$	71,481		$	74,557		$	77,684


Reconciliation of cash flows from operating activities to adjusted funds from operations (AFFO):

Cash flows from operating activities	$	10,966		$	436		$	4,456		$	11,029		$	(248	)
Changes in other assets and liabilities		(16,967	)		(6,132	)		(13,459	)		(18,648	)		(7,213	)
Non-recoverable capital expenditures		(77	)		(199	)		(338	)		(614	)		(923	)
Recoverable capital expenditures		(607	)		(810	)		(588	)		(390	)		(320	)
Hotel improvements, equipment upgrades and replacements		(57	)		(68	)		(577	)		(62	)		(251	)
2nd generation tenant improvements and leasing commissions (5), (6)		(1,032	)		(1,353	)		(1,290	)		(1,348	)		(1,664	)

AFFO	$	(7,774	)	$	(8,126	)	$	(11,796	)	$	(10,033	)	$	(10,619	)

(1)	For the definition and discussion of EBITDA and Adjusted EBITDA, see page 49.

(2)	For the definition and discussion of AFFO, see page 48.

(3)	Includes interest expense of $0.9 million, $3.6 million, $5.9 million, $7.2 million and $10.1 million for the three months ended June 30 and March 31, 2010 and December 31, September 30, and June 30, 2009, respectively, related to discontinued operations.

(4)	Includes depreciation and amortization of $0.1 million, $1.5 million, $4.2 million, $5.8 million and $8.2 million for the three months ended June 30 and March 31, 2010 and December 31, September 30 and June 30, 2009, respectively, related to discontinued operations.

(5)	Excludes 1st generation tenant improvements and leasing commissions of $1.6 million, $1.2 million, $3.8 million, $5.4 million and $4.9 million for the three months ended June 30 and March 31, 2010 and December 31, September 30 and June 30, 2009, respectively.

(6)

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Capital Structure

Debt
(in thousands)
			Balance as of
			June 30, 2010

Mortgage and other loans			$	3,992,724
Company share of MMO joint venture debt				160,510
Total combined debt			$	4,153,234

Equity
(in thousands)


	Shares Outstanding		Total Liquidation Preference

Preferred stock		10,000	$	250,000

	Shares & Units Outstanding		Market Value (1)

Common stock		48,076	$	140,863
Noncontrolling common units of our Operating Partnership		6,610		19,366
Total common equity		54,686	$	160,229

Total consolidated market capitalization			$	4,402,953

Total combined market capitalization (2)			$	4,563,463

__________
(1)	Value based on the NYSE closing price of $2.93 on June 30, 2010.
(2)	Includes our share of Maguire Macquarie Office ("MMO") joint venture debt.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Debt Summary

(in thousands, except percentages)

	Maturity Date	Principal Amount as of June 30, 2010			% of Debt			Interest Rate as of June 30, 2010 (1)
Floating-Rate Debt

Unsecured term loan (2)	May 1, 2011	$	15,000			0.38	%		4.10	%
207 Goode construction loan (3)	August 1, 2010		13,151			0.33	%		2.15	%

Variable-Rate Mortgage Loans:
Plaza Las Fuentes (4)	September 29, 2010		90,600			2.27	%		3.60	%
Brea Corporate Place (5)	May 1, 2011		70,468			1.76	%		2.30	%
Brea Financial Commons (5)	May 1, 2011		38,532			0.96	%		2.30	%
Total variable-rate mortgage loans			199,600			4.99	%		2.89	%

Variable-Rate Swapped to Fixed-Rate Loans:
KPMG Tower (6)	October 9, 2012		400,000			10.00	%		7.16	%
207 Goode (3)	August 1, 2010		25,000			0.63	%		7.36	%
Total variable-rate swapped to fixed-rate loans			425,000			10.63	%		7.18	%

Total floating-rate debt			652,751			16.33	%		5.69	%

Fixed-Rate Debt
Wells Fargo Tower	April 6, 2017		550,000			13.75	%		5.68	%
Two California Plaza	May 6, 2017		470,000			11.75	%		5.50	%
Gas Company Tower	August 11, 2016		458,000			11.46	%		5.10	%
777 Tower	November 1, 2013		273,000			6.83	%		5.84	%
US Bank Tower	July 1, 2013		260,000			6.50	%		4.66	%
City Tower	May 10, 2017		140,000			3.50	%		5.85	%
Glendale Center	August 11, 2016		125,000			3.13	%		5.82	%
801 North Brand	April 6, 2015		75,540			1.89	%		5.73	%
The City - 3800 Chapman	May 6, 2017		44,370			1.11	%		5.93	%
701 North Brand	October 1, 2016		33,750			0.84	%		5.87	%
700 North Central	April 6, 2015		27,460			0.69	%		5.73	%

Total fixed-rate debt			2,457,120			61.45	%		5.47	%

Total debt, excluding Properties in Default			3,109,871			77.78	%		5.52	%

Properties in Default
Pacific Arts Plaza (7)	April 1, 2012		270,000			6.76	%		9.15	%
550 South Hope Street (8)	May 6, 2017		200,000			5.00	%		10.67	%
500 Orange Tower (9)	May 6, 2017		110,000			2.75	%		10.88	%
2600 Michelson (10)	May 10, 2017		110,000			2.75	%		10.69	%
Stadium Towers Plaza (11)	May 11, 2017		100,000			2.50	%		10.78	%
Park Place II (12)	March 11, 2012		98,274			2.46	%		10.39	%

Total Properties in Default			888,274			22.22	%		10.22	%

Total consolidated debt			3,998,145			100.00	%		6.56	%

Debt discount			(5,421	)

Total consolidated debt, net		$	3,992,724

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Debt Summary (continued)

__________

(1)	The June 30, 2010 one-month LIBOR rate of 0.35% was used to calculate interest on the variable-rate loans.

(2)	This loan bears interest at a variable rate of LIBOR plus 3.75%.

(3)	This loan bears interest at LIBOR plus 1.80%. We have entered into an interest rate swap agreement to hedge this loan up to $25.0 million, which effectively fixes the LIBOR rate at 5.564%. This loan matured on August 1, 2010. Management expects that this loan will be settled in a non-cash manner.

(4)

As required by the loan agreement, we have entered into an interest rate cap agreement that limits the LIBOR portion of the interest rate to 4.75% during the loan term, excluding extension periods. Three one-year extensions are available at our option, subject to certain conditions, some of which we may be unable to fulfill.

(5)

As required by the loan agreement, we have entered into an interest rate cap agreement that limits the LIBOR portion of the interest rate to 6.50% during the loan term, excluding extension periods. A one-year extension is available at our option, subject to certain conditions, some of which we may be unable to fulfill.

(6)	This loan bears interest at a rate of LIBOR plus 1.60%. We have entered into an interest rate swap agreement to hedge this loan, which effectively fixes the LIBOR rate at 5.564%.

(7)

Our special purpose property-owning subsidiary that owns the Pacific Arts Plaza property failed to make the debt service payments under this loan that were due beginning on September 1, 2009 and continuing through and including August 1, 2010. The interest rate shown for this loan is the default rate as defined in the loan agreement.

(8)

Our special purpose property-owning subsidiary that owns the 550 South Hope property failed to make the debt service payments under this loan that were due beginning on August 6, 2009 and continuing through and including August 6, 2010. The interest rate shown for this loan is the default rate as defined in the loan agreement.

(9)	Our special purpose property-owning subsidiary that owns the 500 Orange Tower property failed to make the debt service payments under this loan that were due beginning on January 6, 2010 and continuing through and including August 6, 2010.

(10)

Our special purpose property-owning subsidiary that owns the 2600 Michelson property failed to make the debt service payments under this loan that were due beginning on August 11, 2009 and continuing through and including July 11, 2010. The interest rate shown for this loan is the default rate as defined in the loan agreement.

(11)

Our special purpose property-owning subsidiary that owns the Stadium Towers Plaza property failed to make the debt service payments under this loan that were due beginning on August 11, 2009 and continuing through and including July 11, 2010. The interest rate shown for this loan is the default rate as defined in the loan agreement.

