FIRST INDUSTRIAL REALTY TRUST INC - Annual Report: 2019 (Form 10-K)

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_______________________________

Form 10-K

_______________________________



☒	ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, 2019



☐	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: 1-13102 (First Industrial Realty Trust, Inc.)

333-21873 (First Industrial, L.P.)

_______________________________

FIRST INDUSTRIAL REALTY TRUST, INC.

FIRST INDUSTRIAL, L.P.

(Exact name of Registrant as specified in its Charter)



First Industrial Realty Trust, Inc.	Maryland	36-3935116
First Industrial, L.P.	Delaware	36-3924586
	(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

1 N. Wacker Drive, Suite 4200

Chicago, Illinois, 60606

(Address of principal executive offices, zip code)

(312) 344-4300

(Registrant's telephone number, including area code)

Securities registered pursuant to Section 12(b) of the Act:

Common Stock (First Industrial Realty Trust, Inc.)

(Title of Class)

(Trading Symbol)

New York Stock Exchange

(Name of Exchange on which Registered)

Securities registered pursuant to Section 12(g) of the Act:

None

_______________________________

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.



First Industrial Realty Trust, Inc.	Yes	☑	No	☐
First Industrial, L.P.	Yes	☑	No	☐

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934.



First Industrial Realty Trust, Inc.	Yes	o	No	þ
First Industrial, L.P.	Yes	o	No	þ

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.



First Industrial Realty Trust, Inc.	Yes	þ	No	o
First Industrial, L.P.	Yes	þ	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).



First Industrial Realty Trust, Inc.	Yes	þ	No	o
First Industrial, L.P.	Yes	þ	No	o

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company, or an emerging growth company. See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company," and "emerging growth company" in Rule 12b-2 of the Exchange Act. (Check one):



First Industrial Realty Trust, Inc.:
Large accelerated filer	þ		Accelerated filer	o
Non-accelerated filer	o		Smaller reporting company	☐
		(Do not check if a smaller reporting company)	Emerging growth company	☐



First Industrial, L.P.:
Large accelerated filer	o		Accelerated filer	þ
Non-accelerated filer	o		Smaller reporting company	☐
		(Do not check if a smaller reporting company)	Emerging growth company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.



First Industrial Realty Trust, Inc.	o
First Industrial, L.P.	o

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).



First Industrial Realty Trust, Inc.	Yes	☐	No	þ
First Industrial, L.P.	Yes	☐	No	þ

The aggregate market value of the voting and non-voting stock held by non-affiliates of First Industrial Realty Trust, Inc. was approximately $4,593.5 million based on the closing price on the New York Stock Exchange for such stock on June 30, 2019.

At February 12, 2020, 127,036,879 shares of First Industrial Realty Trust, Inc.'s Common Stock, $0.01 par value, were outstanding.

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DOCUMENTS INCORPORATED BY REFERENCE

Part III incorporates certain information by reference to First Industrial Realty Trust, Inc.'s definitive proxy statement expected to be filed with the Securities and Exchange Commission no later than 120 days after the end of First Industrial Realty Trust, Inc.'s fiscal year.

EXPLANATORY NOTE

This report combines the Annual Reports on Form 10-K for the period ended December 31, 2019 of First Industrial Realty Trust, Inc., a Maryland corporation (the "Company"), and First Industrial, L.P., a Delaware limited partnership (the "Operating Partnership"). Unless stated otherwise or the context otherwise requires, the terms "we," "our" and "us" refer to the Company and its subsidiaries, including the Operating Partnership and its consolidated subsidiaries.

The Company is a real estate investment trust and the general partner of the Operating Partnership. At December 31, 2019, the Company owned an approximate 98.1% common general partnership interest in the Operating Partnership. The remaining approximate 1.9% common limited partnership interests in the Operating Partnership are owned by certain limited partners. As the sole general partner of the Operating Partnership, the Company exercises exclusive and complete discretion over the Operating Partnership's day-to-day management and control and can cause it to enter into certain major transactions, including acquisitions, dispositions and refinancings. The management of the Company consists of the same members as the management of the Operating Partnership.

The Company and the Operating Partnership are managed and operated as one enterprise. The financial results of the Operating Partnership are consolidated into the financial statements of the Company. The Company has no significant assets other than its investment in the Operating Partnership. Substantially all of the Company's assets are held by, and its operations are conducted through, the Operating Partnership and its subsidiaries. Therefore, the assets and liabilities of the Company and the Operating Partnership are substantially the same.

We believe it is important to understand the differences between the Company and the Operating Partnership in the context of how the Company and the Operating Partnership operate as an interrelated, consolidated company. The main areas of difference between the consolidated financial statements of the Company and those of the Operating Partnership are:


•	Stockholders' Equity, Noncontrolling Interest and Partners' Capital. The 1.9% equity interest in the Operating Partnership held by entities or persons other than the Company are classified within partners' capital in the Operating Partnership's financial statements and as a noncontrolling interest in the Company's financial statements.

•

Relationship to Other Real Estate Partnership." The Company's operations are conducted primarily through the Operating Partnership and its subsidiaries, though operations are also conducted through eight other limited partnerships, which are referred to as the "Other Real Estate Partnerships." The Operating Partnership is a limited partner, holding at least a 99% interest, and the Company is a general partner, holding at least a .01% general partnership interest through eight separate wholly-owned corporations, in each of the Other Real Estate Partnerships. The Other Real Estate Partnerships are variable interest entities that both the Company and the Operating Partnership consolidate. The Company's direct general partnership interest in the Other Real Estate Partnerships is reflected as noncontrolling interest within the Operating Partnership's financial statements.

•

Relationship to Service Subsidiary. The Company has a direct wholly-owned subsidiary that does not own any real estate but provides services to various other entities owned by the Company. Since the Operating Partnership does not have an ownership interest in this entity, its operations are reflected in the consolidated results of the Company but not the Operating Partnership. Also, this entity owes certain amounts to the Operating Partnership, for which a receivable is included on the Operating Partnership's balance sheet but is eliminated on the Company's consolidated balance sheet, since both this entity and the Operating Partnership are fully consolidated by the Company.

We believe combining the Company's and Operating Partnership's annual reports into this single report results in the following benefits:


•	enhances investors' understanding of the Company and the Operating Partnership by enabling them to view the business as a whole and in the same manner as management views and operates the business;


•	creates time and cost efficiencies through the preparation of one combined report instead of two separate reports; and


•	eliminates duplicative disclosures and provides a more streamlined and readable presentation for our investors to review since a substantial portion of the Company's disclosure applies to both the Company and the Operating Partnership.

To help investors understand the differences between the Company and the Operating Partnership, this report provides the following separate disclosures for each of the Company and the Operating Partnership:


•	consolidated financial statements;


•	a single set of consolidated notes to such financial statements that includes separate discussions of each entity's stockholders' equity or partners' capital, as applicable; and


•	a combined Management's Discussion and Analysis of Financial Condition and Results of Operations section that includes distinct information related to each entity.

This report also includes separate Part II, Item 9A, Controls and Procedures sections and separate Exhibits 31 and 32 certifications for the Company and the Operating Partnership in order to establish that the requisite certifications have been made and that the Company and the Operating Partnership are both compliant with Rule 13a-15 and Rule 15d-15 of the Securities Exchange Act of 1934, as amended, and 18 U.S.C. §1350.

FIRST INDUSTRIAL REALTY TRUST, INC.

FIRST INDUSTRIAL, L.P.

TABLE OF CONTENTS



		Page
PART I.		4
Item 1.	Business	4
Item 1A.	Risk Factors	7
Item 1B.	Unresolved SEC Comments	18
Item 2.	Properties	18
Item 3.	Legal Proceedings	23
Item 4.	Mine Safety Disclosures	23

PART II.		24

Item 5.	Market for Registrant's Common Equity / Partners' Capital, Related Stockholder / Unitholder Matters and Issuer Purchases of Equity Securities	24
Item 6.	Selected Financial Data	26
Item 7.	Management's Discussion and Analysis of Financial Condition and Results of Operations	27
Item 7A.	Quantitative and Qualitative Disclosures About Market Risk	38
Item 8.	Financial Statements and Supplementary Data	38
Item 9.	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	38
Item 9A.	Controls and Procedures	38
Item 9B.	Other Information	40

PART III.		42

Item 10.	Directors, Executive Officers and Corporate Governance	43
Item 11.	Executive Compensation	43
Item 12.	Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters	43
Item 13.	Certain Relationships and Related Transactions and Director Independence	43
Item 14.	Principal Accountant Fees and Services	43

PART IV.		43

Item 15.	Exhibits and Financial Statements and Financial Statement Schedule	43
Item 16.	Form 10-K Summary	46
Signatures		S-17

FORWARD-LOOKING STATEMENTS

This report may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, and Section 21E of the Securities Exchange Act of 1934 (the "Exchange Act"). We intend for such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. Forward-looking statements are based on certain assumptions and describe our future plans, strategies and expectations, and are generally identifiable by use of the words "believe," "expect," "plan," "intend," "anticipate," "estimate," "project," "seek," "target," "potential," "focus," "may," "will," "should" or similar words. Although we believe the expectations reflected in forward-looking statements are based upon reasonable assumptions, we can give no assurance that our expectations will be attained or that results will not materially differ. Factors which could have a materially adverse effect on our operations and future prospects include, but are not limited to:


•	changes in national, international, regional and local economic conditions generally and real estate markets specifically;


•	changes in legislation/regulation (including changes to laws governing the taxation of real estate investment trusts) and actions of regulatory authorities;


•	our ability to qualify and maintain our status as a real estate investment trust;


•	the availability and attractiveness of financing (including both public and private capital) and changes in interest rates;


•	the availability and attractiveness of terms of additional debt repurchases;


•	our ability to retain our credit agency ratings;


•	our ability to comply with applicable financial covenants;


•	our competitive environment;


•	changes in supply, demand and valuation of industrial properties and land in our current and potential market areas;


•	our ability to identify, acquire, develop and/or manage properties on favorable terms;


•	our ability to dispose of properties on favorable terms;


•	our ability to manage the integration of properties we acquire;


•	potential liability relating to environmental matters;


•	defaults on or non-renewal of leases by our tenants;


•	decreased rental rates or increased vacancy rates;


•	higher-than-expected real estate construction costs and delays in development or lease-up schedules;


•	potential natural disasters and other potentially catastrophic events such as acts of war and/or terrorism;


•	litigation, including costs associated with prosecuting or defending claims and any adverse outcomes;


•	risks associated with our investments in joint ventures, including our lack of sole decision-making authority; and


•	other risks and uncertainties described in Item 1A, "Risk Factors" and elsewhere in this report as well as those risks and uncertainties discussed from time to time in our other Exchange Act reports and in our other public filings with the Securities and Exchange Commission (the "SEC").

We caution you not to place undue reliance on forward-looking statements, which reflect our outlook only and speak only as of the date of this report. We assume no obligation to update or supplement forward-looking statements.

PART I

THE COMPANY



Item 1.	Business

Background

First Industrial Realty Trust, Inc. is a self-administered and fully integrated real estate company which owns, manages, acquires, sells, develops and redevelops industrial real estate. The Company is a Maryland corporation organized on August 10, 1993 and a real estate investment trust ("REIT") as defined in the Internal Revenue Code of 1986 (the "Code"). As of December 31, 2019, our in-service portfolio consisted of 175 bulk warehouse properties, 96 regional warehouse properties, 136 light industrial properties and 26 R&D/flex properties, containing an aggregate of approximately 60.2 million square feet of gross leasable area ("GLA") located in 21 states. Our in-service portfolio includes all properties that have reached stabilized occupancy (defined as properties that are 90% leased), (re)developed properties upon the earlier of reaching 90% occupancy or one year from the date construction is completed and acquired properties that are at least 75% occupied at acquisition, unless we anticipate tenant move-outs within two years of ownership would drop occupancy below 75%. Acquired properties that are less than 75% occupied at acquisition or with tenants that we anticipate will move out within the first two years of ownership are placed in service upon the earlier of reaching 90% occupancy or one year after move out.

We began operations on July 1, 1994. The Company's operations are conducted primarily through the Operating Partnership, a Delaware limited partnership formed on November 23, 1993 of which the Company is the sole general partner (the "General Partner"), with an approximate 98.1% ownership interest ("General Partner Units") at December 31, 2019. The Operating Partnership also conducts operations through the Other Real Estate Partnerships, numerous limited liability companies ("LLCs") and certain taxable REIT subsidiaries ("TRSs"), the operating data of which, together with that of the Operating Partnership, is consolidated with that of the Company as presented herein. The Company does not have any significant assets or liabilities other than its investment in the Operating Partnership and its 100% ownership interest in the general partners of the Other Real Estate Partnerships. Noncontrolling interest in the Operating Partnership of approximately 1.9% at December 31, 2019, represents the aggregate partnership interest held by the limited partners thereof ("Limited Partner Units" and together with the General Partner Units, the "Units").

Profits, losses and distributions of the Operating Partnership, the LLCs, the Other Real Estate Partnerships and the TRSs are allocated to the general partner and the limited partners, the members or the shareholders, as applicable, of such entities in accordance with the provisions contained within their respective organizational documents.

We also own a 49% equity interest in, and provide various services to, a joint venture (the "Joint Venture") through a wholly owned subsidiary of the Operating Partnership. The Joint Venture is accounted for under the equity method of accounting. The operating data of the Joint Venture is not consolidated with that of the Company or the Operating Partnership as presented herein.

We utilize an operating approach which combines the effectiveness of decentralized, locally based property management, acquisition, sales and development functions with the cost efficiencies of centralized acquisition, sales and development support, capital markets expertise, asset management and fiscal control systems. At December 31, 2019, we had 155 employees.

Available Information

Our principal executive offices are located at One North Wacker, 42nd Floor, Chicago, Illinois 60606. Our telephone number is (312) 344-4300.

Copies of our respective annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to such reports that we file with the SEC are available without charge as soon as reasonably practicable on our website at www.firstindustrial.com. These documents also may be accessed through the SEC's website at www.sec.gov. In addition, our Corporate Governance Guidelines, Code of Business Conduct and Ethics, charters of each committee of the Board of Directors, along with supplemental financial and operating information prepared by us, are all available without charge on our website or in print upon request. Amendments to, or waivers from, our Code of Business Conduct and Ethics that apply to our executive officers or directors will also be posted to our website. The information found on, or otherwise accessible through, our website is not incorporated into, and does not form a part of, this report or any other report or document we file with or furnish to the SEC.

Business Objectives and Growth Plans

Our fundamental business objective is to maximize the total return to the Company's stockholders and the Operating Partnership's partners through an increase in cash flows and increases in the value of our properties and operations. Our long-term business growth plans include the following elements:

•

Internal Growth. We seek to grow internally by (i) increasing revenues by renewing or re-leasing spaces subject to expiring leases at higher rental levels; (ii) contractual rent escalations on our long-term leases; (iii) increasing occupancy levels at properties where vacancies exist and maintaining occupancy elsewhere; (iv) controlling and minimizing property operating and general and administrative expenses; and (v) renovating existing properties.


•	External Growth. We seek to grow externally through (i) the development of industrial properties; (ii) the acquisition of portfolios of industrial properties or individual properties which meet our investment parameters within our target markets; (iii) the expansion of our properties; and (iv) possible additional joint venture investments.


•	Portfolio Enhancement. We continually seek to upgrade our overall portfolio via new investments as well as through the sale of select assets that we believe do not exhibit favorable characteristics for long-term cash flow growth.

Our ability to pursue our long-term growth plans is affected by market conditions and our financial condition and operating capabilities. See "Summary of Significant Transactions in 2019" under Item 7,"Management's Discussion and Analysis of Financial Condition and Results of Operations."

Business Strategies

We utilize the following six strategies in connection with the operation of our business:

•

Organizational Strategy. We implement our decentralized property operations strategy through the deployment of experienced regional management teams and local property managers. We provide acquisition, development and financing assistance, asset management oversight and financial reporting functions from our headquarters in Chicago, Illinois to support our regional operations. We believe the size of our portfolio enables us to realize operating efficiencies by spreading overhead among many properties and by negotiating purchasing discounts.

•

Market Strategy. Our market strategy is to concentrate on the top industrial real estate markets in the United States. These markets have one or more of the following characteristics: (i) favorable industrial real estate fundamentals, including improving industrial demand and constrained supply that can lead to long-term rent growth; (ii) warehouse distribution markets with favorable economic and business environments that should benefit from increases in distribution activity driven by growth in global trade and local consumption; and (iii) sufficient size to provide ample opportunity for growth through incremental investments as well as offer asset liquidity.

•

Leasing and Marketing Strategy. We have an operational management strategy designed to enhance tenant satisfaction and portfolio performance. We pursue an active leasing strategy, which includes broadly marketing available space, seeking to renew existing leases at higher rents per square foot and seeking leases which provide for the pass-through of property-related expenses to the tenant. We also have local and national marketing programs which focus on the business and real estate brokerage communities and multi-national tenants.


•	Acquisition/Development Strategy. Our acquisition/development strategy is to invest in industrial properties in the top industrial real estate markets in the United States through the deployment of experienced regional management teams.


•	Disposition Strategy. We continually evaluate local market conditions and property-related factors in all of our markets for purposes of identifying assets suitable for disposition.

•

Financing Strategy. To finance acquisitions, developments and debt maturities, as market conditions permit, we may utilize a portion of proceeds from property sales, unsecured debt offerings, term loans, mortgage financings and line of credit borrowings under our $725.0 million unsecured revolving credit agreement (the "Unsecured Credit Facility"), and proceeds from the issuance, when and as warranted, of additional equity securities. We also continually evaluate joint venture arrangements as another source of capital to finance acquisitions and developments. As of February 12, 2020, we had approximately $596.4 million available for additional borrowings under the Unsecured Credit Facility.

Future Property Acquisitions, Developments and Property Sales

We have acquisition and development programs through which we seek to identify portfolio and individual industrial property acquisitions and developments. We also sell properties based on market conditions and property related factors. As a result, we are currently engaged in negotiations relating to the possible acquisition, development or sale of certain industrial properties in our portfolio.

When evaluating potential industrial property acquisitions and developments, as well as potential industrial property sales, we will consider such factors as: (i) the geographic area and type of property; (ii) the location, construction quality, condition and design of the property; (iii) the terms of tenant leases, including the potential for rent increases; (iv) the potential for economic growth and the general business, tax and regulatory environment of the area in which the property is located; (v) the occupancy and demand by tenants for properties of a similar type in the vicinity; (vi) competition from existing properties and the potential for the construction of new properties in the area; (vii) the potential for capital appreciation of the property; (viii) the ability to improve the property's performance through renovation; and (ix) the potential for expansion of the physical layout of the property and/or the number of sites.

Industry

Industrial properties are typically used for the design, assembly, packaging, storage and distribution of goods and/or the provision of services. As a result, the demand for industrial space in the United States is related to the level of economic output and consumption, including e-commerce fulfillment. Accordingly, the competition we face to lease our existing properties and acquire or develop new properties varies with the levels of these factors.



Item 1A.	Risk Factors

Our operations involve various risks that could adversely affect our business, including our financial condition, our results of operations, our cash flow, our liquidity, our ability to make distributions to holders of the Company's common stock and the Operating Partnership's Units, the market price of the Company's common stock and the market value of the Units. These risks, among others contained in our other filings with the SEC, include:

Disruptions in the financial markets could affect our ability to obtain financing and may negatively impact our liquidity, financial condition and operating results.

A significant amount of our existing indebtedness was issued through capital markets transactions. We anticipate that the capital markets could be a source of refinancing of our existing indebtedness in the future. This source of refinancing may not be available if volatility in or disruption of the capital markets occurs. From time to time, the capital and credit markets in the United States and other countries experience significant price volatility, dislocations and liquidity disruptions, which can cause the market prices of many securities and the spreads on prospective debt financings to fluctuate substantially. These circumstances can materially impact liquidity in the financial markets, making terms for certain financings less attractive, and in some cases result in the unavailability of financing. Furthermore, we could potentially lose access to available liquidity under our Unsecured Credit Facility if one or more participating lenders were to default on their commitments. If our ability to issue additional debt or equity securities or to borrow money under our Unsecured Credit Facility were to be impaired by volatility in or disruption of the capital markets, it could have a material adverse effect on our liquidity and financial condition.

In addition, price volatility in the capital and credit markets could make the valuation of our properties more difficult. There may be significant uncertainty in the valuation, or in the stability of the value, of our properties that could result in a substantial decrease in the value of our properties. As a result, we may not be able to recover the carrying amount of our properties, which may require us to recognize an impairment loss in earnings.

Real estate investments fluctuate in value depending on conditions in the general economy and the real estate industry. These conditions may limit our revenues and available cash.

The factors that affect the value of our real estate and the revenues we derive from our properties include, among other things:


•	general economic conditions;


•	local, regional, national and international economic conditions and other events and occurrences that affect the markets in which we own properties;


•	local conditions such as oversupply or a reduction in demand in an area;


•	increasing labor and material costs;


•	the ability to collect on a timely basis all rents from tenants;


•	changes in tenant operations, real estate needs and credit;


•	changes in interest rates and in the availability, cost and terms of mortgage funding;


•	zoning or other regulatory restrictions;


•	competition from other available real estate;


•	operating costs, including maintenance, insurance premiums and real estate taxes; and


•	other factors that are beyond our control.

Our investments in real estate assets are concentrated in the industrial sector, and the demand for industrial space in the United States is related to the level of economic output. Accordingly, reduced economic output may lead to lower occupancy rates for our properties. In addition, if any of our tenants experiences a downturn in its business that weakens its financial condition, delays lease commencement, fails to make rental payments when due, becomes insolvent or declares bankruptcy, the result could be a termination of the tenant's lease, which could adversely affect our cash flow from operations. These factors may be amplified by a disruption of financial markets or more general economic conditions.

Many real estate costs are fixed, even if income from properties decreases.

Our financial results depend on leasing space to tenants on terms favorable to us. Our income and funds available for distribution to our stockholders and unitholders will decrease if a significant number of our tenants cannot pay their rent 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 property, such as real estate taxes and maintenance costs, generally are not reduced when circumstances cause a reduction in income from the property.

We may be unable to renew leases or find other tenants on advantageous terms or at all.

We are subject to the risks that, upon expiration, leases may not be renewed, the space subject to such leases may not be relet or the terms of renewal or reletting, including the cost of required renovations, may be less favorable than the expiring lease terms. If we were unable to promptly renew a significant number of expiring leases or to promptly relet the spaces covered by such leases, or if the rental rates upon renewal or reletting were significantly lower than the current rates, our financial condition, results of operation, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units could be adversely affected.

We may be unable to acquire properties on advantageous terms or acquisitions may not perform as we expect.

We have routinely acquired properties from third parties as conditions warrant and, as part of our business, we intend to continue to do so. The acquisition of properties entails various risks, including risks that our investments may not perform as expected and that our cost estimates for bringing an acquired property up to market standards, if necessary, may prove inaccurate. Further, we face significant competition for attractive investment opportunities from other well-capitalized real estate investors, including publicly-traded REITs and private investors. This competition increases as investments in real estate become attractive relative to other forms of investment. As a result of competition, we may be unable to acquire additional properties and purchase prices may increase. In addition, we expect to finance future acquisitions through a combination of borrowings under the Unsecured Credit Facility, proceeds from equity or debt offerings and debt originations and proceeds from property sales, which may not be available. Any of the above risks could adversely affect our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units.

We may obtain only limited warranties when we purchase a property and would have only limited recourse in the event our due diligence did not identify any issues that lower the value of our property.

The seller of a property often sells such property in its "as is" condition on a "where is" basis and "with all faults," without any warranties of merchantability or fitness for a particular use or purpose. In addition, purchase agreements may contain only limited warranties, representations and indemnifications that will only survive for a limited period after the closing. The purchase of properties with limited warranties increases the risk that we may lose some or all of our invested capital in the property as well as the loss of rental income from that property.

We may be unable to sell properties when appropriate or at all because real estate investments are not as liquid as certain other types of assets.

Real estate investments generally cannot be sold quickly, which could limit our ability to adjust our property portfolio in response to changes in economic conditions or in the performance of the portfolio. This could adversely affect our financial condition and our ability to service debt and make distributions to our stockholders and unitholders. In addition, like other companies qualifying as REITs under the Code, our ability to sell assets may be restricted by tax laws that potentially result in punitive taxation on asset sales that fail to meet certain safe harbor rules or other criteria established under case law.

We may be unable to sell properties on advantageous terms.

We have routinely sold properties to third parties as conditions warrant and, as part of our business, we intend to continue to do so. However, our ability to sell properties on advantageous terms depends on factors beyond our control, including competition from other sellers and the availability of attractive financing for potential buyers. If we are unable to sell properties on favorable terms or to redeploy the proceeds in accordance with our business strategy, then our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units could be adversely affected. Further, if we sell properties by providing financing to purchasers, defaults by the purchasers would adversely affect our operations and financial condition.

We may be unable to complete development and re-development projects on advantageous terms.

As part of our business, we develop new properties and re-develop existing properties as conditions warrant. This part of our business involves significant risks, including the following:


•	we may not be able to obtain financing for these projects on favorable terms;


•	we may not complete construction on schedule or within budget;


•	we may not be able to obtain, or may experience delays in obtaining, all necessary zoning, land-use, building, occupancy and other governmental permits and authorizations;


•	contractor and subcontractor disputes, strikes, labor disputes or supply chain disruptions may occur; and


•	properties may perform below anticipated levels, producing cash flow below budgeted amounts, which may result in us paying too much for a property, cause the property to not be profitable and limit our ability to sell such properties to third parties.

To the extent these risks result in increased debt service expense, construction costs and delays in budgeted leasing, they could adversely affect our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units.

We own certain properties subject to ground leases that expose us to the loss of such property upon breach or termination of the ground lease.

We own the building and improvements and lease the land underlying the improvements under several long-term ground leases. We could lose our interests in the properties if the ground leases are breached by us, terminated or lapse. As we get closer to the lease termination dates, the values of the properties could decrease without an extension in place. Certain of these ground leases have payments subject to annual escalations and/or periodic fair market value adjustments which could adversely affect our financial condition or results of operations.

The Company might fail to qualify as a REIT under existing laws and/or federal income tax laws could change.

The Company intends to operate so as to qualify as a REIT under the Code, and we believe that the Company is organized and will operate in a manner that allows us to continue to do so. However, qualification as a REIT involves the satisfaction of numerous requirements, some of which must be met on a recurring basis. These requirements are established under highly technical and complex Code provisions. There are only limited judicial and administrative interpretations of these provisions, and they involve the determination of various factual matters and circumstances not entirely within our control.

If the Company were to fail to qualify as a REIT in any taxable year, the Company would be subject to federal income tax at corporate rates. This could result in a discontinuation or substantial reduction in distributions to our stockholders and unitholders, could reduce the cash available to pay interest and principal on debt securities and make further investments in real estate. Unless entitled to relief under certain statutory provisions, the Company would be disqualified from electing treatment as a REIT for the four taxable years following the year during which the Company failed to qualify.

