Cousins Properties 8K Results of Operations and Financial Condition | CUZ 4 May 16

Q1 2016 SUPPLEMENTAL INFORMATION



TABLE OF CONTENTS



Forward-Looking Statements	3
Key Performance Metrics	4
Funds From Operations - Summary	7
Funds From Operations - Detail	8
Portfolio Statistics	11
Same Property Performance	13
Office Leasing Activity	14
Office Lease Expirations	15
Top 20 Office Tenants	17
Tenant Industry Diversification	18
Investment Activity	19
Development Pipeline	21
Land Inventory	22
Debt Schedule	23
Non-GAAP Financial Measures - Calculations and Reconciliations	25
Non-GAAP Financial Measures - Discussion	29
Additional Information	30



Cousins Properties Incorporated		Q1 2016 Supplemental Information



FORWARD-LOOKING STATEMENTS

Certain matters contained in this report are “forward-looking statements” within the meaning of the federal securities laws and are subject to uncertainties and risks, as itemized in Item 1A included in the Annual Report on Form 10-K for the year ended December 31, 2015 and in the Quarterly Report on Form 10-Q for the three months ended March 31, 2016. These forward-looking statements include information about possible or assumed future results of the business and our financial condition, liquidity, results of operations, plans, and objectives. They also include, among other things, statements regarding subjects that are forward-looking by their nature, such as, our business and financial strategy; our ability to obtain future financing arrangements; future acquisitions and future dispositions of operating assets; future acquisitions of land; future development and redevelopment opportunities; future dispositions of land and other non-core assets; future repurchases of common stock; projected operating results; market and industry trends; future distributions; projected capital expenditures; interest rates; statements about the benefits of the proposed transactions involving the Company and Parkway Properties Inc. ("Parkway"), including future financial and operating results, plans, objectives, expectations and intentions; all statements that address operating performance, events or developments that we expect or anticipate will occur in the future — including statements relating to creating value for stockholders; benefits of the proposed transactions to tenants, employees, stockholders and other constituents of the combined company; integrating our companies; cost savings; and the expected timetable for completing the proposed transactions.

Any forward-looking statements are based upon management's beliefs, assumptions, and expectations of our future performance, taking into account information currently available. These beliefs, assumptions, and expectations may change as a result of possible events or factors, not all of which are known. If a change occurs, our business, financial condition, liquidity, and results of operations may vary materially from those expressed in forward-looking statements. Actual results may vary from forward-looking statements due to, but not limited to, the following, the availability and terms of capital and financing; the ability to refinance or repay indebtedness as it matures; the failure of purchase, sale, or other contracts to ultimately close; the failure to achieve anticipated benefits from acquisitions and investments or from dispositions; the potential dilutive effect of common stock offerings; the failure to achieve benefits from the repurchase of common stock; the availability of buyers and adequate pricing with respect to the disposition of assets; risks and uncertainties related to national and local economic conditions, the real estate industry in general, and the commercial real estate markets in particular; changes to our strategy with regard to land and other non-core holdings that require impairment losses to be recognized; leasing risks, including the ability to obtain new tenants or renew expiring tenants, and the ability to lease newly developed and/or recently acquired space; the adverse change in the financial condition of one or more of our major tenants; volatility in interest rates and insurance rates; the availability of sufficient investment opportunities; competition from other developers or investors; the risks associated with real estate developments (such as zoning approval, receipt of required permits, construction delays, cost overruns, and leasing risk); the loss of key personnel; the potential liability for uninsured losses, condemnation, or environmental issues; the potential liability for a failure to meet regulatory requirements; the financial condition and liquidity of, or disputes with, joint venture partners; any failure to comply with debt covenants under credit agreements; any failure to continue to qualify for taxation as a real estate investment trust and meet regulatory requirements; risks associated with the ability to consummate the proposed merger and the timing of the closing of the proposed merger; risks associated with the ability to consummate the proposed spin-off of a company holding the Houston assets of the Company and Parkway (“HoustonCo”) and the timing of the closing of the proposed spin-off; risks associated with the ability to list the common stock of HoustonCo on the New York Stock Exchange following the proposed spin-off; risks associated with the ability to consummate certain asset sales contemplated by Parkway and the timing of the closing of such proposed asset sales; risks associated with the ability to consummate the proposed reorganization of certain assets and liabilities of Cousins and Parkway, including the contemplated structuring of the Company and HoustonCo as “UPREITs” following the consummation of the proposed transactions; the failure to obtain the necessary debt financing arrangements set forth in the commitment letter received in connection with the proposed transactions; the ability to secure favorable interest rates on any borrowings incurred in connection with the proposed transactions; the impact of such indebtedness incurred in connection with the proposed transactions; the ability to successfully integrate our operations and employees; the ability to realize anticipated benefits and synergies of the proposed transactions; material changes in the dividend rates on securities or the ability to pay dividends on common shares or other securities; potential changes to tax legislation; changes in demand for developed properties; risks associated with the acquisition, development, expansion, leasing and management of properties; risks associated with the geographic concentration of the Company, Parkway or HoustonCo; the potential impact of announcement of the proposed transactions or consummation of the proposed transactions on relationships, including with tenants, employees, customers and competitors; the unfavorable outcome of any legal proceedings that have been or may be instituted against the Company, Parkway or any company spun-off by the combined company; significant costs related to uninsured losses, condemnation, or environmental issues; the amount of the costs, fees, expenses and charges related to the proposed transactions and the actual terms of the financings that may be obtained in connection with the proposed transactions; and those additional risks and factors discussed in reports filed with the Securities and Exchange Commission (“SEC”) by the Company and Parkway.

The words “believes,” “expects,” “anticipates,” “estimates,” “plans,” “may,” “intend,” “will,” or similar expressions are intended to identify forward-looking statements. Although we believe that our plans, intentions, and expectations reflected in any forward-looking statements are reasonable, we can give no assurance that such plans, intentions, or expectations will be achieved. We undertake no obligation to publicly update or revise any forward-looking statement, whether as a result of future events, new information, or otherwise, except as required under U.S. federal securities laws.



Cousins Properties Incorporated	3	Q1 2016 Supplemental Information



KEY PERFORMANCE METRICS



	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st
Property Statistics
Consolidated Operating Properties	12		13		13		12		12		12		11
Consolidated Rentable Square Feet (in thousands)	13,034		13,407		13,407		12,563		12.122		12,122		11,993
Unconsolidated Operating Properties	5		5		5		6		6		6		6
Unconsolidated Rentable Square Feet (in thousands)	3,129		3,129		3,129		3,431		3.434		3,434		3,435
Total Operating Properties	17		18		18		18		18		18		17
Total Rentable Square Feet (in thousands)	16,163		16,536		16,536		15,994		15.556		15,556		15,428


Office Leasing Activity (1)
Net Leased during the period (square feet in thousands)	1,874		441		521		770		1,240		2,972		220
Net Rent (per square foot)	$22.88		$18.93		$23.23		$23.42		$15.13		$18.30		$23.55
Total Leasing Costs (per square foot)	(5.71)		(4.62)		(6.27)		(5.83)		(1.66)		(3.64)		(6.31)
Net Effective Rent (per square foot)	$17.17		$14.31		$16.96		$17.59		$13.47		$14.66		$17.24
Change in Second Generation Net Rent	38.0	%	33.6	%	43.8	%	28.1	%	38.5	%	36.7	%	18.9	%
Change in Cash-Basis Second Generation Net Rent	19.7	%	8.0	%	32.8	%	14.1	%	23.8	%	19.8	%	6.3	%

Same Property Information (2)
Percent Leased (period end)	91.2	%	91.7	%	91.7	%	91.8	%	91.6	%	91.6	%	90.3	%
Weighted Average Occupancy	89.7	%	91.5	%	90.4	%	90.6	%	90.7	%	90.7	%	89.4	%
Change in Net Operating Income (over prior year period)	3.6	%	5.2	%	1.6	%	1.1	%	6.2	%	3.3	%	4.3	%
Change in Cash-Basis Net Operating Income (over prior year period)	12.3	%	15.9	%	5.2	%	1.2	%	8.2	%	7.3	%	8.6	%