(12)

Our special purpose property-owning subsidiary that owns the Park Place II property failed to make the debt service payments under this loan that were due beginning on August 11, 2009 and continuing through and including July 9, 2010. The interest rate shown for this loan is the default rate as defined in the loan agreement. This property was disposed of on July 9, 2010.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

MMO Joint Venture Debt Summary

(in thousands, except percentages)

	Maturity Date	Principal Amount as of June 30, 2010		% of Debt			Interest Rate as of June 30, 2010

Fixed-Rate Debt
Wells Fargo Center (Denver, CO)	April 6, 2015	$	276,000		34.47	%		5.26	%
One California Plaza	December 1, 2010		138,646		17.32	%		4.73	%
San Diego Tech Center	April 11, 2015		133,000		16.61	%		5.70	%
Quintana Campus (1)	December 11, 2011		106,000		13.24	%		5.07	%
Cerritos Corporate Center	February 1, 2016		95,000		11.87	%		5.54	%
Stadium Gateway	February 1, 2016		52,000		6.49	%		5.66	%
Total fixed-rate debt			800,646		100.00	%		5.27	%

Debt premium, net of discount			1,905
Total joint venture debt, net		$	802,551

Our portion of joint venture debt (2)		$	160,510

__________

(1)	The MMO joint venture defaulted on its Quintana mortgage loan by failing to make its required debt service payments. This property was placed in receivership in November 2009.

(2)	We own 20% of the MMO joint venture.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Debt Maturities

(in thousands, except percentages)

	2010			2011			2012			2013			2014		Thereafter			Total
Floating-Rate Debt

Unsecured term loan	$	–		$	15,000		$	–		$	–		$	–	$	–		$	15,000
207 Goode construction loan (1)		13,151			–			–			–			–		–			13,151

Variable-Rate Mortgage Loans:
Plaza Las Fuentes (2)		90,600			–			–			–			–		–			90,600
Brea Corporate Place (3)		–			70,468			–			–			–		–			70,468
Brea Financial Commons (3)		–			38,532			–			–			–		–			38,532

Total variable-rate mortgage loans		90,600			109,000			–			–			–		–			199,600

Variable-Rate Swapped to Fixed-Rate Loans:
KPMG Tower		–			–			400,000			–			–		–			400,000
207 Goode (1)		25,000			–			–			–			–		–			25,000

Total variable-rate swapped to fixed-rate loans		25,000			–			400,000			–			–		–			425,000

Total floating-rate debt		128,751			124,000			400,000			–			–		–			652,751

Fixed-Rate Debt
Wells Fargo Tower		–			–			–			–			–		550,000			550,000
Two California Plaza		–			–			–			–			–		470,000			470,000
Gas Company Tower		–			–			–			–			–		458,000			458,000
777 Tower		–			–			–			273,000			–		–			273,000
US Bank Tower		–			–			–			260,000			–		–			260,000
City Tower		–			–			–			–			–		140,000			140,000
Glendale Center		–			–			–			–			–		125,000			125,000
801 North Brand		–			–			–			–			–		75,540			75,540
The City - 3800 Chapman		–			–			–			–			–		44,370			44,370
701 North Brand		–			–			–			–			–		33,750			33,750
700 North Central		–			–			–			–			–		27,460			27,460

Total fixed-rate debt		–			–			–			533,000			–		1,924,120			2,457,120

Total debt, excluding Properties in Default		128,751			124,000			400,000			533,000			–		1,924,120			3,109,871

Debt discount		–			–			–			(2,184	)		–		(3,237	)		(5,421	)
Total debt, excluding Properties in Default, net		128,751			124,000			400,000			530,816			–		1,920,883			3,104,450

Properties in Default (4)
Pacific Arts Plaza		–			–			270,000			–			–		–			270,000
550 South Hope Street		–			–			–			–			–		200,000			200,000
500 Orange Tower		–			–			–			–			–		110,000			110,000
2600 Michelson		–			–			–			–			–		110,000			110,000
Stadium Towers Plaza		–			–			–			–			–		100,000			100,000
Park Place II (5)		1,538			1,266			95,470			–			–		–			98,274

Total Properties in Default		1,538			1,266			365,470			–			–		520,000			888,274

Total consolidated debt, net	$	130,289		$	125,266		$	765,470		$	530,816		$	–	$	2,440,883		$	3,992,724

Weighted average interest rate, excluding
Properties in Default		4.18	%		2.52	%		7.16	%		5.27	%		–		5.53	%		5.52	%
Weighted average interest rate, Properties in Default		10.39	%		10.39	%		9.48	%		–			–		10.74	%		10.22	%
Weighted average interest rate, consolidated		4.25	%		2.60	%		8.27	%		5.27	%		–		6.64	%		6.56	%

__________

(1)	This loan matured on August 1, 2010. Management expects that this loan will be settled in a non-cash manner.

(2)	Three one-year extensions are available at our option, subject to certain conditions, some of which we may be unable to fulfill.

(3)	A one-year extension is available at our option, subject to certain conditions, some of which we may be unable to fulfill.

(4)

Amounts shown in the table above for Properties in Default reflect contractual maturity dates per the loan agreements. The actual settlement dates for these loans will depend upon when the properties are disposed of either by the Company or the special servicers, as applicable. Management does not intend to settle these amounts with unrestricted cash. We expect that these amounts will be settled in a non-cash manner at the time of disposition.

(5)	We disposed of Park Place II on July 9, 2010. The balance due under this mortgage loan was settled in a non-cash manner upon disposition.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

MMO Joint Venture Debt Maturities

(in thousands, except percentages)


	2010			2011			2012			2013			2014			Thereafter			Total

Fixed-Rate Debt
Wells Fargo Center (Denver, CO)	$	–		$	–		$	–		$	–		$	–		$	276,000		$	276,000
One California Plaza		138,646			–			–			–			–			–			138,646
San Diego Tech Center		–			–			–			–			–			133,000			133,000
Quintana Campus (1)		–			106,000			–			–			–			–			106,000
Cerritos Corporate Center		–			1,054			1,330			1,406			1,486			89,724			95,000
Stadium Gateway		–			–			–			–			–			52,000			52,000
		138,646			107,054			1,330			1,406			1,486			550,724			800,646

Debt premium, net of discount		(170	)		(43	)		–			–			–			2,118			1,905

Total joint venture debt, net	$	138,476		$	107,011		$	1,330		$	1,406		$	1,486		$	552,842		$	802,551

Weighted average interest rate		4.73	%		5.07	%		5.54	%		5.54	%		5.54	%		5.45	%		5.27	%

__________

(1)

The MMO joint venture defaulted on its Quintana mortgage loan by failing to make its required debt service payments. This property is currently in receivership. The maturity date shown above reflects the contractual maturity date per the loan agreement. The actual settlement date for this loan will depend upon when the property is disposed of by the special servicer.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Data

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Same Store Analysis

(unaudited and in thousands, except percentages)

	For the Three Months Ended June 30, (1)									For the Six Months Ended June 30, (1)
	2010			2009			% Change			2010			2009			% Change
Total Same Store Portfolio
Number of properties		15			15						15			15
Square feet as of June 30		9,831,593			9,807,905						9,831,593			9,807,905
Percentage of wholly-owned Office Portfolio		100.0	%		100.0	%					100.0	%		100.0	%
Weighted average leased percentage (2)		83.8	%		85.0	%					84.1	%		85.9	%

GAAP
Breakdown of Net Operating Income:
Operating revenue	$	84,987		$	88,742			(4.2	)%	$	172,278		$	176,915			(2.6	)%
Operating expenses		29,266			30,755			(4.8	)%		58,893			61,795			(4.7	)%
Other expense		1,264			1,264			–			2,528			2,528			–
Net operating income	$	54,457		$	56,723			(4.0	)%	$	110,857		$	112,592			(1.5	)%

CASH BASIS
Breakdown of Net Operating Income:
Operating revenue	$	81,696		$	83,475			(2.1	)%	$	165,942		$	167,633			(1.0	)%
Operating expenses		29,266			30,755			(4.8	)%		58,893			61,795			(4.7	)%
Other expense		743			743			–			1,486			1,486			–
Net operating income	$	51,687		$	51,977			(0.6	)%	$	105,563		$	104,352			1.2	%

__________

(1)	Properties included in the Same Store analysis are the properties in our Office Portfolio, with the exception of the Properties in Default and our joint venture properties.

