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SEGMENT INFORMATION | 6 Months Ended
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Jun. 30, 2023
Segment Reporting [Abstract] |
SEGMENT INFORMATION | 13. SEGMENT INFORMATION As of June 30, 2023, the Company owns and manages properties within four segments: (1) Philadelphia Central Business District (“Philadelphia CBD”), (2) Pennsylvania Suburbs, (3) Austin, Texas and (4) Other. The Philadelphia CBD segment includes properties located in the City of Philadelphia, Pennsylvania. The Pennsylvania Suburbs segment includes properties in Chester, Delaware, and Montgomery counties in the Philadelphia suburbs. The Austin, Texas segment includes properties in the City of Austin, Texas. The Other segment includes properties located in the District of Columbia, Northern Virginia, Southern Maryland Camden County, New Jersey and New Castle County, Delaware. In addition to the four segments, the corporate group is responsible for cash and investment management, development of certain real estate properties during the construction period, and certain other general support functions. Land held for development and construction in progress is transferred to operating properties by region upon completion of the associated construction or project. The Company’s segments are based on the Company’s method of internal reporting, which classifies the Company's operations by geographic area. Beginning on January 1, 2023, the properties that were historically part of the Metro Washington D.C. segment are reflected in the other reportable segment. The operations for the Metro Washington D.C. segment for the three and six months ended June 30, 2023 and real estate investments as of June 30, 2023 and December 31, 2022, as detailed below, have been included in the Other reportable segment. The following tables provide selected asset information and results of operations of the Company’s reportable segments (in thousands):
Real estate investments, at cost: |  |  |
| June 30, 2023 |  | December 31, 2022
Philadelphia CBD | $ | 1,519,616 |  |  | $ | 1,517,801 |
Pennsylvania Suburbs | 906,584 |  |  | 878,546 |
Austin, Texas | 798,229 |  |  | 851,835 |
Total Core Segments | 3,224,429 |  |  | 3,248,182 |
Other | 372,782 |  |  | 369,058 |
| $ | 3,597,211 |  |  | $ | 3,617,240 |
Assets held for sale (a) | 52,664 |  |  | — |
Operating Properties | $ | 3,649,875 |  |  | $ | 3,617,240 |
Corporate |  |  |
Right of use asset - operating leases, net | $ | 19,346 |  |  | $ | 19,664 |
Construction-in-progress | $ | 245,677 |  |  | $ | 218,869 |
Land held for development | $ | 71,493 |  |  | $ | 76,499 |
Prepaid leasehold interests in land held for development, net | $ | 27,762 |  |  | $ | 35,576 |
Net operating income:
| Three Months Ended June 30,
| 2023 |  | 2022
| Total revenue |  | Operating expenses (a) |  | Net operating income |  | Total revenue |  | Operating expenses (a) |  | Net operating income
Philadelphia CBD | $ | 56,671 |  |  | $ | (20,257) |  |  | $ | 36,414 |  |  | $ | 55,426 |  |  | $ | (20,538) |  |  | $ | 34,888 |
Pennsylvania Suburbs | 32,102 |  |  | (10,084) |  |  | 22,018 |  |  | 31,333 |  |  | (10,258) |  |  | 21,075 |
Austin, Texas | 23,781 |  |  | (8,683) |  |  | 15,098 |  |  | 23,921 |  |  | (10,438) |  |  | 13,483 |
Other | 8,888 |  |  | (4,850) |  |  | 4,038 |  |  | 9,405 |  |  | (5,458) |  |  | 3,947 |
Corporate | 4,440 |  |  | (2,145) |  |  | 2,295 |  |  | 3,957 |  |  | (2,957) |  |  | 1,000 |
Operating properties | $ | 125,882 |  |  | $ | (46,019) |  |  | $ | 79,863 |  |  | $ | 124,042 |  |  | $ | (49,649) |  |  | $ | 74,393 |
| Six Months Ended June 30,
| 2023 |  | 2022
| Total revenue |  | Operating expenses (a) |  | Net operating income |  | Total revenue |  | Operating expenses (a) |  | Net operating income
Philadelphia CBD | $ | 112,898 |  |  | $ | (40,843) |  |  | $ | 72,055 |  |  | $ | 108,897 |  |  | $ | (40,281) |  |  | $ | 68,616 |
Pennsylvania Suburbs | 64,873 |  |  | (19,863) |  |  | 45,010 |  |  | 63,140 |  |  | (20,416) |  |  | 42,724 |
Austin, Texas | 49,018 |  |  | (19,977) |  |  | 29,041 |  |  | 48,836 |  |  | (20,731) |  |  | 28,105 |
Other | 18,277 |  |  | (10,262) |  |  | 8,015 |  |  | 18,204 |  |  | (10,896) |  |  | 7,308 |
Corporate | 10,043 |  |  | (5,909) |  |  | 4,134 |  |  | 12,470 |  |  | (5,243) |  |  | 7,227 |
Operating properties | $ | 255,109 |  |  | $ | (96,854) |  |  | $ | 158,255 |  |  | $ | 251,547 |  |  | $ | (97,567) |  |  | $ | 153,980 |
Includes property operating expenses, real estate taxes and third-party management expense.
