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DUKE REALTY CORP - Annual Report: 2014 (Form 10-K)


UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-K
(Mark One)
  X      
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the fiscal year ended December 31, 2014
OR
           
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from             to             .
Commission File Number: 1-9044 (Duke Realty Corporation) 0-20625 (Duke Realty Limited Partnership)
DUKE REALTY CORPORATION
DUKE REALTY LIMITED PARTNERSHIP
(Exact Name of Registrant as Specified in Its Charter)
 
Indiana (Duke Realty Corporation)
 
35-1740409 (Duke Realty Corporation)
Indiana (Duke Realty Limited Partnership)
 
35-1898425 (Duke Realty Limited Partnership)
(State or Other Jurisdiction of
Incorporation or Organization)
 
(IRS Employer
Identification Number)
600 East 96th Street, Suite 100
Indianapolis, Indiana
 
46240
(Address of Principal Executive Offices)
 
(Zip Code)
Registrant's telephone number, including area code: (317) 808-6000
Securities registered pursuant to Section 12(b) of the Act:
 
 
Title of Each Class:
  
Name of Each Exchange on Which Registered:
Duke Realty Corporation
 
Common Stock ($.01 par value)
  
New York Stock Exchange
Duke Realty Limited Partnership
 
None
 
None
Securities registered pursuant to Section 12(g) of the Act: None
Indicate by check mark whether the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.   
Duke Realty Corporation
Yes x
 No   o
 
Duke Realty Limited Partnership
Yes x
 No   o
Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.    
Duke Realty Corporation
Yes  o
No  x
 
Duke Realty Limited Partnership
Yes  o
No  x
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    
Duke Realty Corporation
Yes x
 No   o
 
Duke Realty Limited Partnership
Yes x
 No   o
Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).
Duke Realty Corporation
Yes x
 No   o
 
Duke Realty Limited Partnership
Yes x
 No   o
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 Regulation S-K (§229.405 of this chapter) is not contained herein, and will not be contained, to the best of registrant's knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment to this Form 10-K.  x
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company. See definition of "large accelerated filer", "accelerated filer" and "smaller reporting company" in Rule 12b-2 of the Exchange Act. (Check one):



Duke Realty Corporation:
Large accelerated filer  x
Accelerated filer  o
Non-accelerated filer  o
Smaller reporting company  o
Duke Realty Limited Partnership:
Large accelerated filer  o
Accelerated filer  o
Non-accelerated filer  x
Smaller reporting company  o
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    
Duke Realty Corporation
Yes  o
No  x
 
Duke Realty Limited Partnership
Yes  o
No  x
The aggregate market value of the voting shares of Duke Realty Corporation's outstanding common shares held by non-affiliates of Duke Realty Corporation is $6.1 billion based on the last reported sale price on June 30, 2014.
The number of common shares of Duke Realty Corporation, $.01 par value outstanding as of February 20, 2015 was 344,746,189.
DOCUMENTS INCORPORATED BY REFERENCE
Certain portions of Duke Realty Corporation's Definitive Proxy Statement for its Annual Meeting of Shareholders (the "Proxy Statement") to be filed pursuant to Rule 14a-6 of the Securities Exchange Act of 1934, as amended, are incorporated by reference into this Form 10-K. Other than those portions of the Proxy Statement specifically incorporated by reference pursuant to Items 10 through 14 of Part III hereof, no other portions of the Proxy Statement shall be deemed so incorporated.



EXPLANATORY NOTE
This report combines the annual reports on Form 10-K for the year ended December 31, 2014 of both Duke Realty Corporation and Duke Realty Limited Partnership. Unless stated otherwise or the context otherwise requires, references to "Duke Realty Corporation" or the "General Partner" mean Duke Realty Corporation and its consolidated subsidiaries; and references to the "Partnership" mean Duke Realty Limited Partnership and its consolidated subsidiaries. The terms the "Company," "we," "us" and "our" refer to the General Partner and the Partnership, collectively, and those entities owned or controlled by the General Partner and/or the Partnership.
Duke Realty Corporation is a self-administered and self-managed real estate investment trust ("REIT") and is the sole general partner of the Partnership, owning 98.9% of the common partnership interests of the Partnership ("General Partner Units") as of December 31, 2014. The remaining 1.1% of the common partnership interests ("Limited Partner Units" and, together with the General Partner Units, the "Common Units") are owned by limited partners. As the sole general partner of the Partnership, the General Partner has full, exclusive and complete responsibility and discretion in the day-to-day management and control of the Partnership.
The General Partner and the Partnership are operated as one enterprise. The management of the General Partner consists of the same members as the management of the Partnership. As the sole general partner with control of the Partnership, the General Partner consolidates the Partnership for financial reporting purposes, and the General Partner does not have any significant assets other than its investment in the Partnership. Therefore, the assets and liabilities of the General Partner and the Partnership are substantially the same.
We believe combining the annual reports on Form 10-K of the General Partner and the Partnership into this single report results in the following benefits:
enhances investors' understanding of the General Partner and the Partnership by enabling investors to view the business as a whole in the same manner as management views and operates the business;
eliminates duplicative disclosure and provides a more streamlined and readable presentation of information since a substantial portion of the Company's disclosure applies to both the General Partner and the Partnership; and
creates time and cost efficiencies through the preparation of one combined report instead of two separate reports.
We believe it is important to understand the few differences between the General Partner and the Partnership in the context of how we operate as an interrelated consolidated company. The General Partner's only material asset is its ownership of partnership interests in the Partnership. As a result, the General Partner does not conduct business itself, other than acting as the sole general partner of the Partnership and issuing public equity from time to time. The General Partner does not issue any indebtedness, but does guarantee some of the unsecured debt of the Partnership. The Partnership holds substantially all the assets of the business, directly or indirectly, and holds the ownership interests related to certain of the Company's investments. The Partnership conducts the operations of the business and has no publicly traded equity. Except for net proceeds from equity issuances by the General Partner, which are contributed to the Partnership in exchange for General Partner Units or Preferred Units, the Partnership generates the capital required by the business through its operations, its incurrence of indebtedness and the issuance of Limited Partner Units to third parties.
Noncontrolling interests, shareholders' equity and partners' capital are the main areas of difference between the consolidated financial statements of the General Partner and those of the Partnership. The noncontrolling interests in the Partnership's financial statements include the interests in consolidated investees not wholly owned by the Partnership. The noncontrolling interests in the General Partner's financial statements include the same noncontrolling interests at the Partnership level, as well as the common limited partnership interests in the Partnership, which are accounted for as partners' capital by the Partnership.
In order to highlight the differences between the General Partner and the Partnership, there are separate sections in this report, as applicable, that separately discuss the General Partner and the Partnership including separate financial statements, and separate Exhibit 31 and 32 certifications. In the sections that combine disclosure of the General



Partner and the Partnership, this report refers to actions or holdings as being actions or holdings of the collective Company.





TABLE OF CONTENTS
Form 10-K
Item No.
 
Page(s)
 
 
 
 
 
 
 
 
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1B.
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5
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7A.
8
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9A.
9B.
 
 
 
 
 
 
 
 
10
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15
 
 
127 



IMPORTANT INFORMATION ABOUT THIS REPORT
In this Annual Report on Form 10-K (this "Report") for Duke Realty Corporation (the "General Partner") and Duke Realty Limited Partnership (the "Partnership"), the terms the "Company," "we," "us" and "our" refer to the General Partner and the Partnership, collectively, and those entities owned or controlled by the General Partner and/or the Partnership.
Cautionary Notice Regarding Forward-Looking Statements
Certain statements contained in or incorporated by reference into this Report, including, without limitation, those related to our future operations, constitute "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. The words "believe," "estimate," "expect," "anticipate," "intend," "plan," "seek," "could," "may" and similar expressions or statements regarding future periods are intended to identify forward-looking statements, although not all forward-looking statements may contain such words.
These forward-looking statements involve known and unknown risks, uncertainties and other important factors that could cause our actual results, performance or achievements, or industry results, to differ materially from any predictions of future results, performance or achievements that we express or imply in this Report or in the information incorporated by reference into this Report. Some of the risks, uncertainties and other important factors that may affect future results include, among others: 
Changes in general economic and business conditions, including the financial condition of our tenants and the value of our real estate assets;
The General Partner's continued qualification as a real estate investment trust ("REIT") for U.S. federal income tax purposes;
Heightened competition for tenants and potential decreases in property occupancy;
Potential changes in the financial markets and interest rates;
Volatility in the General Partner's stock price and trading volume;
Our continuing ability to raise funds on favorable terms;
Our ability to successfully identify, acquire, develop and/or manage properties on terms that are favorable to us;
Potential increases in real estate construction costs;
Our ability to successfully dispose of properties on terms that are favorable to us, including, without limitation, through one or more transactions that are consistent with our previously disclosed strategic plans;
Our ability to retain our current credit ratings;
Inherent risks in the real estate business, including, but not limited to, tenant defaults, potential liability relating to environmental matters and liquidity of real estate investments; and
Other risks and uncertainties described herein, as well as those risks and uncertainties discussed from time to time in our other reports and other public filings with the Securities and Exchange Commission ("SEC").
Although we presently believe that the plans, expectations and results expressed in or suggested by the forward-looking statements are reasonable, all forward-looking statements are inherently subjective, uncertain and subject to change, as they involve substantial risks and uncertainties, including those beyond our control. New factors emerge from time to time, and it is not possible for us to predict the nature, or assess the potential impact, of each new factor on our business. Given these uncertainties, we caution you not to place undue reliance on these forward-looking statements. We undertake no obligation to update or revise any of our forward-looking statements for events or circumstances that arise after the statement is made, except as otherwise may be required by law.

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This list of risks and uncertainties, however, is only a summary of some of the most important factors and is not intended to be exhaustive. Additional information regarding risk factors that may affect us is included under the caption "Risk Factors" in this Report, and is updated by us from time to time in Quarterly Reports on Form 10-Q, Current Reports on Form 8-K and other filings that we make with the SEC.
PART I
Item 1.  Business
Background
The General Partner is a self-administered and self-managed REIT, which began operations upon completion of an initial public offering in February 1986.
The Partnership was formed in October 1993, when the General Partner contributed all of its properties and related assets and liabilities, together with the net proceeds from an offering of additional shares of its common stock, to the Partnership. Simultaneously, the Partnership completed the acquisition of Duke Associates, a full-service commercial real estate firm operating in the Midwest whose operations began in 1972. The General Partner is the sole general partner of the Partnership, owning 98.9% of the common partnership interests of the Partnership ("General Partner Units") at December 31, 2014. The remaining 1.1% of the common partnership interests ("Limited Partner Units" and, together with the General Partner Units, the "Common Units") are owned by limited partners. Limited Partners have the right to redeem their Limited Partner Units, subject to certain restrictions. Pursuant to the Fifth Amended and Restated Agreement of Limited Partnership, as amended (the "Partnership Agreement"), the General Partner is obligated to redeem the Limited Partner Units in shares of its common stock, unless it determines in its reasonable discretion that the issuance of shares of its common stock could cause it to fail to qualify as a REIT. Each Limited Partner Unit shall be redeemed for one share of the General Partner's common stock, or, in the event that the issuance of shares could cause the General Partner to fail to qualify as a REIT, cash equal to the fair market value of one share of the General Partner's common stock at the time of redemption, in each case, subject to certain adjustments described in the Partnership Agreement. The Limited Partner Units are not required, per the terms of the Partnership Agreement, to be redeemed in registered shares of the General Partner.
At December 31, 2014, our diversified portfolio of 729 rental properties (including 85 jointly controlled in-service properties with more than 19.8 million square feet, 20 consolidated properties under development with approximately 5.0 million square feet and three jointly controlled properties under development with more than 1.3 million square feet) encompassed approximately 153.2 million rentable square feet and was leased by a diverse base of more than 2,400 tenants whose businesses include government services, manufacturing, retailing, wholesale trade, distribution, healthcare and professional services. We also owned, including through ownership interests in unconsolidated joint ventures, approximately 3,600 acres of land and controlled an additional 1,650 acres through purchase options.
Our headquarters and executive offices are located in Indianapolis, Indiana. We additionally have regional offices or significant operations in 21 other geographic or metropolitan areas including Atlanta, Georgia; Baltimore, Maryland; Central Florida; Chicago, Illinois; Cincinnati, Ohio; Columbus, Ohio; Dallas, Texas; Houston, Texas; Minneapolis, Minnesota; Nashville, Tennessee; New Jersey; Northern and Southern California; Pennsylvania; Phoenix, Arizona; Raleigh, North Carolina; St. Louis, Missouri; Savannah, Georgia; Seattle, Washington; Washington D.C.; and South Florida. We had approximately 750 employees at December 31, 2014.
See Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" for information related to our operational, asset and capital strategies.
Reportable Operating Segments
We have four reportable operating segments at December 31, 2014, the first three of which consist of the ownership and rental of (i) industrial, (ii) office and (iii) medical office real estate investments. The operations of our industrial, office and medical office properties, along with our retail properties, are collectively referred to as "Rental Operations." Our retail properties, as well as any other properties not included in our reportable segments,

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do not by themselves meet the quantitative thresholds for separate presentation as reportable segments. The fourth reportable segment consists of various real estate services such as property management, asset management, maintenance, leasing, development, general contractor and construction management to third-party property owners and joint ventures, and is collectively referred to as "Service Operations." Our reportable segments offer different products or services and are managed separately because each segment requires different operating strategies and management expertise. Our Service Operations segment also includes our taxable REIT subsidiary, a legal entity through which certain of the segment's aforementioned operations are conducted. See Item 6, "Selected Financial Data," Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Item 8, "Financial Statements and Supplementary Data" for financial information related to our reportable segments.
Competitive Conditions
As a fully integrated commercial real estate firm, we provide in-house leasing, management, development and construction services which we believe, coupled with our significant base of commercially zoned and unencumbered land in existing business parks, should give us a competitive advantage as a real estate operator and in future development activities.
We believe that the management of real estate opportunities and risks can be done most effectively at regional or on local levels. As a result, we intend to continue our emphasis on increasing our market share, to the extent it is in markets or product types that align with our asset strategy (see Item 7), and effective rents in the primary markets where we own properties. We believe that this regional focus will allow us to assess market supply and demand for real estate more effectively as well as to capitalize on the strong relationships with our tenant base. In addition, we seek to further capitalize on strong customer relationships to provide third-party construction services across the United States. As a fully integrated real estate company, we are able to arrange for or provide to our industrial, office and medical office customers not only well located and well maintained facilities, but also additional services such as build-to-suit construction, tenant finish construction, and expansion flexibility.
All of our properties are located in areas that include competitive properties. Institutional investors, other REITs or local real estate operators generally own such properties; however, no single competitor or small group of competitors is dominant in our current markets. The supply and demand of similar available rental properties may affect the rental rates we will receive on our properties. Other competitive factors include the attractiveness of the property location, the quality of the property and tenant services provided, and the reputation of the owner and operator. In addition, our Service Operations face competition from a considerable number of other real estate companies that provide comparable services, some of whom may have greater marketing and financial resources than are available to us.
Corporate Governance
Since our inception, we not only have strived to be a top-performer operationally, but also to lead in issues important to investors such as disclosure and corporate governance. The General Partner's system of governance reinforces this commitment and, as a limited partnership that has one general partner owning over 90% of the Partnership's common interest, the governance of the Partnership is necessarily linked to the corporate governance of the General Partner. Summarized below are the highlights of the General Partner's Corporate Governance initiatives. 

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Board Composition
  
• The General Partner's Board is controlled by a supermajority (91.7%) of "Independent Directors," as such term is defined under the rules of the New York Stock Exchange (the "NYSE") as of January 28, 2015 and thereafter
 
 
Board Committees
  
• The General Partner's Board Committee members are all Independent Directors
 
 
Lead Director
  
• The Chairman of the General Partner's Corporate Governance Committee serves as Lead Director of the Independent Directors
 
 
Board Policies
  
  No Shareholder Rights Plan (Poison Pill)
  Code of Conduct applies to all Directors and employees of the General Partner, including the Chief Executive Officer and senior financial officers; waivers applied to executive officers require the vote of a majority of (i) the General Partner's Board of Directors or (ii) the General Partner's Corporate Governance Committee
  Orientation program for new Directors of the General Partner
  Independence of Directors of the General Partner is reviewed annually
  Independent Directors of the General Partner meet at least quarterly in executive sessions
  Independent Directors of the General Partner receive no compensation from the General Partner other than as Directors
  Equity-based compensation plans require the approval of the General Partner's shareholders
  Board effectiveness and performance is reviewed annually by the General Partner's Corporate Governance Committee
  The General Partner's Executive Compensation Committee conducts an annual review, as delegated by the Corporate Governance Committee, of the Chief Executive Officer succession plan
  Independent Directors and all Board Committees of the General Partner may retain outside advisors, as they deem appropriate
  Prohibition on repricing of outstanding stock options of the General Partner
  Directors of the General Partner required to offer resignation upon job change
  Majority voting for election of Directors of the General Partner
  Shareholder Communications Policy
 
 
 
Ownership
 
Minimum Stock Ownership Guidelines apply to all Directors and Executive Officers of the General Partner
The General Partner's Code of Conduct (which applies to all Directors and employees of the General Partner, including the Chief Executive Officer and senior financial officers) and the Corporate Governance Guidelines are available in the Investor Relations/Corporate Governance section of the General Partner's website at www.dukerealty.com. A copy of these documents may also be obtained without charge by writing to Duke Realty Corporation, 600 East 96th Street, Suite 100, Indianapolis, Indiana 46240, Attention: Investor Relations. If we amend our Code of Conduct as it applies to the Directors, Chief Executive Officer or senior financial officers of the General Partner or grant a waiver from any provision of the Code of Conduct to any such person, we may, rather than filing a current report on Form 8-K, disclose such amendment or waiver in the Investor Relations/Corporate Governance section of the General Partner's website at www.dukerealty.com.
Additional Information
For additional information regarding our investments and operations, see Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Item 8, "Financial Statements and Supplementary Data." For additional information about our business segments, see Item 8, "Financial Statements and Supplementary Data."



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Available Information
In addition to this Report, we file quarterly and current reports, proxy statements and other information with the SEC. All documents that are filed with the SEC are available free of charge on the General Partner's corporate website, which is www.dukerealty.com. We are not incorporating the information on the General Partner's website into this Report, and the General Partner's website and the information appearing on the General Partner's website is not included in, and is not part of, this Report. You may also read and copy any document filed at the public reference facilities of the SEC at 100 F Street, N.E., Washington, D.C. 20549. Please call the SEC at (800) SEC-0330 for further information about the public reference facilities. These documents also may be accessed through the SEC's home page on the Internet (http://www.sec.gov). In addition, since some of the General Partner's securities are listed on the NYSE, you may read the General Partner's SEC filings at the offices of the NYSE, 20 Broad Street, New York, New York 10005.
Item 1A. Risk Factors
In addition to the other information contained in this Report, you should carefully consider, in consultation with your legal, financial and other professional advisors, the risks described below, as well as the risk factors and uncertainties discussed in our other public filings with the SEC under the caption "Risk Factors" in evaluating us and our business before making a decision regarding an investment in the General Partner's securities.
The risks contained in this Report are not the only risks that we face. Additional risks that are not presently known, or that we presently deem to be immaterial, also could have a material adverse effect on our financial condition, results of operations, business and prospects. The trading price of the General Partner's securities could decline due to the materialization of any of these risks, and its shareholders and/or the Partnership's unitholders may lose all or part of their investment.
This Report also contains forward-looking statements that may not be realized as a result of certain factors, including, but not limited to, the risks described herein and in our other public filings with the SEC. Please refer to the section in this Report entitled "Cautionary Notice Regarding Forward-Looking Statements" for additional information regarding forward-looking statements.
Risks Related to Our Business
Our use of debt financing could have a material adverse effect on our financial condition.
We are subject to the risks normally associated with debt financing, including the risk that our cash flow will be insufficient to meet required principal and interest payments and the long-term risk that we will be unable to refinance our existing indebtedness, or that the terms of such refinancing will not be as favorable as the terms of existing indebtedness. Additionally, we may not be able to refinance borrowings by our unconsolidated subsidiaries on favorable terms or at all. If our debt cannot be paid, refinanced or extended, we may not be able to make distributions to shareholders and unitholders at expected levels. Further, if prevailing interest rates or other factors at the time of a refinancing result in higher interest rates or other restrictive financial covenants upon the refinancing, then such refinancing would adversely affect our cash flow and funds available for operation, development and distribution.
We are also subject to financial covenants under our existing debt instruments. Should we fail to comply with the covenants in our existing debt instruments, then we would not only be in breach under the applicable debt instruments but we would also likely be unable to borrow any further amounts under our other debt instruments, which could adversely affect our ability to fund operations. We also have incurred, and may incur in the future, indebtedness that bears interest at variable rates. Thus, if market interest rates increase, so will our interest expense, which could reduce our cash flow and our ability to make distributions to shareholders and unitholders at expected levels.



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Debt financing may not be available and equity issuances could be dilutive to our shareholders and unitholders.
Our ability to execute our business strategy depends on our access to an appropriate blend of debt financing, including unsecured lines of credit and other forms of secured and unsecured debt, and equity financing, including common and preferred equity issued by the General Partner. Debt financing may not be available over a longer period of time in sufficient amounts, on favorable terms or at all. If the General Partner issues additional equity securities, instead of debt, to manage capital needs, the interests of our existing shareholders and unitholders could be diluted.
Financial and other covenants under existing credit agreements could limit our flexibility and adversely affect our financial condition.
The terms of our various credit agreements and other indebtedness require that we comply with a number of customary financial and other covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage. These covenants may limit our flexibility in our operations, and breaches of these covenants could result in defaults under the instruments governing the applicable indebtedness even if we have satisfied our payment obligations. 
Downgrades in our credit ratings could increase our borrowing costs or reduce our access to funding sources in the credit and capital markets.
We have a significant amount of debt outstanding, consisting mostly of unsecured debt. We are currently assigned corporate credit ratings from Moody's Investors Service, Inc. and Standard and Poor's Ratings Group based on their evaluation of our creditworthiness. All of our debt ratings remain investment grade, but there can be no assurance that we will not be downgraded or that any of our ratings will remain investment grade. If our credit ratings are downgraded or other negative action is taken, we could be required, among other things, to pay additional interest and fees on outstanding borrowings under our revolving credit agreement.
Credit rating reductions by one or more rating agencies could also adversely affect our access to funding sources, the cost and other terms of obtaining funding as well as our overall financial condition, operating results and cash flow.
If we are unable to generate sufficient capital and liquidity, then we may be unable to pursue future development projects and other strategic initiatives.
To complete our ongoing and planned development projects, and to pursue our other strategic initiatives, we must continue to generate sufficient capital and liquidity to fund those activities. To generate that capital and liquidity, we rely upon funds from our existing operations, as well as funds that we raise through our capital raising activities. In the event that we are unable to generate sufficient capital and liquidity to meet our long-term needs, or if we are unable to generate capital and liquidity on terms that are favorable to us, then we may not be able to pursue development projects, acquisitions, or our other long-term strategic initiatives.
The General Partner's stock price and trading volume may be volatile, which could result in substantial losses to its shareholders and to the Partnership's unitholders, if and when they convert their Limited Partner Units to shares of the General Partner's common stock.
The market price of the General Partner's common stock could change in ways that may or may not be related to our business, our industry or our operating performance and financial condition. In addition, the trading volume in the General Partner's common stock may fluctuate and cause significant price variations to occur. Some of the factors that could negatively affect the General Partner's share price, or result in fluctuations in the price or trading volume of the General Partner's common stock, include uncertainty in the markets, general market and economic conditions, as well as those factors described in these "Risk Factors" and in other reports that we file with the SEC.
Many of these factors are beyond our control, and we cannot predict their potential effects on the price of the General Partner's common stock. If the market price of the General Partner's common stock declines, then its shareholders and the Partnership's unitholders, respectively, may be unable to resell their shares and units upon

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terms that are attractive to them. We cannot assure that the market price of the General Partner's common stock will not fluctuate or decline significantly in the future. In addition, the securities markets in general may experience considerable unexpected price and volume fluctuations.
Our use of joint ventures may negatively impact our jointly-owned investments.
We currently have joint ventures that are not consolidated with our financial statements. We may develop and acquire properties in joint ventures with other persons or entities when circumstances warrant the use of these structures. Our participation in joint ventures is subject to the risks that: 
We could become engaged in a dispute with any of our joint venture partners that might affect our ability to develop or operate a property;
Our joint venture partners may have different objectives than we have regarding the appropriate timing and terms of any sale or refinancing of properties;
Our joint venture partners may have competing interests in our markets that could create conflict of interest issues; and
Maturities of debt encumbering our jointly owned investments may not be able to be refinanced at all or on terms that are as favorable as the current terms.
Risks Related to the Real Estate Industry
Our net earnings available for investment or distribution to shareholders and unitholders could decrease as a result of factors related to the ownership and operation of commercial real estate that are outside of our control.
Our business is subject to the risks incident to the ownership and operation of commercial real estate, many of which involve circumstances not within our control. Such risks include the following: 
Changes in the general economic climate;
The availability of capital on favorable terms, or at all;
Increases in interest rates;
Local conditions such as oversupply of property or a reduction in demand;
Competition for tenants;
Changes in market rental rates;
Oversupply or reduced demand for space in the areas where our properties are located;
Delay or inability to collect rent from tenants who are bankrupt, insolvent or otherwise unwilling or unable to pay;
Difficulty in leasing or re-leasing space quickly or on favorable terms;
Costs associated with periodically renovating, repairing and reletting rental space;
Our ability to provide adequate maintenance and insurance on our properties;
Our ability to control variable operating costs;
Changes in government regulations; and
Potential liability under, and changes in, environmental, zoning, tax and other laws.

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Further, a significant portion of our costs, such as real estate taxes, insurance and maintenance costs and our debt service payments, are generally not reduced when circumstances cause a decrease in cash flow from our properties. Any one or more of these factors could result in a reduction in our net earnings available for investment or distribution to shareholders and unitholders.
Many real estate costs are fixed, even if income from properties decreases.
Our financial results depend on leasing space in our real estate to tenants on terms favorable to us. Our income and funds available for distribution to our shareholders and unitholders will decrease if a significant number of our tenants cannot meet their lease obligations to us or we are unable to lease properties on favorable terms. In addition, if a tenant does not pay its rent, we may not be able to enforce our rights as landlord without delays and we may incur substantial legal costs. Costs associated with real estate investment, such as real estate taxes and maintenance costs, generally are not reduced when circumstances cause a reduction in income from the investment. As a result, we may have a reduction in our net earnings available for investment or distribution to our shareholders and unitholders.
Our real estate development activities are subject to risks particular to development.
We continue to selectively develop new, pre-leased properties for rental operations in our existing markets when accretive returns are present. These development activities generally require various government and other approvals, which we may not receive. In addition, we also are subject to the following risks associated with development activities: 
Unsuccessful development opportunities could result in direct expenses to us;
Construction costs of a project may exceed original estimates, possibly making the project less profitable than originally estimated, or possibly unprofitable;
Time required to complete the construction of a project or to lease up the completed project may be greater than originally anticipated, thereby adversely affecting our cash flow and liquidity;
Occupancy rates and rents of a completed project may not be sufficient to make the project profitable; and
Favorable sources to fund our development activities may not be available.
We may be unsuccessful in operating completed real estate projects.
We face the risk that the real estate projects we develop or acquire will not perform in accordance with our expectations. This risk exists because of factors such as the following: 
Prices paid for acquired facilities are based upon a series of market judgments; and
Costs of any improvements required to bring an acquired facility up to standards to establish the market position intended for that facility might exceed budgeted costs.
As a result, we may develop or acquire projects that are not profitable.
We are exposed to the risks of defaults by tenants.
Any of our tenants may experience a downturn in their businesses that may weaken their financial condition. In the event of default or the insolvency of a significant number of our tenants, we may experience a substantial loss of rental revenue and/or delays in collecting rent and incur substantial costs in enforcing our rights as landlord. If a tenant files for bankruptcy protection, a court could allow the tenant to reject and terminate its lease with us. Our income and distributable cash flow would be adversely affected if a significant number of our tenants became unable to meet their obligations to us, became insolvent or declared bankruptcy.



-9-


We may be unable to renew leases or relet space.
When our tenants decide not to renew their leases upon their expiration, we may not be able to relet the space. Even if our tenants do renew or we are able to relet the space, the terms of renewal or reletting (including the cost of renovations, if necessary) may be less favorable than current lease terms. If we are unable to promptly renew the leases or relet the space, or if the rental rates upon such renewal or reletting are significantly lower than current rates, then our income and distributable cash flow would be adversely affected, especially if we were unable to lease a significant amount of the space vacated by tenants in our properties.
Our insurance coverage on our properties may be inadequate.
We maintain comprehensive insurance on each of our facilities, including property, liability, and environmental coverage. We believe this coverage is of the type and amount customarily obtained for real property. However, there are certain types of losses, generally of a catastrophic nature, such as hurricanes, earthquakes and floods or acts of war or terrorism that may be uninsurable or not economically insurable. We use our discretion when determining amounts, coverage limits and deductibles for insurance. These terms are determined based on retaining an acceptable level of risk at a reasonable cost. This may result in insurance coverage that in the event of a substantial loss would not be sufficient to pay the full current replacement cost of our lost investment. Inflation, changes in building codes and ordinances, environmental considerations and other factors also may make it unfeasible to use insurance proceeds to replace a facility after it has been damaged or destroyed. Under such circumstances, the insurance proceeds we receive may not be adequate to restore our economic position in a property. If an uninsured or underinsured loss occurred, we could lose both our investment in and anticipated profits and cash flow from a property, and we would continue to be obligated on any mortgage indebtedness or other obligations related to the property. We are also subject to the risk that our insurance providers may be unwilling or unable to pay our claims when made.
Our acquisition and disposition activity may lead to long-term dilution.
Our asset strategy is to reposition our investment concentration among product types and further diversify our geographic presence. There can be no assurance that we will be able to execute the repositioning of our assets according to our strategy or that our execution will lead to improved results.
Acquired properties may expose us to unknown liability.
From time to time, we may acquire properties subject to liabilities and without any recourse, or with only limited recourse, with respect to unknown liabilities. As a result, if a liability were asserted against us based upon ownership of those properties, we might have to pay substantial sums to settle or contest it, which could adversely affect our results of operations and cash flow. Unknown liabilities with respect to acquired properties might include: 

liabilities for clean-up of undisclosed environmental contamination;
claims by tenants, vendors or other persons against the former owners of the properties;
liabilities incurred in the ordinary course of business; and
claims for indemnification by general partners, directors, officers and others indemnified by the former owners of the properties.
We could be exposed to significant environmental liabilities as a result of conditions of which we currently are not aware.
As an owner and operator of real property, we may be liable under various federal, state and local laws for the costs of removal or remediation of certain hazardous substances released on or in our property. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the release of the hazardous substances. In addition, we could have greater difficulty in selling real estate on which hazardous substances were present or in obtaining borrowings using such real estate as collateral. It is our general policy to have Phase I environmental audits performed for all of our properties and land by qualified environmental

-10-


consultants at the time of purchase. These Phase I environmental audits have not revealed any environmental liability that would have a material adverse effect on our business. However, a Phase I environmental audit does not involve invasive procedures such as soil sampling or ground water analysis, and we cannot be sure that the Phase I environmental audits did not fail to reveal a significant environmental liability or that a prior owner did not create a material environmental condition on our properties or land which has not yet been discovered. We could also incur environmental liability as a result of future uses or conditions of such real estate or changes in applicable environmental laws.
We are exposed to the potential impacts of future climate change and climate-change related risks.
We are exposed to potential physical risks from possible future changes in climate. Our properties may be exposed to rare catastrophic weather events, such as severe storms and/or floods. If the frequency of extreme weather events increases due to climate change, our exposure to these events could increase.
We do not currently consider that we are exposed to regulatory risk related to climate change. However, we may be adversely impacted as a real estate developer in the future by stricter energy efficiency standards for buildings.
Risks Related to Our Organization and Structure
If the General Partner were to cease to qualify as a REIT, it and its shareholders would lose significant tax benefits.
The General Partner intends to continue to operate so as to qualify as a REIT under the Internal Revenue Code of 1986, as amended (the "Code"). Qualification as a REIT provides significant tax advantages to the General Partner and its shareholders. However, in order for the General Partner to continue to qualify as a REIT, it must satisfy numerous requirements established under highly technical and complex Code provisions for which there are only limited judicial and administrative interpretations. Satisfaction of these requirements also depends on various factual circumstances not entirely within our control. The fact that the General Partner holds its assets through the Partnership further complicates the application of the REIT requirements. Even a technical or inadvertent mistake could jeopardize the General Partner's REIT status. Although we believe that the General Partner can continue to operate so as to qualify as a REIT, we cannot offer any assurance that it will continue to do so or that legislation, new regulations, administrative interpretations or court decisions will not significantly change the qualification requirements or the federal income tax consequences of qualification. If the General Partner were to fail to qualify as a REIT in any taxable year, it would have the following effects: 
The General Partner would not be allowed a deduction for distributions to shareholders and would be subject to federal income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate rates;
Unless the General Partner was entitled to relief under certain statutory provisions, it would be disqualified from treatment as a REIT for the four taxable years following the year during which it ceased to qualify as a REIT;
The General Partner's net earnings available for investment or distribution to its shareholders would decrease due to the additional tax liability for the year or years involved; and
The General Partner would no longer be required to make any distributions to shareholders in order to qualify as a REIT.
As such, the General Partner's failure to qualify as a REIT would likely have a significant adverse effect on the value of the General Partner's securities and, consequently, the Partnership's Units.
REIT distribution requirements limit the amount of cash we have available for other business purposes, including amounts that we need to fund our future capital needs.
To maintain its qualification as a REIT under the Code, the General Partner must annually distribute to its shareholders at least 90% of its REIT taxable income, determined without regard to the dividends-paid deduction

-11-


and excluding net capital gains. The General Partner intends to continue to make distributions to its shareholders to comply with the 90% distribution requirement. However, this requirement limits our ability to accumulate capital for use for other business purposes. If we do not have sufficient cash or other liquid assets to meet the distribution requirements of the General Partner, we may have to borrow funds or sell properties on adverse terms in order to meet the distribution requirements. If the General Partner fails to make a required distribution, it would cease to qualify as a REIT.
U.S. federal income tax treatment of REITs and investments in REITs may change, which may result in the loss of our tax benefits of operating as a REIT.
The present U.S. federal income tax treatment of a REIT and an investment in a REIT may be modified by legislative, judicial or administrative action at any time. Revisions in U.S. federal income tax laws and interpretations of these laws could adversely affect us and the tax consequences of an investment in the General Partner's common shares.
We are subject to certain provisions that could discourage change-of-control transactions, which may reduce the likelihood of the General Partner's shareholders receiving a control premium for their shares.
Indiana anti-takeover legislation and certain provisions in our governing documents, as we discuss below, may discourage potential acquirers from pursuing a change-of-control transaction with us. As a result, the General Partner's shareholders may be less likely to receive a control premium for their shares.
Ownership Restriction. Subject to certain exceptions, the General Partner's charter provides that no person or entity may beneficially own, or be deemed to own by virtue of the applicable constructive ownership provisions of the Code, more than 9.8% (in value or by number of shares, whichever is more restrictive) of the General Partner's outstanding common stock or 9.8% in value of its outstanding stock.
Unissued Preferred Stock. The General Partner's charter permits its board of directors to classify unissued preferred stock by setting the rights and preferences of the shares at the time of issuance. This power enables the General Partner's board to adopt a shareholder rights plan, also known as a poison pill. Although the General Partner has repealed its previously existing poison pill and its current board of directors has adopted a policy not to adopt a shareholder rights plan without shareholder approval, the General Partner's board can change this policy at any time. The adoption of a poison pill would discourage a potential bidder from acquiring a significant position in the General Partner without the approval of its board.
Business-Combination Provisions of Indiana Law. The General Partner has not opted out of the business-combination provisions of the Indiana Business Corporation Law. As a result, potential bidders may have to negotiate with the General Partner's board of directors before acquiring 10% of its stock. Without securing board approval of the proposed business combination before crossing the 10% ownership threshold, a bidder would not be permitted to complete a business combination for five years after becoming a 10% shareholder. Even after the five-year period, a business combination with the significant shareholder would either be required to meet certain per share price minimums as set forth in the Indiana Business Corporation Law or to receive the approval of a majority of the disinterested shareholders.
Control-Share-Acquisition Provisions of Indiana Law. The General Partner has not opted out of the provisions of the Indiana Business Corporation Law regarding acquisitions of control shares. Therefore, those who acquire a significant block (at least 20%) of the General Partner's shares may only vote a portion of their shares unless its other shareholders vote to accord full voting rights to the acquiring person. Moreover, if the other shareholders vote to give full voting rights with respect to the control shares and the acquiring person has acquired a majority of the General Partner's outstanding shares, the other shareholders would be entitled to special dissenters' rights.
Supermajority Voting Provisions. The General Partner's charter prohibits business combinations or significant disposition transactions with a holder of 10% of its shares unless: 
The holders of 80% of the General Partner's outstanding shares of capital stock approve the transaction;

-12-


The transaction has been approved by three-fourths of those directors who served on the General Partner's board before the shareholder became a 10% owner; or
The significant shareholder complies with the "fair price" provisions of the General Partner's charter.
Among the transactions with large shareholders requiring the supermajority shareholder approval are dispositions of assets with a value greater than or equal to $1,000,000 and business combinations.
Operating Partnership Provisions. The limited partnership agreement of the Partnership contains provisions that could discourage change-of-control transactions, including a requirement that holders of at least 90% of the outstanding Common Units approve: 
Any voluntary sale, exchange, merger, consolidation or other disposition of all or substantially all of the assets of the Partnership in one or more transactions other than a disposition occurring upon a financing or refinancing of the Partnership;
The General Partner's merger, consolidation or other business combination with another entity unless after the transaction substantially all of the assets of the surviving entity are contributed to the Partnership in exchange for Common Units;
The General Partner's assignment of its interests in the Partnership other than to one of its wholly-owned subsidiaries; and
Any reclassification or recapitalization or change of outstanding shares of the General Partner's common stock other than certain changes in par value, stock splits, stock dividends or combinations.
We are dependent on key personnel.
The General Partner's executive officers and other senior officers have a significant role in the success of our Company. Our ability to retain our management group or to attract suitable replacements should any members of the management group leave our Company is dependent on the competitive nature of the employment market. The loss of services from key members of the management group or a limitation in their availability could adversely impact our financial condition and cash flow. Further, such a loss could be negatively perceived in the capital markets.
Item 1B.  Unresolved Staff Comments
We have no unresolved comments with the SEC staff regarding our periodic or current reports under the Exchange Act.
Item 2.  Properties
Product Review
As of December 31, 2014, we own interests in a diversified portfolio of 729 commercial properties encompassing approximately 153.2 million net rentable square feet (including 85 jointly controlled in-service properties with more than 19.8 million square feet, 20 consolidated properties under development with approximately 5.0 million square feet and three jointly controlled properties under development with more than 1.3 million square feet).
Industrial Properties: We own interests in 500 bulk distribution industrial properties encompassing approximately 130.4 million square feet (85 percent of total square feet). These properties are primarily warehouse facilities with clear ceiling heights of 28 feet or more. This also includes 32 light industrial buildings, also known as flex buildings, totaling approximately 1.9 million square feet.
Office Properties: We own interests in 148 suburban office buildings totaling more than 16.2 million square feet (11 percent of total square feet).
Medical Office Properties: We own interests in 78 medical office buildings totaling more than 6.2 million square feet (4 percent of total square feet).

-13-


Other Properties: We own interests in 3 retail buildings encompassing more than 348,000 square feet (less than 1 percent of total square feet).
See Consolidated Financial Statement Schedule III - Real Estate Properties and Accumulated Depreciation for a detailed listing of the Company’s properties and related encumbrances.
Land: We own, including through ownership interests in unconsolidated joint ventures, approximately 3,600 acres of land and control an additional 1,650 acres through purchase options. A portion of the 2,845 acres of land that we directly own, and nearly all of our jointly controlled land, is intended to be used for the development of industrial properties and, to a lesser extent, office properties. We directly own 1,140 acres of land that we do not consider strategic and that will be sold to the extent that market conditions permit us to achieve what we believe to be acceptable sale prices.
Property Descriptions
The following tables represent the geographic highlights of consolidated and jointly controlled in-service properties in our primary markets.
Consolidated Properties
 
Square Feet
 
Annual Net
Effective
Rent (1)
 
Annual Net
Effective
Rent per Square Foot (2)
 
Percent of
Annual  Net
Effective
Rent
 
Industrial
 
Office
 
Medical Office
 
Other
 
Overall
 
Percent  of Overall
 
Primary Market
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Indianapolis
14,818,970

 
2,917,700

 
265,678

 
38,366

 
18,040,714

 
14.2
%
 
$
86,668,600

 
$
4.88

 
12.7
%
Raleigh
2,801,466

 
2,724,505

 
356,835

 
20,061

 
5,902,867

 
4.6
%
 
59,295,930

 
10.62

 
8.7
%
Cincinnati
9,508,479

 
2,230,956

 
419,090

 

 
12,158,525

 
9.6
%
 
55,781,762

 
4.82

 
8.2
%
Atlanta
9,422,458

 
468,285

 
889,486

 

 
10,780,229

 
8.5
%
 
55,722,927

 
5.41

 
8.1
%
South Florida
4,915,895

 
940,819

 
107,000

 

 
5,963,714

 
4.7
%
 
48,107,423

 
8.36

 
7.0
%
Chicago
11,094,902

 

 
161,443

 

 
11,256,345

 
8.9
%
 
47,611,171

 
4.28

 
7.0
%
Dallas
7,060,095

 

 
1,034,419

 

 
8,094,514

 
6.4
%
 
47,556,879

 
5.89

 
7.0
%
St. Louis
4,678,255

 
1,917,827

 

 

 
6,596,082

 
5.2
%
 
37,870,036

 
6.19

 
5.5
%
Nashville
3,932,110

 
900,995

 
173,953

 

 
5,007,058

 
3.9
%
 
35,424,617

 
7.85

 
5.2
%
Columbus
8,637,857

 

 

 

 
8,637,857

 
6.8
%
 
25,977,860

 
3.05

 
3.8
%
Other(3)
466,000

 
420,869

 
936,327

 

 
1,823,196

 
1.4
%
 
25,048,882

 
15.78

 
3.7
%
Central Florida
3,360,479

 

 
465,727

 

 
3,826,206

 
3.0
%
 
24,278,748

 
6.73

 
3.5
%
Pennsylvania
3,364,240

 

 

 
289,855

 
3,654,095

 
2.9
%
 
20,646,003

 
5.72

 
3.0
%
Houston
3,414,958

 
159,056

 
168,850

 

 
3,742,864

 
2.9
%
 
19,889,954

 
6.17

 
2.9
%
Savannah
6,431,246

 

 

 

 
6,431,246

 
5.1
%
 
18,383,486

 
3.33

 
2.7
%
Minneapolis-St. Paul
3,879,298

 

 

 

 
3,879,298

 
3.1
%
 
17,530,021

 
4.52

 
2.6
%
Southern California
2,339,379

 

 

 

 
2,339,379

 
1.8
%
 
12,849,160

 
5.80

 
1.9
%
Northern California
2,571,630

 

 

 

 
2,571,630

 
2.0
%
 
10,953,257

 
4.26

 
1.6
%
Baltimore
1,826,028

 

 

 

 
1,826,028

 
1.4
%
 
10,038,838

 
5.68

 
1.5
%
Seattle
1,136,109

 

 

 

 
1,136,109

 
0.9
%
 
7,585,819

 
6.68

 
1.1
%
New Jersey
1,830,002

 

 

 

 
1,830,002

 
1.4
%
 
6,793,434

 
5.09

 
1.0
%
Phoenix
1,132,554

 

 

 

 
1,132,554

 
1.0
%
 
4,514,726

 
4.67

 
0.7
%
Washington DC
78,560

 
219,464

 
100,952

 

 
398,976

 
0.3
%
 
4,417,433

 
15.83

 
0.6
%
Total
108,700,970

 
12,900,476

 
5,079,760

 
348,282

 
127,029,488

 
100.0
%
 
$
682,946,966

 
$
5.64

 
100.0
%
Percent of Overall
85.6
%
 
10.1
%
 
4.0
%
 
0.3
%
 
100.0
%
 
 
 
 
 
 
 
 
Annual Net Effective Rent per Square Foot (2)
$
3.97

 
$
13.24

 
$
23.23

 
$
19.89

 
$
5.64

 
 
 
 
 
 
 
 







-14-


Jointly Controlled Properties
 
Square Feet
 
Annual Net
Effective
Rent (1)
 
Annual Net
Effective
Rent per Square Foot (2)
 
Percent of
Annual  Net
Effective
Rent
 
Industrial
 
Office
 
Medical Office
 
Overall
 
Percent of
Overall
 
Primary Market
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Washington DC
669,802

 
1,735,347

 

 
2,405,149

 
12.1
%
 
$
35,281,205

 
$
17.90

 
28.4
%
Dallas
7,698,728

 

 
458,396

 
8,157,124

 
41.1
%
 
32,799,222

 
4.20

 
26.4
%
Indianapolis
4,600,903

 

 
273,479

 
4,874,382

 
24.6
%
 
23,137,671

 
4.75

 
18.6
%
South Florida

 
388,112

 

 
388,112

 
2.0
%
 
8,310,161

 
21.94

 
6.7
%
Atlanta

 
344,476

 

 
344,476

 
1.7
%
 
4,963,555

 
14.41

 
4.0
%
Phoenix
1,009,351

 

 

 
1,009,351

 
5.1
%
 
4,691,822

 
4.65

 
3.8
%
Central Florida
908,422

 

 

 
908,422

 
4.6
%
 
3,673,294

 
4.04

 
3.0
%
Columbus
1,142,400

 

 

 
1,142,400

 
5.7
%
 
3,567,144

 
3.12

 
2.9
%
Nashville

 
180,147

 

 
180,147

 
0.9
%
 
2,976,335

 
16.52

 
2.4
%
Raleigh

 
122,087

 

 
122,087

 
0.6
%
 
2,130,574

 
17.45

 
1.7
%
Chicago

 
98,304

 

 
98,304

 
0.5
%
 
1,734,060

 
17.64

 
1.4
%
Other (3)
152,944

 

 

 
152,944

 
0.8
%
 
512,362

 
3.35

 
0.4
%
Cincinnati
57,886

 

 

 
57,886

 
0.3
%
 
398,667

 
6.89

 
0.3
%
Total
16,240,436

 
2,868,473

 
731,875

 
19,840,784

 
100.0
%
 
$
124,176,072

 
$
6.52

 
100.0
%
Percent of Overall
81.8
%
 
14.5
%
 
3.7
%
 
100.0
%
 
 
 
 
 
 
 
 
Annual Net Effective Rent per Square Foot (2)
$
3.86

 
$
20.17

 
$
18.49

 
$
6.52

 
 
 
 
 
 
 
 
 
 
Occupancy %
 
Consolidated Properties
 
Jointly Controlled Properties
 
Industrial
 
Office
 
Medical Office
 
Other
 
Overall
 
Industrial
 
Office
 
Medical Office
 
Overall
Primary Market
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Minneapolis-St. Paul
100.0
%
 

 

 

 
100.0
%
 

 

 

 

Northern California
100.0
%
 

 

 

 
100.0
%
 

 

 

 

Seattle
100.0
%
 

 

 

 
100.0
%
 

 

 

 

Dallas
100.0
%
 

 
97.9
%
 

 
99.7
%
 
95.7
%
 

 
94.9
%
 
95.7
%
Pennsylvania
100.0
%
 

 

 
85.2
%
 
98.8
%
 

 

 

 

Chicago
98.8
%
 

 
99.7
%
 

 
98.8
%
 

 
100.0
%
 

 
100.0
%
Columbus
98.5
%
 

 

 

 
98.5
%
 
100.0
%
 

 

 
100.0
%
Indianapolis
99.5
%
 
92.8
%
 
96.4
%
 
91.9
%
 
98.4
%
 
100.0
%
 

 
100.0
%
 
100.0
%
Baltimore
96.8
%
 

 

 

 
96.8
%
 

 

 

 

South Florida
97.1
%
 
93.2
%
 
100.0
%
 

 
96.5
%
 

 
97.6
%
 

 
97.6
%
Atlanta
95.7
%
 
89.7
%
 
96.7
%
 

 
95.5
%
 

 
100.0
%
 

 
100.0
%
Cincinnati
98.4
%
 
80.4
%
 
98.6
%
 

 
95.1
%
 
100.0
%
 

 

 
100.0
%
Southern California
94.8
%
 

 

 

 
94.8
%
 

 

 

 

Raleigh
95.4
%
 
93.5
%
 
97.2
%
 
78.8
%
 
94.6
%
 

 
100.0
%
 

 
100.0
%
Central Florida
96.1
%
 

 
81.4
%
 

 
94.3
%
 
100.0
%
 

 

 
100.0
%
St. Louis
95.8
%
 
85.4
%
 

 

 
92.8
%
 

 

 

 

Nashville
88.2
%
 
96.4
%
 
100.0
%
 

 
90.1
%
 

 
100.0
%
 

 
100.0
%
Other (3)
100.0
%
 
67.3
%
 
89.5
%
 

 
87.1
%
 
100.0
%
 

 

 
100.0
%
Houston
86.2
%
 
100.0
%
 
73.4
%
 

 
86.2
%
 

 

 

 

Savannah
85.9
%
 

 

 

 
85.9
%
 

 

 

 

Phoenix
85.3
%
 

 

 

 
85.3
%
 
100.0
%
 

 

 
100.0
%
New Jersey
73.0
%
 

 

 

 
73.0
%
 

 

 

 

Washington DC
100.0
%
 
45.3
%
 
100.0
%
 

 
69.9
%
 
92.6
%
 
77.8
%
 

 
81.9
%
Total
96.2
%
 
88.3
%
 
94.0
%
 
85.6
%
 
95.2
%
 
97.7
%
 
86.3
%
 
96.8
%
 
96.0
%
 
(1)
Represents the average annual base rental payments, on a straight-line basis for the term of each lease, from space leased to tenants as of December 31, 2014, excluding additional amounts paid by tenants as reimbursement for operating expenses. Joint venture properties are shown at 100% of square feet and net effective rents, without regard to our ownership percentage.
(2)
Annual net effective rent per leased square foot.
(3)
Represents properties not located in our primary markets, totaling 1.4% of the total square footage of our consolidated properties.