(2)	Represents weighted average leased amounts for the Same Store Portfolio.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Overview

Property by Submarket						Ownership		Square Feet							Leased % and In-Place Rents
Property	Number of Buildings		Number of Tenants		Year Built / Renovated	%		Net Building Rentable		Effective (1)		% of Net Rentable			% Leased			Total Annualized Rents (2)		Effective Annualized Rents (2)		Annualized Rent $/RSF (3)

Office Properties
Los Angeles County
Los Angeles Central Business District:
Gas Company Tower		1		17	1991	100	%		1,323,651		1,323,651		9.95	%		92.5	%	$	35,321,626	$	35,321,626	$	28.86
US Bank Tower		1		49	1989	100	%		1,431,808		1,431,808		10.77	%		54.3	%		17,884,651		17,884,651		23.02
Wells Fargo Tower		2		56	1982	100	%		1,397,005		1,397,005		10.51	%		94.3	%		28,258,173		28,258,173		21.44
Two California Plaza		1		60	1992	100	%		1,327,794		1,327,794		9.98	%		83.9	%		22,793,586		22,793,586		20.46
KPMG Tower		1		19	1983	100	%		1,143,647		1,143,647		8.60	%		93.8	%		25,094,173		25,094,173	��	23.38
777 Tower		1		33	1991	100	%		1,012,301		1,012,301		7.61	%		75.3	%		16,711,223		16,711,223		21.93
One California Plaza		1		26	1985	20	%		1,009,645		201,929		7.59	%		76.5	%		16,616,872		3,323,374		21.51
Total LACBD Submarket		8		260					8,645,851		7,838,135		65.01	%		81.4	%		162,680,304		149,386,806		23.11

Tri-Cities Submarket:
Glendale Center		2		4	1973/1996	100	%		387,545		387,545		2.91	%		100.0	%		8,823,621		8,823,621		22.77
801 North Brand		1		27	1987	100	%		282,788		282,788		2.13	%		81.7	%		4,714,942		4,714,942		20.42
701 North Brand		1		13	1978	100	%		131,129		131,129		0.99	%		97.2	%		2,246,935		2,246,935		17.64
700 North Central		1		13	1979	100	%		134,168		134,168		1.01	%		73.4	%		1,684,926		1,684,926		17.10
Plaza Las Fuentes		3		9	1989	100	%		192,958		192,958		1.45	%		100.0	%		5,265,597		5,265,597		27.29
Total Tri-Cities Submarket		8		66					1,128,588		1,128,588		8.49	%		91.9	%		22,736,021		22,736,021		21.92

Cerritos Office Submarket:
Cerritos - Phase I		1		1	1999	20	%		221,968		44,394		1.67	%		100.0	%		6,317,209		1,263,442		28.46
Cerritos - Phase II		1		–	2001	20	%		104,567		20,913		0.79	%		100.0	%		2,482,421		496,484		23.74
Total Cerritos Submarket		2		1					326,535		65,307		2.46	%		100.0	%		8,799,630		1,759,926		26.95

Total Los Angeles County		18		327					10,100,974		9,032,030		75.96	%		83.2	%	$	194,215,955	$	173,882,753	$	23.11

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Overview (continued)

Property by Submarket						Ownership		Square Feet							Leased % and In-Place Rents
Property	Number of Buildings		Number of Tenants		Year Built / Renovated	%		Net Building Rentable		Effective (1)		% of Net Rentable			% Leased			Total Annualized Rents (2)		Effective Annualized Rents (2)		Annualized Rent $/RSF (3)

Office Properties
Orange County
Central Orange Submarket:
3800 Chapman		1		2	1984	100	%		158,767		158,767		1.19	%		75.9	%	$	2,642,465	$	2,642,465	$	21.94
City Tower		1		22	1988	100	%		412,543		412,543		3.10	%		80.0	%		7,267,806		7,267,806		22.03
Stadium Gateway		1		8	2001	20	%		272,826		54,565		2.06	%		88.0	%		5,047,156		1,009,431		21.03
Total Central Orange Submarket		3		32					844,136		625,875		6.35	%		81.8	%		14,957,427		10,919,702		21.67

Other:
Brea Corporate Place		2		20	1987	100	%		329,949		329,949		2.48	%		71.6	%		3,651,777		3,651,777		15.45
Brea Financial Commons		3		2	1987	100	%		165,540		165,540		1.24	%		90.7	%		2,960,847		2,960,847		19.73
Total Other		5		22					495,489		495,489		3.72	%		78.0	%		6,612,624		6,612,624		17.11

Total Orange County		8		54					1,339,625		1,121,364		10.07	%		80.4	%	$	21,570,051	$	17,532,326	$	20.03

Office Properties
San Diego County

Sorrento Mesa Submarket:
San Diego Tech Center		11		25	1984/1986	20	%		646,114		129,223		4.86	%		79.3	%	$	11,231,782	$	2,246,356	$	21.93
Total San Diego County		11		25					646,114		129,223		4.86	%		79.3	%	$	11,231,782	$	2,246,356	$	21.93

Other
Denver, CO - Downtown Submarket:
Wells Fargo Center - Denver		1		39	1983	20	%		1,211,746		242,349		9.11	%		92.4	%	$	22,500,961	$	4,500,193	$	20.09
Total Other		1		39					1,211,746		242,349		9.11	%		92.4	%		22,500,961		4,500,193		20.09


Total Office Properties		38		445					13,298,459		10,524,966		100.00	%		83.6	%	$	249,518,749	$	198,161,628	$	22.45
Effective Office Properties									10,524,966							83.0	%					$	22.68

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Overview (continued)

Property by Submarket						Ownership		Square Feet						Leased % and In-Place Rents
Property	Number of Buildings		Number of Tenants		Year Built / Renovated	%		Net Building Rentable		Effective (1)		% of Net Rentable		% Leased			Total Annualized Rents (2)		Effective Annualized Rents (2)		Annualized Rent $/RSF (3)

Properties in Default
550 South Hope Street		1		35	1991	100	%		565,738		565,738				80.7	%	$	8,548,331	$	8,548,331	$	18.73
2600 Michelson		1		23	1986	100	%		309,659		309,659				72.2	%		4,392,715		4,392,715		19.66
Stadium Towers Plaza		1		20	1988	100	%		258,358		258,358				45.0	%		2,390,314		2,390,314		20.54
500 Orange Tower		3		31	1987	100	%		335,507		335,507				67.2	%		4,157,345		4,157,345		18.43
Park Place Office (3121) (4)		1		6	1977/2002	100	%		150,585		150,585				79.5	%		1,542,658		1,542,658		12.89
Park Place II (Retail - The Shops) (4)		8		23	1981	100	%		122,533		122,533				88.1	%		3,302,552		3,302,552		30.57
Pacific Arts Plaza		8		39	1982	100	%		787,016		787,016				74.2	%		13,487,171		13,487,171		23.09
Quintana Campus		4		2	1989/2004	20	%		414,595		82,919				31.2	%		2,157,809		431,562		16.66
Total Properties in Default		27		179					2,943,991		2,612,315				71.2	%	$	39,978,895	$	38,252,648	$	20.37

Total Office and Properties in Default									16,242,450		13,137,281				80.5	%
Effective Office and Properties in Default									13,137,281						80.7	%


								SQFT		Effective SQFT		Number of Rooms
Westin Hotel, Pasadena, CA						100	%		266,000		266,000		350
Total Hotel Property									266,000		266,000		350

Total Office, Properties in Default and Hotel Properties									16,508,450		13,403,281


Parking Properties								SQFT		Effective SQFT		Vehicle Capacity		Effective Vehicle Capacity			Annualized Parking Revenue (5)		Effective Annualized Parking Revenue (6)		Effective Annualized Parking Revenue per Vehicle Capacity (7)
On-Site Parking									5,932,967		4,440,609		17,381		12,933		$	35,245,205	$	30,212,489	$	2,336
Off-Site Garages									1,714,435		1,714,435		5,729		5,729			10,881,452		10,881,452		1,899
Properties in Default									2,727,880		2,403,240		9,973		8,543			5,459,007		5,459,007		639
Total Parking Properties									10,375,282		8,558,284		33,083		27,205		$	51,585,664	$	46,552,948		1,711

Total Office, Properties in Default, Hotel and Parking Properties									26,883,732		21,961,565

__________

(1)	Includes 100% of our consolidated portfolio and 20% of our MMO joint venture portfolio.

(2)

Annualized rent represents the annualized monthly contractual rent under existing leases as of June 30, 2010. This amount reflects total base rent before any one-time or non-recurring rent abatements but after annually recurring rent credits and is shown on a net basis; thus, for any tenant under a partial gross lease, the expense stop, or under a fully gross lease, the current year operating expenses (which may be estimates as of such date), are subtracted from gross rent.

(3)	Annualized rent per rentable square foot represents annualized rent as computed above, divided by the total square footage under lease as of the same date.

(4)	Park Place II was disposed of on July 9, 2010.

(5)	Annualized parking revenue represents the annualized quarterly parking revenue as of June 30, 2010.

(6)	Effective annualized parking revenue represents the annualized quarterly parking revenue as of June 30, 2010 adjusted to include 100% of our consolidated portfolio and 20% of our MMO joint venture portfolio.