The IRS, the United States Treasury Department and Congress frequently review federal income tax legislation, and we cannot predict whether, when or to what extent new federal laws, regulations, interpretations or rulings will be adopted. Additional changes to tax laws are likely to continue to occur in the future and any such legislative action may prospectively or retroactively modify the Company's tax treatment and therefore, may adversely affect taxation of us and/or our stockholders and unitholders. Any such changes could have an adverse effect on an investment in shares or on the market value or the resale potential of our properties. Stockholders and unitholders are urged to consult with their own tax advisor with respect to the impact of recent legislation, the status of legislative, regulatory, or administrative developments and proposals, and their potential effect on ownership of our shares.

Certain property transfers may generate prohibited transaction income, resulting in a penalty tax on the gain attributable to the transaction.

As part of our business, we sell properties to third parties as opportunities arise. Under the Code, a 100% penalty tax could be assessed on the tax gain recognized from sales of properties that are deemed to be prohibited transactions. The question of what constitutes a prohibited transaction is based on the facts and circumstances surrounding each transaction. The IRS could contend that certain sales of properties by us are prohibited transactions. While we have implemented controls to avoid prohibited transactions, if a dispute were to arise that was successfully argued by the IRS, the 100% penalty tax could be assessed against the Company's profits from these transactions.

The REIT distribution requirements may limit our ability to retain capital and require us to turn to external financing sources.

As a REIT, the Company must distribute to its stockholders at least 90% of its taxable income (determined without regard to the dividends-paid deduction and by excluding any net capital gain) to our stockholders each year and we may be subject to tax to the extent our taxable income is not fully distributed. The Company could, in certain instances, have taxable income without sufficient cash to enable it to meet this requirement. In that situation, we could be required to borrow funds or sell properties on adverse terms in order to do so. The distribution requirement could also limit our ability to accumulate capital to provide capital resources for our ongoing business, and to satisfy our debt repayment obligations and other liquidity needs, we may be more dependent on outside sources of financing, such as debt financing or issuances of additional capital stock, which may or may not be available on favorable terms. Additional debt financings may substantially increase our leverage and additional equity offerings may result in substantial dilution of stockholders' and unitholders' interests.

We may pay some taxes.

Even if we qualify as a REIT for U.S. federal income tax purposes, we may be subject to federal, state and local taxes on our income and property. From time to time changes in state and local tax laws or regulations are enacted, which may result in an increase in our tax liability. A shortfall in tax revenues for states and municipalities in which we operate may lead to an increase in the frequency and amount of such increase. These actions could adversely affect our financial condition and results of operations. In addition, our TRSs will be subject to federal, state and local income tax for income received.

In the normal course of business, certain of our legal entities have undergone tax audits and may undergo audits in the future. There can be no assurance that future audits will not occur with increased frequency or that the ultimate result of such audits will not have a material adverse effect on our results of operations.

Failure to hedge effectively against interest rate changes may adversely affect our results of operations.

In the normal course of business, we use derivatives to manage our exposure to interest rate volatility on debt instruments, including hedging for future debt issuances. At other times we may utilize derivatives to increase our exposure to floating interest rates. There can be no assurance that these hedging arrangements will have the desired beneficial impact. These arrangements, which can include a number of counterparties, may expose us to additional risks, including failure of any of our counterparties to perform under these contracts, and may involve extensive costs, such as transaction fees or breakage costs, if we terminate them. Hedging may reduce the overall returns on our investments, which could reduce our cash available for distribution to our stockholders and unitholders. Failure to hedge effectively against interest rate changes may materially adversely affect our financial condition, results of operations and cash flow. No strategy can completely insulate us from the risks associated with interest rate fluctuations.

We have adopted a practice relating to the use of derivative financial instruments which requires the Company's Board of Directors to authorize our use of derivative financial instruments to fix the interest rate on anticipated offerings of unsecured debt and to manage the interest rates on our variable rate borrowings. Our practice is that we do not use derivatives for speculative or trading purposes and intend only to enter into contracts with major financial institutions based on their credit rating and other factors, but the Company's Board of Directors may choose to change these practices in the future.

Debt financing, the degree of leverage and rising interest rates could reduce our cash flow.

We use debt to increase the rate of return to our stockholders and unitholders and to allow us to make more investments than we otherwise could. Our use of leverage presents an additional element of risk in the event that the cash flow from our properties is insufficient to meet both debt payment obligations and the distribution requirements of the REIT provisions of the Code. In addition, rising interest rates would reduce our cash flow by increasing the amount of interest due on our floating rate debt and on our fixed rate debt as it matures and is refinanced. Our organizational documents do not contain any limitation on the amount or percentage of indebtedness we may incur.

In July 2017, the Financial Conduct Authority announced it intended to stop compelling banks to submit rates for the calculation of LIBOR after 2021. As a result, in the U.S., the Federal Reserve Board and the Federal Reserve Bank of New York identified the Secured Overnight Financing Rate as its preferred alternative rate for USD LIBOR in debt and derivative financial instruments. Our revolving credit facility, our unsecured term loans and related interest rate swaps are indexed to LIBOR. Our loan documents contain provisions that contemplate alternative methods to determine the base rate applicable to our LIBOR-indexed debt to the extent LIBOR-indexed rates are not available. Additionally, no mandatory prepayment or redemption provisions would be triggered under our loan documents in the event that the LIBOR-indexed rates are not available. If our debt agreements and derivative contracts are not transitioned to a preferred alternative rate and LIBOR-indexed rates are discontinued or if the methods of calculating the rates change, interest rates on our current or future indebtedness may be adversely affected. While we currently expect LIBOR-indexed rates to be available until the end of 2021, it is possible that they will become unavailable prior to that time. We anticipate managing the transition to a preferred alternative rate using the language set out in our agreements however future market conditions may not allow immediate implementation of desired modifications and we may incur significant associated costs in doing so. We will continue to monitor and evaluate the potential impact on our debt payments and value of our related debt, however, we are not able to predict when LIBOR-indexed rates will cease to be available.

Failure to comply with covenants in our debt agreements could adversely affect our financial condition.

The terms of our agreements governing our indebtedness require that we comply with a number of financial and other covenants, such as maintaining debt service coverage and leverage ratios and maintaining insurance coverage. Complying with such covenants may limit our operational flexibility. Our failure to comply with these covenants could cause a default under the applicable debt agreement even if we have satisfied our payment obligations. Consistent with our prior practice, we will continue to interpret and certify our performance under these covenants in a good faith manner that we deem reasonable and appropriate. However, these financial covenants are complex and there can be no assurance that these provisions would not be interpreted by the noteholders or lenders in a manner that could impose and cause us to incur material costs. Our ability to meet our financial covenants may be adversely affected if economic and credit market conditions limit our ability to reduce our debt levels consistent with, or result in net operating income below, our current expectations. Under our revolving credit facility and our unsecured term loans, an event of default can also occur if the lenders, in their good faith judgment, determine that a material adverse change has occurred that could prevent timely repayment or materially impair our ability to perform our obligations under the loan agreement.

Upon the occurrence of an event of default, we would be subject to higher finance costs and fees, and the lenders under our Unsecured Credit Facility will not be required to lend any additional amounts to us. In addition, our indebtedness, together with accrued and unpaid interest and fees, could be accelerated and declared to be immediately due and payable. Furthermore, our Unsecured Credit Facility, our unsecured term loans and the indentures governing our senior unsecured notes contain certain cross-default provisions that may be triggered in the event that our other material indebtedness is in default. These cross-default provisions may require us to repay or restructure our Unsecured Credit Facility, our unsecured term loans or our senior unsecured notes (which includes our private placement notes), depending on which is in default, and such restructuring could adversely affect our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units. If repayment of any of our indebtedness is accelerated, we cannot provide assurance that we would be able to borrow sufficient funds to refinance such indebtedness or that we would be able to sell sufficient assets to repay such indebtedness. Even if we were able to obtain new financing, it may not be on commercially reasonable terms, or terms that are acceptable to us.

We may have to make lump-sum payments on our existing indebtedness.

We are required to make lump-sum or "balloon" payments under the terms of some of our indebtedness. Our ability to make required payments of principal on outstanding indebtedness, whether at maturity or otherwise, may depend on our ability to refinance the applicable indebtedness or to sell properties. Currently, we have no commitments to refinance any of our indebtedness.

Our mortgages may impact our ability to sell encumbered properties on advantageous terms or at all.

Certain of our mortgages contain, and some future mortgages may contain, substantial prepayment premiums that we would have to pay upon the sale of a property, thereby reducing the net proceeds to us from the sale of any such property. As a result, our willingness to sell certain properties and the price at which we may desire to sell a property may be impacted. If we are unable to sell properties on favorable terms or redeploy the proceeds of property sales in accordance with our business strategy, then our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units could be adversely affected.

Adverse market and economic conditions could cause us to recognize impairment charges.

We regularly review our real estate assets for impairment indicators, such as a decline in a property's occupancy rate, decline in general market conditions or a change in the expected hold period of an asset. If we determine that indicators of impairment are present, we review the properties affected by these indicators to determine whether an impairment charge is required. As a result, we may be required to recognize asset impairment, which could materially and adversely affect our business, financial condition and results of operations. We use considerable judgment in making determinations about impairments, from analyzing whether there are indicators of impairment, to the assumptions used in calculating the fair value of the investment. Accordingly, our subjective estimates and evaluations may not be accurate, and such estimates and evaluations are subject to change or revision.

Earnings and cash dividends, asset value and market interest rates affect the price of the Company's common stock.

The market value of the Company's common stock is based in large part upon the market's perception of the growth potential of the Company's earnings and cash dividends. The market value of the Company's common stock is also based upon the value of the Company's underlying real estate assets. For this reason, shares of the Company's common stock may trade at prices that are higher or lower than the Company's net asset value per share. To the extent that the Company retains operating cash flow for investment purposes, working capital reserves, or other purposes, these retained funds, while increasing the value of the Company's underlying assets, may not correspondingly increase the market price of the Company's common stock. The Company's failure to meet the market's expectations with regard to future earnings and the payment of cash dividends/distributions likely would adversely affect the market price of the Company's common stock. Further, the distribution yield on the common stock (as a percentage of the price of the common stock) relative to market interest rates may also influence the market price of the Company's common stock. An increase in market interest rates might lead prospective purchasers of the Company's common stock to expect a higher distribution yield, which would adversely affect the market price of the Company's common stock. Any reduction in the market price of the Company's common stock would, in turn, reduce the market value of the Units.

We may become subject to litigation.

We may become subject to litigation, including claims relating to our operations, offerings, and otherwise in the ordinary course of business. Some of these claims may result in significant defense costs and potentially significant judgments against us, some of which are not, or cannot be, insured against. Resolution of these types of matters could adversely impact our financial condition, results of operations and cash flow. Certain litigation or the resolution of certain litigation may affect the availability or cost of some of our insurance coverage, which could adversely impact our results of operations and cash flows, expose us to increased risks that would be uninsured, and/or adversely impact our ability to attract officers and directors.

We may incur unanticipated costs and liabilities due to environmental problems.

Under various federal, state and local laws, ordinances and regulations, we may, as a current or previous owner, developer or operator of real estate, be liable for the costs of clean-up of certain conditions relating to the presence of hazardous or toxic materials on, in or emanating from a property and any related damages to natural resources. Environmental laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the presence of hazardous or toxic materials. The presence of such materials, or the failure to address those conditions properly, may adversely affect our ability to rent or sell a property or to borrow using a property as collateral. The disposal or treatment of hazardous or toxic materials, or the arrangement of such disposal or treatment, may cause us to be liable for the costs of clean-up of such materials or for related natural resource damages occurring at or emanating from an off-site disposal or treatment facility, whether or not the facility is owned or operated by us. No assurance can be given that existing environmental assessments with respect to any of our properties reveal all environmental liabilities, that any prior owner or operator of any of our properties did not create any material environmental condition not known to us or that a material environmental condition does not otherwise exist as to any of our properties. Moreover, there can be no assurance that (i) changes to existing laws, ordinances or regulations will not impose any material environmental liability or (ii) the current environmental condition of our properties will not be affected by customers, by the condition of land or operations in the vicinity of our properties (such as releases from underground storage tanks), or by third parties unrelated to us.

All of our properties were subject to a Phase I or similar environmental assessment by independent environmental consultants at the time of acquisition. Phase I assessments are intended to discover and evaluate information regarding the environmental condition of the surveyed property and surrounding properties. Phase I assessments generally include a historical review, a public records review, an investigation of the surveyed site and surrounding properties, and preparation and issuance of a written report, but do not include soil sampling or subsurface investigations and typically do not include an asbestos survey. While some of these assessments have led to further investigation and sampling, none of our environmental assessments of our properties have revealed an environmental liability that we believe would have a material adverse effect on our business, financial condition or results of operations taken as a whole. However, we cannot give any assurance that such conditions do not exist or may not arise in the future. Material environmental conditions, liabilities or compliance concerns may arise after the environmental assessment has been completed.

Environmental laws in the U.S. also require that owners or operators of buildings containing asbestos properly manage and maintain the asbestos, adequately inform or train those who may come into contact with asbestos and undertake special precautions, including removal or other abatement, in the event that asbestos is disturbed during building renovation or demolition. These laws may impose fines and penalties on building owners or operators who fail to comply with these requirements and may allow third parties to seek recovery from owners or operators for personal injury associated with exposure to asbestos. Some of our properties may contain asbestos-containing building materials.

We invest in properties historically used for industrial, manufacturing and commercial purposes. Some of these properties contain, or may have contained, underground storage tanks for the storage of petroleum products and other hazardous or toxic substances. All of these operations create a potential for the release of petroleum products or other hazardous or toxic substances. Some of our properties are adjacent to or near other properties that may have contained or currently contain underground storage tanks used to store petroleum products, or other hazardous or toxic substances. In addition, previous or current occupants of our properties and adjacent properties may have engaged, or may in the future engage, in activities that may release petroleum products or other hazardous or toxic substances.

We have a portfolio environmental insurance policy that provides coverage for potential environmental liabilities, subject to the policy's coverage conditions and limitations, for most of our properties. From time to time, we may acquire properties or interests in properties, with known adverse environmental conditions where we believe that the environmental liabilities associated with these conditions are quantifiable and that the acquisition will yield a superior risk-adjusted return. In such an instance, we underwrite the costs of environmental investigation, clean-up and monitoring into the cost. Further, in connection with property dispositions, we may agree to remain responsible for, and to bear the cost of, remediating or monitoring certain environmental conditions on the properties.

We are exposed to the potential impacts of future climate change.

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 or floods. If the frequency of extreme weather events increases, our exposure to these events could increase. We do not currently consider ourselves to be exposed to regulatory risks related to climate change, as the operation of our buildings typically does not generate a significant amount of greenhouse gas emissions. However, we may be adversely impacted as a real estate owner, manager and developer in the future by potential impacts to the supply chain or stricter energy efficiency standards or greenhouse gas regulations for the commercial building sectors. We cannot give any assurance that other such conditions do not exist or may not arise in the future. The potential impacts of future climate change on our real estate properties could adversely affect our ability to lease, develop or sell such properties or to borrow using such properties as collateral.

Our insurance coverage does not include all potential losses.

Real property is subject to casualty risk including damage, destruction, or loss resulting from events that are unusual, sudden and unexpected. Some of our properties are located in areas where casualty risk is higher due to earthquake, wind, wildfire and/or flood risk. We carry comprehensive insurance coverage to mitigate our casualty risk, in amounts and of a kind that we believe are appropriate for the markets where each of our properties and their business operations are located. Among other coverage, we carry property, boiler and machinery, general liability, cyber liability, fire, flood, terrorism, earthquake, extended coverage and rental loss insurance. Our coverage includes policy specifications and limits customarily carried for similar properties and business activities. We evaluate our level of insurance coverage and deductibles using analysis and modeling, as is customary in our industry. However, we do not insure against all types of casualty, and we may not fully insure against certain perils such as earthquake and cyber risk, either because coverage is not available or because we do not deem it to be economically feasible or prudent to do so. As a result, we could experience a significant loss of capital or revenues, and be exposed to obligations under recourse debt associated with a property. This could occur due to an uninsured or high deductible loss, a loss in excess of insured limits, or a loss not paid due to insurer insolvency.

We may incur significant costs complying with various federal, state and local laws, regulations and covenants that are applicable to our properties and, in particular, costs associated with complying with regulations such as the Americans with Disabilities Act of 1990 (the "ADA") may result in unanticipated expenses.

The properties in our portfolio are subject to various covenants and U.S. federal, state and local laws and regulatory requirements, including permitting and licensing requirements. Local regulations, including municipal or local ordinances, zoning restrictions and restrictive covenants imposed by community developers may restrict our use of our properties and may require us to obtain approval from local officials or restrict our use of our properties and may require us to obtain approval from local officials of community standards organizations at any time with respect to our properties, including prior to acquiring a property or when undertaking renovations of any of our existing properties. Among other things, these restrictions may relate to fire and safety, seismic or hazardous material abatement requirements. There can be no assurance that existing laws and regulatory policies will not adversely affect us or the timing or cost of any future acquisitions or renovations, or that additional regulation will not be adopted that increase such delays or result in additional costs. Our growth strategy may be affected by our ability to obtain permits, licenses and zoning relief. Our failure to obtain such permits, licenses and zoning relief or to comply with applicable laws could have an adverse effect on our financial condition, results of operations and cash flow.

In addition, under the ADA, all places of public accommodation are required to meet certain U.S. federal requirements related to access and use by disabled persons. Noncompliance with the ADA could result in an order to correct any non-complying feature, which could result in substantial capital expenditures. We do not conduct audits or investigations of all of these properties to determine their compliance and we cannot predict the ultimate cost of compliance with the ADA, or other legislation. If one or more of our properties in which we invest is not in compliance with the ADA, or other legislation, then we would be required to incur additional costs to bring the property into compliance. If we incur substantial costs to comply with the ADA or other legislation, our financial condition, results of operations, cash flow, our ability to satisfy debt service obligations and to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units could be adversely affected.

Terrorist attacks and other acts of violence or war may affect the market for the Company's common stock, the industry in which we conduct our operations and our profitability.

Acts of violence, including terrorist attacks could occur in the localities in which we conduct business. More generally, these events could cause consumer confidence and spending to decrease or result in increased volatility in the worldwide financial markets and economy. These attacks or armed conflicts may adversely impact our operations or financial condition. In addition, losses resulting from these types of events may be uninsurable.

We face risks relating to cybersecurity attacks that could cause loss of confidential information and other business

disruptions.

We rely extensively on computer systems to manage our business, and our business is at risk from and may be impacted by cybersecurity attacks and security breaches. These could include attempts to gain unauthorized access to our data and computer systems through malware, computer viruses, attachments to e-mails, persons inside our Company or persons with access to systems inside our Company, and other significant disruptions of our information technology networks and related systems.

The risk of a cybersecurity breach or disruption, particularly through a cyber-incident, including by computer hackers, foreign governments and cyber terrorists, has generally increased as the number, intensity and sophistication of attempted attacks and intrusions from around the world have increased. Although we employ a number of measures to prevent, detect and mitigate these threats, which include password protection, frequent password change events, firewall detection systems, frequent backups, a redundant data system for core applications, periodic cyber dwelling reviews and annual penetration testing, even the most well protected information, networks, systems and facilities remain potentially vulnerable because the techniques used in such attempted security breaches evolve and generally are not recognized until launched against a target, and in some cases are designed to not be detected and, in fact, may not be detected. Accordingly, we may be unable to anticipate these techniques or to implement adequate security barriers or other preventative measures, and thus it is impossible for us to entirely mitigate this risk.

Moreover, although we maintain some of our own critical information technology systems, we also depend on third parties to provide important information technology services relating to, for instance, payroll, electronic communications and certain finance functions. The security measures employed by such third party service providers may prove to be ineffective at preventing breaches of their systems.

A successful cybersecurity attack could, among other things:


•	compromise the confidential information of our employees, tenants and vendors;


•	disrupt the proper functioning of our networks and systems, and therefore our operations and/or those of certain of our tenants;


•	result in our inability to maintain the building systems relied upon by our tenants for the efficient use of their leased space;


•	result in the unauthorized access to, and destruction, loss, theft, misappropriation or release of proprietary, confidential, sensitive or otherwise valuable information of ours or others, which others could use to compete against us or for disruptive, destructive or otherwise harmful purposes and outcomes;


•	result in misstated financial reports, violations of loan covenants and/or missed reporting deadlines;


•	result in our inability to properly monitor our compliance with the rules and regulations regarding our qualification as a REIT;


•	require significant management attention and resources to remedy any damages that result;


•	subject us to claims for breach of contract, damages, credits, penalties or termination of leases or other agreements; or


•	damage our reputation among our tenants, investors and associates.

Adverse changes in our credit ratings could negatively affect our liquidity and business operations.

The credit ratings of our senior unsecured notes are based on our operating performance, liquidity and leverage ratios, overall financial position and other factors employed by the credit rating agencies in their rating analyses. Our credit ratings can affect the availability, terms and pricing of any indebtedness we may incur or preferred stock that we might issue going forward. There can be no assurance that we will be able to maintain any credit rating and, in the event any credit rating is downgraded, we could incur higher borrowing costs or may be unable to access certain or any capital markets.

Our business could be adversely impacted if we have deficiencies in our disclosure controls and procedures or internal control over financial reporting.

The design and effectiveness of our disclosure controls and procedures and internal control over financial reporting may not prevent all errors, misstatements or misrepresentations. While management will continue to review the effectiveness of our disclosure controls and procedures and internal control over financial reporting, there can be no guarantee that our internal control over financial reporting will be effective in accomplishing all control objectives all of the time. Deficiencies, including any material weakness, in our internal control over financial reporting which may occur could result in misstatements of our results of operations, restatements of our financial statements, a decline in the price/value of our securities, or otherwise materially adversely affect our business, reputation, results of operations, financial condition or liquidity.

The Company is authorized to issue preferred stock. The issuance of preferred stock could adversely affect the holders of the Company's common stock issued pursuant to its public offerings.

Our declaration of trust authorizes the Company to issue 225,000,000 common shares and 10,000,000 shares designated as preferred stock. Subject to approval by the Company's Board of Directors, the Company may issue preferred stock with rights, preferences and privileges that are more beneficial than the rights, preferences and privileges of its common stock. Holders of the Company's common stock do not have preemptive rights to acquire any shares issued by the Company in the future. If the Company ever creates and issues preferred stock with a distribution preference over common stock, payment of any distribution preferences on outstanding preferred stock would reduce the amount of funds available for the payment of distributions to our common stockholders and unitholders. In addition, holders of preferred stock are normally entitled to receive a preference payment in the event of liquidation, dissolution or winding up before any payment is made to our common stockholders, which would reduce the amount our common stockholders and unitholders, might otherwise receive upon such an occurrence. Also, under certain circumstances, the issuance of preferred stock may have the effect of delaying or preventing a change in control of the Company.

The Company's Board of Directors may change its strategies, policies or procedures without stockholder approval, which may subject us to different and more significant risks in the future.

Our investment, financing, leverage and distribution policies and our policies with respect to all other activities, including growth, debt, capitalization and operations, are determined by the Company's Board of Directors. These policies may be amended or revised at any time and from time to time at the discretion of the Company's Board of Directors without notice to or a vote of its stockholders. This could result in us conducting operational matters, making investments or pursuing different business or growth strategies. Under these circumstances, we may expose ourselves to different and more significant risks in the future, which could have a material adverse effect on our business and growth. In addition, the Company's Board of Directors may change its governance policies provided that such changes are consistent with applicable legal requirements. A change in these policies could have an adverse effect on our financial condition, results of operations, cash flow, ability to satisfy our principal and interest obligations, ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units.

Future sales or issuances of our common stock may cause the market price of our common stock to decline.

The sale of substantial amounts of our common stock, whether directly by us or in the secondary market, the perception that such sales could occur or the availability of future issuances of shares of our common stock, limited partnership units of the Operating Partnership or other securities convertible into or exchangeable or exercisable for our common stock, could materially and adversely affect the market price of our common stock and our ability to raise capital through future offerings of equity or equity-related securities. In addition, we may issue capital stock that is senior to our common stock in the future for a number of reasons, including to finance our operations and business strategy, to adjust our ratio of debt to equity or for other reasons.

The market price of our common stock may fluctuate significantly.

The market price of our common stock may fluctuate significantly in response to many factors, including:

•actual or anticipated variations in our operating results, funds from operations, cash flows or liquidity,

•changes in our earnings estimates or those of analysts,

•changes in asset valuations and related impairment charges,

•changes in our dividend policy,

•publication of research reports about us or the real estate industry generally,


•	the ability of our tenants to pay rent to us and meet their obligations to us under the current lease terms and our ability to re-lease space as leases expire,

•increases in market interest rates that lead purchasers of our common stock to demand a higher dividend yield,

•changes in market valuations of similar companies,


•	adverse market reaction to the amount of our debt outstanding at any time, the amount of our debt maturing in the near- and medium-term and our ability to refinance our debt, or our plans to incur additional debt in the future,


•	our ability to comply with applicable financial covenants under our unsecured line of credit and the indentures under which our senior unsecured indebtedness is, or may be, issued,

•additions or departures of key management personnel,

•actions by institutional stockholders,

•speculation in the press or investment community,

•general market and economic conditions.

Many of the factors listed above are beyond our control. Those factors may cause the market price of our common stock to decline significantly, regardless of our financial condition, results of operations and prospects. It is impossible to provide any assurance that the market price of our common stock will not fall in the future, and it may be difficult for holders to resell shares of our common stock at prices they find attractive, or at all.

Certain provisions of our charter and bylaws could hinder, delay or prevent a change in control of our company.

Certain provisions of our charter and our bylaws could have the effect of discouraging, delaying or preventing transactions that involve an actual or threatened change in control of our company. These provisions include the following:

•Removal of Directors. Under our charter, subject to the rights of one or more classes or series of preferred stock to elect one or more directors, a director may be removed only for cause and only by the affirmative vote of at least a majority of all votes entitled to be cast by our stockholders generally in the election of directors.

•Preferred Stock. Under our charter, our board of directors has the power to issue preferred stock from time to time in one or more series and to establish the terms, preferences and rights of any such series of preferred stock, all without approval of our stockholders.

•Advance Notice Bylaws. Our bylaws require advance notice procedures with respect to nominations of directors and shareholder proposals.

•Ownership Limit. For the purpose, among others, of preserving our status as a REIT under the Internal Revenue Code of 1986, as amended, our charter generally prohibits any single stockholder, or any group of affiliated stockholders, from beneficially owning more than 9.8% of our outstanding common and preferred stock unless our board of directors waives or modifies this ownership limit.

•Stockholder Action by Written Consent. Our bylaws contain a provision that permits our stockholders to take action by written consent in lieu of an annual or special meeting of stockholders only if the unanimous consent of the stockholders is obtained.