-15-


Item 3.  Legal Proceedings
We are not subject to any material pending legal proceedings, other than routine litigation arising in the ordinary course of business. We do not expect these legal proceedings to have a material adverse effect on our financial condition, results of operations, or liquidity.
Item 4.  Mine Safety Disclosures
Not applicable.
PART II
Item 5.  Market for the Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities
Market Information and Holders
The General Partner's common stock is listed for trading on the NYSE under the symbol "DRE." The following table sets forth the high and low sales prices of the General Partner's common stock for the periods indicated and the dividend or distribution paid per share or Common Unit by the General Partner or the Partnership, respectively, during each such period. There is no established trading market for the Partnership's Common Units. As of February 18, 2015, there were 6,506 record holders of the General Partner's common stock and 112 record holders of the Partnership's Common Units. 
 
2014
 
2013
Quarter Ended
High
 
Low
 
Dividend/Distribution
 
High
 
Low
 
Dividend/Distribution
December 31
$
20.83

 
$
17.06

 
$
0.17

 
 
$
17.23

 
$
14.18

 
$
0.17

September 30
18.80

 
16.94

 
0.17

 
 
17.56

 
14.12

 
0.17

June 30
18.24

 
16.62

 
0.17

 
 
18.80

 
14.29

 
0.17

March 31
17.03

 
14.48

 
0.17

 
 
17.16

 
13.94

 
0.17

On January 28, 2015, the General Partner declared a quarterly cash distribution of $0.17 per share or Common Unit, payable by the General Partner or the Partnership, respectively, on February 27, 2015, to common shareholders or common unitholders of record on February 17, 2015. Our future distributions may vary and will be determined by the General Partner's Board of Directors upon the circumstances prevailing at the time, including our financial condition, operating results, estimated taxable income and REIT distribution requirements, and may be adjusted at the discretion of the Board.
Stock Performance Graph
The following line graph compares the change in the General Partner's cumulative total shareholders' return on shares of its common stock to the cumulative total return of the Standard and Poor's 500 Stock Index ("S&P 500") and the FTSE NAREIT Equity REITs Index ("FTRETR") from December 31, 2009 to December 31, 2014. The graph assumes an initial investment of $100 in the common stock of the General Partner and each of the indices on December 31, 2009, and, the reinvestment of all dividends. The performance graph is not necessarily indicative of future performance.

-16-


This graph and the accompanying text are not “soliciting material,” are not deemed filed with the SEC and are not to be incorporated by reference in any filing by the company under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended, whether made before or after the date hereof and irrespective of any general incorporation language in any such filing.
Tax Characterization of Distributions
A summary of the tax characterization of the distributions paid per common share of the General Partner for the years ended December 31, 2014, 2013 and 2012 follows:
 
 
2014
 
2013
 
2012
Total distributions paid per share
$
0.68

 
$
0.68

 
$
0.68

Ordinary income
59.2
%
 
52.6
%
 
14.1
%
Return of capital
2.5
%
 
4.4
%
 
85.9
%
Capital gains
38.3
%
 
43.0
%
 
%
 
100.0
%
 
100.0
%
 
100.0
%
Sales of Unregistered Securities
The General Partner did not sell any of its securities during the year ended December 31, 2014 that were not registered under the Securities Act.
Issuer Purchases of Equity Securities
From time to time, we repurchase our securities under a repurchase program that initially was approved by the General Partner's board of directors and publicly announced in October 2001 (the "Repurchase Program").

On January 29, 2014, the board of directors adopted a resolution that amended and restated the Repurchase Program and delegated authority to management to repurchase a maximum of $100.0 million of the General Partner's common shares, $500.0 million of the Partnership's debt securities and $500.0 million of the General Partner's preferred shares, subject to the prior notification of the Chairman of the Finance Committee of the board of directors of planned repurchases within these limits (the "January 2014 Resolutions"). We did not repurchase any

-17-


securities through the Repurchase Program during the quarter ended December 31, 2014. There are no amounts remaining for repurchases under the January 2014 Resolutions as the board of directors adopted a resolution on January 28, 2015 that amended and restated the Repurchase Program and delegated authority to management to repurchase a maximum of $100.0 million of the General Partner’s common shares, $500.0 million of the Partnership’s debt securities and $500.0 million of the General Partner’s preferred shares, subject to the prior notification of the Chairman of the Finance Committee of the board of directors of planned repurchases within these limits.

The following table summarizes the share repurchase activity for the three months ended December 31, 2014:
Month
 
Total Number of Shares Purchased
 
Average Price Paid per Share
 
Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs
 
Maximum Dollar Value of Preferred Shares That May Yet Be Repurchased Under the Plan
 
 Redemption of 6.5% Series K Cumulative
Redeemable Preferred Shares
 
 
 
 
 
 
 
 
 
October 1 - 31, 2014
 
0
 
$

 
0
 
$494,568,500
 
November 1-30, 2014
 
0
 

 
0
 
$494,568,500
 
December 1-31, 2014
 
597,579
(1)
250

(2)
0
 
$494,568,500
 
Total
 
597,579
 
$
250

 
 
 
 
 
Redemption of 6.6% Series L Cumulative Redeemable
Preferred Shares
 
 
 
 
 
 
 
 
 
October 1-31,2014
 
0
 
$

 
0
 
$494,568,500
 
November 1-30, 2014
 
0
 

 
0
 
$494,568,500
 
December 1-31,2014
 
733,597
(3)
250

(4)
0
 
$494,568,500
 
Total
 
733,597
 
$
250

 
 
 
 
 

(1) Represents the redemption of all of the outstanding Series K Shares, which were called for redemption in November 2014 with a redemption date of December 24, 2014, and were not repurchased as part of our Repurchase Program.
(2) The Series K Shares were redeemed at a price of $250 per share, plus accrued dividends, for an aggregate redemption price of $149.4 million.
(3) Represents the redemption of all of the outstanding Series L Shares, which were call for redemption in November 2014 with a redemption date of December 15, 2014, and were not repurchased as part of our Repurchase Program.
(4) The Series L Shares were redeemed at a price of $250 per share, plus accrued dividends, for an aggregate redemption price of $183.4 million.


-18-


Item 6. Selected Financial Data
The following table sets forth selected financial and operating information on a historical basis for each of the years in the five-year period ended December 31, 2014. The following information should be read in conjunction with Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations" and Item 8, "Financial Statements and Supplementary Data" included in this Form 10-K (in thousands, except per share or per Common Unit data):
 
2014
 
2013
 
2012
 
2011
 
2010
Results of Operations:
 
 
 
 
 
 
 
 
 
General Partner and Partnership
 
 
 
 
 
 
 
 
 
Revenues:
 
 
 
 
 
 
 
 
 
Rental and related revenue from continuing operations
$
940,204

 
$
873,417

 
$
770,008

 
$
684,615

 
$
616,765

General contractor and service fee revenue
224,500

 
206,596

 
275,071

 
521,796

 
515,361

Total revenues from continuing operations
$
1,164,704

 
$
1,080,013

 
$
1,045,079

 
$
1,206,411

 
$
1,132,126

Income (loss) from continuing operations
$
225,969

 
$
61,400

 
$
(85,619
)
 
$
(3,217
)
 
$
44,273

 
 
 
 
 
 
 
 
 
 
General Partner
 
 
 
 
 
 
 
 
 
Net income (loss) attributable to common shareholders
$
204,893

 
$
153,044

 
$
(126,145
)
 
$
31,416

 
$
(14,108
)
 
 
 
 
 
 
 
 
 
 
Partnership
 
 
 
 
 
 
 
 
 
Net income (loss) attributable to common unitholders
$
207,520

 
$
155,138

 
$
(128,418
)
 
$
32,275

 
$
(14,459
)
 
 
 
 
 
 
 
 
 
 
General Partner
 
 
 
 
 
 
 
 
 
Per Share Data:
 
 
 
 
 
 
 
 
 
Basic income (loss) per common share:
 
 
 
 
 
 
 
 
 
Continuing operations
$
0.54

 
$
0.06

 
$
(0.52
)
 
$
(0.27
)
 
$
(0.16
)
Discontinued operations
0.06

 
0.41

 
0.04

 
0.38

 
0.09

Diluted income (loss) per common share:
 
 
 
 
 
 
 
 
 
Continuing operations
0.54

 
0.06

 
(0.52
)
 
(0.27
)
 
(0.16
)
Discontinued operations
0.06

 
0.41

 
0.04

 
0.38

 
0.09

Distributions paid per common share
$
0.68

 
$
0.68

 
$
0.68

 
$
0.68

 
$
0.68

Weighted average common shares outstanding
335,777

 
322,133

 
267,900

 
252,694

 
238,920

Weighted average common shares and potential dilutive securities
340,446

 
326,712

 
267,900

 
259,598

 
238,920

Balance Sheet Data (at December 31):
 
 
 
 
 
 
 
 
 
Total Assets
$
7,754,839

 
$
7,752,614

 
$
7,560,101

 
$
7,004,437

 
$
7,644,276

Total Debt
4,453,403

 
4,254,376

 
4,446,170

 
3,809,589

 
4,207,079

Total Preferred Equity

 
447,683

 
625,638

 
793,910

 
904,540

Total Shareholders' Equity
2,860,325

 
3,013,243

 
2,591,414

 
2,714,686

 
2,945,610

Total Common Shares Outstanding
344,112

 
326,399

 
279,423

 
252,927

 
252,195

Other Data:
 
 
 
 
 
 
 
 
 
Funds from Operations attributable to common shareholders (1)
$
363,111

 
$
347,041

 
$
265,204

 
$
274,616

 
$
297,955

 
 
 
 
 
 
 
 
 
 
Partnership
 
 
 
 
 
 
 
 
 
Per Unit Data:
 
 
 
 
 
 
 
 
 
Basic income (loss) per Common Unit:
 
 
 
 
 
 
 
 
 
Continuing operations
$
0.54

 
$
0.06

 
$
(0.52
)
 
$
(0.27
)
 
$
(0.16
)
Discontinued operations
0.06

 
0.41

 
0.04

 
0.38

 
0.09

Diluted income (loss) per Common Unit:
 
 
 
 
 
 
 
 
 
Continuing operations
0.54

 
0.06

 
(0.52
)
 
(0.27
)
 
(0.16
)
Discontinued operations
0.06

 
0.41

 
0.04

 
0.38

 
0.09

Distributions paid per Common Unit
$
0.68

 
$
0.68

 
$
0.68

 
$
0.68

 
$
0.68

Weighted average Common Units outstanding
340,085

 
326,525

 
272,729

 
259,598

 
244,870

Weighted average Common Units and potential dilutive securities
340,446

 
326,712

 
272,729

 
259,598

 
244,870

Balance Sheet Data (at December 31):
 
 
 
 
 
 
 
 
 
Total Assets
$
7,754,839

 
$
7,752,614

 
$
7,560,101

 
$
7,003,982

 
$
7,644,124

Total Debt
4,453,403

 
4,254,376

 
4,446,170

 
3,809,589

 
4,207,079

Total Preferred Equity

 
447,683

 
625,638

 
793,910

 
904,540

Total Partners' Equity
2,877,434

 
3,037,330

 
2,616,803

 
2,775,037

 
2,984,619

Total Common Units Outstanding
347,828

 
330,786

 
283,842

 
259,872

 
257,426

Other Data:
 
 
 
 
 
 
 
 
 
Funds from Operations attributable to common unitholders (1)
$
367,768

 
$
351,780

 
$
269,985

 
$
282,119

 
$
305,375


-19-


(1) Funds from operations ("FFO") is a non-GAAP measure used in the real estate industry. See definitions and a complete reconciliation of FFO and Core FFO to net earnings under the caption "Year in Review" under Item 7, "Management's Discussion and Analysis of Financial Condition and Results of Operations."
Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations
Business Overview
The General Partner is a self-administered and self-managed REIT that began operations in 1986 and is the sole general partner of the Partnership. The Partnership is a limited partnership formed in 1993, at which time all of the properties and related assets and liabilities of the General Partner, as well as proceeds from a secondary offering of the General Partner's common shares, were contributed to the Partnership. Simultaneously, the Partnership completed the acquisition of Duke Associates, a full-service commercial real estate firm operating in the Midwest whose operations began in 1972. We operate the General Partner and the Partnership as one enterprise, and therefore, our discussion and analysis refers to the General Partner and its consolidated subsidiaries, including the Partnership, collectively.
At December 31, 2014, we: 
Owned or jointly controlled 729 industrial, office, medical office and other properties, of which 706 properties with approximately 146.9 million square feet were in service and 23 properties with approximately 6.3 million square feet were under development. The 706 in-service properties were comprised of 621 consolidated properties with more than 127.0 million square feet and 85 jointly controlled properties with more than 19.8 million square feet. The 23 properties under development consisted of 20 consolidated properties with approximately 5.0 million square feet and three jointly controlled properties with more than 1.3 million square feet.
Owned, including through ownership interests in unconsolidated joint ventures, approximately 3,600 acres of land and controlled an additional 1,650 acres through purchase options.
A key component of our overall strategy is to continue to increase our investment in quality industrial properties in both existing and select new markets, to continue to increase our investment in on-campus or hospital affiliated medical office properties and to reduce our investment in suburban office properties and other non-strategic assets. In 2009, we set out a strategic plan to re-position the Company’s overall portfolio to be 60% industrial assets, 25% suburban office assets and 15% medical office properties. At the end of 2013 we achieved those goals in accordance with our plan. In 2014, we continued to dispose of assets that we did not consider strategic to us in the long-term or to which we believed the open market was ascribing a higher value than their strategic importance to us.
We have four reportable operating segments at December 31, 2014, the first three of which consist of the ownership and rental of (i) industrial, (ii) office and (iii) medical office real estate investments. The operations of our industrial, office and medical office properties, along with our retail properties, are collectively referred to as "Rental Operations." Our retail properties, as well as any other properties not included in our reportable segments, do not by themselves meet the quantitative thresholds for separate presentation as a reportable segment. The fourth reportable segment consists of various real estate services such as property management, asset management, maintenance, leasing, development, general contractor and construction management to third-party property owners and joint ventures, and is collectively referred to as "Service Operations." Our reportable segments offer different products or services and are managed separately because each segment requires different operating strategies and management expertise. Our Service Operations segment also includes our taxable REIT subsidiary, a legal entity through which certain of the segment's operations are conducted.
Operational Strategy
Our operational focus is to drive profitability by maximizing cash from operations as well as FFO through (i) maintaining and increasing property occupancy and rental rates, while also keeping lease-related capital costs contained, by effectively managing our portfolio of existing properties; (ii) selectively developing new build-to-suit, substantially pre-leased and, in limited circumstances, speculative development projects; (iii) leveraging our

-20-


construction expertise to act as a general contractor or construction manager on a fee basis; and (iv) providing a full line of real estate services to our tenants and to third parties.
Asset Strategy
Our strategic objectives include (i) increasing our investment in quality industrial properties in both existing markets and select new markets; (ii) managing our medical office portfolio nationally to focus on hospital system relationships in order to take advantage of demographic trends; (iii) increasing our asset investment in markets we believe provide the best potential for future rental growth; (iv) reducing our investment in suburban office properties as well as reducing our investment in other non-strategic assets; and (v) monetizing our land inventory through new development activity as well as sales of surplus land. We are continuing to execute our asset strategy through a disciplined approach by identifying development opportunities, identifying select acquisition targets where the asset quality and pricing meet our objectives and continually evaluating our portfolio for disposition by regularly identifying assets that no longer meet our long-term objectives. As disclosed in Note 8 to the consolidated financial statements included in Part IV, Item 15 of this Report, we announced that we had agreed to sell a portfolio of suburban office properties (the "Suburban Office Portfolio" sale) and undeveloped land, for a total purchase price of $1.12 billion, which includes all of the company’s wholly-owned suburban office properties in Nashville, Raleigh, South Florida and St. Louis.
Capital Strategy
Our capital strategy is to maintain a strong balance sheet by actively managing the components of our capital structure in coordination with the execution of our overall operational and asset strategies. We are focused on maintaining investment grade ratings from our credit rating agencies with the ultimate goal of further improving the key metrics that formulate our credit ratings.
In support of our capital strategy, we employ an asset disposition program to sell non-strategic real estate assets, which generate proceeds that can be recycled into new property investments that better fit our growth objectives or can be used to reduce leverage and otherwise manage our capital structure. The proceeds from the Suburban Office Portfolio sale will be utilized to reduce leverage and to fund future growth.
We continue to focus on improving our balance sheet by maintaining a balanced and flexible capital structure which includes: (i) extending and sequencing the maturity dates of our outstanding debt obligations; (ii) borrowing primarily at fixed rates by targeting a variable rate component of total debt less than 20%; and (iii) issuing common equity as needed to maintain appropriate leverage parameters or support significant strategic developments or acquisitions. With our successes to date and continued focus on maintaining a strong balance sheet, which we believe will be improved significantly through the Suburban Office Portfolio sale, we expect to be well-positioned for future growth.
Year in Review
Overall, the economy has performed in line with expectations on average, but with extreme periods of volatility throughout the year. For example, while the gross domestic product for the year approximated the estimate at the beginning of the year, it was negative 2.1% for the first quarter. Also, the 10-year Treasury rate fluctuated from the low 3% range to as low as 1.8% during the year. This volatility created many challenges in executing our asset and capital strategies. Despite these challenges, we believe that we had a successful 2014 by all accounts.
Net income attributable to the common shareholders of the General Partner for the year ended December 31, 2014, was $204.9 million, or $0.60 per share (diluted), compared to net income of $153.0 million, or $0.47 per share (diluted) for the year ended December 31, 2013. Net income attributable to the common unitholders of the Partnership for the year ended December 31, 2014, was $207.5 million, or $0.60 per unit (diluted), compared to net income of $155.1 million, or $0.47 per unit (diluted) for the year ended December 31, 2013. The increase in net income in 2014 when compared to 2013 was primarily the result of larger gains on property sales from both consolidated properties and from our share of gains recognized within our unconsolidated joint ventures. Higher rental revenues that were driven by placing development projects in service, as well as by improved occupancy, and lower interest expense also contributed to the increased net income when compared to 2013. These positive factors

-21-


were partially offset by non-cash asset impairment charges on undeveloped land and buildings that were recognized during 2014.
FFO attributable to common shareholders of the General Partner totaled $363.1 million for the year ended December 31, 2014, compared to $347.0 million for 2013. FFO attributable to common unitholders of the Partnership totaled $367.8 million for the year ended December 31, 2014, compared to $351.8 million for 2013. The increase to FFO was largely the result of higher rental revenues and lower interest expense, partially offset by non-cash impairment charges recognized on undeveloped land during 2014.
The following table shows a reconciliation of net income (loss) attributable to common shareholders or common unitholders to the calculation of FFO attributable to common shareholders or common unitholders for the years ended December 31, 2014, 2013 and 2012, respectively (in thousands):
 
2014
 
2013
 
2012
Net income (loss) attributable to common shareholders of the General Partner
$
204,893

 
$
153,044

 
$
(126,145
)
Add back: Net income (loss) attributable to noncontrolling interests - common limited partnership interests in the Partnership
2,627

 
2,094

 
(2,273
)
Net income (loss) attributable to common unitholders of the Partnership
207,520

 
155,138

 
(128,418
)
Adjustments:
 
 
 
 
 
Depreciation and amortization
384,617

 
409,050

 
379,419

Impairment charges - depreciable property

15,406

 

 

Company share of joint venture depreciation and amortization
28,227

 
31,220

 
34,702

Earnings from depreciable property sales—wholly owned
(185,478
)
 
(192,421
)
 
(13,811
)
Income tax expense triggered by depreciable property sales

2,125

 

 

Earnings from depreciable property sales—share of joint venture
(84,649
)
 
(51,207
)
 
(1,907
)
Funds From Operations attributable to common unitholders of the Partnership
$
367,768

 
$
351,780

 
$
269,985

Additional General Partner Adjustments:
 
 
 
 
 
Net (income) loss attributable to noncontrolling interests - common limited partnership interests in the Partnership
(2,627
)
 
(2,094
)
 
2,273

        Noncontrolling interest share of adjustments
(2,030
)
 
(2,645
)
 
(7,054
)
Funds From Operations attributable to common shareholders of the General Partner
$
363,111

 
$
347,041

 
$
265,204

In addition to net income (loss) computed in accordance with GAAP, we assess and measure the overall operating results of the General Partner and the Partnership based upon FFO, which is a non-GAAP industry performance measure that management believes is a useful indicator of consolidated operating performance. FFO is used by industry analysts and investors as a supplemental operating performance measure of a REIT. NAREIT created FFO as a non-GAAP supplemental measure of REIT operating performance. FFO, as defined by NAREIT, represents GAAP net income (loss), excluding extraordinary items as defined under GAAP, gains or losses from sales of previously depreciated real estate assets, impairment charges related to depreciable real estate assets, plus certain non-cash items such as real estate asset depreciation and amortization, and after similar adjustments for unconsolidated partnerships and joint ventures. Taxes associated with sales of previously depreciated real estate assets are also excluded from FFO as defined by NAREIT. The most comparable GAAP measure is net income (loss) attributable to common shareholders or common unitholders. FFO attributable to common shareholders or common unitholders should not be considered as a substitute for net income (loss) attributable to common shareholders or common unitholders or any other measures derived in accordance with GAAP and may not be comparable to other similarly titled measures of other companies. FFO is calculated in accordance with the definition that was adopted by the Board of Governors of NAREIT.
Historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many industry analysts and investors have considered presentation of operating results for real estate companies that use historical cost accounting to be insufficient by themselves. Management believes that the use of FFO attributable to common shareholders or common unitholders, combined with net income (which remains the primary measure of performance), improves the understanding of operating results of REITs among the investing public and makes comparisons of REIT operating results more meaningful. Management believes that the use of FFO as a performance measure enables investors and analysts to readily identify the operating results of the long-term assets that form the core of a REIT's activity and assist them in comparing these operating results between periods or between different companies.
In accordance with our strategic plans, we continued to increase our investment in industrial and medical office properties while reducing our investment in suburban office properties. Additionally, we continued to improve our operational metrics, which evidences the continued execution of our operational strategy. Highlights of our 2014 strategic and operational activities are as follows: 

-22-


We had development starts with expected total costs of $563.5 million during 2014 across all product types, which includes $55.3 million of expected total costs for three development starts within unconsolidated joint ventures. These 2014 development starts were, in aggregate, 57.1% pre-leased.
During 2014, we placed 24 wholly-owned developments in service, across all product types, which totaled 5.3 million square feet with total costs of $527.8 million. These properties were 80.3% leased at December 31, 2014.
The total estimated cost of our consolidated properties under construction was $470.2 million at December 31, 2014, with $220.9 million of such costs incurred through that date. The total estimated cost for jointly controlled properties under construction was $55.3 million at December 31, 2014, with $33.5 million of costs incurred through that date. The consolidated properties under construction are 66.0% pre-leased, while the jointly controlled properties under construction are 30.0% pre-leased.
During 2014, we acquired four industrial properties, totaling 1.7 million rentable square feet, and one medical office property with a total combined value of $131.0 million. These properties were, in aggregate, 100.0% leased at their acquisition dates.
We generated $493.2 million of total net cash proceeds from the disposition of 29 consolidated buildings and 174 acres of wholly-owned undeveloped land.
Same property net operating income, on a cash basis, as defined hereafter under "Supplemental Performance Measures" grew by 4.4% for the twelve months ended December 31, 2014, as compared to the same period in 2013.
The percentage of total square feet leased for our in-service portfolio of consolidated properties increased from 94.1% at December 31, 2013 to 95.2% at December 31, 2014.
Total leasing activity of 21.4 million square feet in 2014 compared to 24.5 million square feet in 2013. Largely as the result of the occupancy level that we have achieved, total leasing activity was slightly lower than 2013.
Total leasing activity for our consolidated properties in 2014 included 7.9 million square feet of renewals, which represented a 65.2% retention rate on a square foot basis, and resulted in an 8.5% increase in net effective rents. Lease expirations for the year were, for the most part, backfilled with new tenants, and the increased second generation leasing volume more than compensated for a decreased level of renewals.
We executed a number of significant transactions in support of our capital strategy during 2014 in order to optimally sequence our unsecured debt maturities, manage our overall leverage profile, reduce our cost of capital and support our development and acquisition priorities in alignment with our asset strategy. Highlights of our key financing activities are as follows:
Throughout 2014, we redeemed or repurchased all of our remaining preferred shares, for aggregate cash payments totaling $446.6 million. These transactions resulted in an on-going annual reduction to preferred dividends of over $29.0 million.
Throughout 2014, we issued 16.4 million shares of common stock pursuant to our at the market ("ATM") equity program at an average price of $17.85 per share, generating gross proceeds of $292.3 million and, after deducting underwriting fees and offering costs, net proceeds of approximately $289.1 million.
During 2014, we repaid nine secured loans, totaling $99.3 million, which had a weighted average stated interest rate of 5.56%.
In November 2014, we issued $300.0 million of unsecured notes that bear interest at an effective rate of 3.90% and mature on December 1, 2024.

-23-


We believe that the change in our mix of capital resources in 2014, which was effectuated through the issuance of common equity and unsecured notes, and through the redemption of all of our outstanding preferred shares, will result in a reduction to our ongoing cost of capital.
Supplemental Performance Measures

In addition to FFO we use (i) Property Level Net Operating Income - Cash Basis ("PNOI") and (ii) Same Property Net Operating Income - Cash Basis ("SPNOI") as supplemental performance measures. Management believes that the use of PNOI and SPNOI combined with net income (which remains the primary measure of performance), improves the understanding of operating results of REITs among the investing public and makes comparisons of REIT operating results more meaningful. The most comparable GAAP measure to PNOI and SPNOI is income from continuing operations before income taxes.
PNOI and SPNOI each exclude expenses that materially impact our overall results of operations and, therefore, should not be considered as a substitute for income from continuing operations before income taxes, or any other measures derived in accordance with GAAP. Furthermore, these metrics may not be comparable to other similarly titled measures of other companies.
Property Level Net Operating Income - Cash Basis
PNOI is comprised of rental revenues from continuing operations less rental expenses and real estate taxes from continuing operations, along with certain other adjusting items that are detailed in the table below. As a performance metric that consists of only the cash-based revenues and expenses directly related to ongoing real estate rental operations, PNOI is narrower in scope than FFO.
PNOI, as we calculate it, may not be directly comparable to similarly titled, but differently calculated, measures for other REITs. We believe that PNOI is another useful supplemental performance measure, as it is an input in many REIT valuation models and it provides a means by which to evaluate the performance of the properties within our Rental Operations segments.
The major factors influencing PNOI are occupancy levels, acquisitions and sales, development properties that achieve stabilized operations, rental rate increases or decreases, and the recoverability of operating expenses. PNOI was calculated as follows for the years ended December 31, 2014, 2013 and 2012 (in thousands):
 
2014
 
2013
 
2012
Rental and related revenue from continuing operations - Rental Operations segments
$
934,063

 
$
867,853

 
$
762,587

Rental and real estate tax expenses from continuing operations - Rental Operations segments
(290,639
)
 
(271,981
)
 
(240,007
)
Less adjusting items, continuing operations:
 
 
 
 
 
  Straight-line rental income and expense, net
(20,474
)
 
(12,749
)
 
(17,899
)
  Revenues related to lease buyouts
(5,246
)
 
(11,151
)
 
(6,926
)
  Amortization of lease concessions and above and below market rents
5,345

 
8,323

 
7,928

  Intercompany rents and other adjusting items
4,219

 
4,462

 
4,704

PNOI, continuing operations
$
627,268

 
$
584,757

 
$
510,387

A reconciliation of PNOI for our Rental Operations segments to income (loss) from continuing operations before income taxes is provided in Note 8 to the consolidated financial statements included in Part IV, Item 15 of this Report.
Same Property Net Operating Income - Cash Basis
We also evaluate the performance of our properties, including our share of properties we jointly control, on a "same property" basis, using a metric referred to as SPNOI. We view SPNOI as a useful supplemental performance measure because it improves comparability between periods by eliminating the effects of changes in the composition of our portfolio.

-24-


On an individual property basis, with the exception that SPNOI includes revenues from lease buyouts that are individually less than $250,000, SPNOI is computed in a consistent manner as PNOI.
We have defined our same property portfolio, for the three and twelve months ended December 31, 2014, as those properties that have been owned and in operation throughout the twenty-four months ended December 31, 2014. In addition to excluding properties that have not been owned and in operation for the twenty-four months ended December 31, 2014, we have also excluded properties from our same property portfolio where revenues from individual lease buyouts in excess of $250,000 have been recognized. A reconciliation of SPNOI to income or loss from continuing operations before income taxes is presented as follows (in thousands):
 
 
Three Months Ended December 31,
Percent
 
Twelve Months Ended December 31,
Percent
 
 
2014
 
2013
Change
 
2014
 
2013
Change
SPNOI
 
$
132,937

 
$
127,293

4.4%
 
$
516,747

 
$
494,732

4.4%
  Less share of SPNOI from unconsolidated joint ventures
 
(7,788
)
 
(7,793
)
 
 
(31,164
)
 
(29,981
)
 
  Less lease buyouts (same property) individually less than $250
 
(416
)
 
(184
)
 
 
(1,596
)
 
(762
)
 
  PNOI excluded from the same property population
 
35,609

 
25,375

 
 
123,846

 
79,432

 
  Earnings from Service Operations
 
3,054

 
4,684

 
 
24,469

 
22,763

 
  Rental Operations revenues and expenses excluded from PNOI
 
5,665

 
10,320

 
 
35,591

 
52,451

 
  Non-Segment Items
 
(160,147
)
 
(111,815
)
 
 
(442,768
)
 
(562,315
)
 
Income (loss) from continuing operations before income taxes
 
$
8,914

 
$
47,880

 
 
$
225,125

 
$
56,320

 
The composition of the line items titled "Rental Operations revenues and expenses excluded from PNOI" and "Non-Segment Items" from the table above are shown in greater detail in Note 8 to the consolidated financial statements included in Part IV, Item 15 of this Report.

We believe the factors that impact SPNOI are generally the same as those that impact PNOI. The following table details the number of properties, square feet, average occupancy and cash rental rates for the properties included in SPNOI for the respective periods:
 
 
Three Months Ended December 31,
 
Twelve Months Ended December 31,
 
 
2014
 
2013
 
2014
 
2013
Number of properties
 
624
 
624
 
624
 
624
Square feet (in thousands) (1)
 
107,234
 
107,234
 
107,234
 
107,234
Average commencement occupancy percentage (2)
 
94.8%
 
92.8%
 
93.9%
 
92.4%
Average rental rate - cash basis (3)
 
$5.56
 
$5.46
 
$5.51
 
$5.44
(1) Includes the total square feet of the consolidated properties that are in the same property population as well as 5.7 million square feet of space for unconsolidated joint ventures, which represents our ratable share of the 16.7 million total square feet of space for buildings owned by unconsolidated joint ventures that are in the same property population.
(2) Commencement occupancy represents the percentage of total square feet where the leases have commenced.
(3) Represents the average annualized contractual rent per square foot for the three and twelve months ended December 31, 2014 and 2013 for tenants in occupancy in properties in the same property population. Cash rent does not include the tenant's obligation to pay property operating expenses and real estate taxes. If a tenant was within a free rent period at December 31, 2014 or 2013 its rent would equal zero for purposes of this metric.
Key Performance Indicators
Our operating results depend primarily upon rental income from our Rental Operations. The following discussion highlights the areas of Rental Operations that we consider critical drivers of future revenues.
Occupancy Analysis: As previously discussed, our ability to maintain high occupancy rates is a principal driver of maintaining and increasing rental revenue from continuing operations. The following table sets forth percent leased and average net effective rent information regarding our in-service portfolio of consolidated rental properties at

-25-


December 31, 2014 and 2013:
 
Total Square Feet
(in thousands)
 
Percent of
Total Square Feet
 
Percent Leased*
 
Average Annual Net Effective Rent**
Type
2014
 
2013
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
Industrial
108,701

 
104,623

 
85.6
%
 
84.4
%
 
96.2
%
 
95.0
%
 
$3.97
 
$3.94
Office
12,900

 
14,423

 
10.1
%
 
11.6
%
 
88.3
%
 
87.8
%
 
$13.24
 
$13.35
Medical Office
5,080

 
4,566

 
4.0
%
 
3.7
%
 
94.0
%
 
93.2
%
 
$23.23
 
$22.51
Other
348

 
348

 
0.3
%
 
0.3
%
 
85.6
%
 
85.7
%
 
$19.89
 
$19.71
Total Consolidated
127,029

 
123,960

 
100.0
%
 
100.0
%
 
95.2
%
 
94.1
%
 
$5.64
 
$5.68
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Unconsolidated Joint Ventures
19,841

 
22,518

 
 
 
 
 
96.0
%
 
94.8
%
 
$6.52
 
$7.60
Total Including Unconsolidated Joint Ventures
146,870

 
146,478

 
 
 
 
 
95.3
%
 
94.2
%
 
$6.32
 
$6.68
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
* Represents the percentage of total square feet leased based on executed leases and without regard to whether the leases have commenced.
** Represents average annual base rental payments per leased square foot, on a straight-line basis for the term of each lease, from space leased to tenants at the end of the most recent reporting period. This amount excludes additional amounts paid by tenants as reimbursement for operating expenses.

The increase in occupancy at December 31, 2014, when compared to December 31, 2013, was driven primarily by new leasing activity due to our overall tenant retention rate declining slightly from 2013.
The average annual net effective rent for our office portfolio declined slightly as the result of the geographic mix of 2014 dispositions, where we sold properties in higher-rent markets such as South Florida.
Vacancy Activity
The following table sets forth vacancy activity, shown in square feet, from our in-service rental properties included within both continuing and discontinued operations, at December 31, 2014, (in thousands):

 
Consolidated Properties
 
Unconsolidated Joint Venture Properties
 
Total Including Unconsolidated Joint Venture Properties
Vacant square feet at December 31, 2013
7,368

 
1,165

 
8,533

  Completed Development
1,038

 

 
1,038

  Dispositions
(858
)
 
(275
)
 
(1,133
)
  Expirations
7,677

 
1,073

 
8,750

  Early lease terminations
2,286

 
152

 
2,438

  Property structural changes/other
(21
)
 

 
(21
)
  Leasing of previously vacant space
(11,449
)
 
(1,318
)
 
(12,767
)
Vacant square feet at December 31, 2014
6,041

 
797

 
6,838

 
Total Leasing Activity
The initial leasing of development projects or vacant space in acquired properties is referred to as first generation lease activity. The leasing of such space that we have previously held under lease is referred to as second generation lease activity. The total leasing activity for our consolidated rental properties, expressed in square feet of leases signed during the period, is as follows for the years ended December 31, 2014 and 2013 (in thousands):

-26-


 
2014
 
2013
New Leasing Activity - First Generation
4,964

 
5,787

New Leasing Activity - Second Generation
8,545

 
7,019

Renewal Leasing Activity
7,904

 
11,684

Total Consolidated Leasing Activity
21,413

 
24,490

Unconsolidated Joint Venture Leasing Activity
3,101

 
5,188

Total Including Unconsolidated Joint Venture Leasing Activity
24,514

 
29,678

We were able to quickly backfill a significant portion of the leases expiring in 2014, which compensated for the decreased renewal volume. Renewal volume was lower in 2014 than in 2013 in large part due to fewer overall square feet of leases expiring as well as due to a slight decrease in our tenant retention rate.
New Second Generation Leases
The following table sets forth the estimated costs of tenant improvements and leasing commissions, on a per square foot basis, that we are obligated to fulfill under the new second generation leases signed for our consolidated rental properties during the years ended December 31, 2014 and 2013 (square feet data in thousands):
 
Square Feet of New Second Generation Leases Signed
 
Average Term in Years
 
Estimated Tenant Improvement Cost per Square Foot
 
Leasing Commissions per Square Foot
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
Industrial
7,510

 
5,811

 
7.0

 
5.2

 
$
2.39

 
$
2.45

 
$
1.75

 
$
1.53

Office
987

 
1,167

 
6.0

 
6.8

 
$
17.31

 
$
17.95

 
$
6.48

 
$
7.08

Medical Office
48

 
41

 
6.9

 
5.6

 
$
27.05

 
$
13.00

 
$
8.54

 
$
3.38

Total Consolidated
8,545

 
7,019

 
6.9

 
5.5

 
$
4.25

 
$
5.09

 
$
2.33

 
$
2.46

Unconsolidated Joint Ventures
731

 
1,080

 
4.7

 
7.2

 
$
1.97

 
$
4.65

 
$
1.56

 
$
2.56

Total Including Unconsolidated Joint Ventures
9,276

 
8,099

 
6.7

 
5.7

 
$
4.07

 
$
5.03

 
$
2.27

 
$
2.48

The increase in the square feet of new second generation leases signed in 2014, compared to 2013, was mainly due to quickly backfilling expiring leases as well as due to increasing our leasing activity in previously vacant space.
Lease Renewals
The following table summarizes our lease renewal activity within our rental properties for the years ended December 31, 2014 and 2013 (square feet data in thousands):

-27-


 
Square Feet of Leases Renewed
 
Percent of Expiring Leases Renewed
 
Average Term in Years
 
Growth (Decline) in Net Effective Rents*
 
Estimated Tenant Improvement Cost per Square Foot
 
Leasing Commissions per Square Foot
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
 
2014
 
2013
Industrial
6,849

 
9,653

 
64.0
%
 
66.2
%
 
4.4

 
4.3

 
8.2
%
 
4.0
%
 
$
0.59

 
$
0.72

 
$
0.94

 
$
0.96

Office
965

 
1,978

 
76.2
%
 
83.0
%
 
5.4

 
4.8

 
8.6
%
 
%
 
$
5.74

 
$
5.81

 
$
4.10

 
$
4.68

Medical Office
86

 
53

 
59.6
%
 
38.4
%
 
4.7

 
3.8

 
13.0
%
 
6.0
%
 
$
2.46

 
$
4.05

 
$
4.41

 
$
2.80

Other
4

 

 
100.0
%
 
%
 
2.5

 

 
2.4
%
 
%
 
$

 
$

 
$
3.26

 
$

Total Consolidated
7,904

 
11,684

 
65.2
%
 
68.3
%
 
4.5

 
4.4

 
8.5
%
 
2.4
%
 
$
1.24

 
$
1.60

 
$
1.36

 
$
1.60

Unconsolidated Joint Ventures
1,644

 
1,870

 
72.8
%
 
85.8
%
 
5.3

 
3.7

 
10.0
%
 
8.4
%
 
$
4.63

 
$
1.52

 
$
3.88

 
$
1.16

Total Including Unconsolidated Joint Ventures
9,548

 
13,554

 
66.4
%
 
70.3
%
 
4.7

 
4.3

 
8.8
%
 
3.1
%
 
$
1.83

 
$
1.59

 
$
1.80

 
$
1.54

* Represents the percentage change in net effective rent between the original leases and the renewal leases. Net effective rents represent average annual base rental payments, on a straight-line basis for the term of each lease, excluding operating expense reimbursements.
Although the percent of expiring leases renewed in 2014 declined slightly compared to 2013, as evidenced by the increased second generation leasing volume, we were able to backfill a significant component of our 2013 and 2014 expirations.
Lease Expirations
Our ability to maintain and improve occupancy rates and net effective rents primarily depends upon our continuing ability to re-lease expiring space. The following table reflects our consolidated in-service portfolio lease expiration schedule, including square footage and annualized net effective rent, for expiring leases by property type at December 31, 2014 (in thousands, except percentage data and number of leases):
 
Total Consolidated Portfolio
 
Industrial
 
Office
 
Medical Office
 
Other
Year of Expiration
Square
Feet
 
Ann. Rent
Revenue*
 
No. of Leases
 
Square
Feet
 
Ann. Rent
Revenue*
 
Square
Feet
 
Ann. Rent
Revenue*
 
Square
Feet
 
Ann. Rent
Revenue*
 
Square
Feet
 
Ann. Rent
Revenue*
2015
9,858

 
$
49,831

 
372
 
8,408

 
$
31,953

 
1,378

 
$
16,725

 
64

 
$
977

 
8

 
$
176

2016
14,582

 
69,449

 
374
 
13,019

 
47,483

 
1,343

 
17,452

 
199

 
4,097

 
21

 
417

2017
15,360

 
73,767

 
359
 
13,914

 
52,811

 
1,192

 
15,401

 
184

 
3,859

 
70

 
1,696

2018
12,003

 
70,701

 
320
 
9,932

 
38,723

 
1,615

 
20,855

 
380

 
9,678

 
76

 
1,445

2019
13,405

 
72,324

 
311
 
11,692

 
46,586

 
1,391

 
17,947

 
310

 
7,507

 
12

 
284

2020
13,213

 
75,414

 
208
 
11,429

 
47,557

 
1,355

 
18,759

 
416

 
8,792

 
13

 
306

2021
9,220

 
49,048

 
153
 
8,084

 
32,242

 
899

 
11,241

 
224

 
5,293

 
13

 
272

2022
7,108

 
35,769

 
95
 
6,518

 
24,659

 
246

 
3,879

 
322

 
6,785

 
22

 
446

2023
2,948

 
24,269

 
66
 
2,135

 
10,766

 
404

 
5,868

 
403

 
7,486

 
6

 
149

2024
7,545

 
44,884

 
55
 
6,623

 
28,863

 
809

 
12,734

 
94

 
2,731

 
19

 
556

2025 and Thereafter
15,746

 
117,486

 
110
 
12,771

 
53,705

 
763

 
9,951

 
2,175

 
53,649

 
37

 
181

Total Leased
120,988

 
$
682,942

 
2,423
 
104,525

 
$
415,348

 
11,395

 
$
150,812

 
4,771

 
$
110,854

 
297

 
$
5,928

Total Portfolio Square Feet
127,029

 
 
 
 
 
108,701

 
 
 
12,900

 
 
 
5,080

 
 
 
348

 
 
Percent Leased
95.2
%
 
 
 
 
 
96.2
%
 
 
 
88.3
%
 
 
 
94.0
%
 
 
 
85.6
%
 
 
* Annualized rental revenue represents average annual base rental payments, on a straight-line basis for the term of each lease, from space leased to tenants at the end of the most recent reporting period regardless of whether the lease has commenced. Annualized rental revenue excludes additional amounts paid by tenants as reimbursement for operating expenses.
Information on current market rents can be difficult to obtain, is highly subjective and is often not directly comparable between properties. As a result, we believe the increase or decrease in net effective rent on lease

-28-


renewals, as previously defined, is the most objective and meaningful relationship between rents on leases expiring in the near-term and current market rents.
Acquisition Activity
Our decision process in determining whether or not to acquire a target property or portfolio involves several factors, including expected rent growth, multiple yield metrics, property locations and expected demographic growth in each location, current occupancy of the target properties, tenant profile and remaining terms of the in-place leases in the target properties. We pursue both brokered and non-brokered acquisitions, and it is difficult to predict which markets and product types may present acquisition opportunities that align with our strategy. Because of the numerous factors considered in our acquisition decisions, we do not establish specific target yields for future acquisitions. Due to increased market prices and lower acquisition yields for the class and quality of assets that meet our investment criteria, we have shifted our focus from acquisitions to new development activities.
We acquired five properties during the year ended December 31, 2014 and 17 properties during the year ended December 31, 2013. The following table summarizes the acquisition price, percent leased at time of acquisition and in-place yields by product type for these acquisitions (in thousands, except percentage data):
 
2014 Acquisitions
 
2013 Acquisitions
Type
Acquisition Price*
 
In-Place Yield**
 
Percent Leased at Acquisition Date***
 
Acquisition Price*
 
In-Place Yield**
 
Percent Leased at Acquisition Date***
Industrial
$
118,488

 
6.2
%
 
100.0
%
 
$
532,808

 
6.1
%
 
100.0
%
Medical Office
12,523

 
7.2
%
 
100.0
%
 
20,500

 
6.9
%
 
82.3
%
Total
$
131,011

 
6.3
%
 
100.0
%
 
$
553,308

 
6.2
%
 
99.8
%
 
 
 
 
 
 
 
 
 
 
 
 
* Includes real estate assets and net acquired lease-related intangible assets, including above or below market leases, but excludes other acquired working capital assets and liabilities.
** In-place yields of completed acquisitions are calculated as the current annualized net rental payments from space leased to tenants at the date of acquisition, divided by the acquisition price of the acquired real estate. Annualized net rental payments are comprised of base rental payments, excluding additional amounts payable by tenants as reimbursement for operating expenses, less current annualized operating expenses not recovered through tenant reimbursements.
*** Represents percentage of total square feet leased based on executed leases and without regard to whether the leases have commenced, at the date of acquisition.
Disposition Activity
We regularly work to identify, consider and pursue opportunities to dispose of properties on an opportunistic basis and on a basis that is generally consistent with our strategic plans. We sold 29 buildings during the year ended December 31, 2014 and 38 buildings during the year ended December 31, 2013. The following table summarizes the sales prices, in-place yields and percent leased by product type of these buildings (in thousands, except

-29-


percentage data):
 
2014 Dispositions
 
2013 Dispositions
 
Type
Sales Price
 
In-Place Yield*
 
Percent Leased**
 
Sales Price
 
In-Place Yield*
 
Percent Leased**
 
Industrial
$
70,807

 
4.9
%
 
60.7
%
 
$
16,499

 
6.3
%
 
50.1
%
 
Office
348,990

 
7.5
%
 
89.3
%
 
219,254

 
8.3
%
 
91.6
%
 
Medical Office
57,400

 
6.5
%
 
100.0
%
 
285,850

 
6.4
%
 
89.1
%
 
Other

 
%
 
%
 
188,000

 
5.0
%
 
89.8
%
 
Total
$
477,197

 
7.0
%
 
76.8
%
 
$
709,603

 
6.6
%
 
86.5
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
* In-place yields of dispositions are calculated as annualized net operating income from space leased to tenants at the date of sale on a lease-up basis, including full rent from all executed leases, even if currently in a free rent period, divided by the sales price. Annualized net operating income is comprised of base rental payments, excluding reimbursement of operating expenses, less current annualized operating expenses not recovered through tenant reimbursements.
** Represents percentage of total square feet leased based on executed leases and without regard to whether the leases have commenced, at the date of sale.
Development
Another source of our earnings growth is our wholly-owned and joint venture development activities. We expect to generate future earnings from Rental Operations as the development properties are placed in service and leased. We increased our development activities throughout 2013 and 2014 for industrial and medical office properties with significant pre-leasing, as well as for speculative developments in markets that we believe will provide future growth. We believe these two product lines will be the areas of greatest future growth.
We had 6.3 million square feet of consolidated or jointly controlled properties under development with total estimated costs upon completion of $525.5 million at December 31, 2014, compared to 6.1 million square feet of properties under development with total estimated costs of $649.2 million at December 31, 2013. The square footage and estimated costs include both wholly-owned and joint venture development activity at 100%. The following table summarizes our properties under development at December 31, 2014 (in thousands, except percentage data): 
Ownership Type
Square
Feet
 
Percent
Leased
 
Total
Estimated
Project
Costs
 
Total
Incurred
to Date
 
Amount
Remaining
to be Spent
Consolidated properties
4,951

 
66
%
 
$
470,210

 
$
220,918

 
$
249,292

Joint venture properties
1,334

 
30
%
 
55,297

 
33,546

 
21,751

Total
6,285

 
58
%
 
$
525,507

 
$
254,464

 
$
271,043

We directly own 2,845 acres of undeveloped land, of which we currently intend to develop approximately 1,705 acres. We believe that the land we intend to develop can support approximately 30.1 million square feet of primarily industrial, but also office and medical office, developments.