(7)	Effective annualized parking revenue per vehicle capacity represents the effective annualized parking revenue divided by the effective vehicle capacity.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Geographic Distribution (Excluding Properties in Default) (1)

(1)	The Portfolio Geographic Distribution is based on effective net rentable square feet for our Office Properties and includes our pro-rata share of the MMO joint venture.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Overview – Leased Rates and Weighted Average Remaining Lease Term

		Weighted
		Average
	Ownership	Remaining
	Interest	Lease Term	% Leased
	( % )	(in years)	Q2 2010	Q1 2010	Q4 2009	Q3 2009	Q2 2009
Office Properties
Gas Company Tower	100%	4.7	92.5%	92.5%	92.5%	92.5%	92.4%
US Bank Tower	100%	5.1	54.3%	62.2%	62.2%	61.7%	62.6%
Wells Fargo Tower	100%	4.5	94.3%	94.1%	94.5%	94.6%	93.6%
KPMG Tower	100%	7.8	93.8%	93.9%	94.0%	93.8%	93.8%
777 Tower	100%	5.0	75.3%	75.6%	92.0%	92.0%	92.0%
One California Plaza	20%	5.1	76.5%	76.2%	76.5%	76.9%	76.7%
Glendale Center	100%	1.8	100.0%	100.0%	100.0%	100.0%	100.0%
801 North Brand	100%	2.3	81.7%	81.4%	82.3%	82.8%	83.9%
701 North Brand	100%	4.1	97.2%	97.2%	97.2%	97.2%	97.2%
700 North Central	100%	3.2	73.4%	75.5%	75.5%	75.5%	75.5%
Plaza Las Fuentes	100%	7.7	100.0%	100.0%	100.0%	100.0%	100.0%
Cerritos - Phase I	20%	4.3	100.0%	100.0%	100.0%	100.0%	100.0%
Cerritos - Phase II	20%	0.9	100.0%	100.0%	100.0%	100.0%	100.0%
Stadium Gateway	20%	4.1	88.0%	88.0%	88.0%	89.5%	87.6%
San Diego Tech Center	20%	3.1	79.3%	80.0%	79.7%	93.8%	93.7%
Wells Fargo Center - Denver	20%	7.0	92.4%	91.7%	92.2%	92.2%	94.0%
Two California Plaza	100%	4.7	83.9%	83.8%	84.3%	83.5%	83.7%
3800 Chapman	100%	4.9	75.9%	75.9%	75.9%	75.9%	63.4%
City Tower	100%	2.4	80.0%	79.8%	82.2%	82.6%	81.8%
Brea Corporate Place	100%	3.0	71.6%	71.6%	64.1%	56.3%	55.7%
Brea Financial Commons	100%	3.8	90.7%	90.7%	90.7%	90.7%	90.7%

Total Office Properties		4.9	83.6%	84.4%	85.7%	86.2%	86.1%

Effective Office Properties (1)		4.8	83.0%	84.1%	85.7%	85.5%	85.3%


Properties in Default
550 South Hope Street	100%	5.5	80.7%	82.7%	83.0%	87.3%	87.3%
Park Place II (2)	100%	6.7	83.4%	83.4%	83.4%	83.4%	82.8%
2600 Michelson	100%	3.5	72.2%	67.5%	67.7%	68.1%	72.5%
500 Orange Tower	100%	4.5	67.2%	67.9%	69.9%	69.8%	68.6%
Stadium Towers Plaza	100%	2.5	45.0%	48.9%	57.4%	57.4%	59.7%
Pacific Arts Plaza	100%	4.9	74.2%	73.8%	78.3%	77.8%	77.8%
Quintana Campus	20%	2.2	31.2%	31.2%	39.6%	39.6%	39.6%

Total Properties in Default		4.7	71.2%	72.8%	74.2%	75.0%	75.6%

Total Office Properties and
Properties in Default		4.9	80.5%	81.4%	82.9%	83.4%	83.5%

Total Effective Office Properties
and Properties in Default		4.8	80.7%	81.9%	83.4%	83.4%	83.4%
__________
(1) Includes 100% of our consolidated portfolio and 20% of our MMO joint venture portfolio.
(2) Park Place II was disposed of on July 9, 2010.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Major Tenants — Office Properties (Excluding Properties in Default)

	Tenant	Number of Locations	Annualized Rent (1)	% of Total Annualized Rent	Total Leased Square Feet	% of Aggregate Leased Square Feet of Effective Portfolio	Weighted Average Remaining Lease Term in Months	S & P Credit Rating / National Recognition (2)
	Rated
1	Southern California Gas Company	1	$ 21,283,883	10.7%	576,516	6.6%	16	A
2	Wells Fargo Bank (3)	2	6,669,920	3.4%	385,759	4.4%	52	AA-
3	Bank of America (3)	5	5,666,264	2.9%	258,461	3.0%	26	A+
4	AT&T (3)	4	4,467,553	2.3%	180,349	2.1%	34	A
5	US Bank, National Association	2	3,915,014	2.0%	157,488	1.8%	59	AA-
6	Disney Enterprises	1	3,706,960	1.9%	156,215	1.8%	12	A
7	Home Depot	1	2,327,207	1.2%	99,706	1.1%	35	BBB+
8	St. Paul Fire and Marine	1	2,320,623	1.2%	76,860	0.9%	34	AA-
9	FNMA (Fannie Mae)	1	2,295,250	1.2%	61,655	0.7%	92	AAA
10	American Home Assurance	1	2,216,772	1.1%	124,125	1.4%	38	A+

	Total Rated / Weighted Average (3), (4)		54,869,446	27.9%	2,077,134	23.8%	34

	Total Investment Grade Tenants (3)		$76,115,053	38.4%	3,093,695	35.4%

	Nationally Recognized
11	Latham & Watkins LLP	2	9,180,744	4.6%	397,991	4.6%	149	3rd Largest US Law Firm
12	Gibson, Dunn & Crutcher LLP	1	6,464,056	3.3%	268,268	3.1%	89	14th Largest US Law Firm
13	Deloitte & Touche LLP	1	5,986,645	3.0%	342,094	3.9%	57	Largest US Accounting Firm
14	Marsh USA, Inc.	1	4,319,801	2.2%	210,722	2.4%	94	World's Largest Insurance Broker
15	Morrison & Foerster LLP	1	3,885,728	2.0%	138,776	1.6%	39	21st Largest US Law Firm
16	Munger, Tolles & Olson LLP	1	3,786,763	1.9%	165,019	1.9%	140	132nd Largest US Law Firm
17	Sidley Austin LLP	1	3,747,128	1.9%	192,457	2.2%	162	6th Largest US Law Firm
18	KPMG LLP	1	3,662,464	1.8%	175,971	2.0%	48	4th Largest US Accounting Firm
19	PricewaterhouseCoopers LLP	1	2,990,625	1.5%	160,784	1.8%	35	3rd Largest US Accounting Firm
20	Bingham McCutchen LLP	1	2,442,677	1.2%	104,712	1.2%	31	24th Largest US Law Firm

	Total Nationally Recognized / Weighted Average (3), (4)		46,466,631	23.4%	2,156,794	24.7%	92

	Total Nationally Recognized Tenants (3)		81,239,786	41.0%	3,737,528	42.8%

	Total / Weighted Average (3), (4)		$101,336,077	51.3%	4,233,928	48.5%	64

	Total Investment Grade or Nationally Recognized Tenants (3)		$157,354,839	79.4%	6,831,223	78.2%
___________

(1)	Annualized base rent is calculated as monthly contractual base rent under existing leases as of June 30, 2010, multiplied by 12. For those leases where rent has not yet commenced, the first month in which rent is to be received is used to determine annualized base rent.

(2)	S&P credit ratings are as of June 30, 2010. Rankings of law firms are based on total gross revenue in 2009 as reported by American Lawyer Media's LAW.com.

(3)	Includes 20% of annualized rent and leased square footage for our MMO joint venture properties.

(4)	The weighted average calculation is based on the effective net rentable square feet leased by each tenant, which reflects our pro-rata share of our MMO joint venture.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Portfolio Tenant Classification Description (Excluding Properties in Default) (1), (2)

__________

(1)	Percentages are based upon effective leased square feet.

(2)	Classifications are based on the “North American Industrial Classification System” (NAICS).

