Paramount Group, Inc. (NYSE:PGRE) ("Paramount" or the "Company") filed its Quarterly Report on Form 10-Q for the quarter ended June 30, 2023 today and reported results for the second quarter ended June 30, 2023.

Second Quarter Highlights:

Results of Operations:

Reported net loss attributable to common stockholders of $47.5 million, or $0.22 per diluted share, for the quarter ended June 30, 2023, compared to net loss attributable to common stockholders of $0.4 million, or $0.00 per diluted share, for the quarter ended June 30, 2022. Net loss attributable to common stockholders for the quarter ended June 30, 2023, includes (i) $23.1 million, or $0.11 per diluted share, for our share of a non-cash real estate impairment loss related to an unconsolidated joint venture, and (ii) non-cash straight-line rent receivable write-offs aggregating $13.0 million, or $0.06 per diluted share, related to the previously announced terminated SVB Securities lease and the surrendered JPMorgan space.
Reported Core Funds from Operations ("Core FFO") attributable to common stockholders of $38.7 million, or $0.18 per diluted share, for the quarter ended June 30, 2023, compared to $53.6 million, or $0.24 per diluted share, for the quarter ended June 30, 2022. Core FFO attributable to common stockholders for the quarter ended June 30, 2023 includes non-cash straight-line rent receivable write-offs aggregating $13.0 million, or $0.06 per diluted share, related to the previously announced terminated SVB Securities lease and the surrendered JPMorgan space.
Updated its full year 2023 Earnings Guidance as follows:
- Estimated net loss attributable to common stockholders is expected to be between $0.28 and $0.24 per diluted share, compared to its prior estimate of $0.11 and $0.07 per diluted share, an increase in net loss of $0.17 per diluted share at the midpoint of the Company's prior estimate.
- Estimated Core FFO attributable to common stockholders is expected to be between $0.84 and $0.88 per diluted share, compared to its prior estimate of $0.90 and $0.94 per diluted share, a decrease of $0.06 per diluted share at the midpoint of the Company's prior guidance.
Reported a 5.0% decrease in Same Store Net Operating Income ("NOI") and a 4.7% decrease in Same Store Cash NOI in the quarter ended June 30, 2023, compared to the same period in the prior year.
Leased 71,847 square feet, of which the Company's share was 57,404 square feet that was leased at a weighted average initial rent of $78.14 per square foot. Of the 71,847 square feet leased, 34,514 square feet represented the Company's share of second generation space⁽¹⁾, for which mark-to-markets were 3.9% on a GAAP basis and negative 3.1% on a cash basis.
Declared a second quarter cash dividend of $0.035 per common share on June 15, 2023, which was paid on July 14, 2023.

___________________

⁽¹⁾ Second generation space represents space leased in the current period (i) prior to its originally scheduled expiration, or (ii) that has been vacant for less than twelve months.

Financial Results

Quarter Ended June 30, 2023

Net loss attributable to common stockholders was $47.5 million, or $0.22 per diluted share, for the quarter ended June 30, 2023, compared to $0.4 million, or $0.00 per diluted share, for the quarter ended June 30, 2022. Net loss attributable to common stockholders for the quarter ended June 30, 2023, includes (i) $23.1 million, or $0.11 per diluted share, for our share of a non-cash real estate impairment loss related to an unconsolidated joint venture, and (ii) non-cash straight-line rent receivable write-offs aggregating $13.0 million, or $0.06 per diluted share, related to the previously announced terminated SVB Securities lease and the surrendered JPMorgan space.