-30-


Results of Operations
A summary of our operating results and property statistics for each of the years in the three-year period ended December 31, 2014, is as follows (in thousands, except number of properties and per share or per Common Unit data):

 
2014
 
2013
 
2012
Rental and related revenue from continuing operations
$
940,204

 
$
873,417

 
$
770,008

General contractor and service fee revenue
224,500

 
206,596

 
275,071

Operating income
444,874

 
295,283

 
147,373

General Partner
 
 
 
 
 
Net income (loss) attributable to common shareholders
$
204,893

 
$
153,044

 
$
(126,145
)
Weighted average common shares outstanding
335,777

 
322,133

 
267,900

Weighted average common shares and potential dilutive securities
340,446

 
326,712

 
267,900

Partnership
 
 
 
 
 
Net income (loss) attributable to common unitholders
$
207,520

 
$
155,138

 
$
(128,418
)
Weighted average Common Units outstanding
340,085

 
326,525

 
272,729

Weighted average Common Units and potential dilutive securities
340,446

 
326,712

 
272,729

General Partner and Partnership
 
 
 
 
 
Basic income (loss) per common share or Common Unit:
 
 
 
 
 
Continuing operations
$
0.54

 
$
0.06

 
$
(0.52
)
Discontinued operations
$
0.06

 
$
0.41

 
$
0.04

Diluted income (loss) per common share or Common Unit:
 
 
 
 
 
Continuing operations
$
0.54

 
$
0.06

 
$
(0.52
)
Discontinued operations
$
0.06

 
$
0.41

 
$
0.04

Number of in-service consolidated properties at end of year
621

 
623

 
629

In-service consolidated square footage at end of year
127,029

 
123,960

 
115,582

Number of in-service joint venture properties at end of year
85

 
107

 
126

In-service joint venture square footage at end of year
19,841

 
22,518

 
25,614

Comparison of Year Ended December 31, 2014 to Year Ended December 31, 2013
Rental and Related Revenue
The following table sets forth rental and related revenue from continuing operations by reportable segment, as well as total rental and related revenue from discontinued operations, for the years ended December 31, 2014 and 2013, respectively (in thousands):
 
 
2014
 
2013
Rental and related revenue:
 
 
 
Industrial
$
532,025

 
$
481,903

Office
246,694

 
251,269

Medical Office
146,530

 
127,475

Other
14,955

 
12,770

Total rental and related revenue from continuing operations
$
940,204

 
$
873,417

Rental and related revenue from discontinued operations
3,031

 
47,843

Total rental and related revenue from continuing and discontinued operations
$
943,235

 
$
921,260

The primary reasons for the increase in rental revenue from continuing operations, with specific references to a particular segment when applicable, are summarized below:

-31-


We acquired 22 properties, of which 20 were industrial and 2 were medical office, and placed 37 developments in service from January 1, 2013 to December 31, 2014, which provided combined incremental revenues of $69.1 million in the year ended December 31, 2014 when compared to 2013.
Recoveries of rental expenses and real estate taxes within properties other than the acquisitions, developments and dispositions described above, increased by $18.5 million in the year ended December 31, 2014 compared to the year ended December 31, 2013. These increased recoveries were driven by higher recoverable rental expenses that were attributable to a significant increase in recoverable snow removal and utility costs resulting from the extreme winter conditions in the first quarter of 2014, as well as due to increased recoverable real estate tax expense that was largely the result of increased tax rates and assessments across certain of our markets.
Increased occupancy and rental rates within our same property portfolio, as shown previously under "Supplemental Performance Measures", was the primary reason for the remaining overall increase in rental and related revenue from continuing operations.
The overall increase in rental and related revenue from continuing operations was partially offset by the sale of 30 properties that did not meet the criteria for inclusion within discontinued operations, since January 1, 2013, which resulted in a $35.0 million decrease in rental and related revenue from continuing operations in the year ended December 31, 2014 when compared to 2013.
Rental and related revenue from continuing operations includes lease termination fees, which relate to specific tenants who pay a fee to terminate their lease obligation before the end of the contractual lease term. The overall increase in rental and related revenue from continuing operations was also partially offset by a $4.9 million decrease in lease termination fees included in continuing operations in the year ended December 31, 2014 when compared to 2013.
Rental Expenses and Real Estate Taxes
The following table sets forth rental expenses and real estate taxes from continuing operations by reportable segment, as well as total rental expenses and real estate taxes from discontinued operations, for the years ended December 31, 2014 and 2013, respectively (in thousands): 
 
2014
 
2013
Rental expenses:
 
 
 
Industrial
$
56,152

 
$
48,994

Office
74,433

 
75,008

Medical Office
31,649

 
30,455

Other
6,404

 
4,380

Total rental expenses from continuing operations
$
168,638

 
$
158,837

Rental expenses from discontinued operations
896

 
12,220

Total rental expenses from continuing and discontinued operations
$
169,534

 
$
171,057

Real estate taxes:
 
 
 
Industrial
$
80,320

 
$
73,678

Office
29,499

 
29,550

Medical Office
15,772

 
11,726

Other
2,972

 
2,727

Total real estate tax expense from continuing operations
$
128,563

 
$
117,681

Real estate tax expense from discontinued operations
317

 
5,794

Total real estate tax expense from continuing and discontinued operations
$
128,880

 
$
123,475

Rental expenses from continuing operations increased by $9.8 million in 2014 compared to 2013. The increase was primarily the result of an increase in snow removal and utility costs due to the extreme winter conditions experienced in the first quarter of 2014. Decreased rental expenses resulting from the 30 properties that were sold

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since January 1, 2013, but did not meet the criteria to be included in discontinued operations, were offset by the 22 properties acquired and the 37 developments placed in service since January 1, 2013.
Real estate taxes from continuing operations increased by $10.9 million in 2014 compared to 2013. This increase was primarily due to the 22 properties acquired and the 37 developments placed in service since January 1, 2013, which resulted in incremental real estate tax expense of $7.9 million. Sales of properties not included in discontinued operations resulted in a $2.9 million decrease to real estate tax expense, which partially offset the impact of acquisitions and developments. Higher real estate tax expense, which was largely the result of increased tax rates and assessments across certain of our markets, additionally contributed to the overall increase in real estate taxes from continuing operations.
Service Operations
The following table sets forth the components of the Service Operations reportable segment for the years ended December 31, 2014 and 2013, respectively (in thousands): 
 
2014
 
2013
Service Operations:
 
 
 
General contractor and service fee revenue
$
224,500

 
$
206,596

General contractor and other services expenses
(200,031
)
 
(183,833
)
Total
$
24,469

 
$
22,763

Service Operations primarily consist of the leasing, property management, asset management, development, construction management and general contractor services for joint venture properties and properties owned by third parties. Service Operations are heavily influenced by the current state of the economy, as leasing and property management fees are dependent upon occupancy, while construction and development services rely on the expansion of business operations of third-party property owners and joint venture partners.
The increase in our earnings from Service Operations in 2014, as compared to 2013, was driven in part by two third-party construction projects with higher than normal profit margins that were ongoing during 2014.
Depreciation and Amortization Expense
Depreciation and amortization expense decreased from $392.6 million in 2013 to $384.4 million in 2014, primarily due to shorter-lived assets from previous periods' acquisitions becoming fully depreciated. The impact of these assets becoming fully depreciated was partially offset by increased depreciation from new developments being placed in service.
Equity in Earnings
Equity in earnings represents our ownership share of net income or loss from investments in unconsolidated joint ventures that generally own and operate rental properties. Equity in earnings increased from $54.1 million in 2013 to $94.3 million in 2014. The increase was largely due to sales of properties by five of our unconsolidated joint ventures in 2014, for which our share of the gains on sale totaled $84.6 million. The most significant sale by our unconsolidated joint ventures during 2014 was of an office tower in Atlanta, Georgia, for which our share of the gain on sale totaled $58.6 million.
Our share of the gains on property sales from unconsolidated joint ventures totaled $51.2 million in 2013.
Gain on Sale of Properties - Continuing Operations
Effective April 1, 2014, we early adopted Accounting Standards Update ("ASU") No. 2014-08 ("ASU 2014-08"), which will result in fewer real estate sales being classified within discontinued operations. We sold 17 properties during 2014 that are classified in continuing operations, recognizing total gains on sale of $162.7 million. The property sales during 2014 consisted of 11 office properties, five industrial properties and one medical office property. The one medical office property was sold prior to the adoption of ASU 2014-08, but was excluded from

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discontinued operations due to the fact that we retained continuing involvement after the sale through a property management agreement.
We sold 13 properties during 2013 that were classified in continuing operations, recognizing total gains on sale of $59.2 million. Because we maintained varying forms of continuing involvement after the sale, either through retained management agreements or a continuing equity ownership interest, these properties did not meet the criteria for inclusion in discontinued operations.
Impairment Charges
Impairment charges classified in continuing operations include the impairment of undeveloped land and buildings. In 2014, we recognized impairment charges of $49.1 million compared to $3.8 million in 2013. As the result of an analysis that triggered changes in our intended use for a portion of our undeveloped land inventory, we recognized impairment charges of $33.7 million related to 442 acres of land in late 2014. Additionally, we recognized impairment charges of $15.4 million related to six buildings that we intend to sell in the relatively near term.
In 2013, we recognized an impairment charge of $3.8 million related to 30 acres of land that was sold in early July 2013 at a price of $22.2 million. This sale was the result of an unsolicited offer and we had not previously identified or actively marketed this land for disposition.
General and Administrative Expenses
General and administrative expenses consist of two components. The first component includes general corporate expenses, and the second component includes the indirect operating costs not allocated to, or absorbed by, the development or Rental Operations of our wholly-owned properties or our Service Operations. The indirect operating costs that are either allocated to, or absorbed by, the development or Rental Operations of our wholly owned properties, or our Service Operations, are primarily comprised of employee compensation, including related costs such as benefits and wage-related taxes, but also include other ancillary costs such as travel and information technology support. Total indirect operating costs, prior to any allocation or absorption, and general corporate expenses are collectively referred to as our overall pool of overhead costs.
Those indirect costs not allocated to or absorbed by these operations are charged to general and administrative expenses. We regularly review our total overhead cost structure relative to our leasing, development and construction volume and adjust the level of total overhead, generally through changes in our level of staffing in various functional departments, as necessary, in order to control overall general and administrative expense.
General and administrative expenses increased from $42.7 million in 2013 to $49.4 million in 2014. The following table sets forth the factors that led to the decrease in general and administrative expenses from 2013 to 2014 (in millions):
General and administrative expenses - 2013
$
42.7

Increase to overall pool of overhead costs
4.1

Decreased absorption of costs by wholly-owned development and leasing activities (1)
5.6

Increased allocation of costs to Service Operations and Rental Operations (2)
(3.0
)
General and administrative expenses - 2014
$
49.4

 
 
(1) We capitalized $23.9 million and $28.8 million of our total overhead costs to leasing and development, respectively, for consolidated properties during 2014, compared to capitalizing $31.3 million and $27.1 million of such costs, respectively, for 2013. Combined overhead costs capitalized to leasing and development totaled 31.4% and 35.7% of our overall pool of overhead costs for 2014 and 2013, respectively.
(2) The increase in the allocation of overhead costs to Service Operations and Rental Operations resulted from a higher volume of third-party construction projects compared to 2013.
Interest Expense
Interest expense allocable to continuing operations decreased from $228.3 million in 2013 to $219.6 million in 2014. We allocated $11.5 million of interest expense to discontinued operations in 2013 associated with properties that were disposed of during 2013 and classified in discontinued operations, compared to the allocation of $921,000

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of interest expense to discontinued operations in 2014. The overall decrease to interest cost was driven by carrying lower average borrowings at a lower weighted average cost of borrowing during 2014.
We capitalized $17.6 million of interest costs during 2014 compared to $16.8 million during 2013.
Loss on Debt Extinguishment
During 2013, we redeemed $250.0 million in unsecured notes that had a scheduled maturity in August of 2014. We recognized a net loss on the extinguishment of these notes, totaling $9.4 million, which was comprised of a make-whole payment to the bondholders of $8.1 million as well as the write-off of unamortized deferred financing costs.
Discontinued Operations
All properties included in discontinued operations were classified as such prior to the adoption of ASU 2014-08 and no properties that have been sold, or designated as held-for-sale, since the adoption of ASU 2014-08 have met the revised criteria for classification within discontinued operations. Subject to the criteria that was applicable prior to our adoption of ASU 2014-08, the results of operations for most properties that were sold to unrelated parties, or classified as held-for-sale, were required to be classified as discontinued operations. The property-specific components of earnings that were classified as discontinued operations include rental revenues, rental expenses, real estate taxes, allocated interest expense and depreciation expense, as well as the net gain or loss on the disposition of those properties.
The operations of 66 buildings are currently classified as discontinued operations for the periods presented in the Consolidated Statements of Operations and Comprehensive Income. These 66 buildings consist of 22 office, 34 industrial, eight medical office and two retail properties. As a result, we classified operating income before gain on sales of $692,000 and $1.9 million in discontinued operations for the years ended December 31, 2014 and 2013, respectively, and operating losses before gain on sales of $3.7 million in discontinued operations for the year ended December 31, 2012.
Of these properties, 12 properties were sold during 2014, 25 properties were sold during 2013 and 28 properties were sold during 2012. The gains on disposal of these properties, totaling $19.8 million, $133.2 million and $13.5 million for the years ended December 31, 2014, 2013 and 2012, respectively, are also reported in discontinued operations. There was one property classified as held-for-sale and included in discontinued operations at December 31, 2014.

Comparison of Year Ended December 31, 2013 to Year Ended December 31, 2012
Rental and Related Revenue
The following table sets forth rental and related revenue from continuing operations by reportable segment, as well as total rental and related revenue from discontinued operations, for the years ended December 31, 2013 and 2012, respectively (in thousands):
 
 
2013
 
2012
Rental and related revenue:
 
 
 
Industrial
$
481,903

 
$
429,660

Office
251,269

 
242,719

Medical Office
127,475

 
82,962

Other
12,770

 
14,667

Total rental and related revenue from continuing operations
$
873,417

 
$
770,008

Rental and related revenue from discontinued operations
47,843

 
72,645

Total rental and related revenue from continuing and discontinued operations
$
921,260

 
$
842,653

The primary reasons for the increase in rental revenue from continuing operations, with specific references to a particular segment when applicable, are summarized below:

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We acquired 54 properties, of which 26 were industrial and 28 were medical office, and placed 21 developments in service from January 1, 2012 to December 31, 2013, which provided incremental revenues of $94.5 million in the year ended December 31, 2013 over 2012.
Lease termination fees included in continuing operations increased from $6.0 million in 2012 to $8.7 million in 2013.
The remaining increase in rental and related revenue from continuing operations was primarily due to increased rental expense recoveries that were attributable to an increase in snow removal costs, as the winter months of 2012 were significantly milder for many of our markets than they were in 2013. An increase in recoverable repair and maintenance costs, increased occupancy and increased rental rates also contributed, to a lesser extent, to the remaining increase in rental and related revenue from continuing operations.
Rental Expenses and Real Estate Taxes
The following table sets forth rental expenses and real estate taxes from continuing operations by reportable segment, as well as total rental expenses and real estate taxes from discontinued operations, for the years ended December 31, 2013 and 2012, respectively (in thousands): 
 
2013
 
2012
Rental expenses:
 
 
 
Industrial
$
48,994

 
$
42,662

Office
75,008

 
71,910

Medical Office
30,455

 
19,386

Other
4,380

 
3,671

Total rental expenses from continuing operations
$
158,837

 
$
137,629

Rental expenses from discontinued operations
12,220

 
17,761

Total rental expenses from continuing and discontinued operations
$
171,057

 
$
155,390

Real estate taxes:
 
 
 
Industrial
$
73,678

 
$
66,018

Office
29,550

 
29,692

Medical Office
11,726

 
8,166

Other
2,727

 
2,195

Total real estate tax expense from continuing operations
$
117,681

 
$
106,071

Real estate tax expense from discontinued operations
5,794

 
8,603

Total real estate tax expense from continuing and discontinued operations
$
123,475

 
$
114,674

Overall, rental expenses from continuing operations increased by $21.2 million in 2013 compared to 2012. We recognized incremental rental expenses of $11.7 million associated with the 54 properties acquired and the 21 developments placed in service since January 1, 2012. The remaining increase in rental expenses was primarily a result of an increase in snow removal costs, as the winter months of 2012 were significantly milder for many of our markets than in 2013. An increase in repair and maintenance costs, increased insurance costs, as well as a slight increase due to higher occupancy, also contributed to the increased rental expenses from continuing operations.
Overall, real estate taxes from continuing operations increased by $11.6 million in 2013 compared to 2012. This increase was primarily due to the 54 properties acquired and the 21 developments placed in service since January 1, 2012, which resulted in incremental real estate tax expense of $9.9 million.
Service Operations
The following table sets forth the components of the Service Operations reportable segment for the years ended December 31, 2013 and 2012, respectively (in thousands): 

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2013
 
2012
Service Operations:
 
 
 
General contractor and service fee revenue
$
206,596

 
$
275,071

General contractor and other services expenses
(183,833
)
 
(254,870
)
Total
$
22,763

 
$
20,201

The increase in our earnings from Service Operations in 2013 compared to 2012 was the result of a $4.2 million recovery in 2013 from a sub-contractor on a previously completed third-party construction job. The impact of this recovery on Service Operations was partially offset by a decrease in third-party construction volume from 2012, although third-party construction projects were performed at overall higher margins during 2013. The lower third-party construction volume for 2013 was mainly driven by our increased focus on wholly-owned development projects as opposed to third-party construction.
Depreciation and Amortization Expense
Depreciation and amortization expense increased from $348.3 million in 2012 to $392.6 million in 2013 primarily due to depreciation related to additions to our continuing operations asset base from acquisition activity, which have shorter depreciable lives relative to developed properties, and developments placed in service in 2012 and 2013.
Equity in Earnings
Equity in earnings increased from $4.7 million in 2012 to $54.1 million in 2013. The increase was largely due to the sale of properties by two of our unconsolidated joint ventures in 2013. In January 2013, one of our unconsolidated joint ventures sold its only property, and we recorded $12.2 million to equity in earnings for our share of the net gain. In March 2013, we sold our interest in 17 properties within another of our unconsolidated joint ventures to our partner in that venture, resulting in $38.8 million recorded to equity in earnings for our share of the net gain on sale.
Gain on Sale of Properties - Continuing Operations
We sold 13 properties during 2013 that were classified in continuing operations, recognizing total gains on sale of $59.2 million. Because we maintained varying forms of continuing involvement after the sale, either through retained management agreements or a continuing equity ownership interest, these properties did not meet the criteria for inclusion in discontinued operations.
Impairment Charges
In 2013, we recognized an impairment charge of $3.8 million related to 30 acres of land that was sold in early July 2013 at a price of $22.2 million. This sale was the result of an unsolicited offer and we had not previously identified or actively marketed this land for disposition.
General and Administrative Expenses
General and administrative expenses decreased from $46.4 million in 2012 to $42.7 million in 2013. The following table sets forth the factors that led to the decrease in general and administrative expenses from 2012 to 2013 (in millions):
General and administrative expenses - 2012
$
46.4

Reduction to overall pool of overhead costs
(2.0
)
Increased absorption of costs by wholly-owned development and leasing activities (1)
(8.0
)
Reduced allocation of costs to Service Operations and Rental Operations (2)
6.3

General and administrative expenses - 2013
$
42.7

 
 
(1) We increased development volume for wholly owned properties, and also increased our leasing activity during 2013, which resulted in an increased absorption of overhead costs. We capitalized $31.3 million and $27.1 million of our total overhead costs to leasing and development, respectively, for consolidated properties during 2013, compared to capitalizing $30.4 million and $20.0 million of such costs, respectively, for 2012. Combined overhead costs capitalized to leasing and development totaled 35.7% and 31.1% of our overall pool of overhead costs for 2013 and 2012, respectively.

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(2) The reduction in the allocation of overhead costs to Service Operations resulted from lower volume on third-party construction projects during 2013. We shifted our focus toward wholly-owned development activities, as opposed to third-party construction projects, during 2013.
Interest Expense
Interest expense allocable to continuing operations decreased from $229.4 million in 2012 to $228.3 million in 2013. We had $18.8 million of interest expense allocated to discontinued operations in 2012 associated with the properties that were disposed of during 2012, compared to the allocation of $11.5 million of interest expense to discontinued operations for 2013. The overall decrease to interest cost was driven by a lower weighted average cost of borrowing as well as increased capitalized interest due to the timing of development activities.
During 2013, we had more projects, which were financed in part by common equity issuances that met the criteria for capitalization of interest. We capitalized $16.8 million of interest costs during 2013 compared to $9.4 million during 2012.
Critical Accounting Policies
The preparation of our consolidated financial statements in conformity with GAAP requires us to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reported period. Our estimates, judgments and assumptions are inherently subjective and based on the existing business and market conditions, and are therefore continually evaluated based upon available information and experience. Note 2 to the Consolidated Financial Statements includes further discussion of our significant accounting policies. Our management has assessed the accounting policies used in the preparation of our financial statements and discussed them with our Audit Committee and independent auditors. The following accounting policies are considered critical based upon materiality to the financial statements, degree of judgment involved in estimating reported amounts and sensitivity to changes in industry and economic conditions:
Accounting for Joint Ventures: We analyze our investments in joint ventures to determine if the joint venture is considered a variable interest entity ("VIE") and would require consolidation. We (i) evaluate the sufficiency of the total equity at risk, (ii) review the voting rights and decision-making authority of the equity investment holders as a group and whether there are any guaranteed returns, protection against losses, or capping of residual returns within the group and (iii) establish whether activities within the venture are on behalf of an investor with disproportionately few voting rights in making this VIE determination. To the extent that we (i) are the sole entity that has the power to direct the activities of the VIE and (ii) have the obligation or rights to absorb the VIE's losses or receive its benefits, then we would be determined to be the primary beneficiary and would consolidate the VIE. At each reporting period, we re-assess our conclusions as to which, if any, party within the VIE is considered the primary beneficiary. To the extent that our joint ventures do not qualify as VIEs, we further assess each partner's substantive participating rights to determine if the venture should be consolidated.
We have equity interests in unconsolidated joint ventures that own and operate rental properties and hold land for development. To the extent applicable, we consolidate those joint ventures that are considered to be VIEs where we are the primary beneficiary. For non-variable interest entities, we consolidate those joint ventures that we control through majority ownership interests or where we are the managing entity and our partner does not have substantive participating rights. Control is further demonstrated by the ability of the general partner to manage day-to-day operations, refinance debt and sell the assets of the joint venture without the consent of the limited partner and inability of the limited partner to replace the general partner. We use the equity method of accounting for those joint ventures where we do not have control over operating and financial policies. Under the equity method of accounting, our investment in each joint venture is included on our balance sheet; however, the assets and liabilities of the joint ventures for which we use the equity method are not included on our balance sheet.
To the extent that we contribute assets to a joint venture, our investment in the joint venture is recorded at our cost basis in the assets that were contributed to the joint venture. To the extent that our cost basis is different than the basis reflected at the joint venture level, the basis difference is amortized over the life of the related asset and included in our share of equity in earnings of the joint venture. We recognize gains on the contribution or sale of

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real estate to joint ventures, relating solely to the outside partner's interest, to the extent the economic substance of the transaction is a sale.
When circumstances indicate there may have been a reduction in the value of an equity investment, we evaluate whether the loss in value is other than temporary. If we conclude it is other than temporary, we recognize an impairment charge to reflect the equity investment at fair value.
Cost Capitalization: Direct and certain indirect costs, including interest, clearly associated with the development, construction, leasing or expansion of real estate investments are capitalized as a cost of the property.
We capitalize interest and direct and indirect project costs associated with the initial construction of a property up to the time the property is substantially complete and ready for its intended use. We believe the completion of the building shell is the proper basis for determining substantial completion. The interest rate used to capitalize interest is based upon our average borrowing rate on existing debt.
We also capitalize direct and indirect costs, including interest costs, on vacant space during extended lease-up periods, after construction of the building shell has been completed, if costs are being incurred to ready the vacant space for its intended use. If costs and activities incurred to ready the vacant space cease, then cost capitalization is also discontinued until such activities are resumed. Once necessary work has been completed on a vacant space, project costs are no longer capitalized. We cease capitalization of all project costs on extended lease-up periods after the shorter of a one-year period after the completion of the building shell or when the property attains 90% occupancy. In addition, all leasing commissions paid to third parties for new leases or lease renewals are capitalized.
In assessing the amount of indirect costs to be capitalized, we first allocate payroll costs, on a department-by-department basis, among activities for which capitalization is warranted (i.e., construction, development and leasing) and those for which capitalization is not warranted (i.e., property management, maintenance, acquisitions and dispositions and general corporate functions). To the extent the employees of a department split their time between capitalizable and non-capitalizable activities, the allocations are made based on estimates of the actual amount of time spent in each activity. Once the payroll costs are allocated, the non-payroll costs of each department are allocated among the capitalizable and non-capitalizable activities in the same proportion as payroll costs.
To ensure that an appropriate amount of costs are capitalized, the amount of capitalized costs that are allocated to a specific project are limited to amounts using standards we developed. These standards consist of a percentage of the total development costs of a project and a percentage of the total gross lease amount payable under a specific lease. These standards are derived after considering the amounts that would be allocated if the personnel in the departments were working at full capacity. The use of these standards ensures that overhead costs attributable to downtime or to unsuccessful projects or leasing activities are not capitalized.
Impairment of Real Estate Assets: We evaluate our real estate assets, with the exception of those that are classified as held-for-sale, for impairment whenever events or changes in circumstances indicate that their carrying amounts may not be recoverable. If such an evaluation is considered necessary, we compare the carrying amount of that real estate asset, or asset group, with the expected undiscounted cash flows that are directly associated with, and that are expected to arise as a direct result of, the use and eventual disposition of that asset, or asset group. Our estimate of the expected future cash flows used in testing for impairment is based on, among other things, our estimates regarding future market conditions, rental rates, occupancy levels, costs of tenant improvements, leasing commissions and other tenant concessions, assumptions regarding the residual value of our properties at the end of our anticipated holding period and the length of our anticipated holding period and is, therefore, subjective by nature. These assumptions could differ materially from actual results. If our strategy changes or if market conditions otherwise dictate a reduction in the holding period and an earlier sale date, an impairment loss could be recognized and such loss could be material. To the extent the carrying amount of a real estate asset, or asset group, exceeds the associated estimate of undiscounted cash flows, an impairment loss is recorded to reduce the carrying value of the asset to its fair value.
The determination of the fair value of real estate assets is also highly subjective, especially in markets where there is a lack of recent comparable transactions. We primarily utilize the income approach to estimate the fair value of

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our income producing real estate assets. To the extent that the assumptions used in testing long-lived assets for impairment differ from those of a marketplace participant, the assumptions are modified in order to estimate the fair value of a real estate asset when an impairment charge is measured. In addition to determining future cash flows, which make the estimation of a real estate asset's undiscounted cash flows highly subjective, the selection of the discount rate and exit capitalization rate used in applying the income approach is also highly subjective.
To the extent applicable marketplace data is available, we generally use the market approach in estimating the fair value of undeveloped land that is determined to be impaired.
Real estate assets that are classified as held-for-sale are reported at the lower of their carrying value or their fair value, less estimated costs to sell.
Acquisition of Real Estate Property and Related Assets: We allocate the purchase price of acquired properties to tangible and identified intangible assets based on their respective fair values, using all pertinent information available at the date of acquisition. The allocation to tangible assets (buildings, tenant improvements and land) is based upon management's determination of the value of the property as if it were vacant. This “as-if vacant” value is estimated using an income, or discounted cash flow, approach that relies upon internally determined assumptions that we believe are consistent with current market conditions for similar properties. The most important assumptions in determining the allocation of the purchase price to tangible assets are the exit capitalization rate, discount rate, estimated market rents, and hypothetical expected lease-up periods.
The purchase price of real estate assets is also allocated to intangible assets consisting of the above or below market component of in-place leases and the value of in-place leases. 
The value allocable to the above or below market component of an acquired in-place lease is determined based upon the present value (using a discount rate which reflects the risks associated with the acquired leases) of the difference between (i) the contractual amounts to be received pursuant to the lease over its remaining term and (ii) management's estimate of the amounts that would be received using fair market rates over the remaining term of the lease. The amounts allocated to above market leases are included in deferred leasing and other costs in the balance sheet and below market leases are included in other liabilities in the balance sheet; both are amortized to rental income over the remaining terms of the respective leases.
Factors considered in determining the value allocable to in-place leases include estimates, during hypothetical lease up periods, related to space that is actually leased at the time of acquisition. These estimates include (i) lost rent at market rates, (ii) fixed operating costs that will be recovered from tenants and (iii) theoretical leasing commissions required to execute similar leases. These intangible assets are included in deferred leasing and other costs in the balance sheet and are amortized over the remaining term of the existing lease.
We record assets acquired in step acquisitions at their full fair value and record a gain or loss for the difference between the fair value and the carrying value of our existing equity interest. Additionally, contingencies arising from a business combination are recorded at fair value if the acquisition date fair value can be determined during the measurement period.
Construction Contracts: We recognize income on construction contracts where we serve as a general contractor on the percentage of completion method. Using this method, profits are recorded on the basis of our estimates of the overall profit and percentage of completion of individual contracts. A portion of the estimated profits is recognized based upon our estimates of the percentage of completion of the construction contract. To the extent that a fixed-price contract is estimated to result in a loss, the loss is recorded immediately. Cumulative revenues recognized may be less or greater than cumulative costs and profits billed at any point in time during a contract's term. This revenue recognition method involves inherent risks relating to profit and cost estimates with those risks reduced through approval and monitoring processes.
With regard to critical accounting policies, management has discussed the following with the Audit Committee: 
Criteria for identifying and selecting our critical accounting policies;

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Methodology in applying our critical accounting policies; and
Impact of the critical accounting policies on our financial statements.
The Audit Committee has reviewed the critical accounting policies identified by management.
Liquidity and Capital Resources
Sources of Liquidity
We expect to meet our short-term liquidity requirements over the next 12 months, including payments of dividends and distributions, as well as the capital expenditures needed to maintain our current real estate assets, primarily through working capital, net cash provided by operating activities and proceeds received from real estate dispositions. At December 31, 2014 we held $17.9 million of cash and we had $106.0 million of outstanding borrowings on the Partnership's $1.20 billion unsecured line of credit.
In addition to our existing sources of liquidity, we expect to meet long-term liquidity requirements, such as scheduled mortgage and unsecured debt maturities, property acquisitions, financing of development activities and other capital improvements, through multiple sources of capital including operating cash flow, proceeds from property dispositions and through accessing the public debt and equity markets.
Rental Operations
Cash flows from Rental Operations is our primary source of liquidity and provides a stable source of cash flow to fund operational expenses. We believe that this cash-based revenue stream is substantially aligned with revenue recognition (except for periodic straight-line rental income accruals and amortization of above or below market rents) as cash receipts from the leasing of rental properties are generally received in advance of, or a short time following, the actual revenue recognition.
We are subject to a number of risks related to general economic conditions, including reduced occupancy, tenant defaults and bankruptcies and potential reduction in rental rates upon renewal or re-letting of properties, any of which would result in reduced cash flow from operations.
Unsecured Debt and Equity Securities
Our unsecured line of credit at December 31, 2014 is described as follows (in thousands): 
Description
Borrowing
Capacity
 
Maturity
Date
 
Outstanding Balance
at December 31, 2014
Unsecured Line of Credit – Partnership
$
1,200,000

 
January 2019
 
$
106,000

The Partnership's unsecured line of credit has a borrowing capacity of $1.20 billion with the interest rate on borrowings of LIBOR plus 1.05% (equal to 1.22% for borrowings at December 31, 2014) and a maturity date of January 2019. Subject to certain conditions, the terms also include an option to increase the facility by up to an additional $400.0 million, for a total of up to $1.60 billion. This line of credit provides us with an option to obtain borrowings from financial institutions that participate in the line at rates that may be lower than the stated interest rate, subject to certain restrictions.
This line of credit contains financial covenants that require us to meet certain financial ratios and defined levels of performance, including those related to fixed charge coverage, unsecured interest expense coverage and debt-to-asset value (with asset value being defined in the Partnership's unsecured line of credit agreement). At December 31, 2014, we were in compliance with all covenants under this line of credit.
At December 31, 2014, we had on file with the SEC an automatic shelf registration statement on Form S-3 relating to the offer and sale, from time to time, of an indeterminate amount of debt and equity securities (including guarantees of the Partnership's debt securities by the General Partner). Equity securities are offered and sold by the General Partner, and the net proceeds of such offerings are contributed to the Partnership in exchange for additional General Partner Units or Preferred Units. From time to time, we expect to issue additional securities under this

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automatic shelf registration statement to fund the repayment of long-term debt upon maturity and for other general corporate purposes.
During 2014, the General Partner issued 16.4 million common shares pursuant to its ATM program, generating gross proceeds of approximately $292.3 million and, after deducting commissions and other costs, net proceeds of approximately $289.1 million. The proceeds from these offerings were used for general corporate purposes, which include the funding of development costs. The General Partner has a capacity of $131.3 million remaining under its current $175.0 million ATM plan, which was entered into on August 29, 2014.
In November 2014, we issued $300.0 million of unsecured notes that bear interest at a stated rate of 3.75%, have an effective rate of 3.90%, and mature on December 1, 2024. The indentures (and related supplemental indentures) governing our outstanding series of notes require us to comply with financial ratios and other covenants regarding our operations. We were in compliance with all such covenants at December 31, 2014.
Sale of Real Estate Assets
We regularly work to identify, consider and pursue opportunities to dispose of non-strategic properties on an opportunistic basis and on a basis that is generally consistent with our strategic plans. Our ability to dispose of such properties on favorable terms, or at all, is dependent upon a number of factors including the availability of credit to potential buyers to purchase properties at prices that we consider acceptable. Although we believe that we have demonstrated our ability to generate significant liquidity through the disposition of non-strategic properties, potential future adverse changes to general market and economic conditions could negatively impact our further ability to dispose of such properties. Sales of land and depreciated property provided $493.2 million in net proceeds in 2014, compared to $740.0 million in 2013 and $138.1 million in 2012.
Transactions with Unconsolidated Entities
Transactions with unconsolidated partnerships and joint ventures also provide a source of liquidity. From time to time we will sell properties to unconsolidated entities, while retaining a continuing interest in that entity, and receive proceeds commensurate to those interests that we do not own. Additionally, unconsolidated entities will from time to time obtain debt financing or sell properties and will then distribute to us, and our joint venture partners, all, or a portion of the proceeds from such transactions. During 2014, we received sale and financing distributions of $91.8 million.
Uses of Liquidity
Our principal uses of liquidity include the following:
 
property investment;
leasing/capital costs;
dividends and distributions to shareholders and unitholders;
long-term debt maturities;
opportunistic repurchases of outstanding debt and preferred stock; and
other contractual obligations.
Property Investment
We continue to pursue an asset repositioning strategy that involves increasing our investment concentration in industrial properties while reducing our investment concentration in suburban office properties. Pursuant to this strategy, we evaluate development and acquisition opportunities based upon our market outlook, including general economic conditions, supply and long-term growth potential. Our ability to make future property investments is dependent upon identifying suitable acquisition and development opportunities, and our continued access to our longer-term sources of liquidity, including issuances of debt or equity securities as well as generating cash flow by disposing of selected properties.


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Leasing/Capital Costs
Tenant improvements and lease-related costs pertaining to our initial leasing of newly completed space, or vacant space in acquired properties, are referred to as first generation expenditures. Such first generation expenditures for tenant improvements are included within "development of real estate investments" in our Consolidated Statements of Cash Flows, while such expenditures for lease-related costs are included within "other deferred leasing costs."
Cash expenditures related to the construction of a building's shell, as well as the associated site improvements, are also included within "development of real estate investments" in our Consolidated Statements of Cash Flows.
Tenant improvements and leasing costs to re-let rental space that we previously leased to tenants are referred to as second generation expenditures. Building improvements that are not specific to any tenant, but serve to improve integral components of our real estate properties, are also second generation expenditures.
One of our principal uses of our liquidity is to fund the second generation leasing/capital expenditures of our real estate investments. The following table summarizes our second generation capital expenditures by type of expenditure (in thousands):
 
 
2014
 
2013
 
2012
Second generation tenant improvements
$
51,699

 
$
39,892

 
$
26,643

Second generation leasing costs
37,898

 
38,617

 
31,059

Building improvements
9,224

 
13,289

 
6,182

Total second generation capital expenditures
$
98,821

 
$
91,798

 
$
63,884

Development of real estate investments
$
446,722

 
$
427,355

 
$
264,755

Other deferred leasing costs
$
31,503

 
$
35,376

 
$
27,772


Second generation tenant improvements increased in 2014 in connection with the 1.5 million square foot increase in second generation leasing volume, which is correlated with our overall increase in lease up percentage, in our consolidated properties over 2013.

The increase in capital expenditures in 2014 for the development of real estate investments, in addition to the significant new developments started in 2014, was due to trailing development expenditures from 2013 development starts. Our capital expenditures for new developments increased significantly starting in 2012 due to an overall shift in investment focus from acquisitions to development. We had wholly owned properties under development with an expected cost of $470.2 million at December 31, 2014, compared to projects with an expected cost of $572.6 million and $468.8 million at December 31, 2013 and 2012, respectively.
We capitalized $23.9 million, $31.3 million and $30.4 million of overhead costs related to leasing activities, including both first and second generation leases, during the years ended December 31, 2014, 2013 and 2012, respectively. We capitalized $28.8 million, $27.1 million and $20.0 million of overhead costs related to development activities, including construction, development and tenant improvement projects on first and second generation space, during the years ended December 31, 2014, 2013 and 2012, respectively. Combined overhead costs capitalized to leasing and development totaled 31.4%, 35.7% and 31.1% of our overall pool of overhead costs at December 31, 2014, 2013 and 2012, respectively. Further discussion of the capitalization of overhead costs can be found herein, in the discussion of general and administrative expenses in the comparison sections of Management's Discussion and Analysis of Financial Condition and Results of Operations.
In addition to the capitalization of overhead costs discussed above, we also capitalized $17.6 million, $16.8 million and $9.4 million of interest costs in the years ended December 31, 2014, 2013 and 2012, respectively.
Dividends and Distributions
The General Partner is required to meet the distribution requirements of the Code, in order to maintain its REIT status. We paid dividends or distributions of $0.68 per common share or Common Unit for each of the years ended December 31, 2014, 2013 and 2012. We expect to continue to distribute at least an amount equal to our taxable

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earnings, to meet the requirements to maintain the General Partner's REIT status, and additional amounts as determined by the General Partner's board of directors. Distributions are declared at the discretion of the General Partner's board of directors and are subject to actual cash available for distribution, our financial condition, capital requirements and such other factors as the General Partner's board of directors deems relevant.
During 2014 the General Partner redeemed or repurchased all of its outstanding preferred shares and, as such, has no ongoing preferred distribution obligations.
Debt Maturities
Debt outstanding at December 31, 2014 had a face value totaling $4.5 billion with a weighted average interest rate of 5.35% and with maturity dates ranging between 2015 and 2028. Of this total amount, we had $3.4 billion of unsecured debt, $1.0 billion of secured debt and $106.0 million outstanding on the Partnership's unsecured line of credit at December 31, 2014. We made scheduled and unscheduled principal payments of $115.0 million on outstanding debt during the year ended December 31, 2014.
The following table is a summary of the scheduled future amortization and maturities of our indebtedness at December 31, 2014 (in thousands, except percentage data): 
 
Future Repayments
 
Weighted Average
Year
Scheduled
Amortization
 
Maturities
 
Total
 
Interest Rate of
Future Repayments
2015
$
14,054

 
$
427,007

 
$
441,061

 
6.54%
2016
11,852

 
518,132

 
529,984

 
6.14%
2017
9,908

 
544,932

 
554,840

 
5.95%
2018
7,855

 
300,000

 
307,855

 
6.08%
2019
6,936

 
874,438

 
881,374

 
5.27%
2020
5,381

 
250,000

 
255,381

 
6.73%
2021
3,416

 
259,047

 
262,463

 
3.99%
2022
3,611

 
600,000

 
603,611

 
4.20%
2023
3,817

 
250,000

 
253,817

 
3.75%
2024
4,036

 
300,000

 
304,036

 
3.92%
2025
3,938

 

 
3,938

 
5.44%
Thereafter
2,387

 
50,000

 
52,387

 
7.24%
 
$
77,191

 
$
4,373,556

 
$
4,450,747

 
5.35%
We anticipate generating capital to fund our debt maturities by using undistributed cash generated from our Rental Operations and property dispositions and by raising additional capital from future debt or equity transactions.
Repurchases of Outstanding Debt and Preferred Stock
In August 2014, the General Partner redeemed all 384,530 shares of its outstanding 6.625% Series J Cumulative Redeemable Preferred Shares ("Series J Shares"). The cash redemption price for the Series J Shares was $96.1 million, or $250 per share.
In December 2014, the General Partner redeemed all 597,579 shares of its outstanding 6.5% Series K Cumulative Redeemable Preferred Shares ("Series K Shares") and all 733,597 shares of its outstanding 6.6% Series L Cumulative Redeemable Preferred Shares ("Series L Shares"). The cash redemption price for the Series K Shares and Series L Shares was $149.4 million and $183.4 million, respectively, or $250 per share, plus dividends accrued through the date of redemption.
To the extent that it supports our overall capital strategy, we may purchase certain of our outstanding unsecured debt prior to its stated maturity.
Guarantee Obligations
We are subject to various guarantee obligations in the normal course of business and, in most cases, do not anticipate these obligations to result in significant cash payments.

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Historical Cash Flows
Cash and cash equivalents were $17.9 million, $19.3 million and $33.9 million at December 31, 2014, 2013, and 2012, respectively. The following table highlights significant changes in net cash associated with our operating, investing and financing activities (in thousands): 
 
Years Ended December 31,
 
2014
 
2013
 
2012
General Partner
 
 
 
 
 
Net Cash Provided by Operating Activities
$
444,487

 
$
435,676

 
$
299,157

Net Cash Used for Investing Activities
(207,031
)
 
(319,382
)
 
(967,616
)
Net Cash Provided by (Used for) Financing Activities
(238,809
)
 
(130,908
)
 
488,539

 
 
 
 
 
 
Partnership
 
 
 
 
 
Net Cash Provided by Operating Activities
$
444,423

 
$
435,753

 
$
299,256

Net Cash Used for Investing Activities
(207,031
)
 
(319,382
)
 
(967,616
)
Net Cash Provided by (Used for) Financing Activities
(238,745
)
 
(130,985
)
 
488,423

Operating Activities
Cash flows from operating activities provide the cash necessary to meet normal operational requirements of our Rental Operations and Service Operations activities. The receipt of rental income from Rental Operations continues to provide the primary source of our revenues and operating cash flows.
Increased cash flow from our Rental Operations contributed to the increase in overall cash provided from operating activities in 2014, compared to 2013, due to carrying a larger overall base of real estate properties, improved operating performance in our real estate properties as well as paying less cash for interest. These increases to cash flows from Rental Operations were partially offset by lower cash flows from third party construction activities, which were due to the timing of cash payments and receipts, and increased cash paid for income taxes.
The increase in cash flows from operations in 2013, compared to 2012, was primarily due to carrying a higher overall base of properties throughout 2013, as well as due to the timing of cash payments and receipts on third-party construction contracts.
Investing Activities
Investing activities are one of the primary uses of our liquidity. Development and acquisition activities typically generate additional rental revenues and provide cash flows for operational requirements.
Cash flows used for investing activities decreased during 2014, compared to 2013, and during 2013, compared to 2012. Cash flows used for investing activities was higher during 2012 as the result of an increase in real estate development costs due to increased development activities beginning in 2012. In addition, we paid cash during 2014, 2013 and 2012 of $193.4 million, $522.2 million and $730.5 million, respectively, for real estate and undeveloped land acquisitions. Sales of land and depreciated property generated $493.2 million of net proceeds in 2014, $740.0 million in 2013 and $138.1 million in 2012. We received capital distributions from unconsolidated companies as a result of the sale of properties or refinancing of $91.8 million in 2014, $109.2 million in 2013 and $5.2 million in 2012.
Financing Activities
The following items highlight significant capital transactions:
Throughout 2014, the General Partner issued 16.4 million common shares for net proceeds of $289.1 million, compared to 46.2 million common shares for net proceeds of $649.7 million in 2013 and 22.7 million shares of common stock in 2012 for net proceeds of $315.3 million.
During 2014, the General Partner redeemed or repurchased all of its remaining outstanding preferred stock for $446.6 million. Cash outflows for the redemption of preferred stock totaled $178.0 million in 2013 and $168.3 million in 2012.

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During 2014, we repaid nine secured loans, totaling $99.3 million with a weighted average stated interest rate of 5.56%. During 2013, we repaid twelve secured loans, at their maturity dates, totaling $153.8 million with a weighted average stated interest rate of 5.52%. During 2012, we repaid five secured loans totaling $102.1 million, which had a weighted average stated interest rate of 6.08%.
In November 2014, we issued $300.0 million of unsecured notes with a stated interest rate of 3.75%. Throughout 2013 we issued two series of unsecured notes, totaling $500.0 million with a weighted average stated interest rate of 3.75%, and fully drew down on a term loan with an aggregate commitment of $250.0 million with a variable interest rate of LIBOR plus 1.35%. During 2012, we issued two series of unsecured notes, totaling $600.0 million, with a weighted average stated interest rate of 4.125%.
During 2013, we repaid three series of unsecured notes with a weighted average effective interest rate of 6.37% totaling $675.0 million. In 2012, we repaid $200.0 million of unsecured debt.
We increased net borrowings on the Partnership's line of credit by $18.0 million in 2014, paid down $197.0 million in 2013 and increased net line of credit borrowings by $264.7 million in 2012.
Changes in book drafts are classified as financing activities within our consolidated Statements of Cash Flows. Book overdrafts were $7.8 million, $12.4 million and $45.3 million at December 31, 2014, 2013 and 2012, respectively.
We paid cash dividends or distributions of $0.68 per common share or per Common Unit in each of the years ended December 31, 2014, 2013 and 2012.
Impact of Changes in Credit Ratings on Our Liquidity
We are currently assigned investment grade corporate credit ratings on our senior unsecured notes from Moody's Investors Service and Standard & Poor's Ratings Group. Our senior unsecured notes have been assigned a rating of Baa2 by Moody's Investors Service. In addition, our senior unsecured notes have been assigned a rating of BBB by Standard & Poor's Ratings Group, an upgrade from BBB- announced by Standard & Poor's on January 31, 2014.

The ratings of our senior unsecured notes could change based upon, among other things, the impact that prevailing economic conditions may have on our results of operations and financial condition. If our credit ratings are downgraded or other negative action is taken, we could be required, among other things, to pay additional interest and fees on outstanding borrowings under our revolving credit agreement. Credit rating reductions by one or more rating agencies could also adversely affect our access to funding sources, the cost and other terms of obtaining funding, as well as our overall financial condition, operating results and cash flow.

Financial Instruments
We are exposed to capital market risk, such as changes in interest rates. In order to reduce the volatility relating to interest rate risk, we may enter into interest rate hedging arrangements from time to time. We do not utilize derivative financial instruments for trading or speculative purposes.
Off Balance Sheet Arrangements
Investments in Unconsolidated Companies
We have equity interests in unconsolidated partnerships and limited liability companies that primarily own and operate rental properties and hold land for development. These unconsolidated joint ventures are primarily engaged in the operations and development of industrial, office and medical office real estate properties. The equity method of accounting (see Critical Accounting Policies) is used for these investments in which we have the ability to exercise significant influence, but not control, over operating and financial policies. As a result, the assets and liabilities of these entities are not included on our balance sheet.
Our investments in and advances to unconsolidated subsidiaries represents approximately 4% of our total assets for both December 31, 2014 and 2013. We believe that these investments provide several benefits to us, including increased market share, tenant and property diversification and an additional source of capital to fund real estate projects.
The following table presents summarized financial information for unconsolidated companies for the years ended

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December 31, 2014 and 2013, respectively (in thousands, except percentage data):
 
Joint Ventures
 
2014
 
2013
Land, buildings and tenant improvements, net
$
1,251,470

 
$
1,656,231

Construction in progress
34,680

 
12,338

Undeveloped land
115,252

 
126,556

Other assets
168,653

 
206,414

 
$
1,570,055

 
$
2,001,539

Indebtedness
$
639,810

 
$
890,513

Other liabilities
71,818

 
93,291

 
711,628

 
983,804

Owners' equity
858,427

 
1,017,735

 
$
1,570,055

 
$
2,001,539

Rental revenue
$
230,093


$
240,064

Gain on sale of properties
$
121,713


$
121,404

Net income
$
143,857


$
116,832

Total square feet
21,175

 
24,276

Percent leased*
91.81
%
 
95.20
%
 *Represents the percentage of total square feet leased based on executed leases and without regard to whether the leases have commenced.
We do not have any relationships with unconsolidated entities or financial partnerships ("special purpose entities") that have been established solely for the purpose of facilitating off-balance sheet arrangements.

Contractual Obligations
At December 31, 2014, we were subject to certain contractual payment obligations as described in the following table:
 
Payments due by Period (in thousands)
Contractual Obligations
Total
 
2015
 
2016
 
2017
 
2018
 
2019
 
Thereafter
Long-term debt (1)
$
5,374,770

 
$
662,233

 
$
728,271

 
$
714,278

 
$
440,098

 
$
879,359

 
$
1,950,531

Line of credit (2)
121,252

 
3,744

 
3,755

 
3,744

 
3,744

 
106,265

 

Share of unconsolidated joint ventures' debt (3)
227,323

 
33,994

 
16,113

 
104,461

 
44,795

 
5,943

 
22,017

Ground leases
271,825

 
4,626

 
4,663

 
4,695

 
4,739

 
4,763

 
248,339

Development and construction backlog costs (4)
191,851

 
181,690

 
10,161

 

 

 

 

Other
20,519

 
4,935

 
4,659

 
3,745

 
3,480

 
2,621

 
1,079

Total Contractual Obligations
$
6,207,540

 
$
891,222

 
$
767,622

 
$
830,923

 
$
496,856

 
$
998,951

 
$
2,221,966

  
(1)
Our long-term debt consists of both secured and unsecured debt and includes both principal and interest. Interest payments for variable rate debt were calculated using the interest rates as of December 31, 2014.
(2)
Our unsecured line of credit consists of an operating line of credit that matures January 2019. Interest payments for our unsecured line of credit were calculated using the most recent stated interest rate that was in effect.
(3)
Our share of unconsolidated joint venture debt includes both principal and interest. Interest expense for variable rate debt was calculated using the interest rate at December 31, 2014.
(4)
Represents estimated remaining costs on the completion of owned development projects and third-party construction projects.
Related Party Transactions
We provide property and asset management, leasing, construction and other tenant-related services to unconsolidated companies in which we have equity interests. For the years ended December 31, 2014, 2013 and 2012 we earned management fees of $8.5 million, $9.0 million and $11.0 million, leasing fees of $3.4 million, $2.3 million and $3.4 million and construction and development fees of $5.8 million, $5.1 million and $4.7 million, respectively, from these companies, prior to elimination of our ownership percentage. We recorded these fees based on contractual terms that approximate market rates for these types of services and have eliminated our ownership percentages of these fees in the consolidated financial statements.