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Lease Expirations — Wholly Owned Portfolio

	Total Area in					Percentage
	Square Feet	Percentage				of Total				Rent per
	Covered by	of Aggregate		Annualized		Annualized		Current Rent		Square Foot
Year	Expiring Leases	Square Feet		Rent		Rent		per Square Foot (1)		at Expiration (2)

Available	2,385,735	19.3	%
2010	386,158	3.1	%	$	7,766,729	3.5	%	$	20.11	$	20.31
2011	1,759,150	14.2	%		47,069,653	21.1	%		26.76		26.99
2012	731,838	5.9	%		16,870,116	7.5	%		23.05		24.45
2013	2,114,161	17.1	%		45,749,276	20.5	%		21.64		23.50
2014	791,333	6.4	%		15,369,271	6.9	%		19.42		22.39
2015	953,748	7.7	%		19,647,756	8.8	%		20.60		22.89
2016	263,591	2.1	%		5,126,501	2.3	%		19.45		23.87
2017	1,007,329	8.2	%		21,822,167	9.8	%		21.66		23.70
2018	465,193	3.8	%		10,543,748	4.7	%		22.67		28.37
2019	360,505	2.9	%		6,947,636	3.1	%		19.27		26.32
Thereafter	1,142,248	9.3	%		26,230,581	11.8	%		22.96		32.22

	12,360,989	100.0	%	$	223,143,434	100.0	%	$	22.37	$	25.40

Leases Expiring in the Next 4 Quarters:

3rd Quarter 2010	40,160	0.3	%	$	705,061	0.3	%	$	17.56	$	17.56
4th Quarter 2010 (3)	345,998	2.8	%		7,061,668	3.2	%		20.41		20.45
1st Quarter 2011	287,770	2.4	%		6,209,981	2.8	%		21.58		21.62
2nd Quarter 2011	238,223	1.9	%		5,512,396	2.4	%		23.14		23.25

	912,151	7.4	%	$	19,489,106	8.7	%	$	21.37	$	21.42

(1)	Current rent per leased square foot represents current base rent, divided by total square footage under lease as of the same date.

(2)	Rent per leased square foot at expiration represents base rent including any future rent steps, and thus represents the base rent that will be in place at lease expiration.

(3)	Includes tenants leasing on a month-to-month basis.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Lease Expirations — Wholly Owned Portfolio

Los Angeles County

	Total Area in					Percentage
	Square Feet	Percentage				of Total				Rent per
	Covered by	of Aggregate		Annualized		Annualized		Current Rent		Square Foot
Year	Expiring Leases	Square Feet		Rent		Rent		per Square Foot (1)		at Expiration (2)

Available	1,569,247	16.8	%
2010	218,036	2.3	%	$	4,491,410	2.5	%	$	20.60	$	20.62
2011	1,401,924	15.0	%		39,624,767	22.3	%		28.26		28.42
2012	628,207	6.7	%		14,201,195	8.0	%		22.61		23.89
2013	1,412,199	15.2	%		29,764,951	16.8	%		21.08		22.80
2014	534,546	5.7	%		10,909,774	6.2	%		20.41		23.35
2015	828,422	8.9	%		17,217,694	9.7	%		20.78		23.02
2016	184,367	2.0	%		4,063,525	2.3	%		22.04		26.80
2017	934,032	10.0	%		20,567,414	11.6	%		22.02		23.94
2018	410,156	4.4	%		9,643,618	5.4	%		23.51		28.80
2019	261,836	2.8	%		5,810,955	3.3	%		22.19		29.59
Thereafter	947,560	10.2	%		21,052,481	11.9	%		22.22		32.22

	9,330,532	100.0	%	$	177,347,784	100.0	%	$	22.85	$	25.85

Leases Expiring in the Next 4 Quarters:

3rd Quarter 2010	13,211	0.1	%	$	257,003	0.1	%	$	19.45	$	19.45
4th Quarter 2010 (3)	204,825	2.2	%		4,234,407	2.4	%		20.67		20.70
1st Quarter 2011	142,333	1.5	%		3,033,473	1.7	%		21.31		21.32
2nd Quarter 2011	202,855	2.2	%		4,768,897	2.7	%		23.51		23.52

	563,224	6.0	%	$	12,293,780	6.9	%	$	21.83	$	21.84

(1)	Current rent per leased square foot represents current base rent, divided by total square footage under lease as of the same date.

(2)	Rent per leased square foot at expiration represents base rent including any future rent steps, and thus represents the base rent that will be in place at lease expiration.

(3)	Includes tenants leasing on a month-to-month basis.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Lease Expirations — Wholly Owned Portfolio

Orange County

	Total Area in					Percentage
	Square Feet	Percentage				of Total				Rent per
	Covered by	of Aggregate		Annualized		Annualized		Current Rent		Square Foot
Year	Expiring Leases	Square Feet		Rent		Rent		per Square Foot (1)		at Expiration (2)

Available	816,488	26.9	%
2010	168,122	5.6	%	$	3,275,319	7.2	%	$	19.48	$	19.53
2011	357,226	11.8	%		7,444,886	16.3	%		20.84		21.38
2012	103,631	3.4	%		2,668,921	5.8	%		25.75		27.83
2013	701,962	23.2	%		15,984,324	34.9	%		22.77		24.89
2014	256,787	8.5	%		4,459,497	9.7	%		17.37		20.39
2015	125,326	4.1	%		2,430,062	5.3	%		19.39		21.97
2016	79,224	2.6	%		1,062,977	2.3	%		13.42		17.06
2017	73,297	2.4	%		1,254,754	2.7	%		17.12		20.64
2018	55,037	1.8	%		900,130	2.0	%		16.35		25.11
2019	98,669	3.3	%		1,136,681	2.5	%		11.52		17.63
Thereafter	194,688	6.4	%		5,178,099	11.3	%		26.60		32.22

	3,030,457	100.0	%	$	45,795,650	100.0	%	$	20.68	$	23.82

Leases Expiring in the Next 4 Quarters:

3rd Quarter 2010	26,949	0.9	%	$	448,058	1.0	%	$	16.63	$	16.63
4th Quarter 2010 (3)	141,173	4.7	%		2,827,261	6.2	%		20.03		20.08
1st Quarter 2011	145,437	4.8	%		3,176,508	6.9	%		21.84		21.90
2nd Quarter 2011	35,368	1.1	%		743,499	1.6	%		21.02		21.66

	348,927	11.5	%	$	7,195,326	15.7	%	$	20.62	$	20.73
__________
(1) Current rent per leased square foot represents current base rent, divided by total square footage under lease as of the same date.
(2) Rent per leased square foot at expiration represents base rent including any future rent steps, and thus represents the base rent that will be in place at lease expiration.
(3) Includes tenants leasing on a month-to-month basis.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Lease Expirations — Properties in Default (1)

	Total Area in					Percentage
	Square Feet	Percentage				of Total				Rent per
	Covered by	of Aggregate		Annualized		Annualized		Current Rent		Square Foot
Year	Expiring Leases	Square Feet		Rent		Rent		per Square Foot (2)		at Expiration (3)

Available	695,775	27.5	%
2010	94,698	3.7	%	$	1,732,840	4.6	%	$	18.30	$	18.31
2011	253,200	10.0	%		5,501,820	14.5	%		21.73		22.19
2012	121,949	4.8	%		2,821,425	7.5	%		23.14		24.81
2013	422,355	16.7	%		9,244,911	24.4	%		21.89		23.74
2014	186,829	7.4	%		3,327,537	8.8	%		17.81		20.70
2015	114,108	4.5	%		2,234,467	5.9	%		19.58		22.39
2016	60,013	2.4	%		865,138	2.3	%		14.42		15.98
2017	168,391	6.7	%		3,265,190	8.6	%		19.39		22.06
2018	78,991	3.1	%		1,608,487	4.3	%		20.36		27.01
2019	137,853	5.5	%		2,007,551	5.3	%		14.56		21.06
Thereafter	195,234	7.7	%		5,211,720	13.8	%		26.69		33.54

	2,529,396	100.0	%	$	37,821,086	100.0	%	$	20.63	$	24.16

Leases Expiring in the Next 4 Quarters:

3rd Quarter 2010	18,921	0.7	%	$	316,022	0.8	%	$	16.70	$	16.70
4th Quarter 2010 (4)	75,777	3.0	%		1,416,818	3.8	%		18.70		18.71
1st Quarter 2011	112,688	4.5	%		2,596,855	6.8	%		23.04		23.12
2nd Quarter 2011	22,903	0.9	%		476,168	1.3	%		20.79		21.27

	230,289	9.1	%	$	4,805,863	12.7	%	$	20.87	$	20.96

(1)

All Properties in Default are located in Orange County, except for 550 South Hope, which is located in the LACBD. Currently, there are 109,341 square feet available for lease at 550 South Hope, with 18,793 square feet, 55,017 square feet, 52,251 square feet, 22,708 square feet, 63,435 square feet and 244,193 square feet scheduled to expire in 2010, 2011, 2012, 2013, 2014 and thereafter, respectively.