Funds from Operations ("FFO") attributable to common stockholders was $34.0 million, or $0.16 per diluted share, for the quarter ended June 30, 2023, compared to $53.3 million, or $0.24 per diluted share, for the quarter ended June 30, 2022. FFO attributable to common stockholders for the quarter ended June 30, 2023 includes non-cash straight-line rent receivable write-offs aggregating $13.0 million, or $0.06 per diluted share, related to the previously announced terminated SVB Securities lease and the surrendered JPMorgan space. FFO attributable to common stockholders for the quarters ended June 30, 2023 and 2022 also includes the impact of non-core items, which are listed in the table on page 10. The aggregate of the non-core items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common stockholders for the quarter ended June 30, 2023 and 2022 by $4.7 million and $0.3 million, respectively, or $0.02 and $0.00 per diluted share, respectively. Core FFO attributable to common stockholders, which excludes the impact of the non-core items listed on page 10, was $38.7 million, or $0.18 per diluted share, for the quarter ended June 30, 2023, compared to $53.6 million, or $0.24 per diluted share, for the quarter ended June 30, 2022.

Six Months Ended June 30, 2023

Net loss attributable to common stockholders was $45.8 million, or $0.21 per diluted share, for the six months ended June 30, 2023, compared to net income attributable to common stockholders of $3.0 million, or $0.01 per diluted share, for the six months ended June 30, 2022. Net loss attributable to the common stockholders for the six months ended June 30, 2023 includes (i) $23.1 million, or $0.11 per diluted share, for our share of a non-cash real estate impairment loss related to an unconsolidated joint venture, and (ii) non-cash straight-line rent receivable write-offs aggregating $13.0 million, or $0.06 per diluted share, related to the previously announced terminated SVB Securities lease and the surrendered JPMorgan space.

FFO attributable to common stockholders was $90.8 million, or $0.42 per diluted share, for the six months ended June 30, 2023, compared to $108.2 million, or $0.49 per diluted share, for the six months ended June 30, 2022. FFO attributable to common stockholders for the six months ended June 30, 2023 includes non-cash straight-line rent receivable write-offs aggregating $13.0 million, or $0.06 per diluted share, related to the previously announced terminated SVB Securities lease and the surrendered JPMorgan space. FFO attributable to common stockholders for the six months ended June 30, 2023 and 2022 also includes the impact of non-core items, which are listed in the table on page 10. The aggregate of the non-core items, net of amounts attributable to noncontrolling interests, decreased FFO attributable to common stockholders for the six months ended June 30, 2023 by $4.0 million, or $0.02 per diluted share and did not impact FFO attributable to common stockholders for the six months ended June 30, 2022. Core FFO attributable to common stockholders, which excludes the impact of the non-core items listed on page 10, was $94.8 million, or $0.44 per diluted share, for the six months ended June 30, 2023, compared to $108.2 million, or $0.49 per diluted share, for the six months ended June 30, 2022.

Portfolio Operations

Quarter Ended June 30, 2023

Same Store NOI decreased by $5.1 million, or 5.0%, to $97.3 million for the quarter ended June 30, 2023 from $102.4 million for the quarter ended June 30, 2022. Same Store Cash NOI decreased by $4.5 million, or 4.7%, to $91.8 million for the quarter ended June 30, 2023 from $96.3 million for the quarter ended June 30, 2022.

During the quarter ended June 30, 2023, the Company leased 71,847 square feet, of which the Company's share was 57,404 square feet that was leased at a weighted average initial rent of $78.14 per square foot. This leasing activity, offset by lease expirations in the quarter, decreased leased occupancy and same store leased occupancy (properties owned by the Company in a similar manner during both reporting periods) by 20 basis points to 89.6% at June 30, 2023 from 89.8% at March 31, 2023. Of the 71,847 square feet leased in the second quarter, 34,514 square feet represented the Company's share of second generation space for which mark-to-markets were 3.9% on a GAAP basis and negative 3.1% on a cash basis. The weighted average lease term for leases signed during the second quarter was 10.6 years and weighted average tenant improvements and leasing commissions on these leases were $12.16 per square foot per annum, or 15.6% of initial rent.

