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 Physicians Realty Trust Reports Fourth Quarter and Full Year 2017 Financial Results
   Wednesday, February 28, 2018 7:53:00 AM ET

--Expands Portfolio to more than $4.2 Billion in Total Real Estate Assets

--Fourth Quarter Highlights:

--Reported fourth quarter 2017 total revenue of $97.3 million, up 32.1% year-over-year.

--Generated fourth quarter net income per share and OP unit of $0.05 on a fully diluted basis, compared to net income per share and OP unit of $0.06 on a fully diluted basis in the same period last year.

--Generated fourth quarter normalized funds from operations (FFO) of $0.27 per share and OP unit on a fully diluted basis, consistent with the same period last year.

--Completed fourth quarter investments of approximately $387.6 million, which consisted of 11 healthcare facilities, including the remaining controlling interest in one facility, totaling 1,047,908 leasable square feet.

--Issued $350.0 million of public senior notes on December 1, 2017, with a maturity of 10 years and a coupon rate of 3.95%.

--Declared a quarterly dividend of $0.23 per share and OP unit for the fourth quarter 2017, paid January 18, 2018.

--Portfolio was 96.6% leased based on square footage as of December 31, 2017.

--Increased gross leasable square footage by 7.9% in the fourth quarter 2017 to 13,996,802 square feet across 280 healthcare properties from 12,969,653 square feet across 270 healthcare properties as of September 30, 2017.

--Same-Store Cash Net Operating Income (NOI) growth was 3.0% year over year.

--Subsequent Events Highlights:

--Closed an additional $100.7 million of investments subsequent to the quarter ended December 31, 2017.

--Disposed of one property for $1.4 million, which resulted in no gain or loss.

Physicians Realty Trust (DOC ) (the "Company," the "Trust," "we," "our" and "us"), a self-managed healthcare real estate investment trust, today announced results for the fourth quarter ended December 31, 2017.

John T. Thomas, President and Chief Executive Officer of the Trust, commented, "Physicians Realty Trust delivered another year of value-creating growth in 2017, increasing our portfolio of quality medical office facilities to over $4.2 billion in gross asset value. We believe the $1.4 billion of investments completed during the year are some of our most impressive to date, demonstrating the unique value provided to our shareholders by our experienced management team, disciplined acquisition strategy, and health system partnerships."

"Our consistent approach in acquiring high-quality medical office properties, occupied by the highest quality health systems, and managed by a team that understands healthcare’s needs, continues to produce outstanding results. Following our 2017 investments, the Physicians Realty Trust portfolio includes nearly 14 million leasable square feet of healthcare real estate at industry leading occupancy rates, with nearly half of that space being leased to an investment grade entity or subsidiary. Our best in class asset management team continues to set the standard for medical office management, delivering outstanding year-over-year same-store cash NOI growth of 3.0%. We look forward to sharing more about our latest investments and quarterly results, as we continue to execute upon our proven strategy to build long-term value for our shareholders," Mr. Thomas concluded.

Fourth Quarter Financial Results

Total revenue for the fourth quarter ended December 31, 2017 was $97.3 million, an increase of 32.1% from the same period in 2016. As of December 31, 2017, the portfolio was 96.6% leased.

Total expenses for the fourth quarter 2017 were $87.8 million, an increase of 34.9% from the same period in 2016. The increase in expenses was primarily the result of a $9.3 million increase in depreciation and amortization, a $5.6 million increase in interest expense, and a $5.0 million increase in operating expenses.

Net income for the fourth quarter 2017 increased to $10.2 million, compared to net income of $8.6 million for the fourth quarter 2016, an increase of 18.2%.

Net income attributable to common shareholders for the fourth quarter 2017 was $9.5 million. Diluted earnings per share was $0.05 based on 185.3 million weighted average common shares and OP units outstanding.

Funds from operations (FFO) for the fourth quarter 2017 consisted of net income, less $0.1 million of net income attributable to noncontrolling interests for partially owned properties, less $0.2 million of preferred distributions, plus $36.1 million of depreciation and amortization, less $0.1 million of depreciation and amortization expense for partially owned properties, less $0.6 million of gain on sale of an investment property, plus $1.0 million of impairment loss, resulting in $0.25 per diluted share. Normalized FFO, which adjusts for $3.9 million of acquisition expenses and $0.5 million of net changes in fair value, was $49.6 million, or $0.27 per diluted share.