(2)	Current rent per leased square foot represents current base rent, divided by total square footage under lease as of the same date.

(3)	Rent per leased square foot at expiration represents base rent including any future rent steps, and thus represents the base rent that will be in place at lease expiration.

(4)	Includes tenants leasing on a month-to-month basis.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Lease Expirations — MMO Joint Venture Portfolio (1)

	Total Area in							Percentage
	Square Feet		Percentage					of Total			Current		Rent per
	Covered by		of Aggregate			Annualized		Annualized			Rent per		Square Foot
Year	Expiring Leases		Square Feet			Rent		Rent			Square Foot (2)		at Expiration (3)

Available		781,092		20.1	%
2010		160,636		4.1	%	$	3,709,669		5.6	%	$	23.09	$	23.62
2011		431,210		11.1	%		8,152,577		12.3	%		18.91		19.02
2012		332,381		8.6	%		7,161,906		10.8	%		21.55		22.13
2013		235,005		6.1	%		5,347,552		8.1	%		22.76		25.45
2014		831,226		21.4	%		18,034,423		27.2	%		21.70		24.42
2015		222,931		5.7	%		4,195,850		6.3	%		18.82		21.84
2016		57,865		1.5	%		1,135,233		1.7	%		19.62		23.52
2017		21,019		0.6	%		420,955		0.6	%		20.03		24.94
2018		81,744		2.1	%		1,751,440		2.6	%		21.43		29.50
2019		–		–			–		–			–		–
Thereafter		726,352		18.7	%		16,444,605		24.8	%		22.64		29.99

		3,881,461		100.0	%	$	66,354,210		100.0	%	$	21.40	$	24.68

Leases Expiring in the Next 4 Quarters:

3rd Quarter 2010		73,706		1.9	%	$	1,512,085		2.3	%	$	20.52	$	20.52
4th Quarter 2010 (4)		86,930		2.2	%		2,197,584		3.3	%		25.28		25.52
1st Quarter 2011		118,899		3.1	%		1,659,894		2.5	%		13.96		13.99
2nd Quarter 2011		107,527		2.8	%		2,537,329		3.8	%		23.60		23.60

		387,062		10.0	%	$	7,906,892		11.9	%	$	20.43	$	20.49

(1)	The Quintana Campus was placed in receivership in November 2009. Currently, there are 285,101 square feet available for lease at the Quintana Campus, with 75,144 square feet and 54,350 square feet scheduled to expire in 2011 and 2014, respectively.

(2)	Current rent per leased square foot represents current base rent, divided by total square footage under lease as of the same date.

(3)	Rent per leased square foot at expiration represents base rent including any future rent steps, and thus represents the base rent that will be in place at lease expiration.

(4)	Includes tenants leasing on a month-to-month basis.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Leasing Activity — Total Portfolio

	Total Portfolio				Effective Portfolio (1)

	For the				For the
	Three Months Ended				Three Months Ended
	June 30, 2010		% Leased		June 30, 2010		% Leased

Leased Square Feet as of March 31, 2010	13,423,460		81.0	%	10,949,107			81.3	%
Disposition - 17885 Von Karman	(59,458	)			(59,458	)
Disposition - Mission City Corporate Center	(154,128	)			(154,128	)
Revised Leased Square Feet	13,209,874		81.4	%	10,735,521			81.9	%
Expirations	(510,405	)	(3.1	)%	(466,823	)		(3.6	)%
New Leases	225,518		1.3	%	202,451			1.5	%
Renewals	150,636		0.9	%	124,179			0.9	%
Leased Square Feet as of June 30, 2010	13,075,623		80.5	%	10,595,328			80.7	%




Cash Rent Growth (2), (3)
Expiring Rate per Square Foot							$	30.45
New / Renewed Rate per Square Foot							$	18.76
Percentage Change								(38.4	)%

GAAP Rent Growth (3), (4)
Expiring Rate per Square Foot							$	29.67
New / Renewed Rate per Square Foot							$	17.89
Percentage Change								(39.7	)%

Weighted Average Lease Term - New (in months)								77
Weighted Average Lease Term - Renewal (in months)								68

__________

(1)	Includes 100% of our consolidated portfolio and 20% of our MMO joint venture properties.
(2)	Represents the difference between (i) initial market rents on new and renewed leases and (ii) the cash rents on those spaces immediately prior to the expiration or termination.
(3)	For newly acquired properties, cash and GAAP rent growth is excluded for spaces that expired prior to our ownership and were re-leased after acquisition.
	Excludes new and renewed leases for spaces with more than twelve months of downtime and early renewals commencing after June 30, 2011.
(4)	Represents estimated cash rent growth adjusted for straight-line rents in accordance with GAAP.

Table of Contents

MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Leasing Activity — Los Angeles Central Business District

	Total Portfolio				Effective Portfolio (1)

	For the				For the
	Three Months Ended				Three Months Ended
	June 30, 2010		% Leased		June 30, 2010		% Leased

Leased Square Feet as of March 31, 2010, Los Angeles Central Business District	7,607,252		82.7	%	6,991,583			83.4	%
Expirations	(312,562	)	(3.5	)%	(312,562	)		(3.8	)%
New Leases	156,351		1.7	%	154,140			1.8	%
Renewals	45,283		0.5	%	45,283			0.4	%
Leased Square Feet as of June 30, 2010, Los Angeles Central Business District	7,496,324		81.4	%	6,878,444			81.8	%

Cash Rent Growth (2), (3)
Expiring Rate per Square Foot							$	31.61
New / Renewed Rate per Square Foot							$	19.59
Percentage Change								(38.0	)%

GAAP Rent Growth (3), (4)
Expiring Rate per Square Foot							$	30.85
New / Renewed Rate per Square Foot							$	18.46
Percentage Change								(40.2	)%

Weighted Average Lease Term - New (in months)								83
Weighted Average Lease Term - Renewal (in months)								79

__________

(1)	Includes 100% of our consolidated portfolio and 20% of our MMO joint venture properties.
(2)	Represents the difference between (i) initial market rents on new and renewed leases and (ii) the cash rents on those spaces immediately prior to the expiration or termination.
(3)	For newly acquired properties, cash and GAAP rent growth is excluded for spaces that expired prior to our ownership and were re-leased after acquisition.
	Excludes new and renewed leases for spaces with more than twelve months of downtime and early renewals commencing after June 30, 2011.
(4)	Represents estimated cash rent growth adjusted for straight-line rents in accordance with GAAP.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Leasing Activity — Orange County

	Total Portfolio							Effective Portfolio (1)

		For the						For the
		Three Months Ended						Three Months Ended
		June 30, 2010			% Leased			June 30, 2010			% Leased

Leased Square Feet as of March 31, 2010, Orange County			2,668,931			69.0	%		2,373,330			71.5	%
Disposition - 17885 Von Karman			(59,458	)					(59,458	)
Revised Leased Square Feet			2,609,473			70.2	%		2,313,872			73.0	%
Expirations			(136,448	)		(3.7	)%		(136,448	)		(4.3	)%
New Leases			39,470			1.1	%		39,470			1.3	%
Renewals			70,975			1.9	%		70,975			2.2	%
Leased Square Feet as of June 30, 2010, Orange County			2,583,470			69.5	%		2,287,869			72.2	%


Cash Rent Growth (2), (3)
Expiring Rate per Square Foot											$	19.08
New / Renewed Rate per Square Foot											$	9.22
Percentage Change												(51.7	)%

GAAP Rent Growth (3), (4)
Expiring Rate per Square Foot											$	17.94
New / Renewed Rate per Square Foot											$	10.39
Percentage Change												(42.1	)%

Weighted Average Lease Term - New (in months)												69
Weighted Average Lease Term - Renewal (in months)												62

(1)	Includes 100% of our consolidated portfolio and 20% of our MMO joint venture properties.
(2)	Represents the difference between (i) initial market rents on new and renewed leases and (ii) the cash rents on those spaces immediately prior to the expiration or termination.
(3)	For newly acquired properties, cash and GAAP rent growth is excluded for spaces that expired prior to our ownership and were re-leased after acquisition.
	Excludes new and renewed leases for spaces with more than twelve months of downtime and early renewals commencing after June 30, 2011.
(4)	Represents estimated cash rent growth adjusted for straight-line rents in accordance with GAAP.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Tenant Improvements and Leasing Commissions (Excluding Properties in Default) (1), (2), (3)