•Ability of Stockholders to Call Special Meeting. Under our bylaws, we are only required to call a special meeting at the request of the stockholders if the request is made by at least a majority of all votes entitled to be cast by our stockholders generally in the election of directors.

•Maryland Control Share Acquisition Act. Our bylaws contain a provision exempting acquisitions of our shares from the Maryland Control Share Acquisition Act. However, our board of directors may amend our bylaws in the future to repeal or modify this exemption, in which case any control shares of our company acquired in a control share acquisition will be subject to the Maryland Control Share Acquisition Act.

We may be unable to retain and attract key management personnel.

We may be unable to retain and attract talented executives. In the event of the loss of key management personnel or upon unexpected death, disability or retirement, we may not be able to find replacements with comparable skill, ability and industry expertise. Until suitable replacements are identified and retained, if at all, our operating results and financial condition could be materially and adversely affected.

We could be subject to risks and liabilities in connection with joint venture arrangements.

Our organizational documents do not limit the amount of available funds that we may invest in joint ventures. We currently have and may in the future selectively acquire, own and/or develop properties through joint ventures with other persons or entities when we deem such transactions are warranted by the circumstances. Joint venture investments, in general, involve certain risks not present where we act alone, including:

•

joint venturers may share certain approval rights over major decisions, which might (i) significantly delay or make impossible actions and decisions we believe are necessary or advisable with respect to properties owned through a joint venture, and/or (ii) adversely affect our ability to develop, finance, lease or sell properties owned through a joint venture at the most advantageous time for us, if at all;


•	joint venturers might experience financial distress, become bankrupt or otherwise fail to fund their share of any required capital contributions;


•	joint venturers might have economic or other business interests or goals that are competitive or inconsistent with our business interests or goals that would affect our ability to develop, finance, lease, operate, manage or sell any properties owned by the applicable joint venture;


•	joint venturers may have the power to act contrary to our instructions, requests, policies or objectives, including our current policy with respect to maintaining the Company's qualification as a REIT;


•	joint venture agreements often restrict the transfer of a member’s or joint venturer’s interest or may otherwise restrict our ability to sell our interest when we would like to or on advantageous terms;


•	disputes between us and our joint venturers may result in litigation or arbitration that would increase our expenses and prevent our officers and directors from focusing their time and effort on our business and subject the properties owned by the applicable joint venture to additional risk; and


•	we may in certain circumstances be liable for the actions of our joint venturers.

The occurrence of one or more of the events described above could adversely affect our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and unitholders, the market price of the Company's common stock and the market value of the Units.



Item 1B.	Unresolved SEC Comments

None.



Item 2.	Properties

General

At December 31, 2019, we owned 433 in-service industrial properties containing an aggregate of approximately 60.2 million square feet of GLA in 21 states, with a diverse base of more than 1,050 tenants engaged in a wide variety of businesses, including distribution, wholesale trade, professional services, manufacturing and retail. The average annual base rent per square foot for our in-service portfolio, calculated at December 31, 2019, was $5.43. The properties are generally located in business parks that have convenient access to interstate highways and/or rail and air transportation. We maintain insurance on our properties that we believe is adequate.

We classify our properties into four industrial categories: bulk warehouse, regional warehouse, light industrial and R&D/flex. While some properties may have characteristics which fall under more than one property type, we use what we believe is the most dominant characteristic to categorize the property. Individual properties may be reclassified over time due to changes in building characteristics such as tenant use and office space build-out.

The following describes, generally, the different industrial categories:


•	Bulk warehouse buildings are of more than 100,000 square feet, have a ceiling height of at least 22 feet and are comprised of 5%-15% of office space;


•	Regional warehouses are of less than 100,000 square feet, have a ceiling height of at least 22 feet and are comprised of 5%-15% of office space;


•	Light industrial properties are of less than 100,000 square feet, have a ceiling height of 16-21 feet and are comprised of 5%-50% of office space; and


•	R&D/flex buildings are of less than 100,000 square feet, have a ceiling height of less than 16 feet and are comprised of 50% or more of office space.

The following tables summarize, by market, certain information as of December 31, 2019, with respect to the in-service properties.

In-Service Property Summary Totals



	Bulk Warehouse			Regional Warehouse			Light Industrial			R&D/Flex			Total
Metropolitan Area	GLA (in 000's)	Number of Properties		GLA (in 000's)	Number of Properties		GLA (in 000's)	Number of Properties		GLA (in 000's)	Number of Properties		GLA (in 000's)	Number of Properties	Occupancy at 12/31/19
Atlanta, GA	4,563	14		340	4		347	5		—	—		5,250	23	98.5	%
Baltimore, MD	2,660	8		—	—		268	4		52	1		2,980	13	97.8	%
Central/Eastern PA ^(A)	6,055	13		432	5		346	7		—	—		6,833	25	95.0	%
Chicago, IL	5,092	15		326	6		255	5		—	—		5,673	26	96.1	%
Cincinnati, OH	684	3		310	3		278	5		—	—		1,272	11	93.6	%
Cleveland, OH	1,128	6		—	—		—	—		—	—		1,128	6	100.0	%
Dallas/Ft. Worth, TX	4,644	25		484	6		971	17		—	—		6,099	48	98.8	%
Denver, CO	1,135	5		717	7		986	21		156	5		2,994	38	99.1	%
Detroit, MI	399	3		509	11		590	25		136	3		1,634	42	100.0	%
Houston, TX	3,250	17		564	8		85	3		—	—		3,899	28	98.7	%
Miami, FL	315	2		345	7		51	1		—	—		711	10	95.5	%
Milwaukee, WI	707	3		90	1		—	—		—	—		797	4	100.0	%
Minneapolis/St. Paul, MN	2,780	13		145	2		239	3		266	3		3,430	21	96.4	%
Nashville, TN	979	3		—	—		164	2		—	—		1,143	5	100.0	%
New Jersey ^(A)	1,359	6		—	—		781	14		172	3		2,312	23	98.7	%
Orlando, FL	427	3		234	3		79	1		—	—		740	7	100.0	%
Phoenix, AZ	1,579	6		445	7		38	1		—	—		2,062	14	99.5	%
Seattle, WA	101	1		287	5		23	1		—	—		411	7	84.9	%
Southern California ^(A)	7,152	25		1,312	21		727	20		—	—		9,191	66	97.7	%
Tampa, FL	—	—		—	—		33	1		193	8		226	9	95.2	%
Other ^(B)	1,181	4		—	—		—	—		212	3		1,393	7	100.0	%
Total	46,190	175		6,540	96		6,261	136		1,187	26		60,178	433	97.6	%
Occupancy by Industrial Property Type		97.9	%		96.8	%		96.2	%		99.0	%

_______________


^(A)	Central/Eastern PA includes the markets of Central Pennsylvania and Philadelphia. New Jersey includes the markets of Northern and Central New Jersey. Southern California includes the markets of Los Angeles, the Inland Empire and San Diego.


^(B)	Properties are located in Greenville, KY; Indianapolis, IN; Kansas City, MO; Overland, MO; Richland Center, WI; and Salt Lake City, UT.

Indebtedness

As of December 31, 2019, 62 of our 433 in-service industrial properties, with a net carrying value of $265.0 million, are pledged as collateral under our mortgage financings, totaling $174.4 million, excluding unamortized debt issuance costs. See Note 4 to the Consolidated Financial Statements and the accompanying Schedule III beginning on page S-1 for additional information.

Property Acquisitions

During the year ended December 31, 2019, we acquired nine industrial properties and several land parcels for an aggregate purchase price of approximately $147.9 million. The industrial properties were acquired at an expected stabilized capitalization rate of approximately 5.4%. The capitalization rate for these industrial property acquisitions was calculated using the estimated stabilized net operating income (excluding straight-line rent and above and below market lease amortization) and dividing it by the sum of the purchase price plus closing costs and estimated costs to stabilize the properties. The acquired industrial properties have the following characteristics:



Metropolitan Area	Number of Properties	GLA	Property Type	Occupancy at 12/31/19
Chicago, IL	1	172,654	Bulk Warehouse	60	%
Denver, CO	1	84,700	Regional Warehouse	100	%
Orlando, FL	1	54,000	Regional Warehouse	100	%
Seattle, WA	1	23,360	Light Industrial	100	%
Southern California	5	206,992	Regional Warehouse, Light Industrial	80	%
Total	9	541,706

Development Activity

During the year ended December 31, 2019, we completed and placed in-service 13 developments totaling approximately 4.4 million square feet of GLA at a total cost of approximately $324.7 million. Included in the total cost is $13.0 million of leasing commissions. The capitalization rate for these development projects, calculated using the estimated stabilized net operating income (excluding straight-line rent adjustments) divided by the total investment in the developed property is 6.7%. The placed in-service development projects have the following characteristics:



Metropolitan Area	Number of Properties	GLA	Property Type	Occupancy at 12/31/19
Atlanta, GA	1	703,339	Bulk Warehouse	100	%
Central/Eastern PA	2	988,920	Bulk Warehouse	75	%
Chicago, IL	1	355,969	Bulk Warehouse	58	%
Dallas, TX	1	863,328	Bulk Warehouse	100	%
Denver, CO	1	555,840	Bulk Warehouse	100	%
Houston, TX	1	126,250	Bulk Warehouse	100	%
New Jersey	1	119,808	Bulk Warehouse	100	%
Phoenix, AZ	1	50,184	Regional Warehouse	100	%
Seattle, WA	1	66,751	Regional Warehouse	100	%
Southern California	3	598,312	Bulk Warehouse	100	%
Total	13	4,428,701

As of December 31, 2019, we substantially completed five developments totaling approximately 0.9 million square feet of GLA. The estimated total investment for the five developments is approximately $68.4 million, of which $51.6 million has been incurred as of December 31, 2019. There can be no assurance that the actual completion cost for these developments will not exceed the estimated completion cost. The substantially completed developments have the following characteristics:



Metropolitan Area	Number of Properties	GLA	Property Type	Occupancy at 12/31/19
Dallas/Fort Worth, TX	3	543,197	Bulk Warehouse	12	%
Houston, TX	2	371,950	Bulk Warehouse	15	%
Total	5	915,147

As of December 31, 2019, we have ten development projects that are under construction totaling approximately 2.1 million square feet of GLA. The estimated total investment for the ten development projects under construction is $208.2 million, of which $90.2 million has been incurred as of December 31, 2019. There can be no assurance that the actual completion cost for these developments will not exceed the estimated completion cost. The development projects under construction have the following characteristics:



Metropolitan Area	Number of Properties	GLA	Property Type	Anticipated Quarter of Building Completion
Phoenix, AZ	1	643,798	Regional Warehouse	Q1 2020
Central/Eastern PA	1	100,162	Bulk Warehouse	Q2 2020
Southern California	2	402,287	Bulk Warehouse	Q2 2020
Dallas/Fort Worth, TX	1	434,720	Bulk Warehouse	Q3 2020
Miami, FL	1	103,791	Bulk Warehouse	Q3 2020
Southern California	1	71,905	Regional Warehouse	Q3 2020
Miami, FL	3	373,930	Bulk Warehouse, Regional Warehouse	Q4 2020
Total	10	2,130,593

Property Sales

During the year ended December 31, 2019, we sold 40 industrial properties comprising approximately 5.9 million square feet of GLA, at a weighted average capitalization rate of 7.2%, and several land parcels for total gross sales proceeds of approximately $315.8 million. The capitalization rate for the 40 industrial property sales is calculated by taking revenues of the property (excluding straight-line rent, lease inducement amortization, above and below market lease amortization) less operating expenses of the property for a period of the last twelve full months prior to sale and dividing the sum by the sales price of the property. The sold industrial properties have the following characteristics:



Metropolitan Area	Number of Properties	GLA	Property Type
Baltimore/Washington	1	46,851	Light Industrial
Central/Eastern PA	2	258,000	Bulk Warehouse, Regional Warehouse
Cincinnati, OH	2	100,000	R&D/Flex
Detroit, MI	2	61,904	Light Industrial
Miami, FL ^(A)	1	21,125	Light Industrial
Minneapolis/St. Paul, MN	3	223,706	Light Industrial, R&D/Flex
Phoenix, AZ^(B)	1	618,350	Bulk Warehouse
Southern California	3	129,880	Light Industrial
Tampa, FL	4	284,574	Bulk Warehouse, Light Industrial, R&D/Flex
Other ^(C)	21	4,123,626	Bulk Warehouse, Regional Warehouse, Light Industrial
Total	40	5,868,016

^(A)Partial sale of a 0.1 million square-foot industrial property.

^(B)This property is being recognized as sold due to the reclassification of the tenant's lease from an operating lease to

a sales-type lease. Actual sale, in which title of the property will transfer to the tenant, is expected to occur in 3Q 2020

(See Note 10).

^(C)Properties are located in Berkeley, MO; Earth City, MO; Edwardsville, IL; Indianapolis, IN; Jefferson County, KY; and

Noblesville, IN.

Tenant and Lease Information

We have a diverse base of more than 1,050 tenants engaged in a wide variety of businesses including distribution, wholesale trade, professional services, manufacturing and retail. At December 31, 2019, our leases have a weighted average lease length of 7.1 years and the majority provide for periodic rent increases that are either fixed or based on changes in the Consumer Price Index. Industrial tenants typically have net or semi-net leases and pay as additional rent their percentage of the property's operating costs, including the costs of common area maintenance, utilities, property taxes and insurance. As of December 31, 2019, approximately 97.6% of the GLA of our in-service properties was leased, and no single tenant or group of related tenants accounted for more than 2.5% of our rent revenues, nor did any single tenant or group of related tenants occupy more than 2.3% of the total GLA of our in-service properties.

Leasing Activity

The following table provides a summary of our leasing activity for the year ended December 31, 2019. The table does not include month-to-month leases or leases with terms less than twelve months.



	Number of Leases Commenced	Square Feet Commenced (in 000's)	Net Rent Per Square Foot ^(A)		Straight Line Basis Rent Growth ^(B)		Weighted Average Lease Term ^(C)	Lease Costs Per Square Foot ^(D)		Weighted Average Tenant Retention ^(E)
New Leases	92	1,806	$	5.71	23.2	%	5.5	$	4.59	N/A
Renewal Leases	157	7,329	$	5.46	26.8	%	4.9	$	1.40	81.1	%
Development / Acquisition Leases	26	4,833	$	5.17	N/A		8.6	N/A		N/A
Total / Weighted Average	275	13,968	$	5.39	26.0	%	6.2	$	2.03	81.1	%


^(A)	Net rent is the average base rent calculated in accordance with GAAP, over the term of the lease.


^(B)	Straight Line basis rent growth is a ratio of the change in net rent (including straight-line rent adjustments) on a new or renewal lease compared to the net rent (including straight-line rent adjustments) of the comparable lease. New leases where there were no prior comparable leases are excluded.


^(C)	The lease term is expressed in years. Assumes no exercise of lease renewal options, if any.


^(D)	Lease costs are comprised of the costs incurred or capitalized for improvements of vacant and renewal spaces, as well as the commissions paid and costs capitalized for leasing transactions. Lease costs per square foot represent the total turnover costs expected to be incurred on the leases signed during the period and do not reflect actual expenditures for the period.


^(E)	Represents the weighted average square feet of tenants renewing their respective leases.

The following table provides a summary of our leases that commenced during the year ended December 31, 2019, which included rent concessions during the lease term.



	Number of Leases With Rent Concessions	Square Feet (in 000's)	Rent Concessions ($)
New Leases	59	1,338	$	1,799
Renewal Leases	12	502	384
Development / Acquisition Leases	24	3,811	6,944
Total	95	5,651	$	9,127

Lease Expirations

Fundamentals for the United States industrial real estate market remained favorable in 2019, as continued growth in the general economy, including e-commerce supply chain activity, drove additional demand for space. New industrial space continued to be developed in response to this growth in demand. In 2019, new supply exceeded incremental demand for the first time on an annual basis since 2009. National vacancy levels remained low and the overall industry conditions resulted in environments supportive of rental rate growth in virtually all of our markets. Based on our recent experience, low levels of vacancy generally throughout our markets, and the 2020 forecast from a leading national research company, we expect our average net rental rates for renewal leases on a cash basis to be higher than the expiring rates. For 2020, net rental rates for new leases on a cash basis on average are also expected to be higher than the comparative prior leases, primarily due to the improvement in market conditions as compared to the conditions prevailing when the comparative leases were structured. The following table shows scheduled lease expirations for all leases for our in-service properties as of December 31, 2019.



Year of Expiration ^(A)	Number of Leases Expiring	GLA Expiring ^(B)	Percentage of GLA Expiring ^(B)		Annualized Base Rent Under Expiring Leases (In thousands) ^(C)		Percentage of Total Annualized Base Rent Expiring ^(C)
2020	133	3,733,974	6.3	%	$	21,488	6.9	%
2021	209	8,982,480	15.4	%	47,644		15.5	%
2022	187	7,085,005	12.1	%	38,011		12.3	%
2023	183	7,244,183	12.4	%	40,306		13.1	%
2024	154	6,809,544	11.6	%	40,211		13.0	%
2025	98	6,521,982	11.2	%	32,917		10.7	%
2026	48	4,528,246	7.7	%	20,647		6.7	%
2027	22	3,612,848	6.2	%	17,748		5.8	%
2028	13	1,992,721	3.4	%	9,768		3.2	%
2029	23	3,509,422	6.0	%	19,192		6.2	%
Thereafter	22	4,509,273	7.7	%	20,377		6.6	%
Total	1,092	58,529,678	100	%	$	308,309	100	%

_______________


^(A)	Includes leases that expire on or after January 1, 2020 and assumes tenants do not exercise existing renewal, termination or purchase options, except for one lease relating to a 618,350 square foot building for which the tenant already provided notice of intent to purchase during 2020.


^(B)	Does not include existing vacancies of 1,416,528 aggregate square feet and December 31, 2019 move outs of 231,821 aggregate square feet.


^(C)	Annualized base rent is calculated as monthly contractual base rent per the terms of the lease, as of December 31, 2019, multiplied by 12. If free rent is granted, then the first positive rent value is used.



Item 3.	Legal Proceedings

We are involved in legal proceedings arising in the ordinary course of business. All such proceedings, taken together, are not expected to have a material impact on our results of operations, financial position or liquidity.



Item 4.	Mine Safety Disclosures

None.

PART II



Item 5.	Market for Registrant's Common Equity / Partners' Capital, Related Stockholder / Unitholder Matters and Issuer Purchases of Equity Securities

Market Information

The following table sets forth, for the periods indicated, the high and low closing prices per share of the Company's common stock, which trades on the New York Stock Exchange under the trading symbol "FR" and the dividends declared per share for the Company's common stock and the distributions declared per Unit for the Operating Partnership's Units. There is no established public trading market for the Units.



Quarter Ended	Closing High		Closing Low		Dividend/Distribution Declared
December 31, 2019	$	43.07	$	39.09	$	0.2300
September 30, 2019	$	40.07	$	36.77	$	0.2300
June 30, 2019	$	37.43	$	34.22	$	0.2300
March 31, 2019	$	35.47	$	28.04	$	0.2300
December 31, 2018	$	32.40	$	27.60	$	0.2175
September 30, 2018	$	33.87	$	30.78	$	0.2175
June 30, 2018	$	33.67	$	28.58	$	0.2175
March 31, 2018	$	31.17	$	27.75	$	0.2175

As of February 11, 2020, the Company had 364 common stockholders of record. The number of holders does not include individuals or entities who beneficially own shares but whose shares are held of record by a broker or clearing agency, but does include each such broker or clearing agency as one record holder. The Operating Partnership had 135 holders of record of Units registered with our transfer agent.

In order to comply with the REIT requirements of the Code, the Company is generally required to make common share distributions and preferred share distributions (other than capital gain distributions) to its shareholders in amounts that together at least equal i) the sum of a) 90% of the Company's "REIT taxable income" computed without regard to the dividends paid deduction and net capital gains and b) 90% of net income (after tax), if any, from foreclosure property, minus ii) certain excess non-cash income.

Our dividend/distribution policy is determined by the Company's Board of Directors and is dependent on multiple factors, including cash flow and capital expenditure requirements, as well as ensuring that the Company meets the minimum distribution requirements set forth in the Code. The Company met the minimum distribution requirements with respect to 2019.

Holders of Units are entitled to receive distributions when, as and if declared by the Company's Board of Directors, after the priority distributions required under the Operating Partnership's partnership agreement have been made with respect to preferred partnership interests in the Operating Partnership out of any funds legally available for that purpose.

During the year ended December 31, 2019, the Operating Partnership issued 297,216 Limited Partner Units in connection with the issuance of equity compensation to certain employees and directors. See Note 11 to the consolidated financial statements for more information.

Subject to certain lock-up periods, holders of Limited Partner Units can redeem their Units by providing written notification to the General Partner of the Operating Partnership. Unless the General Partner provides notice of a redemption restriction to the holder, redemption must be made within seven business days after receipt of the holder's notice. The redemption can be effectuated, as determined by the General Partner, either by exchanging the Limited Partner Units for shares of common stock of the Company on a one-for-one basis, subject to adjustment, or by paying cash equal to the fair market value of such shares. Prior requests for redemption have generally been fulfilled with shares of common stock of the Company, and the Operating Partnership intends to continue this practice. If each Limited Partner Unit of the Operating Partnership were redeemed as of December 31, 2019, the Operating Partnership could satisfy its redemption obligations by making an aggregate cash payment of approximately $100.6 million or by issuing 2,422,744 shares of the Company's common stock.

Performance Graph

The following graph provides a comparison of the cumulative total stockholder return among the Company, the FTSE NAREIT Equity REIT Total Return Index (the "NAREIT Index") and the Standard & Poor's 500 Index ("S&P 500"). The NAREIT Index represents the performance of our publicly traded industrial REIT peers. The historical information set forth below is not necessarily indicative of future performance.



(A)	$100 invested on 12/31/14 in stock or index, including reinvestment of dividends. Fiscal year ending December 31.



	12/14		12/15		12/16		12/17		12/18		12/19
FIRST INDUSTRIAL REALTY TRUST, INC.	$	100.00	$	110.31	$	143.90	$	166.17	$	156.81	$	231.06
S&P 500	$	100.00	$	101.38	$	113.51	$	138.29	$	132.23	$	173.86
FTSE NAREIT Equity REITs	$	100.00	$	103.20	$	111.99	$	117.84	$	112.39	$	141.61

_______________



(A)	The information provided in this performance graph shall not be deemed to be “soliciting material,” to be “filed” or to be incorporated by reference into any filing under the Securities Act of 1933 or the Securities Exchange Act of 1934 unless specifically treated as such.



Item 6.	Selected Financial Data

The following tables set forth the selected financial and operating data for the Company and the Operating Partnership on a consolidated basis. The following selected consolidated financial data should be read in conjunction with the Consolidated Financial Statements and Notes thereto and Management's Discussion and Analysis of Financial Condition and Results of Operations included elsewhere in this Form 10-K.



The Company	Year Ended 12/31/19		Year Ended 12/31/18		Year Ended 12/31/17		Year Ended 12/31/16		Year Ended 12/31/15
	(In thousands, except per share data)
Statement of Operations Data:
Total Revenues	$	425,984	$	403,954	$	396,402	$	378,020	$	365,823
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	238,775		163,239		201,456		121,232		73,802
Basic Per Share Data:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	1.89		1.31		1.70		1.05		0.67
Diluted Per Share Data:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	1.88		1.31		1.69		1.05		0.66
Dividends/Distributions Per Share	$	0.92	$	0.87	$	0.84	$	0.76	$	0.51
Basic Weighted Average Shares	126,392		123,804		118,272		115,030		110,352
Diluted Weighted Average Shares	126,691		124,191		118,787		115,370		110,781
Balance Sheet Data (End of Period):
Real Estate, Before Accumulated Depreciation	$	3,830,209	$	3,673,644	$	3,495,745	$	3,384,914	$	3,293,968
Total Assets	3,518,828		3,142,691		2,941,062		2,793,263		2,709,808
Indebtedness	1,483,565		1,297,783		1,296,997		1,347,092		1,434,168
Total Equity	1,798,263		1,679,911		1,475,877		1,284,625		1,115,135
Other Data:
Funds from Operations Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities ^(A)	$	221,136	$	199,391	$	186,496	$	167,811	$	140,841



The Operating Partnership	Year Ended 12/31/19		Year Ended 12/31/18		Year Ended 12/31/17		Year Ended 12/31/16		Year Ended 12/31/15
	(In thousands, except per Unit data)
Statement of Operations Data:
Total Revenues	$	425,984	$	403,954	$	396,402	$	378,020	$	365,823
Net Income Available to Unitholders and Participating Securities	243,628		167,246		208,158		125,547		76,682
Basic Per Unit Data:
Net Income Available to Unitholders	1.89		1.31		1.70		1.05		0.67
Diluted Per Unit Data:
Net Income Available to Unitholders	1.88		1.31		1.69		1.05		0.66
Distributions Per Unit	$	0.92	$	0.87	$	0.84	$	0.76	$	0.51
Basic Weighted Average Units	128,831		126,921		122,306		119,274		114,709
Diluted Weighted Average Units	129,241		127,308		122,821		119,614		115,138
Balance Sheet Data (End of Period):
Real Estate, Before Accumulated Depreciation	$	3,830,209	$	3,673,644	$	3,495,745	$	3,384,914	$	3,293,968
Total Assets	3,528,849		3,152,799		2,951,180		2,803,701		2,720,523
Indebtedness	1,483,565		1,297,783		1,296,997		1,347,092		1,434,168
Total Partners' Capital	1,808,284		1,690,019		1,485,995		1,295,063		1,125,850

_______________

^(A)

Funds from operations ("FFO") is a non-GAAP measure used in the real estate industry. See definition and a complete reconciliation of FFO to Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities under the caption "Supplemental Earnings Measure" 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

The following discussion and analysis of our financial condition and results of operations should be read in conjunction with the sections of this Form 10-K titled "Forward-Looking Statements" and "Selected Financial Data" and the Consolidated Financial Statements and Notes thereto appearing elsewhere in this Form 10-K.

Business Overview

The Company is a self-administered and fully integrated real estate company which owns, manages, acquires, sells, develops and redevelops industrial real estate. The Company is a Maryland corporation organized on August 10, 1993 and a real estate investment trust as defined in the Code.

We believe our financial condition and results of operations are, primarily, a function of our performance in four key areas: leasing of industrial properties, acquisition and development of additional industrial properties, disposition of industrial properties and access to external capital.