Development Pipeline
Estimated Project Costs (in thousands) (3)	$226,575		$100,475		$161,975		$306,500		$261,500		$261,500		$326,300
Estimated Project Costs (3) / Total Undepreciated Assets	7.0	%	3.0	%	4.7	%	8.6	%	7.6	%	7.6	%	9.5	%

Market Capitalization (4)
Common Stock Price (period end)	$11.42		$10.60		$10.38		$9.22		$9.43		$9.43		$10.38
Common Shares Outstanding (period end in thousands)	216,513		216,470		216,686		214,671		211,513		211,513		210,107
Equity Market Capitalization (in thousands)	$2,472,578		$2,294,582		$2,249,201		$1,979,267		$1,994,568		$1,994,568		$2,180,911
Debt (in thousands)	1,007,502		1,069,376		1,075,013		1,006,764		947,017		947,017		992,241
Total Market Capitalization (in thousands)	$3,480,080		$3,361,958		$3,324,214		$2,986,031		$2,941,585		$2,941,585		$3,173,152



Cousins Properties Incorporated	4	Q1 2016 Supplemental Information



KEY PERFORMANCE METRICS



	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st
Credit Ratios (4)
Debt/Total Market Capitalization	29.0	%	31.7	%	32.3	%	33.7	%	32.2	%	32.2	%	31.3	%
Debt/Total Undepreciated Assets	29.5	%	30.7	%	30.6	%	28.3	%	27.5	%	27.5	%	28.8	%
Fixed Charges Coverage	4.27		4.67		4.54		5.19		4.98		4.84		4.49
Debt/Annualized EBITDA	4.05		4.77		4.86		4.02		4.00		4.00		4.66

Dividend Information (4)
Common Dividend per Share	$0.30		$0.08		$0.08		$0.08		$0.08		$0.32		$0.08
FFO Payout Ratio	37.3	%	37.8	%	38.3	%	33.0	%	35.0	%	35.9	%	38.9	%
FAD Payout Ratio	61.6	%	67.8	%	71.5	%	54.8	%	58.9	%	62.6	%	56.7	%

Operations Ratios (4)
Annualized General and Administrative Expenses/Total Undepreciated Assets	0.58	%	0.41	%	0.67	%	0.33	%	0.53	%	0.50	%	0.99	%

Additional Information (4)
Straight Line Rental Revenue	$22,093		$6,285		$5,786		$4,623		$3,315		$20,009		$3,595
Above and Below Market Rents Amortization	$8,047		$2,030		$1,973		$2,030		$1,948		$7,981		$1,834
Second Generation Capital Expenditures	$35,054		$12,139		$13,259		$14,208		$14,608		$54,214		$7,904

(1) See Office Leasing Activity on page 14 herein for additional detail and explanations.

(2) Same Property Information is derived from the pool of office properties, as defined, in the period originally reported. See Same Property Performance on page 13 and Non-GAAP Financial Measures - Calculations and Reconciliations on page 25 for additional information.

(3) Cousins' share of development expenditures.

(4) See Non-GAAP Financial Measures - Calculations and Reconciliations.



Cousins Properties Incorporated	5	Q1 2016 Supplemental Information



KEY PERFORMANCE METRICS

(1) Total rentable square feet is based on the total portfolio.

(2) Office properties only.

Note: See additional information included herein for calculations, definitions, and reconciliations to GAAP financial measures.



Cousins Properties Incorporated	6	Q1 2016 Supplemental Information



FUNDS FROM OPERATIONS - SUMMARY



	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st

Net Operating Income
Office	206,551		56,734		59,269		59,329		59,878		235,210		57,894
Other	9,122		1,319		1,505		1,487		1,711		6,022		1,619
Total Net Operating Income	215,673		58,053		60,774		60,816		61,589		241,232		59,513
Sales Less Cost of Sales	3,910		810		(324	)	3,016		403		3,905		—
Fee Income	12,520		1,816		1,704		1,686		2,091		7,297		2,199
Other Income	5,401		407		238		845		961		2,451		1,121

Reimbursed Expenses	(3,652	)	(1,111	)	(717	)	(686	)	(916	)	(3,430	)	(870	)
General and Administrative Expenses	(19,972	)	(3,595	)	(5,936	)	(2,971	)	(4,597	)	(17,099	)	(8,492	)
Interest Expense	(36,474	)	(9,498	)	(9,696	)	(9,518	)	(9,466	)	(38,178	)	(9,421	)
Other Expenses	(4,824	)	(476	)	(431	)	(307	)	(546	)	(1,760	)	(216	)
Income Tax Benefit (Provision)	20		—		—		—		—		—		—
Depreciation and Amortization of Non-Real Estate Assets	(913	)	(471	)	(374	)	(414	)	(410	)	(1,669	)	(377	)
Preferred Stock Dividends and Original Issuance Costs	(6,485	)	—		—		—		—		—		—
FFO	165,204		45,935		45,238		52,467		49,109		192,749		43,457
Weighted Average Shares - Basic	204,216		216,568		216,630		216,261		213,872		215,827		210,904
Weighted Average Shares - Diluted	204,460		216,754		216,766		216,374		213,978		215,979		210,974
FFO per Share - Basic and Diluted	0.81		0.21		0.21		0.24		0.23		0.89		0.21



Cousins Properties Incorporated	7	Q1 2016 Supplemental Information



FUNDS FROM OPERATIONS - DETAIL



	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st

Net Operating Income
Office Consolidated Properties
Greenway Plaza	77,379		18,403		18,916		19,544		19,688		76,551		18,692
Post Oak Central	23,437		6,675		6,516		6,495		6,973		26,659		6,626
Northpark Town Center	5,794		5,825		5,651		5,127		5,797		22,400		5,607
191 Peachtree Tower	17,009		4,082		4,060		4,173		4,706		17,021		4,516
Fifth Third Center	5,631		3,641		3,709		3,770		3,836		14,956		4,238
Promenade	11,435		3,542		3,581		3,623		3,239		13,985		3,740
The American Cancer Society Center	12,373		3,114		3,206		3,039		3,073		12,432		3,310
Colorado Tower	—		328		1,797		2,156		2,487		6,768		2,724
816 Congress Avenue	6,992		1,858		2,117		2,268		2,283		8,526		2,468
Meridian Mark Plaza	3,728		918		954		946		959		3,777		908
Other (2)	22,813		3,717		4,273		3,544		2,111		13,645		15
Subtotal - Office Consolidated	186,591		52,103		54,780		54,685		55,152		216,720		52,844

Office Unconsolidated Properties
Terminus 100	7,555		1,922		1,754		1,780		1,812		7,268		1,872
Terminus 200	5,504		1,436		1,442		1,575		1,616		6,069		1,658
Emory University Hospital Midtown Medical Office Tower	3,960		987		996		992		999		3,974		987
Gateway Village (1)	1,208		302		302		302		302		1,208		536
Other	(51	)	(5	)	(5	)	(5	)	(3	)	(18	)	(3	)
Subtotal - Office Unconsolidated	18,176		4,642		4,489		4,644		4,726		18,501		5,050

Discontinued Operations	1,782		(11	)	—		—		—		(11	)	—

Total Office Net Operating Income	206,551		56,734		59,269		59,329		59,878		235,210		57,894

Other
Consolidated Properties (2)	1,383		(24	)	10		—		205		191		23

Unconsolidated Properties
Emory Point Apartments (Phase I)	4,647		1,071		1,244		1,213		1,171		4,699		1,185
Emory Point Retail (Phase I)	1,080		281		255		222		136		894		248
Emory Point Apartments (Phase II)	—		—		—		1		180		181		96
Emory Point Retail (Phase II)	—		—		—		56		24		80		72
Other (2)	1,993		(6	)	(4	)	(5	)	(5	)	(20	)	(5	)
Subtotal - Other	7,720		1,346		1,495		1,487		1,506		5,834		1,596

Discontinued Operations	19		(3	)	—		—		—		(3	)	—

Total Other Net Operating Income	9,122		1,319		1,505		1,487		1,711		6,022		1,619



Total Net Operating Income	215,673		58,053		60,774		60,816		61,589		241,232		59,513



Cousins Properties Incorporated	8	Q1 2016 Supplemental Information



FUNDS FROM OPERATIONS - DETAIL



	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st

Sales Less Cost of Sales
Land Sales Less Cost of Sales - Consolidated	1,703		810		(566	)	978		403		1,625		—
Land Sales Less Cost of Sales - Unconsolidated	2,207		—		242		2,038		—		2,280		—
Total Sales Less Cost of Sales	3,910		810		(324	)	3,016		403		3,905		—