Normalized funds available for distribution (FAD) for the fourth quarter 2017, which consists of normalized FFO adjusted for non-cash share compensation, straight-line rent adjustments, amortization of acquired above-market and below-market leases, amortization of assumed debt, amortization of lease inducements, amortization of deferred financing costs, recurring capital expenditures, and seller master lease and rent abatement payments, was $44.2 million for the fourth quarter 2017.

Our same-store portfolio, which includes 218 properties representing approximately 67.6% of our net leasable square footage, generated year-over-year Same-Store NOI growth of 3.0% for the fourth quarter 2017. Same-Store data for the fourth quarter 2017 excludes 10 assets slated for disposition and the Kennewick MOB.

Assets Slated for Disposition

We consider 10 properties in four states, representing an aggregate of approximately 391,014 square feet of gross leasable area, to be slated for disposition as of December 31, 2017. These assets include five assets leased to entities who have succeeded to the interests of certain Foundation Healthcare, Inc. affiliates ("Former Foundation Assets") and five additional properties which we believe no longer meet our core business strategy from a size, age, geography, or line of business perspective.

Other Recent Events

Dividend Paid

On December 21, 2017, our Board of Trustees authorized and declared a cash distribution of $0.23 per common share for the quarterly period ended December 31, 2017. The distribution was paid on January 18, 2018 to common shareholders and OP Unit holders of record as of the close of business on January 3, 2018.

Fourth Quarter Investment Activity

In the quarter ended December 31, 2017, the Company completed 11 property acquisitions, including the remaining controlling interest in one facility, representing an aggregate of 1,047,908 net leasable square feet for an aggregate purchase price of approximately $387.4 million. Total investment activity for the quarter was approximately $387.6 million.

On December 18, 2017, we sold one medical office building totaling 20,939 square feet in Nebraska for approximately $2.5 million and recorded a gain on the sale of approximately $0.7 million.

Recent Investment Activity

Since December 31, 2017, the Company has acquired two medical office facilities and funded one loan transaction for an aggregate investment activity of approximately $100.7 million and disposed of one property for $1.4 million, resulting in no gain or loss. The acquisitions are described below.

Hazelwood Medical Commons - On January 9, 2018, the Company closed the acquisition of a 147,885 square foot medical office facility in Maplewood, Minnesota, for a purchase price of approximately $70.7 million. This multi-tenant facility opened in October 2017 and is 90.3% leased. Services provided in this facility consist of a family clinic, urgent care, an onsite lab, a pharmacy, and a dedicated surgery center. This state-of-the-art facility is located across from the Fairview Health System (Moody’s: "A2") St. John’s Hospital Campus which anchors and occupies 75.6% of the facility both directly and through affiliates. The first year unlevered yield on this investment is expected to be approximately 5.3%. Hazelwood Medical Commons opened in September 2017 and was named the 2017 Medical Office Development of the Year in the United States with over 100,000 rentable square feet by Healthcare Real Estate Insights ("HREI").

Lee’s Hill Medical Plaza - On January 23, 2018, the Company closed the acquisition of a 72,255 square foot medical office facility in Fredericksburg, Virginia for a purchase price of approximately $28.0 million. The multi-tenant facility is 88.5% leased with 50.5% leased to Mary Washington Healthcare System (Moody’s: "Baa1"). Mary Washington operates a wide range of medical specialties including a free-standing emergency department, a comprehensive medical image practice, outpatient laboratory services, a wound center, and administrative support. The first year unlevered yield on this investment is expected to be approximately 6.0%.

Conference Call Information

The Company has scheduled a conference call on February 28, 2018, at 10:00 a.m. ET to discuss its financial performance and operating results for the fourth quarter and full year ended December 31, 2017. The conference call can be accessed by dialing (877) 407-0784 from within the U.S. or (201) 689-8560 for international callers. Participants can reference the Physicians Realty Trust Fourth Quarter Earnings Call or passcode: 13674802. The conference call also will be available via a live listen-only webcast and can be accessed through the Investor Relations section of the Company’s website, www.docreit.com. A replay of the conference call will be available beginning February 28, 2018, at 1:00 p.m. ET until March 28, 2018, at 11:59 p.m. ET, by dialing (844) 512-2921 (U.S.) or (412) 317-6671 (International); passcode: 13674802. A replay of the webcast also will be accessible on the Investor Relations website for one year following the event. Beginning February 28, 2018, the Company’s supplemental information package for the fourth quarter 2017 will be accessible through the Investor Relations section of the Company’s website under the "Supplemental Information" tab.