	For the Three Months Ended				For the Year Ended December 31,
	June 30, 2010		March 31, 2010		2009		2008		2007
Renewals (4)
Number of Leases		12		15		79		130		152
Square Feet		52,298		128,017		554,506		664,524		881,406
Tenant Improvement Costs per Square Foot (5)	$	2.73	$	0.98	$	9.09	$	13.95	$	11.69
Leasing Commission Costs per Square Foot	$	9.91	$	5.71	$	6.11	$	5.53	$	5.14
Total Tenant Improvements and Leasing Commissions
Costs per Square Foot	$	12.64	$	6.69	$	15.20	$	19.48	$	16.83
Costs per Square Foot per Year	$	2.00	$	2.29	$	2.60	$	4.36	$	3.41

New/Modified Leases (6)
Number of Leases		24		13		83		163		141
Square Feet		160,837		60,832		617,522		1,115,055		893,634
Tenant Improvement Costs per Square Foot (5)	$	9.57	$	12.34	$	19.36	$	41.97	$	22.89
Leasing Commission Costs per Square Foot	$	8.54	$	5.28	$	6.19	$	10.11	$	6.52
Total Tenant Improvements and Leasing Commissions
Costs per Square Foot	$	18.11	$	17.62	$	25.55	$	52.08	$	29.41
Costs per Square Foot per Year	$	2.71	$	3.73	$	3.73	$	5.98	$	5.00

Total
Number of Leases		36		28		162		293		293
Square Feet		213,135		188,849		1,172,028		1,779,579		1,775,040
Tenant Improvement Costs per Square Foot (5)	$	7.89	$	4.64	$	14.50	$	31.51	$	17.33
Leasing Commission Costs per Square Foot	$	8.87	$	5.57	$	6.15	$	8.40	$	5.84
Total Tenant Improvements and Leasing Commissions
Costs per Square Foot	$	16.76	$	10.21	$	20.65	$	39.91	$	23.17
Costs per Square Foot per Year	$	2.54	$	2.92	$	3.24	$	5.60	$	4.28

(1) Excludes activity related to Properties in Default for the three months ended June 30 and March 31, 2010 and December 31 and September 30, 2009.
(2) Based on leases executed during the period. Excludes leases to related parties, short-term leases less than six months, and leases for raw space.
(3) Tenant improvement and leasing commission information reflects 100% of the consolidated portfolio and 20% of the MMO joint venture properties.
(4) Does not include retained tenants that have relocated to new space or expanded into new space.
(5) Tenant improvements include improvements and lease concessions.
(6) Includes retained tenants that have relocated or expanded into new space and lease modifications.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Historical Capital Expenditures — Office Properties (1)

	For the Three Months Ended				For the Year Ended December 31,
	June 30, 2010		March 31, 2010		2009		2008		2007

Consolidated
Non-recoverable capital expenditures (2)	$	77,061	$	198,539	$	2,952,146	$	10,571,743	$	11,326,800
Total square feet		12,238,456		12,493,247		12,956,305		15,498,637		16,051,311
Non-recoverable capital expenditures per square foot	$	0.01	$	0.02	$	0.23	$	0.68	$	0.71

Unconsolidated
Non-recoverable capital expenditures (3)	$	24,764	$	163,122	$	295,925	$	220,946	$	50,406
Total square feet (4)		710,985		710,985		710,922		635,670		624,674
Non-recoverable capital expenditures per square foot	$	0.03	$	0.23	$	0.42	$	0.35	$	0.08

Consolidated
Recoverable capital expenditures (5)	$	606,870	$	810,181	$	1,388,207	$	1,197,266	$	2,857,483
Total square feet		12,238,456		12,493,247		12,956,305		15,498,637		16,051,311
Recoverable capital expenditures per square foot	$	0.05	$	0.06	$	0.11	$	0.08	$	0.18

Unconsolidated
Recoverable capital expenditures (3), (5)	$	–	$	4,992	$	18,610	$	30,524	$	5,779
Total square feet (4)		710,985		710,985		710,922		635,670		624,674
Recoverable capital expenditures per square foot	$	–	$	0.01	$	0.03	$	0.05	$	0.01

(1)

Historical capital expenditures for each period shown reflect properties owned for the entire period. For properties acquired during each period, the capital expenditures will be reflected in the following full period of ownership. For properties sold during each period, the capital expenditures will be excluded for that period. Any capital expenditures incurred during the period of acquisition or disposition will be footnoted separately.

(2)

For 2008, excludes $6.4 million of non-recoverable capital expenditures as a result of discretionary renovation costs of $6.1 million at KPMG Tower and $0.3 million of planned renovation costs at Lantana Media Campus. For 2007, excludes $3.8 million of non-recoverable capital expenditures as a result of discretionary renovation costs of $1.9 million at KPMG Tower and $1.9 million of planned renovation costs at Lantana Media Campus.

(3)	Amount represents our 20% ownership interest in our joint venture with Charter Hall Group.

(4)	The square footages of Cerritos Corporate Center Phases I and II are deducted from the total square feet amount as the tenants pay for all capital expenditures.

(5)

Recoverable capital improvements, such as equipment upgrades, are generally financed through capital leases. The annual amortization, based on each asset’s useful life, as well as any financing costs, are generally billed to tenants on an annual basis as payments are made. The amounts presented represent the total value of the improvements in the year they are made.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Hotel Performance and Hotel Historical Capital Expenditures

Hotel Performance

	For the Three Months Ended June 30,									For the Six Months Ended June 30,
							Percent									Percent
Westin Hotel, Pasadena, CA	2010			2009			Change			2010			2009			Change

Occupancy		72.4	%		72.6	%		(0.3	)%		72.0	%		69.8	%		3.2	%

Average daily rate	$	150.16		$	155.69			(3.6	)%	$	155.45		$	161.25			(3.6	)%

Revenue per available room (REVPAR)	$	108.68		$	113.05			(3.9	)%	$	111.95		$	112.50			(0.5	)%

Hotel net operating income	$	1,412,765		$	1,667,515			(15.3	)%	$	2,902,608		$	3,212,508			(9.6	)%

Hotel Historical Capital Expenditures


		For the Three Months Ended June 30,						For the Year Ended December 31,
Westin Hotel, Pasadena, CA		2010			2009			2009			2008			2007

Hotel improvements and equipment replacement	$	56,804		$	251,498		$	1,003,384		$	699,531		$	712,955

Total hotel revenue	$	4,955,919		$	5,148,478		$	20,622,570		$	26,615,726		$	27,214,156

Hotel improvements as a percentage of hotel revenue		1.1	%		4.9	%		4.9	%		2.6	%		2.6	%

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Development Pipeline

		As of June 30, 2010
	Location	Developable Square Feet (1)		Structured Parking Square Feet		Type of Planned Development
Unencumbered Development Properties
Los Angeles County
755 South Figueroa	Los Angeles, CA		930,000		266,000	Office
Glendale Center - Phase II	Glendale, CA		264,000		158,000	Mixed Use
Total Los Angeles County			1,194,000		424,000

Orange County
Stadium Tower II	Anaheim, CA		282,000		367,000	Office
Brea Financial Commons/Brea Corporate Place (2)	Brea, CA		550,000		784,000	Office, Mixed Use
500 Orange Center (3)	Orange, CA		900,000		960,000	Office
City Tower II (4)	Orange, CA		465,000		696,000	Office
Total Orange County			2,197,000		2,807,000

San Diego County
San Diego Tech Center (5), (6)	Sorrento Mesa, CA		1,320,000		1,674,000	Office
Total			4,711,000		4,905,000

Development Properties Encumbered by Defaulted Mortgages
Pacific Arts Plaza (7)	Costa Mesa, CA		468,000		260,000	Office
			225,000		-	Residential (8)
2600 Michelson (9)	Irvine, CA		270,000		154,000	Office
Total			963,000		414,000

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Development Pipeline (continued)

(1)	The developable square feet presented represents the office, retail, hotel and residential footages that we estimate can be developed on the referenced property.

(2)	The developable square feet presented represents management’s estimate of the development potential for the referenced property based on the allowed density under current zoning and capacity considerations for the site still under planning review.

(3)

The developable square feet presented represents management’s estimate of the development potential for the referenced property based on the allowed density under current zoning. Approximately 60,000 square feet of the estimated development potential will require the consolidation of an adjacent remnant parcel in cooperation with the City of Orange.

(4)	The developable square feet presented represents management’s estimate of the development potential for the referenced property based on the allowed density under a Conditional Use Permit obtained for the property in 2001, which has since expired.