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Commitments and Contingencies
The partnership has guaranteed the repayment of $52.4 million of economic development bonds issued by various municipalities in connection with certain commercial developments. We will be required to make payments under our guarantees to the extent that incremental taxes from specified developments are not sufficient to pay the bond debt service. Management does not believe that it is probable that we will be required to make any significant payments in satisfaction of these guarantees.
The partnership has guaranteed the repayment of secured and unsecured loans of two of our unconsolidated subsidiaries. At December 31, 2014, the maximum guarantee exposure for these loans was approximately $155.0 million.
We lease certain land positions with terms extending to October 2105, with a total future payment obligation of $271.8 million. The payments on these ground leases, which are classified as operating leases, are not material in any individual year.
We are subject to various legal proceedings and claims that arise in the ordinary course of business. In the opinion of management, the amount of any ultimate liability with respect to these actions will not materially affect our consolidated financial statements or results of operations.
We own certain parcels of land that are subject to special property tax assessments levied by quasi municipal entities. To the extent that such special assessments are fixed and determinable, the discounted value of the full assessment is recorded as a liability. We have $12.3 million of such special assessment liabilities, which are included within other liabilities on our consolidated balance sheet, as of December 31, 2014.
Item 7A.  Quantitative and Qualitative Disclosure About Market Risks

We are exposed to interest rate changes primarily as a result of our line of credit and long-term borrowings. Our interest rate risk management objective is to limit the impact of interest rate changes on earnings and cash flows and to lower overall borrowing costs. To achieve our objectives, we borrow primarily at fixed rates and we do not enter into derivative or interest rate transactions for speculative purposes. We have two outstanding swaps, which fix the rates on two of our variable rate loans, and are not significant to our financial statements at December 31, 2014.
Our interest rate risk is monitored using a variety of techniques. The table below presents the principal amounts (in thousands) of the expected annual maturities, weighted average interest rates for the average debt outstanding in the specified period, fair values (in thousands) and other terms required to evaluate the expected cash flows and sensitivity to interest rate changes.

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2015
 
2016
 
2017
 
2018
 
2019
 
Thereafter
 
Total
 
Fair Value
Fixed rate secured debt
$
188,535

 
$
377,314

 
$
102,017

 
$
4,870

 
$
272,215

 
$
32,235

 
$
977,186

 
$
1,065,301

Weighted average interest rate
5.28%
 
5.91%
 
5.96%
 
6.47%
 
7.63%
 
5.93%
 
6.28%
 
 
Variable rate secured debt
$
300

 
$
300

 
$
300

 
$
300

 
$
300

 
$
1,900

 
$
3,400

 
$
3,400

Weighted average interest rate
0.13%
 
0.13%
 
0.13%
 
0.13%
 
0.13%
 
0.13%
 
0.13%
 
 
Fixed rate unsecured debt
$
252,226

 
$
152,370

 
$
452,523

 
$
302,685

 
$
252,859

 
$
1,701,498

 
$
3,114,161

 
$
3,353,475

Weighted average interest rate
7.49%
 
6.71%
 
5.95%
 
6.08%
 
8.35%
 
4.50%
 
5.53%
 
 
Variable rate unsecured notes
$

 
$

 
$

 
$

 
$
250,000

 
$

 
$
250,000

 
$
250,000

Rate at December 31, 2014
N/A
 
N/A
 
N/A
 
N/A
 
1.31%
 
N/A
 
1.31%
 
 
Unsecured line of credit
$

 
$

 
$

 
$

 
$
106,000

 
$

 
$
106,000

 
$
106,000

Rate at December 31, 2014
N/A
 
N/A
 
N/A
 
N/A
 
1.22%
 
N/A
 
1.22%
 
 
As the table incorporates only those exposures that existed at December 31, 2014, it does not consider those exposures or positions that could arise after that date. As a result, the ultimate impact of interest rate fluctuations will depend on future exposures that arise and our hedging strategies at that time to the extent we are party to interest rate derivatives and interest rates. Interest expense on our unsecured line of credit and our variable rate unsecured notes will be affected by fluctuations in LIBOR indices as well as changes in our credit rating. The interest rate at such point in the future as we may renew, extend or replace our unsecured line of credit will be heavily dependent upon the state of the credit environment.
At December 31, 2014, the face value of our unsecured debt was $3.4 billion and we estimated the fair value of that unsecured debt to be $3.6 billion. At December 31, 2013, the face value of our unsecured debt was $3.1 billion and our estimate of the fair value of that debt was $3.3 billion.
Item 8.  Financial Statements and Supplementary Data
The financial statements and supplementary data are included under Item 15 of this Report.
Item 9.  Changes in and Disagreements with Accountants on Accounting and Financial Disclosure
There was no change or disagreement with our accountants related to our accounting and financial disclosures.
Item 9A.  Controls and Procedures
Controls and Procedures (General Partner)
We conducted an evaluation of the effectiveness of the design and operation of our "disclosure controls and procedures" as of the end of the period covered by this Report. The controls evaluation was done under the supervision and with the participation of management, including the Chief Executive Officer and the Chief Financial Officer.
Attached as exhibits to this Report are certifications of our Chief Executive Officer and Chief Financial Officer, which are required in accordance with Rule 13a-14 of the Securities Exchange Act of 1934. This Controls and Procedures section includes the information concerning the controls evaluation referred to in the certifications and it should be read in conjunction with the certifications for a more complete understanding of the topics presented.
Disclosure controls and procedures (as defined in Rule 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934 (the "Exchange Act") are controls and other procedures that are designed to ensure that information

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required to be disclosed in our reports filed under the Exchange Act, such as this Report, is recorded, processed, summarized and reported within the time periods specified in the SEC's rules and forms. Disclosure controls and procedures are also designed to ensure that such information is accumulated and communicated to our management, including our principal executive and principal financial officers, as appropriate, to allow timely decisions regarding required disclosure.
Based on the disclosure controls and procedures evaluation referenced above, our Chief Executive Officer and Chief Financial Officer have concluded that as of the end of the period covered by this Report, our disclosure controls and procedures were effective.
Management's annual report on internal control over financial reporting and the audit report of our registered public accounting firm are included in Item 15 of Part IV under the headings "Management's Report on Internal Control" and "Report of Independent Registered Public Accounting Firm," respectively, and are incorporated herein by reference.
There were no changes in our internal controls over financial reporting during the quarter ended December 31, 2014, that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.
Controls and Procedures (Partnership)
We conducted an evaluation of the effectiveness of the design and operation of our "disclosure controls and procedures" as of the end of the period covered by this Report. The controls evaluation was done under the supervision and with the participation of management, including the General Partner's Chief Executive Officer and Chief Financial Officer.
Attached as exhibits to this Report are certifications of the General Partner's Chief Executive Officer and Chief Financial Officer, which are required in accordance with Rule 13a-14 of the Securities Exchange Act of 1934. This Controls and Procedures section includes the information concerning the controls evaluation referred to in the certifications and it should be read in conjunction with the certifications for a more complete understanding of the topics presented.
Disclosure controls and procedures (as defined in Rule 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934 (the "Exchange Act") are controls and other procedures that are designed to ensure that information required to be disclosed in our reports filed under the Exchange Act, such as this Report, is recorded, processed, summarized and reported within the time periods specified in the SEC's rules and forms. Disclosure controls and procedures are also designed to ensure that such information is accumulated and communicated to management, including the General Partner's principal executive and principal financial officers, as appropriate, to allow timely decisions regarding required disclosure.
Based on the disclosure controls and procedures evaluation referenced above, the General Partner's Chief Executive Officer and Chief Financial Officer have concluded that as of the end of the period covered by this Report, our disclosure controls and procedures were effective.
Management's annual report on internal control over financial reporting and the audit report of our registered public accounting firm are included in Item 15 of Part IV under the headings "Management's Report on Internal Control" and "Report of Independent Registered Public Accounting Firm," respectively, and are incorporated herein by reference.
There were no changes in our internal controls over financial reporting during the quarter ended December 31, 2014, that have materially affected, or are reasonably likely to materially affect, our internal controls over financial reporting.

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Item 9B.  Other Information
There was no information required to be disclosed in a report on Form 8-K during the fourth quarter of 2014 for which no Form 8-K was filed.
PART III
Item 10.  Directors and Executive Officers of the Registrant
The following is a summary of the executive officers of the General Partner as of December 31, 2014:
Dennis D. Oklak, age 61. Mr. Oklak joined the General Partner in 1986. He has held various senior executive positions within the General Partner and was promoted to Chief Executive Officer of the General Partner and joined the General Partner's Board of Directors in 2004. In 2005, Mr. Oklak was appointed Chairman of the General Partner's Board of Directors. Mr. Oklak is a member of the Board of Directors of Xenia Hotels & Resorts, Inc., a publicly traded REIT that invests primarily in premium, full service, lifestyle and urban upscale hotels, with a focus on the top 25 U.S. lodging markets as well as key leisure destinations in the United States. Mr. Oklak also serves on the Executive Board of the National Association of Real Estate Investment Trusts, or "NAREIT," the Board of Trustees of the Urban Land Institute and is a member of the Real Estate Roundtable. Mr. Oklak serves on the Board of Directors of the Central Indiana Corporate Partnership, the Board of Trustees of the Crossroads of America Council of the Boy Scouts of America Foundation and the Dean's Advisory Board for Ball State University's Miller College of Business.
Mark A. Denien, age 47. Mr. Denien was appointed Executive Vice President and Chief Financial Officer of the General Partner in 2013. Prior to being named Executive Vice President and Chief Financial Officer, Mr. Denien was Senior Vice President and Chief Accounting Officer of the General Partner from 2009 to 2013, and prior to that, served as Senior Vice President, Corporate Controller with the General Partner. Prior to joining the General Partner in 2005, Mr. Denien spent 16 years with KPMG LLP. Mr. Denien serves as a director and Treasurer of Goodwill Industries of Central Indiana, Inc.
James B. Connor, age 56.  Mr. Connor was appointed Senior Executive Vice President and Chief Operating Officer of the General Partner in 2013.  His responsibilities include managing and leading the Company's industrial, office and medical office operations as well as overseeing the Company's construction group.  Prior to being named Senior Executive Vice President and Chief Operating Officer, Mr. Connor held various senior management positions with the General Partner, including Senior Regional Executive Vice President of the General Partner from 2011 to 2013, and Executive Vice President of the General Partner's Midwest region from 2003 and 2010.  Prior to joining the General Partner in 1998, Mr. Connor held numerous executive and brokerage positions with Cushman & Wakefield, most recently serving as Senior Managing Director for the Midwest area. Mr. Connor serves on the Advisory Board of the Marshall Bennett Institute of Real Estate at Roosevelt University in Chicago.
James D. Bremner, age 59. Mr. Bremner has served as the Company's President, Healthcare since 2007 when the Company acquired Bremner Healthcare Real Estate (formerly known as Bremner & Wiley), a national healthcare development and management firm that Mr. Bremner founded in 1987. Prior to and concurrently with founding his own firm, Mr. Bremner was a broker with Revel Companies, a commercial real estate firm, from 1980 until 1996. Mr. Bremner serves as a director of Denison, Inc. a private parking management company located in Indianapolis, Indiana, and the Board of Trustees of The Children's Museum of Indianapolis.
Steven R. Kennedy, age 58. Mr. Kennedy has served as Executive Vice President, Construction since 2004. From 1986 until 2004, he served in various capacities in the construction group, most recently as Senior Vice President.
All other information required by this item will be included in the General Partner's 2015 proxy statement (the "2015 Proxy Statement") for the General Partner's Annual Meeting of Shareholders to be held on April 29, 2015, and is incorporated herein by reference. In addition, the General Partner's Code of Conduct (which applies to each of our associates, officers and directors) and the General Partner's Corporate Governance Guidelines are available in the investor information/corporate governance section of our website at www.dukerealty.com. A copy of these

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documents may also be obtained without charge by writing to Duke Realty Corporation, 600 East 96th Street, Suite 100, Indianapolis, Indiana 46240, Attention: Investor Relations.
Item 11.  Executive Compensation
The information required by Item 11 of this Report will be included in our 2015 Proxy Statement, which information is incorporated herein by this reference.
Item 12.  Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters
The information required by Item 12 of this Report will be included in our 2015 Proxy Statement, which information is incorporated herein by this reference.
Item 13. Certain Relationships and Related Transactions, and Director Independence
The information required to be furnished pursuant to Item 13 of this Report will be included in our 2015 Proxy Statement, which information is incorporated herein by this reference.
Item 14. Principal Accountant Fees and Services
The information required to be furnished pursuant to Item 14 of this Report will be included in our 2015 Proxy Statement, which information is incorporated herein by this reference.

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PART IV
Item 15.  Exhibits and Financial Statement Schedules 
(a)
The following documents are filed as part of this Annual Report:
1.    Consolidated Financial Statements
The following Consolidated Financial Statements, together with the Management's Report on Internal Control and the Report of Independent Registered Public Accounting Firm are listed below:
 
Duke Realty Corporation:
 
 
 
Duke Realty Limited Partnership:
 
 
 
Duke Realty Corporation:
 
 
 
 
 
Duke Realty Limited Partnership:
 
 
 
 
 
Duke Realty Corporation and Duke Realty Limited Partnership:
 
 
2.    Consolidated Financial Statement Schedules
Duke Realty Corporation and Duke Realty Limited Partnership:
Schedule III – Real Estate and Accumulated Depreciation
 3.    Exhibits
The following exhibits are filed with this Form 10-K or incorporated herein by reference to the listed document previously filed with the SEC. Previously unfiled documents are noted with an asterisk (*). 

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Number
 
Description
 
 
3.1(i)
 
Sixth Amended and Restated Articles of Incorporation of the General Partner (filed as Exhibit 3.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on January 5, 2015, and incorporated herein by this reference).
 
 
3.2
 
Fourth Amended and Restated Bylaws of the General Partner (filed as Exhibit 3.2 to the General Partner's Current Report on Form 8-K as filed with the SEC on July 30, 2009, and incorporated herein by this reference).
 
 
3.3
 
Certificate of Limited Partnership of the Partnership, dated September 17, 1993 (filed as Exhibit 3.1(i) to the Partnership's Annual Report on Form 10-K for the year ended December 31, 2006 as filed with the SEC on March 13, 2007, and incorporated herein by this reference) (File No. 000-20625).

 
 
 
3.4(i)
 
Fifth Amended and Restated Agreement of Limited Partnership of the Partnership (filed as Exhibit 3.2 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on May 5, 2014, and incorporated herein by this reference).
 
 
 
3.4(ii)
 
First Amendment to Fifth Amended and Restated Agreement of Limited Partnership of the Partnership (filed as Exhibit 3.2 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on August 6, 2014, and incorporated herein by this reference).
 
 
 
3.4(iii)
 
Second Amendment to Fifth Amended and Restated Agreement of Limited Partnership of the Partnership (filed as Exhibit 3.2 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on December 16, 2014, and incorporated herein by this reference).
 
 
 
3.4(iv)
 
Third Amendment to Fifth Amended and Restated Agreement of Limited Partnership of the Partnership (filed as Exhibit 3.2 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on January 5, 2015, and incorporated herein by this reference).
 
 
 
3.4(v)
 
Fourth Amendment to Fifth Amended and Restated Agreement of Limited Partnership of the Partnership (filed as Exhibit 3.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on January 29, 2015, and incorporated herein by this reference).
 
 
 
4.1(i)
 
Indenture, dated September 19, 1995, between the Partnership and The First National Bank of Chicago, Trustee (filed as Exhibit 4.1 to the General Partner's Current Report on Form 8-K as filed with the SEC on September 22, 1995, and incorporated herein by this reference) (File No. 001-09044).
4.1(ii)
 
Nineteenth Supplemental Indenture, dated as of March 1, 2006, by and between the Partnership and J.P. Morgan Trust Company, National Association (successor in interest to Bank One Trust Company, N.A.), including the form of global note evidencing the 5.5% Senior Notes Due 2016 (filed as Exhibit 4.1 to the Partnership's Current Report on Form 8-K as filed with the SEC on March 3, 2006, and incorporated herein by this reference) (File No. 000-20625).
 
 
4.1(iii)
 
Twentieth Supplemental Indenture, dated as of July 24, 2006, by and between the Partnership and J.P. Morgan Trust Company, National Association (successor in interest to The First National Bank of Chicago), modifying certain financial covenants contained in Sections 1004 and 1005 of the Indenture, dated September 19, 1995, between the Partnership and The First National Bank of Chicago, Trustee (filed as Exhibit 4.1 to the Partnership's Current Report on Form 8-K as filed with the SEC on July 28, 2006, and incorporated herein by this reference) (File No. 000-20625).
4.2(i)
 
Indenture, dated as of July 28, 2006, by and between the Partnership and J.P. Morgan Trust Company, National Association (filed as Exhibit 4.1 to the General Partner's automatic shelf registration statement on Form S-3 as filed with the SEC on July 31, 2006, and incorporated herein by this reference) (File No. 333-136173).
 
 
 
4.2(ii)
 
Second Supplemental Indenture, dated as of August 24, 2006, by and between the Partnership and J.P. Morgan Trust Company, National Association, including the form of global note evidencing the 5.95% Senior Notes Due 2017 (filed as Exhibit 4.2 to the Partnership's Current Report on Form 8-K as filed with the SEC on August 30, 2006, and incorporated herein by this reference) (File No. 000-20625).
 
 
 
4.2(iii)
 
Third Supplemental Indenture, dated as of September 11, 2007, by and between the Partnership and The Bank of New York Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 6.50% Senior Notes Due 2018 (incorporated by reference to Exhibit 4.1 to the Partnership's Current Report on Form 8-K as filed with the SEC on September 12, 2007, and incorporated herein by this reference) (File No. 000-20625).
 
 

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4.2(iv)
 
Fifth Supplemental Indenture, dated as of August 11, 2009, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 7.375% Senior Notes Due 2015 (filed as Exhibit 4.1 to the Partnership's Current Report on Form 8-K as filed with the SEC on August 12, 2009, and incorporated herein by this reference). (File No. 001-09044)
 
 
4.2(v)
 
Sixth Supplemental Indenture, dated as of August 11, 2009, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 8.25% Senior Notes Due 2019 (filed as Exhibit 4.2 to the Partnership's Current Report on Form 8-K as filed with the SEC on August 12, 2009, and incorporated herein by this reference). (File No. 001-09044)
 
 
4.2(vi)
 
Seventh Supplemental Indenture, dated as of April 1, 2010, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 6.75% Senior Notes due 2020 (filed as Exhibit 4.1 to the Partnership's Current Report on Form 8-K as filed with the SEC on April 1, 2010, and incorporated herein by this reference).
 
 
4.2(vii)
 
Eighth Supplemental Indenture, dated June 11, 2012, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 4.375% Senior Notes Due 2022 (filed as Exhibit 4.1 to the General Partner's Current Report on Form 8-K as filed with the SEC on June 11, 2012, and incorporated herein by this reference).
 
 
 
4.2(viii)
 
Ninth Supplemental Indenture, dated September 19, 2012, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 3.875% Senior Notes Due 2022 (filed as Exhibit 4.1 to the General Partner's Current Report on Form 8-K as filed with the SEC on September 19, 2012, and incorporated herein by this reference).
 
 
 
4.2(ix)
 
Tenth Supplemental Indenture, dated March 15, 2013, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 3.625% Senior Notes Due 2023 (filed as Exhibit 4.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on March 15, 2013, and incorporated herein by this reference).
 
 
 
4.2(x)
 
Eleventh Supplemental Indenture, dated December 3, 2013, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 3.875% Senior Notes Due 2021 (filed as Exhibit 4.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on December 3, 2013, and incorporated herein by this reference).
 
 
 
4.2(xi)
 
Twelfth Supplemental Indenture, dated as of November 17, 2014, by and between the Partnership and The Bank of New York Mellon Trust Company, N.A. (as successor to J.P. Morgan Trust Company, National Association), including the form of global note evidencing the 3.75% Senior Notes Due 2024 (filed as Exhibit 4.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on November 17, 2014, and incorporated herein by this reference).

 
 
 
10.1(i)
 
Amended and Restated 2005 Long-Term Incentive Plan of the General Partner (filed as Appendix A to the General Partner's Definitive Proxy Statement on Schedule 14A, dated March 18, 2009 as filed with the SEC on March 18, 2009, and incorporated herein by this reference). (File No. 001-09044) #
 
 
10.1(ii)
 
2009 Amendment to the General Partner's Amended and Restated 2005 Long-Term Incentive Plan (filed as Exhibit 10.2 to the General Partner's Quarterly Report on Form 10-Q as filed with the SEC on May 6, 2010, and incorporated herein by this reference).#
 
 
10.1(iii)
 
2010 Amendment to the General Partner's Amended and Restated 2005 Long-Term Incentive Plan (filed as Exhibit 10.1 to the General Partner's Current Report on Form 8-K as filed with the SEC on May 4, 2010, and incorporated herein by this reference).#
 
 
10.1(iv)
 
2011 Amendment to the General Partner's Amended and Restated 2005 Long-Term Incentive Plan (filed as Exhibit 10.2 to the General Partner's Quarterly Report on Form 10-Q as filed with the SEC on August 5, 2011, and incorporated herein by this reference).#
 
 
 
10.2(i)
 
Form of 2005 Long-Term Incentive Plan Award Certificate for Restricted Stock Units (filed as Exhibit 10.3(i) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#

 
 

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10.2(ii)
 
Form of 2005 Long-Term Incentive Plan Stock Option Award Certificate (filed as Exhibit 99.4 to the General Partner's Current Report on Form 8-K, filed with the SEC on May 3, 2005, and incorporated herein by this reference). (File No. 001-09044) #
 
 
 
10.2(iii)
 
Form of 2005 Long-Term Incentive Plan Restricted Stock Unit Award Certificate for Non-Employee Directors (filed as Exhibit 99.6 to the General Partner's Current Report on Form 8-K, filed with the SEC on May 3, 2005, and incorporated herein by this reference) (File No. 001-09044).#
10.3(i)
 
The General Partner's 2000 Performance Share Plan, Amended and Restated as of January 30, 2008, a sub-plan of the 2005 Long-Term Incentive Plan (filed as Exhibit 10.4(i) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
10.3(ii)
 
Amendment to the 2004 Award Agreement under the General Partner's 2000 Performance Share Plan (filed as Exhibit 10.4(ii) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
 
10.4(i)

 
The General Partner's 2010 Performance Share Plan, a sub-plan of the 2005 Long-Term Incentive Plan (filed as Exhibit 10.5(i) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
 
10.4(ii)
 
Award Certificate under the General Partner's 2010 Performance Share Plan (filed as Exhibit 10.5(ii) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
 
10.4(iii)
 
Form of Award Certificate under the General Partner's 2010 Performance Share Plan, a sub-plan of the 2005 Long-Term Incentive Plan (filed as Exhibit 10.1 to the combined Quarterly Report on 10-Q of the General Partner and the Partnership as filed with the SEC on May 2, 2014, and incorporated herein by this reference).
 
 
 
10.5
 
The General Partner's 2005 Shareholder Value Plan, Amended and Restated as of January 30, 2008, a sub-plan of the 2005 Long-Term Incentive Plan (filed as Exhibit 10.6 to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#

 
 
 
10.6
 
The General Partner's 2005 Dividend Increase Unit Replacement Plan, Amended and Restated as of January 30, 2008, a sub-plan of the 2005 Long-Term Incentive Plan (filed as Exhibit 10.7 to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
 
10.7
 
The General Partner's 2011 Non-Employee Directors Compensation Plan, a sub-plan of the 2005 Long-Term Incentive Plan (filed as Exhibit 10.2 to the General Partner's Quarterly Report on Form 10-Q, filed with the SEC on May 6, 2011, and incorporated herein by this reference).#
 
 
 
10.8
 
Form of Forfeiture Agreement/Performance Unit Award Certificate (filed as Exhibit 99.2 to the General Partner's Current Report on Form 8-K as filed with the SEC on December 9, 2005, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(i)
 
1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.13 to the General Partner's Annual Report on Form 10-K for the year ended December 31, 1995 as filed with the SEC on February 21, 1996, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(ii)
 
Amendment One to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.19 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 

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10.9(iii)
 
Amendment Two to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.20 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(iv)
 
Amendment Three to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.21 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(v)
 
Amendment Four to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.22 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(vi)
 
Amendment Five to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.23 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(vii)
 
Amendment Six to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.24 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(viii)
 
Amendment Seven to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.1 to the General Partner's Quarterly Report on Form 10-Q as filed with the SEC on November 13, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(ix)
 
Amendment Eight to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as part of Appendix B of the General Partner's Definitive Proxy Statement on Schedule 14A, filed with the SEC on March 16, 2005, and incorporated herein by this reference) (File No. 001-09044).#

 
 
 
10.9(x)
 
Amendment Nine to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.3 to the General Partner's Quarterly Report on Form 10-Q as filed with the SEC on October 9, 2005, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(xi)
 
Amendment Ten to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.4 to the General Partner's Quarterly Report on Form 10-Q as filed with the SEC on November 8, 2006, and incorporated herein by this reference) (File No. 001-09044).#
 
 
 
10.9(xii)
 
Amendment Eleven to the 1995 Key Employees' Stock Option Plan of Duke Realty Investments, Inc. (filed as Exhibit 10.2 to the General Partner's Current Report on Form 8-K as filed with the SEC on May 4, 2010, and incorporated herein by this reference).#
 
 
 
10.10(i)
 
Dividend Increase Unit Plan of Duke Realty Services Limited Partnership (filed as Exhibit 10.25 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
10.10(ii)
 
Amendment One to the Dividend Increase Unit Plan of Duke Realty Services Limited Partnership (filed as Exhibit 10.26 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
10.10(iii)
 
Amendment Two to the Dividend Increase Unit Plan of Duke Realty Services Limited Partnership (filed as Exhibit 10.27 to the General Partner's Annual Report on Form 10-K405 for the year ended December 31, 2001 as filed with the SEC on March 15, 2002, and incorporated herein by this reference) (File No. 001-09044).#
 
 
10.10(iv)
 
Amendment Three to the Dividend Increase Unit Plan of Duke Realty Services Limited Partnership (filed as Exhibit 10.5 to the General Partner's Quarterly Report on Form 10-Q as filed with the SEC on November 13, 2002, and incorporated herein by this reference) (File No. 001-09044).#

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10.10(v)
 
Amendment Four to the Dividend Increase Unit Plan of Duke Realty Services Limited Partnership (filed as Exhibit 10.30 to the General Partner's Annual Report on Form 10-K for the year ended December 31, 2004 as filed with the SEC on March 4, 2005, and incorporated herein by this reference) (File No. 001-09044).#
 
 
10.11(i)
 
1999 Directors' Stock Option and Dividend Increase Unit Plan of Duke Realty Investments, Inc. (filed as Annex F to the prospectus in the General Partner's Registration Statement on Form S-4 as filed with the SEC on May 4, 1999, and incorporated herein by this reference) (File No. 333-77645).#
 
 
10.11(ii)
 
Amendment One to the 1999 Directors' Stock Option and Dividend Increase Unit Plan of Duke Realty Investments, Inc. (filed as part of Appendix C of the General Partner's Definitive Proxy Statement on Schedule 14A as filed with the SEC on March 15, 2001, and incorporated herein by this reference) (File No. 001-09044).#

 
 
10.11(iii)
 
Amendment Two to the 1999 Directors' Stock Option and Dividend Increase Unit Plan of Duke Realty Investments, Inc. (filed as part of Appendix B of the General Partner's Definitive Proxy Statement on Schedule 14A as filed with the SEC on March 16, 2005, and incorporated herein by this reference) (File No. 001-09044).#
 
 
10.12(i)
 
Executives' Deferred Compensation Plan of Duke Realty Services Limited Partnership, Amended and Restated as of December 5, 2007 (filed as Exhibit 10.13(i) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
10.12(ii)
 
Amendment Number One to the Executives' Deferred Compensation Plan of Duke Realty Services Limited Partnership, Amended and Restated as of December 5, 2007 (filed as Exhibit 10.13(ii) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
10.13
 
Directors' Deferred Compensation Plan of Duke Realty Corporation, Amended and Restated as of January 30, 2008 (filed as Exhibit 10.14 to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
10.14(i)
 
Form of Letter Agreement Regarding Executive Severance, dated December 13, 2007, between the General Partner and the following executive officers: Dennis D. Oklak, Steven R. Kennedy and James B. Connor (filed as Exhibit 10.23 to the General Partner's Annual Report on Form 10-K for the year ended December 31, 2007, filed with the SEC on February 29, 2008, and incorporated herein by this reference) (File No. 001-09044).#

 
 
10.14(ii)

 
First Amendment to Executive Severance Agreement, dated February 24, 2009, between the General Partner and the following executive officers: Dennis D. Oklak, Steven R. Kennedy and James B. Connor (filed as Exhibit 10.15(ii) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
10.14(iii)
 
Second Amendment to Executive Severance Agreement, dated December 21, 2011, between the General Partner and the following executive officers: Dennis D. Oklak, Steven R. Kennedy and James B. Connor (filed as Exhibit 10.15(iii) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
10.14(iv)
 
Third Amendment to Executive Severance Letter, dated December 19, 2012, between the General Partner and the following executive officers: Dennis D. Oklak, Steven R. Kennedy and James B. Connor (filed as Exhibit 10.15(iv) to the combined Annual Report on Form 10-K of the General Partner and the Partnership as filed with the SEC on February 22, 2013, and incorporated herein by this reference).#
 
 
10.15
 
Letter Agreement Regarding Executive Severance, dated March 19, 2013, between the General Partner and James D. Bremner (filed as Exhibit 10.3 to the combined Quarterly Report on Form 10-Q of the General Partner and the Partnership as filed with the SEC on May 3, 2013, and incorporated herein by this reference).#
 
 
 
10.16
 
Letter Agreement Regarding Executive Severance, dated July 30, 2013, between the General Partner and Mark A. Denien (filed as Exhibit 10.1 to the combined Quarterly Report on Form 10-Q of the General Partner and the Partnership as filed with the SEC on November 1, 2013, and incorporated herein by this reference).#

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10.17
 
Letter Agreement with James B. Connor (filed as Exhibit 10.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on September 18, 2014, and incorporated herein by this reference).#

 
 
10.18
 
Amended and Restated Revolving Credit Agreement and Term Loan Agreement, dated October 9, 2014, by and among the Partnership, the General Partner, J.P. Morgan Securities LLC, Wells Fargo Securities, LLC, JPMorgan Chase Bank, N.A., Wells Fargo Bank, National Association and the several banks, financial institutions and other entities from time to time parties thereto as lenders (filed as Exhibit 10.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on October 10, 2014, and incorporated herein by this reference).

 
 
 
10.19
 
Equity Distribution Agreement, dated August 22, 2014, by and among the General Partner, the Partnership, Jeffries LLC, Morgan Stanley & Co. LLC, SunTrust Robinson Humphrey, Inc., and UBS Securities LLC (filed as Exhibit 1.1 to the combined Current Report on Form 8-K of the General Partner and the Partnership as filed with the SEC on August 22, 2014, and incorporated herein by this reference).

12.1
 
Statement of Computation of Ratio of Earnings to Fixed Charges and Ratio of Earnings to Combined Fixed Charges and Preferred Dividends of the General Partner.*
 
 
 
12.2
 
Statement of Computation of Ratio of Earnings to Fixed Charges and Ratio of Earnings to Combined Fixed Charges and Preferred Distributions of the Partnership.*
 
 
 
21.1
 
List of the Company's Subsidiaries.*
 
 
 
23.1
 
Consent of KPMG LLP relating to the General Partner.*
 
 
 
23.2
 
Consent of KPMG LLP relating to the Partnership.*
 
 
 
24.1
 
Executed Powers of Attorney of certain directors.*
 
 
 
31.1
 
Rule 13a-14(a) Certification of the Chief Executive Officer of the General Partner.*
 
 
 
31.2
 
Rule 13a-14(a) Certification of the Chief Financial Officer of the General Partner.*
 
 
 
31.3
 
Rule 13a-14(a) Certification of the Chief Executive Officer for the Partnership.*
 
 
 
31.4
 
Rule 13a-14(a) Certification of the Chief Financial Officer for the Partnership.*
 
 
 
32.1
 
Section 1350 Certification of the Chief Executive Officer of the General Partner. * **
 
 
 
32.2
 
Section 1350 Certification of the Chief Financial Officer of the General Partner. * **
 
 
 
32.3
 
Section 1350 Certification of the Chief Executive Officer for the Partnership. * **
 
 
 
32.4
 
Section 1350 Certification of the Chief Financial Officer for the Partnership. * **
101
 
The following materials from the General Partner's and the Partnership's Annual Report on Form 10-K for the year ended December 31, 2013 formatted in XBRL (eXtensible Business Reporting Language): (i) the Consolidated Balance Sheets, (ii) the Consolidated Statements of Operations and Comprehensive Income, (iii) the Consolidated Statements of Cash Flows, (iv) the Consolidated Statements of Changes in Equity and (v) the Notes to Consolidated Financial Statements.
# Represents management contract or compensatory plan or arrangement.
* Filed herewith.
** The certifications attached as Exhibits 32.1, 32.2, 32.3 and 32.4 accompany this Report and are "furnished" to the Securities and Exchange Commission pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 and shall not be deemed "filed" by the General Partner or the Partnership, respectively, for purposes of Section 18 of the Securities Exchange Act of 1934, as amended.
We will furnish to any security holder, upon written request, copies of any exhibit incorporated by reference, for a fee of 15 cents per page, to cover the costs of furnishing the exhibits. Written requests should include a representation that the person making the request was the beneficial owner of securities entitled to vote at the Annual Meeting of Shareholders. 
(b)
Exhibits

-59-


The exhibits required to be filed with this Report pursuant to Item 601 of Regulation S-K are listed under "Exhibits" in Part IV, Item 15(a)(3) of this Report and are incorporated herein by reference. 
(c)
Financial Statement Schedule
The Financial Statement Schedule required to be filed with this Report is listed under "Consolidated Financial Statement Schedules" in Part IV, Item 15(a)(2) of this Report, and is incorporated herein by reference.

-60-


Management's Report on Internal Control
We, as management of Duke Realty Corporation and its subsidiaries (the "General Partner"), are responsible for establishing and maintaining adequate internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934, as amended). Pursuant to the rules and regulations of the Securities and Exchange Commission, internal control over financial reporting is a process designed by, or under the supervision of, the company's principal executive and principal financial officers, or persons performing similar functions, and effected by the company's board of directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with accounting principles generally accepted in the United States of America and includes those policies and procedures that:
 
Pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of assets of the company;
Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and
Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the company's assets that could have a material effect on the financial statements.
Management has evaluated the effectiveness of its internal control over financial reporting as of December 31, 2014 based on the control criteria established in a report entitled Internal Control – Integrated Framework (2013), issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on such evaluation, we have concluded that, as of December 31, 2014, our internal control over financial reporting is effective based on these criteria.
The independent registered public accounting firm of KPMG LLP, as auditors of the General Partner's consolidated financial statements, has also issued an audit report on the General Partner's internal control over financial reporting.
 
/s/     Dennis D. Oklak
Dennis D. Oklak
Chairman and Chief Executive Officer
 
/s/ Mark A. Denien
Mark A. Denien
Executive Vice President and Chief Financial Officer


-61-


Report of Independent Registered Public Accounting Firm
The Shareholders and Directors of
Duke Realty Corporation:
We have audited the accompanying consolidated balance sheets of Duke Realty Corporation and Subsidiaries (the "Company") as of December 31, 2014 and 2013, and the related consolidated statements of operations and comprehensive income, cash flows, and changes in equity for each of the years in the three-year period ended December 31, 2014. In connection with our audits of the consolidated financial statements, we also have audited the financial statement schedule III. We also have audited the Company's internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). The Company's management is responsible for these consolidated financial statements and the financial statement schedule, for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying management's report on internal control. Our responsibility is to express an opinion on these consolidated financial statements and the financial statement schedule and an opinion on the Company's internal control over financial reporting based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects. Our audits of the consolidated financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.
A company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate. In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of Duke Realty Corporation and Subsidiaries as of December 31, 2014 and 2013, and the results of their operations and their cash flows for each of the years in the three-year period ended December 31, 2014, in conformity with U.S generally accepted accounting principles. Also in our opinion, the related financial statement schedule III, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly, in all material respects, the information set forth therein. Also, in our opinion, Duke Realty Corporation and Subsidiaries maintained, in all material respects, effective internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).
As discussed in Note 2 to the financial statements, the Company has changed its method of accounting for Discontinued Operations in 2014 due to the adoption of FASB ASU No. 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity.
/s/ KPMG LLP
 
Indianapolis, Indiana
February 20, 2015

-62-


Management's Report on Internal Control
We, as management of Duke Realty Limited Partnership and its subsidiaries (the "Partnership"), are responsible for establishing and maintaining adequate internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities Exchange Act of 1934, as amended). Pursuant to the rules and regulations of the Securities and Exchange Commission, internal control over financial reporting is a process designed by, or under the supervision of the principal executive and principal financial officers, or persons performing similar functions, of Duke Realty Corporation (the "General Partner"), and effected by the General Partner's board of directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with accounting principles generally accepted in the United States of America and includes those policies and procedures that:
 
Pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of assets of the Partnership;
Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the General Partner; and
Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the Partnership's assets that could have a material effect on the financial statements.
Management has evaluated the effectiveness of its internal control over financial reporting as of December 31, 2014 based on the control criteria established in a report entitled Internal Control – Integrated Framework (2013), issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on such evaluation, we have concluded that, as of December 31, 2014, our internal control over financial reporting is effective based on these criteria.
The independent registered public accounting firm of KPMG LLP, as auditors of the Partnership's consolidated financial statements, has also issued an audit report on the Partnership's internal control over financial reporting.
 
/s/     Dennis D. Oklak
Dennis D. Oklak
Chairman and Chief Executive Officer
of the General Partner
 
/s/ Mark A. Denien
Mark A. Denien
Executive Vice President and Chief Financial Officer
of the General Partner



-63-


Report of Independent Registered Public Accounting Firm
The Partners of
Duke Realty Limited Partnership:
We have audited the accompanying consolidated balance sheets of Duke Realty Limited Partnership and Subsidiaries (the "Partnership") as of December 31, 2014 and 2013, and the related consolidated statements of operations and comprehensive income, cash flows, and changes in equity for each of the years in the three-year period ended December 31, 2014. In connection with our audits of the consolidated financial statements, we also have audited the financial statement schedule III. We also have audited the Partnership's internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO). The Partnership's management is responsible for these consolidated financial statements and the financial statement schedule, for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying management's report on internal control. Our responsibility is to express an opinion on these consolidated financial statements and the financial statement schedule and an opinion on the Partnership's internal control over financial reporting based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects. Our audits of the consolidated financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation. Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk. Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.
A company's internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company's internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company's assets that could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate. In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of Duke Realty Limited Partnership and Subsidiaries as of December 31, 2014 and 2013, and the results of their operations and their cash flows for each of the years in the three-year period ended December 31, 2014, in conformity with U.S generally accepted accounting principles. Also in our opinion, the related financial statement schedule III, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly, in all material respects, the information set forth therein. Also, in our opinion, Duke Realty Limited Partnership and Subsidiaries maintained, in all material respects, effective internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).
As discussed in Note 2 to the financial statements, the Partnership has changed its method of accounting for Discontinued Operations in 2014 due to the adoption of FASB ASU No. 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity.
/s/ KPMG LLP
 
Indianapolis, Indiana
February 20, 2015

-64-


DUKE REALTY CORPORATION AND SUBSIDIARIES
Consolidated Balance Sheets
As of December 31,
(in thousands, except per share amounts)
 
 
2014
 
2013
ASSETS
 
 
 
Real estate investments:
 
 
 
Land and improvements
$
1,534,521

 
$
1,438,007

Buildings and tenant improvements
5,696,931

 
5,531,726

Construction in progress
248,993

 
256,895

Investments in and advances to unconsolidated companies
293,650

 
342,947

Undeveloped land
499,960

 
590,052

 
8,274,055

 
8,159,627

Accumulated depreciation
(1,481,125
)
 
(1,368,406
)
Net real estate investments
6,792,930

 
6,791,221

 
 
 
 
Real estate investments and other assets held-for-sale
71,525

 
57,466

 
 
 
 
Cash and cash equivalents
17,922

 
19,275

Accounts receivable, net of allowance of $2,742 and $1,576
26,906

 
26,173

Straight-line rent receivable, net of allowance of $8,405 and $9,350
130,654

 
118,251

Receivables on construction contracts, including retentions
36,304

 
19,209

Deferred financing costs, net of accumulated amortization of $38,863 and $37,016
38,734

 
36,250

Deferred leasing and other costs, net of accumulated amortization of $259,883 and $394,049
428,314

 
466,979

Escrow deposits and other assets
211,550

 
217,790

 
$
7,754,839

 
$
7,752,614

LIABILITIES AND EQUITY
 
 
 
Indebtedness:
 
 
 
Secured debt
$
983,242

 
$
1,100,124

Unsecured debt
3,364,161

 
3,066,252

Unsecured line of credit
106,000

 
88,000

 
4,453,403

 
4,254,376

 
 
 
 
Liabilities related to real estate investments held-for-sale
1,003

 
2,075

 
 
 
 
Construction payables and amounts due subcontractors, including retentions
72,839

 
69,380

Accrued real estate taxes
78,092

 
74,696

Accrued interest
56,157

 
52,824

Other accrued expenses
64,646

 
67,495

Other liabilities
96,866

 
142,589

Tenant security deposits and prepaid rents
51,953

 
44,550

Total liabilities
4,874,959

 
4,707,985

Shareholders' equity:
 
 
 
Preferred shares ($.01 par value); 5,000 shares authorized; 0 and 1,791 shares issued and outstanding

 
447,683

Common shares ($.01 par value); 600,000 and 400,000 shares authorized; 344,112 and 326,399 shares issued and outstanding
3,441

 
3,264

Additional paid-in capital
4,944,800

 
4,620,964

Accumulated other comprehensive income
3,026

 
4,119

Distributions in excess of net income
(2,090,942
)
 
(2,062,787
)
Total shareholders' equity
2,860,325

 
3,013,243

Noncontrolling interests
19,555

 
31,386

Total equity
2,879,880

 
3,044,629

 
$
7,754,839

 
$
7,752,614

See accompanying Notes to Consolidated Financial Statements.

-65-


DUKE REALTY CORPORATION AND SUBSIDIARIES
Consolidated Statements of Operations and Comprehensive Income
For the Years Ended December 31,
(in thousands, except per share amounts)
 
2014
 
2013
 
2012
Revenues:
 
 
 
 
 
Rental and related revenue
$
940,204

 
$
873,417

 
$
770,008

General contractor and service fee revenue
224,500

 
206,596

 
275,071

 
1,164,704

 
1,080,013

 
1,045,079

Expenses:
 
 
 
 
 
Rental expenses
168,638

 
158,837

 
137,629

Real estate taxes
128,563

 
117,681

 
106,071

General contractor and other services expenses
200,031

 
183,833

 
254,870

Depreciation and amortization
384,412

 
392,627

 
348,268

 
881,644

 
852,978

 
846,838

Other operating activities:
 
 
 
 
 
Equity in earnings of unconsolidated companies
94,317

 
54,116

 
4,674

Gain on sale of properties
162,715

 
59,179

 
344

Gain on land sales
10,441

 
9,547

 

Undeveloped land carrying costs
(6,962
)
 
(8,614
)
 
(8,829
)
Impairment charges
(49,106
)
 
(3,777
)
 

Other operating income (expenses)
(229
)
 
470

 
(633
)
General and administrative expenses
(49,362
)
 
(42,673
)
 
(46,424
)
 
161,814

 
68,248

 
(50,868
)
Operating income
444,874

 
295,283

 
147,373

Other income (expenses):
 
 
 
 
 
Interest and other income, net
1,246

 
1,887

 
514

Interest expense
(219,613
)
 
(228,324
)
 
(229,417
)
Loss on debt extinguishment
(283
)
 
(9,433
)
 

Acquisition-related activity
(1,099
)
 
(3,093
)
 
(4,192
)
Income (loss) from continuing operations before income taxes
225,125

 
56,320

 
(85,722
)
Income tax benefit
844

 
5,080

 
103

Income (loss) from continuing operations
225,969

 
61,400

 
(85,619
)
Discontinued operations:
 
 
 
 
 
Income (loss) before gain on sales
692

 
1,907

 
(3,716
)
Gain on sale of depreciable properties, net of tax
19,794

 
133,242

 
13,467

Income from discontinued operations
20,486

 
135,149

 
9,751

Net income (loss)
246,455

 
196,549

 
(75,868
)
Dividends on preferred shares
(24,943
)
 
(31,616
)
 
(46,438
)
Adjustments for redemption/repurchase of preferred shares
(13,752
)
 
(5,932
)
 
(5,730
)
Net (income) loss attributable to noncontrolling interests
(2,867
)
 
(5,957
)
 
1,891

Net income (loss) attributable to common shareholders
$
204,893

 
$
153,044

 
$
(126,145
)
Basic net income (loss) per common share:
 
 
 
 
 
Continuing operations attributable to common shareholders
$
0.54

 
$
0.06

 
$
(0.52
)
Discontinued operations attributable to common shareholders
0.06

 
0.41

 
0.04

Total
$
0.60

 
$
0.47

 
$
(0.48
)
Diluted net income (loss) per common share:
 
 
 
 
 
Continuing operations attributable to common shareholders
$
0.54

 
$
0.06

 
$
(0.52
)
Discontinued operations attributable to common shareholders
0.06

 
0.41

 
0.04

Total
$
0.60

 
$
0.47

 
$
(0.48
)
Weighted average number of common shares outstanding
335,777

 
322,133

 
267,900

Weighted average number of common shares and potential dilutive securities
340,446

 
326,712

 
267,900

Comprehensive income (loss):
 
 
 
 
 
Net income (loss)
$
246,455

 
$
196,549

 
$
(75,868
)
Other comprehensive income (loss):
 
 
 
 
 
Amortization of interest contracts
(1,148
)
 
451

 
1,829

Other
55

 
977

 
(125
)
Total other comprehensive income (loss)

(1,093
)
 
1,428

 
1,704

Comprehensive income (loss)
$
245,362

 
$
197,977

 
$
(74,164
)
See accompanying Notes to Consolidated Financial Statements.

-66-


DUKE REALTY CORPORATION AND SUBSIDIARIES
Consolidated Statements of Cash Flows
For the Years Ended December 31,
(in thousands)
 
 
2014
 
2013
 
2012
Cash flows from operating activities:
 
 
 
 
 
Net income (loss)
$
246,455

 
$
196,549

 
$
(75,868
)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:
 
 
 
 
 
Depreciation of buildings and tenant improvements
290,279

 
288,583

 
262,825

Amortization of deferred leasing and other costs
94,338

 
120,467

 
116,594

Amortization of deferred financing costs
9,786

 
12,968

 
13,321

Straight-line rent rental income and expense, net
(19,965
)
 
(14,633
)
 
(19,546
)
Impairment charges
49,106

 
3,777

 

Loss on debt extinguishment
283

 
9,433

 

Gain on acquisitions

 
(962
)
 

Gains on land and depreciated property sales
(195,920
)
 
(201,968
)
 
(13,811
)
Third-party construction contracts, net
(17,231
)
 
31,920

 
(10,837
)
Other accrued revenues and expenses, net
47,718

 
21,706

 
13,300

Operating distributions received in excess of (less than) equity in earnings from unconsolidated companies
(60,362
)
 
(32,164
)
 
13,179

Net cash provided by operating activities
444,487

 
435,676

 
299,157

Cash flows from investing activities:
 
 
 
 
 
Development of real estate investments
(446,722
)
 
(427,355
)
 
(264,755
)
Acquisition of real estate investments and related intangible assets
(125,227
)
 
(445,514
)
 
(665,527
)
Acquisition of undeveloped land
(68,156
)
 
(76,655
)
 
(64,944
)
Second generation tenant improvements, leasing costs and building improvements
(98,821
)
 
(91,798
)
 
(63,884
)
Other deferred leasing costs
(31,503
)
 
(35,376
)
 
(27,772
)
Other assets
(9,996
)
 
(30,161
)
 
4,504

Proceeds from land and depreciated property sales, net
493,217

 
740,039

 
138,118

Capital distributions from unconsolidated companies
91,750

 
109,158

 
5,157

Capital contributions and advances to unconsolidated companies
(11,573
)
 
(61,720
)
 
(28,513
)
Net cash used for investing activities
(207,031
)
 
(319,382
)
 
(967,616
)
Cash flows from financing activities:
 
 
 
 
 
Proceeds from issuance of common shares, net
289,122

 
649,690

 
315,295

Payments for redemption/repurchase of preferred shares
(446,592
)
 
(177,955
)
 
(168,272
)
Proceeds from unsecured debt
300,000

 
750,000

 
600,000

Payments on unsecured debt
(2,092
)
 
(685,022
)
 
(222,846
)
Proceeds from secured debt financings

 
1,933

 
13,336

Payments on secured indebtedness including principal amortization
(112,877
)
 
(169,188
)
 
(117,287
)
Borrowings (payments) on lines of credit, net
18,000

 
(197,000
)
 
264,707

Distributions to common shareholders
(228,227
)
 
(220,297
)
 
(181,892
)
Distributions to preferred shareholders
(27,395
)
 
(31,616
)
 
(46,438
)
Contributions from (distributions to) noncontrolling interests, net
(2,791
)
 
(8,944
)
 
2,179

Buyout of noncontrolling interests
(7,803
)
 

 
(6,208
)
Change in book overdrafts
(4,696
)
 
(32,823
)
 
45,272

Deferred financing costs
(13,458
)
 
(9,686
)
 
(9,307
)
Net cash provided by (used for) financing activities
(238,809
)
 
(130,908
)
 
488,539

Net decrease in cash and cash equivalents
(1,353
)
 
(14,614
)
 
(179,920
)
Cash and cash equivalents at beginning of year
19,275

 
33,889

 
213,809

Cash and cash equivalents at end of year
$
17,922

 
$
19,275

 
$
33,889

Non-cash investing and financing activities:
 
 
 
 
 
Assumption of indebtedness and other liabilities in real estate acquisitions
$
355

 
$
107,992

 
$
112,754

Carrying amount of pre-existing ownership interest in acquired property
$

 
$
3,968

 
$

Contribution of properties to, net of debt assumed by, unconsolidated companies
$

 
$
2,426

 
$

Conversion of Limited Partner Units to common shares
$
6,741

 
$
331

 
$
29,213

See accompanying Notes to Consolidated Financial Statements.