About Physicians Realty Trust

Physicians Realty Trust is a self-managed healthcare real estate company organized to acquire, selectively develop, own and manage healthcare properties that are leased to physicians, hospitals and healthcare delivery systems. The Company invests in real estate that is integral to providing high quality healthcare. The Company conducts its business through an UPREIT structure in which its properties are owned by Physicians Realty L.P., a Delaware limited partnership (the "operating partnership"), directly or through limited partnerships, limited liability companies or other subsidiaries. The Company is the sole general partner of the operating partnership and, as of December 31, 2017, owned approximately 97.1% of the partnership interests in our operating partnership ("OP Units").

Investors are encouraged to visit the Investor Relations portion of the Company’s website (www.docreit.com) for additional information, including annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, press releases, supplemental information packages and investor presentations.

Forward-Looking Statements

This press release contains statements that are "forward-looking statements" within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, pursuant to the safe harbor provisions of the Private Securities Litigation Reform Act of 1995. Forward-looking statements may be identified by the use of words such as "anticipate", "believe", "expect", "estimate", "plan", "outlook", "continue", and "project" and other similar expressions that predict or indicate future events or trends or that are not statements of historical matters. These forward looking statements may include statements regarding the Company’s strategic and operational plans, the Company’s ability to generate internal and external growth, the future outlook, anticipated cash returns, cap rates or yields on properties, anticipated closing of property acquisitions, and ability to execute its business plan. While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. Forward looking statements should not be read as a guarantee of future performance or results, and will not necessarily be accurate indications of the times at, or by, which such performance or results will be achieved. Forward looking statements are based on information available at the time those statements are made and/or management’s good faith belief as of that time with respect to future events, and are subject to risks and uncertainties that could cause actual performance or results to differ materially from those expressed in or suggested by the forward looking statements. These forward-looking statements are subject to various risks and uncertainties, not all of which are known to the Company and many of which are beyond the Company’s control, which could cause actual results to differ materially from such statements. These risks and uncertainties are described in greater detail in the Company’s filings with the Securities and Exchange Commission (the "Commission"), including, without limitation, the Company’s annual and periodic reports and other documents filed with the Commission. Unless legally required, the Company disclaims any obligation to update any forward-looking statements after the date of this release, whether as a result of new information, future events or otherwise. For a description of factors that may cause the Company’s actual results or performance to differ from its forward-looking statements, please review the information under the heading "Risk Factors" included in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2016 filed by the Company with the Commission on February 24, 2017 and in the Company’s Quarterly Reports on Form 10-Q for the fiscal quarters ended March 31, 2017, June 30, 2017, and September 30, 2017 filed by the Company with the Commission on May 5, 2017, August 4, 2017, and November 3, 2017 respectively.

 
                                                                                                                                       Physicians Realty Trust
                                                                                                                             Condensed Consolidated Statements of Income
                                                                                                                           (in thousands, except share and per share data)
                                                                                                                                                                 