(5)	Land held for development was not contributed to the MMO joint venture.

(6)	The third phase contemplates the demolition of 120,000 square feet of existing space.

(7)	This property is currently in receivership, along with the Pacific Arts Plaza office building.

(8)

The developable square feet presented represents management’s estimate of the development potential for the referenced property based on the construction of 180 residential units as contemplated under a Program EIR completed by the City of Costa Mesa for this and other surrounding properties. This residential development would replace an existing 67,450 square foot office building at Pacific Arts Plaza.

(9)

The developable square feet presented represents management’s estimate of the development potential for the referenced property based on an allocation of excess trips reserved from our disposition of Inwood Park, which we have been in discussion with the City of Irvine over securing, and the potential utilization of excess trips from our other assets in the Irvine Business Complex (i.e., Park Place). This property is currently in receivership, along with the 2600 Michelson office building.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Management Statements on Non–GAAP Supplemental Measures

Funds from Operations:

Fund from Operations, or FFO, is a widely recognized measure of REIT performance. We calculate FFO as defined by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net (loss) income (as computed in accordance with U.S. generally accepted accounting principles, or GAAP), excluding gains from disposition of property (but including impairments and provisions for losses on property held for sale), plus real estate-related depreciation and amortization (including capitalized leasing costs and tenant allowances or improvements). Adjustments for our unconsolidated joint venture are calculated to reflect FFO on the same basis.

Management uses FFO as a supplemental performance measure because, in excluding real estate-related depreciation and amortization and gains from property dispositions, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare our operating performance with that of other REITs.

However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effect and could materially impact our results of operations, the utility of FFO as a measure of our performance is limited. Other Equity REITs may not calculate FFO in accordance with the NAREIT definition and, accordingly, our FFO may not be comparable to such other Equity REITs’ FFO. As a result, FFO should be considered only as a supplement to net (loss) income as a measure of our performance. FFO should not be used as a measure of our liquidity, nor is it indicative of funds available to meet our cash needs, including our ability to pay dividends or make distributions. FFO also should not be used as a supplement to or substitute for cash flows from operating activities (as computed in accordance with GAAP).

FFO before specified items:

Management also uses FFO before specified items as a supplemental performance measure because losses from early extinguishment of debt, default interest, the impairment of long-lived assets and gains on settlement of debt create significant earnings volatility which in turn results in less comparability between reporting periods and less predictability regarding future earnings potential.

Losses from early extinguishment of debt represent costs to extinguish debt prior to the stated maturity and the writeoff of unamortized loan costs on the date of extinguishment. The decision to extinguish debt prior to its maturity generally results from (i) the assumption of debt in connection with property acquisitions that is priced or structured at less than desirable terms (for example, a variable interest rate instead of a fixed interest rate), (ii) short-term bridge financing obtained in connection with the acquisition of a property or portfolio of properties until such time as the company completes its long-term financing strategy, (iii) the early repayment of debt associated with properties disposed of, or (iv) the restructuring or replacement of property or corporate-level financing to accommo date property acquisitions. Consequently, management views these losses as costs to complete the respective acquisition or disposition of properties.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Management Statements on Non–GAAP Supplemental Measures (continued)

FFO before specified items: (continued)

During the third quarter of 2009, we announced a plan to cease funding cash shortfalls at certain properties. As a result, six special purpose property-owning subsidiaries were in default on their mortgage loans: Stadium Towers in Central Orange County, Park Place II in Irvine (which was disposed of in July 2009), 2600 Michelson in Irvine, Pacific Arts Plaza in Costa Mesa, 550 South Hope in Downtown Los Angeles, and 500 Orange Tower in Central Orange County. We are accruing interest on the defaulted mortgage loans at the default rate per the applicable loan agreements. We have excluded default interest accrued on Properties in Default as well as the writeoff of deferred financing costs related to the mortgage loans on these propertie s from the calculation of FFO before specified items since these charges are a direct result of management’s decision to dispose of property other than by sale. Management views these charges as costs to complete the disposition of the related properties.

Impairment of long-lived assets represents charges taken to write down depreciable real estate assets to fair value estimated when events or changes in circumstances indicate that the carrying amount may not be recoverable. In some instances, the disposition of properties impaired in prior periods may result in a gain on settlement of debt at the time of disposition. Per the NAREIT definition of FFO, gains from property dispositions are excluded from the calculation of FFO; however, impairment losses are required to be included. Management excludes gains on disposal, impairment losses and gains on settlement of debt from the calculation of FFO before specified items because they relate to the financial statement impact of decisions made to dispose of property, whether in the period of di sposition or in advance of disposition. These types of gains or losses create volatility in our earnings and make it difficult for investors to determine the funds generated by our ongoing business operations.

Adjusted Funds from Operations:

We calculate adjusted funds from operations, or AFFO, by adding to or subtracting from FFO (i) non-cash operating revenues and expenses, (ii) capitalized operating expenditures such as leasing and development payroll and interest expense, (iii) recurring and non-recurring capital expenditures required to maintain and re-tenant our properties, (iv) regular principal payments required to service our debt, and (v) 2nd generation tenant improvements and leasing commissions. Management uses AFFO as a supplemental liquidity measure because, when compared year over year, it assesses our ability to fund our dividend and distribution requirements from our operating activities. We also believe that, as a widely recognized measure of the liquidity of REITs, AFFO will be used by investors as a basis to assess our ability to fund dividend payments in comparison to other REITs.

However, because AFFO may exclude certain non-recurring capital expenditures and leasing costs, the utility of AFFO as a measure of our liquidity is limited. Additionally, other Equity REITs may not calculate AFFO using the method we do. As a result, our AFFO may not be comparable to such other Equity REITs’ AFFO. AFFO should be considered only as a supplement to cash flows from operating activities (as computed in accordance with GAAP) as a measure of our liquidity.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Management Statements on Non–GAAP Supplemental Measures (continued)

EBITDA:

Management uses EBITDA as an indicator of our ability to incur and service debt. We believe EBITDA is an appropriate supplemental measure for such purposes, because the amounts spent on interest are, by definition, available to pay interest, income tax expense is inversely correlated to interest expense because tax expense goes down as deductible interest expense goes up, and depreciation and amortization are non-cash charges. In addition, we believe EBITDA is frequently used by securities analysts, investors and other interested parties in the evaluation of Equity REITs. However, because EBITDA is calculated before recurring cash charges including interest expense and income taxes, and is not adjusted for capital expenditures or other recurring cash requirements of our business, its uti lity as a measure of our liquidity is limited. Accordingly, EBITDA should not be considered an alternative to cash flows from operating activities (as computed in accordance with GAAP) as a measure of our liquidity. EBITDA should not be considered as an alternative to net income as an indicator of our operating performance. Other Equity REITs may calculate EBITDA differently than we do; accordingly, our EBITDA may not be comparable to such other Equity REITs’ EBITDA.

Adjusted EBITDA:

Management also uses Adjusted EBITDA as a supplemental performance measure because losses from early extinguishment of debt, the impairment of long-lived assets and gains on settlement of debt create significant earnings volatility which in turn results in less comparability between reporting periods and less predictability regarding future earnings potential.

Impairment of long-lived assets represents charges taken to write down depreciable real estate assets to fair value estimated when events or changes in circumstances indicate that the carrying amount may not be recoverable. In some instances, the disposition of properties impaired in prior periods may result in a gain on settlement of debt at the time of disposition. Management excludes gains on disposal, impairment losses and gains on settlement of debt from the calculation of Adjusted EBITDA because they relate to the financial statement impact of decisions made to dispose of property, whether in the period of disposition or in advance of disposition. These types of gains or losses create volatility in our earnings and make it difficult f or investors to determine the earnings generated by our ongoing business operations.

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MPG Office Trust, Inc.

Supplemental Operating and Financial Data

Second Quarter 2010

Management Statements on Non–GAAP Supplemental Measures (continued)

Coverage Ratios:

We present interest and fixed charge coverage ratios as supplemental liquidity measures. Management uses these ratios as indicators of our financial flexibility to service current interest expense and debt amortization from current cash net operating income. In addition, we believe that these coverage ratios represent common metrics used by securities analysts, investors and other interested parties to evaluate our ability to service fixed cash payments. However, because these ratios are derived from EBITDA, their utility is limited by the same factors that limit the usefulness of EBITDA as a liquidity measure. Accordingly, our interest coverage ratio should not be considered as an alternative to cash flows from operating activities (as computed in accordance with GAAP) as a m easure of our liquidity.

MPG Office Trust Inactive 8-KMPG Office Trust Reports