-67-


DUKE REALTY CORPORATION AND SUBSIDIARIES
Consolidated Statements of Changes in Equity
(in thousands, except per share data)
 
 
Common Shareholders
 
 
 
 
 
Preferred
Stock
 
Common
Stock
 
Additional
Paid-in
Capital
 
Accumulated
Other
Comprehensive
Income (Loss)
 
Distributions
in Excess of
Net Income
 
Non-
Controlling
Interests
 
Total
Balance at December 31, 2011
$
793,910

 
$
2,529

 
$
3,594,588

 
$
987

 
$
(1,677,328
)
 
$
64,972

 
$
2,779,658

Net loss

 

 

 

 
(73,977
)
 
(1,891
)
 
(75,868
)
Other comprehensive income

 

 

 
1,704

 

 

 
1,704

Issuance of common shares

 
227

 
314,596

 

 

 

 
314,823

Stock-based compensation plan activity

 
13

 
9,395

 

 
(2,976
)
 

 
6,432

Conversion of Limited Partner Units

 
25

 
29,188

 

 

 
(29,213
)
 

Distributions to preferred shareholders

 

 

 

 
(46,438
)
 

 
(46,438
)
Redemption of preferred shares
(168,272
)
 

 
5,730

 

 
(5,730
)
 

 
(168,272
)
Distributions to common shareholders ($0.68 per share)

 

 

 

 
(181,892
)
 

 
(181,892
)
Contributions to noncontrolling interests, net

 

 

 

 

 
2,179

 
2,179

Buyout of noncontrolling interests

 

 

 

 
(4,865
)
 
(1,343
)
 
(6,208
)
Balance at December 31, 2012
$
625,638

 
$
2,794

 
$
3,953,497

 
$
2,691

 
$
(1,993,206
)
 
$
34,704

 
$
2,626,118

Net income

 

 

 

 
190,592

 
5,957

 
196,549

Other comprehensive income

 

 

 
1,428

 

 

 
1,428

Issuance of common shares

 
462

 
649,228

 

 

 

 
649,690

Stock-based compensation plan activity

 
8

 
11,976

 

 
(2,328
)
 

 
9,656

Conversion of Limited Partner Units

 

 
331

 

 

 
(331
)
 

Distributions to preferred shareholders

 

 

 

 
(31,616
)
 

 
(31,616
)
Redemption of preferred shares
(177,955
)
 

 
5,932

 

 
(5,932
)
 

 
(177,955
)
Distributions to common shareholders ($0.68 per share)

 

 

 

 
(220,297
)
 

 
(220,297
)
Distributions to noncontrolling interests, net

 

 

 

 

 
(8,944
)
 
(8,944
)
Balance at December 31, 2013
$
447,683

 
$
3,264

 
$
4,620,964

 
$
4,119

 
$
(2,062,787
)
 
$
31,386

 
$
3,044,629

Net income

 

 

 

 
243,588

 
2,867

 
246,455

Other comprehensive loss

 

 

 
(1,093
)
 

 

 
(1,093
)
Issuance of common shares

 
164

 
288,958

 

 

 

 
289,122

Stock-based compensation plan activity

 
7

 
13,300

 

 
(2,184
)
 

 
11,123

Conversion of Limited Partner Units

 
6

 
6,735

 

 

 
(6,741
)
 

Distributions to preferred shareholders

 

 

 

 
(24,943
)
 

 
(24,943
)
Redemption of preferred shares
(447,683
)
 

 
14,843

 

 
(13,752
)
 

 
(446,592
)
Distributions to common shareholders ($0.68 per share)

 

 

 

 
(228,227
)
 

 
(228,227
)
Distributions to noncontrolling interests, net

 

 

 

 

 
(2,791
)
 
(2,791
)
Buyout of noncontrolling interests

 

 

 

 
(2,637
)
 
(5,166
)
 
(7,803
)
Balance at December 31, 2014
$

 
$
3,441

 
$
4,944,800

 
$
3,026

 
$
(2,090,942
)
 
$
19,555

 
$
2,879,880

See accompanying Notes to Consolidated Financial Statements.

-68-


DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
Consolidated Balance Sheets
As of December 31,
(in thousands)
 
 
2014
 
2013
ASSETS
 
 
 
Real estate investments:
 
 
 
Land and improvements
$
1,534,521

 
$
1,438,007

Buildings and tenant improvements
5,696,931

 
5,531,726

Construction in progress
248,993

 
256,895

Investments in and advances to unconsolidated companies
293,650

 
342,947

Undeveloped land
499,960

 
590,052

 
8,274,055

 
8,159,627

Accumulated depreciation
(1,481,125
)
 
(1,368,406
)
Net real estate investments
6,792,930

 
6,791,221

 
 
 
 
Real estate investments and other assets held-for-sale
71,525

 
57,466

 
 
 
 
Cash and cash equivalents
17,922

 
19,275

Accounts receivable, net of allowance of $2,742 and $1,576
26,906

 
26,173

Straight-line rent receivable, net of allowance of $8,405 and $9,350
130,654

 
118,251

Receivables on construction contracts, including retentions
36,304

 
19,209

Deferred financing costs, net of accumulated amortization of $38,863 and $37,016
38,734

 
36,250

Deferred leasing and other costs, net of accumulated amortization of $259,883 and $394,049
428,314

 
466,979

Escrow deposits and other assets
211,550

 
217,790

 
$
7,754,839

 
$
7,752,614

LIABILITIES AND EQUITY
 
 
 
Indebtedness:
 
 
 
Secured debt
$
983,242

 
$
1,100,124

Unsecured debt
3,364,161

 
3,066,252

Unsecured line of credit
106,000

 
88,000

 
4,453,403

 
4,254,376

 
 
 
 
Liabilities related to real estate investments held-for-sale
1,003

 
2,075

 
 
 
 
Construction payables and amounts due subcontractors, including retentions
72,839

 
69,380

Accrued real estate taxes
78,092

 
74,696

Accrued interest
56,157

 
52,824

Other accrued expenses
64,826

 
67,739

Other liabilities
96,866

 
142,589

Tenant security deposits and prepaid rents
51,953

 
44,550

Total liabilities
4,875,139

 
4,708,229

Partners’ equity:
 
 
 
       General Partner:
 
 
 
     Common equity (344,112 and 326,399 General Partner Units issued and outstanding)
2,857,119

 
2,565,370

     Preferred equity (0 and 1,791 Preferred Units issued and outstanding)

 
447,683

 
2,857,119

 
3,013,053

    Limited Partners' common equity (3,717 and 4,387 Limited Partner Units issued and outstanding)
17,289

 
20,158

     Accumulated other comprehensive income
3,026

 
4,119

     Total partners' equity
2,877,434

 
3,037,330

Noncontrolling interests
2,266

 
7,055

     Total equity
2,879,700

 
3,044,385

 
$
7,754,839

 
$
7,752,614


See accompanying Notes to Consolidated Financial Statements.


-69-


DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
Consolidated Statements of Operations and Comprehensive Income
For the Years Ended December 31,
(in thousands, except per unit amounts)
 
2014
 
2013
 
2012
Revenues:
 
 
 
 
 
Rental and related revenue
$
940,204

 
$
873,417

 
$
770,008

General contractor and service fee revenue
224,500

 
206,596

 
275,071

 
1,164,704

 
1,080,013

 
1,045,079

Expenses:
 
 
 
 
 
Rental expenses
168,638

 
158,837

 
137,629

Real estate taxes
128,563

 
117,681

 
106,071

General contractor and other services expenses
200,031

 
183,833

 
254,870

Depreciation and amortization
384,412

 
392,627

 
348,268

 
881,644

 
852,978

 
846,838

Other operating activities:
 
 
 
 
 
Equity in earnings of unconsolidated companies
94,317

 
54,116

 
4,674

Gain on sale of properties
162,715

 
59,179

 
344

Gain on land sales
10,441

 
9,547

 

Undeveloped land carrying costs
(6,962
)
 
(8,614
)
 
(8,829
)
Impairment charges
(49,106
)
 
(3,777
)
 

Other operating income (expenses)
(229
)
 
470

 
(633
)
General and administrative expenses
(49,362
)
 
(42,673
)
 
(46,424
)
 
161,814

 
68,248

 
(50,868
)
Operating income
444,874

 
295,283

 
147,373

Other income (expenses):
 
 
 
 
 
Interest and other income, net
1,246

 
1,887

 
514

Interest expense
(219,613
)
 
(228,324
)
 
(229,417
)
Loss on debt extinguishment
(283
)
 
(9,433
)
 

Acquisition-related activity
(1,099
)
 
(3,093
)
 
(4,192
)
Income (loss) from continuing operations before income taxes
225,125

 
56,320

 
(85,722
)
Income tax benefit
844

 
5,080

 
103

Income (loss) from continuing operations
225,969

 
61,400

 
(85,619
)
Discontinued operations:
 
 
 
 
 
Income (loss) before gain on sales
692

 
1,907

 
(3,716
)
Gain on sale of depreciable properties, net of tax
19,794

 
133,242

 
13,467

Income from discontinued operations
20,486

 
135,149

 
9,751

Net income (loss)
246,455

 
196,549

 
(75,868
)
Distributions on Preferred Units
(24,943
)
 
(31,616
)
 
(46,438
)
Adjustments for redemption/repurchase of Preferred Units
(13,752
)
 
(5,932
)
 
(5,730
)
Net (income) loss attributable to noncontrolling interests
(240
)
 
(3,863
)
 
(382
)
Net income (loss) attributable to common unitholders
$
207,520

 
$
155,138

 
$
(128,418
)
Basic net income (loss) per Common Unit:
 
 
 
 
 
Continuing operations attributable to common unitholders
$
0.54

 
$
0.06

 
$
(0.52
)
Discontinued operations attributable to common unitholders
0.06

 
0.41

 
0.04

Total
$
0.60

 
$
0.47

 
$
(0.48
)
Diluted net income (loss) per Common Unit:
 
 
 
 
 
Continuing operations attributable to common unitholders
$
0.54

 
$
0.06

 
$
(0.52
)
Discontinued operations attributable to common unitholders
0.06

 
0.41

 
0.04

Total
$
0.60

 
$
0.47

 
$
(0.48
)
Weighted average number of Common Units outstanding
340,085

 
326,525

 
272,729

Weighted average number of Common Units and potential dilutive securities
340,446

 
326,712

 
272,729

Comprehensive income (loss):
 
 
 
 
 
Net income (loss)
$
246,455

 
$
196,549

 
$
(75,868
)
Other comprehensive income (loss):
 
 
 
 
 
Amortization of interest contracts
(1,148
)
 
451

 
1,829

Other
55

 
977

 
(125
)
Total other comprehensive income (loss)

(1,093
)
 
1,428

 
1,704

Comprehensive income (loss)
$
245,362

 
$
197,977

 
$
(74,164
)
See accompanying Notes to Consolidated Financial Statements.

-70-


DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
Consolidated Statements of Cash Flows
For the Years Ended December 31,
(in thousands)
 
 
2014
 
2013
 
2012
Cash flows from operating activities:
 
 
 
 
 
Net income (loss)
$
246,455

 
$
196,549

 
$
(75,868
)
Adjustments to reconcile net income (loss) to net cash provided by operating activities:

 

 

Depreciation of buildings and tenant improvements
290,279

 
288,583

 
262,825

Amortization of deferred leasing and other costs
94,338

 
120,467

 
116,594

Amortization of deferred financing costs
9,786

 
12,968

 
13,321

Straight-line rent rental income and expense, net
(19,965
)
 
(14,633
)
 
(19,546
)
Impairment charges
49,106

 
3,777

 

Loss on debt extinguishment
283

 
9,433

 

Gain on acquisitions

 
(962
)
 

Gains on land and depreciated property sales
(195,920
)
 
(201,968
)
 
(13,811
)
Third-party construction contracts, net
(17,231
)
 
31,920

 
(10,837
)
Other accrued revenues and expenses, net
47,654

 
21,783

 
13,399

Operating distributions received in excess of (less than) equity in earnings from unconsolidated companies
(60,362
)
 
(32,164
)
 
13,179

Net cash provided by operating activities
444,423

 
435,753

 
299,256

Cash flows from investing activities:
 
 
 
 
 
Development of real estate investments
(446,722
)
 
(427,355
)
 
(264,755
)
Acquisition of real estate investments and related intangible assets
(125,227
)
 
(445,514
)
 
(665,527
)
Acquisition of undeveloped land
(68,156
)
 
(76,655
)
 
(64,944
)
Second generation tenant improvements, leasing costs and building improvements
(98,821
)
 
(91,798
)
 
(63,884
)
Other deferred leasing costs
(31,503
)
 
(35,376
)
 
(27,772
)
Other assets
(9,996
)
 
(30,161
)
 
4,504

Proceeds from land and depreciated property sales, net
493,217

 
740,039

 
138,118

Capital distributions from unconsolidated companies
91,750

 
109,158

 
5,157

Capital contributions and advances to unconsolidated companies
(11,573
)
 
(61,720
)
 
(28,513
)
Net cash used for investing activities
(207,031
)
 
(319,382
)
 
(967,616
)
Cash flows from financing activities:
 
 
 
 
 
Contributions from the General Partner
289,122

 
649,690

 
315,295

Payments for redemption/repurchase of Preferred Units
(446,592
)
 
(177,955
)
 
(168,272
)
Proceeds from unsecured debt
300,000

 
750,000

 
600,000

Payments on unsecured debt
(2,092
)
 
(685,022
)
 
(222,846
)
Proceeds from secured debt financings

 
1,933

 
13,336

Payments on secured indebtedness including principal amortization
(112,877
)
 
(169,188
)
 
(117,287
)
Borrowings (payments) on lines of credit, net
18,000

 
(197,000
)
 
264,707

Distributions to common unitholders
(231,112
)
 
(223,362
)
 
(185,299
)
Distributions to preferred unitholders
(27,395
)
 
(31,616
)
 
(46,438
)
Contributions from (distributions to) noncontrolling interests, net
158

 
(5,956
)
 
5,470

Buyout of noncontrolling interests
(7,803
)
 

 
(6,208
)
Change in book overdrafts
(4,696
)
 
(32,823
)
 
45,272

Deferred financing costs
(13,458
)
 
(9,686
)
 
(9,307
)
Net cash provided by (used for) financing activities
(238,745
)
 
(130,985
)
 
488,423

Net decrease in cash and cash equivalents
(1,353
)
 
(14,614
)
 
(179,937
)
Cash and cash equivalents at beginning of year
19,275

 
33,889

 
213,826

Cash and cash equivalents at end of year
$
17,922

 
$
19,275

 
$
33,889

Non-cash investing and financing activities:
 
 
 
 
 
Assumption of indebtedness and other liabilities for real estate acquisitions
$
355

 
$
107,992

 
$
112,754

Carrying amount of pre-existing ownership interest in acquired properties
$

 
$
3,968

 
$

Contribution of properties to, net of debt assumed by, unconsolidated companies
$

 
$
2,426

 
$

Conversion of Limited Partner Units to common shares of the General Partner
$
6,741

 
$
331

 
$
29,213

See accompanying Notes to Consolidated Financial Statements.


-71-


DUKE REALTY LIMITED PARTNERSHIP AND SUBSIDIARIES
Consolidated Statements of Changes in Equity
(in thousands, except per unit data) 
 
Common Unitholders
 
 
 
 
 
 
 
Limited
 
Accumulated
 
 
 
 
 
 
 
General Partner
 
Partners'
 
Other
 
Total
 
 
 
 
 
Common
 
Preferred
 
Common
 
Comprehensive
 
  Partners'
 
Noncontrolling
 
Total
 
Equity
 
Equity
 
Equity
 
Income (Loss)
 
Equity
 
Interests
 
Equity
Balance at December 31, 2011
$
1,923,886

 
$
793,910

 
$
56,254

 
$
987

 
$
2,775,037

 
$
4,545

 
$
2,779,582

Net loss
(120,415
)
 
46,438

 
(2,273
)
 

 
(76,250
)
 
382

 
(75,868
)
Other comprehensive income

 

 

 
1,704

 
1,704

 

 
1,704

Capital Contribution from the General Partner
314,823

 

 

 

 
314,823

 

 
314,823

Stock-based compensation plan activity
6,457

 

 

 

 
6,457

 

 
6,457

Conversion of Limited Partner Units to common shares of the General Partner
29,213

 

 
(29,213
)
 

 

 

 

Distributions to Preferred Unitholders

 
(46,438
)
 

 

 
(46,438
)
 

 
(46,438
)
Redemption of Preferred Units

 
(168,272
)
 

 

 
(168,272
)
 

 
(168,272
)
Distributions to Partners ($0.68 per Common Unit)
(182,008
)
 

 
(3,291
)
 

 
(185,299
)
 

 
(185,299
)
Contributions from noncontrolling interests

 

 

 

 

 
5,470

 
5,470

Buyout of noncontrolling interests
(4,865
)
 

 
(94
)
 

 
(4,959
)
 
(1,249
)
 
(6,208
)
Balance at December 31, 2012
$
1,967,091

 
$
625,638

 
$
21,383

 
$
2,691

 
$
2,616,803

 
$
9,148

 
$
2,625,951

Net income
158,976

 
31,616

 
2,094

 

 
192,686

 
3,863

 
196,549

Other comprehensive income

 

 

 
1,428

 
1,428

 

 
1,428

Capital Contribution from the General Partner
649,690

 

 

 

 
649,690

 

 
649,690

Stock-based compensation plan activity
9,656

 

 

 

 
9,656

 

 
9,656

Conversion of Limited Partner Units to common shares of the General Partner
331

 

 
(331
)
 

 

 

 

Distributions to Preferred Unitholders

 
(31,616
)
 

 

 
(31,616
)
 

 
(31,616
)
Redemption of Preferred Units

 
(177,955
)
 

 

 
(177,955
)
 

 
(177,955
)
Distributions to Partners ($0.68 per Common Unit)
(220,374
)
 

 
(2,988
)
 

 
(223,362
)
 

 
(223,362
)
Distributions to noncontrolling interests, net

 

 

 

 

 
(5,956
)
 
(5,956
)
Balance at December 31, 2013
$
2,565,370

 
$
447,683

 
$
20,158

 
$
4,119

 
$
3,037,330

 
$
7,055

 
$
3,044,385

Net income
218,645

 
24,943

 
2,627

 

 
246,215

 
240

 
246,455

Other comprehensive loss

 

 

 
(1,093
)
 
(1,093
)
 

 
(1,093
)
Capital Contribution from the General Partner
289,122

 

 

 

 
289,122

 

 
289,122

Stock-based compensation plan activity
11,123

 

 

 

 
11,123

 

 
11,123

Conversion of Limited Partner Units to common shares of the General Partner
2,566

 

 
(2,566
)
 

 

 

 

Distributions to Preferred Unitholders

 
(24,943
)
 

 

 
(24,943
)
 

 
(24,943
)
Redemption/repurchase of Preferred Units
1,091

 
(447,683
)
 

 

 
(446,592
)
 

 
(446,592
)
Distributions to Partners ($0.68 per Common Unit)
(228,161
)
 

 
(2,951
)
 

 
(231,112
)
 

 
(231,112
)
Contributions from noncontrolling interests, net

 

 

 

 

 
158

 
158

Buyout of noncontrolling interests
(2,637
)
 

 
21

 

 
(2,616
)
 
(5,187
)
 
(7,803
)
Balance at December 31, 2014
$
2,857,119

 
$

 
$
17,289

 
$
3,026

 
$
2,877,434

 
$
2,266

 
$
2,879,700

See accompanying Notes to Consolidated Financial Statements.







-72-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 
(1)
The Company
Duke Realty Corporation (the "General Partner") was formed in 1985, and we believe that it qualifies as a real estate investment trust ("REIT") under the provisions of the Internal Revenue Code of 1986, as amended (the "Code"). Duke Realty Limited Partnership (the "Partnership") was formed on October 4, 1993, when the General Partner contributed all of its properties and related assets and liabilities, together with the net proceeds from an offering of additional shares of its common stock, to the Partnership. Unless otherwise indicated, the notes to the consolidated financial statements apply to both the General Partner and the Partnership. The terms "Company," "we," "us" and "our" refer to the General Partner and the Partnership, collectively, and those entities owned or controlled by the General Partner and/or the Partnership.
The General Partner is the sole general partner of the Partnership, owning approximately 98.9% of the common partnership interests of the Partnership ("General Partner Units") at December 31, 2014. The remaining 1.1% of the common partnership interests ("Limited Partner Units" and, together with the General Partner Units, the "Common Units") are owned by limited partners. As the sole general partner of the Partnership, the General Partner has full, exclusive and complete responsibility and discretion in the day-to-day management and control of the Partnership. The General Partner and the Partnership are operated as one enterprise. The management of the General Partner consists of the same members as the management of the Partnership. As the sole general partner with control of the Partnership, the General Partner consolidates the Partnership for financial reporting purposes, and the General Partner does not have any significant assets other than its investment in the Partnership. Therefore, the assets and liabilities of the General Partner and the Partnership are substantially the same.
Limited Partners have the right to redeem their Limited Partner Units, subject to certain restrictions. Pursuant to the Fifth Amended and Restated Agreement of Limited Partnership, as amended (the "Partnership Agreement"), the General Partner is obligated to redeem the Limited Partner Units in shares of its common stock, unless it determines in its reasonable discretion that the issuance of shares of its common stock could cause it to fail to qualify as a REIT. Each Limited Partner Unit shall be redeemed for one share of the General Partner's common stock, or, in the event that the issuance of shares could cause the General Partner to fail to qualify as a REIT, cash equal to the fair value of one share of the General Partner's common stock at the time of redemption, in each case, subject to certain adjustments described in the Partnership Agreement. The Limited Partner Units are not required, per the terms of the Partnership Agreement, to be redeemed in registered shares of the General Partner.
We own and operate a portfolio primarily consisting of industrial and office properties and provide real estate services to third-party owners. Substantially all of our Rental Operations (see Note 8) are conducted through the Partnership. We conduct our Service Operations (see Note 8) through Duke Realty Services, LLC, Duke Realty Services Limited Partnership and Duke Construction Limited Partnership ("DCLP"), which are consolidated entities that are 100% owned by a combination of the General Partner and the Partnership. DCLP is owned through a taxable REIT subsidiary.
(2)
Summary of Significant Accounting Policies
Principles of Consolidation
The consolidated financial statements include our accounts and the accounts of our majority-owned or controlled subsidiaries. The equity interests in these controlled subsidiaries not owned by us are reflected as noncontrolling interests in the consolidated financial statements. All significant intercompany balances and transactions have been eliminated in the consolidated financial statements. Investments in entities that we do not control, and variable interest entities ("VIEs") in which we are not the primary beneficiary, are not consolidated and are reflected as investments in unconsolidated companies under the equity method of reporting.
Reclassifications
Certain amounts in the accompanying consolidated financial statements, which pertain to activity within the Consolidated Statements of Operations and Comprehensive Income for properties classified within discontinued operations in 2014, for 2013 and 2012 have been reclassified to conform to the 2014 consolidated financial statement presentation.

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Real Estate Investments
Rental real property, including land, land improvements, buildings and tenant improvements, are included in real estate investments and are generally stated at cost. Construction in process and undeveloped land are included in real estate investments and are stated at cost. Real estate investments also include our equity interests in unconsolidated joint ventures that own and operate rental properties and hold land for development.
Depreciation
Buildings and land improvements are depreciated on the straight-line method over their estimated lives not to exceed 40 and 15 years, respectively, for properties that we develop, and not to exceed 30 and 10 years, respectively, for acquired properties. Tenant improvement costs are depreciated using the straight-line method over the shorter of the useful life of the asset or term of the related lease.
Cost Capitalization
Direct and certain indirect costs clearly associated with the development, construction, leasing or expansion of real estate investments are capitalized as a cost of the property. In addition, all leasing commissions paid to third parties for new leases or lease renewals are capitalized. We capitalize a portion of our indirect costs associated with our construction, development and leasing efforts. In assessing the amount of direct and indirect costs to be capitalized, allocations are made based on estimates of the actual amount of time spent in each activity. We do not capitalize any costs attributable to downtime or to unsuccessful projects.
We capitalize direct and indirect project costs associated with the initial construction of a property up to the time the property is substantially complete and ready for its intended use. In addition, we capitalize costs, including real estate taxes, insurance and utilities, that have been allocated to vacant space based on the square footage of the portion of the building not held available for immediate occupancy during the extended lease-up periods after construction of the building shell has been completed if costs are being incurred to ready the vacant space for its intended use. If costs and activities incurred to ready the vacant space cease, then cost capitalization is also discontinued until such activities are resumed. Once necessary work has been completed on a vacant space, project costs are no longer capitalized.
We cease capitalization of all project costs on extended lease-up periods when significant activities have ceased, which does not exceed the shorter of a one-year period after the completion of the building shell or when the property attains 90% occupancy.
Impairment
We evaluate our real estate assets, with the exception of those that are classified as held-for-sale, for impairment whenever events or changes in circumstances indicate that their carrying amounts may not be recoverable. If such an evaluation is considered necessary, we compare the carrying amount of that real estate asset, or asset group, with the expected undiscounted cash flows that are directly associated with, and that are expected to arise as a direct result of, the use and eventual disposition of that asset, or asset group. Our estimate of the expected future cash flows used in testing for impairment is based on, among other things, our estimates regarding future market conditions, rental rates, occupancy levels, costs of tenant improvements, leasing commissions and other tenant concessions, assumptions regarding the residual value of our properties at the end of our anticipated holding period and the length of our anticipated holding period and is, therefore, subjective by nature. These assumptions could differ materially from actual results. If our strategy changes or if market conditions otherwise dictate a reduction in the holding period and an earlier sale date, an impairment loss could be recognized and such loss could be material. To the extent the carrying amount of a real estate asset, or asset group, exceeds the associated estimate of undiscounted cash flows, an impairment loss is recorded to reduce the carrying value of the asset to its fair value.
The determination of the fair value of real estate assets is also highly subjective, especially in markets where there is a lack of recent comparable transactions. We primarily utilize the income approach to estimate the fair value of our income producing real estate assets. We utilize marketplace participant assumptions to estimate the fair value of a real estate asset when an impairment charge is required to be measured. The estimation of future cash flows, as

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


well as the selection of the discount rate and exit capitalization rate used in applying the income approach, are highly subjective measures in estimating fair value.
Real estate assets classified as held-for-sale are reported at the lower of their carrying value or their fair value, less estimated costs to sell. Once a property is designated as held-for-sale, no further depreciation expense is recorded.
Purchase Accounting
Generally, our acquisitions are of operating properties that meet the definition of a business.
We expense acquisition related costs immediately as period costs.
To the extent that we gain control of an asset through a step acquisition, which meets the definition of a business, we record the acquired asset at its full fair value and record a gain or loss, within acquisition-related activity in our Consolidated Statements of Operations, for the difference between the fair value and the carrying value of our pre-existing equity interest.
Contingencies arising from a business combination are recorded at fair value if the acquisition date fair value can be determined during the measurement period.
We allocate the purchase price of acquired properties that meet the definition of a business to tangible and identified intangible assets based on their respective fair values, using all pertinent information available at the date of acquisition. The allocation to tangible assets (buildings, tenant improvements and land) is based upon management's determination of the value of the property as if it were vacant. This “as-if vacant” value is estimated using an income, or discounted cash flow, approach that relies upon internally determined assumptions that we believe are consistent with current market conditions for similar properties. The most important assumptions in determining the allocation of the purchase price to tangible assets are the exit capitalization rate, discount rate, estimated market rents and hypothetical expected lease-up periods. The purchase price of real estate assets is also allocated to intangible assets consisting of the above or below market component of in-place leases, the value of in-place leases as well as, to the extent applicable, acquired in-place leases that may have a customer relationship intangible value. There have been no customer relationship intangible assets related to any of our acquisitions to date.
The value allocable to the above or below market component of an acquired in-place lease is determined based upon the present value (using a discount rate which reflects the risks associated with the acquired leases) of the difference between (i) the contractual amounts to be received pursuant to the lease over its remaining term and (ii) management's estimate of the amounts that would be received using fair market rates over the remaining term of the lease. The amounts allocated to above market leases are included in deferred leasing and other costs in the balance sheet and below market leases are included in other liabilities in the balance sheet; both are amortized to rental income over the remaining terms of the respective leases.
Factors considered in determining the value allocable to in-place leases include estimates, during hypothetical expected lease-up periods, of space that is actually leased at the time of acquisition, of lost rent at market rates, fixed operating costs that will be recovered from tenants and theoretical leasing commissions required to execute similar leases. These intangible assets are included in deferred leasing and other costs in the balance sheet and are amortized over the remaining term of the existing lease.
 Joint Ventures
We have equity interests in unconsolidated joint ventures that primarily own and operate rental properties or hold land for development. We consolidate those joint ventures that are considered to be VIEs where we are the primary beneficiary. We analyze our investments in joint ventures to determine if the joint venture is considered a VIE and would require consolidation. We (i) evaluate the sufficiency of the total equity investment at risk, (ii) review the voting rights and decision-making authority of the equity investment holders as a group and whether there are any guaranteed returns, protection against losses, or capping of residual returns within the group and (iii) establish whether activities within the venture are on behalf of an investor with disproportionately few voting rights in making this VIE determination.

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


To the extent that we (i) are the sole entity that has the power to direct the activities of the VIE and (ii) have the obligation or rights to absorb the VIE's losses or receive its benefits, then we would be determined to be the primary beneficiary and would consolidate the VIE. At each reporting period, we re-assess our conclusions as to which, if any, party within the VIE is considered the primary beneficiary.
At December 31, 2013, there were two unconsolidated real estate joint ventures that met the criteria to be considered VIEs, but for which we were not the primary beneficiary. During 2014, both of those joint ventures sold substantially all of their assets and repaid all of their third-party debt, thus removing the subordinated financial support in the form of the guarantees of the joint ventures' debt that we had previously provided. As the result of these events, we re-evaluated the sufficiency of the joint ventures' equity at risk and determined that they no longer met the criteria to be considered VIEs.
After the aforementioned reconsideration events, there were no unconsolidated joint ventures at December 31, 2014 that met the criteria to be considered VIEs. The following table provides a summary of the carrying value in our consolidated balance sheet, as well as our maximum loss exposure under guarantees for the unconsolidated subsidiaries that we have determined to be VIEs at December 31, 2014 and 2013, respectively (in millions):
 
Carrying Value
Maximum Loss
Exposure
 
December 31, 2014

December 31, 2013

December 31, 2014

December 31, 2013

Investment in unconsolidated companies
$

$
7.5

$

$
7.5

Guarantee obligations
$

$
(18.4
)
$

$
(112.8
)
To the extent that our joint ventures do not qualify as VIEs, they are consolidated if we control them through majority ownership interests or if we are the managing entity (general partner or managing member) and our partner does not have substantive participating rights. Control is further demonstrated by our ability to unilaterally make significant operating decisions, refinance debt and sell the assets of the joint venture without the consent of the non-managing entity and the inability of the non-managing entity to remove us from our role as the managing entity. Consolidated joint ventures that are not VIEs are not significant in any period presented in these consolidated financial statements.
We use the equity method of accounting for those joint ventures where we exercise significant influence but do not have control. Under the equity method of accounting, our investment in each joint venture is included on our balance sheet; however, the assets and liabilities of the joint ventures for which we use the equity method are not included on our balance sheet.
To the extent that we contribute assets to a joint venture, our investment in the joint venture is recorded at our cost basis in the assets that were contributed to the joint venture. To the extent that our cost basis is different than the basis reflected at the joint venture level, the basis difference is amortized over the life of the related asset and included in our share of equity in net income of the joint venture. We recognize gains on the contribution or sale of real estate to joint ventures, relating solely to the outside partner's interest, to the extent the economic substance of the transaction is a sale.
When circumstances indicate there may have been a reduction in the value of an equity investment, we evaluate whether the loss in value is other than temporary. If we conclude it is other than temporary we recognize an impairment charge to reflect the equity investment at fair value.
Cash Equivalents
Investments with an original maturity of three months or less are classified as cash equivalents.
Valuation of Receivables
We reserve the entire receivable balance, including straight-line rent, of any tenant with an amount outstanding over 90 days. Additional reserves are recorded for more current amounts, as applicable, where we have determined

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


collectability to be doubtful. Straight-line rent receivables for any tenant with long-term risk, regardless of the status of current rent receivables, are reviewed and reserved as necessary.
Deferred Costs
Costs incurred in connection with obtaining financing are deferred and are amortized to interest expense over the term of the related loan. All direct and indirect costs, including estimated internal costs, associated with the leasing of real estate investments owned by us are capitalized and amortized over the term of the related lease. We include lease incentive costs, which are payments made on behalf of a tenant to sign a lease, in deferred leasing costs and amortize them on a straight-line basis over the respective lease terms as a reduction of rental revenues. We include as lease incentives amounts funded to construct tenant improvements owned by the tenant. Unamortized costs are charged to expense upon the early termination of the lease or upon early payment of the financing.
Deferred leasing and other costs at December 31, 2014 and 2013, excluding such costs for properties classified as held-for-sale, were as follows (in thousands):
 
2014
 
2013
Deferred leasing costs
$
362,438

 
$
477,374

Acquired lease-related intangible assets
325,759

 
383,654

 
$
688,197

 
$
861,028

 
 
 
 
Accumulated amortization - deferred leasing costs
$
(125,754
)
 
$
(247,081
)
Accumulated amortization - acquired lease-related intangible assets
(134,129
)
 
(146,968
)
Total
$
428,314

 
$
466,979

The expected future amortization, or charge to rental income, of acquired lease-related intangible assets is summarized in the table below (in thousands):
Year
Amortization Expense
 
Charge to Rental Income
2015
$
39,127

 
$
1,677

2016
33,537

 
1,359

2017
28,105

 
1,127

2018
21,674

 
980

2019
17,241

 
793

Thereafter
44,030

 
1,980

 
$
183,714

 
$
7,916

Noncontrolling Interests
Noncontrolling interests relate to the minority ownership interests in the Partnership and interests in consolidated property partnerships that are not wholly-owned by the General Partner or the Partnership. Noncontrolling interests are subsequently adjusted for additional contributions, distributions to noncontrolling holders and the noncontrolling holders' proportionate share of the net earnings or losses of each respective entity. We report noncontrolling interests as a component of total equity.
When a Common Unit of the Partnership is redeemed (Note 1), the change in ownership is treated as an equity transaction by the General Partner and there is no effect on its earnings or net assets.
Revenue Recognition
Rental and Related Revenue
The timing of revenue recognition under an operating lease is determined based upon ownership of the tenant improvements. If we are the owner of the tenant improvements, revenue recognition commences after the improvements are completed and the tenant takes possession or control of the space. If we determine that the tenant allowances or improvements we are funding are lease incentives, then we commence revenue recognition when

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


possession or control of the space is turned over to the tenant. Rental income from leases is recognized on a straight-line basis.
We record lease termination fees when a tenant has executed a definitive termination agreement with us and the payment of the termination fee is not subject to any material conditions that must be met or waived before the fee is due to us.
In May 2014, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") 2014-09, Revenue from Contracts with Customers ("ASU 2014-09"). ASU 2014-09 is a comprehensive revenue recognition standard that will supersede nearly all existing GAAP revenue recognition guidance as well as impact the existing GAAP guidance governing the sale of nonfinancial assets. The standard’s core principle is that a company will recognize revenue when it satisfies performance obligations, by transferring promised goods or services to customers, in an amount that reflects the consideration to which the company expects to be entitled in exchange for fulfilling those performance obligations. In doing so, companies will need to exercise more judgment and make more estimates than under existing GAAP guidance.
ASU 2014-09 will be effective for public entities for annual and interim reporting periods beginning after December 15, 2016 and early adoption is not permitted. ASU 2014-09 allows for either recognizing the cumulative effect of application (i) at the start of the earliest comparative period presented (with the option to use any or all of three practical expedients) or (ii) at the date of initial application, with no restatement of comparative periods presented.
We have not yet selected a transition method nor have we determined the effect of ASU 2014-09 on our ongoing financial reporting.
General Contractor and Service Fee Revenue
Management fees are based on a percentage of rental receipts of properties managed and are recognized as the rental receipts are collected. Maintenance fees are based upon established hourly rates and are recognized as the services are performed. Construction management and development fees represent fee-based third-party contracts and are recognized as earned based on the percentage of completion method.
We recognize income on construction contracts where we serve as a general contractor on the percentage of completion method. Using this method, profits are recorded based on our estimates of the percentage of completion of individual contracts, commencing when the work performed under the contracts reaches a point where the final costs can be estimated with reasonable accuracy. The percentage of completion estimates are based on a comparison of the contract expenditures incurred to the estimated final costs. Changes in job performance, job conditions and estimated profitability may result in revisions to costs and income and are recognized in the period in which the revisions are determined. To the extent that a fixed-price contract is estimated to result in a loss, the loss is recorded immediately.
Unbilled and overbilled receivables on construction contracts totaled $14.7 million and $2.0 million, respectively, at December 31, 2014 and $9.9 million and $7.8 million, respectively, at December 31, 2013. Overbilled receivables are included in other liabilities in the Consolidated Balance Sheets.
Property Sales

In April 2014, the FASB issued ASU No. 2014-08, Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity ("ASU 2014-08"). Under ASU 2014-08, only disposals representing a strategic shift in operations (for example, a disposal of a major geographic area or a major line of business) will be presented as discontinued operations, while significant continuing involvement with such dispositions will no longer preclude discontinued operations classification. As current GAAP generally requires companies that sell a single investment property to report the sale as a discontinued operation, the implementation of ASU 2014-08 will result in us reporting only sales that represent strategic shifts in operations as discontinued operations. ASU 2014-08 will also require additional disclosures for discontinued operations as well as for material property dispositions that do not meet the new criteria for discontinued operation classification.

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


ASU 2014-08 is effective for fiscal years beginning on or after December 15, 2014, with early adoption permitted only for disposals or classifications as held-for-sale that have not been reported in financial statements previously issued or available for issuance. We adopted ASU 2014-08 early and have applied it with respect to such items since April 1, 2014.
Gains on sales of all properties are recognized in accordance with FASB Accounting Standards Codification ("ASC") 360-20 ("ASC 360-20"). The specific timing of the sale of a building is measured against various criteria in ASC 360-20 related to the terms of the transactions and any continuing involvement in the form of management or financial assistance from the seller associated with the properties. We make judgments based on the specific terms of each transaction as to the amount of the total profit from the transaction that we recognize considering factors such as continuing ownership interest we may have with the buyer ("partial sales") and our level of future involvement with the property or the buyer that acquires the assets. If the full accrual sales criteria are not met, we defer gain recognition and account for the continued operations of the property by applying the finance, installment or cost recovery methods, as appropriate, until the full accrual sales criteria are met. Estimated future costs to be incurred after completion of each sale are included in the determination of the gain on sales.
Net Income (Loss) Per Common Share or Common Unit
Basic net income (loss) per common share or Common Unit is computed by dividing net income (loss) attributable to common shareholders or common unitholders, less dividends or distributions on share-based awards expected to vest (referred to as "participating securities" and primarily composed of unvested restricted stock units), by the weighted average number of common shares or Common Units outstanding for the period.

Diluted net income (loss) per common share is computed by dividing the sum of basic net income (loss) attributable to common shareholders and the noncontrolling interest in earnings allocable to Limited Partner Units (to the extent the Limited Partner Units are dilutive) by the sum of the weighted average number of common shares outstanding and, to the extent they are dilutive, Common Units outstanding and any potential dilutive securities for the period. Diluted net income (loss) per Common Unit is computed by dividing the basic net income (loss) attributable to common unitholders by the sum of the weighted average number of Common Units outstanding and any potential dilutive securities for the period.

The following table reconciles the components of basic and diluted net income (loss) per common share or Common Unit (in thousands): 

 
2014
 
2013
 
2012
General Partner
 
 
 
 
 
Net income (loss) attributable to common shareholders
$
204,893

 
$
153,044

 
$
(126,145
)
Less: Dividends on participating securities
(2,588
)
 
(2,678
)
 
(3,075
)
Basic net income (loss) attributable to common shareholders
202,305

 
150,366

 
(129,220
)
Noncontrolling interest in earnings of common unitholders
2,627

 
2,094

 

Diluted net income (loss) attributable to common shareholders
$
204,932

 
$
152,460

 
$
(129,220
)
Weighted average number of common shares outstanding
335,777

 
322,133

 
267,900

Weighted average Limited Partner Units outstanding
4,308

 
4,392

 

Other potential dilutive shares
361

 
187

 

Weighted average number of common shares and potential dilutive securities
340,446

 
326,712

 
267,900

 
 
 
 
 
 
Partnership
 
 
 
 
 
Net income (loss) attributable to common unitholders
$
207,520

 
$
155,138

 
$
(128,418
)
Less: Distributions on participating securities
(2,588
)
 
(2,678
)
 
(3,075
)
Basic and diluted net loss attributable to common unitholders
$
204,932

 
$
152,460

 
$
(131,493
)
Weighted average number of Common Units outstanding
340,085

 
326,525

 
272,729

Other potential dilutive units
361

 
187

 

Weighted average number of Common Units and potential dilutive securities
340,446

 
326,712

 
272,729


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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


The Limited Partner Units are anti-dilutive to the General Partner for the year ended December 31, 2012, as a result of the net loss for this period. The following table summarizes the data that is excluded from the computation of net income (loss) per common share or Common Unit as a result of being anti-dilutive (in thousands): 
 
2014
 
2013
 
2012
General Partner
 
 
 
 
 
Noncontrolling interest in loss of common unitholders
$

 
$

 
$
(2,273
)
Weighted average Limited Partner Units outstanding

 

 
4,829

General Partner and Partnership
 
 
 
 
 
Other potential dilutive shares or units:
 
 
 
 
 
Anti-dilutive outstanding potential shares or units under fixed stock option and other stock-based compensation plans
1,210

 
1,373

 
1,859

Outstanding participating securities
3,844

 
3,871

 
4,099

Other Comprehensive Income
In February 2013, the Financial Accounting Standards Board issued Accounting Standards Update No. 2013-02, Other Comprehensive Income (Topic 220): Reporting of Amounts Reclassified Out of Accumulated Other Comprehensive Income ("ASU 2013-02"), which was effective for us beginning with the three months ended March 31, 2013. ASU 2013-02 requires presentation of significant amounts reclassified out of accumulated other comprehensive income. Activity within other comprehensive income or loss includes the amortization to interest expense, over the lives of previously hedged loans, of the values of interest rate swaps that have been settled, as well as changes in the fair values of currently outstanding interest rate swaps that we have designated as cash flow hedges. Activity within other comprehensive income is not material for any individual type of activity, as well as for all activities in the aggregate, for all periods presented in these financial statements.
Federal Income Taxes
General Partner
The General Partner has elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended. To qualify as a REIT, the General Partner must meet a number of organizational and operational requirements, including a requirement to distribute at least 90% of its REIT taxable income to its shareholders. Management intends to continue to adhere to these requirements and to maintain the General Partner's REIT status. As a REIT, the General Partner is entitled to a tax deduction for the dividends it pays to shareholders. Accordingly, the General Partner generally will not be subject to federal income taxes as long as it currently distributes to shareholders an amount equal to or in excess of its taxable income. The General Partner is, however, generally subject to federal income taxes on any taxable income that is not currently distributed to its shareholders. If the General Partner fails to qualify as a REIT in any taxable year, it will be subject to federal income taxes and may not be able to qualify as a REIT for four subsequent taxable years.
REIT qualification reduces, but does not eliminate, the amount of state and local taxes we pay. In addition, our financial statements include the operations of taxable corporate subsidiaries that are not entitled to a dividends paid deduction and are subject to federal, state and local income taxes. As a REIT, the General Partner may also be subject to certain federal excise taxes if it engages in certain types of transactions.
The following table reconciles the General Partner's net income (loss) to taxable income (loss) before the dividends paid deduction, and subject to the 90% distribution requirement, for the years ended December 31, 2014, 2013 and 2012 (in thousands): 
 
2014
 
2013
 
2012
Net income (loss)
$
246,455

 
$
196,549

 
$
(75,868
)
Book/tax differences
2,675

 
50,127

 
148,462

Taxable income before the dividends paid deduction
249,130

 
246,676

 
72,594

Less: capital gains
(98,267
)
 
(109,133
)
 

Adjusted taxable income subject to the 90% distribution requirement
$
150,863

 
$
137,543

 
$
72,594


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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


The General Partner's dividends paid deduction is summarized below (in thousands): 
 
2014
 
2013
 
2012
Total Cash dividends paid
$
255,622

 
$
251,914

 
$
228,330

Less: Return of capital
(3,622
)
 
(1,938
)
 
(152,670
)
Dividends paid deduction
252,000

 
249,976

 
75,660

Less: Capital gain distributions
(98,267
)
 
(109,133
)
 

Dividends paid deduction attributable to adjusted taxable income subject to the 90% distribution requirement
$
153,733

 
$
140,843

 
$
75,660

A summary of the tax characterization of the dividends paid by the General Partner for the years ended December 31, 2014, 2013 and 2012 follows:
 
2014
 
2013
 
2012
Common Shares
 
 
 
 
 
Ordinary income
59.2
%
 
52.6
%
 
14.1
%
Return of capital
2.5
%
 
4.4
%
 
85.9
%
Capital gains
38.3
%
 
43.0
%
 
%
 
100.0
%
 
100.0
%
 
100.0
%
Preferred Shares
 
 
 
 
 
Ordinary income
60.7
%
 
55.0
%
 
100.0
%
Capital gains
39.3
%
 
45.0
%
 
%
 
100.0
%
 
100.0
%
 
100.0
%
Partnership
For the Partnership, the allocated share of income and loss other than the operations of its taxable REIT subsidiary is included in the income tax returns of its partners; accordingly the only federal income taxes included in the accompanying consolidated financial statements of the Partnership are in connection with its taxable REIT subsidiary.
Deferred Tax Assets
A full valuation allowance for the deferred tax assets of the taxable REIT subsidiary was maintained for 2014, 2013 and 2012.  Based on the level of historical taxable income and projections of taxable income under our current operating strategy, management believes that it is more likely than not that the taxable REIT subsidiary will not generate sufficient taxable income to realize any of its deferred tax assets.  Income taxes are not material to our operating results or financial position. Our taxable REIT subsidiary has no significant net deferred income tax positions or unrecognized tax benefit items.
Cash Paid for Income Taxes
We paid federal, state and local income taxes of $7.0 million, $830,000 and $580,000 in 2014, 2013 and 2012, respectively.
Fair Value Measurements
We follow the framework established under accounting standard FASB ASC 820 for measuring fair value of non-financial assets and liabilities that are not required or permitted to be measured at fair value on a recurring basis but only in certain circumstances, such as a business combination.
Assets and liabilities recorded at fair value on the consolidated balance sheets are categorized based on the inputs to the valuation techniques as follows:
Level 1 inputs utilize quoted prices (unadjusted) in active markets for identical assets or liabilities to which we have access.

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Level 2 inputs are inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs may include quoted prices for similar assets and liabilities in active markets, as well as inputs that are observable for the asset or liability (other than quoted prices), such as interest rates and yield curves that are observable at commonly quoted intervals.
Level 3 inputs are unobservable inputs for the asset or liability, which are typically based on an entity's own assumptions, as there is little, if any, related market activity.
In instances where the determination of the fair value measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the entire fair value measurement falls is based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.
In addition to the acquired properties discussed in Note 3, assets measured at fair value on a non-recurring basis in the Consolidated Financial Statements consisted of real estate assets, both buildings and undeveloped land, that were determined to be impaired and written down to fair value as discussed in Note 6. The table below aggregates the total fair value of these impaired assets as determined during the years ended December 31, 2014 and 2013, respectively, by the levels in the fair value hierarchy (in thousands):
 
 
2014
 
2013
 
 
Level 1

Level 2

Level 3

 
Level 1

Level 2

Level 3

Real estate assets
 


$
146,767

 


$
22,150

Use of Estimates
The preparation of the financial statements requires management to make a number of estimates and assumptions that affect the reported amount of assets and liabilities and the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the period. Actual results could differ from those estimates.
(3)
Acquisitions and Dispositions
Acquisitions and dispositions for the periods presented were completed in accordance with our strategy to reposition our investment concentration among product types and further diversify our geographic presence. With the exception of certain properties that have been sold or classified as held for sale, the results of operations for all acquired properties have been included in continuing operations within our consolidated financial statements since their respective dates of acquisition.
2014 Acquisitions

We acquired four industrial properties and one medical office building during the year ended December 31, 2014. The following table summarizes the fair value of amounts recognized for each major class of asset and liability (in thousands) for these acquisitions:
Real estate assets
$
116,773

Lease related intangible assets
14,238

Total acquired assets
131,011

Other liabilities
355

Total assumed liabilities
355

Fair value of acquired net assets
$
130,656

The leases in the acquired properties had an average remaining life at acquisition of approximately 9.0 years.


-82-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


We have included $5.4 million in rental revenues and $325,000 in earnings from continuing operations during 2014 for these properties since their respective dates of acquisition.