Fee Income
Development Fees	7,265		308		461		531		478		1,778		608
Management Fees (3)	5,082		1,503		1,184		1,128		1,373		5,188		1,325
Leasing & Other Fees	173		5		59		27		240		331		266
Total Fee Income	12,520		1,816		1,704		1,686		2,091		7,297		2,199

Other Income
Termination Fees	4,573		193		28		499		547		1,267		186
Termination Fees - Discontinued Operations	2		—		—		—		—		—		—
Interest and Other Income	261		55		22		222		138		437		389
Interest and Other Income - Discontinued Operations	4		—		—		—		—		—		—
Other - Unconsolidated	561		159		188		124		276		747		546
Total Other Income	5,401		407		238		845		961		2,451		1,121


Reimbursed Expenses	(3,652	)	(1,111	)	(717	)	(686	)	(916	)	(3,430	)	(870	)

General and Administrative Expenses	(19,972	)	(3,595	)	(5,936	)	(2,971	)	(4,597	)	(17,099	)	(8,492	)

Interest Expense
Consolidated Debt
The American Cancer Society Center	(8,710	)	(2,131	)	(2,147	)	(2,164	)	(2,157	)	(8,599	)	(2,126	)
Post Oak Central	(8,127	)	(2,010	)	(2,001	)	(1,992	)	(1,983	)	(7,986	)	(1,974	)
Promenade	(4,850	)	(1,194	)	(1,187	)	(1,180	)	(1,173	)	(4,734	)	(1,165	)
Unsecured Credit Facility	(3,354	)	(966	)	(1,072	)	(1,089	)	(962	)	(4,089	)	(832	)
191 Peachtree Tower	(3,444	)	(861	)	(861	)	(861	)	(861	)	(3,444	)	(861	)
816 Congress Avenue	(709	)	(817	)	(818	)	(817	)	(817	)	(3,269	)	(817	)
Meridian Mark Plaza	(1,562	)	(387	)	(385	)	(384	)	(382	)	(1,538	)	(381	)
The Points at Waterview	(872	)	(213	)	(211	)	(209	)	(8	)	(641	)	—
Other	(234	)	—		—		—		—		—		—
Capitalized	2,752		902		813		1,023		839		3,577		742
Subtotal - Consolidated	(29,110	)	(7,677	)	(7,869	)	(7,673	)	(7,504	)	(30,723	)	(7,414	)

Unconsolidated Debt
Terminus 100	(3,494	)	(865	)	(861	)	(857	)	(853	)	(3,436	)	(848	)
Terminus 200	(1,560	)	(390	)	(390	)	(390	)	(390	)	(1,560	)	(390	)
Emory University Hospital Midtown Medical Office Tower	(1,336	)	(334	)	(334	)	(333	)	(332	)	(1,333	)	(330	)
Emory Point	(974	)	(232	)	(242	)	(265	)	(387	)	(1,126	)	(439	)
Other	—		—		—		—		—		—		—
Subtotal - Unconsolidated	(7,364	)	(1,821	)	(1,827	)	(1,845	)	(1,962	)	(7,455	)	(2,007	)

Total Interest Expense	(36,474	)	(9,498	)	(9,696	)	(9,518	)	(9,466	)	(38,178	)	(9,421	)



Cousins Properties Incorporated	9	Q1 2016 Supplemental Information



FUNDS FROM OPERATIONS - DETAIL



	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st

Other Expenses
Noncontrolling Interests	(424	)	—		—		—		(111	)	(111	)	—
Property Taxes and Other Holding Costs	(1,223	)	(287	)	(242	)	(141	)	(158	)	(828	)	(89	)
Predevelopment & Other	(2,047	)	(106	)	(187	)	(147	)	(82	)	(522	)	(108	)
Acquisition and Related Costs	(1,130	)	(83	)	(2	)	(19	)	(195	)	(299	)	(19	)
Total Other Expenses	(4,824	)	(476	)	(431	)	(307	)	(546	)	(1,760	)	(216	)

Income Tax Provision (Benefit)	20		—		—		—		—		—

Depreciation and Amortization of Non-Real Estate Assets
Consolidated	(867	)	(423	)	(374	)	(414	)	(410	)	(1,621	)	(377	)
Unconsolidated	(46	)	(48	)	—		—		—		(48	)	—
Total Non-Real Estate Depreciation and Amortization	(913	)	(471	)	(374	)	(414	)	(410	)	(1,669	)	(377	)

Preferred Stock Dividends and Original Issuance Costs	(6,485	)	—		—		—		—		—		—

FFO	165,204		45,935		45,238		52,467		49,109		192,749		43,457
Weighted Average Shares - Basic	204,216		216,568		216,630		216,261		213,872		215,827		210,904
Weighted Average Shares - Diluted	204,460		216,754		216,766		216,374		213,978		215,979		210,974
FFO per Share - Basic and Diluted	0.81		0.21		0.21		0.24		0.23		0.89		0.21

Note: Amounts may differ slightly from other schedules contained herein due to rounding.

(1) The Company receives an 11.46% current return on its $11.1 million investment in Gateway Village and recognizes this amount as NOI from this venture.

(2) Represents NOI for properties sold prior to March 31, 2016.

(3) Management Fees include reimbursement of expenses that are included in the "Reimbursed Expenses" line item.



Cousins Properties Incorporated	10	Q1 2016 Supplemental Information



PORTFOLIO STATISTICS



							Company's Share
	Property Description	Metropolitan Area	Rentable Square Feet	Financial Statement Presentation	Company's Ownership Interest		End of Period Leased 1Q16		End of Period Leased 4Q15		Weighted Average Occupancy 1Q16		Weighted Average Occupancy 4Q15		% of Total Net Operating Income (1)		Property Level Debt ($000)
	Office
	Greenway Plaza (2)	Houston	4,348,000	Consolidated	100	%	89.4	%	89.8	%	87.8	%	88.7	%	31	%	$	—
	Post Oak Central (2)	Houston	1,280,000	Consolidated	100	%	94.2	%	95.4	%	95.0	%	95.7	%	11	%	180,123
	Colorado Tower	Austin	373,000	Consolidated	100	%	100.0	%	100.0	%	87.4	%	76.8	%	5	%	—
	816 Congress	Austin	435,000	Consolidated	100	%	98.9	%	93.4	%	93.4	%	91.6	%	4	%	84,294
	Research Park V	Austin	173,000	Consolidated	100	%	44.9	%	29.9	%	—	%	—	%	—	%	—
	Texas		6,609,000												51	%	264,417

	Northpark Town Center (2)	Atlanta	1,528,000	Consolidated	100	%	84.0	%	84.5	%	85.7	%	85.2	%	9	%	—
	191 Peachtree Tower	Atlanta	1,225,000	Consolidated	100	%	87.8	%	91.5	%	87.5	%	89.4	%	8	%	99,765
	Promenade	Atlanta	777,000	Consolidated	100	%	93.0	%	93.0	%	88.9	%	91.0	%	6	%	107,117
	The American Cancer Society Center	Atlanta	996,000	Consolidated	100	%	83.4	%	86.6	%	86.0	%	86.6	%	6	%	128,761
	Terminus 100	Atlanta	660,000	Unconsolidated	50	%	92.3	%	92.3	%	91.6	%	90.5	%	3	%	64,295
	Terminus 200	Atlanta	566,000	Unconsolidated	50	%	91.3	%	92.2	%	92.2	%	90.4	%	3	%	41,000
	Meridian Mark Plaza	Atlanta	160,000	Consolidated	100	%	93.8	%	98.2	%	94.9	%	97.7	%	2	%	24,751
	Emory University Hospital Midtown Medical Office Tower	Atlanta	358,000	Unconsolidated	50	%	96.8	%	98.8	%	98.6	%	99.7	%	2	%	36,963
	Georgia		6,270,000												39	%	502,652