Six Months Ended June 30, 2023

Same Store NOI increased by $1.7 million, or 0.9%, to $199.7 million for the six months ended June 30, 2023 from $198.0 million for the six months ended June 30, 2022. Same Store Cash NOI decreased by $4.4 million, or 2.3%, to $187.2 million for the six months ended June 30, 2023 from $191.6 million for the six months ended June 30, 2022.

During the six months ended June 30, 2023, the Company leased 267,481 square feet, of which the Company's share was 227,737 square feet that was leased at a weighted average initial rent of $81.18 per square foot. This leasing activity, offset by lease expirations in the six months, decreased leased occupancy and same store leased occupancy (properties owned by the Company in a similar manner during both reporting periods) by 170 basis points to 89.6% at June 30, 2023 from 91.3% at December 31, 2022. The 170 basis point decrease in leased occupancy was driven primarily by the scheduled expiration of Credit Agricole's 305,132 square foot lease in February 2023, partially offset by O'Melveny & Myers' 160,708 square foot lease; both of which were at 1301 Avenue of the Americas in the Company's New York portfolio.

Of the 267,481 square feet leased in the six months, 178,396 square feet represented the Company's share of second generation space for which mark-to-markets were 1.4% on a GAAP basis and negative 2.1% on a cash basis. The weighted average lease term for leases signed during the six months was 12.4 years and weighted average tenant improvements and leasing commissions on these leases were $12.64 per square foot per annum, or 15.6% of initial rent.

Guidance

The Company is updating its Estimated Core FFO Guidance for the full year of 2023, which is reconciled below to estimated net loss attributable to common stockholders per diluted share in accordance with GAAP. The Company estimates that net loss attributable to common stockholders will be between $0.28 and $0.24 per diluted share, compared to its prior estimate of $0.11 and $0.07 per diluted share, an increase in net loss of $0.17 per diluted share at the midpoint of the Company's prior estimate. This increase in net loss resulted primarily from (i) our share of a non-cash real estate impairment loss related to an unconsolidated joint venture of $0.11 per diluted share, (ii) non-cash straight-line rent receivable write-offs aggregating $0.06 per diluted share related to the terminated SVB Securities lease and the surrendered JPMorgan space, (iii) lower GAAP rental revenue in the second half of the year aggregating $0.02 per diluted share related to the terminated SVB Securities lease and the surrendered JPMorgan space, partially offset by (iv) termination income of $0.02 per diluted share in connection with a tenant's lease termination at 1633 Broadway. The estimated net loss attributable to common stockholders per diluted share is not a projection and is being provided solely to satisfy the disclosure requirements of the U.S. Securities and Exchange Commission.

Based on the Company's performance for the six months ended June 30, 2023 and its outlook for the remainder of 2023, the Company is updating its Estimated 2023 Core FFO to be between $0.84 and $0.88 per diluted share, compared to its prior estimate of $0.90 and $0.94 per diluted share. This represents a decrease of $0.06 per diluted share at the midpoint of the Company's prior guidance, resulting primarily from (i) non-cash straight-line rent receivable write-offs aggregating $0.06 per diluted share related to the terminated SVB Securities lease and the surrendered JPMorgan space, (ii) lower GAAP rental revenue in the second half of the year aggregating $0.02 per diluted share related to the terminated SVB Securities lease and the surrendered JPMorgan space, partially offset by (iii) termination income of $0.02 per diluted share in connection with a tenant's lease termination at 1633 Broadway.

	Full Year 2023
(Amounts per diluted share)	Low			High
Estimated net loss attributable to common stockholders	$	(0.28	)	$	(0.24	)
Pro rata share of real estate depreciation and amortization, including the Company's share of unconsolidated joint ventures		1.01			1.01
Pro rata share of non-cash real estate impairment loss related to an unconsolidated joint venture		0.11			0.11
Estimated Core FFO	$	0.84		$	0.88

Except as described above, these estimates reflect management's view of current and future market conditions, including assumptions with respect to rental rates, occupancy levels and the earnings impact of the events referenced in this release and otherwise to be referenced during the conference call referred to on page 7. These estimates do not include the impact on operating results from possible future property acquisitions or dispositions, or realized and unrealized gains and losses on real estate related fund investments. There can be no assurance that the Company's actual results will not differ materially from the estimates set forth above.