                                                                                                                            Three Months Ended                                                                                                   Year Ended
                                                                                                                               December 31,                                                                                                     December 31,
                                                                                       -------------------------------------------------------------------------------------                            --------------------------------------------------------------------------------------
                                                                                                      2017                                 2016                                                     2017                                  2016
                                                                                       ----------------------------------                     -------------------------------------                     -----------------------------------                     -------------------------------------
Revenues:
  Rental revenues                                                                          $ 73,158                                                 $  55,923                                               $ 259,673                                                 $ 186,301
  Expense recoveries                                                                         21,861                                                    14,059                                                  75,425                                                    45,875
  Interest income on real estate loans and other                                              2,301                                  3,692                                8,486                                  8,858  
                                                                                       ---------------------------------                      ------------------------------------                      ----------------------------------                      ------------------------------------
    Total revenues                                                                           97,320                                                    73,674                                                 343,584                                                   241,034
Expenses:
  Interest expense                                                                           13,723                                                     8,088                                                  47,008                                                    23,864
  General and administrative                                                                  6,112                                                     4,433                                                  22,957                                                    18,397
  Operating expenses                                                                         26,956                                                    22,005                                                  97,035                                                    65,999
  Depreciation and amortization                                                              36,128                                                    26,811                                                 125,159                                                    86,589
  Acquisition expenses                                                                        3,913                                                     3,747                                                  16,744                                                    14,778
  Impairment loss                                                                               965                         --                                  965                         --  
                                                                                       ---------------------------------                      ------------------------------------                      ----------------------------------                      ------------------------------------
    Total expenses                                                                           87,797                                 65,084                              309,868                                209,627  
                                                                                       ---------------------------------                      ------------------------------------                      ----------------------------------                      ------------------------------------
Income before equity in income of unconsolidated entities and                                 9,523                                                     8,590                                                  33,716                                                    31,407
gain on sale of investment properties:
  Equity in income of unconsolidated entities                                                    98                                                        30                                                     183                                                       115
  Gain on sale of investment properties                                                         566                         --                                5,874                         --  
                                                                                       ---------------------------------                      ------------------------------------                      ----------------------------------                      ------------------------------------
Net income                                                                                   10,187                                                     8,620                                                  39,773                                                    31,522
Net income attributable to noncontrolling interests:
  Operating Partnership                                                                        (313 )                                                    (196 )                                                (1,136 )                                                    (825 )
  Partially owned properties                                                                   (112 )                                                    (163 )                                                  (491 )                                                    (716 )
                                                                                       ---------------------------------                      ------------------------------------                      ----------------------------------                      ------------------------------------
Net income attributable to controlling interests                                              9,762                                                     8,261                                                  38,146                                                    29,981
Preferred distributions                                                                        (226 )                                                    (436 )                                                  (731 )                                                  (1,857 )
                                                                                       ---------------------------------                      ------------------------------------                      ----------------------------------                      ------------------------------------
Net income attributable to common shareholders:                                            $  9,536                              $   7,825                            $  37,415                              $  28,124  
                                                                                       ===== ====== ====================                      ======= ======= ====================                      ===== ======= ====================                      ======= ======= ====================
Net income per share:
  Basic                                                                                    $   0.05                              $    0.06                            $    0.23                              $    0.22  
                                                                                       ===== ====== ====================                      ======= ======= ====================                      ===== ======= ====================                      ======= ======= ====================
  Diluted                                                                                  $   0.05                              $    0.06                            $    0.23                              $    0.22  
                                                                                       ===== ====== ====================                      ======= ======= ====================                      ===== ======= ====================                      ======= ======= ====================
Weighted average common shares:
  Basic                                                                                 179,683,948                            135,581,976                          163,123,109                            126,143,114  
                                                                                       =================================                      ====================================                      ==================================                      ====================================
  Diluted                                                                               185,273,236                            139,602,349                          168,231,299                            130,466,893  
                                                                                       =================================                      ====================================                      ==================================                      ====================================
                                                                                                                                                                                                                                                                 
Dividends and distributions declared per common share and OP Unit                          $  0.230                              $   0.225                            $   0.915                              $   0.900  
                                                                                       ===== ====== ====================                      ======= ======= ====================                      ===== ======= ====================                      ======= ======= ====================
                                                                                                                                                                                                                                                                                 
                                                                                  Physicians Realty Trust
                                                                           Condensed Consolidated Balance Sheets
                                                                      (in thousands, except share and per share data)
                                                                                                             