	Fifth Third Center	Charlotte	698,000	Consolidated	100	%	95.8	%	94.6	%	89.8	%	84.5	%	7	%	—
	Gateway Village	Charlotte	1,065,000	Unconsolidated	50	%	100.0	%	100.0	%	100.0	%	100.0	%	1	%	6,427
	North Carolina		1,763,000												8	%	6,427
	Total Office Properties		14,642,000												98	%	$	773,496
	Other
	Emory Point Apartments (Phase I) (3)	Atlanta	404,000	Unconsolidated	75	%	94.4	%	95.7	%	94.4	%	96.0	%	2	%	36,123
	Emory Point Retail (Phase I)	Atlanta	80,000	Unconsolidated	75	%	84.7	%	84.7	%	81.5	%	76.8	%	—	%	7,399
	Emory Point Apartments (Phase II) (3)	Atlanta	257,000	Unconsolidated	75	%	48.5	%	42.7	%	44.1	%	36.4	%	—	%	27,390
	Emory Point Retail (Phase II)	Atlanta	45,000	Unconsolidated	75	%	75.7	%	69.1	%	62.3	%	57.5	%	—	%	4,833
	Total Other		786,000												2	%	$	75,745
	Total Portfolio		15,428,000												100	%	$	849,241


(1)	Net Operating Income represents the Company's share of rental property revenues less rental property operating expenses. Calculation is based on amounts for the three months ended March 31, 2016.
(2)	Contains multiple buildings that are grouped together for reporting purposes.
(3)	Phase I consists of 443 units and Phase II consists of 307 units.



Cousins Properties Incorporated	11	Q1 2016 Supplemental Information



PORTFOLIO STATISTICS



Cousins Properties Incorporated	12	Q1 2016 Supplemental Information



SAME PROPERTY PERFORMANCE (1)



	Net Operating Income ($ in thousands)
	Three Months Ended
	March 31, 2016			March 31, 2015			December 31, 2015			1Q16 vs. 1Q15 % Change		1Q16 vs. 4Q15% Change
Property Revenues (2)	$	75,376		$	73,487		$	74,980		2.6	%	0.5	%
Property Operating Expenses (2)	30,599			30,551			29,631			0.2	%	3.3	%
Property Net Operating Income	$	44,777		$	42,936		$	45,349		4.3	%	(1.3	)%


Cash Basis Property Revenues (3)	$	72,226		$	68,872		$	71,993		4.9	%	0.3	%
Cash Basis Property Operating Expenses (4)	30,611			30,568			29,648			0.1	%	3.2	%
Cash Basis Property Net Operating Income	$	41,615		$	38,304		$	42,345		8.6	%	(1.7	)%

End of Period Leased	90.3		%	91.0		%	91.2		%
Weighted Average Occupancy	89.4		%	90.9		%	90.2		%



(1)	Same Properties include those office properties that were operational and stabilized on January 1, 2015, excluding properties subsequently sold. Properties included in this reporting period are as follows:
	Greenway Plaza The American Cancer Society Center Promenade
	Post Oak Central Terminus 100 Meridian Mark Plaza
	191 Peachtree Tower Terminus 200 Emory University Hospital Midtown Medical Office Tower
	816 Congress
(2)	Property Revenues and Expenses include results for the Company and its share of unconsolidated joint ventures.
(3)	Cash Basis Same Property Revenues include that of the Company and its share of unconsolidated joint ventures. It represents Property Revenues, excluding straight-line rents, amortization of lease inducements and amortization of acquired above and below market rents.
(4)	Cash Basis Same Property Operating Expenses include that of the Company and its share of unconsolidated joint ventures. It represents Property Operating Expenses, excluding straight-line ground rent expense and amortization of above and below market ground rent expense.



Cousins Properties Incorporated	13	Q1 2016 Supplemental Information



OFFICE LEASING ACTIVITY(1)



	Three Months Ended March 31, 2016
	New			Renewal			Expansion			Total
Gross leased (square feet)										271,700
Less: Leases one year or less, amenity leases, percentage rent leases, storage leases, intercompany leases, and license agreements										(51,468		)
Net leased (square feet)	75,719			121,305			23,208			220,232
Number of transactions	10			15			4			29
Lease term (years) (2)	6.0			7.5			6.8			6.9

Net rent (per square foot) (2)(3)	$	25.26		$	22.97		$	21.04		$	23.55
Total leasing costs (per square foot) (2)(4)	(8.28		)	(4.55		)	(9.14		)	(6.31		)
Net effective rent (per square foot) (2)	$	16.98		$	18.42		$	11.90		$	17.24

Second generation leased square feet (2)(5)										154,100
Increase in second generation net rent (2)(3)(5)										18.9		%
Increase in cash basis second generation net rent (2)(5)(6)										6.3		%

(1) Excludes apartment and retail leasing.
(2) Weighted average.
(3) Represents straight-lined net rent per square foot (operating expenses deducted from gross leases) over the lease term.
(4) Includes tenant improvements, external leasing commissions, and free rent.
(5) Excludes leases executed for spaces that were vacant upon acquisition, new leases in development properties, and leases for spaces that have been vacant for one year or more.
(6) Represents increase in net rent at the end of term paid by the prior tenant compared to net rent at beginning of term paid by the current tenant. For early renewals, represents increase in net rent at the end of the term of the original lease compared to net rent at the beginning of the extended term of the lease.



Cousins Properties Incorporated	14	Q1 2016 Supplemental Information



OFFICE LEASE EXPIRATIONS

Lease Expirations by Year



Year of Expiration	Square Feet Expiring (1)	% of Leased Space		Annual Contractual Rents ($000's) (1)(2)		% of Total Annual Contractual Rents		Annual Contractual Rent/Sq. Ft. (2)

2016	424,220	3.5	%	$	8,370	2.9	%	$	19.73
2017	778,768	6.5	%	16,741		5.8	%	21.50
2018	601,212	5.0	%	13,790		4.8	%	22.94
2019	1,555,295	13.0	%	34,962		12.1	%	22.48
2020	752,000	6.3	%	17,275		6.0	%	22.97
2021	1,206,771	10.1	%	30,232		10.4	%	25.05
2022	1,379,636	11.5	%	33,029		11.4	%	23.94
2023	1,539,359	12.9	%	35,142		12.1	%	22.83
2024	737,151	6.2	%	21,028		7.2	%	28.53
2025 &Thereafter	2,997,685	25.0	%	79,129		27.3	%	26.40

Total	11,972,097	100.0	%	$	289,698	100.0	%	$	24.20

Lease Expirations Greater than 100,000 Square Feet Through Year End 2019



Expiration Date	Tenant	Market	Building	Square Feet Expiring (1)
January 2019	National Union Fire Insurance Company	Atlanta	Northpark Town Center	105,362
September 2019	Stewart Information Services	Houston	Post Oak Central	196,745
December 2019	Apache Corporation	Houston	Post Oak Central	524,342



(1) Company's share.
(2) Annual Contractual Rent shown is the rate in the year of expiration. It includes the minimum contractual rent paid by the tenant which may or may not include a base year of operating expenses depending upon the terms of the lease.



Cousins Properties Incorporated	15	Q1 2016 Supplemental Information



OFFICE LEASE EXPIRATIONS

Note: Company's share



Cousins Properties Incorporated	16	Q1 2016 Supplemental Information



TOP 20 OFFICE TENANTS



	Tenant (1)	Company's Share of Square Footage	Company's Share of Annualized Base Rent		Percentage of Total Company's Share of Annualized Base Rent (2)	Average Remaining Lease Term (Years) (3)
1	Occidental Oil & Gas Corp.	961,491	$	18,506,912	8%	10
2	Apache Corporation	524,342	9,328,417		4%	4
3	Invesco Management Group, Inc.	400,332	6,792,682		3%	8
4	Bank of America (4)	829,923	5,831,104		2%	8
5	McGuireWoods LLP	198,648	5,617,946		2%	10
6	Deloitte, LLP	259,998	5,397,558		2%	8
7	Transocean Offshore Deepwater	250,450	5,064,984		2%	7
8	Smith, Gambrell & Russell, LLP	159,136	4,863,347		2%	5
9	American Cancer Society, Inc.	275,160	4,831,176		2%	6
10	Parsley Energy, L.P.	135,107	4,016,731		2%	9
11	US South Communications	191,709	3,778,141		2%	6
12	Stewart Information Services Corporation	200,323	3,576,883		2%	4
13	CO Space Properties, LLC	120,298	3,522,607		2%	4
14	Direct Energy	198,969	3,006,051		1%	7
15	National Union Fire Insurance Company	106,472	2,982,609		1%	3
16	Northside Hospital	101,326	2,960,542		1%	7
17	Gulf South Pipeline Company LP	98,616	2,366,784		1%	8
18	Emory University	90,093	2,254,916		1%	12
19	Thompson, Ventulett, Stainback & Assoc	67,418	2,157,376		1%	8
20	GDF SUEZ Energy North America	134,602	2,093,621		1%	4
	Total Top 20	5,304,413	$	98,950,387	42%	7