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of the federal securities laws. You can identify these statements by our use of the words "assumes," "believes," "estimates," "expects," "guidance," "intends," "plans," "projects" and similar expressions that do not relate to historical matters. You should exercise caution in interpreting and relying on forward-looking statements because they involve known and unknown risks, uncertainties and other factors which are, in some cases, beyond the Company's control and could materially affect actual results, performance or achievements. These factors include, without limitation, the ability to enter into new leases or renew leases on favorable terms; dependence on tenants' financial condition; the risk we may lose a major tenant or that a major tenant may be adversely impacted by market and economic conditions, including rising inflation and interest rates; trends in the office real estate industry including telecommuting, flexible work schedules, open workplaces and teleconferencing; the uncertainties of real estate development, acquisition and disposition activity; the ability to effectively integrate acquisitions; fluctuations in interest rates and the costs and availability of financing; the ability of our joint venture partners to satisfy their obligations; the effects of local, national and international economic and market conditions and the impact of rising inflation and interest rates on such market conditions; the effects of acquisitions, dispositions and possible impairment charges on our operating results; the negative impact of any future pandemic, endemic or outbreak of infectious disease on the U.S., regional and global economies and our tenants' financial condition and results of operations; regulatory changes, including changes to tax laws and regulations; and other risks and uncertainties detailed from time to time in the Company's filings with the U.S. Securities and Exchange Commission. The Company does not undertake a duty to update or revise any forward-looking statement, whether as a result of new information, future events or otherwise.

Non-GAAP Financial Measures

FFO is a supplemental measure of our performance. We present FFO in accordance with the definition adopted by the National Association of Real Estate Investment Trusts ("Nareit"). Nareit defines FFO as net income or loss, calculated in accordance with GAAP, adjusted to exclude depreciation and amortization from real estate assets, impairment losses on certain real estate assets and gains or losses from the sale of certain real estate assets or from change in control of certain real estate assets, including our share of such adjustments of unconsolidated joint ventures. FFO is commonly used in the real estate industry to assist investors and analysts in comparing results of real estate companies because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. In addition, we present Core FFO as an alternative measure of our operating performance, which adjusts FFO for certain other items that we believe enhance the comparability of our FFO across periods. Core FFO, when applicable, excludes the impact of certain items, including, transaction related costs and adjustments, realized and unrealized gains or losses on real estate related fund investments, unrealized gains or losses on interest rate swaps, severance costs and gains or losses on early extinguishment of debt, in order to reflect the Core FFO of our real estate portfolio and operations. In future periods, we may also exclude other items from Core FFO that we believe may help investors compare our results.

FFO and Core FFO are presented as supplemental financial measures and do not fully represent our operating performance. Other REITs may use different methodologies for calculating FFO and Core FFO or use other definitions of FFO and Core FFO and, accordingly, our presentation of these measures may not be comparable to other real estate companies. Neither FFO nor Core FFO is intended to be a measure of cash flow or liquidity. Please refer to our financial statements, prepared in accordance with GAAP, for purposes of evaluating our financial condition, results of operations and cash flows.

NOI is used to measure the operating performance of our properties. NOI consists of rental revenue (which includes property rentals, tenant reimbursements and lease termination income) and certain other property-related revenue less operating expenses (which includes property-related expenses such as cleaning, security, repairs and maintenance, utilities, property administration and real estate taxes). We also present Cash NOI which deducts from NOI, straight-line rent adjustments and the amortization of above and below-market leases, including our share of such adjustments of unconsolidated joint ventures. In addition, we present PGRE's share of NOI and Cash NOI which represents our share of NOI and Cash NOI of consolidated and unconsolidated joint ventures, based on our percentage ownership in the underlying assets. We use NOI and Cash NOI internally as performance measures and believe they provide useful information to investors regarding our financial condition and results of operations because they reflect only those income and expense items that are incurred at the property level.