2013 Acquisitions
We acquired 17 operating properties during the year ended December 31, 2013. These acquisitions consisted of 16 industrial properties and one medical office property. The following table summarizes the fair value of amounts recognized for each major class of asset and liability (in thousands) for these acquisitions:
Real estate assets
$
488,294

Lease-related intangible assets
67,167

Total acquired assets
555,461

Secured debt
103,638

Below market lease liability
2,153

Other liabilities
2,201

Total assumed liabilities
107,992

Fair value of acquired net assets
$
447,469


The leases in the acquired properties had a weighted average remaining life at acquisition of approximately 7.9 years.
Fair Value Measurements
The fair value estimates used in allocating the aggregate purchase price of each acquisition among the individual components of real estate assets and liabilities were determined primarily through calculating the "as-if vacant" value of each building, using the income approach, and relied significantly upon internally determined assumptions. We have determined these estimates to have been primarily based upon Level 3 inputs, which are unobservable inputs based on our own assumptions. The range of most significant assumptions utilized in making the lease-up and future disposition estimates used in calculating the "as-if vacant" value of each building acquired during 2014 and 2013 are as follows: 
 
2014
 
2013
 
Low
High
 
Low
High
Discount rate
7.38%
9.96%
 
6.49%
9.67%
Exit capitalization rate
5.98%
8.36%
 
5.09%
7.67%
Lease-up period (months)
12
12
 
12
24
Net rental rate per square foot - Industrial
$2.75
$9.36
 
$2.90
$8.28
Net rental rate per square foot - Medical Office
$19.56
$19.56
 
$18.00
$18.00
Acquisition-Related Activity
The acquisition-related activity in our consolidated Statements of Operations and Comprehensive Income consisted of transaction costs for completed acquisitions, which are expensed as incurred, as well as gains or losses related to acquisitions where we had a pre-existing non-controlling ownership interest. Acquisition-related activity for the years ended December 31, 2014, 2013 and 2012 includes transaction costs of $1.1 million, $4.1 million and $4.2 million, respectively. In 2013, we recognized gains of $962,000 related to acquisitions of properties from unconsolidated joint ventures.
Dispositions
We disposed of buildings (see Note 6 for the number of buildings sold in each year, as well as for their classification between continuing and discontinued operations) and undeveloped land , which generated net cash proceeds of $493.2 million, $740.0 million and $138.1 million in 2014, 2013 and 2012, respectively.

-83-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Included in the building dispositions in 2014 was the sale of six office properties in Cincinnati, Ohio, which totaled 1.0 million square feet and were sold for $150.5 million, as well as the sale of two office properties in South Florida, which totaled 466,000 square feet and were sold for $128.0 million.
The income tax benefit from continuing operations in 2014 was triggered by sales of properties owned, or partially owned, by our taxable REIT subsidiary. Income tax expense included in discontinued operations in 2014 was also the result of the sale of a property, prior to the adoption of ASU 2014-08, which was partially owned by our taxable REIT subsidiary where we have no continuing involvement.
During the year ended December 31, 2014, eleven office properties, eleven industrial properties and one retail property were sold by six of our unconsolidated joint ventures, for which our capital distributions totaled $91.8 million and our share of gains, which are included in equity in earnings, totaled $84.6 million. These sales included a 436,000 square foot office tower in Atlanta, Georgia and a 382,000 square foot retail property in Minneapolis, Minnesota.
Included in the building dispositions in 2013 was the sale of 18 medical office properties in various markets, which totaled 1.1 million square feet and were sold for $285.9 million. These properties were in markets, or were associated with health systems, where we did not believe there to be significant future growth potential.
During the year ended December 31, 2013, 19 office properties and one industrial property were sold from certain of our unconsolidated joint ventures for which our capital distributions totaled $92.3 million. Our share of gains from joint venture property sales, which are included in equity in earnings, totaled $51.2 million.
All other dispositions were not individually material.
(4)
Related Party Transactions
We provide property management, asset management, leasing, construction and other tenant-related services to unconsolidated companies in which we have equity interests. We recorded the corresponding fees based on contractual terms that approximate market rates for these types of services and have eliminated our ownership percentage of these fees in the consolidated financial statements. The following table summarizes the fees earned from these companies, prior to elimination, for the years ended December 31, 2014, 2013 and 2012, respectively (in thousands): 
 
2014
 
2013
 
2012
Management fees
$
8,530

 
$
9,010

 
$
11,018

Leasing fees
3,410

 
2,260

 
3,411

Construction and development fees
5,846

 
5,138

 
4,739

(5)
Investments in Unconsolidated Companies
As of December 31, 2014, we had equity interests in 17 unconsolidated joint ventures that primarily own and operate rental properties and hold land for development.
Combined summarized financial information for the unconsolidated companies at December 31, 2014 and 2013, and for the years ended December 31, 2014, 2013 and 2012, are as follows (in thousands):
 

-84-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 
2014
 
2013
 
2012
Rental revenue
$
230,093

 
$
240,064

 
$
291,534

Gain on sale of properties
$
121,713

 
$
121,404

 
$
6,792

Net income
$
143,857

 
$
116,832

 
$
3,125

 
 
 
 
 
 
Equity in earnings of unconsolidated companies
$
94,317

 
$
54,116

 
$
4,674

 
 
 
 
 
 
Land, buildings and tenant improvements, net
$
1,251,470

 
$
1,656,231

 
 
Construction in progress
34,680

 
12,338

 
 
Undeveloped land
115,252

 
126,556

 
 
Other assets
168,653

 
206,414

 
 
 
$
1,570,055

 
$
2,001,539

 
 
 
 
 
 
 
 
Indebtedness
$
639,810

 
$
890,513

 
 
Other liabilities
71,818

 
93,291

 
 
 
711,628

 
983,804

 
 
Owners' equity
858,427

 
1,017,735

 
 
 
$
1,570,055

 
$
2,001,539

 
 
 
 
 
 
 
 
Investments in and advances to unconsolidated companies (1)
$
293,650

 
$
342,947

 
 
(1) Differences between the net investment in our unconsolidated joint ventures and our underlying equity in the net assets of the ventures are primarily a result of previous impairments related to our investment in the unconsolidated joint ventures, basis differences associated with the sales of properties to joint ventures in which we retained an ownership interest and loans we have made to the joint ventures. These adjustments have resulted in an aggregate difference reducing our investments in unconsolidated joint ventures by $1.0 million and $4.2 million as of December 31, 2014 and 2013, respectively. Differences between historical cost basis and the basis reflected at the joint venture level (other than loans and impairments) are typically depreciated over the life of the related asset.
The scheduled principal payments of long term debt for the unconsolidated joint ventures for each of the next five years and thereafter as of December 31, 2014 are as follows (in thousands):
Year
Future Repayments
2015
$
55,740

2016
54,033

2017
337,228

2018
86,981

2019
15,747

Thereafter
89,747

 
$
639,476

(6)
Discontinued Operations, Assets Held-for-Sale and Impairments

The following table illustrates the number of sold or held-for-sale properties included in, or excluded from, discontinued operations:

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DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 
Held For Sale at December 31, 2014
 
Sold in 2014
 
Sold in 2013
 
Sold in 2012
 
Total
Office
0
 
0
 
12
 
10
 
22
Industrial
0
 
11
 
6
 
17
 
34
Medical Office
1
 
1
 
6
 
0
 
8
Retail
0
 
0
 
1
 
1
 
2
  Total properties included in discontinued operations
1
 
12
 
25
 
28
 
66
Properties excluded from discontinued operations
1
 
17
 
13
 
0
 
31
    Total properties sold or classified as held-for-sale
2
 
29
 
38
 
28
 
97
We allocate interest expense to discontinued operations and have included such interest expense in computing income from discontinued operations. Interest expense allocable to discontinued operations includes interest on any secured debt for properties included in discontinued operations and an allocable share of our consolidated unsecured interest expense for unencumbered properties. The allocation of unsecured interest expense to discontinued operations was based upon the gross book value of the unencumbered real estate assets included in discontinued operations as it related to the total gross book value of our unencumbered real estate assets.
The following table illustrates the operations of the buildings reflected in discontinued operations for the years ended December 31, 2014, 2013 and 2012, respectively (in thousands):
 
 
2014
 
2013
 
2012
Revenues
$
3,031

 
$
47,843

 
$
72,645

Operating expenses
(1,213
)
 
(18,014
)
 
(26,364
)
Depreciation and amortization
(205
)
 
(16,423
)
 
(31,151
)
Operating income
1,613

 
13,406

 
15,130

Interest expense
(921
)
 
(11,499
)
 
(18,846
)
Income (loss) before gain on sales
692

 
1,907

 
(3,716
)
Gain on sale of depreciable properties
22,763

 
133,242

 
13,467

Income from discontinued operations before income taxes
23,455

 
135,149

 
9,751

Income tax expense
(2,969
)
 

 

Income from discontinued operations
$
20,486

 
$
135,149

 
$
9,751

Income tax expense included in discontinued operations was the result of the sale of a property, prior to the adoption of ASU 2014-08, that was partially owned by our taxable REIT subsidiary where we have no continuing involvement.
Dividends or distributions on preferred shares or Preferred Units and adjustments for the redemption or repurchase of preferred shares or Preferred Units are allocated entirely to continuing operations for both the General Partner and the Partnership.
Allocation of Noncontrolling Interests - General Partner
The following table illustrates the General Partner's share of the income (loss) attributable to common shareholders from continuing operations and discontinued operations, reduced by the allocation of income or loss between continuing and discontinued operations to noncontrolling interests, for the years ended December 31, 2014, 2013 and 2012, respectively (in thousands):
 
2014
 
2013
 
2012
Income (loss) from continuing operations attributable to common shareholders
$
184,667

 
$
22,982

 
$
(135,724
)
Income from discontinued operations attributable to common shareholders
20,226

 
130,062

 
9,579

Net income (loss) attributable to common shareholders
$
204,893

 
$
153,044

 
$
(126,145
)






-86-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


Allocation of Noncontrolling Interests - Partnership
Substantially all of the income from discontinued operations for all periods presented in the Partnership's Consolidated Statements of Operations and Comprehensive Income is attributable to the common unitholders, with the exception of the 2013 sale of a property from a consolidated real estate joint venture.
Properties Held for Sale
At December 31, 2014, we classified one in-service property as held-for-sale, which is included in discontinued operations. Additionally, we have classified one in-service property as held-for-sale, but have included the results of operations of this property in continuing operations because it did not qualify as a discontinued operation pursuant to ASC 2014-08. Certain parcels of undeveloped land were also classified as held-for-sale at December 31, 2014. At December 31, 2013, we classified eleven in-service properties as held-for-sale. The following table illustrates aggregate balance sheet information of these held-for-sale properties (in thousands):

 
December 31, 2014
 
December 31, 2013
Land and improvements
$
26,614

 
$
8,603

Buildings and tenant improvements
47,782

 
53,324

Undeveloped land
12,443

 

Accumulated depreciation
(24,552
)
 
(14,351
)
Deferred leasing and other costs, net
7,642

 
6,435

Other assets
1,596

 
3,455

Total assets held-for-sale
$
71,525

 
$
57,466

 
 
 
 
Accrued expenses
$
428

 
$
1,481

Other liabilities
575

 
594

Total liabilities held-for-sale
$
1,003

 
$
2,075


Impairment Charges

The following table illustrates impairment charges recognized during the years ended December 31, 2014 and 2013, respectively (in thousands):
 
2014
 
2013
Impairment charges - land
$
33,700

 
$
3,777

Impairment charges - building
15,406

 

Impairment charges
$
49,106

 
$
3,777


As the result of an analysis that triggered changes in our intended use for a portion of our undeveloped land inventory, we recognized impairment charges of $33.7 million for the year ended December 31, 2014 as the result of writing down various parcels of land, totaling 442 acres, to fair value. As part of determining the fair value in connection with the impairment analysis, we considered comparable transactions and, in certain cases, estimates made by national and local independent real estate brokers who were familiar with the properties and land parcels subject to evaluation as well as with conditions in the specific markets where the various properties and land parcels are located. In all cases, members of our senior management who were responsible for the individual markets where the properties and land parcels are located and members of the Company’s accounting and financial management team reviewed the broker’s estimates for factual accuracy and reasonableness. In all cases, we were ultimately responsible for all valuation estimates made in determining the extent of the impairment. Our valuation estimates primarily relied upon Level 3 inputs.

During the fourth quarter of 2014, we completed a review of our existing portfolio of buildings and determined that certain buildings, which had previously not been actively marketed for disposal, were not strategic and would not be held as long-term investments. Impairment charges of $15.4 million were recognized for six buildings that were determined to be impaired as the result of this change to management's strategy. Our estimates of fair value for these buildings were based primarily upon asset-specific purchase and sales contracts as well as using the income

-87-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


approach for a single property. For the property for which the income approach was utilized in determining fair value, which was an office property in Washington D.C., the most significant assumptions utilized were the exit capitalization rate of 8.50% and the net rental rate of $12.50 per square foot. We have concluded that our valuation estimates for the building impairments recognized during 2014 were primarily based on Level 3 inputs.

(7)
Indebtedness
All debt is held directly or indirectly by the Partnership. The General Partner itself does not have any indebtedness, but does guarantee some of the unsecured debt of the Partnership.
Indebtedness at December 31, 2014 and 2013 consists of the following (in thousands):
 
 
Maturity Date
 
Weighted Average Interest Rate
 
Weighted Average Interest Rate
 
 
 
 
 
 
2014
 
2013
 
2014
 
2013
Fixed rate secured debt
2015 to 2027
 
6.27
%
 
6.23
%
 
$
979,842

 
$
1,081,035

Variable rate secured debt
2025
 
0.13
%
 
2.11
%
 
3,400

 
19,089

Unsecured debt
2015 to 2028
 
5.22
%
 
5.36
%
 
3,364,161

 
3,066,252

Unsecured line of credit
2019
 
1.22
%
 
1.42
%
 
106,000

 
88,000

 
 
 
 
 
 
 
$
4,453,403

 
$
4,254,376

Secured Debt
At December 31, 2014, our secured debt was collateralized by rental properties with a carrying value of $1.66 billion and by letters of credit in the amount of $3.5 million.
The fair value of our fixed rate secured debt at December 31, 2014 was $1.1 billion. Because our fixed rate secured debt is not actively traded in any marketplace, we utilized a discounted cash flow methodology to determine its fair value. Accordingly, we calculated fair value by applying an estimate of the current market rate to discount the debt's remaining contractual cash flows. Our estimate of a current market rate, which is the most significant input in the discounted cash flow calculation, is intended to replicate debt of similar maturity and loan-to-value relationship. The estimated rates ranged from 2.20% to 3.60%, depending on the attributes of the specific loans. The current market rates we utilized were internally estimated; therefore, we have concluded that our determination of fair value for our fixed rate secured debt was primarily based upon Level 3 inputs.
During 2014, we repaid nine secured loans, totaling $99.3 million. These loans had a weighted average stated interest rate of 5.56%.
We assumed three secured loans in conjunction with our acquisition activity in 2013. These assumed loans had a total face value of $99.3 million and a fair value of $103.6 million. These assumed loans had a weighted average remaining term at acquisition of 1.8 years and carry a weighted average stated interest rate of 5.59%. We used an estimated market interest rate of 3.00% in determining the fair value of these loans.
During the year ended December 31, 2013, we repaid twelve secured loans, at their maturity dates, totaling $153.8 million. These loans had a weighted average stated interest rate of 5.52%.
Unsecured Debt
At December 31, 2014, with the exception of the $250.0 million variable rate term note described below, all of our unsecured debt bore interest at fixed rates and primarily consisted of unsecured notes that are publicly traded. We utilized broker estimates in estimating the fair value of our fixed rate unsecured debt. Our unsecured notes are thinly traded and, in certain cases, the broker estimates were not based upon comparable transactions. The broker estimates took into account any recent trades within the same series of our fixed rate unsecured debt, comparisons to recent trades of other series of our fixed rate unsecured debt, trades of fixed rate unsecured debt from companies with profiles similar to ours, as well as overall economic conditions. We reviewed these broker estimates for reasonableness and accuracy, considering whether the estimates were based upon market participant assumptions

-88-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


within the principal and most advantageous market and whether any other observable inputs would be more accurate indicators of fair value than the broker estimates. We concluded that the broker estimates were representative of fair value. We have determined that our estimation of the fair value of our fixed rate unsecured debt was primarily based upon Level 3 inputs, as defined. The estimated trading values of our fixed rate unsecured debt, depending on the maturity and coupon rates, ranged from 101.00% to 127.00% of face value.
We utilize a discounted cash flow methodology in order to estimate the fair value of our variable rate term loan. The net present value of the difference between future contractual interest payments and future interest payments based on our estimate of a current market rate represents the difference between the book value and the fair value. Our estimate of a current market rate was based on estimated market spreads and the quoted yields on federal government treasury securities with similar maturity dates.
We took the following actions during 2014 and 2013 as it pertains to our unsecured indebtedness:
In November 2014, we issued $300.0 million of unsecured notes that bear interest at a stated rate of 3.75%, have an effective rate of 3.90%, and mature on December 1, 2024.
In December 2013, we issued $250.0 million of unsecured notes that bear interest at a stated rate of 3.875%, have an effective rate of 3.91%, and mature on February 15, 2021.
During the year ended December 31, 2013, we repaid three unsecured notes totaling $675.0 million. These notes had a weighted average effective rate of 6.37% and a weighted average stated rate of 5.57%. An unsecured note was repaid prior to its maturity date, and we incurred a loss on extinguishment of $9.4 million, which related to a make-whole payment to the bondholders as well as the write-off of unamortized deferred financing costs.
In May 2013, we issued and fully drew down on a term loan with an aggregate commitment of $250.0 million. In October 2014, we refinanced and extended the loan which previously bore an interest rate of LIBOR plus 1.35% and matured on May 14, 2018. It now bears interest at a variable rate of LIBOR plus 1.15% (equal to 1.31% for outstanding borrowings at December 31, 2014) and matures January 15, 2019.
In March 2013, we issued $250.0 million of unsecured notes that bear interest at 3.625%, have an effective rate of 3.72%, and mature on April 15, 2023.
The indentures (and related supplemental indentures) governing our outstanding series of notes also require us to comply with financial ratios and other covenants regarding our operations. We were in compliance with all such covenants at December 31, 2014.
Unsecured Line of Credit
Our unsecured line of credit at December 31, 2014 is described as follows (in thousands):
 
 
 
 
 
 
Outstanding Balance at 
Description
Borrowing Capacity
 
Maturity Date
 
December 31, 2014
Unsecured Line of Credit – Partnership
$
1,200,000

 
January 2019
 
$
106,000

In October 2014, we renewed and extended the Partnership's line of credit through January 2019 (with two six-month extension options) while increasing its borrowing capacity from $850.0 million to $1.20 billion. The Partnership's unsecured line of credit interest rate decreased from LIBOR plus 1.25% to LIBOR plus 1.05% (equal to 1.22% for borrowings at December 31, 2014) and has a maturity date of January 2019. Subject to certain conditions, the terms also include an option to increase the facility by up to an additional $400.0 million, for a total of up to $1.60 billion.
This line of credit provides us with an option to obtain borrowings from financial institutions that participate in the line at rates that may be lower than the stated interest rate, subject to certain restrictions.
This line of credit contains financial covenants that require us to meet certain financial ratios and defined levels of performance, including those related to fixed charge coverage, unsecured interest expense coverage and debt-to-asset value (with asset value being defined in the Partnership's unsecured line of credit agreement). At December 31, 2014, we were in compliance with all covenants under this line of credit.

-89-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


To the extent that there are outstanding borrowings, we utilize a discounted cash flow methodology in order to estimate the fair value of our unsecured line of credit. The net present value of the difference between future contractual interest payments and future interest payments based on our estimate of a current market rate represents the difference between the book value and the fair value. Our estimate of a current market rate was based on estimated market spreads and the quoted yields on federal government treasury securities with similar maturity dates. The current market rate of 1.42% that we utilized was internally estimated; therefore, we have concluded that our determination of fair value for our unsecured line of credit was primarily based upon Level 3 inputs.
Changes in Fair Value
As all of our fair value debt disclosures relied primarily on Level 3 inputs, the following table summarizes the book value and changes in the fair value of our debt for the year ended December 31, 2014 (in thousands): 
 
Book Value at
 
Book Value at
 
Fair Value at
 
Issuances
 
 
 
Adjustments
 
Fair Value at
 
December 31, 2013
 
December 31, 2014
 
December 31, 2013
 
and
Assumptions
 
Payoffs
 
to Fair
Value
 
December 31, 2014
Fixed rate secured debt
$
1,081,035

 
$
979,842

 
$
1,145,717

 
$

 
$
(97,188
)
 
$
16,772

 
$
1,065,301

Variable rate secured debt
19,089

 
3,400

 
19,089

 

 
(15,689
)
 

 
3,400

Unsecured debt
3,066,252

 
3,364,161

 
3,250,518

 
300,000

 
(2,092
)
 
55,049

 
3,603,475

Unsecured line of credit
88,000

 
106,000

 
88,383

 
18,000

 

 
(383
)
 
106,000

Total
$
4,254,376

 
$
4,453,403

 
$
4,503,707

 
$
318,000

 
$
(114,969
)
 
$
71,438

 
$
4,778,176

 
Scheduled Maturities and Interest Paid
At December 31, 2014, the scheduled amortization and maturities of all indebtedness, excluding fair value and other accounting adjustments, for the next five years and thereafter were as follows (in thousands):
 
Year
Amount
2015
$
441,061

2016
529,984

2017
554,840

2018
307,855

2019
881,374

Thereafter
1,735,633

 
$
4,450,747

The amount of interest paid in 2014, 2013 and 2012 was $229.0 million, $254.2 million and $246.1 million, respectively. The amount of interest capitalized in 2014, 2013 and 2012 was $17.6 million, $16.8 million and $9.4 million, respectively.
(8)
Segment Reporting
We have four reportable operating segments at December 31, 2014, the first three of which consist of the ownership and rental of (i) industrial, (ii) office and (iii) medical office real estate investments. The operations of our industrial, office and medical office properties, along with our retail properties, are collectively referred to as "Rental Operations." Our retail properties, as well as any other properties not included in our reportable segments, do not by themselves meet the quantitative thresholds for separate presentation as a reportable segment and are referred to as non-reportable Rental Operations. The fourth reportable segment consists of various real estate services such as property management, asset management, maintenance, leasing, development, general contracting and construction management to third-party property owners and joint ventures, and is collectively referred to as "Service Operations." Our reportable segments offer different products or services and are managed separately because each segment requires different operating strategies and management expertise.
Revenues by Reportable Segment
The following table shows the revenues for each of the reportable segments, as well as a reconciliation to consolidated revenues, for the years ended December 31, 2014, 2013 and 2012 (in thousands):

-90-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 
2014
 
2013
 
2012
Revenues
 
 
 
 
 
Rental Operations:
 
 
 
 
 
Industrial
$
532,025

 
$
481,903

 
$
429,660

Office
246,694

 
251,269

 
242,719

Medical Office
146,530

 
127,475

 
82,962

Non-reportable Rental Operations
8,814

 
7,206

 
7,246

Service Operations
224,500

 
206,596

 
275,071

Total segment revenues
1,158,563

 
1,074,449

 
1,037,658

Other revenue
6,141

 
5,564

 
7,421

Consolidated revenue from continuing operations
1,164,704

 
1,080,013

 
1,045,079

Discontinued operations
3,031

 
47,843

 
72,645

Consolidated revenue
$
1,167,735

 
$
1,127,856

 
$
1,117,724


Supplemental Performance Measure
Prior to 2014, we evaluated the profitability of our reportable segments using net earnings excluding depreciation and other items that were not allocated to our operating segments. As the result of a shift in the focus of our executive management team on the metrics used to evaluate the performance of, and to allocate resources among, our reportable segments, we elected to change our segment measurement of profitability beginning with the period ended March 31, 2014. We have also revised prior period information in order to provide period-over-period comparability.
Property level net operating income, on a cash basis ("PNOI") is the non-GAAP supplemental performance measure that we now use to evaluate the performance of, and to allocate resources among, the real estate investments in the reportable and operating segments that comprise our Rental Operations. PNOI for our Rental Operations segments is comprised of rental revenues from continuing operations less rental expenses and real estate taxes from continuing operations, along with certain other adjusting items (collectively referred to as "Rental Operations revenues and expenses excluded from PNOI," as shown in the table below). Additionally, we do not allocate interest expense, depreciation expense and certain other non-property specific revenues and expenses (collectively referred to as "Non-Segment Items," as shown in the table below) to our individual operating segments.
We evaluate the performance of our Service Operations reportable segment using net income or loss, as allocated to that segment ("Earnings from Service Operations").
The following table shows a reconciliation of our segment-level measures of profitability to consolidated income from continuing operations before income taxes, for the years ended December 31, 2014, 2013 and 2012 (in thousands):

-91-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 
 
 
 
 
 
 
 
 
2014
 
2013
 
2012
PNOI
 
 
 
 
 
 
Industrial
 
$
385,578

 
$
349,197

 
$
311,241

Office
 
130,284

 
122,412

 
116,850

Medical Office
 
91,301

 
71,248

 
40,027

Non-reportable Rental Operations
 
670

 
564

 
790

PNOI, excluding all sold/held for sale properties
 
607,833

 
543,421

 
468,908

PNOI from sold/held-for-sale properties included in continuing operations

 
19,435

 
41,336

 
41,479

PNOI, continuing operations
 
627,268

 
584,757

 
510,387

 
 
 
 
 
 
 
Earnings from Service Operations
 
24,469

 
22,763

 
20,201

 
 
 
 
 
 
 
Rental Operations revenues and expenses excluded from PNOI:
Straight-line rental income and expense, net
 
20,474

 
12,749

 
17,899

Revenues related to lease buyouts
 
5,246

 
11,151

 
6,926

Amortization of lease concessions and above and below market rents
 
(5,345
)
 
(8,323
)
 
(7,928
)
Intercompany rents and other adjusting items
 
(4,219
)
 
(4,462
)
 
(4,704
)
Non-Segment Items:
 
 
 
 
 
 
Equity in earnings of unconsolidated companies
 
94,317

 
54,116

 
4,674

Interest expense
 
(219,613
)
 
(228,324
)
 
(229,417
)
Depreciation expense
 
(384,412
)
 
(392,627
)
 
(348,268
)
Gain on sale of properties
 
162,715

 
59,179

 
344

Impairment charges
 
(49,106
)
 
(3,777
)
 

Interest and other income, net
 
1,246

 
1,887

 
514

Other operating expenses
 
(229
)
 
470

 
(633
)
General and administrative expenses
 
(49,362
)
 
(42,673
)
 
(46,424
)
Gain on land sales
 
10,441

 
9,547

 

Undeveloped land carrying costs
 
(6,962
)
 
(8,614
)
 
(8,829
)
Loss on extinguishment of debt
 
(283
)
 
(9,433
)
 

Acquisition-related activity
 
(1,099
)
 
(3,093
)
 
(4,192
)
Other non-segment revenues and expenses, net
 
(421
)
 
1,027

 
3,728

Income (loss) from continuing operations before income taxes
 
$
225,125

 
$
56,320

 
$
(85,722
)
 The assets for each of the reportable segments at December 31, 2014 and 2013 were as follows (in thousands):
 
December 31, 2014
 
December 31, 2013
Assets
 
 
 
Rental Operations:
 
 
 
Industrial
$
4,677,047

 
$
4,414,740

Office
1,252,627

 
1,524,501

Medical Office
1,229,632

 
1,170,420

Non-reportable Rental Operations
71,741

 
81,056

Service Operations
158,762

 
145,222

Total segment assets
7,389,809

 
7,335,939

Non-segment assets
365,030

 
416,675

Consolidated assets
$
7,754,839

 
$
7,752,614


Tenant improvements and leasing costs to re-let rental space that we previously leased to tenants are referred to as second generation expenditures. Building improvements that are not specific to any tenant but serve to improve integral components of our real estate properties are also second generation expenditures. In addition to revenues and FFO, we also review our second generation capital expenditures in measuring the performance of our individual Rental Operations segments. We review these expenditures to determine the costs associated with re-leasing vacant space and maintaining the condition of our properties. Our second generation capital expenditures by segment are summarized as follows for the years ended December 31, 2014, 2013 and 2012 (in thousands):

-92-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


 
2014
 
2013
 
2012
Second Generation Capital Expenditures
 
 
 
 
 
Industrial
$
53,840

 
$
41,971

 
$
33,095

Office
41,124

 
46,600

 
30,092

Medical Office
3,131

 
3,106

 
641

Non-reportable Rental Operations segments
726

 
121

 
56

Total
$
98,821

 
$
91,798

 
$
63,884


Both our first and second generation expenditures vary significantly between leases on a per square foot basis, dependent upon several factors including the product type, the nature of a tenant's operations, the specific physical characteristics of each individual property as well as the market in which the property is located.  

(9)
Leasing Activity
Future minimum rents due to us under non-cancelable operating leases at December 31, 2014 are as follows (in thousands):
Year
Amount
2015
$
870,201

2016
824,164

2017
752,470

2018
657,020

2019
559,194

Thereafter
2,508,215

 
$
6,171,264

In addition to minimum rents, certain leases require reimbursements of specified operating expenses that amounted to $201.8 million, $196.3 million and $174.2 million for the years ended December 31, 2014, 2013 and 2012, respectively.

(10)
Employee Benefit Plans
We maintain a 401(k) plan for our eligible employees. We make matching contributions up to an amount equal to three percent of the employee's salary and may also make annual discretionary contributions. In February 2013, we revised the Company's matching program, changing the matching contributions from 100% of the employee salary deferral contributions up to two percent of eligible compensation to 50% of the employee salary deferral contributions up to six percent of eligible compensation. Also, a discretionary contribution was declared at the end of 2014, 2013 and 2012. The total expense recognized for this plan was $2.9 million, $2.9 million and $2.2 million for the years ended December 31, 2014, 2013 and 2012, respectively.
 
We make contributions to a contributory health and welfare plan as necessary to fund claims not covered by employee contributions. The total expense we recognized related to this plan was $7.0 million, $7.9 million and $7.5 million for 2014, 2013 and 2012, respectively. These expense amounts include estimates based upon the historical experience of claims incurred but not reported as of year-end.
(11)
Shareholders' Equity of the General Partner and Partners' Capital of the Partnership
General Partner
The General Partner periodically uses the public equity markets to fund the development and acquisition of additional rental properties or to pay down debt. The proceeds of these offerings are contributed to the Partnership in exchange for an additional interest in the Partnership.
During 2014, pursuant to the share repurchase plan approved by our board of directors, the General Partner repurchased 750,243 preferred shares from among our remaining outstanding series. The preferred shares repurchased had a total redemption value of approximately $18.8 million and were repurchased for $17.7 million. In conjunction with the repurchases, approximately $618,000 of initial issuance costs, the ratable portion of such

-93-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


costs associated with the repurchased shares, were charged against income attributable to common shareholders. As the result of these repurchases, an adjustment of approximately $483,000 was included as an increase to net income attributable to common shareholders.
In August 2014, the General Partner redeemed all 384,530 shares of its outstanding 6.625% Series J Cumulative Redeemable Preferred Shares ("Series J Shares"). The cash redemption price for the Series J Shares was $96.1 million, or $250 per share, plus dividends accrued through the date of redemption. Original offering costs of $3.2 million were included as a reduction to net income attributable to common shareholders in conjunction with the redemption of these shares.
In December 2014, the General Partner redeemed all 597,579 shares of its outstanding 6.5% Series K Cumulative Redeemable Preferred Shares ("Series K Shares") and all 733,597 shares of its outstanding 6.6% Series L Cumulative Redeemable Preferred Shares ("Series L Shares"). The cash redemption price for the Series K Shares and the Series L Shares was $149.4 million and $183.4 million respectively, or $250 per share, plus dividends accrued through the date of redemption. Original offering costs of $5.0 million and $6.0 million were included as a reduction to net income attributable to common shareholders for the Series K Shares and Series L Shares respectively, in conjunction with the redemption of these shares.
During 2014, the General Partner issued 16.4 million common shares pursuant to its at the market equity program, generating gross proceeds of approximately $292.3 million and, after deducting commissions and other costs, net proceeds of approximately $289.1 million. The proceeds from these offerings were used for share redemptions and general corporate purposes, which include the funding of development costs.
In April 2014, the General Partner's shareholders approved an increase in the number of authorized shares of the General Partner's common stock from 400 million to 600 million.
In January 2013, the General Partner completed a public offering of 41.4 million common shares at an issue price of $14.25 per share, resulting in gross proceeds of $590.0 million and, after deducting underwriting fees and estimated offering costs, net proceeds of approximately $571.9 million. A portion of the net proceeds from this offering were used to repay all of the outstanding borrowings under the Partnership's existing revolving credit facility, which had an outstanding balance of $285.0 million at December 31, 2012, and the remaining proceeds were used to redeem all of the General Partner's outstanding 8.375% Series O Cumulative Redeemable Preferred Shares ("Series O Shares") and for general corporate purposes.
Throughout 2013, the General Partner issued 4.8 million shares of common stock pursuant to its at the market equity program, generating gross proceeds of approximately $79.3 million and, after deducting commissions and other costs, net proceeds of approximately $77.8 million. The proceeds from these offerings were used for general corporate purposes, which include the funding of development costs.
In February 2013, the General Partner redeemed all of the outstanding shares of its Series O Shares at their liquidation amount of $178.0 million. Original offering costs of $5.9 million were included as a reduction to net income attributable to common shareholders in conjunction with the redemption of these shares.
Throughout 2012, the General Partner issued 22.7 million shares of common stock pursuant to its at the market equity program, generating gross proceeds of approximately $322.2 million and, after considering commissions and other costs, net proceeds of approximately $315.3 million. The proceeds from these offerings were used for acquisitions, general corporate purposes and redemption of preferred shares and fixed rate secured debt.
In March 2012, the General Partner redeemed all of the outstanding shares of its 6.950% Series M Cumulative Redeemable Preferred Shares at a liquidation amount of $168.3 million. Offering costs of $5.7 million were included as an increase to net loss attributable to common shareholders in conjunction with the redemption of these shares.
Partnership
For each common share or preferred share that the General Partner issues, the Partnership issues a corresponding Common Unit or Preferred Unit, as applicable, to the General Partner in exchange for the contribution of the

-94-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS


proceeds from the stock issuance. Similarly, when the General Partner redeems or repurchases common shares or preferred shares, the Partnership redeems the corresponding Common Units or Preferred Units held by the General Partner at the same price.
(12)
Stock Based Compensation
We are authorized to issue up to 9.1 million shares of the General Partner's common stock under our stock-based employee and non-employee compensation plans.
Restricted Stock Units
Under our 2005 Long-Term Incentive Plan, which was approved by the General Partner's shareholders in April 2005, and our 2011 Non-Employee Directors Compensation Plan (collectively, the "Compensation Plans"), RSUs may be granted to non-employee directors, executive officers and selected management employees. A RSU is economically equivalent to a share of the General Partner's common stock.
RSUs granted to employees generally vest 20% per year over five years, have contractual lives of five years and are payable in shares of our common stock with a new share of such common stock issued upon each RSU's vesting. RSUs granted to existing non-employee directors vest 100% over one year, and have contractual lives of one year.
To the extent that a recipient of a RSU grant is not determined to be retirement eligible, as defined by the Compensation Plans, we recognize expense on a straight-line basis over the vesting period. Expense is recognized immediately at the date of grant to the extent a recipient is retirement eligible and expense is accelerated to the extent that a participant will become retirement eligible prior to the end of the contractual life of granted RSUs.
The following table summarizes transactions for our RSUs, excluding dividend equivalents, for 2014
Restricted Stock Units
Number of
RSUs
 
Weighted
Average
Grant Date
Fair Value
RSUs at December 31, 2013
2,344,681

 
$13.71
Granted
778,412

 
$16.15
Vested
(882,096
)
 
$12.53
Forfeited
(90,988
)
 
$14.81
RSUs at December 31, 2014
2,150,009

 
$15.03
Compensation cost recognized for RSUs totaled $12.3 million, $13.3 million and $11.5 million for the years ended December 31, 2014, 2013 and 2012, respectively.
As of December 31, 2014, there was $11.4 million of total unrecognized compensation expense related to nonvested RSUs granted under the Plan, which is expected to be recognized over a weighted average period of 2.8 years.
The weighted average grant date fair value of RSUs as of December 31, 2012 was $12.26.
(13)
Financial Instruments
We are exposed to capital market risk, such as changes in interest rates. In an effort to manage interest rate risk, we may enter into interest rate hedging arrangements from time to time. We do not utilize derivative financial instruments for trading or speculative purposes.
The effectiveness of our hedges is evaluated throughout their lives using the hypothetical derivative method under which the change in fair value of the actual swap designated as the hedging instrument is compared to the change in fair value of a hypothetical swap. We had no material interest rate derivatives, when considering the fair value of the hedging instruments, in any period presented.


-95-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS





(14)
Commitments and Contingencies
The Partnership has guaranteed the repayment of $52.4 million of economic development bonds issued by various municipalities in connection with certain commercial developments. We will be required to make payments under our guarantees to the extent that incremental taxes from specified developments are not sufficient to pay the bond debt service. Management does not believe that it is probable that we will be required to make any significant payments in satisfaction of these guarantees.
The Partnership also has guaranteed the repayment of secured and unsecured loans of two of our unconsolidated subsidiaries. At December 31, 2014, the maximum guarantee exposure for these loans was approximately $155.0 million.
We lease certain land positions with terms extending to October 2105, with a total future payment obligation of $271.8 million. No payments on these ground leases, which are classified as operating leases, are material in any individual year.
We are subject to various legal proceedings and claims that arise in the ordinary course of business. In the opinion of management, the amount of any ultimate liability with respect to these actions will not materially affect our consolidated financial statements or results of operations. 
We own certain parcels of land that are subject to special property tax assessments levied by quasi municipal entities. To the extent that such special assessments are fixed and determinable, the discounted value of the full assessment is recorded as a liability. We have $12.3 million of such special assessment liabilities, which are included within other liabilities on our consolidated balance sheet as of December 31, 2014.
(15)
Selected Interim Financial Information (unaudited)

The tables below are the Company's selected quarterly information for the years ended December 31, 2014 and 2013 (in thousands, except number of properties and per share or per Common Unit data):

-96-

DUKE REALTY CORPORATION AND DUKE REALTY LIMITED PARTNERSHIP
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS





 
 
Quarter Ended
2014
 
December 31
 
September 30
 
June 30
 
March 31
 
 
 
 
 
 
 
 
 
Rental and related revenue
 
$238,014
 
$231,322
 
$233,518
 
$237,350
General contractor and service fee revenue
 
$39,429
 
$59,739
 
$69,512
 
$55,820
 
 
 
 
 
 
 
 
 
General Partner
 
 
 
 
 
 
 
 
Net income (loss) attributable to common shareholders
 
$(3,011)
 
$61,533
 
$127,688
 
$18,683
Basic income (loss) per common share
 
$(0.01)
 
$0.18
 
$0.38
 
$0.06
Diluted income (loss) per common share
 
$(0.01)
 
$0.18
 
$0.38
 
$0.06
Weighted average common shares
 
342,853
 
341,165
 
331,753
 
327,106
Weighted average common shares and potential dilutive securities
 
342,853
 
345,826
 
336,414
 
331,716
 
 
 
 
 
 
 
 
 
Partnership
 
 
 
 
 
 
 
 
Net income (loss) attributable to common unitholders
 
$(3,122)
 
$62,328
 
$129,381
 
$18,933
Basic income (loss) per Common Unit
 
$(0.01)
 
$0.18
 
$0.38
 
$0.06
Diluted income (loss) per Common Unit
 
$(0.01)
 
$0.18
 
$0.38
 
$0.06
Weighted average Common Units
 
346,934
 
345,545
 
336,139
 
331,493
Weighted average Common Units and potential dilutive securities
 
346,934
 
345,826
 
336,414
 
331,716
 
 
 
 
 
 
 
 
 
2013
 
December 31
 
September 30
 
June 30
 
March 31
 
 
 
 
 
 
 
 
 
Rental and related revenue
 
$226,575
 
$221,655
 
$215,308
 
$209,879
General contractor and service fee revenue
 
$45,592
 
$62,807
 
$50,793
 
$47,404
 
 
 
 
 
 
 
 
 
General Partner
 
 
 
 
 
 
 
 
Net income (loss) attributable to common shareholders
 
$69,574
 
$(6,067)
 
$61,494
 
$28,043
Basic income (loss) per common share
 
$0.21
 
$(0.02)
 
$0.19
 
$0.09
Diluted income (loss) per common share
 
$0.21
 
$(0.02)
 
$0.19
 
$0.09
Weighted average common shares
 
326,059
 
324,895
 
322,489
 
314,936
Weighted average common shares and potential dilutive securities
 
330,834
 
324,895
 
327,098
 
319,571
 
 
 
 
 
 
 
 
 
Partnership
 
 
 
 
 
 
 
 
Net income (loss) attributable to common unitholders
 
$70,526
 
$(6,159)
 
$62,336
 
$28,435
Basic income (loss) per Common Unit
 
$0.21
 
$(0.02)
 
$0.19
 
$0.09
Diluted income (loss) per Common Unit
 
$0.21
 
$(0.02)
 
$0.19
 
$0.09
Weighted average Common Units
 
330,446
 
329,283
 
326,877
 
319,341
Weighted average Common Units and potential dilutive securities
 
330,834
 
329,283
 
327,098
 
319,571

(16)
Subsequent Events
Declaration of Dividends/Distributions
The General Partner's board of directors declared the following distributions at its regularly scheduled board meeting held on January 28, 2015:
Class of stock/units
Quarterly
Amount per Share or Unit
 
Record Date
 
Payment Date
Common
$
0.17

 
February 17, 2015
 
February 27, 2015
Agreement to Sell Suburban Office Portfolio
On January 28, 2015, the General Partner announced that it had agreed to sell a portfolio of suburban office properties and undeveloped land, for a total purchase price of $1.12 billion, to an affiliate of Starwood Capital Group in a joint venture with affiliates of Vanderbilt Partners and Trinity Capital Advisors. The portfolio includes all of the company’s wholly-owned suburban office properties located in Nashville, Raleigh, South Florida and St. Louis. Closing is subject to customary conditions and is expected to occur on or about April 1, 2015 except for one property that is under construction and is expected to close upon completion in late 2015.

-97-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
Anaheim, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Kraemer Bldg 1
 
Industrial

 
6,648

 
7,008

 
86

 
6,648

 
7,094

 
13,742

 
509

1999
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Atlanta, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Airport Distribution Ctr III
 
Industrial

 
4,064

 
11,990

 

 
4,064

 
11,990

 
16,054

 
578

2002
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Aurora, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
525 North Enterprise Street
 
Industrial

 
342

 
1,678

 
(1
)
 
231

 
1,788

 
2,019

 
783

1984
1999
 
615 North Enterprise Street
 
Industrial

 
468

 
2,408

 
590

 
315

 
3,151

 
3,466

 
1,394

1984
1999
 
3737 East Exchange
 
Industrial

 
598

 
2,521

 
328

 
403

 
3,044

 
3,447

 
1,330

1985
1999
 
880 North Enterprise Street
 
Industrial
3,577

 
1,150

 
5,066

 
969

 
1,150

 
6,035

 
7,185

 
2,631

2000
2000
 
Meridian Office Service Center
 
Industrial

 
567

 
1,083

 
1,688

 
567

 
2,771

 
3,338

 
1,599

2001
2001
 
Genera Corporation
 
Industrial
3,207

 
1,957

 
3,827

 
25

 
1,957

 
3,852

 
5,809

 
1,879

2004
2004
 
Butterfield 550
 
Industrial
13,458

 
9,185

 
10,795

 
6,037

 
9,188

 
16,829

 
26,017

 
4,951

2008
2008
 
940 N. Enterprise
 
Industrial

 
2,674

 
6,962

 
1,180

 
2,674

 
8,142

 
10,816

 
801

1998
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Austell, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hartman Business Center V
 
Industrial

 
2,640

 
21,471

 

 
2,640

 
21,471

 
24,111

 
2,349

2008
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Avon, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
AllPoints Midwest Bldg 4
 
Industrial

 
4,111

 
9,943

 

 
4,111

 
9,943

 
14,054

 
1,345

2012
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baltimore, Maryland
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5901 Holabird Ave
 
Industrial

 
3,345

 
3,957

 
3,379

 
3,345

 
7,336

 
10,681

 
3,415

2008
2008
 
5003 Holabird Ave
 
Industrial

 
6,488

 
9,162

 
1,961

 
6,488

 
11,123

 
17,611

 
3,672

2008
2008
 
2010 Broening Hwy.
 
Industrial

 
37,557

 
45,441

 

 
37,557

 
45,441

 
82,998

 
850

2014
2014
 
5501 Holabird Ave.
 
Industrial

 
13,724

 
9,063

 

 
13,724

 
9,063

 
22,787

 
316

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baytown, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cedar Crossing
 
Industrial
9,489

 
9,323

 
5,934

 

 
9,323

 
5,934

 
15,257

 
2,880

2005
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bloomington, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hampshire Dist Center North
 
Industrial

 
779

 
4,474

 
1,320

 
779

 
5,794

 
6,573

 
2,680

1979
1997
 
Hampshire Dist Center South
 
Industrial

 
901

 
5,010

 
516

 
900

 
5,527

 
6,427

 
2,534

1979
1997
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Blue Ash, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lake Forest Place
 
Office

 
1,953

 
17,886

 
8,164

 
1,953

 
26,050

 
28,003

 
12,904

1985
1996
 
Northmark Bldg 1
 
Office

 
1,452

 
2,246

 
1,347

 
1,452

 
3,593

 
5,045

 
1,548

1987
2004
 
Westlake Center
 
Office

 
2,459

 
13,686

 
5,859

 
2,459

 
19,545

 
22,004

 
9,865

1981
1996
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-98-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
Bolingbrook, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Dawes Transportation
 
Industrial

 
3,050

 
4,453

 
142

 
3,050

 
4,595

 
7,645

 
2,452

2005
2005
 
515 Crossroads Parkway
 
Industrial
2,725

 
917

 
4,182

 
623

 
917

 
4,805

 
5,722

 
1,577

1999
2002
 
Crossroads 1
 
Industrial
3,679

 
1,418

 
5,794

 
682

 
1,418

 
6,476

 
7,894

 
1,272

1998
2010
 
Crossroads 3
 
Industrial
2,663

 
1,330

 
4,450

 
136

 
1,330

 
4,586

 
5,916

 
860

2000
2010
 
370 Crossroads Parkway
 
Industrial

 
2,409

 
5,324

 
358

 
2,409

 
5,682

 
8,091

 
1,242

1989
2011
 
605 Crossroads Parkway
 
Industrial

 
3,656

 
7,832

 
257

 
3,656

 
8,089

 
11,745

 
1,122

1998
2011
 
335 Crossroads Parkway
 
Industrial

 
2,574

 
8,384

 
395

 
2,574

 
8,779

 
11,353

 
784

1997
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Boynton Beach, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gateway Center 1
 
Industrial

 
4,271

 
6,119

 
980

 
4,271

 
7,099

 
11,370

 
1,414

2002
2010
 
Gateway Center 2
 
Industrial

 
2,006

 
4,965

 
134

 
2,006

 
5,099

 
7,105

 
988

2002
2010
 
Gateway Center 3
 
Industrial

 
2,381

 
3,251

 
46

 
2,381

 
3,297

 
5,678

 
576

2002
2010
 
Gateway Center 4
 
Industrial

 
1,800

 
2,675

 
110

 
1,800

 
2,785

 
4,585

 
486

2000
2010
 
Gateway Center 5
 
Industrial

 
1,238

 
2,027

 
1,032

 
1,238

 
3,059

 
4,297

 
676

2000
2010
 
Gateway Center 6
 
Industrial

 
1,238

 
1,940

 
694

 
1,238

 
2,634

 
3,872

 
576

2000
2010
 
Gateway Center 7
 
Industrial

 
1,800

 
2,725

 
41

 
1,800

 
2,766

 
4,566

 
473

2000
2010
 
Gateway Center 8
 
Industrial
9,264

 
4,781

 
10,343

 
934

 
4,781

 
11,277

 
16,058

 
1,777

2004
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Braselton, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Braselton II
 
Industrial

 
1,365

 
7,811

 
4,890

 
1,884

 
12,182

 
14,066

 
3,501

2001
2001
 
625 Braselton Pkwy
 
Industrial
19,480

 
9,855

 
21,458

 
5,652

 
11,062

 
25,903

 
36,965

 
9,098

2006
2005
 
1350 Braselton Parkway
 
Industrial

 
8,227

 
8,874

 
5,193

 
8,227

 
14,067

 
22,294

 
5,662

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Brentwood, Tennessee
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Brentwood South Bus Ctr I
 
Industrial

 
1,065

 
4,905

 
1,670

 
1,065

 
6,575

 
7,640

 
2,598

1987
1999
 
Brentwood South Bus Ctr II
 
Industrial

 
1,065

 
2,410

 
1,804

 
1,065

 
4,214

 
5,279

 
1,665

1987
1999
 
Brentwood South Bus Ctr III
 
Industrial

 
848

 
3,457

 
1,233

 
848

 
4,690

 
5,538

 
1,824

1989
1999
 
Creekside Crossing I
 
Office

 
1,566

 
6,863

 
2,193

 
1,566

 
9,056

 
10,622

 
4,324

1998
1998
 
Creekside Crossing II
 
Office

 
2,087

 
6,408

 
2,490

 
2,087

 
8,898

 
10,985

 
3,941

2000
2000
 
Creekside Crossing III
 
Office

 
2,969

 
6,866

 
3,049

 
2,969

 
9,915

 
12,884

 
3,038

2006
2006
 
Creekside Crossing IV
 
Office

 
2,966

 
5,540

 
6,299

 
2,877

 
11,928

 
14,805

 
3,475

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bridgeton, Missouri
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
DukePort I
 
Industrial

 
2,124

 
5,374

 
430

 
2,124

 
5,804

 
7,928

 
1,235

1996
2010
 
DukePort II
 
Industrial

 
1,470

 
2,880

 
61

 
1,470

 
2,941

 
4,411

 
710

1997
2010
 
DukePort V
 
Industrial

 
600

 
2,898

 
197

 
600

 
3,095

 
3,695

 
518

1998
2010
 
DukePort VI
 
Industrial

 
1,664

 
6,145

 
182

 
1,664

 
6,327

 
7,991

 
1,407

1999
2010
 
DukePort VII
 
Industrial

 
834

 
3,960

 
58

 
834

 
4,018

 
4,852

 
734

1999
2010
 
DukePort IX
 
Industrial

 
2,475

 
5,646

 
1,755

 
2,475

 
7,401

 
9,876

 
1,219

2001
2010

-99-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Brooklyn Park, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
7300 Northland Drive
 
Industrial

 
700

 
5,565

 
388

 
703

 
5,950

 
6,653

 
2,525

1999
1998
 
Crosstown North Bus. Ctr. 1
 
Industrial
3,234

 
835

 
4,651

 
1,226

 
1,121

 
5,591

 
6,712

 
2,301

1998
1999
 
Crosstown North Bus. Ctr. 4
 
Industrial
4,885

 
2,079

 
5,828

 
1,776

 
2,233

 
7,450

 
9,683

 
3,029

1999
1999
 
Crosstown North Bus. Ctr. 5
 
Industrial
2,897

 
1,079

 
3,983

 
866

 
1,354

 
4,574

 
5,928

 
1,938

2000
2000
 
Crosstown North Bus. Ctr. 10
 
Industrial
3,909

 
2,757

 
3,660

 
1,219

 
2,723

 
4,913

 
7,636

 
2,590

2005
2005
 
Crosstown North Bus. Ctr. 12
 
Industrial
6,910

 
4,564

 
7,852

 
1,122

 
4,564

 
8,974

 
13,538

 
3,185

2005
2005
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Burleson, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Emergency @ Burleson
 
Medical Office

 
3,425

 
9,902

 

 
3,425

 
9,902

 
13,327

 
353

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Burr Ridge, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Burr Ridge Medical Center
 
Medical Office

 
5,392

 
31,506

 
2,074

 
5,392

 
33,580

 
38,972

 
3,797

2010
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Carmel, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hamilton Crossing I
 
Office

 
833

 
2,445

 
3,304

 
845

 
5,737

 
6,582

 
3,247

2000
1993
 
Hamilton Crossing II
 
Office

 
313

 
492

 
1,717

 
313

 
2,209

 
2,522

 
1,172

1997
1997
 
Hamilton Crossing III
 
Office

 
890

 
6,144

 
4,956

 
890

 
11,100

 
11,990

 
3,583

2000
2000
 
Hamilton Crossing IV
 
Office

 
515

 
4,768

 
771

 
515

 
5,539

 
6,054

 
2,437

1999
1999
 
Hamilton Crossing VI
 
Office

 
1,044

 
12,632

 
1,363

 
1,068

 
13,971

 
15,039

 
5,361

2004
2004
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Carol Stream, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Carol Stream IV
 
Industrial
7,808

 
3,204

 
11,970

 
1,308

 
3,204

 
13,278

 
16,482

 
4,213

2004
2003
 
Carol Stream I
 
Industrial

 
1,095

 
3,438

 

 
1,095

 
3,438

 
4,533

 
797

1998
2010
 
Carol Stream III
 
Industrial

 
1,556

 
6,300

 
370

 
1,569

 
6,657

 
8,226

 
1,140

2002
2010
 
250 Kehoe Blvd, Carol Stream
 
Industrial

 
1,715

 
7,560

 
221

 
1,715

 
7,781

 
9,496

 
927

2008
2011
 
720 Center Avenue
 
Industrial

 
4,031

 
20,735

 
1,024

 
4,756

 
21,034

 
25,790

 
3,798

1999
2011
 
189-199 Easy Street
 
Industrial

 
1,075

 
3,739

 
11

 
1,075

 
3,750

 
4,825

 
458

1995
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cary, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
200 Regency Forest Drive
 
Office

 
1,230

 
11,806

 
3,237

 
1,230

 
15,043

 
16,273

 
5,782

1999
1999
 
100 Regency Forest Drive
 
Office

 
1,538

 
9,190

 
3,106

 
1,618

 
12,216

 
13,834

 
4,955

1997
1999
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cedar Park, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cedar Park MOB I
 
Medical Office

 
576

 
15,666

 
972

 
576

 
16,638

 
17,214

 
3,071

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cedartown, Georgia
 
 
 
 
 
 
 
 
 
 
 
Harbin Clinic Cedartown MOB
 
Medical Office

 
755

 
3,121

 

 
755

 
3,121

 
3,876

 
351

2007
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-100-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
Celebration, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Celebration Medical Plaza
 
Medical Office
12,300

 
558

 
17,335

 
384

 
558

 
17,719

 
18,277

 
2,545

2006
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Chantilly, Virginia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
15002 Northridge Dr.
 