(1)	In some cases, the actual tenant may be an affiliate of the entity shown.
(2)	Annualized Base Rent represents the annualized minimum rent paid by the tenant as of the date of this report. If the tenant is in a free rent period as of the date of this report, Annualized Base Rent represents the annualized minimum contractual rent the tenant will pay in the first month it is required to pay rent which may or may not include a base year of operating expenses depending upon the terms of the lease.
(3)	Weighted average.
(4)	A portion of the Company's economic exposure for this tenant is limited to a fixed return through a joint venture arrangement.
Note:	This schedule includes tenants whose leases have commenced and/or have taken occupancy. Leases that have been signed but have not commenced are excluded from this schedule.



Cousins Properties Incorporated	17	Q1 2016 Supplemental Information



TENANT INDUSTRY DIVERSIFICATION

(1) Based on total portfolio holdings.



Cousins Properties Incorporated	18	Q1 2016 Supplemental Information



INVESTMENT ACTIVITY

Completed Property Acquisitions



Property	Type	Metropolitan Area	Company's Ownership Interest		Timing	Square Feet	Gross Purchase Price ($ in thousands)

2014
Fifth Third Center	Office	Charlotte	100.0	%	3Q	698,000	$	215,000
Northpark Town Center	Office	Atlanta	100.0	%	4Q	1,528,000	348,000

2013
Post Oak Central	Office	Houston	100.0	%	1Q	1,280,000	230,900
Terminus 200	Office	Atlanta	50.0	%	1Q	566,000	164,000
816 Congress	Office	Austin	100.0	%	2Q	435,000	102,400
Greenway Plaza	Office	Houston	100.0	%	3Q	4,348,000	950,000
777 Main	Office	Fort Worth	100.0	%	3Q	980,000	160,000

2012
2100 Ross	Office	Dallas	100.0	%	3Q	844,000	59,200


						10,679,000	$	2,229,500

Completed Property Developments



Project	Type	Metropolitan Area	Company's Ownership Interest		Timing	Square Feet	Total Project Cost ($ in thousands)

2015
Colorado Tower	Office	Austin	100.0	%	1Q	373,000	$	126,100
Emory Point - Phase II	Mixed	Atlanta	75.0	%	3Q	302,000	75,400
Research Park V	Office	Austin	100.0	%	4Q	173,000	45,000

2013
Emory Point - Phase I	Mixed	Atlanta	75.0	%	4Q	484,000	102,300

2012
Mahan Village	Retail	Tallahassee	50.5	%	4Q	147,000	25,800

						1,479,000	$	374,600



Cousins Properties Incorporated	19	Q1 2016 Supplemental Information



INVESTMENT ACTIVITY

Completed Property Dispositions



Property	Type	Metropolitan Area	Company's Ownership Interest		Timing	Square Feet	Gross Sales Price ($ in thousands)
2016
100 North Point Center East	Office	Atlanta	100.0	%	1Q	129,000	$	22,000

2015
2100 Ross	Office	Dallas	100.0	%	3Q	844,000	131,000
200, 333, and 555 North Point Center East	Office	Atlanta	100.0	%	4Q	411,000	70,300
The Points at Waterview	Office	Dallas	100.0	%	4Q	203,000	26,800

2014
600 University Park Place	Office	Birmingham	100.0	%	1Q	123,000	19,700
Lakeshore Park Plaza	Office	Birmingham	100.0	%	3Q	197,000	25,000
Mahan Village	Retail	Florida	50.5	%	4Q	147,000	29,500
Cousins Watkins LLC	Retail	Other	50.5	%	4Q	339,000	79,500
777 Main	Office	Fort Worth	100.0	%	4Q	980,000	167,000

2013
Terminus 100	Office	Atlanta	100.0	%	1Q	656,000	209,200
Tiffany Springs MarketCenter	Retail	Kansas City	88.5	%	3Q	238,000	53,500
The Avenue Murfreesboro	Retail	Nashville	50.0	%	3Q	752,000	164,000
CP Venture Two LLC	Retail	Other	10.3	%	3Q	934,000	226,100
CP Venture Five LLC	Retail	Other	11.5	%	3Q	1,179,000	296,200
Inhibitex	Office	Atlanta	100.0	%	4Q	51,000	8,300

2012
The Avenue Collierville	Retail	Memphis	100.0	%	2Q	511,000	55,000
Galleria 75	Office	Atlanta	100.0	%	2Q	111,000	9,200
Ten Peachtree Place	Office	Atlanta	50.0	%	2Q	260,000	45,300
The Avenue Web Gin	Retail	Atlanta	100.0	%	4Q	322,000	59,600
The Avenue Forsyth	Retail	Atlanta	88.5	%	4Q	524,000	119,000
Cosmopolitan Center	Office	Atlanta	100.0	%	4Q	51,000	7,000
Palisades West	Office	Austin	50.0	%	4Q	373,000	64,800
Presbyterian Medical Plaza	Office	Charlotte	11.5	%	4Q	69,000	4,500


						9,404,000	$	1,892,500



Cousins Properties Incorporated	20	Q1 2016 Supplemental Information



DEVELOPMENT PIPELINE (1)



Project	Type	Metropolitan Area	Company's Ownership Interest		Project Start Date	Number of Square Feet /Apartment Units	Estimated Project Cost (2) ($ in thousands)		Project Cost Incurred to Date (2) ($ in thousands)		Percent Leased		Initial Occupancy (3)	Estimated Stabilization (4)


Carolina Square	Mixed	Chapel Hill, NC	50	%	2Q15		$	123,000	$	21,385
Office						159,000					67	%	3Q17	3Q18
Retail						43,000					46	%	3Q17	3Q18
Apartments						246					—	%	3Q17	3Q18

NCR Phase I	Office	Atlanta, GA	100	%	3Q15	485,000	200,000		33,068		100	%	1Q18	1Q18

8000 Avalon	Office	Atlanta, GA	90	%	1Q16	224,000	72,000		8,803		—	%	2Q17	2Q18

Total							$	395,000	$	63,256



(1)	This schedule shows projects currently under active development through the substantial completion of construction. Amounts included in the estimated project cost column represent the estimated costs of the project through stabilization. Significant estimation is required to derive these costs, and the final costs may differ from these estimates. The projected stabilization dates are also estimates and are subject to change as the project proceeds through the development process.
(2)	Amount represents 100% of the estimated project cost. Carolina Square is expected to be funded with a combination of equity from the partners and up to $80.0 million from a construction loan, which had no outstanding balance as of March 31, 2016.
(3)	Represents the quarter which the Company estimates the first tenant occupies space.
(4)	Stabilization represents the earlier of the quarter in which the Company estimates it will achieve 90% economic occupancy or one year from initial occupancy.



Cousins Properties Incorporated	21	Q1 2016 Supplemental Information



LAND INVENTORY



	Metropolitan Area	Company's Ownership Interest	Total Developable Land (Acres)		Company's Share
Commercial

North Point	Atlanta	100.0%	32
Wildwood Office Park	Atlanta	50.0%	22
The Avenue Forsyth-Adjacent Land	Atlanta	100.0%	10
NCR Phase II (1)	Atlanta	100.0%	1
Georgia			65

DFA	Charlotte	50.0%	2
North Carolina			2

Victory Center	Dallas	75.0%	3
Texas			3

Commercial Land Held (Acres)			70		57
Cost Basis of Commercial Land Held			$	52,084	$	26,937

Residential (2)

Paulding County	Atlanta	50.0%	478
Callaway Gardens (3)	Atlanta	100.0%	217
Georgia			695

Padre Island	Corpus Christi	50.0%	15
Texas			15

Residential Land Held (Acres)			710		464
Cost Basis of Residential Land Held			$	11,834	$	8,297

Grand Total Land Held (Acres)			780		521
Grand Total Cost Basis of Land Held			$	63,918	$	35,234



(1)	Represents land adjacent to NCR Development project. Upon completion of the NCR development project, NCR is required to pay rent on this land.
(2)	Residential represents land that may be sold to third parties as lots or in large tracts for residential development.
(3)	Company's ownership interest is shown at 100% as Callaway Gardens is owned in a joint venture which is consolidated with the Company.