Same Store NOI is used to measure the operating performance of properties in our New York and San Francisco portfolios that were owned by the Company in a similar manner during both the current period and prior reporting periods and represents Same Store NOI from consolidated and unconsolidated joint ventures based on our percentage ownership in the underlying assets. Same Store NOI also excludes lease termination income, impairment of receivables arising from operating leases and certain other items that may vary from period to period. We also present Same Store Cash NOI, which excludes the effect of non-cash items such as the straight-line rent adjustments and the amortization of above and below-market leases.

A reconciliation of each non-GAAP financial measure to the most directly comparable GAAP financial measure can be found in this press release and in our Supplemental Information for the quarter ended June 30, 2023, which is available on our website.

Investor Conference Call and Webcast

The Company will host a conference call and audio webcast on Tuesday, August 1, 2023 at 9:00 a.m. Eastern Time (ET), during which management will discuss the second quarter results and provide commentary on business performance. A question and answer session with analysts and investors will follow the prepared remarks.

The conference call can be accessed by dialing 877-407-0789 (domestic) or 201-689-8562 (international). An audio replay of the conference call will be available from 1:00 p.m. ET on August 1, 2023 through August 8, 2023 and can be accessed by dialing 844-512-2921 (domestic) or 412-317-6671 (international) and entering the passcode 13739420.

A live audio webcast of the conference call will be available through the "Investors" section of the Company's website, www.pgre.com. A replay of the webcast will be archived on the Company's website.

About Paramount Group, Inc.

Headquartered in New York City, Paramount Group, Inc. is a fully-integrated real estate investment trust that owns, operates, manages, acquires and redevelops high-quality, Class A office properties located in select central business district submarkets of New York City and San Francisco. Paramount is focused on maximizing the value of its portfolio by leveraging the sought-after locations of its assets and its proven property management capabilities to attract and retain high-quality tenants..


Paramount Group, Inc. Consolidated Balance Sheets (Unaudited and in thousands)

Assets:	June 30, 2023			December 31, 2022
Real estate, at cost:
Land	$	1,966,237		$	1,966,237
Buildings and improvements		6,199,074			6,177,540
		8,165,311			8,143,777
Accumulated depreciation and amortization		(1,377,917	)		(1,297,553	)
Real estate, net		6,787,394			6,846,224
Cash and cash equivalents		434,751			408,905
Restricted cash		72,680			40,912
Accounts and other receivables		13,692			23,866
Real estate related fund investments		66,606			105,369
Investments in unconsolidated real estate related funds		5,270			3,411
Investments in unconsolidated joint ventures		398,677			393,503
Deferred rent receivable		346,583			346,338
Deferred charges, net		113,271			120,685
Intangible assets, net		79,558			90,381
Other assets		49,497			73,660
Total assets	$	8,367,979		$	8,453,254

Liabilities:
Notes and mortgages payable, net	$	3,842,669		$	3,840,318
Revolving credit facility		-			-
Accounts payable and accrued expenses		113,449			123,176
Dividends and distributions payable		8,188			18,026
Intangible liabilities, net		31,960			36,193
Other liabilities		23,700			24,775
Total liabilities		4,019,966			4,042,488
Equity:
Paramount Group, Inc. equity		3,507,480			3,592,291
Noncontrolling interests in:
Consolidated joint ventures		407,647			402,118
Consolidated real estate related funds		183,988			173,375
Operating Partnership		248,898			242,982
Total equity		4,348,013			4,410,766
Total liabilities and equity	$	8,367,979		$	8,453,254

Paramount Group, Inc. Consolidated Statements of Income (Unaudited and in thousands, except share and per share amounts)