                                                                                                      December 31,                                               December 31,
                                                                                                          2017                                                       2016
                                                                                          ----------------------------------                        -----------------------------------
                               ASSETS
--------------------------------------------------------------------
Investment properties:
  Land and improvements                                                                       $   217,695                                                $   189,759
  Building and improvements                                                                     3,568,858                                                  2,402,643
  Tenant improvements                                                                              23,056                                                     14,133
  Acquired lease intangibles                                                                      458,713                                 301,462  
                                                                                          ------------------------------------                      -------------------------------------
                                                                                                4,268,322                                                  2,907,997
  Accumulated depreciation                                                                       (300,458 )                                                 (181,785 )
                                                                                          ------------------------------------                      -------------------------------------
    Net real estate property                                                                    3,967,864                                                  2,726,212
  Real estate loans receivable                                                                     76,195                                                     39,154
  Investment in unconsolidated entities                                                             1,329                                   2,258  
                                                                                          ------------------------------------                      -------------------------------------
    Net real estate investments                                                                 4,045,388                                                  2,767,624
  Cash and cash equivalents                                                                         2,727                                                     15,491
  Tenant receivables, net                                                                           9,966                                                      9,790
  Other assets                                                                                    106,302                                  95,187  
                                                                                          ------------------------------------                      -------------------------------------
      Total assets                                                                            $ 4,164,383                             $ 2,888,092  
                                                                                          ===== ========= ====================                      ====== ========= ====================
                       LIABILITIES AND EQUITY
--------------------------------------------------------------------
Liabilities:
  Credit facility                                                                             $   324,394                                                $   643,742
  Notes payable                                                                                   966,603                                                    224,330
  Mortgage debt                                                                                   186,471                                                    123,083
  Accounts payable                                                                                 11,023                                                      4,423
  Dividends and distributions payable                                                              43,804                                                     32,179
  Accrued expenses and other liabilities                                                           56,405                                                     42,287
  Acquired lease intangibles, net                                                                  15,702                                   9,253  
                                                                                          ------------------------------------                      -------------------------------------
      Total liabilities                                                                         1,604,402                               1,079,297  
                                                                                          ------------------------------------                      -------------------------------------
                                                                                                                                                     
Redeemable noncontrolling interest - Series A Preferred Units (2016)                               12,347                                                     26,477
and partially owned properties
                                                                                                                                                     
Equity:
  Common shares, $0.01 par value, 500,000,000 common shares                                         1,814                                                      1,360
  authorized, 181,440,051 and 135,966,013 common shares issued and
  outstanding as of December 31, 2017 and December 31, 2016,
  respectively
  Additional paid-in capital                                                                    2,772,823                                                  1,920,644
  Accumulated deficit                                                                            (315,417 )                                                 (197,261 )
  Accumulated other comprehensive income                                                           13,952                                  13,708  
                                                                                          ------------------------------------                      -------------------------------------
      Total shareholders’ equity                                     2,473,172                                                  1,738,451
Noncontrolling interests:
  Operating Partnership                                                                            73,844                                                     43,142
  Partially owned properties                                                                          618                                     725  
                                                                                          ------------------------------------                      -------------------------------------
      Total noncontrolling interests                                                               74,462                                  43,867  
                                                                                          ------------------------------------                      -------------------------------------
      Total equity                                                                              2,547,634                               1,782,318  
                                                                                          ------------------------------------                      -------------------------------------
        Total liabilities and equity                                                          $ 4,164,383                             $ 2,888,092  
                                                                                          ===== ========= ====================                      ====== ========= ====================
                                                                                                                                                                      
                                                                                  Physicians Realty Trust
                                                                            Reconciliation of Non-GAAP Measures
                                                                      (in thousands, except share and per share data)
                                                                      
                                                                                                                                 Three Months Ended
                                                                                                                                    December 31,
                                                                                          ----------------------------------------------------------------------------------------
                                                                                                           2017                                   2016
                                                                                          --------------------------------------                     -------------------------------------
Net income                                                                                   $      10,187                              $   8,620  
                                                                                          ==== ================================                      ======= ======= ====================
Earnings per share - diluted                                                                 $        0.05                              $    0.06  
                                                                                          ==== ================================                      ======= ======= ====================
                                                                                                                                                      
Net income                                                                                          10,187                                                     8,620
  Net income attributable to noncontrolling interests - partially                                     (112 )                                                    (163 )
  owned properties
  Preferred distributions                                                                             (226 )                                                    (436 )
  Depreciation and amortization expense                                                             36,092                                                    26,787
  Depreciation and amortization expense - partially owned properties                                  (121 )                                                    (163 )
  Gain on the sale of investment properties                                                           (566 )                                          --
  Impairment loss                                                                                      965                         --  
                                                                                          -------------------------------------                      ------------------------------------
FFO applicable to common shares and OP Units                                                 $      46,219                              $  34,645  
                                                                                          ==== ================================                      ======= ======= ====================
FFO per common share and OP Unit                                                             $        0.25                              $    0.25  
                                                                                          ==== ================================                      ======= ======= ====================
  Net change in fair value of derivative                                                               (10 )                                                    (173 )
  Acquisition expenses                                                                               3,913                                                     3,747
  Net change in fair value of contingent consideration                                                (476 )                                          --  
                                                                                          -------------------------------------                      ------------------------------------
Normalized FFO applicable to common shares and OP Units                                      $      49,646                              $  38,219  
                                                                                          ==== ================================                      ======= ======= ====================
Normalized FFO per common share and OP Unit                                                  $        0.27                              $    0.27  
                                                                                          ==== ================================                      ======= ======= ====================
                                                                                                                                                      