Cousins Properties Incorporated	22	Q1 2016 Supplemental Information



DEBT SCHEDULE



						Company's Share of Debt Maturities and Principal Payments
Description (Interest Rate Base, if not fixed)	Company's Ownership Interest		Rate at End of Quarter		Maturity Date	2016		2017		2018		2019		2020		Thereafter		Total Principal		Deferred Loan Costs (1)			Total		Company's Share Recourse (2)
Consolidated Debt

Floating Rate Debt
Credit Facility, Unsecured (LIBOR + 1.10%-1.45%; $500mm facility)(3)	100.0	%	1.54	%	5/28/19	$	—	$	—	$	—	$	143,000	$	—	$	—	$143,000		$	—		$143,000		$143,000
Total Floating Rate Debt						—		—		—		143,000		—		—		143,000					143,000		143,000

Fixed Rate Debt
The American Cancer Society Center (4)	100.0	%	6.45	%	9/1/17	1,376		127,508		—		—		—		—		128,884		(123		)	128,761		—
191 Peachtree Tower	100.0	%	3.35	%	10/1/18	1,305		2,013		96,682		—		—		—		100,000		(235		)	99,765		—
Meridian Mark Plaza	100.0	%	6.00	%	8/1/20	345		484		514		546		22,978		—		24,867		(116		)	24,751		—
Post Oak Central	100.0	%	4.26	%	10/1/20	2,627		3,636		3,794		3,959		166,896		—		180,912		(789		)	180,123		—
Promenade	100.0	%	4.27	%	10/1/22	2,158		2,986		3,116		3,252		3,394		92,593		107,499		(382		)	107,117		—
816 Congress	100.0	%	3.75	%	11/1/24	128		1,568		1,628		1,690		1,754		78,232		85,000		(706		)	84,294		—
Total Fixed Rate Debt						7,939		138,195		105,734		9,447		195,022		170,825		627,162		(2,351		)	624,811		—

Total Consolidated Debt						7,939		138,195		105,734		152,447		195,022		170,825		770,162		(2,351		)	767,811		143,000

Unconsolidated Debt

Floating Rate Debt
Emory Point I (LIBOR + 1.75%) (5)	75.0	%	2.19	%	10/9/16	43,522		—		—		—		—		—		43,522		—			43,522		—
Emory Point II (LIBOR + 1.85%, $46mm facility) (5)	75.0	%	2.29	%	10/9/16	32,223		—		—		—		—		—		32,223		—			32,223		3,222
Carolina Square (LIBOR + 1.90%, $79.755mm facility) (6)	50.0	%	2.34	%	5/1/18	—		—		—		—		—		—		—		—			—		—
Total Floating Rate Debt						75,745		—		—		—		—		—		75,745		—			75,745		3,222

Fixed Rate Debt
Gateway Village (7)	50.0	%	6.41	%	12/1/16	6,427		—		—		—		—		—		6,427		—			6,427		—
Terminus 100	50.0	%	5.25	%	1/1/23	964		1,346		1,418		1,494		1,575		57,498		64,295		—			64,295		—
Terminus 200	50.0	%	3.79	%	1/1/23	559		770		800		831		863		37,177		41,000		—			41,000		—
Emory University Hospital Midtown Medical Office Tower	50.0	%	3.50	%	6/1/23	552		758		785		813		842		33,213		36,963		—			36,963		—
Total Fixed Rate Debt						8,502		2,874		3,003		3,138		3,280		127,888		148,685		—			148,685		—

Total Unconsolidated Debt						84,247		2,874		3,003		3,138		3,280		127,888		224,430		—			224,430		3,222

Total Debt						$	92,186	$	141,069	$	108,737	$	155,585	$	198,302	$	298,713	$	994,592	$	(2,351	)	$	992,241	$	146,222

Total Maturities (8)						$	75,745	$	127,508	$	96,682	$	143,000	$	189,874	$	282,487	$	915,296
% of Maturities						8%		14%		11%		15%		21%		31%		100%

Floating and Fixed Rate Debt Analysis



	Total Debt ($)		Total Debt (%)		Weighted Average Interest Rate		Weighted Average Maturity (Yrs.)
Floating Rate Debt	$	218,745	22	%	1.78	%	2.2
Fixed Rate Debt	775,847		78	%	4.55	%	4.9
Total Debt	$	994,592	100	%	3.94	%	4.3

(1) A new accounting standard was adopted in the first quarter of 2016 that requires deferred loan costs of mortgage debt to be recorded as a reduction from notes payable on the balance sheet. This standard does not apply to revolving credit facilities and such costs related to credit facilities continue to be recorded in other assets on the balance sheet.

(2) Non-recourse loans are subject to customary carve-outs.

(3) The spread over LIBOR at March 31, 2016 was 1.10%.

(4) The real estate and other assets of this property are restricted under a loan agreement such that these assets are not available to settle other debts of the Company.

(5) The Emory Point I and II loans have two one-year extension options, if certain conditions are met.

(6) The Company and its partner each guarantee 12.5% of the outstanding loan amount.

(7) Based on the structure of the venture and the nature of the related debt, the Company excludes the Gateway Village debt in certain of its leverage calculations.

(8) Maturities include lump sum principal payments due at the maturity date. Maturities do not include scheduled principal payments due prior to the maturity date.



Cousins Properties Incorporated	23	Q1 2016 Supplemental Information



DEBT SCHEDULE



Cousins Properties Incorporated	24	Q1 2016 Supplemental Information



NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS




	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st

2nd Generation TI & Leasing Costs & Building CAPEX
Second Generation Leasing Related Costs	31,187		11,632		12,294		10,941		11,954		46,821		4,867
Second Generation Building Improvements	3,867		507		965		3,267		2,654		7,393		3,037
	35,054		12,139		13,259		14,208		14,608		54,214		7,904
Net Operating Income

Office Consolidated Properties	186,593		52,103		54,780		54,685		55,152		216,720		52,844
Other Consolidated Properties	1,385		(24	)	10		—		205		191		23
Net Operating Income - Consolidated	187,978		52,079		54,790		54,685		55,357		216,911		52,867

Rental Property Revenues	343,910		90,033		96,177		96,016		90,842		373,068		88,476
Rental Property Operating Expenses	(155,934	)	(37,954	)	(41,387	)	(41,331	)	(35,485	)	(156,157	)	(35,609	)
Net Operating Income - Consolidated	187,976		52,079		54,790		54,685		55,357		216,911		52,867

Income from Discontinued Operations
Rental Property Revenues	2,927		4		—		—		—		4		—
Rental Property Operating Expenses	(1,128	)	(18	)	—		—		—		(18	)	—
Net Operating Income	1,799		(14	)	—		—		—		(14	)	—

Termination Fees	2		—		—		—		—		—		—
Interest and Other Income (Expense)	3		—		(6	)	6		(21	)	(21	)	—
FFO from Discontinued Operations	1,804		(14	)	(6	)	6		(21	)	(35	)	—

Third Party Management and Leasing Revenues	—		—		—		—		—		—		—
Third Party Management and Leasing Expenses	(2	)	—		—		—		—		—		—
FFO from Third Party Management and Leasing	(2	)	—		—		—		—		—		—

FFO from Discontinued Operations	1,802		(14	)	(6	)	6		(21	)	(35	)	—

Depreciation and Amortization of Real Estate	—		—		—		—		—		—		—
Income from Discontinued Operations	1,802		(14	)	(6	)	6		(21	)	(35	)	—