Office

 
2,082

 
1,263

 
1,831

 
2,082

 
3,094

 
5,176

 
1,446

2007
2007
 
15004 Northridge Dr.
 
Office

 
2,366

 
1,920

 
2,184

 
2,366

 
4,104

 
6,470

 
1,658

2007
2007
 
15006 Northridge Dr.
 
Office

 
2,920

 
1,892

 
2,359

 
2,920

 
4,251

 
7,171

 
1,597

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Charlotte, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Morehead Medical Plaza I
 
Medical Office

 
191

 
39,047

 
130

 
191

 
39,177

 
39,368

 
6,819

2006
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Chino, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Chino I
 
Industrial

 
14,046

 
8,236

 
1,971

 
14,046

 
10,207

 
24,253

 
1,277

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cincinnati, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
311 Elm
 
Office

 
339

 
5,163

 
1,492

 

 
6,994

 
6,994

 
5,497

1986
1993
 
8790 Governor's Hill
 
Office

 
400

 
4,182

 
1,507

 
408

 
5,681

 
6,089

 
3,293

1985
1993
 
8600/8650 Governor's Hill Dr.
 
Office

 
1,220

 
16,078

 
8,008

 
1,245

 
24,061

 
25,306

 
14,316

1986
1993
 
8230 Kenwood Commons
 
Office
2,131

 
638

 
3,864

 
1,333

 
638

 
5,197

 
5,835

 
3,886

1986
1993
 
8280 Kenwood Commons
 
Office
1,269

 
638

 
2,539

 
908

 
638

 
3,447

 
4,085

 
2,302

1986
1993
 
Kenwood Medical Office Bldg.
 
Medical Office

 

 
7,663

 
100

 

 
7,763

 
7,763

 
3,262

1999
1999
 
Pfeiffer Woods
 
Office

 
1,450

 
11,612

 
1,443

 
1,450

 
13,055

 
14,505

 
5,316

1998
1999
 
Remington Park Building A and B
 
Office

 
1,120

 
2,062

 
484

 
1,120

 
2,546

 
3,666

 
1,741

1982
1997
 
Triangle Office Park
 
Office

 
1,018

 
9,521

 
57

 
1,018

 
9,578

 
10,596

 
8,852

1985
1993
 
World Park Bldg 8
 
Industrial

 
1,095

 
2,640

 
301

 
1,095

 
2,941

 
4,036

 
584

1989
2010
 
World Park Bldg 11
 
Industrial

 
674

 
2,032

 
296

 
674

 
2,328

 
3,002

 
531

1989
2010
 
World Park Bldg 14
 
Industrial

 
668

 
3,617

 
157

 
668

 
3,774

 
4,442

 
808

1989
2010
 
World Park Bldg 15
 
Industrial

 
488

 
1,769

 
62

 
488

 
1,831

 
2,319

 
323

1990
2010
 
World Park Bldg 16
 
Industrial

 
525

 
2,086

 
1

 
525

 
2,087

 
2,612

 
417

1989
2010
 
World Park Bldg 17
 
Industrial

 
1,133

 
5,550

 
73

 
1,133

 
5,623

 
6,756

 
915

1994
2010
 
World Park Bldg 18
 
Industrial

 
1,268

 
5,200

 
104

 
1,268

 
5,304

 
6,572

 
925

1997
2010
 
World Park Bldg 28
 
Industrial

 
870

 
5,293

 
866

 
870

 
6,159

 
7,029

 
921

1998
2010
 
World Park Bldg 29
 
Industrial

 
1,605

 
10,220

 
11

 
1,605

 
10,231

 
11,836

 
1,685

1998
2010
 
World Park Bldg 30
 
Industrial

 
2,492

 
11,964

 
447

 
2,492

 
12,411

 
14,903

 
2,326

1999
2010
 
World Park Bldg 31
 
Industrial

 
533

 
2,531

 
354

 
533

 
2,885

 
3,418

 
528

1998
2010
 
Western Ridge
 
Medical Office

 
1,894

 
8,028

 
785

 
1,915

 
8,792

 
10,707

 
1,744

2010
2010
 
Western Ridge MOB II
 
Medical Office

 
1,020

 
3,544

 
59

 
1,020

 
3,603

 
4,623

 
595

2011
2011
 
Good Samaritan Clifton
 
Medical Office

 
50

 
8,438

 
105

 
50

 
8,543

 
8,593

 
875

1992
2012
 
TriHealth Cardiology Anderson
 
Medical Office

 
1,095

 
3,852

 
538

 
1,095

 
4,390

 
5,485

 
309

2013
2013
 
West Chester Medical Off. Bldg
 
Medical Office

 
1,818

 
9,544

 

 
1,818

 
9,544

 
11,362

 
149

2014
2014

-101-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
College Station, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
College Station Medical Center
 
Medical Office

 
5,551

 
33,770

 
1,981

 
5,551

 
35,751

 
41,302

 
2,932

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Colleyville, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Emergency @ Colleyville
 
Medical Office

 
2,853

 
6,404

 

 
2,853

 
6,404

 
9,257

 
151

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Columbus, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
4343 Easton Commons land lot
 
Grounds

 
796

 

 

 
796

 

 
796

 

n/a
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-102-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
Coppell, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Freeport X
 
Industrial
15,093

 
8,198

 
16,878

 
3,283

 
8,198

 
20,161

 
28,359

 
11,947

2004
2004
 
Point West VI
 
Industrial
15,805

 
10,181

 
15,550

 
6,870

 
10,181

 
22,420

 
32,601

 
7,159

2008
2008
 
Point West VII
 
Industrial
13,775

 
6,785

 
13,668

 
6,637

 
7,201

 
19,889

 
27,090

 
7,946

2008
2008
 
Samsung Pkg Lot-PWT7
 
Grounds

 
306

 

 
(189
)
 
117

 

 
117

 

n/a
2009
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Corona, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1283 Sherborn Street
 
Industrial

 
8,677

 
16,778

 
40

 
8,677

 
16,818

 
25,495

 
3,106

2005
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cranbury, New Jersey
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
311 Half Acre Road
 
Industrial

 
6,600

 
14,636

 

 
6,600

 
14,636

 
21,236

 
1,095

2004
2013
 
315 Half Acre Road
 
Industrial

 
14,100

 
30,084

 

 
14,100

 
30,084

 
44,184

 
2,223

2004
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Dallas, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Administration Building
 
Medical Office

 
50

 
14,435

 
100

 
150

 
14,435

 
14,585

 
2,865

2009
2009
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Davenport, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Park 27 Distribution Center I
 
Industrial

 
2,449

 
5,224

 
392

 
2,660

 
5,405

 
8,065

 
2,656

2003
2003
 
Park 27 Distribution Center II
 
Industrial

 
4,374

 
7,967

 
5,387

 
4,746

 
12,982

 
17,728

 
5,512

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Davie, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Westport Business Park 1
 
Industrial
2,071

 
1,200

 
1,317

 
59

 
1,200

 
1,376

 
2,576

 
341

1991
2011
 
Westport Business Park 2
 
Industrial
1,733

 
1,088

 
798

 
228

 
1,088

 
1,026

 
2,114

 
238

1991
2011
 
Westport Business Park 3
 
Industrial
5,131

 
2,363

 
6,333

 
826

 
2,363

 
7,159

 
9,522

 
1,204

1991
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Deerfield Township, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Deerfield Crossing A
 
Office

 
1,493

 
10,293

 
2,770

 
1,493

 
13,063

 
14,556

 
5,440

1999
1999
 
Deerfield Crossing B
 
Office

 
1,069

 
9,473

 
1,096

 
1,069

 
10,569

 
11,638

 
3,980

2001
2001
 
Governor's Pointe 4770
 
Office

 
586

 
7,196

 
1,406

 
596

 
8,592

 
9,188

 
5,775

1986
1993
 
Governor's Pointe 4705
 
Office

 
719

 
5,642

 
4,415

 
928

 
9,848

 
10,776

 
5,943

1988
1993
 
Governor's Pointe 4605
 
Office

 
578

 
15,709

 
8,409

 
996

 
23,700

 
24,696

 
12,148

1990
1993
 
Governor's Pointe 4660
 
Office

 
385

 
3,784

 
2,002

 
385

 
5,786

 
6,171

 
2,184

1997
1997
 
Governor's Pointe 4680
 
Office

 
811

 
6,088

 
2,578

 
811

 
8,666

 
9,477

 
3,699

1998
1998
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Deer Park, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
801 Seaco Court
 
Industrial

 
2,331

 
5,158

 

 
2,331

 
5,158

 
7,489

 
771

2006
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Duluth, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2775 Premiere Parkway
 
Industrial
6,528

 
560

 
4,421

 
582

 
560

 
5,003

 
5,563

 
1,904

1997
1999
 
3079 Premiere Parkway
 
Industrial
9,484

 
776

 
4,695

 
2,524

 
776

 
7,219

 
7,995

 
2,842

1998
1999

-103-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
2855 Premiere Parkway
 
Industrial
6,074

 
765

 
3,110

 
1,106

 
765

 
4,216

 
4,981

 
1,698

1999
1999
 
6655 Sugarloaf
 
Industrial
13,179

 
1,651

 
6,985

 
1,088

 
1,659

 
8,065

 
9,724

 
2,847

1998
2001
 
6650 Sugarloaf Parkway
 
Office
5,060

 
1,573

 
4,240

 
673

 
1,573

 
4,913

 
6,486

 
1,085

2004
2011
 
2450 Meadowbrook Parkway
 
Industrial

 
383

 
1,622

 
616

 
383

 
2,238

 
2,621

 
472

1989
2010
 
2625 Pinemeadow Court
 
Industrial

 
861

 
3,321

 
199

 
861

 
3,520

 
4,381

 
649

1994
2010
 
2660 Pinemeadow Court
 
Industrial

 
540

 
2,302

 
41

 
540

 
2,343

 
2,883

 
579

1996
2010
 
2450 Satellite Boulevard
 
Industrial

 
556

 
2,463

 
126

 
556

 
2,589

 
3,145

 
742

1994
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
DuPont, WA
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Amazon DuPont
 
Industrial

 
34,634

 
39,342

 
(1,138
)
 
34,515

 
38,323

 
72,838

 
2,881

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Durham, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1805 T.W. Alexander Drive
 
Industrial

 
4,110

 
10,497

 
159

 
4,110

 
10,656

 
14,766

 
1,376

2000
2011
 
1757 T.W. Alexander Drive
 
Industrial
8,623

 
2,998

 
9,095

 

 
2,998

 
9,095

 
12,093

 
1,284

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Eagan, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Apollo Industrial Ctr I
 
Industrial
3,276

 
866

 
3,750

 
1,893

 
880

 
5,629

 
6,509

 
2,556

1997
1997
 
Apollo Industrial Ctr II
 
Industrial
1,617

 
474

 
2,332

 
402

 
474

 
2,734

 
3,208

 
1,051

2000
2000
 
Apollo Industrial Ctr III
 
Industrial
3,823

 
1,432

 
6,103

 
24

 
1,432

 
6,127

 
7,559

 
2,334

2000
2000
 
Silver Bell Commons
 
Industrial

 
1,807

 
5,527

 
2,261

 
1,740

 
7,855

 
9,595

 
3,615

1999
1999
 
Trapp Road Commerce Center I
 
Industrial
2,213

 
671

 
3,754

 
507

 
691

 
4,241

 
4,932

 
1,894

1996
1998
 
Trapp Road Commerce Center II
 
Industrial
3,867

 
1,250

 
5,917

 
1,433

 
1,250

 
7,350

 
8,600

 
3,135

1998
1998
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Earth City, Missouri
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rider Trail
 
Office

 
2,615

 
9,779

 
4,426

 
2,615

 
14,205

 
16,820

 
6,686

1987
1997
 
3300 Pointe 70
 
Office

 
1,186

 
5,990

 
2,933

 
1,186

 
8,923

 
10,109

 
4,595

1989
1997
 
Corporate Center, Earth City
 
Industrial

 
783

 
1,282

 
2,929

 
610

 
4,384

 
4,994

 
1,425

2000
2000
 
Corporate Trail Distribution
 
Industrial

 
2,850

 
6,163

 
2,239

 
2,875

 
8,377

 
11,252

 
3,785

2006
2006
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
East Point, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Camp Creek Bldg 1400
 
Office
5,665

 
561

 
2,394

 
1,789

 
633

 
4,111

 
4,744

 
1,661

1988
2001
 
Camp Creek Bldg 1800
 
Office
4,634

 
462

 
2,440

 
952

 
515

 
3,339

 
3,854

 
1,402

1989
2001
 
Camp Creek Bldg 2000
 
Office
4,999

 
395

 
2,249

 
1,223

 
504

 
3,363

 
3,867

 
1,411

1989
2001
 
Camp Creek Bldg 2400
 
Industrial
4,321

 
296

 
1,288

 
1,800

 
369

 
3,015

 
3,384

 
995

1988
2001
 
Camp Creek Bldg 2600
 
Industrial
5,323

 
364

 
2,014

 
2,106

 
1,687

 
2,797

 
4,484

 
1,934

1990
2001
 
3201 Centre Parkway
 
Industrial
20,908

 
4,406

 
9,506

 
3,865

 
5,565

 
12,212

 
17,777

 
5,982

2004
2004
 
Camp Creek Bldg 1200
 
Office

 
1,334

 
608

 
1,252

 
1,400

 
1,794

 
3,194

 
973

2005
2005
 
3900 North Commerce
 
Industrial
6,265

 
1,059

 
2,966

 
930

 
1,210

 
3,745

 
4,955

 
1,275

2005
2005
 
3909 North Commerce
 
Industrial

 
5,687

 
10,192

 
26,244

 
15,102

 
27,021

 
42,123

 
11,690

2006
2006
 
4200 North Commerce
 
Industrial
17,012

 
2,065

 
7,076

 
3,008

 
2,416

 
9,733

 
12,149

 
2,594

2006
2006

-104-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Camp Creek Building 1000
 
Office

 
1,537

 
1,538

 
1,305

 
1,606

 
2,774

 
4,380

 
1,775

2006
2006
 
3000 Centre Parkway
 
Industrial

 
1,163

 
1,072

 
1,248

 
1,252

 
2,231

 
3,483

 
927

2007
2007
 
1500 Centre Parkway
 
Office

 
1,683

 
3,099

 
3,436

 
1,814

 
6,404

 
8,218

 
1,694

2008
2008
 
1100 Centre Parkway
 
Office

 
1,309

 
4,881

 
530

 
1,382

 
5,338

 
6,720

 
1,481

2008
2008
 
4800 N. Commerce Dr. (Site Q)
 
Industrial

 
2,476

 
4,650

 
2,059

 
2,724

 
6,461

 
9,185

 
2,211

2008
2008
 
4100 North Commerce Drive
 
Industrial

 
3,130

 
9,115

 
527

 
3,312

 
9,460

 
12,772

 
782

2013
2013
 
FedEx BTS
 
Industrial

 
1,878

 
3,842

 

 
1,878

 
3,842

 
5,720

 
78

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Edwardsville, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lakeview Commerce Building I
 
Industrial

 
4,561

 
18,604

 

 
4,561

 
18,604

 
23,165

 
1,708

2006
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Elk Grove Village, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1717 Busse Road
 
Industrial
13,003

 
3,602

 
19,016

 

 
3,602

 
19,016

 
22,618

 
2,454

2004
2011
 
Yusen BTS
 
Industrial

 
8,152

 
9,948

 
253

 
8,157

 
10,196

 
18,353

 
1,036

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Ellenwood, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Anvil Block Road BTS
 
Industrial

 
4,664

 
9,265

 

 
4,664

 
9,265

 
13,929

 
212

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fairfax, Virginia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fair Oaks MOB
 
Medical Office

 
808

 
28,570

 
263

 
808

 
28,833

 
29,641

 
3,746

2009
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fairfield, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Union Centre Industrial Park 2
 
Industrial

 
5,635

 
8,709

 
2,277

 
5,635

 
10,986

 
16,621

 
4,038

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fishers, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Exit 5 Building 1
 
Industrial

 
822

 
2,606

 
373

 
581

 
3,220

 
3,801

 
1,229

1999
1999
 
Exit 5 Building 2
 
Industrial

 
749

 
2,830

 
1,155

 
555

 
4,179

 
4,734

 
1,617

2000
2000
 
St. Vincent Northeast MOB
 
Medical Office

 

 
22,974

 
4,836

 
4,235

 
23,575

 
27,810

 
10,328

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Flower Mound, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lakeside Ranch Bldg 20
 
Industrial

 
9,861

 
20,994

 
350

 
9,861

 
21,344

 
31,205

 
4,664

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fort Worth, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Riverpark Bldg 700
 
Industrial

 
3,975

 
10,766

 
193

 
3,975

 
10,959

 
14,934

 
2,323

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Franklin, Tennessee
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Aspen Grove Business Ctr I
 
Industrial

 
936

 
3,609

 
3,727

 
936

 
7,336

 
8,272

 
2,901

1996
1999
 
Aspen Grove Business Ctr II
 
Industrial

 
1,151

 
6,013

 
984

 
1,151

 
6,997

 
8,148

 
2,727

1996
1999
 
Aspen Grove Business Ctr III
 
Industrial

 
970

 
5,116

 
799

 
970

 
5,915

 
6,885

 
2,378

1998
1999
 
Aspen Grove Business Center IV
 
Industrial

 
492

 
2,234

 
597

 
492

 
2,831

 
3,323

 
903

2002
2002

-105-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Aspen Grove Business Ctr V
 
Industrial

 
943

 
5,024

 
2,641

 
943

 
7,665

 
8,608

 
4,004

1996
1999
 
Aspen Grove Flex Center II
 
Industrial

 
240

 
1,052

 
533

 
240

 
1,585

 
1,825

 
167

1999
1999
 
Aspen Grove Office Center I
 
Office

 
950

 
5,412

 
2,956

 
950

 
8,368

 
9,318

 
3,350

1999
1999
 
Aspen Grove Flex Center I
 
Industrial

 
301

 
1,061

 
914

 
301

 
1,975

 
2,276

 
797

1999
1999
 
Aspen Grove Flex Center III
 
Industrial

 
327

 
851

 
1,172

 
327

 
2,023

 
2,350

 
741

2001
2001
 
Aspen Grove Flex Center IV
 
Industrial

 
205

 
821

 
242

 
205

 
1,063

 
1,268

 
375

2001
2001
 
Aspen Corporate Center 100
 
Office

 
723

 
2,358

 
542

 
723

 
2,900

 
3,623

 
788

2004
2004
 
Aspen Corporate Center 200
 
Office

 
1,306

 
564

 
1,755

 
1,306

 
2,319

 
3,625

 
851

2006
2006
 
Aspen Corporate Center 300
 
Office

 
1,451

 
2,050

 
1,902

 
1,460

 
3,943

 
5,403

 
1,504

2008
2008
 
Aspen Corporate Center 400
 
Office

 
1,833

 
1,961

 
2,515

 
1,833

 
4,476

 
6,309

 
1,731

2007
2007
 
Aspen Grove Office Center II
 
Office

 
2,320

 
5,218

 
3,862

 
2,320

 
9,080

 
11,400

 
2,511

2007
2007
 
Brentwood South Bus Ctr IV
 
Industrial

 
569

 
2,046

 
1,424

 
569

 
3,470

 
4,039

 
1,692

1990
1999
 
Brentwood South Bus Ctr V
 
Industrial

 
445

 
1,846

 
355

 
445

 
2,201

 
2,646

 
894

1990
1999
 
Brentwood South Bus Ctr VI
 
Industrial
1,214

 
489

 
1,094

 
1,065

 
489

 
2,159

 
2,648

 
816

1990
1999
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Franklin Park, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
O'Hare Distribution Ctr
 
Industrial

 
3,900

 
2,702

 
1,346

 
3,900

 
4,048

 
7,948

 
1,049

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Frisco, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Duke Bridges VII
 
Medical Office

 
3,842

 
29,201

 

 
3,842

 
29,201

 
33,043

 
1,207

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Garden City, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Aviation Court Land
 
Grounds

 
1,509

 

 

 
1,509

 

 
1,509

 
170

n/a
2006
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Garner, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
600 Greenfield North
 
Industrial

 
597

 
3,049

 
190

 
598

 
3,238

 
3,836

 
729

2006
2011

-106-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
700 Greenfield North
 
Industrial

 
468

 
2,664

 
114

 
469

 
2,777

 
3,246

 
596

2007
2011
 
800 Greenfield North
 
Industrial

 
438

 
5,772

 
95

 
440

 
5,865

 
6,305

 
674

2004
2011
 
900 Greenfield North
 
Industrial

 
422

 
6,249

 
340

 
425

 
6,586

 
7,011

 
741

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Geneva, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1800 Averill Road
 
Industrial

 
3,189

 
11,890

 
7,626

 
4,778

 
17,927

 
22,705

 
2,010

2013
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Germantown, Tennessee
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Centerre Baptist Rehab Hosp.
 
Medical Office

 
1,032

 
16,240

 

 
1,032

 
16,240

 
17,272

 
211

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Goodyear, Arizona
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Goodyear One
 
Industrial

 
5,142

 
4,661

 
2,062

 
5,142

 
6,723

 
11,865

 
2,824

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gouldsboro, Pennsylvania
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
400 First Avenue
 
Industrial
27,745

 
9,500

 
51,645

 
110

 
9,500

 
51,755

 
61,255

 
3,028

2007
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Grand Prairie, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Grand Lakes I
 
Industrial

 
8,106

 
10,632

 
2,748

 
8,040

 
13,446

 
21,486

 
5,747

2006
2006
 
Grand Lakes II
 
Industrial

 
11,853

 
12,946

 
8,521

 
11,853

 
21,467

 
33,320

 
7,820

2008
2008
 
Pioneer 161 Building
 
Industrial

 
7,381

 
17,628

 
13

 
7,381

 
17,641

 
25,022

 
3,784

2008
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Grove City, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
SouthPointe Building A
 
Industrial

 
844

 
5,606

 
336

 
844

 
5,942

 
6,786

 
1,256

1995
2010
 
SouthPointe Building B
 
Industrial

 
790

 
5,284

 
60

 
790

 
5,344

 
6,134

 
1,147

1996
2010
 
SouthPointe Building C
 
Industrial

 
754

 
6,418

 
83

 
754

 
6,501

 
7,255

 
1,097

1996
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Groveport, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
6600 Port Road
 
Industrial

 
2,725

 
21,728

 
2,736

 
3,213

 
23,976

 
27,189

 
10,787

1998
1997
 
Groveport Commerce Center #437
 
Industrial
5,273

 
1,049

 
6,759

 
2,740

 
1,049

 
9,499

 
10,548

 
3,747

1999
1999
 
Groveport Commerce Center #168
 
Industrial
2,280

 
510

 
2,631

 
1,640

 
510

 
4,271

 
4,781

 
1,584

2000
2000
 
Groveport Commerce Center #345
 
Industrial
4,168

 
1,045

 
6,018

 
1,690

 
1,045

 
7,708

 
8,753

 
3,463

2000
2000
 
Groveport Commerce Center #667
 
Industrial
9,903

 
4,420

 
14,172

 
992

 
4,420

 
15,164

 
19,584

 
8,198

2005
2005
 
Rickenbacker 936
 
Industrial

 
5,680

 
23,872

 
5

 
5,680

 
23,877

 
29,557

 
3,276

2008
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hamilton, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bethesda Specialty Hospital
 
Medical Office

 
1,499

 
4,990

 
122

 
1,499

 
5,112

 
6,611

 
797

2000
2012
 
Bethesda Imaging/ED
 
Medical Office

 
751

 
3,325

 
3,931

 
1,239

 
6,768

 
8,007

 
711

2013
2012
 
Bethesda Sleep Center
 
Medical Office

 
501

 
2,220

 
24

 
501

 
2,244

 
2,745

 
278

2008
2012
 
Bethesda Condo 1
 
Medical Office

 

 
664

 

 

 
664

 
664

 
79

2004
2012
 
Bethesda Condo 2
 
Medical Office

 

 
3,440

 
1,214

 

 
4,654

 
4,654

 
531

2008
2012

-107-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
3090 McBride Road
 
Medical Office

 
375

 
1,208

 
53

 
375

 
1,261

 
1,636

 
238

2008
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hazelwood, Missouri
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lindbergh Distribution Center
 
Industrial

 
8,200

 
9,884

 
3,538

 
8,491

 
13,131

 
21,622

 
4,319

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hebron, Kentucky
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Southpark Building 4
 
Industrial

 
779

 
3,113

 
1,339

 
779

 
4,452

 
5,231

 
2,288

1994
1994
 
CR Services
 
Industrial

 
1,085

 
4,054

 
1,758

 
1,085

 
5,812

 
6,897

 
2,954

1994
1994
 
Hebron Building 1
 
Industrial

 
8,855

 
10,961

 
392

 
8,855

 
11,353

 
20,208

 
5,457

2006
2006
 
Hebron Building 2
 
Industrial

 
6,790

 
9,037

 
3,852

 
6,813

 
12,866

 
19,679

 
5,590

2007
2007
 
Skyport Building 1
 
Industrial

 
1,057

 
5,876

 

 
1,057

 
5,876

 
6,933

 
961

1997
2010
 
Skyport Building 2
 
Industrial

 
1,400

 
9,114

 
185

 
1,400

 
9,299

 
10,699

 
1,661

1998
2010
 
Skyport Building 3
 
Industrial

 
2,016

 
8,529

 
244

 
2,016

 
8,773

 
10,789

 
1,526

2000
2010
 
Skyport Building 5
 
Industrial

 
2,878

 
7,408

 
815

 
2,878

 
8,223

 
11,101

 
2,676

2006
2010
 
Southpark Building 1
 
Industrial

 
553

 
1,706

 
164

 
553

 
1,870

 
2,423

 
448

1990
2010
 
Southpark Building 3
 
Industrial

 
755

 
3,982

 
24

 
755

 
4,006

 
4,761

 
797

1991
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hillsdale, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
4160 Madison Street
 
Industrial

 
1,069

 
866

 
93

 
1,069

 
959

 
2,028

 
358

1974
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Holly Springs, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
REX Holly Springs MOB
 
Medical Office

 
11

 
7,724

 
125

 
11

 
7,849

 
7,860

 
994

2011
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hopkins, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cornerstone Business Center
 
Industrial
1,365

 
1,469

 
8,186

 
1,692

 
1,454

 
9,893

 
11,347

 
4,152

1996
1997
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Houston, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Point North One
 
Industrial

 
3,125

 
2,665

 
2,230

 
3,125

 
4,895

 
8,020

 
2,045

2008
2008
 
Point North Two
 
Industrial

 
4,210

 
5,651

 
3,803

 
3,998

 
9,666

 
13,664

 
907

2013
2013
 
Point North Four
 
Industrial

 
3,957

 
15,093

 

 
3,957

 
15,093

 
19,050

 

2014
2014
 
Point North Parking Lot
 
Grounds

 
583

 

 

 
583

 

 
583

 
21

n/a
2014
 
Sam Houston Crossing Two
 
Office

 
2,088

 
17,392

 
1,619

 
2,088

 
19,011

 
21,099

 
1,830

2013
2013
 
Westland I
 
Industrial

 
4,183

 
4,837

 
3,317

 
4,233

 
8,104

 
12,337

 
3,559

2008
2008
 
Westland II
 
Industrial

 
3,439

 
8,890

 
501

 
3,246

 
9,584

 
12,830

 
1,974

2011
2011
 
Gateway Northwest One
 
Industrial

 
7,204

 
8,028

 

 
7,204

 
8,028

 
15,232

 

2014
2014
 
Gateway Northwest Two
 
Industrial

 
2,981

 
3,122

 

 
2,981

 
3,122

 
6,103

 

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hutchins, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Duke Intermodal I
 
Industrial
9,223

 
5,290

 
9,242

 
2,610

 
5,290

 
11,852

 
17,142

 
4,375

2006
2006

-108-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Independence, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Freedom Square I
 
Office

 
595

 
3,453

 
(1,538
)
 
595

 
1,915

 
2,510

 
1,915

1980
1996
 
Freedom Square II
 
Office

 
1,746

 
11,312

 
(604
)
 
1,746

 
10,708

 
12,454

 
7,049

1987
1996
 
Freedom Square III
 
Office

 
701

 
5,151

 
(1,074
)
 
701

 
4,077

 
4,778

 
2,435

1997
1997
 
Oak Tree Place
 
Office

 
703

 
4,256

 
(972
)
 
703

 
3,284

 
3,987

 
2,563

1995
1997
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Indianapolis, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
St. Vincent Max Simon MOB
 
Medical Office

 
3,209

 
11,575

 
325

 
3,209

 
11,900

 
15,109

 
2,763

2007
2011
 
Centerre/Community Rehab Hosp
 
Medical Office

 
1,150

 
16,709

 
172

 
1,150

 
16,881

 
18,031

 
1,383

2013
2013
 
Park 100 Building 96
 
Industrial
7,487

 
1,171

 
13,804

 
144

 
1,424

 
13,695

 
15,119

 
7,366

1997
1995
 
Park 100 Building 98
 
Industrial

 
273

 
7,151

 
4,104

 
273

 
11,255

 
11,528

 
6,595

1995
1994
 
Park 100 Building 100
 
Industrial

 
103

 
1,889

 
904

 
103

 
2,793

 
2,896

 
1,543

1995
1995
 
Park 100 Building 102
 
Office

 
182

 
996

 
432

 
182

 
1,428

 
1,610

 
496

1982
2005
 
Park 100 Building 116
 
Office

 
341

 
2,806

 
640

 
348

 
3,439

 
3,787

 
2,327

1988
1988
 
Park 100 Building 118
 
Office

 
226

 
1,761

 
1,165

 
230

 
2,922

 
3,152

 
1,733

1988
1993
 
Park 100 Building 122
 
Industrial

 
284

 
3,096

 
1,516

 
290

 
4,606

 
4,896

 
2,589

1990
1993
 
Park 100 Building 124
 
Office

 
227

 
2,143

 
799

 
227

 
2,942

 
3,169

 
1,064

1992
2002
 
Park 100 Building 127
 
Industrial

 
96

 
1,479

 
689

 
96

 
2,168

 
2,264

 
1,148

1995
1995
 
Park 100 Building 141
 
Industrial
1,931

 
1,120

 
2,516

 
295

 
1,120

 
2,811

 
3,931

 
1,200

2005
2005
 
Hewlett-Packard Land Lease
 
Grounds

 
252

 

 

 
252

 

 
252

 
81

n/a
2003
 
Park 100 Bldg 121 Land Lease
 
Grounds

 
5

 

 

 
5

 

 
5

 
2

n/a
2003
 
Hewlett Packard Land Lse-62
 
Grounds

 
45

 

 

 
45

 

 
45

 
14

n/a
2003
 
West 79th St. Parking Lot LL
 
Grounds

 
350

 

 
699

 
1,049

 

 
1,049

 
456

n/a
2006
 
Park Fletcher Building 33
 
Industrial

 
847

 
5,264

 
593

 
847

 
5,857

 
6,704

 
1,722

1997
2006
 
Park Fletcher Building 34
 
Industrial

 
910

 
5,427

 
667

 
910

 
6,094

 
7,004

 
1,718

1997
2006
 
Park Fletcher Building 35
 
Industrial

 
260

 
1,422

 
134

 
260

 
1,556

 
1,816

 
454

1997
2006
 
Park Fletcher Building 36
 
Industrial

 
326

 
2,326

 
94

 
326

 
2,420

 
2,746

 
659

1997
2006
 
Park Fletcher Building 38
 
Industrial

 
1,428

 
5,908

 
(201
)
 
977

 
6,158

 
7,135

 
1,592

1999
2006
 
Park Fletcher Building 39
 
Industrial

 
570

 
2,054

 
112

 
390

 
2,346

 
2,736

 
695

1999
2006
 
Park Fletcher Building 40
 
Industrial

 
761

 
2,965

 
426

 
521

 
3,631

 
4,152

 
943

1999
2006
 
Park Fletcher Building 41
 
Industrial

 
952

 
4,119

 
374

 
952

 
4,493

 
5,445

 
1,348

2001
2006
 
Park Fletcher Building 42
 
Industrial

 
2,095

 
8,273

 
341

 
2,095

 
8,614

 
10,709

 
2,522

2001
2006
 
One Parkwood Crossing
 
Office

 
1,018

 
9,091

 
2,518

 
1,018

 
11,609

 
12,627

 
5,853

1989
1995
 
Three Parkwood Crossing
 
Office

 
1,377

 
7,169

 
2,378

 
1,316

 
9,608

 
10,924

 
4,793

1997
1997
 
Four Parkwood Crossing
 
Office

 
1,383

 
10,197

 
2,595

 
1,431

 
12,744

 
14,175

 
5,493

1998
1998
 
Five Parkwood Crossing
 
Office

 
1,485

 
10,411

 
3,135

 
1,485

 
13,546

 
15,031

 
5,037

1999
1999
 
Six Parkwood Crossing
 
Office

 
1,960

 
12,805

 
2,251

 
1,960

 
15,056

 
17,016

 
5,815

2000
2000
 
Seven Parkwood Crossing
 
Office

 
1,877

 
4,078

 
1,211

 
1,877

 
5,289

 
7,166

 
959

2000
2011
 
Eight Parkwood Crossing
 
Office

 
6,435

 
15,338

 
946

 
6,435

 
16,284

 
22,719

 
8,623

2003
2003

-109-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Nine Parkwood Crossing
 
Office

 
6,046

 
12,818

 
2,850

 
6,047

 
15,667

 
21,714

 
5,618

2005
2005
 
One West
 
Office
14,025

 
5,361

 
16,182

 
5,082

 
5,361

 
21,264

 
26,625

 
5,578

2007
2007
 
PWW Granite City Lease
 
Grounds

 
1,846

 
856

 
143

 
1,989

 
856

 
2,845

 
581

2008
2009
 
One West Parking Garage
 
Grounds

 

 
1,616

 

 

 
1,616

 
1,616

 
138

2007
2011
 
River Road Building I
 
Office

 
856

 
6,162

 
3,164

 
856

 
9,326

 
10,182

 
5,331

1998
1998
 
River Road Building II
 
Office

 
1,827

 
8,287

 
3,233

 
1,886

 
11,461

 
13,347

 
3,485

2008
2008
 
Woodland Corporate Park I
 
Office

 
290

 
3,288

 
2,057

 
290

 
5,345

 
5,635

 
2,254

1998
1998
 
Woodland Corporate Park II
 
Office

 
271

 
2,796

 
2,036

 
271

 
4,832

 
5,103

 
1,956

1999
1999
 
Woodland Corporate Park III
 
Office

 
1,227

 
3,322

 
704

 
1,227

 
4,026

 
5,253

 
1,499

2000
2000
 
Woodland Corporate Park V
 
Office

 
768

 
9,970

 
94

 
768

 
10,064

 
10,832

 
4,462

2003
2003
 
Woodland Corporate Park VI
 
Office

 
2,145

 
10,158

 
4,299

 
2,145

 
14,457

 
16,602

 
5,066

2008
2008
 
Georgetown Rd. Bldg 1
 
Industrial

 
468

 
2,060

 
267

 
468

 
2,327

 
2,795

 
496

1987
2010
 
Georgetown Rd. Bldg 2
 
Industrial

 
465

 
2,154

 
644

 
465

 
2,798

 
3,263

 
484

1987
2010
 
Georgetown Rd. Bldg 3
 
Industrial

 
408

 
1,036

 
121

 
408

 
1,157

 
1,565

 
245

1987
2010
 
North Airport Park Bldg 2
 
Industrial

 
1,800

 
4,998

 
304

 
1,800

 
5,302

 
7,102

 
1,201

1997
2010
 
Park 100 Building 39
 
Industrial

 
628

 
2,284

 
200

 
628

 
2,484

 
3,112

 
517

1987
2010
 
Park 100 Building 48
 
Industrial

 
690

 
1,730

 
406

 
690

 
2,136

 
2,826

 
418

1984
2010
 
Park 100 Building 49
 
Industrial

 
364

 
1,687

 
206

 
364

 
1,893

 
2,257

 
393

1982
2010
 
Park 100 Building 50
 
Industrial

 
327

 
786

 
144

 
327

 
930

 
1,257

 
180

1982
2010
 
Park 100 Building 53
 
Industrial

 
338

 
1,513

 
171

 
338

 
1,684

 
2,022

 
347

1984
2010
 
Park 100 Building 54
 
Industrial

 
354

 
1,390

 
251

 
354

 
1,641

 
1,995

 
302

1984
2010
 
Park 100 Building 57
 
Industrial

 
616

 
1,183

 
311

 
616

 
1,494

 
2,110

 
288

1984
2010
 
Park 100 Building 58
 
Industrial

 
642

 
2,222

 
136

 
642

 
2,358

 
3,000

 
512

1984
2010
 
Park 100 Building 59
 
Industrial

 
411

 
1,455

 
203

 
411

 
1,658

 
2,069

 
350

1985
2010
 
Park 100 Building 60
 
Industrial

 
382

 
1,526

 
87

 
382

 
1,613

 
1,995

 
359

1985
2010
 
Park 100 Building 62
 
Industrial

 
616

 
718

 
36

 
616

 
754

 
1,370

 
466

1986
2010
 
Park 100 Building 63
 
Industrial

 
388

 
1,013

 
56

 
388

 
1,069

 
1,457

 
259

1987
2010
 
Park 100 Building 64
 
Industrial

 
389

 
1,045

 
72

 
389

 
1,117

 
1,506

 
224

1987
2010
 
Park 100 Building 67
 
Industrial

 
338

 
710

 
213

 
338

 
923

 
1,261

 
222

1987
2010
 
Park 100 Building 68
 
Industrial

 
338

 
1,200

 
67

 
338

 
1,267

 
1,605

 
230

1987
2010

-110-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Park 100 Building 83
 
Industrial

 
427

 
1,488

 
118

 
427

 
1,606

 
2,033

 
449

1989
2010
 
Park 100 Building 84
 
Industrial

 
427

 
1,894

 
210

 
427

 
2,104

 
2,531

 
381

1989
2010
 
Park 100 Building 87
 
Industrial

 
1,136

 
7,008

 
1,803

 
1,136

 
8,811

 
9,947

 
1,866

1989
2010
 
Park 100 Building 97
 
Industrial

 
1,070

 
4,993

 
196

 
1,070

 
5,189

 
6,259

 
908

1994
2010
 
Park 100 Building 110
 
Office

 
376

 
1,690

 
239

 
376

 
1,929

 
2,305

 
337

1987
2010
 
Park 100 Building 111
 
Office

 
633

 
2,795

 
295

 
633

 
3,090

 
3,723

 
587

1987
2010
 
Park 100 Building 128
 
Industrial
7,260

 
1,152

 
13,688

 
72

 
1,152

 
13,760

 
14,912

 
2,257

1996
2010
 
Park 100 Building 129
 
Industrial
5,354

 
1,280

 
9,053

 
1,993

 
1,280

 
11,046

 
12,326

 
1,703

2000
2010
 
Park 100 Building 131
 
Industrial
6,185

 
1,680

 
10,834

 
351

 
1,680

 
11,185

 
12,865

 
1,734

1997
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Itasca, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
751 Expressway
 
Industrial

 
1,208

 
2,424

 
(23
)
 
1,208

 
2,401

 
3,609

 
380

1978
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Jourdanton, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Jourdanton MOB
 
Medical Office

 
583

 
10,152

 

 
583

 
10,152

 
10,735

 
147

2013
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Katy, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Christus St. Catherine Plaza 1
 
Medical Office

 
47

 
9,092

 
241

 
47

 
9,333

 
9,380

 
1,546

2001
2011
 
Christus St. Catherine Plaza 2
 
Medical Office

 
122

 
12,009

 
314

 
122

 
12,323

 
12,445

 
1,748

2004
2011
 
Christus St. Catherine Plaza 3
 
Medical Office

 
131

 
9,963

 
86

 
131

 
10,049

 
10,180

 
2,049

2006
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Keller, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Emergency @ Keller
 
Medical Office

 
2,365

 
10,028

 
217

 
2,365

 
10,245

 
12,610

 
604

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Kissimmee, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Kissimmee Medical Plaza
 
Medical Office
10,437

 
763

 
18,221

 
128

 
763

 
18,349

 
19,112

 
1,981

2009
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Kutztown, Pennsylvania
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
West Hills Building Center A
 
Industrial

 
15,340

 
47,981

 

 
15,340

 
47,981

 
63,321

 
1,584

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Kyle, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Seton Hays MOB I
 
Medical Office

 
165

 
11,730

 
4,535

 
165

 
16,265

 
16,430

 
2,663

2009
2009
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
La Miranda, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Trojan Way
 
Industrial

 
23,503

 
33,342

 
125

 
23,503

 
33,467

 
56,970

 
4,041

2002
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
LaPorte, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bayport Container Lot
 
Grounds

 
3,334

 

 

 
3,334

 

 
3,334

 

n/a
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Las Cruces, New Mexico
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-111-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Mountain View Medical Plaza
 
Medical Office
11,635

 
430

 
18,892

 
567

 
430

 
19,459

 
19,889

 
1,551

2003
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lawrenceville, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weyerhaeuser BTS
 
Industrial
9,312

 
3,974

 
3,101

 
22

 
3,982

 
3,115

 
7,097

 
2,582

2004
2004
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lebanon, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lebanon Building 4
 
Industrial
10,606

 
305

 
8,954

 
113

 
177

 
9,195

 
9,372

 
3,978

2000
1997
 
Lebanon Building 9
 
Industrial
10,342

 
554

 
6,675

 
1,039

 
340

 
7,928

 
8,268

 
3,067

1999
1999
 
Lebanon Building 12
 
Industrial
25,033

 
5,163

 
12,851

 
757

 
5,163

 
13,608

 
18,771

 
7,625

2003
2003
 
Lebanon Building 13
 
Industrial
7,770

 
561

 
5,156

 
436

 
1,901

 
4,252

 
6,153

 
2,189

2003
2003
 
Lebanon Building 14
 
Industrial
18,841

 
2,813

 
11,137

 
1,772

 
2,813

 
12,909

 
15,722

 
4,507

2005
2005
 
Lebanon Building 1(Amer Air)
 
Industrial

 
312

 
3,799

 
36

 
312

 
3,835

 
4,147

 
786

1996
2010
 
Lebanon Building 2
 
Industrial

 
948

 
19,037

 
7,540

 
1,268

 
26,257

 
27,525

 
3,213

2014
2010
 
Lebanon Building 6
 
Industrial
10,461

 
699

 
8,250

 

 
699

 
8,250

 
8,949

 
1,688

1998
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lebanon, Tennessee
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Park 840 Logistics Cnt. Bldg 653
 
Industrial

 
6,776

 
9,056

 
5,772

 
6,776

 
14,828

 
21,604

 
5,500

2006
2006
 
Park 840 East Log. Ctr Bld 300
 
Industrial

 
7,731

 
14,881

 
601

 
7,731

 
15,482

 
23,213

 
1,712

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Linden, New Jersey
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
801 West Linden Ave.
 
Industrial

 
22,134

 
23,645

 

 
22,134

 
23,645

 
45,779

 
214

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lockbourne, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Creekside XXII
 
Industrial

 
2,868

 
17,032

 
225

 
2,868

 
17,257

 
20,125

 
2,550

2008
2012
 
Creekside XIV
 
Industrial

 
1,947

 
11,600

 
87

 
1,947

 
11,687

 
13,634

 
1,272

2005
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Logan Township, New Jersey
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1130 Commerce Boulevard
 
Industrial
9,789

 
3,770

 
19,239

 
123

 
3,770

 
19,362

 
23,132

 
1,097

2002
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Long Beach, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
3700 Cover Street
 
Industrial

 
7,280

 
6,954

 

 
7,280

 
6,954

 
14,234

 
554

2012
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Longview, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Longview MOB
 
Medical Office
14,824

 
403

 
26,792

 

 
403

 
26,792

 
27,195

 
3,728

2003
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lynwood, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Century Distribution Center
 
Industrial

 
16,847

 
17,881

 
34

 
16,847

 
17,915

 
34,762

 
2,730

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mansfield, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Emergency @ Mansfield
 
Medical Office

 
3,238

 
9,546

 

 
3,238

 
9,546

 
12,784

 
254

2014
2014

-112-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Manteca, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
600 Spreckels Ave
 
Industrial

 
4,851

 
19,703

 
67

 
4,851

 
19,770

 
24,621

 
2,025

1999
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Marble Falls, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Marble Falls Medical Center
 
Medical Office

 
1,519

 
18,836

 
744

 
1,519

 
19,580

 
21,099

 
1,619

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Maryland Heights, Missouri
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Riverport Tower
 
Office

 
3,549

 
23,491

 
10,102

 
3,250

 
33,892

 
37,142

 
14,576

1991
1997
 
Riverport Distribution
 
Industrial

 
242

 
2,217

 
1,473

 
242

 
3,690

 
3,932

 
1,958

1990
1997
 
14000 Riverport Dr
 
Industrial

 
1,197

 
8,590

 
(869
)
 
942

 
7,976

 
8,918

 
4,111

1992
1997
 
13900 Riverport Dr
 
Office

 
2,285

 
9,473

 
286

 
1,680

 
10,364

 
12,044

 
4,270

1999
1999
 
Riverport I
 
Industrial

 
900

 
2,556

 
283

 
551

 
3,188

 
3,739

 
1,349

1999
1999
 
Riverport II
 
Industrial

 
1,238

 
4,117

 
1,581

 
1,238

 
5,698

 
6,936

 
2,393

2000
2000
 
Riverport III
 
Industrial

 
1,269

 
1,904

 
2,503

 
1,269

 
4,407

 
5,676

 
2,052

2001
2001
 
Riverport IV
 
Industrial

 
1,864

 
3,230

 
1,874

 
1,864

 
5,104

 
6,968

 
1,985

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
McDonough, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
120 Declaration Dr
 
Industrial

 
615

 
8,336

 
1,202

 
615

 
9,538

 
10,153

 
3,589

1997
1999
 
250 Declaration Dr
 
Industrial
19,802

 
2,273

 
11,552

 
3,079

 
2,312

 
14,592

 
16,904

 
5,058

2001
2001
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
McKinney, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor McKinney MOB I
 
Medical Office

 
313

 
18,762

 
6,493

 
313

 
25,255

 
25,568

 
3,110

2012
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mechanicsburg, Pennsylvania
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
500 Independence Avenue
 
Industrial

 
4,494

 
15,711

 
29

 
4,494

 
15,740

 
20,234

 
962

2008
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Melrose Park, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Melrose Business Center
 
Industrial

 
5,907

 
17,578

 
(18
)
 
5,907

 
17,560

 
23,467

 
2,878

2000
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mendota Heights, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Enterprise Industrial Center
 
Industrial

 
864

 
4,863

 
831

 
864

 
5,694

 
6,558

 
2,674

1979
1997
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mequon, Wisconsin
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Seton Professional Building
 
Medical Office

 
560

 
13,281

 
541

 
560

 
13,822

 
14,382

 
1,706

1994
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Miami, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
9601 NW 112 Ave - Dade Paper
 
Industrial

 
11,626

 
14,651

 

 
11,626

 
14,651

 
26,277

 
808

2003
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-113-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
Middletown, Delaware
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
560 Merrimac Ave.
 