We generate revenue primarily from rental income and tenant recoveries from operating leases of our industrial properties. Such revenue is offset by certain property specific operating expenses, such as real estate taxes, repairs and maintenance, property management, utilities and insurance expenses, along with certain other costs and expenses, such as depreciation and amortization costs and general and administrative and interest expenses. Our revenue growth is dependent, in part, on our ability to: (i) increase rental income, through increasing either or both occupancy rates and rental rates at our properties; (ii) maximize tenant recoveries; and (iii) minimize operating and certain other expenses. Revenues generated from rental income and tenant recoveries are a significant source of funds, in addition to income generated from gains on the sale of our properties (as discussed below), for our liquidity. The leasing of property, in general, and occupancy rates, rental rates, operating expenses and certain non-operating expenses, in particular, are impacted, variously, by property specific, market specific, general economic and other conditions, many of which are beyond our control. The leasing of property also entails various risks, including the risk of tenant default. If we were unable to maintain or increase occupancy rates and rental rates at our properties or to maintain tenant recoveries and operating and certain other expenses consistent with historical levels and proportions, our revenue would decline. Further, if a significant number of our tenants were unable to pay rent (including tenant recoveries) or if we were unable to rent our properties on favorable terms, our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and Unitholders, the market price of the Company's common stock and the market value of the Units would be adversely affected.

Our revenue growth is also dependent, in part, on our ability to acquire existing, and develop new industrial properties on favorable terms. We seek to identify opportunities to acquire existing industrial properties on favorable terms, and, when conditions permit, also seek to acquire and develop new industrial properties on favorable terms. Existing properties, as they are acquired, and acquired and developed properties, as they are leased, generate revenue from rental income, tenant recoveries and fees, income from which, as discussed above, is a source of funds for our distributions to our stockholders and Unitholders. The acquisition and development of properties is impacted, variously, by property specific, market specific, general economic and other conditions, many of which are beyond our control. The acquisition and development of properties also entails various risks, including the risk that our investments may not perform as expected. For example, acquired existing and acquired and developed new properties may not sustain and/or achieve anticipated occupancy and rental rate levels. With respect to acquired and developed new properties, we may not be able to complete construction on schedule or within budget, resulting in increased debt service expense and construction costs and delays in leasing the properties. Also, we face significant competition for attractive acquisition and development opportunities from other well-capitalized real estate investors, including publicly-traded REITs and private investors. Further, as discussed below, we may not be able to finance the acquisition and development opportunities we identify. If we were unable to acquire and develop sufficient additional properties on favorable terms, or if such investments did not perform as expected, our revenue growth would be limited and our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and Unitholders, the market price of the Company's common stock and the market value of the Units would be adversely affected.

We also generate income from the sale of our properties (including existing buildings, buildings which we have developed or re-developed on a merchant basis and land). The gain or loss on, and fees from, the sale of such properties are included in our income and can be a significant source of funds, in addition to revenues generated from rental income and tenant recoveries. Proceeds from sales are used to repay outstanding debt and, market conditions permitting, may be used to fund the acquisition of existing industrial properties, and the acquisition and development of new industrial properties. The sale of properties is impacted, variously, by property specific, market specific, general economic and other conditions, many of which are beyond our control. The sale of properties also entails various risks, including competition from other sellers and the availability of attractive financing for potential buyers of our properties. Further, our ability to sell properties is limited by safe harbor rules applying to REITs under the Code which relate to the number of properties that may be disposed of in a year, their tax bases and the cost of improvements made to the properties, along with other tests which enable a REIT to avoid punitive taxation on the sale of assets. If we are unable to sell properties on favorable terms, our income growth would be limited and our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and Unitholders, the market price of the Company's common stock and the market value of the Units could be adversely affected.

We utilize a portion of the net sales proceeds from property sales, borrowings under our Unsecured Credit Facility and proceeds from the issuance, when and as warranted, of additional debt and equity securities to refinance debt and finance future acquisitions and developments. Access to external capital on favorable terms plays a key role in our financial condition and results of operations, as it impacts our cost of capital and our ability and cost to refinance existing indebtedness as it matures and our ability to fund acquisitions and developments. Our ability to access external capital on favorable terms is dependent on various factors, including general market conditions, interest rates, credit ratings on our debt, the market's perception of our growth potential, our current and potential future earnings and cash distributions and the market price of the Company's common stock. If we were unable to access external capital on favorable terms, our financial condition, results of operations, cash flow and ability to make distributions to our stockholders and Unitholders, the market price of the Company's common stock and the market value of the Units could be adversely affected.

Summary of Significant Transactions During 2019

During 2019, we completed the following significant transactions and financing activities:


•	We acquired nine industrial properties comprised of approximately 0.5 million square feet of GLA located in our Chicago, Denver, Orlando, Seattle and Southern California markets for an aggregate purchase price of $66.8 million.


•	We acquired 217.7 acres of land for development located in our Dallas, Miami, Philadelphia, Phoenix and Southern California markets for an aggregate purchase price of $81.1 million.


•	We developed and placed in-service, 13 industrial properties comprising approximately 4.4 million square feet of GLA located in our Atlanta, Central Pennsylvania, Chicago, Dallas, Denver, Houston, New Jersey, Phoenix, Seattle and Southern California markets at an estimated total cost of $324.7 million. These properties were 91% leased at December 31, 2019.


•	We sold 40 industrial properties comprised of approximately 5.9 million square feet of GLA and several land parcels for total gross sales proceeds of $315.8 million.


•	The Joint Venture sold 236 acres of land (including 39 acres we purchased from the Joint Venture) for gross sales proceeds of $57.2 million.


•	We issued $150.0 million of ten-year private placement notes at a rate of 3.97%.


•	We paid off $117.2 million in mortgage loans payable.


•	We declared an annual cash dividend of $0.92 per common share or Unit, an increase of 5.7% from 2018.

Results of Operations

Comparison of Year Ended December 31, 2019 to Year Ended December 31, 2018

Our net income was $243.9 million and $167.3 million for the years ended December 31, 2019 and 2018, respectively.

The tables below summarize our revenues, property expenses and depreciation and other amortization by various categories for the years ended December 31, 2019 and 2018. Same store properties are properties owned prior to January 1, 2018 and held as an in-service property through December 31, 2019 and developments and redevelopments that were placed in service prior to January 1, 2018. Properties which are at least 75% occupied at acquisition are placed in service, unless we anticipate the tenants to move out within the first two years of ownership. Acquisitions that are less than 75% occupied at the date of acquisition, developments and redevelopments are placed in service as they reach the earlier of a) stabilized occupancy (defined as 90% occupied), or b) one year subsequent to acquisition or development/redevelopment construction completion. Acquired properties with occupancy greater than 75% at acquisition, but with tenants that we anticipate will move out within two years of ownership, will be placed in service upon the earlier of reaching 90% occupancy or twelve months after move out. Properties are moved from the same store classification to the redevelopment classification when capital expenditures for a project are estimated to exceed 25% of the undepreciated gross book value of the property. Acquired properties are properties that were acquired subsequent to December 31, 2017 and held as an operating property through December 31, 2019. Sold properties are properties that were sold subsequent to December 31, 2017. (Re)Developments include developments and redevelopments that were not: a) substantially complete 12 months prior to January 1, 2018; or b) stabilized prior to January 1, 2018. Other revenues are derived from the operations of properties not placed in service under one of the categories discussed above, the operations of our maintenance company and other miscellaneous revenues. Other property expenses are derived from the operations of properties not placed in service under one of the categories discussed above, the operations of our maintenance company, vacant land expenses and other miscellaneous regional expenses.

During the year ended December 31, 2018, one industrial property, comprising approximately 0.1 million square feet of GLA, was taken out of service for redevelopment. As a result of taking this industrial property out of service, the results of operations were reclassified from the same store property classification to the (re)development classification. During the year ended December 31, 2018, we completed the redevelopment of this property and as of December 31, 2018, the property was 100% leased. This property will return to the same store classification in the first quarter 2020.

During the year ended December 31, 2016, one industrial property, comprising approximately 28 thousand square feet of GLA, was taken out of service due to a fire which caused complete destruction of the building. The results of this property are included in the (re)development classification. The rebuild of this property was completed during the first quarter 2019 and as of December 31, 2019, the property is 100% leased. This property will return to the same store classification in the first quarter 2021.

Our future financial condition and results of operations, including rental revenues, may be impacted by the future acquisition, (re)development and sale of properties. Our future revenues and expenses may vary materially from historical rates.

For the years ended December 31, 2019 and 2018, the average occupancy rates of our same store properties were 97.4% and 97.7%, respectively.



	2019		2018		$ Change			% Change
	(In thousands)
REVENUES
Same Store Properties	$	353,293	$	340,381	$	12,912		3.8	%
Acquired Properties	9,654		2,663		6,991			262.5	%
Sold Properties	27,262		43,706		(16,444		)	(37.6	)%
(Re) Developments	32,583		6,898		25,685			372.4	%
Other	3,192		2,439		753			30.9	%
Real Estate Tax Reimbursement ^(A)	—		7,517		(7,517		)	(100.0	)%
Provision for Bad Debt ^(B)	—		350		(350		)	(100.0	)%
Total Revenues	$	425,984	$	403,954	$	22,030		5.5	%

^(A) Prior to the adoption of ASU 2016-02 on January 1, 2019, we included reimbursement revenue related to real estate taxes that were paid directly by certain tenants to the taxing authorities in revenues. There was a corresponding expense amount included in property expenses related to this reimbursement income. To facilitate the comparison in the above table, the reimbursement of these amounts, as well as the corresponding expense in the Property Expense table below, for the year ended December 31, 2018 has been removed from the affected categories and shown separately.

^(B) Prior to the adoption of ASU 2016-02, credit losses on lease receivables were included in property expenses. ASU 2016-02 requires credit losses on lease receivables to be netted with lease revenue. To facilitate the comparison in the above table, the provision for bad debt for the year ended December 31, 2018 has been removed from the affected categories and shown separately.

Revenues from same store properties increased $12.9 million due primarily to an increase in rental rates as well as tenant recoveries. Revenues from acquired properties increased $7.0 million due to the 19 industrial properties acquired subsequent to December 31, 2017 totaling approximately 1.6 million square feet of GLA. Revenues from sold properties decreased $16.4 million due to the 93 industrial properties sold subsequent to December 31, 2017 totaling approximately 8.5 million square feet of GLA. Revenues from (re)developments increased $25.7 million due to an increase in occupancy as well as tenant recoveries. Revenues from other increased $0.8 million primarily due to the acquisition of two land sites, one during 2019 and the other in late 2018, for which we intend to develop industrial buildings in the future but currently we are leasing to tenants and collecting ground lease rent.



	2019		2018		$ Change			% Change
	(In thousands)
PROPERTY EXPENSES
Same Store Properties	$	88,494	$	84,239	$	4,255		5.1	%
Acquired Properties	3,617		1,094		2,523			230.6	%
Sold Properties	8,350		12,504		(4,154		)	(33.2	)%
(Re) Developments	7,711		3,692		4,019			108.9	%
Other	8,413		7,458		955			12.8	%
Real Estate Tax Expense ^(A)	—		7,517		(7,517		)	(100.0	)%
Provision for Bad Debt ^(B)	—		350		(350		)	(100.0	)%
Total Property Expenses	$	116,585	$	116,854	$	(269	)	(0.2	)%

^(A) Prior to the adoption ASU 2016-02 on January 1, 2019, we included real estate expenses that were paid directly by certain tenants to the taxing authorities within property expenses. There was a corresponding reimbursement amount included in revenues related to this reimbursement income. To facilitate the comparison in the above table, real estate taxes, as well as the corresponding reimbursement income in the preceding table, for the year ended December 31, 2018 have been removed from the affected categories and shown separately.

Property expenses include real estate taxes, repairs and maintenance, property management, utilities, insurance and other property related expenses. Property expenses from same store properties increased $4.3 million primarily due to an increase in real estate taxes and repairs and maintenance. Property expenses from acquired properties increased $2.5 million due to properties acquired subsequent to December 31, 2017. Property expenses from sold properties decreased $4.2 million due to properties sold subsequent to December 31, 2017. Property expenses from (re)developments increased $4.0 million primarily due to the substantial completion of developments. Property expenses from other increased $1.0 million primarily due to an increase in certain maintenance company expenses as well as an increase in real estate tax expense related to developable land.

General and administrative expense remained relatively unchanged. However, during the three months ended March 31, 2018, we incurred $1.3 million of severance expense. The decrease in severance expense is offset by an increase in employee compensation and incentive compensation for the year ended December 31, 2019.



	2019		2018		$ Change			% Change
	(In thousands)
DEPRECIATION AND OTHER AMORTIZATION
Same Store Properties	$	95,584	$	98,518	$	(2,934	)	(3.0	)%
Acquired Properties	5,710		2,168		3,542			163.4	%
Sold Properties	6,361		10,868		(4,507		)	(41.5	)%
(Re) Developments	12,539		3,940		8,599			218.2	%
Corporate Furniture, Fixtures and Equipment and Other	1,035		965		70			7.3	%
Total Depreciation and Other Amortization	$	121,229	$	116,459	$	4,770		4.1	%

Depreciation and other amortization from same store properties decreased $2.9 million primarily due to certain improvements becoming fully depreciated during 2018 and 2019 as well as accelerated depreciation and amortization taken during the year ended December 31, 2018 attributable to certain tenants who terminated their leases early. Depreciation and other amortization from acquired properties increased $3.5 million due to properties acquired subsequent to December 31, 2017. Depreciation and other amortization from sold properties decreased $4.5 million due to properties sold subsequent to December 31, 2017. Depreciation and other amortization from (re)developments increased $8.6 million primarily due to an increase in depreciation and amortization related to completed developments. Depreciation from corporate furniture, fixtures and equipment and other remained relatively unchanged.

The impairment charge for the year ended December 31, 2018 of $2.8 million was due to marketing a property and a land parcel for sale and our assessment of the likelihood of potential sales transaction. The property and the land parcel for which impairment was recorded were sold later during the year ended December 31, 2018.

For the year ended December 31, 2019, we recognized $124.9 million of gain on sale of real estate related to the sale of 40 industrial properties comprising approximately 5.9 million square feet of GLA and several land parcels. For the year ended December 31, 2018, we recognized $81.6 million of gain on sale of real estate related to the sale of 53 industrial properties comprising approximately 2.6 million square feet of GLA and several land parcels.

Interest expense decreased $0.5 million, or 1.0%, primarily due to a decrease in the weighted average interest rate for the year ended December 31, 2019 (4.01%) as compared to the year ended December 31, 2018 (4.24%), partially offset by an increase in the weighted average debt balance outstanding for the year ended December 31, 2019 ($1,397.6 million) as compared to the year ended December 31, 2018 ($1,334.8 million) and a decrease in capitalized interest of $0.1 million for the year ended December 31, 2019 as compared to the year ended December 31, 2018.

Amortization of debt issuance costs decreased $0.2 million, or 5.5%, primarily due to the payoffs of certain mortgage loans, partially offset by the amortization of debt issuance costs related to the issuance of the 2029 II Private Placement Notes in July 2019.

Equity in income of Joint Venture of $16.2 million includes our pro-rata share of gain related to the sale of real estate from the Joint Venture and $4.9 million of accrued incentive fees.

For the year ended December 31, 2019, the income tax provision of $3.4 million was primarily related to our pro-rata share of gain from the sale of real estate from the Joint Venture as well as accrued incentive fees we earned from the Joint Venture. For the year ended December 31, 2018, the income tax benefit was not significant.

Comparison of Year Ended December 31, 2018 to Year Ended December 31, 2017

A discussion of changes in our results of operations between 2018 and 2017 has been omitted from this Form 10-K and can be found in "Item 7 - Management's Discussion and Analysis of Financial Condition and Results of Operations - Comparison of Year Ended December 31, 2018 to Year Ended December 31, 2017" of the Company's Annual Report on Form 10-K for the fiscal year ended December 31, 2018.

Critical Accounting Policies

We believe the following critical accounting policies relate to the more significant judgments and estimates used in the preparation of our consolidated financial statements. Refer to Note 2 to the Consolidated Financial Statements for further detail on our critical accounting policies, which are as follows:

•

Acquisitions of Real Estate Assets: We allocate the purchase price of acquired real estate, including real estate acquired as a portfolio, based upon the fair value of the assets acquired and liabilities assumed, which generally consists of land, buildings, tenant improvements, leasing commissions and intangible assets including in-place leases, above market and below market leases and below market ground lease obligations. The purchase price is allocated to the fair value of the tangible assets of an acquired property by valuing the property as if it were vacant. The determination of fair value includes the use of significant assumptions such as land comparables, discount rates, terminal capitalization rates and market rent assumptions. Above-market and below-market lease and below market ground lease obligation values are recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) our estimate of fair market lease rents for each corresponding in-place lease. The purchase price is further allocated to in-place lease values based on our evaluation of the specific characteristics of each tenant's lease and an estimate of the lease revenue received during a reasonable lease-up period as if the property was vacant on the date of acquisition.

•

Impairment of Real Estate Assets: We review our tangible and intangible real estate assets held for use for possible impairment when events or changes in circumstances indicate that their carrying amounts may not be recoverable. The judgments regarding the existence of indicators of impairment are based on the operating performance, market conditions, as well as our ability to hold and our intent with regard to each property. The judgments regarding whether the carrying amounts of these assets may not be recoverable are based on estimates of future undiscounted cash flows from properties which include estimates of future operating performance and market conditions. If any real estate investment is considered permanently impaired, a loss is recorded to reduce the carrying value of the property to its estimated fair value. The impairment assessment and fair value measurement requires the use of estimates and assumptions related to the timing and amounts of cash flow projections, discount rates and terminal capitalization rates.

Liquidity and Capital Resources

At December 31, 2019, our cash and cash equivalents and restricted cash were approximately $21.1 million and $131.6 million, respectively. Restricted cash is comprised of gross proceeds from the sales of certain industrial properties. These sale proceeds will be disbursed as we exchange industrial properties under Section 1031 of the Code. We also had $565.4 million available for additional borrowings under our Unsecured Credit Facility as of December 31, 2019.

We have considered our short-term (through December 31, 2020) liquidity needs and the adequacy of our estimated cash flow from operations and other expected liquidity sources to meet these needs. We have $15.3 million in mortgage loans payable outstanding at December 31, 2019 maturing prior to December 31, 2020. Historically, we have utilized various sources of capital to satisfy similar payment obligations, including borrowings under our Unsecured Credit Facility and issuances of debt and equity securities, and we expect to satisfy these payment obligations on or prior to the maturity dates using one or more of these sources of capital. With the exception of this mortgage maturity, we believe that our principal short-term liquidity needs are to fund normal recurring expenses, property acquisitions, developments, renovations, expansions and other nonrecurring capital improvements, debt service requirements, the minimum distributions required to maintain the Company's REIT qualification under the Code and distributions approved by the Company's Board of Directors. We anticipate that these needs will be met with cash flows provided by operating activities as well as the disposition of select assets. These needs may also be met by the issuance of additional equity or debt securities or long-term unsecured indebtedness, subject to market conditions and contractual restrictions or borrowings under our Unsecured Credit Facility.

We expect to meet long-term (after December 31, 2020) liquidity requirements such as property acquisitions, developments, scheduled debt maturities, major renovations, expansions and other nonrecurring capital improvements through long-term unsecured and secured indebtedness, the disposition of select assets and the issuance of additional equity or debt securities, subject to market conditions.

As of February 12, 2020 we had approximately $596.4 million available for additional borrowings under our Unsecured Credit Facility. Our Unsecured Credit Facility contains certain financial covenants including limitations on incurrence of debt and debt service coverage. Our access to borrowings may be limited if we fail to meet any of these covenants. We believe that we were in compliance with our financial covenants as of December 31, 2019, and we anticipate that we will be able to operate in compliance with our financial covenants in 2020.

As of December 31, 2019, our senior unsecured notes have been assigned credit ratings from Standard & Poor's, Moody's and Fitch Ratings of BBB/Stable, Baa2/Stable and BBB/Stable, respectively. A securities rating is not a recommendation to buy, sell or hold securities and is subject to revision or withdrawal at any time by the rating organization. In the event of a downgrade, we believe we would continue to have access to sufficient capital; however, our cost of borrowing would increase and our ability to access certain financial markets may be limited.

Cash Flow Activity

The following table summarizes our cash flow activity for the Company for the years ended December 31, 2019 and 2018:



	Year Ended December 31,
	2019			2018
	(In thousands)
Net cash provided by operating activities	$	245,533		$	210,495
Net cash used in investing activities	(205,386		)	(223,398		)
Net cash provided by financing activities	62,198			16,794

The following table summarizes our cash flow activity for the Operating Partnership for the years ended December 31, 2019 and 2018:



	Year Ended December 31,
	2019			2018
	(In thousands)
Net cash provided by operating activities	$	245,620		$	210,505
Net cash used in investing activities	(205,386		)	(223,398		)
Net cash provided by financing activities	62,111			16,784

Changes in cash flow for the year ended December 31, 2019, compared to the prior year are described as follows:

Operating Activities: Cash provided by operating activities increased $35.0 million for the Company (increased by $35.1 million for the Operating Partnership), primarily due to the following:


•	increase in NOI from same store properties, acquired properties, and recently developed properties of $34.8 million, offset by decreases in NOI due to property disposals for a net total increase of approximately $12.3 million;


•	increase in distributions from our Joint Venture of $16.0 million in 2019 as compared to 2018; and


•	increase in accounts payable, accrued expenses, other liabilities, rents received in advance and security deposits partially offset by an increase in tenant accounts receivable, prepaid expenses and other assets due to timing of cash payments and cash receipts.

Investing Activities: Cash used in investing activities decreased $18.0 million, primarily due to the following:


•	increase of $69.6 million in net proceeds received from the disposition of real estate in 2019 as compared to 2018; and


•	decrease of $31.9 million related to net contributions made to our Joint Venture in 2019 as compared to 2018; offset by:


•	an aggregate increase of $65.1 million related to the acquisition and development of real estate as well as payments for improvements and leasing commissions in 2019 as compared to 2018; and


•	increase of $21.8 million in escrow balances.

Financing Activities: Cash provided by financing activities increased $45.4 million for the Company (increased $45.3 million for the Operating Partnership), primarily due to the following:


•	increase in net proceeds of our Unsecured Credit Facility of $302.5 million; and


•	decrease in repayments of mortgage loans payable of $42.4 million; offset by:


•	decrease of $150.0 million related to the issuance of Private Placement Notes in 2019 compared to 2018;


•	decrease of $145.6 million related to the proceeds received from the issuance of common stock in an underwritten public offering during 2018; and


•	increase in dividend and unit distributions of $7.6 million due to the Company raising the dividend rate in 2019.

Contractual Obligations and Commitments

The following table lists our contractual obligations and commitments as of December 31, 2019:



			Payments Due by Period (In thousands)
	Total		Less Than 1 Year		1-3 Years		3-5 Years		Over 5 Years
Rent Payments Due on Operating and Ground Leases	$	71,537	$	2,321	$	4,527	$	3,982	$	60,707
Real Estate Development Costs^(A)(B)	118,000		118,000		—		—		—
Long Term Debt	1,490,931		19,813		762,248		656		708,214
Interest Expense on Long Term Debt^(A)(C)	313,541		51,695		81,754		60,911		119,181
Unsecured Credit Facility^(D)	2,015		1,106		909		—		—
Total	$	1,996,024	$	192,935	$	849,438	$	65,549	$	888,102

_______________


^(A)	Not on balance sheet.


^(B)	Represents estimated remaining payments on the completion of development projects under construction. Estimated remaining costs include all costs necessary to place the properties into service and could extend beyond one year.


^(C)	Includes interest expense on our unsecured term loans, inclusive of the impact of interest rate swaps which effectively swap the variable interest rate to a fixed interest rate. Excludes interest expense on our Unsecured Credit Facility.


^(D)	Represents fees on our Unsecured Credit Facility which has a contractual maturity in October 2021.

Off-Balance Sheet Arrangements

At December 31, 2019, we had letters of credit and performance bonds outstanding amounting to $11.8 million in the aggregate. The letters of credit and performance bonds are not reflected as liabilities on our balance sheet. We have no other off-balance sheet arrangements, as defined in Item 303 of Regulation S-K, other than those disclosed on the Contractual Obligations and Commitments table above that have or are reasonably likely to have a current or future effect on our financial condition, results of operation or liquidity and capital resources.

Environmental

We paid approximately $0.3 million and $0.4 million during the years ended December 31, 2019 and 2018, respectively, related to environmental expenditures. We estimate 2020 expenditures of approximately $0.3 million. We estimate that the aggregate expenditures which need to be expended in 2020 and beyond with regard to currently identified environmental issues will not exceed approximately $1.3 million.

Inflation

For the last several years, inflation has not had a significant impact on us because of the relatively low inflation rates in our markets of operation. Most of our leases require the tenants to pay their share of operating expenses, including common area maintenance, real estate taxes and insurance, thereby reducing our exposure to increases in costs and operating expenses resulting from inflation. In addition, our leases have a weighted average lease length of 7.1 years which may enable us to replace existing leases with new leases at higher base rentals if rents of existing leases are below the then-existing market rate.

Market Risk

The following discussion about our risk-management activities includes "forward-looking statements" that involve risk and uncertainties. Actual results could differ materially from those projected in the forward-looking statements. Our business subjects us to market risk from interest rates, as described below.

Interest Rate Risk

The following analysis presents the hypothetical gain or loss in earnings, cash flows or fair value of the financial instruments and derivative instruments which are held by us at December 31, 2019 that are sensitive to changes in interest rates. While this analysis may have some use as a benchmark, it should not be viewed as a forecast.

In the normal course of business, we also face risks that are either non-financial or non-quantifiable. Such risks principally include credit risk and legal risk and are not represented in the following analysis.

At December 31, 2019, $1,332.9 million or 89.4% of our total debt, excluding unamortized debt issuance costs, was fixed rate debt. This includes $460.0 million of variable-rate debt that has been effectively swapped to a fixed rate through the use of derivative instruments. As of the same date, $158.0 million or 10.6% of our total debt, excluding unamortized debt issuance costs, was variable rate debt. At December 31, 2018, 100.0% of our total debt was fixed rate debt. This included $460.0 million of variable-rate debt that had been effectively swapped to a fixed rate through the use of derivative instruments.

For fixed rate debt, changes in interest rates generally affect the fair value of the debt, but not our earnings or cash flows. Conversely, for variable rate debt, changes in the base interest rate used to calculate the all-in interest rate generally do not impact the fair value of the debt, but would affect our future earnings and cash flows. The interest rate risk and changes in fair market value of fixed rate debt generally do not have a significant impact on us until we are required to refinance such debt. See Note 4 to the Consolidated Financial Statements for a discussion of the maturity dates of our various fixed rate debt.

Our variable rate debt is subject to risk based upon prevailing market interest rates. If the LIBOR rates relevant to our variable rate debt were to have increased 10%, we estimate that our interest expense during the years ended December 31, 2019 and 2018 would have increased by approximately $0.23 million and $0.07 million, respectively, based on our average outstanding floating-rate debt during the years ended December 31, 2019 and 2018. Additionally, if weighted average interest rates on our fixed rate debt were to have increased by 10% due to refinancing, interest expense would have increased by approximately $5.3 million and $5.6 million during the years ended December 31, 2019 and 2018.

As of December 31, 2019 and 2018, the estimated fair value of our debt was approximately $1,554.7 million and $1,312.4 million, respectively, based on our estimate of the then-current market interest rates.