Income (Loss) from Unconsolidated Joint Ventures
Net Operating Income
Office Properties	18,176		4,642		4,489		4,644		4,726		18,501		5,049
Other Properties	7,720		1,346		1,495		1,487		1,506		5,834		1,597
Net Operating Income	25,896		5,988		5,984		6,131		6,232		24,335		6,646
Sales Less Cost of Sales	2,207		—		242		2,038		—		2,280		—
Termination Fees	185		120		28		271		—		419		—
Interest Expense	(7,364	)	(1,822	)	(1,827	)	(1,845	)	(1,961	)	(7,455	)	(2,007	)
Other Expense	536		68		106		12		182		368		454
Depreciation and Amortization of Non-Real Estate Assets	(46	)	—		—		—		—		—		—
Funds from Operations - Unconsolidated Joint Ventures	21,414		4,354		4,533		6,607		4,453		19,947		5,093
Gain on Sale of Depreciated Investment Properties, net	1,767		—		—		—		—		—		—
Depreciation and Amortization of Real Estate	(11,913	)	(2,743	)	(2,772	)	(2,891	)	(3,239	)	(11,645	)	(3,259	)
Net Income from Unconsolidated Joint Ventures	11,268		1,611		1,761		3,716		1,214		8,302		1,834



Cousins Properties Incorporated	25	Q1 2016 Supplemental Information



NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS




	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st


Market Capitalization
Common Stock price at Period End	11.42		10.60		10.38		9.22		9.43		9.43		10.38
Number of Common Shares Outstanding at Period End	216,513		216,470		216,686		214,671		211,513		211,513		210,107
Common Stock Capitalization	2,472,578		2,294,582		2,249,201		1,979,267		1,994,568		1,994,568		2,180,911

Preferred Stock Series B Price at Liquidation Value	—		—		—		—		—		—		—
Preferred Stock at Liquidation Value	—		—		—		—		—		—		—

Debt	792,344		849,948		849,772		779,570		721,293		721,293		767,811
Share of Unconsolidated Debt	215,158		219,428		225,241		227,194		225,724		225,724		224,430
Debt (2)	1,007,502		1,069,376		1,075,013		1,006,764		947,017		947,017		992,241

Total Market Capitalization	3,480,080		3,361,958		3,324,214		2,986,031		2,941,585		2,941,585		3,173,152

EBITDA (2)
FFO	165,204		45,935		45,238		52,467		49,109		192,749		43,457
Interest Expense	36,474		9,498		9,696		9,518		9,466		38,178		9,421
Non-Real Estate Depreciation and Amortization	913		423		374		414		410		1,621		377
Income Tax Provision (Benefit)	(20	)	—		—		—		—		—		—
Gain on Sale of Third Party Management & Leasing Business	3		—		—		—		—		—		—
Acquisition and Related Costs	1,130		83		2		19		195		299		19
Preferred Stock Dividends and Original Issuance Costs	6,485		—		—		—		—		—		—
EBITDA (2)	210,189		55,939		55,310		62,418		59,180		232,847		53,274

Credit Ratios
Debt (2)	1,007,502		1,067,376		1,075,013		1,006,764		947,017		947,017		992,241
Total Market Capitalization	3,480,080		3,361,958		3,324,214		2,986,031		2,941,585		2,941,585		3,173,152
Debt (2) / Total Market Capitalization	29.0	%	31.7	%	32.3	%	33.7	%	32.2	%	32.2	%	31.3	%

Total Assets - Consolidated	2,667,330		2,684,661		2,685,466		2,635,397		2,597,803		2,597,803		2,610,408
Accumulated Depreciation - Consolidated	400,593		435,939		470,360		542,084		463,008		463,008		486,747
Undepreciated Assets - Unconsolidated (2)	450,535		454,835		466,438		482,606		486,941		486,941		460,516
Less: Investment in Unconsolidated Joint Ventures	(100,498	)	(100,821	)	(103,665	)	(103,470	)	(102,577	)	(102,577	)	(110,138	)
Total Undepreciated Assets (2)	3,417,960		3,474,614		3,518,599		3,556,617		3,445,175		3,445,175		3,447,533
Debt (2)	1,007,502		1,067,376		1,075,013		1,006,764		947,017		947,017		992,241
Undepreciated Assets (2)	3,417,960		3,474,614		3,518,599		3,556,617		3,445,175		3,445,175		3,447,533
Debt (2) / Total Undepreciated Assets (2)	29.5	%	30.7	%	30.6	%	28.3	%	27.5	%	27.5	%	28.8	%



Cousins Properties Incorporated	26	Q1 2016 Supplemental Information



NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS




	2014		2015 1st		2015 2nd		2015 3rd		2015 4th		2015		2016 1st

Interest Expense	36,474		9,498		9,696		9,518		9,466		38,178		9,421
Scheduled Principal Payments	9,836		2,493		2,477		2,507		2,415		9,892		2,444
Preferred Stock Dividends	2,955		—		—		—		—		—		—
Fixed Charges	49,265		11,991		12,173		12,025		11,881		48,070		11,865
EBITDA	210,189		55,939		55,310		62,418		59,180		232,847		53,274
Fixed Charges Coverage Ratio (2)	4.27		4.67		4.54		5.19		4.98		4.84		4.49

Debt (2)	1,007,502		1,067,376		1,075,013		1,006,764		947,017		947,017		992,241
Annualized EBITDA (3)	248,556		223,756		221,240		250,260		236,720		236,720		213,096
Debt (2) / Annualized EBITDA (3)	4.05		4.77		4.86		4.02		4.00		4.00		4.66

Dividend Information
Cash Common Dividends	61,563		17,349		17,328		17,334		17,185		69,196		16,918
FFO	165,204		45,935		45,238		52,467		49,109		192,749		43,457
FFO Payout Ratio	37.3	%	37.8	%	38.3	%	33.0	%	35.0	%	35.9	%	38.9	%

FFO	165,204		45,935		45,238		52,467		49,109		192,749		43,457
Straight Line Rental Revenue	(22,093	)	(6,285	)	(5,786	)	(4,623	)	(3,315	)	(20,009	)	(3,595	)
Above and Below Market Rents	(8,047	)	(2,030	)	(1,973	)	(2,030	)	(1,948	)	(7,981	)	(1,834	)
Second Generation CAPEX	(35,054	)	(12,139	)	(13,259	)	(14,208	)	(14,608	)	(54,214	)	(7,904	)
Deferred Income - Tenant Improvements	—		—		—		—		(48	)	(48	)	(280	)
FAD (2)	100,010		25,481		24,220		31,606		29,190		110,497		29,844
Common Dividends	61,563		17,349		17,328		17,334		17,185		69,196		16,918
FAD Payout Ratio (2)	61.6	%	67.8	%	71.5	%	54.8	%	58.9	%	62.6	%	56.7	%

Operations Ratios
Total Undepreciated Assets (2)	3,417,960		3,474,614		3,518,599		3,556,617		3,445,175		3,445,175		3,447,533
General and Administrative Expenses	19,787		3,595		5,936		2,971		4,597		17,099		8,492
Annualized General and Administrative Expenses (4) / Total Undepreciated Assets	0.58	%	0.41	%	0.67	%	0.33	%	0.53	%	0.50	%	0.99	%



Cousins Properties Incorporated	27	Q1 2016 Supplemental Information



NON-GAAP FINANCIAL MEASURES - CALCULATIONS AND RECONCILIATIONS



	Three Months Ended ($ in thousands)
	March 31, 2016		March 31, 2015			December 31, 2015
Rental Property Revenues
Same Property	$	75,376	$	73,487		$	74,980
Non-Same Property	23,365		25,521			25,542
	$	98,741	$	99,008		$	100,522

Rental Property Operating Expenses
Same Property	$	30,599	$	30,551		$	29,631
Non-Same Property	8,628		10,404			9,302
	$	39,227	$	40,955		$	38,933

Rental Property Revenues
Consolidated Properties	$	88,476	$	90,033		$	90,842
Discontinued Operations	—		4			—
Share of Unconsolidated Joint Ventures	10,265		8,971			9,680
	$	98,741	$	99,008		$	100,522

Rental Property Operating Expenses
Consolidated Properties	$	35,609	$	37,954		$	35,485
Discontinued Operations	—		18			—
Share of Unconsolidated Joint Ventures	3,618		2,983			3,448
	$	39,227	$	40,955		$	38,933

Cash Basis Rental Property Revenues
Rental Property Revenues	$	98,741	$	99,008		$	100,522
Less: Straight Line Rent	3,595		6,285			3,315
Less: Non-cash Income	1,672		1,536			1,526
	$	93,474	$	91,187		$	95,681

Cash Basis Rental Property Revenues
Same Property	$	72,226	$	68,872		$	71,993
Non-Same Property	21,248		22,315			23,688
	$	93,474	$	91,187		$	95,681

Cash Basis Rental Property Operating Expenses
Rental Property Operating Expenses	$	39,227	$	40,955		$	38,933
Non-Cash Expense	13		(77		)	19
	$	39,240	$	40,878		$	38,952

Cash Basis Rental Property Operating Expenses
Same Property	$	30,611	$	30,568		$	29,648
Non-Same Property	8,629		10,310			9,304
	$	39,240	$	40,878		$	38,952

(1) Amounts may differ slightly from other schedules contained herein due to rounding.
(2) Includes Company share of unconsolidated joint ventures.
(3) Annualized equals quarter amount annualized.
(4) Quarter amount represents quarter annualized, year-to-date represents year-to-date actual.