Industrial

 
25,138

 
40,561

 
674

 
25,139

 
41,234

 
66,373

 
4,998

2012
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Milwaukee, Wisconsin
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Water Tower Medical Commons
 
Medical Office

 
1,024

 
43,728

 
77

 
1,024

 
43,805

 
44,829

 
4,397

2007
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Minooka, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
801 Midpoint Rd
 
Industrial

 
6,282

 
33,196

 
613

 
6,282

 
33,809

 
40,091

 
1,634

2008
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Modesto, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1000 Oates Court
 
Industrial

 
10,115

 
18,397

 

 
10,115

 
18,397

 
28,512

 
2,405

2002
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Moosic, Pennsylvania
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Shoppes at Montage
 
Retail

 
21,347

 
35,791

 
1,134

 
21,347

 
36,925

 
58,272

 
22,894

2007
2009
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Morgans Point, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Barbours Cut I
 
Industrial

 
1,482

 
8,209

 

 
1,482

 
8,209

 
9,691

 
1,623

2004
2010
 
Barbours Cut II
 
Industrial

 
1,447

 
8,471

 

 
1,447

 
8,471

 
9,918

 
1,675

2005
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Morrisville, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
507 Airport Blvd
 
Industrial

 
1,327

 
6,885

 
2,040

 
1,351

 
8,901

 
10,252

 
3,497

1993
1999
 
5151 McCrimmon Pkwy
 
Office

 
1,318

 
6,558

 
3,277

 
1,342

 
9,811

 
11,153

 
3,921

1995
1999
 
2600 Perimeter Park Dr
 
Industrial

 
975

 
4,480

 
1,726

 
991

 
6,190

 
7,181

 
2,339

1997
1999
 
2400 Perimeter Park Drive
 
Office

 
760

 
5,417

 
1,948

 
778

 
7,347

 
8,125

 
2,897

1999
1999
 
3000 Perimeter Park Dr (Met 1)
 
Industrial

 
482

 
2,385

 
1,400

 
491

 
3,776

 
4,267

 
1,617

1989
1999
 
2900 Perimeter Park Dr (Met 2)
 
Industrial

 
235

 
1,564

 
1,381

 
241

 
2,939

 
3,180

 
1,223

1990
1999
 
2800 Perimeter Park Dr (Met 3)
 
Industrial

 
777

 
4,270

 
1,132

 
791

 
5,388

 
6,179

 
2,113

1992
1999
 
1100 Perimeter Park Drive
 
Office

 
777

 
5,433

 
2,752

 
794

 
8,168

 
8,962

 
3,429

1990
1999
 
1500 Perimeter Park Drive
 
Office

 
1,148

 
10,058

 
2,265

 
1,177

 
12,294

 
13,471

 
4,944

1996
1999
 
1600 Perimeter Park Drive
 
Office

 
1,463

 
8,251

 
2,543

 
1,492

 
10,765

 
12,257

 
4,301

1994
1999
 
1800 Perimeter Park Drive
 
Office

 
907

 
4,930

 
1,973

 
923

 
6,887

 
7,810

 
2,838

1994
1999
 
2000 Perimeter Park Drive
 
Office

 
788

 
5,038

 
1,063

 
810

 
6,079

 
6,889

 
2,636

1997
1999
 
1700 Perimeter Park Drive
 
Office

 
1,230

 
8,838

 
4,022

 
1,260

 
12,830

 
14,090

 
5,307

1997
1999
 
5200 East Paramount Parkway
 
Office

 
1,748

 
9,093

 
1,480

 
1,797

 
10,524

 
12,321

 
933

1999
1999
 
2700 Perimeter Park
 
Industrial

 
662

 
1,170

 
1,919

 
662

 
3,089

 
3,751

 
1,080

2001
2001
 
5200 West Paramount
 
Office

 
1,831

 
10,001

 
1,836

 
1,831

 
11,837

 
13,668

 
4,257

2001
2001
 
2450 Perimeter Park Drive
 
Office

 
669

 
2,259

 
178

 
669

 
2,437

 
3,106

 
843

2002
2002
 
3800 Paramount Parkway
 
Office

 
2,657

 
4,392

 
3,665

 
2,657

 
8,057

 
10,714

 
2,632

2006
2006
 
Lenovo BTS I
 
Office

 
1,439

 
16,956

 
1,547

 
1,439

 
18,503

 
19,942

 
7,185

2006
2006
 
Lenovo BTS II
 
Office

 
1,725

 
16,804

 
2,019

 
1,725

 
18,823

 
20,548

 
6,580

2007
2007

-114-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
5221 Paramount Parkway
 
Office

 
1,661

 
13,595

 
3,014

 
1,661

 
16,609

 
18,270

 
4,928

2008
2008
 
2250 Perimeter Park
 
Office

 
2,290

 
6,230

 
2,469

 
2,290

 
8,699

 
10,989

 
3,611

2008
2008
 
Perimeter One
 
Office

 
5,880

 
8,915

 
9,390

 
5,750

 
18,435

 
24,185

 
6,555

2007
2007
 
The Market at Perimeter Park
 
Retail

 
1,152

 
1,634

 
683

 
1,152

 
2,317

 
3,469

 
719

2009
2009
 
Perimeter Two
 
Office

 
5,522

 
21,873

 

 
5,522

 
21,873

 
27,395

 
880

2014
2014
 
Perimeter Three
 
Office

 
5,965

 
26,560

 

 
5,965

 
26,560

 
32,525

 
501

2014
2014
 
100 Innovation
 
Industrial

 
633

 
3,470

 
782

 
633

 
4,252

 
4,885

 
1,651

1994
1999
 
101 Innovation
 
Industrial

 
615

 
3,958

 
237

 
615

 
4,195

 
4,810

 
1,601

1997
1999
 
200 Innovation
 
Industrial

 
357

 
3,949

 
458

 
357

 
4,407

 
4,764

 
1,692

1999
1999
 
501 Innovation
 
Industrial

 
640

 
5,571

 
320

 
640

 
5,891

 
6,531

 
2,255

1999
1999
 
1000 Innovation
 
Industrial

 
514

 
2,926

 
231

 
514

 
3,157

 
3,671

 
1,066

1996
2002
 
1200 Innovation
 
Industrial

 
740

 
4,416

 
362

 
740

 
4,778

 
5,518

 
1,615

1996
2002
 
400 Innovation
 
Industrial

 
908

 
1,104

 
387

 
908

 
1,491

 
2,399

 
816

2004
2004
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Murfreesboro, Tennessee
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Middle Tenn Med Ctr - MOB
 
Medical Office

 

 
20,564

 
5,113

 
7

 
25,670

 
25,677

 
6,978

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Murphy, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Emergency @ Murphy
 
Medical Office

 
2,218

 
10,045

 

 
2,218

 
10,045

 
12,263

 
488

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Naperville, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1835 Jefferson
 
Industrial

 
3,180

 
7,959

 
5

 
3,184

 
7,960

 
11,144

 
2,908

2005
2003
 
175 Ambassador Dr
 
Industrial

 
4,778

 
11,252

 
11

 
4,778

 
11,263

 
16,041

 
2,565

2006
2010
 
1860 W. Jefferson
 
Industrial

 
7,016

 
35,581

 
9

 
7,016

 
35,590

 
42,606

 
4,732

2000
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Nashville, Tennessee
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Airpark East-800 Commerce Dr.
 
Industrial
2,243

 
1,564

 
2,363

 
1,158

 
1,564

 
3,521

 
5,085

 
1,068

2002
2002
 
Nashville Business Center I
 
Industrial

 
936

 
5,774

 
1,280

 
936

 
7,054

 
7,990

 
3,073

1997
1999
 
Nashville Business Center II
 
Industrial

 
5,659

 
8,804

 
973

 
5,659

 
9,777

 
15,436

 
4,167

2005
2005
 
Four-Forty Business Center I
 
Industrial

 
938

 
6,391

 
125

 
938

 
6,516

 
7,454

 
2,535

1997
1999
 
Four-Forty Business Center III
 
Industrial

 
1,812

 
6,898

 
1,643

 
1,812

 
8,541

 
10,353

 
3,270

1998
1999
 
Four-Forty Business Center IV
 
Industrial

 
1,522

 
5,126

 
1,138

 
1,522

 
6,264

 
7,786

 
2,354

1997
1999
 
Four-Forty Business Center V
 
Industrial

 
471

 
2,221

 
1,400

 
471

 
3,621

 
4,092

 
1,208

1999
1999
 
Four-Forty Business Center II
 
Industrial
2,177

 
1,108

 
4,829

 

 
1,108

 
4,829

 
5,937

 
724

1996
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New Century, Kansas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New Century Building One
 
Industrial
9,222

 
1,710

 
18,279

 
156

 
1,710

 
18,435

 
20,145

 
1,558

2007
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Norfolk, Virginia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1400 Sewells Point Rd
 
Industrial
1,182

 
1,463

 
5,723

 
575

 
1,463

 
6,298

 
7,761

 
1,596

1983
2007

-115-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Northlake, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Northlake I
 
Industrial
7,970

 
5,721

 
9,123

 
882

 
5,721

 
10,005

 
15,726

 
3,065

2002
2002
 
Northlake III-Grnd Whse
 
Industrial
7,150

 
5,382

 
5,708

 
3,544

 
5,382

 
9,252

 
14,634

 
2,687

2006
2006
 
200 Champion Way
 
Industrial

 
3,554

 
12,262

 
22

 
3,554

 
12,284

 
15,838

 
1,707

1997
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Orlando, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Southcenter I-Brede/Allied BTS
 
Industrial

 
3,094

 
3,337

 
121

 
3,094

 
3,458

 
6,552

 
1,639

2003
2003

-116-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Parksouth Distribution Ctr. B
 
Industrial

 
565

 
4,471

 
578

 
570

 
5,044

 
5,614

 
2,005

1996
1999
 
Parksouth Distribution Ctr. A
 
Industrial

 
493

 
4,331

 
834

 
498

 
5,160

 
5,658

 
2,013

1997
1999
 
Parksouth Distribution Ctr. D
 
Industrial

 
593

 
4,056

 
996

 
597

 
5,048

 
5,645

 
2,068

1998
1999
 
Parksouth Distribution Ctr. E
 
Industrial

 
649

 
4,361

 
1,190

 
653

 
5,547

 
6,200

 
2,109

1997
1999
 
Parksouth Distribution Ctr. F
 
Industrial

 
1,030

 
4,695

 
1,576

 
1,035

 
6,266

 
7,301

 
2,593

1999
1999
 
Parksouth Distribution Ctr. H
 
Industrial

 
725

 
2,923

 
1,443

 
754

 
4,337

 
5,091

 
1,453

2000
2000
 
Parksouth Distribution Ctr. C
 
Industrial

 
598

 
1,766

 
1,695

 
674

 
3,385

 
4,059

 
1,340

2003
2001
 
Parksouth-Benjamin Moore BTS
 
Industrial

 
708

 
2,067

 
62

 
1,129

 
1,708

 
2,837

 
906

2003
2003
 
Crossroads VII
 
Industrial

 
2,803

 
5,246

 
3,466

 
2,803

 
8,712

 
11,515

 
3,803

2006
2006
 
Crossroads VIII
 
Industrial

 
2,701

 
4,424

 
1,914

 
2,701

 
6,338

 
9,039

 
2,034

2007
2007
 
E Orlando Med Surgery Plaza
 
Medical Office

 
683

 
14,011

 
48

 
683

 
14,059

 
14,742

 
1,645

2009
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Otsego, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Gateway North 1
 
Industrial

 
2,243

 
3,959

 
1,253

 
2,287

 
5,168

 
7,455

 
1,907

2007
2007
 
Gateway North 6
 
Industrial

 
3,266

 
11,653

 

 
3,266

 
11,653

 
14,919

 
88

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pasadena, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Interport Bldg I
 
Industrial

 
5,715

 
32,523

 
50

 
5,715

 
32,573

 
38,288

 
2,377

2007
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Phoenix, Arizona
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Estrella Buckeye
 
Industrial

 
1,796

 
5,389

 
461

 
1,796

 
5,850

 
7,646

 
1,517

1996
2010
 
Riverside Business Center
 
Industrial

 
5,349

 
12,293

 
884

 
5,349

 
13,177

 
18,526

 
3,512

2007
2011
 
2021 S 51st Ave Terminal
 
Industrial

 
6,554

 
1,140

 

 
6,554

 
1,140

 
7,694

 
169

1983
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Plainfield, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Edward Plainfield MOB I
 
Medical Office

 

 
8,688

 
1,675

 

 
10,363

 
10,363

 
3,936

2006
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Plainfield, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Plainfield Building 1
 
Industrial
15,723

 
1,104

 
11,151

 
3,528

 
1,341

 
14,442

 
15,783

 
5,483

2000
2000
 
Plainfield Building 2
 
Industrial
14,650

 
1,387

 
7,863

 
3,268

 
2,868

 
9,650

 
12,518

 
5,434

2000
2000
 
Plainfield Building 3
 
Industrial
15,668

 
2,016

 
8,852

 
2,637

 
2,016

 
11,489

 
13,505

 
3,371

2002
2002
 
Plainfield Building 5
 
Industrial
11,600

 
2,726

 
5,993

 
1,102

 
2,726

 
7,095

 
9,821

 
2,966

2004
2004
 
Plainfield Building 8
 
Industrial
20,885

 
4,527

 
11,088

 
1,105

 
4,527

 
12,193

 
16,720

 
4,088

2006
2006
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Plano, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-117-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Baylor Plano MOB
 
Medical Office

 
16

 
28,010

 
8,505

 
49

 
36,482

 
36,531

 
5,418

2009
2009
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Plantation, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Crossroads Business Park 1
 
Office
10,564

 
3,735

 
10,548

 
2,439

 
4,587

 
12,135

 
16,722

 
1,854

1997
2011
 
Crossroads Business Park 2
 
Office
12,716

 
2,610

 
10,847

 
1,798

 
2,610

 
12,645

 
15,255

 
1,946

1998
2011
 
Crossroads Business Park 3
 
Office
17,483

 
3,938

 
13,085

 
3,210

 
3,938

 
16,295

 
20,233

 
2,663

1999
2011
 
Crossroads Business Park 4
 
Office

 
3,037

 
11,462

 
4,266

 
3,037

 
15,728

 
18,765

 
2,393

2001
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Plymouth, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Medicine Lake Indus. Center
 
Industrial

 
1,145

 
5,246

 
2,180

 
1,145

 
7,426

 
8,571

 
3,231

1970
1997
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pompano Beach, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Atlantic Business Center 1
 
Industrial

 
3,165

 
8,949

 
1,207

 
3,165

 
10,156

 
13,321

 
1,559

2000
2010
 
Atlantic Business Center 2
 
Industrial

 
2,663

 
8,751

 
1,000

 
2,663

 
9,751

 
12,414

 
1,659

2001
2010
 
Atlantic Business Center 3
 
Industrial

 
2,764

 
8,323

 
178

 
2,764

 
8,501

 
11,265

 
1,316

2001
2010
 
Atlantic Business Center 4A
 
Industrial

 
1,804

 
6,156

 
45

 
1,804

 
6,201

 
8,005

 
1,062

2002
2010
 
Atlantic Business Center 4B
 
Industrial
4,197

 
1,834

 
5,531

 
38

 
1,834

 
5,569

 
7,403

 
990

2002
2010
 
Atlantic Business Center 5A
 
Industrial

 
1,980

 
6,139

 
1,176

 
1,980

 
7,315

 
9,295

 
1,149

2002
2010
 
Atlantic Business Center 5B
 
Industrial

 
1,995

 
6,257

 
512

 
1,995

 
6,769

 
8,764

 
992

2004
2010
 
Atlantic Business Center 6A
 
Industrial

 
1,999

 
6,086

 
357

 
1,999

 
6,443

 
8,442

 
950

2004
2010
 
Atlantic Business Center 6B
 
Industrial

 
1,988

 
6,155

 
43

 
1,988

 
6,198

 
8,186

 
934

2002
2010
 
Atlantic Business Center 7A
 
Industrial

 
2,194

 
4,200

 
115

 
2,194

 
4,315

 
6,509

 
707

2005
2010
 
Atlantic Business Center 7B
 
Industrial

 
2,066

 
6,915

 
36

 
2,066

 
6,951

 
9,017

 
1,163

2004
2010
 
Atlantic Business Center 8
 
Industrial

 
1,616

 
3,654

 
47

 
1,616

 
3,701

 
5,317

 
593

2005
2010
 
Atlantic Business Center 9
 
Industrial

 
1,429

 
2,329

 
27

 
1,429

 
2,356

 
3,785

 
416

2006
2010
 
Copans Business Park 3
 
Industrial
3,854

 
1,710

 
3,718

 
230

 
1,710

 
3,948

 
5,658

 
616

1989
2010
 
Copans Business Park 4
 
Industrial
4,093

 
1,781

 
3,435

 
117

 
1,781

 
3,552

 
5,333

 
670

1989
2010
 
Park Central Business Park 1
 
Office
5,555

 
1,613

 
4,569

 
1,166

 
1,613

 
5,735

 
7,348

 
1,041

1985
2010
 
Park Central Business Park 2
 
Industrial
943

 
634

 
502

 
50

 
634

 
552

 
1,186

 
112

1982
2010
 
Park Central Business Park 3
 
Industrial
1,219

 
638

 
1,007

 
58

 
638

 
1,065

 
1,703

 
177

1982
2010
 
Park Central Business Park 4
 
Industrial
1,737

 
938

 
1,076

 
286

 
938

 
1,362

 
2,300

 
253

1985
2010
 
Park Central Business Park 5
 
Industrial
2,543

 
1,125

 
1,430

 
726

 
1,125

 
2,156

 
3,281

 
366

1986
2010
 
Park Central Business Park 6
 
Industrial
1,865

 
1,088

 
984

 
448

 
1,088

 
1,432

 
2,520

 
264

1986
2010
 
Park Central Business Park 7
 
Industrial
1,949

 
979

 
950

 
41

 
979

 
991

 
1,970

 
348

1986
2010

-118-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Park Central Business Park 10
 
Industrial
3,508

 
1,688

 
2,299

 
(4
)
 
1,688

 
2,295

 
3,983

 
632

1999
2010
 
Park Central Business Park 11
 
Industrial
5,509

 
3,098

 
3,454

 
1,081

 
3,098

 
4,535

 
7,633

 
949

1995
2010
 
Pompano Commerce Ctr I
 
Industrial

 
3,250

 
5,425

 
732

 
3,250

 
6,157

 
9,407

 
1,657

2010
2010
 
Pompano Commerce Ctr III
 
Industrial

 
3,250

 
5,704

 

 
3,250

 
5,704

 
8,954

 
1,654

2010
2010
 
Sample 95 Business Park 1
 
Industrial
6,670

 
3,300

 
6,380

 
68

 
3,300

 
6,448

 
9,748

 
1,037

1999
2010
 
Sample 95 Business Park 2
 
Industrial
9,918

 
2,963

 
6,367

 
32

 
2,963

 
6,399

 
9,362

 
1,078

1999
2011
 
Sample 95 Business Park 3
 
Industrial
8,635

 
3,713

 
4,465

 
154

 
3,713

 
4,619

 
8,332

 
912

1999
2011
 
Sample 95 Business Park 4
 
Industrial

 
1,688

 
5,146

 
131

 
1,688

 
5,277

 
6,965

 
868

1999
2010
 
Copans Business Park 1
 
Industrial

 
1,856

 
3,211

 
581

 
1,856

 
3,792

 
5,648

 
663

1989
2011
 
Copans Business Park 2
 
Industrial

 
1,988

 
3,528

 
213

 
1,988

 
3,741

 
5,729

 
627

1989
2011
 
Park Central Business Park 8-9
 
Industrial
6,632

 
4,136

 
6,592

 
562

 
4,136

 
7,154

 
11,290

 
1,215

1998
2011
 
Park Central Business Park 12
 
Industrial
8,564

 
2,696

 
6,170

 
365

 
2,696

 
6,535

 
9,231

 
1,009

1998
2011
 
Park Central Business Park 14
 
Industrial
2,798

 
1,635

 
2,902

 
379

 
1,635

 
3,281

 
4,916

 
511

1996
2011
 
Park Central Business Park 15
 
Industrial
2,230

 
1,500

 
2,150

 
323

 
1,500

 
2,473

 
3,973

 
411

1998
2011
 
Park Central Business Park 33
 
Industrial
4,058

 
2,438

 
3,311

 
768

 
2,438

 
4,079

 
6,517

 
765

1997
2011
 
Atlantic Business Ctr. 10-KFC
 
Grounds

 
771

 

 

 
771

 

 
771

 
17

n/a
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Port Wentworth, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
318 Grange Road
 
Industrial
808

 
957

 
4,157

 
152

 
957

 
4,309

 
5,266

 
1,053

2001
2006
 
246 Grange Road
 
Industrial
4,552

 
1,191

 
8,294

 
53

 
1,191

 
8,347

 
9,538

 
2,485

2006
2006
 
100 Ocean Link Way-Godley Rd
 
Industrial
8,262

 
2,306

 
12,075

 
1,896

 
2,336

 
13,941

 
16,277

 
2,976

2006
2006
 
500 Expansion Blvd
 
Industrial
3,592

 
649

 
6,282

 
216

 
649

 
6,498

 
7,147

 
1,406

2006
2008
 
400 Expansion Blvd
 
Industrial
8,344

 
1,636

 
13,424

 
49

 
1,636

 
13,473

 
15,109

 
2,265

2007
2008
 
605 Expansion Blvd
 
Industrial
4,917

 
1,615

 
6,893

 
26

 
1,615

 
6,919

 
8,534

 
1,207

2007
2008
 
405 Expansion Blvd
 
Industrial
1,968

 
535

 
3,194

 

 
535

 
3,194

 
3,729

 
479

2008
2009
 
600 Expansion Blvd
 
Industrial
5,635

 
1,248

 
9,392

 
33

 
1,248

 
9,425

 
10,673

 
1,397

2008
2009
 
602 Expansion Blvd
 
Industrial

 
1,840

 
10,981

 
42

 
1,859

 
11,004

 
12,863

 
1,535

2009
2009
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Raleigh, North Carolina
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Crabtree Overlook
 
Office

 
2,164

 
14,549

 
1,779

 
2,164

 
16,328

 
18,492

 
5,607

2001
2001
 
WakeMed Brier Creek Healthplex
 
Medical Office

 
10

 
6,653

 
401

 
10

 
7,054

 
7,064

 
719

2011
2011
 
WakeMed Raleigh Medical Park
 
Medical Office

 
15

 
12,078

 
6,314

 
15

 
18,392

 
18,407

 
1,749

2012
2012
 
Walnut Creek Business Park I
 
Industrial

 
419

 
1,764

 
662

 
442

 
2,403

 
2,845

 
866

2001
2001
 
Walnut Creek Business Park II
 
Industrial

 
456

 
2,276

 
467

 
487

 
2,712

 
3,199

 
983

2001
2001

-119-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Walnut Creek Business Park III
 
Industrial

 
679

 
2,927

 
1,372

 
719

 
4,259

 
4,978

 
1,395

2001
2001
 
Walnut Creek Business Park IV
 
Industrial

 
2,038

 
1,460

 
1,452

 
2,083

 
2,867

 
4,950

 
1,645

2004
2004
 
Walnut Creek Business Park V
 
Industrial

 
1,718

 
2,976

 
602

 
1,718

 
3,578

 
5,296

 
1,281

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Redlands, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Redlands Commerce Center
 
Industrial
17,391

 
20,031

 
18,893

 
152

 
20,031

 
19,045

 
39,076

 
1,673

2001
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rockwall, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Baylor Emergency @ Rockwall
 
Medical Office

 
2,974

 
10,075

 

 
2,974

 
10,075

 
13,049

 
454

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rome, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Harbin Cancer Center
 
Medical Office

 
718

 
14,032

 

 
718

 
14,032

 
14,750

 
1,586

2010
2012
 
Harbin Clinic Heart Center
 
Medical Office

 
2,556

 
10,363

 

 
2,556

 
10,363

 
12,919

 
839

1994
2012
 
Harbin Clinic 1825 MarthaBerry
 
Medical Office

 

 
28,714

 
(10
)
 

 
28,704

 
28,704

 
2,086

1960
2012
 
Harbin Clinic Rome Dialysis
 
Medical Office

 
190

 
765

 

 
190

 
765

 
955

 
91

2005
2012
 
Harbin Specialty Center
 
Medical Office

 
2,203

 
14,764

 

 
2,203

 
14,764

 
16,967

 
1,509

2007
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Romeoville, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Park 55 Bldg. 1
 
Industrial
7,973

 
6,433

 
7,707

 
1,865

 
6,433

 
9,572

 
16,005

 
3,840

2005
2005
 
Crossroads 2
 
Industrial
6,299

 
2,938

 
9,791

 
279

 
2,938

 
10,070

 
13,008

 
1,980

1999
2010
 
Crossroads 5
 
Industrial
6,887

 
5,296

 
6,199

 
255

 
5,296

 
6,454

 
11,750

 
2,952

2009
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Roseville, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
I-35 Business Center 1
 
Industrial

 
1,655

 
5,966

 
1,020

 
1,655

 
6,986

 
8,641

 
884

1998
2011
 
I-35 Business Center 2
 
Industrial

 
1,373

 
4,220

 
31

 
1,373

 
4,251

 
5,624

 
659

2000
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Roswell, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
North Fulton Medical Plaza
 
Medical Office

 
291

 
10,908

 
777

 
291

 
11,685

 
11,976

 
1,340

2012
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
San Antonio, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Christus Santa Rosa Hospital
 
Medical Office

 
5,267

 
10,660

 
197

 
5,267

 
10,857

 
16,124

 
1,481

2005
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sandy Springs, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Center Pointe I & II
 
Medical Office

 
13,552

 
18,548

 
23,658

 
13,562

 
42,196

 
55,758

 
15,527

2010
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Savannah, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

-120-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
198 Gulfstream
 
Industrial
5,272

 
549

 
3,805

 
174

 
549

 
3,979

 
4,528

 
1,011

1997
2006
 
194 Gulfstream
 
Industrial

 
412

 
2,514

 
20

 
412

 
2,534

 
2,946

 
607

1998
2006
 
190 Gulfstream
 
Industrial
32

 
689

 
4,391

 
209

 
689

 
4,600

 
5,289

 
1,120

1999
2006
 
250 Grange Road
 
Industrial
1,717

 
928

 
8,648

 
14

 
928

 
8,662

 
9,590

 
2,495

2002
2006
 
248 Grange Road
 
Industrial
731

 
664

 
3,496

 
8

 
664

 
3,504

 
4,168

 
1,016

2002
2006
 
163 Portside Court
 
Industrial
18,616

 
8,433

 
7,766

 
35

 
8,433

 
7,801

 
16,234

 
3,670

2004
2006
 
151 Portside Court
 
Industrial
1,516

 
966

 
7,140

 
624

 
966

 
7,764

 
8,730

 
1,702

2003
2006
 
175 Portside Court
 
Industrial
10,056

 
4,300

 
15,696

 
667

 
4,791

 
15,872

 
20,663

 
5,251

2005
2006
 
150 Portside Court
 
Industrial

 
3,071

 
22,520

 
1,367

 
3,071

 
23,887

 
26,958

 
7,296

2001
2006


-121-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
235 Jimmy Deloach Parkway
 
Industrial

 
1,074

 
8,442

 
195

 
1,074

 
8,637

 
9,711

 
2,496

2001
2006
 
239 Jimmy Deloach Parkway
 
Industrial

 
1,074

 
7,141

 
88

 
1,074

 
7,229

 
8,303

 
2,133

2001
2006
 
246 Jimmy Deloach Parkway
 
Industrial
2,766

 
992

 
5,383

 
140

 
992

 
5,523

 
6,515

 
1,645

2006
2006
 
200 Ocean Link Way
 
Industrial
5,481

 
878

 
10,021

 
90

 
883

 
10,106

 
10,989

 
2,429

2006
2008
 
2509 Dean Forest Rd - Westport
 
Industrial
8,878

 
2,392

 
8,303

 
2,175

 
2,960

 
9,910

 
12,870

 
1,969

2008
2011
 
276 Jimmy Deloach Land
 
Grounds

 
2,267

 

 
276

 
2,520

 
23

 
2,543

 
406

n/a
2006
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sea Brook, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bayport Logistics Center
 
Industrial

 
2,629

 
13,284

 

 
2,629

 
13,284

 
15,913

 
2,712

2009
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sebring, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sebring Medical Pavilion
 
Medical Office

 
393

 
6,870

 
39

 
393

 
6,909

 
7,302

 
735

2008
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Seven Hills, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rock Run North
 
Office

 
837

 
5,239

 
(183
)
 
837

 
5,056

 
5,893

 
2,804

1984
1996
 
Rock Run Center
 
Office

 
1,046

 
6,134

 
(2,307
)
 
1,046

 
3,827

 
4,873

 
2,981

1985
1996
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Shakopee, Minnesota
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
MN Valley West
 
Industrial

 
1,496

 
6,112

 

 
1,496

 
6,112

 
7,608

 
793

2000
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sharonville, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mosteller Distribution Ctr. II
 
Industrial

 
828

 
3,171

 
1,479

 
408

 
5,070

 
5,478

 
2,327

1997
1997
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Snellville, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New Hampton Place
 
Medical Office

 
27

 
6,076

 
1,507

 
27

 
7,583

 
7,610

 
1,203

2011
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Springfield, Missouri
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Centerre/Mercy Rehab Hospital
 
Medical Office

 
2,729

 
18,319

 

 
2,729

 
18,319

 
21,048

 
777

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
St. Louis, Missouri
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lakeside Crossing Building One
 
Industrial

 
547

 
812

 
735

 
431

 
1,663

 
2,094

 
507

2002
2002
 
Lakeside Crossing Building II
 
Industrial

 
732

 
1,095

 
89

 
731

 
1,185

 
1,916

 
572

2003
2003
 
Lakeside Crossing Building III
 
Industrial

 
1,784

 
3,453

 
543

 
1,502

 
4,278

 
5,780

 
1,530

2002
2002
 
530 Maryville Centre
 
Office

 
2,219

 
13,783

 
3,931

 
2,219

 
17,714

 
19,933

 
8,187

1990
1997
 
550 Maryville Centre
 
Office

 
1,996

 
10,301

 
3,012

 
1,996

 
13,313

 
15,309

 
5,833

1988
1997
 
635-645 Maryville Centre
 
Office

 
3,048

 
16,794

 
4,621

 
3,048

 
21,415

 
24,463

 
10,048

1987
1997
 
655 Maryville Centre
 
Office

 
1,860

 
13,067

 
2,518

 
1,860

 
15,585

 
17,445

 
7,352

1994
1997
 
540 Maryville Centre
 
Office

 
2,219

 
12,807

 
3,168

 
2,219

 
15,975

 
18,194

 
7,581

1990
1997
 
520 Maryville Centre
 
Office

 
2,404

 
13,843

 
2,964

 
2,350

 
16,861

 
19,211

 
6,848

1999
1999
 
625 Maryville Centre
 
Office

 
2,509

 
10,694

 
2,707

 
2,509

 
13,401

 
15,910

 
5,185

1996
2002

-122-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Westport Center I
 
Industrial

 
1,315

 
4,410

 
1,349

 
1,315

 
5,759

 
7,074

 
2,570

1998
1998
 
Westport Center II
 
Industrial

 
707

 
1,763

 
609

 
707

 
2,372

 
3,079

 
1,102

1998
1998
 
Westport Center III
 
Industrial

 
1,206

 
2,575

 
1,164

 
931

 
4,014

 
4,945

 
1,515

1999
1999
 
Westport Center V
 
Industrial

 
493

 
1,263

 
553

 
493

 
1,816

 
2,309

 
702

2000
2000
 
Westmark
 
Office

 
1,491

 
9,065

 
2,870

 
1,336

 
12,090

 
13,426

 
6,641

1987
1995
 
Westview Place
 
Office

 
669

 
6,307

 
4,939

 
669

 
11,246

 
11,915

 
6,211

1988
1995
 
Woodsmill Commons II (400)
 
Office

 
1,718

 
6,742

 
4,136

 
2,365

 
10,231

 
12,596

 
3,104

1985
2003
 
Woodsmill Commons I (424)
 
Office

 
1,836

 
6,253

 
2,086

 
1,836

 
8,339

 
10,175

 
3,133

1985
2003
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Stafford, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Stafford Distribution Center
 
Industrial

 
3,502

 
3,670

 
3,326

 
3,502

 
6,996

 
10,498

 
2,491

2008
2008
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sterling, Virginia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
22800 Davis Drive
 
Office

 
2,550

 
11,250

 
(6,511
)
 
2,550

 
4,739

 
7,289

 
2,831

1989
2006
 
22714 Glenn Drive
 
Industrial

 
3,973

 
3,617

 
1,096

 
3,973

 
4,713

 
8,686

 
1,584

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Suffolk, Virginia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
101 Industrial Dr, Bldg. A
 
Industrial

 
1,558

 
8,080

 
24

 
1,558

 
8,104

 
9,662

 
1,432

2007
2007
 
103 Industrial Dr
 
Industrial

 
1,558

 
8,080

 
60

 
1,558

 
8,140

 
9,698

 
1,437

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Summerville, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Harbin Clinic Summerville Dial
 
Medical Office

 
195

 
1,182

 

 
195

 
1,182

 
1,377

 
226

2007
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sumner, Washington
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sumner Transit
 
Industrial
14,051

 
16,032

 
5,935

 
278

 
16,032

 
6,213

 
22,245

 
3,179

2005
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sunrise, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Sawgrass - Building B
 
Office

 
1,211

 
4,263

 
3,094

 
1,211

 
7,357

 
8,568

 
2,862

1999
2001
 
Sawgrass - Building A
 
Office

 
1,147

 
3,732

 
785

 
1,147

 
4,517

 
5,664

 
1,730

2000
2001
 
Sawgrass Pointe I
 
Office

 
3,484

 
17,108

 
10,643

 
3,484

 
27,751

 
31,235

 
11,387

2002
2002
 
Sawgrass Pointe II
 
Office

 
3,481

 
8,874

 
(12
)
 
3,481

 
8,862

 
12,343

 
2,044

2009
2009
 
VA Outpatient
 
Medical Office

 
5,132

 
20,887

 
484

 
5,132

 
21,371

 
26,503

 
2,260

2008
2012
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Suwanee, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
90 Horizon Drive
 
Industrial

 
180

 
1,274

 
107

 
180

 
1,381

 
1,561

 
265

2001
2010
 
225 Horizon Drive
 
Industrial

 
457

 
2,089

 
187

 
457

 
2,276

 
2,733

 
388

1990
2010
 
250 Horizon Drive
 
Industrial

 
1,625

 
6,470

 
740

 
1,625

 
7,210

 
8,835

 
1,316

1997
2010
 
70 Crestridge Drive
 
Industrial

 
956

 
3,523

 
235

 
956

 
3,758

 
4,714

 
675

1998
2010
 
2780 Horizon Ridge
 
Industrial

 
1,143

 
5,724

 
126

 
1,143

 
5,850

 
6,993

 
1,000

1997
2010
 
25 Crestridge Drive
 
Industrial

 
723

 
2,564

 
1,301

 
723

 
3,865

 
4,588

 
588

1999
2010

-123-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
Genera Corp. BTS
 
Industrial

 
1,505

 
4,958

 

 
1,505

 
4,958

 
6,463

 
1,072

2006
2010
 
1000 Northbrook Parkway
 
Industrial

 
756

 
3,931

 
572

 
756

 
4,503

 
5,259

 
925

1986
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Tampa, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fairfield Distribution Ctr I
 
Industrial
1,650

 
483

 
2,539

 
315

 
487

 
2,850

 
3,337

 
1,095

1998
1999
 
Fairfield Distribution Ctr II
 
Industrial
2,887

 
530

 
4,794

 
287

 
534

 
5,077

 
5,611

 
1,975

1998
1999
 
Fairfield Distribution Ctr III
 
Industrial
1,557

 
334

 
2,709

 
135

 
338

 
2,840

 
3,178

 
1,112

1999
1999
 
Fairfield Distribution Ctr IV
 
Industrial
1,669

 
600

 
1,390

 
1,387

 
604

 
2,773

 
3,377

 
1,078

1999
1999
 
Fairfield Distribution Ctr V
 
Industrial
1,750

 
488

 
2,620

 
263

 
488

 
2,883

 
3,371

 
1,134

2000
2000
 
Fairfield Distribution Ctr VI
 
Industrial
2,607

 
555

 
3,575

 
872

 
555

 
4,447

 
5,002

 
1,576

2001
2001
 
Fairfield Distribution Ctr VII
 
Industrial
1,497

 
394

 
1,853

 
855

 
394

 
2,708

 
3,102

 
935

2001
2001
 
Fairfield Distribution Ctr VIII
 
Industrial
1,788

 
1,082

 
2,071

 
420

 
1,082

 
2,491

 
3,573

 
1,277

2004
2004
 
Eagle Creek Business Ctr. I
 
Industrial

 
3,705

 
2,355

 
1,052

 
3,705

 
3,407

 
7,112

 
2,038

2006
2006
 
Eagle Creek Business Ctr. II
 
Industrial

 
2,354

 
1,669

 
977

 
2,354

 
2,646

 
5,000

 
1,325

2007
2007
 
Eagle Creek Business Ctr. III
 
Industrial

 
2,332

 
2,237

 
1,745

 
2,332

 
3,982

 
6,314

 
1,891

2007
2007
 
VA Primary Care Annex at Tampa
 
Medical Office

 
7,456

 
25,557

 

 
7,456

 
25,557

 
33,013

 
844

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Temple, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Bone & Joint Institute
 
Medical Office

 
1,534

 
17,382

 
1,522

 
1,613

 
18,825

 
20,438

 
1,236

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Tracy, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1400 Pescadero Ave
 
Industrial

 
9,633

 
39,644

 

 
9,633

 
39,644

 
49,277

 
2,793

2008
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Visalia, California
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2500 North Plaza Dr
 
Industrial

 
2,746

 
22,503

 

 
2,746

 
22,503

 
25,249

 
1,529

2001
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Waco, Texas
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Hillcrest MOB 1
 
Medical Office

 
812

 
25,050

 
1,779

 
812

 
26,829

 
27,641

 
3,595

2009
2012
 
Hillcrest MOB 2
 
Medical Office

 
502

 
12,243

 
571

 
502

 
12,814

 
13,316

 
1,486

2009
2012
 
Hillcrest Cancer Center @ Waco
 
Medical Office

 
1,844

 
11,006

 
505

 
1,926

 
11,429

 
13,355

 
812

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
West Chester, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
World Park at Union Centre 10
 
Industrial

 
2,150

 
5,503

 
7,408

 
2,151

 
12,910

 
15,061

 
7,108

2006
2006
 
World Park at Union Centre 11
 
Industrial

 
2,592

 
6,065

 
189

 
2,592

 
6,254

 
8,846

 
2,989

2004
2004
 
World Park at Union Centre 2
 
Industrial

 
287

 
2,333

 
206

 
287

 
2,539

 
2,826

 
444

1999
2010
 
World Park at Union Centre 3
 
Industrial

 
1,125

 
6,042

 
248

 
1,125

 
6,290

 
7,415

 
1,026

1998
2010
 
World Park at Union Centre 5
 
Industrial

 
482

 
2,528

 
15

 
482

 
2,543

 
3,025

 
530

1999
2010
 
World Park at Union Centre 6
 
Industrial

 
1,219

 
6,415

 
214

 
1,219

 
6,629

 
7,848

 
1,175

1999
2010
 
World Park at Union Centre 7
 
Industrial

 
1,918

 
5,230

 
299

 
1,918

 
5,529

 
7,447

 
1,430

2005
2010
 
World Park at Union Centre 8
 
Industrial

 
1,160

 
6,028

 
323

 
1,160

 
6,351

 
7,511

 
1,031

1999
2010

-124-


Duke Realty Corporation and Duke Realty Limited Partnership
Real Estate and Accumulated Depreciation
December 31, 2014
(in thousands)
 
Schedule III
 
 
 
 
 
 
Initial Cost
 
Cost Capitalized
Subsequent to
Development or Acquisition
 
Gross Book Value 12/31/14
 
 
 
 
 
Name
 
Building Type
Encumbrances
 
Land
 
Buildings
 
 
Land/Land Imp
 
Bldgs/TI
 
Total (1)
 
Accum. Depr. (2)
Year Constructed/Renovated
Year Acquired
 
World Park at Union Centre 9
 
Industrial

 
1,189

 
5,914

 
130

 
1,189

 
6,044

 
7,233

 
1,046

2001
2010
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Wesley Chapel, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Wesley Chapel Wellness MOB
 
Medical Office

 

 
15,699

 
1,314

 

 
17,013

 
17,013

 
1,911

2012
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
West Chicago, Illinois
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1250 Carolina Drive
 
Industrial

 
1,246

 
4,073

 
124

 
1,246

 
4,197

 
5,443

 
562

1990
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
West Jefferson, Ohio
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Restoration Hardware BTS
 
Industrial

 
6,454

 
24,812

 
15,993

 
10,017

 
37,242

 
47,259

 
8,576

2008
2008
 
15 Commerce Pkwy
 
Industrial

 
10,439

 
27,143

 
63

 
10,439

 
27,206

 
37,645

 
5,715

2011
2011
 
10 Enterprise Pkwy
 
Industrial

 
2,300

 
19,215

 

 
2,300

 
19,215

 
21,515

 
319

2014
2014
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
West Palm Beach, Florida
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Park of Commerce 1
 
Industrial

 
1,635

 
1,927

 
158

 
1,635

 
2,085

 
3,720

 
453

2010
2010
 
Park of Commerce 3
 
Industrial

 
2,160

 
4,340

 
514

 
2,320

 
4,694

 
7,014

 
1,008

2010
2010
 
Airport Center 1
 
Industrial

 
2,437

 
5,948

 
81

 
2,437

 
6,029

 
8,466

 
962

2002
2010
 
Airport Center 2
 
Industrial

 
1,706

 
4,495

 
158

 
1,706

 
4,653

 
6,359

 
723

2002
2010
 
Airport Center 3
 
Industrial

 
1,500

 
4,750

 
340

 
1,500

 
5,090

 
6,590

 
977

2002
2010
 
Park of Commerce 4
 
Grounds
5,725

 
5,934

 

 

 
5,934

 

 
5,934

 
19

n/a
2011
 
Park of Commerce 5
 
Grounds
6,026

 
6,308

 

 

 
6,308

 

 
6,308

 
18

n/a
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Whitestown, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
AllPoints Anson Bldg 14
 
Industrial

 
2,127

 
8,155

 
805

 
2,127

 
8,960

 
11,087

 
1,660

2007
2011
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Woodstock, Georgia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
NSH Cherokee Towne Lake MOB
 
Medical Office

 
21

 
16,026

 
1,395

 
21

 
17,421

 
17,442

 
1,024

2013
2013
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Zionsville, Indiana
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Marketplace at Anson
 
Retail

 
2,147

 
2,471

 
2,534

 
2,147

 
5,005

 
7,152

 
1,686

2007
2007
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Accum. Depr. on Improvements of Undeveloped Land
 
 

 

 

 

 

 

 

 
30,474

 
 
 
Eliminations
 
 

 

 

 
(2,507
)
 
(16
)
 
(2,491
)
 
(2,507
)
 
(3,388
)
 
 
 
Properties held-for-sale

 
 
 
 
 
 
 
 
 
 
(26,614
)
 
(47,782
)
 
(74,396
)
 
(24,552
)
 
 
 
 
 
 
983,242

 
1,529,349

 
5,000,356

 
776,143

 
1,534,521

 
5,696,931

 
7,231,452

 
1,481,125

 
 
(1)
The tax basis (in thousands) of our real estate assets at December 31, 2014 was approximately $7,700,110 for federal income tax purposes.
(2)
Depreciation of real estate is computed using the straight-line method over 40 years for buildings and 15 years for land improvements for properties that we develop, 30 years for buildings and 10 years for land improvements for properties that we acquire, and shorter periods based on lease terms (generally 3 to 10 years) for tenant improvements.


-125-



 
 
Real Estate Assets
 
Accumulated Depreciation
 
 
2014
 
2013
 
2012
 
2014
 
2013
 
2012
Balance at beginning of year
 
$
7,031,660

 
$
6,708,250

 
$
6,038,107

 
$
1,382,757

 
$
1,296,685

 
$
1,127,595

Acquisitions
 
117,981

 
474,213

 
658,917

 
 
 
 
 
 
Construction costs and tenant improvements
 
592,651

 
498,097

 
211,460

 
 
 
 
 
 
Depreciation expense
 
 
 
 
 
 
 
290,279

 
288,583

 
262,825

Consolidation of previously unconsolidated properties
 

 
14,081

 

 
 
 
 
 
 
Cost of real estate sold or contributed
 
(350,698
)
 
(591,966
)
 
(157,630
)
 
(97,032
)
 
(131,496
)
 
(51,131
)
Impairment Allowance
 
(15,406
)
 

 

 
 
 
 
 
 
Write-off of fully depreciated assets
 
(70,340
)
 
(71,015
)
 
(42,604
)
 
(70,327
)
 
(71,015
)
 
(42,604
)
Balance at end of year including held-for-sale
 
$
7,305,848

 
$
7,031,660

 
$
6,708,250

 
$
1,505,677

 
$
1,382,757

 
$
1,296,685

Properties held-for-sale
 
(74,396
)
 
(61,927
)
 
(25,283
)
 
(24,552
)
 
(14,351
)
 
(289
)
Balance at end of year excluding held-for-sale

 
$
7,231,452

 
$
6,969,733

 
$
6,682,967

 
$
1,481,125

 
$
1,368,406

 
$
1,296,396





See Accompanying Notes to Independent Auditors' Report

-126-


SIGNATURES
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
 
 
 
 
 
 
DUKE REALTY CORPORATION
 
 
 
 
/s/ Dennis D. Oklak
 
 
Dennis D. Oklak
 
 
Chairman and Chief Executive Officer
 
 
 
 
/s/ Mark A. Denien
 
 
Mark A. Denien
 
 
Executive Vice President and Chief Financial Officer
 
 
 
 
 
 
 
DUKE REALTY LIMITED PARTNERSHIP
 
 
By: DUKE REALTY CORPORATION, its general partner
 
 
 
 
/s/ Dennis D. Oklak
 
 
Dennis D. Oklak
 
 
Chairman and Chief Executive Officer of the General Partner
 
 
 
 
/s/ Mark A. Denien
 
 
Mark A. Denien
 
 
Executive Vice President and Chief Financial Officer of the General Partner
 
 
 
 
 
Date:
February 20, 2015
 
 
 
 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.
 

-127-


 
 
 
 
 
Signature
 
Date
 
Title
 
 
 
 
 
/s/ Thomas J. Baltimore, Jr.*
 
2/20/2015
 
Director
Thomas J. Baltimore, Jr.
 
 
 
 
 
 
 
 
 
/s/ William Cavanaugh III*
 
2/20/2015
 
Director
William Cavanaugh III
 
 
 
 
 
 
 
 
 
/s/ Alan H. Cohen*
 
2/20/2015
 
Director
Alan H. Cohen
 
 
 
 
 
 
 
 
 
/s/ Ngaire E. Cuneo*
 
2/20/2015
 
Director
Ngaire E. Cuneo
 
 
 
 
 
 
 
 
 
/s/ Charles R. Eitel*
 
2/20/2015
 
Director
Charles R. Eitel
 
 
 
 
 
 
 
 
 
/s/ Martin C. Jischke*
 
2/20/2015
 
Director
Martin C. Jischke
 
 
 
 
 
 
 
 
 
/s/ Melanie R. Sabelhaus*
 
2/20/2015
 
Director
Melanie R. Sabelhaus
 
 
 
 
 
 
 
 
 
/s/ Peter M. Scott III*
 
2/20/2015
 
Director
Peter M. Scott III
 
 
 
 
 
 
 
 
 
/s/ Jack R. Shaw*
 
2/20/2015
 
Director
Jack R. Shaw
 
 
 
 
 
 
 
 
 
/s/ Michael E. Szymanczyk*
 
2/20/2015
 
Director
Michael E. Szymanczyk
 
 
 
 
 
 
 
 
 
/s/ Lynn C. Thurber*
 
2/20/2015
 
Director
Lynn C. Thurber
 
 
 
 
 
 
 
 
 
/s/ Robert J. Woodward, Jr.*
 
2/20/2015
 
Director
Robert J. Woodward, Jr.
 
 
 
 

*
 
By Dennis D. Oklak, Attorney-in-Fact
 
/s/ Dennis D. Oklak

-128-