Segment Information

3 Months Ended

Mar. 31, 2020

Columbia Property Trust establishes operating segments at the property level and aggregates individual properties into reportable segments for high-barrier-to-entry markets and other geographic locations in which Columbia Property Trust has significant investments. Columbia Property Trust considers geographic location when evaluating its portfolio composition and in assessing the ongoing operations and performance of its properties. As of March 31, 2020, Columbia Property Trust had the following reportable segments: New York, San Francisco, Washington, D.C., Boston, and all other office markets. The all other office markets reportable segment consists of properties in similar low-barrier-to-entry geographic locations in which Columbia Property Trust does not have a substantial presence and does not plan to make further investments. Upon selling its remaining properties in Atlanta during 2019 and Los Angeles in March of 2020, Columbia Property Trust has combined Atlanta and the all other office markets reportable segment for all periods presented. During the periods presented, there have been no material intersegment transactions.

Net operating income ("NOI") is a non-GAAP financial measure. NOI is the primary performance measure reviewed by management to assess operating performance of properties and is calculated by deducting operating expenses from operating revenues. Operating revenues include lease revenues and other property income; and operating expenses include property operating costs. The NOI performance metric consists only of revenues and expenses directly related to real estate rental operations. NOI reflects property acquisitions and dispositions, occupancy levels, rental rate increases or decreases, and the recoverability of operating expenses. NOI, as Columbia Property Trust calculates it, may not be directly comparable to similarly titled, but differently calculated, measures for other REITs.

Asset information and capital expenditures by segment are not reported because Columbia Property Trust does not use these measures to assess performance. Depreciation and amortization expense, along with other expense and income items, are not allocated among segments.

The following table presents operating revenues included in NOI by geographic reportable segment for Columbia Property Trust's respective ownership interests (in thousands):


	Three Months Ended March 31,
	2020		2019
New York⁽¹⁾	$	41,105	$	38,696
San Francisco⁽²⁾	34,801		27,763
Washington, D.C.⁽³⁾	15,018		14,130
Boston	4,149		3,674

All other office markets	2,587		17,060
Total office segments	97,660		101,323
Corporate	(373)		786
Total operating revenues	$	97,287	$	102,109

⁽¹⁾Includes operating revenues for two unconsolidated properties, based on Columbia Property Trust's ownership interests: 49.5% for 114 Fifth Avenue for all periods presented; and 8.65% for Terminal Warehouse from March 13, 2020 through March 31, 2020.

⁽²⁾Includes operating revenues for two unconsolidated properties, 333 Market Street and University Circle, based on Columbia Property Trust's ownership interests: 55.0% for all periods presented.

⁽³⁾Includes operating revenues for two unconsolidated properties, Market Square and 1800 M Street, based on Columbia Property Trust's ownership interests: 51.0% for Market Square and 55.0% for 1800 M Street for all periods presented.

A reconciliation of GAAP revenues to operating revenues is presented below (in thousands):


	Three Months Ended March 31,
	2020		2019
Total revenues	$	76,254	$	75,433
Operating revenues included in income from unconsolidated joint ventures⁽¹⁾	29,273		28,545
Less: management fee revenue⁽²⁾	(8,240)		(1,869)
Total operating revenues	$	97,287	$	102,109

⁽¹⁾Columbia Property Trust records its interest in properties held through unconsolidated joint ventures using the equity method of accounting, and reflects its interest in the operating revenues of these properties in income from unconsolidated joint ventures in the accompanying consolidated statements of operations.

⁽²⁾See Note 12, Non-Lease Revenues, of the accompanying consolidated financial statements.

The following table presents NOI by geographic reportable segment (in thousands):


	Three Months Ended March 31,
	2020		2019
New York⁽¹⁾	$	25,075	$	22,806
San Francisco⁽²⁾	25,072		20,497
Washington, D.C.⁽³⁾	9,151		8,453
Boston	2,458		1,989
All other office markets	1,525		13,106
Total office segments	63,281		66,851
Corporate	(272)		(205)
Total NOI	$	63,009	$	66,646

⁽¹⁾Includes NOI for three unconsolidated properties, 114 Fifth Avenue and 799 Broadway, based on Columbia Property Trust's ownership interest: 49.5% for 114 Fifth Avenue for all periods presented; and 49.7% for 799 Broadway for all periods presented; and 8.65% for Terminal Warehouse from March 13, 2020 though March 31, 2020.

⁽²⁾Includes NOI for two unconsolidated properties, 333 Market Street and University Circle, based on Columbia Property Trust's ownership interests: 55.0% for all periods presented.

⁽³⁾Includes NOI for two unconsolidated properties, Market Square and 1800 M Street, based on Columbia Property Trust's ownership interests: 51.0% for the Market Square and 55.0% for 1800 M Street for all periods presented.

A reconciliation of GAAP net income to NOI is presented below (in thousands):


	Three Months Ended March 31,
	2020		2019
Net income attributable to common stockholders	$	6,290	$	3,513
Management fee revenues	(8,240)		(1,869)
Depreciation	18,330		20,404
Amortization	6,721		7,461

General and administrative – corporate	11,782		8,424
Management fee expenses	6,945		—
General and administrative – joint ventures	—		809
Acquisition costs	12,081		—
Net interest expense	9,713		12,094



Income tax expense	(2,243)		7
Adjustments included in income from unconsolidated joint ventures	14,903		15,803
Gain on sale of real estate assets	(13,344)		—
Adjustments attributable to noncontrolling interests	71		—
NOI	$	63,009	$	66,646