			For the Three Months Ended						For the Six Months Ended
			June 30,						June 30,
			2023			2022			2023			2022
Revenues:
	Rental revenue		$	165,506		$	177,243		$	347,219		$	347,165
	Fee and other income			7,156			8,274			13,917			22,037
		Total revenues		172,662			185,517			361,136			369,202
Expenses:
	Operating			71,078			67,814			141,387			134,475
	Depreciation and amortization			62,627			57,398			121,515			113,022
	General and administrative			16,224			16,706			30,847			32,351
	Transaction related costs			63			159			191			276
		Total expenses		149,992			142,077			293,940			280,124
Other income (expense):
	Loss from real estate related fund investments			(42,644	)		-			(39,094	)		-
	Income (loss) from unconsolidated real estate related funds			32			155			(146	)		325
	Loss from unconsolidated joint ventures			(28,402	)		(4,416	)		(34,164	)		(9,529	)
	Interest and other income, net			2,967			796			5,892			1,027
	Interest and debt expense			(36,879	)		(35,578	)		(73,338	)		(69,855	)
(Loss) income before income taxes				(82,256	)		4,397			(73,654	)		11,046
	Income tax expense			(573	)		(359	)		(861	)		(886	)
Net (loss) income				(82,829	)		4,038			(74,515	)		10,160
Less net (income) loss attributable to noncontrolling interests in:
	Consolidated joint ventures			(5,351	)		(4,779	)		(10,992	)		(8,204	)
	Consolidated real estate related funds			37,301			352			36,478			1,368
	Operating Partnership			3,341			29			3,220			(313	)
Net (loss) income attributable to common stockholders			$	(47,538	)	$	(360	)	$	(45,809	)	$	3,011

Per Share:
	Basic		$	(0.22	)	$	(0.00	)	$	(0.21	)	$	0.01
	Diluted		$	(0.22	)	$	(0.00	)	$	(0.21	)	$	0.01

Weighted average common shares outstanding:
	Basic			217,003,931			222,971,886			216,784,737			220,888,664
	Diluted			217,003,931			222,971,886			216,784,737			220,930,019


Paramount Group, Inc. Reconciliation of Net (Loss) Income to FFO and Core FFO (Unaudited and in thousands, except share and per share amounts)

			For the Three Months Ended						For the Six Months Ended
			June 30,						June 30,
			2023			2022			2023			2022
Reconciliation of Net (Loss) Income to FFO and Core FFO:
	Net (loss) income		$	(82,829	)	$	4,038		$	(74,515	)	$	10,160
	Real estate depreciation and amortization (including our share of unconsolidated joint ventures)			72,096			67,235			140,527			133,060
	Our share of a real estate impairment loss related to an unconsolidated joint venture			24,734			-			24,734			-
	FFO			14,001			71,273			90,746			143,220
	Less FFO attributable to noncontrolling interests in:
		Consolidated joint ventures		(14,889	)		(13,945	)		(30,064	)		(26,460	)
		Consolidated real estate related funds		37,295			346			36,465			1,355
	FFO attributable to Paramount Group Operating Partnership			36,407			57,674			97,147			118,115
	Less FFO attributable to noncontrolling interests in Operating Partnership			(2,390	)		(4,352	)		(6,351	)		(9,920	)
	FFO attributable to common stockholders		$	34,017		$	53,322		$	90,796		$	108,195
	Per diluted share		$	0.16		$	0.24		$	0.42		$	0.49