Normalized FFO applicable to common shares and OP Units                                             49,646                                                    38,219
  Non-cash share compensation expense                                                                1,357                                                       944
  Straight-line rent adjustments                                                                    (5,034 )                                                  (4,070 )
  Amortization of acquired above/below-market leases/assumed debt                                      944                                                       568
  Amortization of lease inducements                                                                    344                                                       285
  Amortization of deferred financing costs                                                             568                                                       529
  TI/LC and recurring capital expenditures                                                          (3,858 )                                                  (2,551 )
  Seller master lease and rent abatement payments                                                      240                                    254  
                                                                                          -------------------------------------                      ------------------------------------
Normalized FAD applicable to common shares and OP Units                                      $      44,207                              $  34,178  
                                                                                          ==== ================================                      ======= ======= ====================
                                                                                                                                                      
Weighted average number of common shares and OP Units outstanding                              185,273,236                            139,602,349  
                                                                                          =====================================                      ====================================
                                                                                           
                                                                                                                                 Three Months Ended
                                                                                                                                    December 31,
                                                                                          ----------------------------------------------------------------------------------------
                                                                                                           2017                                                      2016
                                                                                          --------------------------------------                     -------------------------------------
Net income                                                                                        $ 10,187                                                 $   8,620
  General and administrative                                                                         6,112                                                     4,433
  Acquisition expenses                                                                               3,913                                                     3,747
  Depreciation and amortization                                                                     36,128                                                    26,811
  Interest expense                                                                                  13,723                                                     8,088
  Net change in the fair value of derivative                                                           (10 )                                                    (173 )
  Gain on sale of investment property                                                                 (566 )                                          --
  Impairment loss                                                                                      965                         --  
                                                                                          -------------------------------------                      ------------------------------------
NOI                                                                                               $ 70,452                              $  51,526  
                                                                                          ================ ====================                      ======= ======= ====================
                                                                                                                                                      
NOI                                                                                               $ 70,452                                                 $  51,526
  Straight-line rent adjustments                                                                    (5,034 )                                                  (4,070 )
  Amortization of acquired above/below-market leases/assumed debt                                      944                                                       568
  Amortization of lease inducements                                                                    344                                                       285
  Seller master lease and rent abatement payments                                                      240                                                       254
  Change in fair value of contingent consideration                                                    (476 )                                          --  
                                                                                          -------------------------------------                      ------------------------------------
Cash NOI                                                                                          $ 66,470                              $  48,563  
                                                                                          ================ ====================                      ======= ======= ====================
                                                                                                                                                                      

This press release includes Funds From Operations (FFO), Normalized FFO, Normalized Funds Available For Distribution (FAD), Net Operating Income (NOI), Cash NOI and Same-Store Cash NOI, which are non-GAAP financial measures. For purposes of the SEC’s Regulation G, a non-GAAP financial measure is a numerical measure of a company’s historical or future financial performance, financial position or cash flows that excludes amounts, or is subject to adjustments that have the effect of excluding amounts, that are included in the most directly comparable financial measure calculated and presented in accordance with GAAP in the statement of operations, balance sheet or statement of cash flows (or equivalent statements) of the company, or includes amounts, or is subject to adjustments that have the effect of including amounts, that are excluded from the most directly comparable financial measure so calculated and presented. As used in this press release, GAAP refers to generally accepted accounting principles in the United States of America. Pursuant to the requirements of Regulation G, we have provided reconciliations of the non-GAAP financial measures to the most directly comparable GAAP financial measures.