The use of derivative financial instruments allows us to manage risks of increases in interest rates with respect to the effect these fluctuations would have on our earnings and cash flows. As of December 31, 2019 and 2018, we had derivative instruments with a notional aggregate amount outstanding of $460.0 million which mitigate our exposure to our unsecured term loans' variable interest rates, which are based upon LIBOR (the "Term Loan Swaps"). Additionally, during December 2018 in anticipation of issuing long term debt in the future, we entered into two treasury locks (the "2018 Treasury Locks") with an aggregate notional value of $100.0 million to manage our exposure to changes in the ten-year U.S. Treasury rate. During April 2019, we paid $3.1 million to settle the 2018 Treasury Locks with our counterparties. The 2018 Treasury Locks fixed the ten-year U.S. Treasury rate at a weighted average of 2.93%. We designated both the Term Loan Swaps and the 2018 Treasury Locks as cash flow hedges. See Note 12 to the Consolidated Financial Statements for a more detailed discussion of these derivative instruments. Currently, we do not enter into financial instruments for trading or other speculative purposes.

Supplemental Earnings Measure

Investors in and industry analysts following the real estate industry utilize funds from operations ("FFO") and net operating income ("NOI") as supplemental operating performance measures of an equity REIT. Historical cost accounting for real estate assets in accordance with accounting principles generally accepted in the United States of America ("GAAP") implicitly assumes that the value of real estate assets diminishes predictably over time through depreciation. Since real estate values instead have historically risen or fallen with market conditions, many industry analysts and investors prefer to supplement operating results that use historical cost accounting with measures such as FFO and NOI, among others. We provide information related to FFO and same store NOI ("SS NOI") both because such industry analysts are interested in such information, and because our management believes FFO and SS NOI are important performance measures. FFO and SS NOI are factors used by management in measuring our performance, including for purposes of determining the compensation of our executive officers under our 2019 incentive compensation plan.

Neither FFO nor SS NOI should be considered as a substitute for net income, or any other measures derived in accordance with GAAP. Neither FFO nor SS NOI represents cash generated from operating activities in accordance with GAAP and neither should be considered as an alternative to cash flow from operating activities as a measure of our liquidity, nor is either indicative of funds available for our cash needs, including our ability to make cash distributions.

Funds From Operations

The National Association of Real Estate Investment Trusts ("NAREIT") has recognized and defined for the real estate industry a supplemental measure of REIT operating performance, FFO, that excludes historical cost depreciation, among other items, from net income determined in accordance with GAAP. FFO is a non-GAAP financial measure. FFO is calculated by us in accordance with the definition adopted by the Board of Governors of NAREIT and therefore may not be comparable to other similarly titled measures of other companies.

Management believes that the use of FFO available to common stockholders and participating securities, 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, by excluding gains or losses related to sales of real estate assets, real estate asset depreciation and amortization and impairment of real estate, investors and analysts are able to identify the operating results of the long-term assets that form the core of a REIT's activity and use these operating results for assistance in comparing these operating results between periods or to those of different companies.

The following table shows a reconciliation of net income available to common stockholders and participating securities to the calculation of FFO available to common stockholders and participating securities as follows:



	Year Ended December 31,
	2019			2018			2017			2016			2015
	(In thousands)
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	$	238,775		$	163,239		$	201,456		$	121,232		$	73,802
Adjustments:
Depreciation and Other Amortization of Real Estate	120,516			115,659			115,617			116,506			113,126
Equity in Depreciation and Other Amortization of Joint Ventures	—			—			—			—			17
Impairment of Real Estate ^(A)	—			2,285			—			—			626
Gain on Sale of Real Estate ^(A)	(124,942		)	(80,909		)	(131,058		)	(68,202		)	(44,022		)
Gain on Sale Real Estate from Joint Ventures ^(A)	(16,714		)	—			—			—			(63		)
Income Tax Provision - Gain on Sale of Real Estate from Joint Venture	3,095			—			—			—			—
Noncontrolling Interest Share of Adjustments	406			(883		)	481			(1,725		)	(2,645		)
Funds from Operations Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	$	221,136		$	199,391		$	186,496		$	167,811		$	140,841

^(A) In December 2018, NAREIT issued a white paper restating the definition of FFO. The restated definition provides an option to include or exclude gains and losses as well as impairment of non-depreciable real estate if the sales are deemed incidental. Prior to January 1, 2019, we included gains and losses on sales and impairment of our non-depreciable real estate in our calculation of NAREIT FFO. On January 1, 2019 we adopted the restated definition of NAREIT FFO on a prospective basis and now exclude gains and losses on sales and impairment of our non-depreciable real estate that we deem incidental.

Same Store Net Operating Income

SS NOI is a non-GAAP financial measure that provides a measure of rental operations and, as calculated by us, that does not factor in depreciation and amortization, general and administrative expense, interest expense, impairment charges, equity in income and loss from joint venture, income tax benefit and expense, gains and losses on retirement of debt and gains and losses on the sale of real estate. We define SS NOI as revenues minus property expenses such as real estate taxes, repairs and maintenance, property management, utilities, insurance and other expenses, minus the NOI of properties that are not same store properties and minus the impact of straight-line rent, the amortization of lease inducements, the amortization of above/below market leases and lease termination fees. As so defined, SS NOI may not be comparable to same store net operating income or similar measures reported by other REITs that define same store properties or NOI differently. The major factors influencing SS NOI are occupancy levels, rental rate increases or decreases and tenant recoveries increases or decreases. Our success depends largely upon our ability to lease space and to recover the operating costs associated with those leases from our tenants.

The following table shows a reconciliation of the same store revenues and property expenses disclosed in the results of operations (and reconciled to revenues and expenses reflected on the statements of operations) to SS NOI for the years ended December 31, 2019 and 2018.



	Year Ended December 31,
	2019			2018
	(In thousands)
Same Store Revenues	$	353,293		$	340,381
Same Store Property Expenses	88,494			84,239
Same Store Net Operating Income Before Same Store Adjustments	$	264,799		$	256,142
Same Store Adjustments:
Straight-line Rent	301			727
Above (Below) Market Lease Amortization	(1,027		)	(1,013		)
Lease Termination Fees	(1,575		)	(1,183		)
Same Store Net Operating Income	$	262,498		$	254,673

Subsequent Events

From January 1, 2020 to February 12, 2020, we acquired one land parcel and one industrial property for an aggregate purchase price of approximately $53.9 million, excluding transaction costs. In addition, we sold nine industrial properties for approximately $26.5 million, excluding transaction costs.



Item 7A.	Quantitative and Qualitative Disclosures About Market Risk

Response to this item is included in Item 7 "Management's Discussion and Analysis of Financial Condition and Results of Operations" above.



Item 8.	Financial Statements and Supplementary Data

See Index to Financial Statements and Financial Statement Schedule included in Item 15.



Item 9.	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

None.



Item 9A.	Controls and Procedures

First Industrial Realty Trust, Inc.

Evaluation of Disclosure Controls and Procedures

The Company maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in its periodic reports pursuant to the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC's rules and forms, and that such information is accumulated and communicated to management, including the Company's principal executive officer and principal financial officer, as appropriate, to allow timely decisions regarding required financial disclosure.

The Company carried out an evaluation, under the supervision and with the participation of management, including the Company's principal executive officer and principal financial officer, of the effectiveness of the design and operation of its disclosure controls and procedures pursuant to Exchange Act Rule 13a-15(b) as of the end of the period covered by this report. Based upon this evaluation, the Company's principal executive officer and principal financial officer concluded that its disclosure controls and procedures were effective as of the end of the period covered by this report.

Management's Report on Internal Control Over Financial Reporting

Management is responsible for establishing and maintaining adequate internal control over financial reporting. The 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.

Management has assessed the effectiveness of the Company's internal control over financial reporting as of December 31, 2019. In making its assessment of internal control over financial reporting, management used the Internal Control-Integrated Framework (2013) set forth by the Committee of Sponsoring Organizations of the Treadway Commission.

Management has concluded that, as of December 31, 2019, the Company's internal control over financial reporting was effective.

The effectiveness of the Company's internal control over financial reporting as of December 31, 2019 has been audited by PricewaterhouseCoopers LLP, an independent registered public accounting firm, as stated in their report which appears herein within Item 15. See Report of Independent Registered Public Accounting Firm.

Changes in Internal Control Over Financial Reporting

There has been no change in the Company's internal control over financial reporting that occurred during the fourth quarter of 2019 that has materially affected, or is reasonably likely to materially affect, the Company's internal control over financial reporting.

First Industrial, L.P.

Evaluation of Disclosure Controls and Procedures

The Operating Partnership maintains disclosure controls and procedures that are designed to ensure that information required to be disclosed in its periodic reports pursuant to the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the SEC's rules and forms, and that such information is accumulated and communicated to management, including the Company's principal executive officer and principal financial officer, on behalf of the Company in its capacity as the general partner of the Operating Partnership, as appropriate, to allow timely decisions regarding required financial disclosure.

The Operating Partnership carried out an evaluation, under the supervision and with the participation of management, including the Company's principal executive officer and principal financial officer, on behalf of the Company in its capacity as the general partner of the Operating Partnership, of the effectiveness of the design and operation of the Operating Partnership's disclosure controls and procedures pursuant to Exchange Act Rule 13a-15(b) as of the end of the period covered by this report. Based upon this evaluation, the Company's principal executive officer and principal financial officer, on behalf of the Company in its capacity as the general partner of the Operating Partnership, concluded that the Operating Partnership's disclosure controls and procedures were effective as of the end of the period covered by this report.

Management's Report on Internal Control Over Financial Reporting

Management is responsible for establishing and maintaining adequate internal control over financial reporting. The Operating Partnership'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.

Management has assessed the effectiveness of the Operating Partnership's internal control over financial reporting as of December 31, 2019. In making its assessment of internal control over financial reporting, management used the Internal Control-Integrated Framework (2013) set forth by the Committee of Sponsoring Organizations of the Treadway Commission.

Management has concluded that, as of December 31, 2019, the Operating Partnership's internal control over financial reporting was effective.

The effectiveness of the Operating Partnership's internal control over financial reporting as of December 31, 2019 has been audited by PricewaterhouseCoopers LLP, an independent registered public accounting firm, as stated in their report which appears herein within Item 15. See Report of Independent Registered Public Accounting Firm.

Changes in Internal Control Over Financial Reporting

There has been no change in the Operating Partnership's internal control over financial reporting that occurred during the fourth quarter of 2019 that has materially affected, or is reasonably likely to materially affect, the Operating Partnership's internal control over financial reporting.



Item 9B.	Other Information

Item 5.02 Departure of Certain Directors or Certain Officers; Election of Directors; Appointment of Certain Officers; Compensatory Arrangements of Certain Officers.

Chief Executive Officer Employment Agreement

On February 11, 2020, the Company and the Operating Partnership entered into a new Employment Agreement (the “Employment Agreement”) with Peter E. Baccile, President and Chief Executive Officer of the Company, which replaces and supersedes Mr. Baccile’s current employment agreement. The new Employment Agreement is effective as of January 1, 2020. Mr. Baccile will continue to serve as the Company’s President and Chief Executive Officer, and the Employment Agreement will reflect the terms and conditions of Mr. Baccile’s continued employment.

The Employment Agreement has an initial term expiring on December 31, 2024. The Employment Agreement provides for a minimum annual base salary of $850,000. Under the Employment Agreement, Mr. Baccile is also eligible for annual cash performance bonuses under the Company’s incentive bonus plan, based on the satisfaction of performance goals established by the Company’s Compensation Committee in accordance with the terms of such plan, with a target annual bonus of 169% of Mr. Baccile’s annual base salary and a maximum annual bonus of 225% of his annual base salary. Mr. Baccile is also entitled to participate in all long-term cash and equity incentive plans generally available to the senior executives of the Company. Beginning in 2021, Mr. Baccile will receive a minimum annual equity award with an aggregate value of no less than $1,715,625 (the “Annual Awards”). Mr. Baccile will also be able to participate in all executive and employee benefit plans and programs of the Company.

Generally, under the Employment Agreement, if Mr. Baccile’s employment is terminated by the Company without cause and not due to disability or death, or by Mr. Baccile for good reason, Mr. Baccile will be entitled, in addition to any accrued and unpaid base salary, annual bonus or expenses (the “Accrued Obligations”), to severance payments payable in accordance with the Company’s regular payroll schedule equal to (i) 200% of the sum of Mr. Baccile’s then-current annual base salary and Mr. Baccile’s average annual bonus for the two years prior to the year in which the termination occurs (“Average Bonus”) paid in 24 equal payments over 24 months (300% if the termination occurs 4 months prior to or within 24 months following a change in control of the Company (“Change in Control Period”), which amount is payable in a single lump sum) and (ii) a prorated annual bonus for the year in which the termination occurs, based on actual performance (or the greater of Mr. Baccile’s target bonus and Average Bonus if Mr. Baccile is terminated during a Change in Control Period). Termination events triggering severance payments will also entitle Mr. Baccile, his spouse and eligible dependents to the continuation of medical and dental benefits for two years following the date of such termination at active employee costs, and any other benefits that Mr. Baccile is eligible to receive under any of the Company’s plans, programs, policies or practices, through the date of termination (the “Other Benefits”). Mr. Baccile has agreed to a two-year covenant not to compete or solicit customers and a two-year covenant not to solicit Company employees after termination.

The Employment Agreement provides that if Mr. Baccile’s employment is terminated due to his death or by the Company due to his disability, Mr. Baccile or his legal representatives will only be entitled to the Accrued Obligations and the Other Benefits. The Employment Agreement further provides that if Mr. Baccile’s employment is terminated by the Company for cause, or by Mr. Baccile other than for good reason, Mr. Baccile will only be entitled to the Accrued Obligations and the Other Benefits, except that the Accrued Obligations would exclude any unpaid annual bonus for the year prior to the year in which the termination occurs. Upon expiration of Mr. Baccile’s Employment Agreement, Mr. Baccile will be entitled to the Accrued Obligations, the Other Benefits and his regular annual bonus for the fiscal year ending on December 31, 2024.

The Employment Agreement was approved by the Company’s Board of Directors on February 11, 2020.

Change in Control Policy

Effective as of February 11, 2020, the Company adopted a change in control policy for certain executive officers (the “Change in Control Policy”). The Change in Control Policy provides for specified severance to select executive officers (“Executive Officers”) other than the Company’s Chief Executive Officer if such person’s employment with the Company or the Operating Partnership is terminated by the Company or Operating Partnership without “cause” or by the Executive Officer for “good reason” (as such terms are defined in the Change in Control Policy), from four months prior to, until 18 months following, a change in control of the Company.

If an Executive Officer is eligible for the severance described above and the Executive Officer executes a release in the form specified by the Change in Control Policy, such benefits would include: (i) within 45 days from the date of termination, a lump sum cash payment equal to, depending on the Executive Officer, between one and one-half and two times the sum of (A) the Executive Officer’s highest annual rate of base salary over the last 12 months and (B) the average annual bonus paid to the Executive Officer for the immediately preceding two fiscal years prior to the year in which the termination occurs (“Bonus Amount”), (ii) a cash payment equal to the greater of the Executive Officer’s target annual bonus or the Bonus Amount pro-rated based on the number of days the Executive Officer was employed by the Company during the fiscal year in which the date of termination occurred (less the amount of the annual bonus previously paid to the Executive Officer for such fiscal year, if any) and (iii) for 12 months following the date of termination, group medical, life and disability coverage for the Executive Officer and his or her eligible dependents, under the terms prevailing at the time of termination, and at the cost paid by similarly situated executives, or if continuation of such coverage is not possible, with a cash payment in an amount, on an after-tax basis and paid quarterly, equal to the Company’s cost of providing such benefits.

Eligibility for benefits under the Change in Control Policy are conditioned upon the Executive Officer’s covenant to comply with non-compete, non-solicitation, non-disparagement and non-disclosure provisions for a period of one year, depending on the Executive Officer, following his or her termination of employment, except as may be otherwise agreed by the Company.

PART III



Item 10, 11, 12, 13 and 14.	Directors, Executive Officers and Corporate Governance, Executive Compensation, Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters, Certain Relationships and Related Transactions and Director Independence and Principal Accountant Fees and Services

The information required by Item 10, Item 11, Item 12, Item 13 and Item 14 is hereby incorporated or furnished, solely to the extent required by such item, from the Company's definitive proxy statement, which is expected to be filed with the SEC no later than 120 days after the end of the Company's fiscal year. Information from the Company's definitive proxy statement shall not be deemed to be "filed" or "soliciting material," or subject to liability for purposes of Section 18 of the Securities Exchange Act of 1934 to the maximum extent permitted under the Exchange Act.

PART IV



Item 15.	Financial Statements, Financial Statement Schedule, and Exhibits

(a) Financial Statements, Financial Statement Schedule and Exhibits

(1 & 2) See Index to Financial Statements and Financial Statement Schedule.

(3) Exhibits: The Exhibits required by Item 601 of Regulation S-K are listed in the Exhibit Index on page 44 to 46 of this report, which is incorporated herein by reference.

EXHIBIT INDEX



Exhibits		Description

3.1		Amended and Restated Articles of Incorporation of the Company (incorporated by reference to Exhibit 3.1 of the Form 10-Q of the Company for the fiscal quarter ended June 30, 1996, File No. 1-13102)

3.2		Third Amended and Restated Bylaws of the Company, dated May 7, 2015 (incorporated by reference to Exhibit 3.1 of the Form 8-K of the Company, filed May 7, 2015, File No. 1-13102)

3.3		Articles of Amendment to the Company's Articles of Incorporation, dated June 20, 1994 (incorporated by reference to Exhibit 3.2 of the Form 10-Q of the Company for the fiscal quarter ended June 30, 1996, File No. 1-13102)

3.4		Articles of Amendment to the Company's Articles of Incorporation, dated May 31, 1996 (incorporated by reference to Exhibit 3.3 of the Form 10-Q of the Company for the fiscal quarter ended June 30, 1996, File No. 1-13102)

3.5		Articles Supplementary relating to the Company's Junior Participating Preferred Stock, $0.01 par value (incorporated by reference to Exhibit 4.10 of Form S-3 of the Company and First Industrial, L.P. dated September 24, 1997, Registration No. 333-29879)

3.6		Articles of Amendment to the Company's Articles of Incorporation, dated May 12, 2011 (incorporated by reference to Exhibit 3.1 of the Form 8-K of the Company filed June 2, 2011, File No. 1-13102)

3.7		Articles of Amendment to the Company's Articles of Incorporation, dated May 9, 2013 (incorporated by reference to Exhibit 3.1 of the Form 8-K of the Company filed May 10, 2013, File No. 1-13102)

3.8		Articles of Amendment to the Company's Articles of Incorporation (incorporated by reference to Exhibit 3.1 of the Form 8-K of the Company filed May 12, 2017, File No. 001-13102)

3.9		Thirteenth Amended and Restated Limited Partnership Agreement of First Industrial, L.P. (incorporated by reference to Exhibit 3.9 of the Company's Annual Report on Form 10-K for the year ended December 31, 2018, File No. 1-13102)

4.1		Indenture, dated as of May 13, 1997, between First Industrial, L.P. and First Trust National Association, as Trustee (incorporated by reference to Exhibit 4.1 of the Form 10-Q of the Company for the fiscal quarter ended March 31, 1997, as amended by Form 10-Q/A No. 1 of the Company filed May 30, 1997, File No. 1-13102)

4.2		Supplemental Indenture No. 1, dated as of May 13, 1997, between First Industrial, L.P. and First Trust National Association as Trustee relating to $100 million of 7.15% Notes due 2027 (incorporated by reference to Exhibit 4.2 of the Form 10-Q of the Company for the fiscal quarter ended March 31, 1997, as amended by Form 10-Q/A No. 1 of the Company filed May 30, 1997, File No. 1-13102)

4.3		Supplemental Indenture No. 3 dated October 28, 1997 between First Industrial, L.P. and First Trust National Association providing for the issuance of Medium-Term Notes due Nine Months or more from Date of Issue (incorporated by reference to Exhibit 4.1 of Form 8-K of First Industrial, L.P., dated November 3, 1997, as filed November 3, 1997, File No. 333-21873)

4.4		7.50% Medium-Term Note due 2017 in principal amount of $100 million issued by First Industrial, L.P. (incorporated by reference to Exhibit 4.19 of the Company's Annual Report on Form 10-K for the year ended December 31, 1997, File No. 1-13102)

4.5		Trust Agreement, dated as of May 16, 1997, between First Industrial, L.P. and First Bank National Association, as Trustee (incorporated by reference to Exhibit 4.5 of the Form 10-Q of First Industrial, L.P. for the fiscal quarter ended March 31, 1997, File No. 333-21873)

4.6		7.60% Notes due 2028 in principal amount of $200 million issued by First Industrial, L.P. (incorporated by reference to Exhibit 4.2 of the Form 8-K of First Industrial, L.P. dated July 15, 1998, File No. 333-21873)

4.7		Supplemental Indenture No. 5, dated as of July 14, 1998, between First Industrial, L.P. and U.S. Bank Trust National Association, relating to First Industrial, L.P.'s 7.60% Notes due July 15, 2028 (incorporated by reference to Exhibit 4.1 of the Form 8-K of First Industrial, L.P. dated July 15, 1998, File No. 333-21873)

4.8		Supplemental Indenture No. 11, dated as of May 7, 2007, relating to 5.95% Senior Notes due 2017, by and between the First Industrial, L.P. and U.S. Bank National Association (incorporated by reference to Exhibit 4.1 of the Form 8-K of the Company, filed May 7, 2007, File No. 1-13102)

4.9*		Description of the Registrant's Securities registered pursuant to Section 12 of the Securities Exchange Act of 1934

10.1		Contribution Agreement, dated March 19, 1996, among FR Acquisitions, Inc. and the parties listed on the signature pages thereto (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company, dated April 3, 1996, File No. 1-13102)

10.2		Contribution Agreement, dated January 31, 1997, among FR Acquisitions, Inc. and the parties listed on the signature pages thereto (incorporated by reference to Exhibit 10.58 of the Company's Annual Report on Form 10-K for the year ended December 31, 1996, File No. 1-13102)

10.3†		Form of 2013 Long-Term Incentive Program (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company filed June 25, 2013, File No. 1-13102)



Exhibits		Description
10.4†		2014 Stock Incentive Plan (as amended and restated) as of December 31, 2018 (incorporated by reference to Exhibit 10.4 of the Company's Annual Report on Form 10-K for the year ended December 31, 2018, File No. 1-13102)

10.5†		Employment Agreement, dated August 2, 2016, by and among First Industrial, L.P., First Industrial Realty Trust, Inc. and Peter E. Baccile (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company and the Operating Partnership, filed August 3, 2016, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.6*†		Employment Agreement, dated February 11, 2020, by and among First Industrial, L.P., First Industrial Realty Trust, Inc. and Peter E. Baccile

10.7*†		Executive Change in Control Severance Policy, dated February 11, 2020

10.8		Unsecured Term Loan Agreement dated as of January 29, 2014 among First Industrial, L.P., First Industrial Realty Trust, Inc., Wells Fargo Bank, N.A. and the other lenders thereunder (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company filed January 29, 2014, File No. 1-13102)

10.9		First Amendment, dated as of April 20, 2015, to Unsecured Term Loan Agreement, dated as of January 29, 2014, among First Industrial, L.P., First Industrial Realty Trust, Inc., Wells Fargo Bank, N.A. and the other lenders thereunder (incorporated by reference to Exhibit 10.2 of the Form 10-Q of the Company for the fiscal quarter ended March 31, 2015, File No. 1-13102)

10.10		Unsecured Term Loan Agreement, dated as of September 11, 2015, among First Industrial, L.P., First Industrial Realty Trust, Inc., Wells Fargo Bank, National Association, PNC Bank, National Association, Regions Bank, U.S. Bank, National Association and the other lenders thereunder (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company filed September 14, 2015, File No. 1-13102)

10.11		Second Amendment, dated as of January 26, 2017, to Unsecured Term Loan Agreement, dated as of January 29, 2014, by and among First Industrial, L.P., First Industrial Realty Trust, Inc., certain lenders signatory thereto and Wells Fargo Bank, National Association, as Administrative Agent (incorporated by reference to Exhibit 10.3 of the Form 8-K of the Company and the Operating Partnership, filed February 23, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.12		First Amendment, dated as of January 26, 2017, to Unsecured Term Loan Agreement, dated as of September 11, 2015, by and among First Industrial, L.P., First Industrial Realty Trust, Inc., certain lenders signatory thereto and Wells Fargo Bank, National Association, as Administrative Agent (incorporated by reference to Exhibit 10.4 of the Form 8-K of the Company and the Operating Partnership, filed February 23, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.13		Note and Guaranty Agreement, dated as of February 21, 2017, by and among First Industrial, L.P., First Industrial Realty Trust, Inc. and the purchasers of the notes party thereto (including the forms of each of the 4.30% Series A Guaranteed Senior Notes due April 20, 2027 and 4.40% Series B Guaranteed Senior Notes due April 20, 2029) (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company and the Operating Partnership, filed February 23, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.14		Distribution Agreement, dated as of March 16, 2017, among First Industrial Realty Trust, Inc., First Industrial, L.P., and Wells Fargo Securities, LLC (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company and the Operating Partnership, filed March 16, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.15		Third Amended and Restated Unsecured Revolving Credit Agreement dated as of October 31, 2017, among First Industrial, L.P., First Industrial Realty Trust, Inc., Wells Fargo Bank, N.A. and the other lenders thereunder (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company and the Operating Partnership, filed November 2, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.16		Third Amendment, dated as of October 31, 2017, to Unsecured Term Loan Agreement, dated as of January 29, 2014, among First Industrial, L.P., First Industrial Realty Trust, Inc., Wells Fargo Bank, N.A. and the other lenders thereunder (incorporated by reference to Exhibit 10.2 of the Form 8-K of the Company and the Operating Partnership, filed November 2, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.17		Second Amendment, dated as of October 31, 2017, to Unsecured Term Loan Agreement, dated as of September 11, 2015, among First Industrial, L.P., First Industrial Realty Trust, Inc., certain lenders signatory thereto and Wells Fargo Bank, National Association, as Administrative Agent (incorporated by reference to Exhibit 10.3 of the Form 8-K of the Company and the Operating Partnership, filed November 2, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.18		Note and Guaranty Agreement, dated as of December 12, 2017, by and among First Industrial, L.P., First Industrial Realty Trust, Inc. and the purchasers of the notes party thereto (including the forms of each of the 3.86% Series C Guaranteed Senior Notes due February 15, 2028 and 3.96% Series D Guaranteed Senior Notes due February 15, 2030) (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company and the Operating Partnership, filed December 15, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

10.19		First Amendment, dated as of December 12, 2017, to Note and Guaranty Agreement, dated as of February 21, 2017, among First Industrial, L.P., First Industrial Realty Trust, Inc. and the purchasers of the notes party thereto (incorporated by reference to Exhibit 10.2 of the Form 8-K of the Company and the Operating Partnership, filed December 15, 2017, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)



Exhibits		Description
10.20		Note and Guaranty Agreement, dated as of May 16, 2019, by and among First Industrial, L.P., First Industrial Realty Trust, Inc. and the purchasers of the notes party thereto (including the form of the 3.97% Series E Guaranteed Senior Notes due July 23, 2029) (incorporated by reference to Exhibit 10.1 of the Form 8-K of the Company and the Operating Partnership, filed May 20, 2019, Company's File No. 1-13102 and Operating Partnership's File No. 333-21873)

21.1*		Subsidiaries of the Registrants

23.1*		Consent of PricewaterhouseCoopers LLP with respect to First Industrial Realty Trust, Inc.