	FFO		$	14,001		$	71,273		$	90,746		$	143,220
	Non-core items:
		Adjustment to equity in earnings for contributions to
		(distributions from) unconsolidated joint ventures		(1,301	)		168			(2,623	)		(415	)
		Adjustments for realized and unrealized gains and losses on
		consolidated and unconsolidated real estate related fund investments		45,686			(29	)		47,021			18
		Other, net (including after-tax net gains or losses on sale of
		residential condominium units at One Steuart Lane)		659			671			3,196			2,050
	Core FFO			59,045			72,083			138,340			144,873
	Less Core FFO attributable to noncontrolling interests in:
		Consolidated joint ventures		(14,889	)		(13,945	)		(30,064	)		(26,460	)
		Consolidated real estate related funds		(2,773	)		(128	)		(6,800	)		(287	)
	Core FFO attributable to Paramount Group Operating Partnership			41,383			58,010			101,476			118,126
	Less Core FFO attributable to noncontrolling interests in Operating Partnership			(2,717	)		(4,377	)		(6,636	)		(9,915	)
	Core FFO attributable to common stockholders		$	38,666		$	53,633		$	94,840		$	108,211
	Per diluted share		$	0.18		$	0.24		$	0.44		$	0.49

Reconciliation of weighted average shares outstanding:
	Weighted average shares outstanding			217,003,931			222,971,886			216,784,737			220,888,664
	Effect of dilutive securities			11,089			26,594			31,669			41,355
	Denominator for FFO and Core FFO per diluted share			217,015,020			222,998,480			216,816,406			220,930,019


Paramount Group, Inc. Reconciliation of Net (Loss) Income to Same Store NOI and Same Store Cash NOI (Unaudited and in thousands)

			For the Three Months Ended						For the Six Months Ended
			June 30,						June 30,
			2023			2022			2023			2022
Reconciliation of Net (Loss) Income to Same Store NOI and Same Store Cash NOI:
	Net (loss) income		$	(82,829	)	$	4,038		$	(74,515	)	$	10,160
	Add (subtract) adjustments to arrive at NOI and Cash NOI:
		Depreciation and amortization		62,627			57,398			121,515			113,022
		General and administrative		16,224			16,706			30,847			32,351
		Interest and debt expense		36,879			35,578			73,338			69,855
		Income tax expense		573			359			861			886
		Loss from real estate related fund investments		42,644			-			39,094			-
		NOI from unconsolidated joint ventures (excluding One Steuart Lane)		10,720			11,585			21,101			22,819
		Loss from unconsolidated joint ventures		28,402			4,416			34,164			9,529
		Fee income		(4,976	)		(5,974	)		(9,533	)		(17,962	)
		Interest and other income, net		(2,967	)		(796	)		(5,892	)		(1,027	)
		Other, net		31			4			337			(49	)
	NOI			107,328			123,314			231,317			239,584
	Less NOI attributable to noncontrolling interests in:
		Consolidated joint ventures		(22,564	)		(21,796	)		(45,276	)		(42,118	)
	PGRE's share of NOI			84,764			101,518			186,041			197,466
		Lease termination income		(2,055	)		(157	)		(2,055	)		(1,875	)
		Non-cash write-offs of straight-line rent receivable		13,906			-			13,906			306
		Acquisitions / Redevelopment and other, net		686			1,057			1,765			2,065
	PGRE's share of Same Store NOI		$	97,301		$	102,418		$	199,657		$	197,962

	NOI		$	107,328		$	123,314		$	231,317		$	239,584
	Less:
		Straight-line rent adjustments (including our share of unconsolidated joint ventures)		7,515			(5,977	)		(176	)		(4,319	)
		Amortization of above and below-market leases, net (including our share of unconsolidated joint ventures)		(2,239	)		(1,128	)		(4,077	)		(2,325	)
	Cash NOI			112,604			116,209			227,064			232,940
	Less Cash NOI attributable to noncontrolling interests in:
		Consolidated joint ventures		(19,707	)		(20,693	)		(39,552	)		(41,206	)
	PGRE's share of Cash NOI			92,897			95,516			187,512			191,734
		Lease termination income		(2,055	)		(157	)		(2,055	)		(1,875	)
		Acquisitions / Redevelopment and other, net		948			989			1,701			1,738
	PGRE's share of Same Store Cash NOI		$	91,790		$	96,348		$	187,158		$	191,597

View source version on businesswire.com: https://www.businesswire.com/news/home/20230731300187/en/