Cousins Properties Incorporated	28	Q1 2016 Supplemental Information



NON-GAAP FINANCIAL MEASURES - DISCUSSION



The Company uses non-GAAP financial measures in its filings and other public disclosures. The following is a list of non-GAAP financial measures that the Company commonly uses and a description for each measure of (1) the reasons that management believes the measure is useful to investors and (2) if material, any additional uses of the measure by management of the Company. “2^nd Generation Tenant Improvements and Leasing Costs and Building Capital Expenditures” is used in the valuation and analysis of real estate. Because the Company develops and acquires properties, in addition to operating existing properties, its property acquisition and development expenditures included in the Statements of Cash Flows includes both initial costs associated with developing and acquiring investment assets and those expenditures necessary for operating and maintaining existing properties at historic performance levels. The latter costs are referred to as second generation costs and are useful in evaluating the economic performance of the asset and in valuing the asset. Accordingly, the Company discloses the portion of its property acquisition and development expenditures that pertain to second generation space in its operating properties. The Company excludes from second generation costs amounts incurred to lease vacant space and other building improvements associated with properties acquired for redevelopment or repositioning. “Cash Basis Net Operating Income” represents Net Operating Income excluding straight-line rents, amortization of lease inducements, amortization of acquired above and below market rents, and non-cash ground lease expense. “EBITDA” represents FFO plus consolidated and Company share of unconsolidated interest expense, non-real estate depreciation and amortization, income taxes, impairment losses, predevelopment charges, loss on debt extinguishment, gain on sale of third party business, participation interest income, acquisition and related costs, and preferred stock dividends and original issuance costs. Management believes that EBITDA provides analysts and investors with appropriate information to use in various ratios that evaluate the Company's level of debt. "Funds Available for Distribution” (“FAD”) represents FFO adjusted to exclude the effect of straight-line rent and above and below market lease amortization less 2^nd Generation Tenant Improvements and Leasing Costs and Building Capital Expenditures. Management believes that FAD provides analysts and investors with information that assists in the comparability of the Company's dividend policy with other real estate companies. “FAD Before Certain Charges” represents FAD before preferred share issuance costs write off, non-depreciable impairment losses, predevelopment and other charges, loss on debt extinguishment, acquisition and related costs, gain on sale of third party business, participation interest income and separation charges. Management believes that FAD Before Certain Charges provides analysts and investors with appropriate information related to the Company's core operations and for comparability of the results of its operations and dividend policy with other real estate companies. “Funds From Operations Available to Common Stockholders” (“FFO”) is a supplemental operating performance measure used in the real estate industry. The Company calculates FFO in accordance with the National Association of Real Estate Investment Trusts' (“NAREIT”) definition, which is net income (loss) available to common		stockholders (computed in accordance with accounting principles generally accepted in the United States (“GAAP”)), excluding extraordinary items, cumulative effect of change in accounting principle and gains or losses from sales of depreciable real property, plus depreciation and amortization of real estate assets, impairment losses on depreciable investment property and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis. FFO is used by industry analysts and investors as a supplemental measure of an equity REIT's operating performance. Historical cost accounting for real estate assets implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many industry investors and analysts have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Thus, NAREIT created FFO as a supplemental measure of REIT operating performance that excludes historical cost depreciation, among other items, from GAAP net income. Management believes that the use of FFO, combined with the required primary GAAP presentations, has been fundamentally beneficial, improving the understanding of operating results of REITs among the investing public and making comparisons of REIT operating results more meaningful. Company management evaluates operating performance in part based on FFO. Additionally, the Company uses FFO and FFO per share, along with other measures, as a performance measure for incentive compensation to its officers and other key employees. “FFO Before Certain Charges” represents FFO before preferred share issuance costs write off, non-depreciable impairment losses, predevelopment and other charges, loss on debt extinguishment, acquisition and related costs, gain on sale of third party business, participation interest income and separation charges. Management believes that FFO Before Certain Charges provides analysts and investors with appropriate information related to the Company's core operations and for comparability of the results of its operations with other real estate companies. “Net Operating Income” is used by industry analysts, investors and Company management to measure operating performance of the Company's properties. Net Operating Income, which is rental property revenues less rental property operating expenses, excludes certain components from net income in order to provide results that are more closely related to a property's results of operations. Certain items, such as interest expense, while included in FFO and net income, do not affect the operating performance of a real estate asset and are often incurred at the corporate level as opposed to the property level. As a result, management uses only those income and expense items that are incurred at the property level to evaluate a property's performance. Depreciation and amortization are also excluded from Net Operating Income for the reasons described under FFO above. “Same Property Net Operating Income” represents Net Operating Income or Cash Basis Net Operating Income for those office properties that have been fully operational in each of the comparable reporting periods. A fully operational property is one that achieved 90% economic occupancy for each of the two periods presented or has been substantially complete and owned by the Company for each of the two periods presented and the preceding year. Same-Property Net Operating Income or Cash Basis Same Property Net Operating Income allows analysts, investors and management to analyze continuing operations and evaluate the growth trend of the Company's portfolio.



Cousins Properties Incorporated	29	Q1 2016 Supplemental Information



ADDITIONAL INFORMATION

FROM OPERATIONS - DETAIL

FUNDS FROM OPERATIONS - DETAIL

In connection with the proposed transaction with Parkway, Cousins intends to file with the SEC a registration statement on Form S-4 that will include a joint proxy statement of Cousins and Parkway that also constitutes a prospectus of Cousins. Investors and security holders are urged to read the joint proxy statement/prospectus and other relevant documents filed with the SEC, when they become available, because they will contain important information about the proposed transaction. Investors and security holders may obtain free copies of these documents, when they become available, and other documents filed with the SEC at www.sec.gov. In addition, investors and security holders may obtain free copies of the documents filed with the SEC by Cousins by contacting Cousins Investor Relations at (404) 407-1898. Investors and security holders may obtain free copies of the documents filed with the SEC by Parkway by contacting Parkway Investor Relations at (407) 650-0593.

Cousins and Parkway and their respective directors and executive officers and other members of management and employees may be deemed to be participants in the solicitation of proxies in respect of the proposed transaction. Information about Cousins’ directors and executive officers is available in Cousins’ proxy statement for its 2016 Annual Meeting, which was filed with the SEC on March 22, 2016. Information about directors and executive officers of Parkway is available in the proxy statement for its 2016 Annual Meeting, which was filed with the SEC on March 28, 2016. Other information regarding the participants in the proxy solicitation and a description of their direct and indirect interests, by security holdings or otherwise, will be contained in the definitive joint proxy statement/prospectus and other relevant materials filed with the SEC regarding the merger when they become available. Investors should read the definitive joint proxy statement/prospectus carefully before making any voting or investment decisions when it becomes available before making any voting or investment decisions. You may obtain free copies of these documents from Cousins or Parkway using the sources indicated above.

This communication and the information contained herein shall not constitute an offer to sell or the solicitation of an offer to buy any securities, nor shall there be any sale of securities in any jurisdiction in which such offer, solicitation or sale would be unlawful prior to registration or qualification under the securities laws of any such jurisdiction. No offering of securities shall be made except by means of a prospectus meeting the requirements of Section 10 of the U.S. Securities Act of 1933, as amended.



Cousins Properties Incorporated	30	Q1 2016 Supplemental Information

Cousins Properties (CUZ) 8-KResults of Operations and Financial Condition