23.2*		Consent of PricewaterhouseCoopers LLP with respect to First Industrial, L.P.

31.1*		Certification of Principal Executive Officer of First Industrial Realty Trust, Inc. pursuant to Rule 13a-14(a) under the Securities Exchange Act of 1934, as amended

31.2*		Certification of Principal Financial Officer of First Industrial Realty Trust, Inc. pursuant to Rule 13a-14(a) under the Securities Exchange Act of 1934, as amended

31.3*		Certification of Principal Executive Officer of First Industrial Realty Trust, Inc., in its capacity as the sole general partner of First Industrial, L.P., pursuant to Rule 13a-14(a) under the Securities Exchange Act of 1934, as amended

31.4*		Certification of Principal Financial Officer of First Industrial Realty Trust, Inc., in its capacity as the sole general partner of First Industrial, L.P., pursuant to Rule 13a-14(a) under the Securities Exchange Act of 1934, as amended

32.1**		Certification of the Principal Executive Officer and Principal Financial Officer of First Industrial Realty Trust, Inc. pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

32.2**		Certification of the Principal Executive Officer and Principal Financial Officer of First Industrial Realty Trust, Inc., in its capacity as the sole general partner of First Industrial, L.P., pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

101.1*		The following financial statements from First Industrial Realty Trust, Inc.'s and First Industrial L.P.'s Annual Report on Form 10-K for the year ended December 31, 2019, formatted in XBRL: (i) Consolidated Balance Sheets (audited), (ii) Consolidated Statements of Operations (audited), (iii) Consolidated Statements of Comprehensive Income (audited), (iv) Consolidated Statement of Changes in Stockholders' Equity / Consolidated Statement of Changes in Partners' Capital (audited), (v) Consolidated Statements of Cash Flows (audited) and (vi) Notes to Consolidated Financial Statements (audited)

104		Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101)

_______________



*	Filed herewith.



**	Furnished herewith.



†	Indicates a compensatory plan or arrangement contemplated by Item 15 a (3) of Form 10-K.



Item 16.	Form 10-K Summary

Not applicable.

FIRST INDUSTRIAL REALTY TRUST, INC.

FIRST INDUSTRIAL, L.P.

INDEX TO FINANCIAL STATEMENTS AND FINANCIAL STATEMENT SCHEDULE



	Page
First Industrial Realty Trust, Inc. and First Industrial, L.P.
Reports of Independent Registered Public Accounting Firm	48

CONSOLIDATED FINANCIAL STATEMENTS
First Industrial Realty Trust, Inc.
Consolidated Balance Sheets as of December 31, 2019 and 2018	54
Consolidated Statements of Operations for the Years Ended December 31, 2019, 2018 and 2017	55
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2019, 2018 and 2017	56
Consolidated Statements of Changes in Stockholders' Equity for the Years Ended December 31, 2019, 2018 and 2017	57
Consolidated Statements of Cash Flows for the Years Ended December 31, 2019, 2018 and 2017	58
First Industrial, L.P.
Consolidated Balance Sheets as of December 31, 2019 and 2018	59
Consolidated Statements of Operations for the Years Ended December 31, 2019, 2018 and 2017	60
Consolidated Statements of Comprehensive Income for the Years Ended December 31, 2019, 2018 and 2017	61
Consolidated Statements of Changes in Partners' Capital for the Years Ended December 31, 2019, 2018 and 2017	62
Consolidated Statements of Cash Flows for the Years Ended December 31, 2019, 2018 and 2017	63
First Industrial Realty Trust, Inc. and First Industrial, L.P.
Notes to the Consolidated Financial Statements	65

FINANCIAL STATEMENT SCHEDULE
First Industrial Realty Trust, Inc. and First Industrial, L.P.
Schedule III: Real Estate and Accumulated Depreciation at December 31, 2019	S-1

Report of Independent Registered Public Accounting Firm

To the Board of Directors and Stockholders of

First Industrial Realty Trust, Inc.:

Opinions on the Financial Statements and Internal Control over Financial Reporting

We have audited the accompanying consolidated balance sheets of First Industrial Realty Trust, Inc. and its subsidiaries (the “Company”) as of December 31, 2019 and 2018, and the related consolidated statements of operations, of comprehensive income, of changes in stockholders’ equity and of cash flows for each of the three years in the period ended December 31, 2019, including the related notes and financial statement schedule listed in the accompanying index (collectively referred to as the “consolidated financial statements”). We also have audited the Company's internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of the Company as of December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2019 in conformity with accounting principles generally accepted in the United States of America. Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control - Integrated Framework (2013) issued by the COSO.

Basis for Opinions

The Company's management is responsible for these consolidated financial statements, for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting, included in Management’s Report on Internal Control Over Financial Reporting appearing under Item 9A. Our responsibility is to express opinions on the Company’s consolidated financial statements and on the Company's internal control over financial reporting based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the consolidated financial statements are free of material misstatement, whether due to error or fraud, and whether effective internal control over financial reporting was maintained in all material respects.

Our audits of the consolidated financial statements included performing procedures to assess the risks of material misstatement of the consolidated financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the consolidated financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the consolidated financial statements. 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.

Definition and Limitations of Internal Control over Financial Reporting

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 (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) 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 (iii) 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.

Critical Audit Matters

The critical audit matter communicated below is a matter arising from the current period audit of the consolidated financial statements that was communicated or required to be communicated to the audit committee and that (i) relates to accounts or disclosures that are material to the consolidated financial statements and (ii) involved our especially challenging, subjective, or complex judgments. The communication of critical audit matters does not alter in any way our opinion on the consolidated financial statements, taken as a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit matter or on the accounts or disclosures to which it relates.

Purchase Price Allocation

As described in Notes 2 and 3 to the consolidated financial statements, upon acquisition of a property, management allocates the purchase price of the property based upon the fair value of the assets acquired and liabilities assumed, which generally consists of land, buildings, tenant improvements, leasing commissions and intangible assets including in-place leases, above market and below market leases and below market ground lease obligations. The purchase price is allocated to the fair value of the tangible assets of an acquired property by valuing the property as if it were vacant. The determination of fair value includes the use of significant assumptions such as land comparables, discount rates, terminal capitalization rates and market rent assumptions. Above and below market leases and below market ground lease obligations are valued based on the present value of the difference between prevailing market rates and the in-place rates measured over a period equal to the remaining term of the lease for above market leases and below market ground lease obligations, or the remaining term of the lease plus the term of any below market fixed rate renewal options for below market leases. The purchase price is further allocated to in-place lease values based on an estimate of the lease revenue received during a reasonable lease-up period as if the property was vacant on the date of acquisition. The Company completed nine acquisitions for consideration of approximately $147.9 million, of which approximately $101.8 million was recorded to land, $44.6 million to buildings, improvements and other assets, and $1.5 million to net leasing intangibles during the year ended December 31, 2019.

The principal considerations for our determination that performing procedures relating to purchase price allocation is a critical audit matter are (i) the significant judgment by management when developing the fair value estimates, which resulted in a high degree of auditor judgment, subjectivity and effort in performing procedures relating to the fair value of tangible and intangible assets and liabilities; (ii) significant audit effort was necessary in evaluating the significant assumptions applied to determine the fair value of tangible and intangible assets and liabilities, including discount rates, land comparables, terminal capitalization rates and market rent; and (iii) the audit effort involved the use of professionals with specialized skill and knowledge to assist in evaluating the audit evidence obtained from these procedures.

Addressing the matter involved performing procedures and evaluating audit evidence in connection with forming our overall opinion on the consolidated financial statements. These procedures included testing the effectiveness of controls relating to the purchase price allocations, including controls over the valuation methods and significant assumptions, such as discount rates, land comparables, terminal capitalization rates and market rent. These procedures also included, among others, (i) reading the purchase and sales agreements and (ii) testing management’s process for estimating the fair value of tangible and intangible assets and liabilities. Testing management’s process included evaluating the appropriateness of the valuation methods and the reasonableness of significant assumptions used by management in developing the fair value estimate, including discount rates, land comparables, terminal capitalization rates and market rent. Evaluating the significant assumptions relating to the discount rates, land comparables, terminal capitalization rates and market rent involved obtaining evidence to support the reasonableness of the assumptions, including whether the assumptions used were consistent with evidence obtained in other areas of the audit and third party market data. Professionals with specialized skill and knowledge were used to assist in evaluating the reasonableness of the land comparables.

/s/PricewaterhouseCoopers LLP

Chicago, Illinois

February 13, 2020

We have served as the Company's auditor since 1993.

Report of Independent Registered Public Accounting Firm

To the Partners of

First Industrial, L.P.:

Opinions on the Financial Statements and Internal Control over Financial Reporting

We have audited the accompanying consolidated balance sheets of First Industrial, L.P. and its subsidiaries (the “Operating Partnership”) as of December 31, 2019 and 2018, and the related consolidated statements of operations, of comprehensive income, of changes in partners’ capital and of cash flows for each of the three years in the period ended December 31, 2019, including the related notes and financial statement schedule listed in the accompanying index (collectively referred to as the “consolidated financial statements”). We also have audited the Operating Partnership's internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control - Integrated Framework (2013) issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).

In our opinion, the consolidated financial statements referred to above present fairly, in all material respects, the financial position of the Operating Partnership as of December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2019 in conformity with accounting principles generally accepted in the United States of America. Also in our opinion, the Operating Partnership maintained, in all material respects, effective internal control over financial reporting as of December 31, 2019, based on criteria established in Internal Control - Integrated Framework (2013) issued by the COSO.

Basis for Opinions

The Operating Partnership's management is responsible for these consolidated financial statements, for maintaining effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial reporting, included in Management’s Report on Internal Control Over Financial Reporting appearing under Item 9A. Our responsibility is to express opinions on the Operating Partnership’s consolidated financial statements and on the Operating Partnership's internal control over financial reporting based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (PCAOB) and are required to be independent with respect to the Operating Partnership in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

Definition and Limitations of Internal Control over Financial Reporting

Critical Audit Matters

Purchase Price Allocation

As described in Notes 2 and 3 to the consolidated financial statements, upon acquisition of a property, management allocates the purchase price of the property based upon the fair value of the assets acquired and liabilities assumed, which generally consists of land, buildings, tenant improvements, leasing commissions and intangible assets including in-place leases, above market and below market leases and below market ground lease obligations. The purchase price is allocated to the fair value of the tangible assets of an acquired property by valuing the property as if it were vacant. The determination of fair value includes the use of significant assumptions such as land comparables, discount rates, terminal capitalization rates and market rent assumptions. Above and below market leases and below market ground lease obligations are valued based on the present value of the difference between prevailing market rates and the in-place rates measured over a period equal to the remaining term of the lease for above market leases and below market ground lease obligations, or the remaining term of the lease plus the term of any below market fixed rate renewal options for below market leases. The purchase price is further allocated to in-place lease values based on an estimate of the lease revenue received during a reasonable lease-up period as if the property was vacant on the date of acquisition. The Operating Partnership completed nine acquisitions for consideration of approximately $147.9 million, of which approximately $101.8 million was recorded to land, $44.6 million to buildings, improvements and other assets, and $1.5 million to net leasing intangibles during the year ended December 31, 2019.

/s/ PricewaterhouseCoopers LLP

Chicago, Illinois

February 13, 2020

We have served as the Operating Partnership's auditor since 1996.

FIRST INDUSTRIAL REALTY TRUST, INC.

CONSOLIDATED BALANCE SHEETS



	December 31, 2019			December 31, 2018
	(In thousands, except share and per share data)
ASSETS
Assets:
Investment in Real Estate:
Land	$	957,478		$	909,318
Buildings and Improvements	2,782,430			2,704,850
Construction in Progress	90,301			59,476
Less: Accumulated Depreciation	(804,780		)	(811,784		)
Net Investment in Real Estate	3,025,429			2,861,860
Operating Lease Right-of-Use Assets	24,877			—
Cash and Cash Equivalents	21,120			43,102
Restricted Cash	131,598			7,271
Tenant Accounts Receivable, Net	8,529			5,185
Investment in Joint Venture	18,208			23,326
Deferred Rent Receivable, Net	77,703			71,079
Deferred Leasing Intangibles, Net	28,533			29,678
Prepaid Expenses and Other Assets, Net	182,831			101,190
Total Assets	$	3,518,828		$	3,142,691
LIABILITIES AND EQUITY
Liabilities:
Indebtedness:
Mortgage Loans Payable, Net	$	173,685		$	296,470
Senior Unsecured Notes, Net	694,015			544,504
Unsecured Term Loans, Net	457,865			456,809
Unsecured Credit Facility	158,000			—
Accounts Payable, Accrued Expenses and Other Liabilities	114,637			78,665
Operating Lease Liabilities	22,369			—
Deferred Leasing Intangibles, Net	11,893			9,560
Rents Received in Advance and Security Deposits	57,534			47,927
Dividends and Distributions Payable	30,567			28,845
Total Liabilities	1,720,565			1,462,780
Commitments and Contingencies	—			—
Equity:
First Industrial Realty Trust Inc.'s Stockholders' Equity:
Common Stock ($0.01 par value, 225,000,000 shares authorized and 126,994,478 and 126,307,431 shares issued and outstanding)	1,270			1,263
Additional Paid-in-Capital	2,140,847			2,131,556
Distributions in Excess of Accumulated Earnings	(370,835		)	(490,807		)
Accumulated Other Comprehensive (Loss) Income	(6,883		)	3,502
Total First Industrial Realty Trust, Inc.'s Stockholders' Equity	1,764,399			1,645,514
Noncontrolling Interest	33,864			34,397
Total Equity	1,798,263			1,679,911
Total Liabilities and Equity	$	3,518,828		$	3,142,691

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF OPERATIONS



	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands, except per share data)
Revenues:
Lease Revenue	$	422,236		$	398,822		$	391,884
Other Revenue	3,748			5,132			4,518
Total Revenues	425,984			403,954			396,402
Expenses:
Property Expenses	116,585			116,854			113,494
General and Administrative	28,569			27,749			28,079
Depreciation and Other Amortization	121,229			116,459			116,364
Impairment of Real Estate	—			2,756			—
Total Expenses	266,383			263,818			257,937
Other Income (Expense):
Gain on Sale of Real Estate	124,942			81,600			131,269
Interest Expense	(50,273		)	(50,775		)	(57,199		)
Amortization of Debt Issuance Costs	(3,218		)	(3,404		)	(3,162		)
Settlement Gain on Derivative Instruments	—			—			1,896
Loss from Retirement of Debt	—			(39		)	(1,775		)
Total Other Income (Expense)	71,451			27,382			71,029
Income from Operations Before Equity in Income (Loss) of Joint Venture and Income Tax (Provision) Benefit	231,052			167,518			209,494
Equity in Income (Loss) of Joint Venture	16,235			(276		)	—
Income Tax (Provision) Benefit	(3,406		)	92			(1,193		)
Net Income	243,881			167,334			208,301
Less: Net Income Attributable to the Noncontrolling Interest	(5,106		)	(4,095		)	(6,845		)
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	238,775			163,239			201,456
Basic Earnings Per Share:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	1.89		$	1.31		$	1.70

Diluted Earnings Per Share:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	1.88		$	1.31		$	1.69
Weighted Average Shares Outstanding - Basic	126,392			123,804			118,272
Weighted Average Shares Outstanding - Diluted	126,691			124,191			118,787

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME



	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands)
Net Income	$	243,881		$	167,334		$	208,301
Payments to Settle Derivative Instruments	(3,149		)	—			—
Mark-to-Market (Loss) Gain on Derivative Instruments	(7,671		)	2,096			5,981
Amortization of Derivative Instruments	233			96			205
Comprehensive Income	233,294			169,526			214,487
Comprehensive Income Attributable to Noncontrolling Interest	(4,884		)	(4,149		)	(6,642		)
Comprehensive Income Attributable to First Industrial Realty Trust, Inc.	$	228,410		$	165,377		$	207,845

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL REALTY TRUST, INC.

CONSOLIDATED STATEMENTS OF CHANGES IN STOCKHOLDERS' EQUITY



	Common Stock		Additional Paid-in- Capital			Distributions in Excess of Accumulated Earnings			Accumulated Other Comprehensive (Loss) Income			Noncontrolling Interest			Total

Balance as of December 31, 2016	$	1,172	$	1,886,771		$	(641,859	)	$	(4,643	)	$	43,184		$	1,284,625
Net Income	—		—			201,456			—			6,845			208,301
Other Comprehensive Income	—		—			—			6,389			(203		)	6,186
Issuance of Common Stock, Net of Issuance Costs	25		74,636			—			—			—			74,661
Stock Based Compensation Activity	2		6,932			(724		)	—			—			6,210
Common Stock Dividends and Unit Distributions ($0.84 Per Share/Unit)	—		—			(100,720		)	—			(3,386		)	(104,106		)
Conversion of Limited Partner Units to Common Stock	—		364			—			—			(364		)	—
Reallocation—Additional Paid-in-Capital	—		(1,593		)	—			—			1,593			—
Reallocation—Other Comprehensive Income	—		—			—			(408		)	408			—
Balance as of December 31, 2017	$	1,199	$	1,967,110		$	(541,847	)	$	1,338		$	48,077		$	1,475,877
Net Income	—		—			163,239			—			4,095			167,334
Other Comprehensive Income	—		—			—			2,138			54			2,192
Issuance of Common Stock, Net of Issuance Costs	48		145,360			—			—			—			145,408
Stock Based Compensation Activity	3		4,791			(3,282		)	—			—			1,512
Common Stock Dividends and Unit Distributions ($0.87 Per Share/Unit)	—		—			(108,917		)	—			(2,561		)	(111,478		)
Conversion of Limited Partner Units to Common Stock	13		16,592			—			—			(16,605		)	—
Retirement of Limited Partner Units	—		—			—			—			(934		)	(934		)
Reallocation—Additional Paid-in-Capital	—		(2,297		)	—			—			2,297			—
Reallocation—Other Comprehensive Income	—		—			—			26			(26		)	—
Balance as of December 31, 2018	$	1,263	$	2,131,556		$	(490,807	)	$	3,502		$	34,397		$	1,679,911
Net Income	—		—			238,775			—			5,106			243,881
Other Comprehensive Loss	—		—			—			(10,365		)	(222		)	(10,587		)
Stock Based Compensation Activity	2		4,397			(1,696		)	—			1,877			4,580
Common Stock Dividends and Unit Distributions ($0.92 Per Share/Unit)	—		—			(117,107		)	—			(2,415		)	(119,522		)
Conversion of Limited Partner Units to Common Stock	5		7,191			—			—			(7,196		)	—
Reallocation—Additional Paid-in-Capital	—		(2,297		)	—			—			2,297			—
Reallocation—Other Comprehensive Income	—		—			—			(20		)	20			—
Balance as of December 31, 2019	$	1,270	$	2,140,847		$	(370,835	)	$	(6,883	)	$	33,864		$	1,798,263

The accompanying notes are an integral part of the consolidated financial statements.



FIRST INDUSTRIAL REALTY TRUST, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS
	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands)
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income	$	243,881		$	167,334		$	208,301
Adjustments to Reconcile Net Income to Net Cash Provided by Operating Activities:
Depreciation	98,333			94,626			94,078
Amortization of Debt Issuance Costs	3,218			3,404			3,162
Other Amortization, including Stock Based Compensation	28,780			26,976			29,252
Impairment of Real Estate	—			2,756			—
Provision for Bad Debt	—			350			177
Equity in (Income) Loss of Joint Venture	(16,235		)	276			—
Distributions from Joint Venture	15,959			—			—
Gain on Sale of Real Estate	(124,942		)	(81,600		)	(131,269		)
Loss from Retirement of Debt	—			39			1,775
Gain on Casualty and Involuntary Conversion	—			(392		)	(1,321		)
Payments to Settle Derivative Instruments	(3,149		)	—			—
Straight-line Rental Income and Expense, Net	(10,884		)	(2,165		)	(5,299		)
Increase in Tenant Accounts Receivable, Prepaid Expenses and Other Assets, Net and Operating Lease Right-of-Use Assets	(11,523		)	(4,199		)	(5,829		)
Increase (Decrease) in Accounts Payable, Accrued Expenses, Other Liabilities, Rents Received in Advance and Security Deposits and Operating Lease Liabilities	22,095			3,090			(465		)
Net Cash Provided by Operating Activities	245,533			210,495			192,562
CASH FLOWS FROM INVESTING ACTIVITIES:
Acquisitions of Real Estate	(152,744		)	(157,787		)	(175,303		)
Additions to Investment in Real Estate and Non-Acquisition Tenant Improvements and Lease Costs	(294,633		)	(224,466		)	(146,003		)
Net Proceeds from Sales of Investments in Real Estate	254,416			184,783			228,102
(Increase) Decrease in Escrows	(23,113		)	(1,326		)	564
Proceeds from Casualty and Involuntary Conversion	—			906			10,094
Contributions to and Investments in Joint Venture	(210		)	(25,190		)	—
Distributions from Joint Venture	8,711			1,829			—
Other Investing Activity	2,187			(2,147		)	51
Net Cash Used in Investing Activities	(205,386		)	(223,398		)	(82,495		)
CASH FLOWS FROM FINANCING ACTIVITIES:
Financing and Equity Issuance Costs	(954		)	(2,975		)	(6,864		)
Proceeds from the Issuance of Common Stock, Net of Underwriter's Discount	—			145,584			74,880
Tax Paid on Shares Withheld	(4,384		)	(6,020		)	(2,401		)
Common Stock Dividends and Unit Distributions Paid	(117,214		)	(109,649		)	(100,524		)
Repayments on Mortgage Loans Payable	(123,250		)	(165,646		)	(46,832		)
Prepayments of Penalties Associated with Retirement of Debt	—			—			(1,453		)
Proceeds from Senior Unsecured Notes	150,000			300,000			200,000
Repayments of Senior Unsecured Notes	—			—			(156,852		)
Proceeds from Unsecured Credit Facility	415,000			237,000			429,000
Repayments on Unsecured Credit Facility	(257,000		)	(381,500		)	(474,000		)
Net Cash Provided by (Used in) Financing Activities	62,198			16,794			(85,046		)
Net Increase in Cash, Cash Equivalents and Restricted Cash	102,345			3,891			25,021
Cash, Cash Equivalents and Restricted Cash, Beginning of Year	50,373			46,482			21,461
Cash, Cash Equivalents and Restricted Cash, End of Year	$	152,718		$	50,373		$	46,482



FIRST INDUSTRIAL REALTY TRUST, INC. CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)
	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands)
SUPPLEMENTAL INFORMATION TO STATEMENTS OF CASH FLOWS:
Interest Paid, Net of Interest Expense Capitalized in Connection with Development Activity	$	47,801		$	47,408		$	56,844
Interest Expense Capitalized in Connection with Development Activity	$	5,757		$	5,869		$	4,353
Income Taxes Paid	$	3,583		$	457		$	769
Cash Paid for Operating Lease Liabilities	$	2,084		$	—		$	—
Supplemental Schedule of Non-Cash Operating Activities:
Operating Lease Liabilities Arising from Obtaining Right-of-Use Assets	$	22,871		$	—		$	—
Supplemental Schedule of Non-Cash Investing and Financing Activities:
Common Stock Dividends and Unit Distributions Payable	$	30,567		$	28,845		$	27,016
Exchange of Limited Partnership Units for Common Stock:
Noncontrolling Interest	$	(7,196	)	$	(16,605	)	$	(364	)
Common Stock	5			13			—
Additional Paid-in-Capital	7,191			16,592			364
Total	$	—		$	—		$	—
Lease Reclassification from Operating Lease to Sales-Type Lease:
Lease Receivable	$	54,521		$	—		$	—
Land	(24,803		)	—			—
Building, Net of Accumulated Depreciation	(17,845		)	—			—
Deferred Rent Receivable	(2,073		)	—			—
Other Assets, Net of Accumulated Amortization	(1,194		)	—			—
Gain on Sale Recognized Due to Lease Reclassification	$	8,606		$	—		$	—
Assumption of Indebtedness and Other Liabilities in Connection with the Acquisition of Real Estate	$	1,466		$	11,878		$	1,269
Accounts Payable Related to Construction in Progress and Additions to Investment in Real Estate	$	51,107		$	31,545		$	38,597
Write-off of Fully Depreciated Assets	$	(37,892	)	$	(43,654	)	$	(35,560	)

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL, L.P.

CONSOLIDATED BALANCE SHEETS



	December 31, 2019			December 31, 2018
	(In thousands, except Unit data)
ASSETS
Assets:
Investment in Real Estate:
Land	$	957,478		$	909,318
Buildings and Improvements	2,782,430			2,704,850
Construction in Progress	90,301			59,476
Less: Accumulated Depreciation	(804,780		)	(811,784		)
Net Investment in Real Estate (including $240,847 and $260,528 related to consolidated variable interest entities, see Note 5)	3,025,429			2,861,860
Operating Lease Right-of-Use Asset	24,877			—
Cash and Cash Equivalents	21,120			43,102
Restricted Cash	131,598			7,271
Tenant Accounts Receivable, Net	8,529			5,185
Investment in Joint Venture	18,208			23,326
Deferred Rent Receivable, Net	77,703			71,079
Deferred Leasing Intangibles, Net	28,533			29,678
Prepaid Expenses and Other Assets, Net	192,852			111,298
Total Assets	$	3,528,849		$	3,152,799
LIABILITIES AND PARTNERS' CAPITAL
Liabilities:
Indebtedness:
Mortgage Loans Payable, Net (including $11,009 and $20,497 related to consolidated variable interest entities, see Note 5)	$	173,685		$	296,470
Senior Unsecured Notes, Net	694,015			544,504
Unsecured Term Loans, Net	457,865			456,809
Unsecured Credit Facility	158,000			—
Accounts Payable, Accrued Expenses and Other Liabilities	114,637			78,665
Operating Lease Liabilities	22,369			—
Deferred Leasing Intangibles, Net	11,893			9,560
Rents Received in Advance and Security Deposits	57,534			47,927
Distributions Payable	30,567			28,845
Total Liabilities	1,720,565			1,462,780
Commitments and Contingencies	—			—
Partners' Capital:
First Industrial L.P.'s Partners' Capital:
General Partner Units (126,994,478 and 126,307,431 units outstanding)	1,750,656			1,619,342
Limited Partners Units (2,422,744 and 2,624,167 units outstanding)	63,618			66,246
Accumulated Other Comprehensive (Loss) Income	(7,013		)	3,574
Total First Industrial L.P.'s Partners' Capital	1,807,261			1,689,162
Noncontrolling Interest	1,023			857
Total Partners' Capital	1,808,284			1,690,019
Total Liabilities and Partners' Capital	$	3,528,849		$	3,152,799

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL L.P.