Unconsolidated real estate ventures: |  |  |  |  |  |  |  |
| Investment in real estate ventures |  | Equity in income (loss) of real estate venture
| As of |  | Three Months Ended June 30, |  |
| June 30, 2023 |  | December 31, 2022 |  | 2023 |  | 2022 |  |  |  |
Philadelphia CBD | $ | 452,365 |  |  | $ | 387,301 |  |  | $ | (4,412) |  |  | $ | (2,574) |  |  |  |  |
Metropolitan Washington, D.C. | 82,603 |  |  | 83,903 |  |  | (1,414) |  |  | (381) |  |  |  |  |
Mid-Atlantic Office JV | 28,791 |  |  | 31,005 |  |  | 223 |  |  | (101) |  |  |  |  |
MAP Venture | (41,310) |  |  | (35,411) |  |  | (1,995) |  |  | (1,925) |  |  |  |  |
Austin, Texas | 66,746 |  |  | 65,426 |  |  | — |  |  | — |  |  |  |  |
Total | $ | 589,195 |  |  | $ | 532,224 |  |  | $ | (7,598) |  |  | $ | (4,981) |  |  |  |  |
Net operating income (“NOI”) is a non-GAAP financial measure, which we define as total revenue less property operating expenses, real estate taxes and third-party management expenses. Property operating expenses that are included in determining NOI consist of costs that are necessary and allocable to our operating properties such as utilities, property-level salaries, repairs and maintenance, property insurance and management fees. General and administrative expenses that are not reflected in NOI primarily consist of corporate-level salaries, amortization of share awards and professional fees that are incurred as part of corporate office management. NOI presented by the Company may not be comparable to NOI reported by other companies that define NOI differently. NOI is the primary measure that is used by the Company’s management to evaluate the operating performance of the Company’s real estate assets by segment. The Company believes NOI provides useful information to investors regarding the financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level. While NOI is a relevant and widely used measure of operating performance of real estate investment trusts, it does not represent cash flow from operations or net income as defined by GAAP and should not be considered as an alternative to those measures in evaluating our liquidity or operating performance. NOI does not reflect interest expenses, real estate impairment losses, depreciation and amortization costs, capital expenditures and leasing costs. The Company believes that net income (loss), as defined by GAAP, is the most appropriate earnings measure. The following is a reconciliation of consolidated net income (loss), as defined by GAAP, to consolidated NOI, (in thousands):
| Three Months Ended June 30, |  | Six Months Ended June 30,
| 2023 |  | 2022 |  | 2023 |  | 2022
Net income (loss) | $ | (12,737) |  |  | $ | 4,651 |  |  | $ | (18,013) |  |  | $ | 10,752 |
Plus: |  |  |  |  |  |  |
Interest expense | 23,669 |  |  | 16,341 |  |  | 46,322 |  |  | 32,083 |
Interest expense - amortization of deferred financing costs | 1,114 |  |  | 805 |  |  | 2,141 |  |  | 1,514 |
Depreciation and amortization | 47,079 |  |  | 43,959 |  |  | 92,679 |  |  | 87,741 |
General and administrative expenses | 9,360 |  |  | 8,328 |  |  | 18,842 |  |  | 18,328 |
Equity in loss of unconsolidated real estate ventures | 7,598 |  |  | 4,981 |  |  | 13,765 |  |  | 9,544 |
Provision for impairment | 4,468 |  |  | — |  |  | 4,468 |  |  | — |
Less: |  |  |  |  |  |  |
Interest income | 520 |  |  | 449 |  |  | 1,025 |  |  | 889 |
Income tax provision | (13) |  |  | (48) |  |  | (38) |  |  | (75) |
Net gain on disposition of real estate | — |  |  | 144 |  |  | — |  |  | 144 |
Net gain on sale of undepreciated real estate | — |  |  | 4,127 |  |  | 781 |  |  | 5,024 |
Net gain on real estate venture transactions | 181 |  |  | — |  |  | 181 |  |  | — |
Consolidated net operating income | $ | 79,863 |  |  | $ | 74,393 |  |  | $ | 158,255 |  |  | $ | 153,980 |

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- Definition The entire disclosure for reporting segments including data and tables. Reportable segments include those that meet any of the following quantitative thresholds a) it's reported revenue, including sales to external customers and intersegment sales or transfers is 10 percent or more of the combined revenue, internal and external, of all operating segments b) the absolute amount of its reported profit or loss is 10 percent or more of the greater, in absolute amount of 1) the combined reported profit of all operating segments that did not report a loss or 2) the combined reported loss of all operating segments that did report a loss c) its assets are 10 percent or more of the combined assets of all operating segments. + References Reference 1: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 22 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-22 Reference 2: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 15 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-15 Reference 3: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 31 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-31 Reference 4: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 32 -Subparagraph (d) -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-32 Reference 5: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 42 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-42 Reference 6: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 32 -Subparagraph (f) -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-32 Reference 7: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 40 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-40 Reference 8: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -Name Accounting Standards Codification -Publisher FASB -URI https://asc.fasb.org//280/tableOfContent Reference 9: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 26 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-26 Reference 10: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 34 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-34 Reference 11: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 41 -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-41 Reference 12: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 21 -Subparagraph (a) -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-21 Reference 13: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 21 -Subparagraph (b) -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-21 Reference 14: http://www.xbrl.org/2003/role/disclosureRef -Topic 280 -SubTopic 10 -Name Accounting Standards Codification -Section 50 -Paragraph 32 -Subparagraph (e) -Publisher FASB -URI https://asc.fasb.org//1943274/2147482810/280-10-50-32 + Details
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