We believe that information regarding FFO is helpful to shareholders and potential investors because it facilitates an understanding of the operating performance of our properties without giving effect to real estate depreciation and amortization, which assumes that the value of real estate assets diminishes ratably over time. We calculate FFO in accordance with standards established by the National Association of Real Estate Investment Trusts ("NAREIT"). NAREIT defines FFO as net income or loss (computed in accordance with GAAP) before noncontrolling interests of holders of OP units, excluding preferred distributions, gains (or losses) on sales of depreciable operating property, impairment write-downs on depreciable assets, plus real estate related depreciation and amortization (excluding amortization of deferred financing costs). Our FFO computation may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with NAREIT definition or that interpret the NAREIT definition differently than we do. The GAAP measure that we believe to be most directly comparable to FFO, net income, includes depreciation and amortization expenses, gains or losses on property sales, impairments and noncontrolling interests. In computing FFO, we eliminate these items because, in our view, they are not indicative of the results from the operations of our properties. To facilitate a clear understanding of our historical operating results, FFO should be examined in conjunction with net income (determined in accordance with GAAP) as presented in our financial statements. FFO does not represent cash generated from operating activities in accordance with GAAP, should not be considered to be an alternative to net income or loss (determined in accordance with GAAP) as a measure of our liquidity and is not indicative of funds available for our cash needs, including our ability to make cash distributions to shareholders.

We use Normalized FFO, which excludes from FFO net change in fair value of derivative financial instruments, acquisition expenses, acceleration of deferred financing costs, write off contingent consideration, and other normalizing items. However, our use of the term Normalized FFO may not be comparable to that of other real estate companies as they may have different methodologies for computing this amount. Normalized FFO should not be considered as an alternative to net income or loss (computed in accordance with GAAP), as an indicator of our financial performance or of cash flow from operating activities (computed in accordance with GAAP), or as an indicator of our liquidity, nor is it indicative of funds available to fund our cash needs, including its ability to make distributions. Normalized FFO should be reviewed in connection with other GAAP measurements.

We define Normalized FAD, a non-GAAP measure, which excludes from Normalized FFO non-cash share compensation expense, straight-line rent adjustments, amortization of acquired above or below market leases and assumed debt, amortization of lease inducements, amortization of deferred financing costs, and recurring capital expenditures related to tenant improvements and leasing commissions, and includes cash payments from seller master leases and rent abatement payments. Other REITs or real estate companies may use different methodologies for calculating Normalized FAD, and accordingly, our computation may not be comparable to those reported by other REITs. Although our computation of Normalized FAD may not be comparable to that of other REITs, we believe Normalized FAD provides a meaningful supplemental measure of our performance due to its frequency of use by analysts, investors, and other interested parties in the evaluation of our performance as a REIT. Normalized FAD should not be considered as an alternative to net income or loss attributable to controlling interest (computed in accordance with GAAP) or as an indicator of our financial performance. Normalized FAD should be reviewed in connection with other GAAP measurements.

NOI is a non-GAAP financial measure that is defined as net income or loss, computed in accordance with GAAP, generated from our total portfolio of properties before general and administrative expenses, acquisition-related expenses, depreciation and amortization expense, interest expense, net change in the fair value of derivative financial instruments, gain or loss on the sale of investment properties, and impairment losses. We believe that NOI provides an accurate measure of operating performance of our operating assets because NOI excludes certain items that are not associated with management of the properties. Our use of the term NOI may not be comparable to that of other real estate companies as they may have different methodologies for computing this amount.

Cash NOI is a non-GAAP financial measure which excludes from NOI straight-line rent adjustments, amortization of acquired above and below market leases, and other non-cash and normalizing items. Other non-cash and normalizing items include items such as the amortization of lease inducements, payments received from seller master leases and rent abatements, and write-offs of contingent consideration. We believe that Cash NOI provides an accurate measure of the operating performance of our operating assets because it excludes certain items that are not associated with management of the properties. Additionally, we believe that Cash NOI is a widely accepted measure of comparative operating performance in the real estate community. Our use of the term Cash NOI may not be comparable to that of other real estate companies as such other companies may have different methodologies for computing this amount.

http://cts.businesswire.com/ct/CT?id=bwnews&sty=20180228005734r1&sid=cmtx6&distro=nx&lang=en

View source version on businesswire.com: http://www.businesswire.com/news/home/20180228005734/en/

SOURCE: Physicians Realty Trust

Physicians Realty Trust 
John T. Thomas, 214-549-6611 
President and CEO 
jtt@docreit.com 
or 
Jeffrey N. Theiler, 414-367-5610 
Executive Vice President and CFO 
jnt@docreit.com


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