CONSOLIDATED STATEMENTS OF OPERATIONS



	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands, except per Unit data)
Revenues:
Lease Revenue	$	422,236		$	398,822		$	391,884
Other Revenue	3,748			5,132			4,518
Total Revenues	425,984			403,954			396,402
Expenses:
Property Expenses	116,585			116,854			113,494
General and Administrative	28,569			27,749			28,079
Depreciation and Other Amortization	121,229			116,459			116,364
Impairment of Real Estate	—			2,756			—
Total Expenses	266,383			263,818			257,937
Other Income (Expense):
Gain on Sale of Real Estate	124,942			81,600			131,269
Interest Expense	(50,273		)	(50,775		)	(57,199		)
Amortization of Debt Issuance Costs	(3,218		)	(3,404		)	(3,162		)
Settlement Gain on Derivative Instruments	—			—			1,896
Loss from Retirement of Debt	—			(39		)	(1,775		)
Total Other Income (Expense)	71,451			27,382			71,029
Income from Operations Before Equity in Income (Loss) of Joint Venture and Income Tax (Provision) Benefit	231,052			167,518			209,494
Equity in Income (Loss) of Joint Ventures	16,235			(276		)	—
Income Tax (Provision) Benefit	(3,406		)	92			(1,193		)
Net Income	243,881			167,334			208,301
Less: Net Income Attributable to the Noncontrolling Interest	(253		)	(88		)	(143		)
Net Income Available to Unitholders and Participating Securities	$	243,628		$	167,246		$	208,158
Basic Earnings Per Unit:
Net Income Available to Unitholders	$	1.89		$	1.31		$	1.70
Diluted Earnings Per Unit:
Net Income Available to Unitholders	$	1.88		$	1.31		$	1.69
Weighted Average Units Outstanding - Basic	128,831			126,921			122,306
Weighted Average Units Outstanding - Diluted	129,241			127,308			122,821

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL L.P.

CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME



	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands)
Net Income	$	243,881		$	167,334		$	208,301
Payments to Settle Derivative Instruments	(3,149		)	—			—
Mark-to-Market (Loss) Gain on Derivative Instruments	(7,671		)	2,096			5,981
Amortization of Derivative Instruments	233			96			205
Comprehensive Income	$	233,294		$	169,526		$	214,487
Comprehensive Income Attributable to Noncontrolling Interest	(253		)	(88		)	(143		)
Comprehensive Income Attributable to Unitholders	$	233,041		$	169,438		$	214,344

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL, L.P.

CONSOLIDATED STATEMENTS OF CHANGES IN PARTNERS' CAPITAL



	General Partner Units			Limited Partner Units			Accumulated Other Comprehensive (Loss) Income			Noncontrolling Interest			Total

Balance as of December 31, 2016	$	1,219,755		$	79,156		$	(4,804	)	$	956		$	1,295,063
Net Income	201,313			6,845			—			143			208,301
Other Comprehensive Income	—			—			6,186			—			6,186
Contribution of General Partner Units, Net of Issuance Costs	74,661			—			—			—			74,661
Stock Based Compensation Activity	6,210			—			—			—			6,210
Unit Distributions ($0.84 Per Unit)	(100,720		)	(3,386		)	—			—			(104,106		)
Conversion of Limited Partner Units to General Partner Units	364			(364		)	—			—			—
Contributions from Noncontrolling Interest	—			—			—			40			40
Distributions to Noncontrolling Interest	—			—			—			(360		)	(360		)
Balance as of December 31, 2017	$	1,401,583		$	82,251		$	1,382		$	779		$	1,485,995
Net Income	163,151			4,095			—			88			167,334
Other Comprehensive Income	—			—			2,192			—			2,192
Contribution of General Partner Units, Net of Issuance Costs	145,408			—			—			—			145,408
Stock Based Compensation Activity	1,512			—			—			—			1,512
Unit Distributions ($0.87 Per Unit)	(108,917		)	(2,561		)	—			—			(111,478		)
Conversion of Limited Partner Units to General Partner Units	16,605			(16,605		)	—			—			—
Retirement of Limited Partner Units	—			(934		)	—			—			(934		)
Contributions from Noncontrolling Interest	—			—			—			126			126
Distributions to Noncontrolling Interest	—			—			—			(136		)	(136		)
Balance as of December 31, 2018	$	1,619,342		$	66,246		$	3,574		$	857		$	1,690,019
Net Income	238,522			5,106			—			253			243,881
Other Comprehensive Loss	—			—			(10,587		)	—			(10,587		)
Stock Based Compensation Activity	2,703			1,877			—			—			4,580
Unit Distributions ($0.92 Per Unit)	(117,107		)	(2,415		)	—			—			(119,522		)
Conversion of Limited Partner Units to General Partner Units	7,196			(7,196		)	—			—			—
Contributions from Noncontrolling Interest	—			—			—			32			32
Distributions to Noncontrolling Interest	—			—			—			(119		)	(119		)
Balance as of December 31, 2019	$	1,750,656		$	63,618		$	(7,013	)	$	1,023		$	1,808,284

The accompanying notes are an integral part of the consolidated financial statements.



FIRST INDUSTRIAL, L.P. CONSOLIDATED STATEMENTS OF CASH FLOWS
	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands)
CASH FLOWS FROM OPERATING ACTIVITIES:
Net Income	$	243,881		$	167,334		$	208,301
Adjustments to Reconcile Net Income to Net Cash Provided by Operating Activities:
Depreciation	98,333			94,626			94,078
Amortization of Debt Issuance Costs	3,218			3,404			3,162
Other Amortization, including Stock Based Compensation	28,780			26,976			29,252
Impairment of Real Estate	—			2,756			—
Provision for Bad Debt	—			350			177
Equity in (Income) Loss of Joint Venture	(16,235		)	276			—
Distributions from Joint Venture	15,959			—			—
Gain on Sale of Real Estate	(124,942		)	(81,600		)	(131,269		)
Loss from Retirement of Debt	—			39			1,775
Gain on Casualty and Involuntary Conversion	—			(392		)	(1,321		)
Payments to Settle Derivative Instruments	(3,149		)	—			—
Straight-line Rental Income and Expense, Net	(10,884		)	(2,165		)	(5,299		)
Increase in Tenant Accounts Receivable, Prepaid Expenses and Other Assets, Net and Operating Lease Right-of-Use Assets	(11,436		)	(4,189		)	(5,510		)
Increase (Decrease) in Accounts Payable, Accrued Expenses, Other Liabilities, Rents Received in Advance and Security Deposits	22,095			3,090			(465		)
Net Cash Provided by Operating Activities	245,620			210,505			192,881
CASH FLOWS FROM INVESTING ACTIVITIES:
Acquisitions of Real Estate	(152,744		)	(157,787		)	(175,303		)
Additions to Investment in Real Estate and Non-Acquisition Tenant Improvements and Lease Costs	(294,633		)	(224,466		)	(146,003		)
Net Proceeds from Sales of Investments in Real Estate	254,416			184,783			228,102
(Increase) Decrease in Escrows	(23,113		)	(1,326		)	565
Proceeds from Casualty and Involuntary Conversion	—			906			10,094
Contributions to and Investments in Joint Venture	(210		)	(25,190		)	—
Distributions from Joint Venture	8,711			1,829			—
Other Investing Activity	2,187			(2,147		)	51
Net Cash Used in Investing Activities	(205,386		)	(223,398		)	(82,494		)
CASH FLOWS FROM FINANCING ACTIVITIES:
Financing and Equity Issuance Costs	(954		)	(2,975		)	(6,864		)
Contribution of General Partner Units	—			145,584			74,880
Tax Paid on Shares of the Company Withheld	(4,384		)	(6,020		)	(2,401		)
Unit Distributions Paid	(117,214		)	(109,649		)	(100,524		)
Contributions from Noncontrolling Interests	32			126			40
Distributions to Noncontrolling Interests	(119		)	(136		)	(360		)
Repayments on Mortgage Loans Payable	(123,250		)	(165,646		)	(46,832		)
Prepayments of Penalties Associated with Retirement of Debt	—			—			(1,453		)
Proceeds from Senior Unsecured Notes	150,000			300,000			200,000
Repayments of Senior Unsecured Notes	—			—			(156,852		)
Proceeds from Unsecured Credit Facility	415,000			237,000			429,000
Repayments on Unsecured Credit Facility	(257,000		)	(381,500		)	(474,000		)
Net Cash Provided by (Used in) Financing Activities	62,111			16,784			(85,366		)
Net Increase in Cash, Cash Equivalents and Restricted Cash	102,345			3,891			25,021
Cash, Cash Equivalents and Restricted Cash, Beginning of Year	50,373			46,482			21,461
Cash, Cash Equivalents and Restricted Cash, End of Year	$	152,718		$	50,373		$	46,482



FIRST INDUSTRIAL, L.P. CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)
	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
	(In thousands)
SUPPLEMENTAL INFORMATION TO STATEMENTS OF CASH FLOWS:
Interest Paid, Net of Interest Expense Capitalized in Connection with Development Activity	$	47,801		$	47,408		$	56,844
Interest Expense Capitalized in Connection with Development Activity	$	5,757		$	5,869		$	4,353
Income Taxes Paid	$	3,583		$	457		$	769
Cash Paid for Operating Lease Liabilities	$	2,084		$	—		$	—
Supplemental Schedule of Non-Cash Operating Activities:
Operating Lease Liabilities Arising from Obtaining Right-of-Use Assets	$	22,871		$	—		$	—
Supplemental Schedule of Non-Cash Investing and Financing Activities:
General and Limited Partner Unit Distributions Payable	$	30,567		$	28,845		$	27,016
Exchange of Limited Partner Units for General Partner Units:
Limited Partner Units	$	(7,196	)	$	(16,605	)	$	(364	)
General Partner Units	7,196			16,605			364
Total	$	—		$	—		$	—
Lease Reclassification from Operating Lease to Sales-Type Lease:
Lease Receivable	$	54,521		$	—		$	—
Land	(24,803		)	—			—
Building, Net of Accumulated Depreciation	(17,845		)	—			—
Deferred Rent Receivable	(2,073		)	—			—
Other Assets, Net of Accumulated Amortization	(1,194		)	—			—
Gain on Sale Recognized Due to Lease Reclassification	$	8,606		$	—		$	—
Assumption of Indebtedness and Other Liabilities in Connection with the Acquisition of Real Estate	$	1,466		$	11,878		$	1,269
Accounts Payable Related to Construction in Progress and Additions to Investment in Real Estate	$	51,107		$	31,545		$	38,597
Write-off of Fully Depreciated Assets	$	(37,892	)	$	(43,654	)	$	(35,560	)

The accompanying notes are an integral part of the consolidated financial statements.

FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

(Dollars in thousands, except per share and Unit data)

1. Organization

First Industrial Realty Trust, Inc. (the "Company") is a self-administered and fully integrated real estate company which owns, manages, acquires, sells, develops and redevelops industrial real estate. The Company is a Maryland corporation organized on August 10, 1993 and a real estate investment trust ("REIT") as defined in the Internal Revenue Code of 1986 (the "Code"). Unless stated otherwise or the context otherwise requires, the terms "we," "our" and "us" refer to the Company and its subsidiaries, including its operating partnership, First Industrial, L.P. (the "Operating Partnership"), and its consolidated subsidiaries.

We began operations on July 1, 1994. The Company's operations are conducted primarily through the Operating Partnership, of which the Company is the sole general partner (the "General Partner"), with an approximate 98.1% and 98.0% ownership interest ("General Partner Units") at December 31, 2019 and 2018, respectively. The Operating Partnership also conducts operations through eight other limited partnerships (the "Other Real Estate Partnerships"), numerous limited liability companies ("LLCs") and certain taxable REIT subsidiaries ("TRSs"), the operating data of which, together with that of the Operating Partnership, is consolidated with that of the Company as presented herein. The Operating Partnership holds at least a 99% limited partnership interest in each of the Other Real Estate Partnerships. The general partners of the Other Real Estate Partnerships are separate corporations, wholly-owned by the Company, each with at least a .01% general partnership interest in the Other Real Estate Partnerships. The Company does not have any significant assets or liabilities other than its investment in the Operating Partnership and its 100% ownership interest in the general partners of the Other Real Estate Partnerships. Noncontrolling interest in the Operating Partnership of approximately 1.9% and 2.0% at December 31, 2019 and 2018, respectively, represents the aggregate partnership interest held by the limited partners thereof ("Limited Partner Units" and together with the General Partner Units, the "Units").

As of December 31, 2019, we owned 440 industrial properties located in 21 states, containing an aggregate of approximately 61.3 million square feet of gross leasable area ("GLA"). Of the 440 properties owned on a consolidated basis, none of them are directly owned by the Company.

Any references to the number of industrial properties and square footage in the financial statement footnotes are unaudited.

2. Summary of Significant Accounting Policies

Basis of Presentation

The accompanying consolidated financial statements at December 31, 2019 and 2018 and for each of the years ended December 31, 2019, 2018 and 2017 include the accounts and operating results of the Company and the Operating Partnership. All intercompany transactions have been eliminated in consolidation.

Use of Estimates

In order to conform with generally accepted accounting principles ("GAAP"), in preparation of our consolidated financial statements we are required to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities as of December 31, 2019 and 2018, and the reported amounts of revenues and expenses for each of the years ended December 31, 2019, 2018 and 2017. Actual results could differ from those estimates.

Cash and Cash Equivalents

Cash and cash equivalents include all cash and liquid investments with an initial maturity of three months or less. The carrying amount approximates fair value due to the short term maturity of these investments.

Restricted Cash

Restricted cash includes cash held in escrow in connection with gross proceeds from the sales of certain industrial properties. These sales proceeds will be disbursed as we exchange into properties under Section 1031 of the Code. The carrying amount approximates fair value due to the short term maturity of these investments. For purposes of our consolidated statements of cash flows, changes in restricted cash are aggregated with cash and cash equivalents.

Investment in Real Estate and Depreciation

Investment in real estate is carried at cost, less accumulated depreciation and amortization. We review our properties on a quarterly basis for impairment and provide a provision if impairments exist. To determine if an impairment may exist, we review our properties and identify those that have had either an event of change or event of circumstances warranting further assessment of recoverability (such as a decrease in occupancy, a decline in general market conditions or a change in the expected hold period of an asset or asset group). The judgments regarding the existence of indicators of impairment are based on the operating performance, market conditions, as well as our ability to hold and our intent with regard to each property. If further assessment of recoverability is needed, we estimate the future net cash flows expected to result from the use of the property and its eventual disposition. Estimated future net cash flows are based on estimates of future operating performance and market conditions. If the sum of the expected future net cash flows (undiscounted and without interest charges) is less than the carrying amount of the property or group of properties, we will recognize an impairment loss based upon the estimated fair value of the property or group of properties. The assessment of fair value requires the use of estimated and assumptions relating to the timing and amounts of cash flow projections, discount rates and terminal capitalization rates. For properties we consider held for sale, we cease depreciating the properties and value the properties at the lower of depreciated cost or fair value, less costs to dispose. If circumstances arise that were previously considered unlikely, and, as a result, we decide not to sell a property or group of properties previously classified as held for sale, we will reclassify the properties as held and used. Properties are measured at the lower of their carrying amounts (adjusted for any depreciation and amortization expense that would have been recognized had the properties been continuously classified as held and used) or fair value at the date of the subsequent decision not to sell.

Interest costs, real estate taxes, compensation costs of development personnel and other directly related costs incurred during construction periods are capitalized and depreciated commencing with the date the property is substantially completed. Upon substantial completion, we reclassify construction in progress to building, tenant improvements and leasing commissions. Such costs begin to be capitalized to the development projects from the point we are undergoing necessary activities to get the development ready for its intended use and cease when the development projects are substantially completed and held available for occupancy. Interest is capitalized using the weighted average borrowing rate during the period.

Depreciation expense is computed using the straight-line method based on the following useful lives:



	Years
Buildings and Improvements	7 to 50
Land Improvements	3 to 20
Furniture, Fixtures and Equipment	3 to 10
Tenant Improvements	Lease Term

Construction expenditures for tenant improvements, leasehold improvements and leasing commissions (inclusive of incentive compensation costs of personnel directly attributable to executed leases) are capitalized and amortized over the terms of each specific lease. Repairs and maintenance are charged to expense when incurred. Expenditures for improvements are capitalized.

Upon acquisition of a property, we allocate the purchase price of the property based upon the fair value of the assets acquired and liabilities assumed, which generally consists of land, buildings, tenant improvements, leasing commissions and intangible assets including in-place leases, above market and below market leases and below market ground lease obligations. We allocate the purchase price to the fair value of the tangible assets of an acquired property by valuing the property as if it were vacant. The determination of fair value includes the use of significant assumptions such as land comparables, discount rates, terminal capitalization rates and market rent assumptions. Acquired above and below market leases and below market ground lease obligations are valued based on the present value of the difference between prevailing market rates and the in-place rates measured over a period equal to the remaining term of the lease for above market leases and below market ground lease obligations, or the remaining term of the lease plus the term of any below market fixed rate renewal options for below market leases. The above market lease values are amortized as a reduction of rental revenue over the remaining term of the respective leases, and the below market lease values are amortized as an increase to base rental revenue over the remaining initial term plus the term of any below market fixed rate renewal options of the respective leases.

The purchase price is further allocated to in-place lease values based on an estimate of the lease revenue received during a reasonable lease-up period as if the property was vacant on the date of acquisition. The value of in-place lease intangibles, which are included in the line item Deferred Leasing Intangibles, Net are amortized over the remaining initial lease term (including expected renewal periods) as adjustments to depreciation and other amortization expense. If a tenant terminates its lease early, the unamortized portion of the tenant improvements, leasing commissions, above and below market leases and the in-place lease value is immediately accelerated and fully amortized on the date of the termination.

As defined by GAAP, a business is an integrated set of activities and assets that is capable of being conducted and managed for the purpose of providing a return in the form of dividends, lower costs or other economic benefits directly to investors or other owners, members or participants. Our typical acquisitions consist of properties whereby substantially all the fair value or gross assets acquired is concentrated in a single asset (land, building, and in-place leases) and, therefore, will be accounted for as asset acquisitions, which permits the capitalization of transaction costs to the basis of the acquired property.

Deferred leasing intangibles, net of accumulated amortization, included in our total assets and total liabilities consist of the following:



	December 31, 2019		December 31, 2018
In-Place Leases	$	20,188	$	19,971
Above Market Leases	2,197		2,569
Below Market Ground Lease Obligation	1,597		1,643
Tenant Relationships	4,551		5,495
Total Included in Total Assets, Net of $29,541 and $26,337 of Accumulated Amortization	$	28,533	$	29,678
Below Market Leases	$	11,893	$	9,560
Total Included in Total Liabilities, Net of $13,045 and $11,356 of Accumulated Amortization	$	11,893	$	9,560

Amortization expense related to in-place leases and tenant relationships was $6,303, $6,267 and $6,648 for the years ended December 31, 2019, 2018 and 2017, respectively. Rental revenues increased by $1,281, $1,095 and $1,116 related to net amortization of above and below market leases. We will recognize net amortization expense related to deferred leasing intangibles over the next five years, for properties owned as of December 31, 2019 as follows:



	Estimated Amortization of In-Place Leases and Tenant Relationships		Estimated Net Increase to Rental Revenues Related to Above and Below Market Leases
2020	$	6,166	$	1,716
2021	$	4,052	$	1,262
2022	$	3,631	$	1,225
2023	$	3,197	$	973
2024	$	2,425	$	993

Debt Issuance Costs

Debt issuance costs include fees and costs incurred to obtain long-term financing. These fees and costs are being amortized over the terms of the respective loans. Unamortized debt issuance costs are written-off when debt is retired before the maturity date. Debt issuance costs are presented as a direct deduction from the carrying amount of the respective debt liability, consistent with debt discounts, except for the debt issuance costs related to the unsecured credit facility which are included in the line item Prepaid Expenses and Other Assets, Net on the consolidated balance sheets.

Investment in Joint Venture

Investment in joint venture represents a noncontrolling equity interest in one joint venture. We have determined to account for our investment in this joint venture under the equity method of accounting, as we do not have a majority voting interest, operational control or financial control. Control is determined using accounting standards related to the consolidation of joint ventures and variable interest entities ("VIEs"). Under the equity method of accounting, our share of earnings or losses of a joint venture is reflected in income as earned and contributions or distributions increase or decrease our investment in joint venture as paid or received, respectively. Differences between our carrying value of our investment in this joint venture and our underlying equity in such joint venture are amortized and included as an adjustment to our equity in income (loss).

On a periodic basis, management assesses whether there are any indicators that the value of our investment in this joint venture may be impaired. An investment is impaired only if our estimate of the fair value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary. To the extent impairment has occurred, the loss shall be measured as the excess of the carrying value of the investment over the value of the investment.

Limited Partner Units

Limited Partner Units are reported within Partners' Capital in the Operating Partnership's balance sheet as of December 31, 2019 and 2018 because they are not redeemable for cash or other assets (a) at a fixed or determinable date, (b) at the option of the Unitholder or (c) upon the occurrence of an event that is not solely within the control of the Operating Partnership. Redemption can be effectuated, as determined by the General Partner, either by exchanging the Units for shares of common stock of the Company on a one-for-one basis, subject to adjustment, or by paying cash equal to the fair market value of such shares.

The Operating Partnership is the only significant asset of the Company and economic, fiduciary and contractual means align the interests of the Company and the Operating Partnership. The Company's Board of Directors and officers of the Company direct the Company to act when acting in its capacity as sole general partner of the Operating Partnership. Because of this, the Operating Partnership is deemed to have effective control of the form of redemption consideration. As of December 31, 2019, all criteria were met for the Operating Partnership to control the actions or events necessary to issue the maximum number of the Company's common shares required to be delivered upon redemption of all remaining Limited Partner Units.

Stock Based Compensation

We measure compensation cost for all stock-based awards at fair value on the date of grant and recognize compensation expense over the service period for awards expected to vest.

Net income is allocated to common stockholders or Unitholders and participating securities based upon their proportionate share of weighted average shares or Units plus weighted average participating securities. Participating securities are unvested share-based and Unit-based payment awards that contain non-forfeitable rights to dividends or dividend equivalents. Restricted stock or restricted Unit awards granted to employees and directors are considered participating securities as they receive non-forfeitable dividend or dividend equivalents at the same rate as common stock or Units.

Revenue Recognition

We lease our properties to tenants under agreements that are classified as leases. We recognize, as rental income, the total minimum lease payments under the leases on a straight-line basis over the lease term. Generally, under the terms of our leases, the majority of property operating expenses, including real estate taxes, insurance, and other property operating expenses are recovered from our tenants and recognized as tenant recovery revenue in the same period we incur the related expenses. As the timing and straight-line pattern of transfer to the lessee for rental revenue and the associated rental recoveries are the same and our leases qualify as operating leases, we account for the present rental revenue and tenant recovery revenue as a single component under Lease Revenue.

We assess the collectibility of lease receivables (including future minimum rental payments) both at commencement and throughout the lease term. If we conclude that collection of lease payments is not probable at lease commencement, we will recognize lease payments only as they are received. If our assessment of collectibility changes during the lease term, any difference between the revenue that would have been received under the straight-line method and the lease payments that have been collected will be recognized as a current period adjustment to Lease Revenue.

If a lease provides for tenant improvements, we determine whether we or the tenant is the owner of the tenant improvements. When we are the owner of the tenant improvements, any tenant improvements funded by the tenant are treated as lease payments which are deferred and amortized as revenue over the lease term. When the tenant is the owner of the tenant improvements, we record any tenant improvement allowance funded as a lease inducement and amortize it as a reduction of revenue over the lease term.

Revenue is generally recognized on payments received from tenants for early lease terminations upon the effective termination of a tenant's lease and when we have no further obligations under the lease.

Gain on Sale of Real Estate

Asset sales are generally recognized when control of the asset being sold is transferred to the buyer. As the assets are sold, their costs and related accumulated depreciation, if any, are derecognized with resulting gains or losses reflected in net income. Estimated future costs to be incurred by us after completion of each sale are accrued and included in the determination of the gain on sales.

When leases contain purchase options, we assess the probability that the tenant will execute the purchase option both at lease commencement or at the time the tenant communicates their intent to execute the purchase option. If we determine the execution of the purchase option is likely, we will account for the lease as a sales-type lease and derecognize the associated real estate assets on our balance sheet and record a gain or loss on sale.

Discontinued Operations and Assets Held for Sale

We report results of operations from real estate assets that are sold or classified as held for sale as discontinued operations provided the disposal represents a strategic shift that has (or will have) a major effect on our operations and financial results.

We generally classify certain properties and related assets and liabilities as held for sale when the sale of an asset has been duly approved by management, a legally enforceable contract has been executed and the buyer's due diligence period, if any, has expired. At such time, the respective assets and liabilities are presented separately on the consolidated balance sheets. Assets held for sale are reported at the lower of carrying value or estimated fair value less estimated costs to sell.

Income Taxes

The Company has elected to be taxed as a REIT under the Code. To qualify as a REIT, the Company must meet a number of organizational and operational requirements, including a requirement to distribute at least 90% of its adjusted taxable income to its stockholders. Management intends to continue to adhere to these requirements and to maintain the Company's REIT status. As a REIT, the Company is entitled to a tax deduction for some or all of the dividends it pays to shareholders. Accordingly, the Company 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 the Company's taxable income. If the Company 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, certain activities that we undertake may be conducted by entities which have elected to be treated as a TRS. TRSs are subject to both federal, state and local income taxes.

We may also be subject to certain federal excise and franchise taxes if we engage in certain types of transactions. A benefit or provision has been made for federal, state and local income taxes in the accompanying consolidated financial statements. The provision for excise and franchise taxes has been reflected in general and administrative expense in the consolidated statements of operations and has not been separately stated due to its insignificance.

In accordance with partnership taxation, each of the partners of the Operating Partnership is responsible for reporting their share of taxable income or loss.

Earnings Per Share and Earnings Per Unit ("EPS" and "EPU")

Basic net income per common share or Unit is computed by dividing net income available to common shareholders or Unitholders by the weighted average number of common shares or Units outstanding for the period.

Diluted net income per common share or Unit is computed by dividing net income available to common shareholders or Unitholders by the sum of the weighted average number of common shares or Units outstanding and any dilutive non-participating securities for the period.

Derivative Financial Instruments

During the normal course of business, we have used derivative instruments for the purpose of managing interest rate risk on anticipated offerings of long term debt. Receipts or payments that result from the settlement of derivative instruments used to fix the interest rate on anticipated offerings of senior unsecured notes are amortized over the life of the derivative or the life of the debt and is included in interest expense. Receipts or payments resulting from derivative instruments used to convert floating rate debt to fixed rate debt are recognized as a component of interest expense.

To qualify for hedge accounting, derivative instruments used for risk management purposes must effectively reduce the risk exposure that they are designed to hedge. In addition, at inception of a qualifying cash flow hedging relationship, the underlying transaction or transactions, must be, and are expected to remain, probable of occurring in accordance with our related assertions. We recognize all derivative instruments in the line items Prepaid Expenses and Other Assets, Net or Accounts Payable, Accrued Expenses and Other Liabilities at fair value. Changes in fair value of derivative instruments that are not designated in hedging relationships or that do not meet the criteria of hedge accounting are recognized in earnings. For derivative instruments designated in qualifying cash flow hedging relationships, changes in fair value related to the effective portion of the derivative instruments are recognized in accumulated other comprehensive income (loss), whereas changes in fair value of the ineffective portion are recognized in earnings. If it is determined that a derivative instrument ceases to be highly effective as a hedge, or that it is probable the underlying forecasted transaction will not occur, we discontinue its cash flow hedge accounting prospectively and records the appropriate adjustment to earnings based on the current fair value of the derivative instrument. The credit risks associated with derivative instruments are controlled through the evaluation and monitoring of the creditworthiness of the counterparty. In the event that the counterparty fails to meet the terms of the derivative instruments, our exposure is limited to the fair value of agreements, not the notional amounts.

Fair Value

GAAP establishes a framework for measuring fair value and requires disclosures about fair value measurements. Fair value is defined as the price that would be received to sell an asset or paid to transfer a liability (an exit price) in an orderly transaction between market participants. The guidance establishes a hierarchy for inputs used in measuring fair value based on observable and unobservable inputs by requiring that the most observable inputs be used when available. Observable inputs are based on market data obtained from independent sources. Unobservable inputs are inputs that reflect our assumptions of pricing the asset or liability based on the best information available in the circumstances. We estimate fair value using available market information and valuation methodologies we believe to be appropriate for these purposes. The fair value hierarchy consists of the following three broad levels:


•	Level 1 - quoted prices in active markets for identical assets or liabilities that the entity can access at the measurement date;


•	Level 2 - inputs other than quoted prices within Level 1 that are either directly or indirectly observable for the asset or liability; and


•	Level 3 - unobservable inputs in which little or no market data exists for the asset or liability.

Our assets and liabilities that are measured at fair value are classified in their entirety based on the lowest level of input that is significant to their fair value measurement. Considerable judgment and a high degree of subjectivity are involved in developing these estimates and, accordingly, they are not necessarily indicative of amounts that we would realize on disposition.

Segment Reporting

Management views the Company, inclusive of the Operating Partnership, as a single segment based on its method of internal reporting.

Reclassifications

We adopted Financial Accounting Standards Board ("FASB") Accounting Standards Codification 842 Leases effective January 1, 2019. Upon adoption of the new standard, tenant recovery revenue and fee revenue collected for delinquent lease payments for 2018 and 2017 have been reclassified to the Lease Revenue line item in the Consolidated Statements of Operations to conform to the 2019 financial statement presentation. This reclassification had no impact to the 2018 or 2017 results of operations.

Certain amounts included in the Consolidated Financial Statements and Notes to the Consolidated Financial Statements for 2018 have been reclassified to conform to the 2019 financial statement presentation.

Recent Accounting Pronouncements Adopted

In February 2016, the FASB issued Accounting Standards Update ("ASU") No. 2016-02, Leases (Topic 842) ("ASU 2016-02"), which amended the existing accounting standards for lease accounting to increase transparency and comparability among organizations by requiring the recognition of right-of-use assets and lease liabilities on the balance sheet.

We adopted the standard effective January 1, 2019 and have elected to use January 1, 2019 as our date of initial application. Consequently, financial information will not be updated and disclosures required under the new standard will not be provided for periods presented before January 1, 2019 as these prior periods conform to Accounting Standards Codification 840. We elected the package of practical expedients permitted under the transition guidance within the new standard. By adopting these practical expedients, we were not required to reassess (1) whether an existing contract meets the definition of a lease; (2) the lease classification for existing leases; or (3) costs previously capitalized as initial direct costs.

As a lessor, our rental revenue remained mainly consistent with previous guidance, apart from the narrower definition of initial direct costs that can be capitalized. The new standard defines initial direct costs as only the incremental costs of signing a lease. As such, certain compensation and certain external legal fees related to the execution of successful lease agreements no longer meet the definition of initial direct costs under the new standard and will be accounted for in the line item General and Administrative Expense. However, the adoption of the standard, along with the adoption of ASU No. 2018-11, Leases - Targeted Improvements which the FASB issued in July 2018, did change our presentation of our results from operations in the Consolidated Statements of Operations. The main changes caused by the adoption of the standards are:

•

The new standard provided a practical expedient, which allows lessors to combine non-lease components with the related lease components if both the timing and pattern of transfer are the same for the non-lease components(s) and the related lease component, and the lease component would be classified as an operating lease. Lessors are permitted to apply the practical expedient to all existing leases on a retrospective or prospective basis. We elected the practical expedient to combine our lease and non-lease components that meet the defined criteria. The non-lease components of our leases primarily consist of common area maintenance reimbursements from our tenants.

•

The new standard also requires lessors to exclude from variable payments recorded in lease revenues certain lessor costs, such as real estate taxes, that the lessor contractually requires the lessee to pay directly to a third party on its behalf. Several of our leases require tenants to pay real estate taxes directly to taxing authorities. For periods prior to January 1, 2019, we recorded these payments in the line item Property Expenses with an offset in the line item Lease Revenue. For the years ended December 31, 2018 and 2017, $7,517 and $7,734, respectively, of these payments are included in the aforementioned line items.


•	The new standard requires our expected credit loss related to the collectibility of lease receivables to be reflected as an adjustment to the line item Lease Revenue. For the year ended December 31, 2018 and 2017, the credit loss related to the collectibility of lease receivables was recognized in the line item Property Expenses and was not significant.

We are a lessee on a limited number of ground and office leases. Under the new standard, the expense pattern for these leases is generally consistent with that of our historical recognition; however, we are required to record right-of-use assets and lease liabilities on our Consolidated Balance Sheets. Operating lease right-of-use assets and liabilities are recognized at commencement of the lease based on the present value of the lease payments over the lease term. As most of our leases do not provide an implicit rate, we use our incremental borrowing rate based on information available at lease commencement to determine the present value of lease payments. For leases that commenced prior to the effective date of the standard, we recognized right-of-use assets and lease liabilities based on the present value of remaining lease payments and the incremental borrowing rate on the date of adoption. We have elected the short term lease exemption for certain qualifying leases with lease terms of twelve months or less and, accordingly, did not record right-of-use assets and lease liabilities. We have also elected the practical expedient to not separate lease and non-lease components. For additional disclosures related to leases, refer to Note 10.

In August 2017, the FASB issued ASU 2017-12, "Derivatives and Hedging (Topic 815): Targeting Improvements to Accounting for Hedging Activities" ("ASU 2017-12"). ASU 2017-12 is intended to better align financial reporting for hedging activities with the economic objectives of those activities. We adopted ASU 2017-02 effective January 1, 2019, and the adoption did not impact our financial condition or results of operations.

3. Investment in Real Estate

Acquisitions

The following table summarizes our acquisition of industrial properties from third parties for the years ended December 31, 2019, 2018 and 2017. The revenue and net income associated with the acquisition of the industrial properties, since their respective acquisition dates, are not significant for years ended December 31, 2019, 2018 or 2017.



	Year Ended December 31,
	2019		2018		2017
Number of Industrial Properties Acquired	9		10		8
GLA (in millions)	0.5		1.0		1.1
Purchase Price ^(A)	$	147,887	$	167,546	$	174,209

^(A) Purchase price includes the acquisition of several land parcels for the years ended December 31, 2019, 2018 and 2017 and excludes closing costs incurred with the acquisition of the industrial properties and land parcels that have been capitalized.

The following table summarizes the fair value of amounts recognized for each major class of asset and liability for the industrial properties and land parcels acquired during the years ended December 31, 2019 and 2018:



	Year Ended December 31,
	2019			2018
Land	$	101,764		$	79,347
Building and Improvements	43,693			81,747
Other Assets	859			1,225
In-Place Leases	5,601			5,302
Above Market Leases	34			662
Below Market Leases	(4,064		)	(737		)
Total Purchase Price	$	147,887		$	167,546
Assumed Mortgage Loan (See Note 4)	—			(11,654		)
Total Net Assets Acquired	$	147,887		$	155,892

Sales

The following table summarizes our property dispositions for the years ended December 31, 2019, 2018 and 2017:



	Year Ended December 31,
	2019		2018		2017
Number of Industrial Properties Sold ^(A)	40		53		60
GLA (in millions)	5.9		2.6		4.6
Gross Proceeds from the Sale of Real Estate ^(B)	$	315,768	$	192,047	$	236,059
Gain on Sale of Real Estate ^(B)	$	124,942	$	81,600	$	131,269

^(A) The years ended December 31, 2019 and 2018 include partial sales of 0.1 million and 0.1 million square-foot industrial properties, respectively.

^(B) Gross proceeds and gain on sale of real estate include the sale of several land parcels for the years ended December 31, 2019, 2018 and 2017. In addition, included in the above table for the year ended December 31, 2019, is gross proceeds of $54,521 and gain on sale of $8,606 related to the reclassification of a lease from an operating lease to a sales-type lease. See Note 10 for additional information.

Impairment Charges

The impairment charges of $2,756 recorded during the year ended December 31, 2018 were due to marketing one industrial property and one land parcel for sale and our assessment of the likelihood and timing of a potential sale transaction. The fair market values were determined using third party offers. Valuations based on third party offers included bona fide contract prices and letter of intent amounts that we believe were indicative of fair value and fall into Level 3 of the fair value hierarchy. The property and the land parcel for which impairment was recorded were sold later during the year ended December 31, 2018.

4. Indebtedness

The following table discloses certain information regarding our indebtedness:



	Outstanding Balance at						Interest Rate at December 31, 2019	Effective Interest Rate at Issuance	Maturity Date
	December 31, 2019			December 31, 2018			Interest Rate at December 31, 2019	Effective Interest Rate at Issuance	Maturity Date
Mortgage Loans Payable, Gross	$	174,360		$	297,610		4.03% – 6.50%	4.03% – 6.50%	July 2020 – August 2028
Unamortized Debt Issuance Costs	(675		)	(1,246		)
Unamortized Premiums	—			106
Mortgage Loans Payable, Net	$	173,685		$	296,470
Senior Unsecured Notes, Gross
2027 Notes	6,070			6,070			7.15%	7.11%	5/15/2027
2028 Notes	31,901			31,901			7.60%	8.13%	7/15/2028
2032 Notes	10,600			10,600			7.75%	7.87%	4/15/2032
2027 Private Placement Notes	125,000			125,000			4.30%	4.30%	4/20/2027
2028 Private Placement Notes	150,000			150,000			3.86%	3.86%	2/15/2028
2029 Private Placement Notes	75,000			75,000			4.40%	4.40%	4/20/2029
2029 II Private Placement Notes	150,000			—			3.97%	4.23%	7/23/2029
2030 Private Placement Notes	150,000			150,000			3.96%	3.96%	2/15/2030
Subtotal	$	698,571		$	548,571
Unamortized Debt Issuance Costs	(4,485		)	(3,990		)
Unamortized Discounts	(71		)	(77		)
Senior Unsecured Notes, Net	$	694,015		$	544,504
Unsecured Term Loans, Gross
2014 Unsecured Term Loan ^(A)	$	200,000		$	200,000		3.39%	N/A	1/29/2021
2015 Unsecured Term Loan ^(A)	260,000			260,000			2.89%	N/A	9/12/2022
Subtotal	$	460,000		$	460,000
Unamortized Debt Issuance Costs	(2,135		)	(3,191		)
Unsecured Term Loans, Net	$	457,865		$	456,809
Unsecured Credit Facility ^(B)	$	158,000		$	—		2.90%	N/A	10/29/2021

^(A) The interest rate at December 31, 2019 also reflects the derivative instruments we entered into to effectively convert the variable rate to a fixed rate. See Note 12.

^(B) The maturity date may be extended an additional year at our election, subject to certain restrictions. Amounts exclude unamortized debt issuance costs of $2,300 and $3,554 as of December 31, 2019 and 2018, respectively, which are included in the line item Prepaid Expenses and Other Assets, Net.

Mortgage Loans Payable, Net

During the years ended December 31, 2019 and 2018, we paid off mortgage loans in the amount of $117,199 and $157,782, respectively. In connection with mortgage loans paid off during the years ended December 31, 2018 and 2017, we recognized $39 and $1,653 within the line item Loss from Retirement of Debt representing the write-off of unamortized debt issuance costs offset by the write off of an unamortized premium.

During the year ended December 31, 2018, we assumed a mortgage loan in the amount of $11,654 in conjunction with the acquisition of three industrial properties, totaling approximately 0.2 million square feet of GLA. The mortgage loan bears interest at a fixed rate of 4.17%, principal payments are amortized over 30 years and the loan matures in August 2028.

As of December 31, 2019, mortgage loans payable are collateralized, and in some instances cross-collateralized, by industrial properties with a net carrying value of $264,956. We believe the Operating Partnership and the Company were in compliance with all covenants relating to mortgage loans as of December 31, 2019.

Senior Unsecured Notes, Net

During the year ended December 31, 2019, the Operating Partnership issued $150,000 of 3.97% Series E Guaranteed Senior Notes Due July 23, 2029 (the "2029 II Private Placement Notes") in a private placement pursuant to a Note and Guaranty Agreement dated May 16, 2019.

During the year ended December 31, 2018, the Operating Partnership issued $150,000 of 3.86% Series C Guaranteed Senior Notes due February 15, 2028 (the "2028 Private Placement Notes") and $150,000 of 3.96% Series D Guaranteed Senior Notes due February 15, 2030 (the "2030 Private Placement Notes") in a private placement pursuant to a Note and Guaranty Agreement dated December 12, 2017.

During the year ended December 31, 2017, the Operating Partnership issued $125,000 of 4.30% Series A Guaranteed Senior Notes due April 20, 2027 (the "2027 Private Placement Notes") and $75,000 of 4.40% Series B Guaranteed Senior Notes due April 20, 2029 (the "2029 Private Placement Notes") in private placement pursuant to a Note and Guaranty Agreement dated February 21, 2017.

The 2028 Private Placement Notes, the 2030 Private Placement Notes, the 2027 Private Placement Notes, the 2029 Private Placement Notes and the 2029 II Private Placement Notes (collectively, the "Private Placement Notes") are unsecured obligations of the Operating Partnership that are fully and unconditionally guaranteed by the Company and require semi-annual interest payments.

Unsecured Term Loans, Net

On January 29, 2014, we entered into a seven-year, $200,000 unsecured loan (the "2014 Unsecured Term Loan") with a syndicate of financial institutions. At December 31, 2018, the 2014 Unsecured Term Loan requires interest only payments and bears interest at a variable rate based on LIBOR plus 110 basis points. During the year ended December 31, 2017, we recognized $51 within the line item Loss from Retirement of Debt related to the write-off of unamortized debt issuance costs related to a lender that opted out of its position and whose position was replaced by other lenders.

On September 11, 2015, we entered into a seven-year, $260,000 unsecured loan (the "2015 Unsecured Term Loan" together with the 2014 Unsecured Term Loan, the "Unsecured Term Loans") with a syndicate of financial institutions. At December 31, 2018, the 2015 Unsecured Term Loan requires interest only payments and bears interest at a variable rate based on LIBOR plus 110 basis points. The interest rates on the Unsecured Term Loans vary based on the Company's leverage ratio or, at our election, the Company's credit ratings.

Unsecured Credit Facility

As of December 31, 2019, we have a $725,000 revolving credit agreement ( the "Unsecured Credit Facility"). We may request that the borrowing capacity under the Unsecured Credit Facility be increased to $1,000,000, subject to certain restrictions. The Unsecured Credit Facility matures on October 29, 2021, with an option to extend an additional one year at our election, subject to certain restrictions. The interest rate on the Unsecured Credit Facility varies based on our leverage ratio. At December 31, 2019, the Unsecured Credit Facility provides for interest only payments at LIBOR plus 110 basis points.

During the year ended December 31, 2017, in connection with the amendment, we recognized $71 within the line item Loss from Retirement of Debt related to the write-off of unamortized debt issuance costs related to a lender that opted out of its position and whose position was replaced by other lenders.

Indebtedness

The following is a schedule of the stated maturities and scheduled principal payments of our indebtedness, exclusive of premiums, discounts and debt issuance costs, for the next five years as of December 31, and thereafter:



	Amount
2020	$	19,813
2021	425,294
2022	336,954
2023	321
2024	335
Thereafter	708,214
Total	$	1,490,931

The Unsecured Credit Facility, the Unsecured Term Loans, the Private Placement Notes and the indentures governing our senior unsecured notes contain certain financial covenants, including limitations on incurrence of debt and debt service coverage. Under the Unsecured Credit Facility and the Unsecured Term Loans, an event of default can occur if the lenders, in their good faith judgment, determine that a material adverse change has occurred which could prevent timely repayment or materially impair our ability to perform our obligations under the loan agreements. We believe that the Operating Partnership and the Company were in compliance with all covenants relating to the Unsecured Credit Facility, the Unsecured Term Loans, the Private Placement Notes and indentures governing our senior unsecured notes as of December 31, 2019. However, these financial covenants are complex and there can be no assurance that these provisions would not be interpreted by our lenders and noteholders in a manner that could impose and cause us to incur material costs.

Fair Value

At December 31, 2019 and 2018, the fair value of our indebtedness was as follows:



	December 31, 2019				December 31, 2018
	Carrying Amount ^(A)		Fair Value		Carrying Amount ^(A)		Fair Value
Mortgage Loans Payable, Net	$	174,360	$	179,287	$	297,716	$	304,508
Senior Unsecured Notes, Net	698,500		756,351		548,494		546,607
Unsecured Term Loans	460,000		460,902		460,000		461,317
Unsecured Credit Facility	158,000		158,141		—		—
Total	$	1,490,860	$	1,554,681	$	1,306,210	$	1,312,432

^(A) The carrying amounts include unamortized premiums and/or discounts and exclude unamortized debt issuance costs.

The fair values of our mortgage loans payable were determined by discounting the future cash flows using the current rates at which similar loans would be made based upon similar remaining maturities. The current market rates we utilized were internally estimated. The fair value of the senior unsecured notes were determined by using rates, as advised by our bankers, that are based upon recent trades within the same series of the senior unsecured notes, recent trades for senior unsecured notes with comparable maturities, recent trades for fixed rate unsecured notes from companies with profiles similar to ours, as well as overall economic conditions. The fair value of the Unsecured Credit Facility and the Unsecured Term Loans was determined by discounting the future cash flows using current rates at which similar loans would be made to borrowers with similar credit ratings and for the same remaining term, assuming no repayment until maturity. We have concluded that our determination of fair value for each of our mortgage loans payable, senior unsecured notes, the Unsecured Term Loans and the Unsecured Credit Facility was primarily based upon Level 3 inputs.

5. Variable Interest Entities

The Other Real Estate Partnerships are VIEs of the Operating Partnership and the Operating Partnership is the primary beneficiary, thus causing the Other Real Estate Partnerships to be consolidated by the Operating Partnership. In addition, the Operating Partnership is a VIE of the Company and the Company is the primary beneficiary.

The following table summarizes the assets and liabilities of the Other Real Estate Partnerships included in our consolidated balance sheets:



	December 31, 2019		December 31, 2018
ASSETS
Assets:
Net Investment in Real Estate	$	240,847	$	260,528
Other Assets, Net	69,982		25,059
Total Assets	$	310,829	$	285,587
LIABILITIES AND PARTNERS' CAPITAL
Liabilities:
Mortgage Loans Payable, Net	$	11,009	$	20,497
Other Liabilities, Net	21,088		9,045
Partners' Capital	278,732		256,045
Total Liabilities and Partners' Capital	$	310,829	$	285,587

Joint Venture

During the second quarter of 2018, we entered into the Joint Venture with a third party partner for the purpose of developing, leasing, operating and potentially selling approximately 532 net developable acres of land located in the Phoenix, Arizona metropolitan area. The purchase price for the land was $49,000, which amount was funded by the Joint Venture via cash equity contributions from us and our joint venture partner. Through a wholly-owned subsidiary of the Operating Partnership, we own a 49% interest in the Joint Venture.

During the year ended December 31, 2019, the Joint Venture sold three land parcels, totaling 236 net developable acres, for gross proceeds of $57,178 and a total gain on sale of real estate of $30,236. Our economic share of the gain on sale is $14,816. However, we were the purchaser of one of the land parcels, acquiring 39 net developable acres from the Joint Venture. Accordingly, we netted our gain on sale pertaining to that sale in the amount of $3,121 against the basis of the land acquired. During the year ended December 31, 2018, the Joint Venture sold one land parcel, totaling 21 net developable acres, for gross proceeds of $3,973 and total gain on sale of real estate of $181. Net income (loss) of the Joint Venture for the years ended December 31, 2019 and 2018 was $29,999 and $(302), respectively.

Under the Joint Venture's operating agreement, we act as the managing member of the Joint Venture and are entitled to receive fees for providing management, leasing, development, construction supervision, disposition and asset management services to the Joint Venture. In addition, the Joint Venture's operating agreement provides us the ability to earn an incentive fee based on the ultimate financial performance of the Joint Venture. The incentive fee is calculated using a hypothetical liquidation basis assuming the remaining net assets of the Joint Venture are distributed at book value. For the year ended December 31, 2019, we recognized an incentive fee of $4,880, which is recorded in the Equity In Income of Joint Venture line item in the consolidated statements of operations and as an increase to the Investment in Joint Venture line item on the consolidated balance sheets. Any incentive fee earned will be calculated based on the final economic performance of the Joint Venture and will be paid towards the end of the Joint Venture's life.

During the year ended December 31, 2019, we recognized fees of $146 from the Joint Venture related to asset management and development services we provided to the Joint Venture. At December 31, 2019, we had a receivable from the Joint Venture of $588.

As part of our assessment of the appropriate accounting treatment for the Joint Venture, we reviewed the operating agreement of the Joint Venture in order to determine our rights and the rights of our joint venture partner, including whether those rights are protective or participating. The operating agreement contains certain protective rights, such as the requirement of member approval to sell, finance or refinance the property and to pay capital expenditures and operating expenditures outside of the approved budget. However, we and our Joint Venture partner jointly (i) approve the annual budget, (ii) approve certain expenditures, (iii) review and approve the Joint Venture's tax return before filing and (iv) approve each lease at a developed property. We consider the latter rights substantive participation rights that result in shared, joint power over the activities that most significantly impact the performance of the Joint Venture. As such, we concluded to account for our investment in the Joint Venture under the equity method of accounting.

6. Stockholders' Equity of the Company and Partners' Capital of the Operating Partnership

Operating Partnership Units

The Operating Partnership has issued General Partner Units and Limited Partner Units. The General Partner Units resulted from capital contributions from the Company. The Limited Partner Units are issued in conjunction with the acquisition of certain properties as well as through the issuance of Performance LTIP Units and Service LTIP Units (as defined in Note 11). Subject to certain lock-up periods, holders of Limited Partner Units can redeem their Units by providing written notification to the General Partner. Unless the General Partner provides notice of a redemption restriction to the holder, redemption must be made within seven business days after receipt of the holder's notice. The redemption can be effectuated, as determined by the General Partner, either by exchanging the Limited Partner Units for shares of common stock of the Company on a one-for-one basis, subject to adjustment, or by paying cash equal to the fair market value of such shares. Prior requests for redemption have generally been fulfilled with shares of common stock of the Company, and the Operating Partnership intends to continue this practice. If each Limited Partner Unit of the Operating Partnership were redeemed as of December 31, 2019, the Operating Partnership could satisfy its redemption obligations by making an aggregate cash payment of approximately $100,568 or by issuing 2,422,744 shares of the Company's common stock.

Preferred Stock or General Partner Preferred Units

The Company has 10,000,000 shares of preferred stock authorized. As of December 31, 2019 and 2018, there were no preferred shares or general partner preferred Units outstanding.

Shares of Common Stock or Unit Contributions

The following table is a roll-forward of the Company's shares of common stock outstanding and the Operating Partnership's Units outstanding, including equity compensation awards which are discussed Note 11, for the three years ended December 31, 2019:



	Shares of Common Stock Outstanding		General Partner and Limited Partner Units Outstanding
Balance at December 31, 2016	117,107,746		121,147,121
Issuance of Common Stock/Contribution of General Partner Units ^(A)	2,560,000		2,560,000
Issuance of Restricted Stock/Restricted Unit Awards	275,793		275,793
Repurchase and Retirement of Restricted Stock/Restricted Unit Awards	(91,513	)	(91,513	)
Conversion of Limited Partner Units ^(B)	31,154		—
Balance at December 31, 2017	119,883,180		123,891,401
Issuance of Common Stock/Contribution of General Partner Units ^(A)	4,800,000		4,800,000
Issuance of Restricted Stock/Restricted Unit Awards	227,059		227,059
Vesting of Performance units (as defined in Note 11)	150,772		150,772
Repurchase and Retirement of Restricted Stock/Restricted Unit Awards	(104,301	)	(104,301	)
Conversion of Limited Partner Units ^(B)	1,350,721		—
Retirement of Limited Partner Units ^(C)	—		(33,333	)
Balance at December 31, 2018	126,307,431		128,931,598
Issuance of Service Awards and Performance Awards (as defined in Note 11)	109,353		406,569
Vesting of Performance units (as defined Note 11)	169,033		169,033
Repurchase and Retirement of Service Awards and Performance Awards (as defined in Note 11)	(76,855	)	(89,978	)
Conversion of Limited Partner Units ^(B)	485,516		—
Balance at December 31, 2019	126,994,478		129,417,222

^(A) During the years ended December 31, 2018 and 2017, the Company issued 4,800,000 and 2,560,000 shares of the Company's common stock in an underwritten public offering. Proceeds to the Company, net of the underwriter's discount, were $145,584 and $74,880. The proceeds were contributed to the Operating Partnership in exchange for General Partner Units and are reflected in the Operating Partnership's financial statements as a general partner contribution.

^(B) For the years ended December 31, 2019, 2018 and 2017, 485,516, 1,350,721 and 31,154 Limited Partner Units, respectively, were converted into an equivalent number of shares of common stock of the Company, resulting in a reclassification of $7,196, $16,605 and $364, respectively, of noncontrolling interest to the Company's stockholders' equity.

^(C)During the year ended December 31, 2018, 33,333 Limited Partner Units were forfeited by a unitholder and were retired by the Operating Partnership.

ATM Program

On March 16, 2017, we entered into distribution agreements with sales agents to sell up to 8,000,000 shares of the Company's common stock, for up to $200,000 aggregate gross sales proceeds, from time to time in "at-the-market" offerings (the "2017 ATM Program"). Under the terms of the 2017 ATM Program, sales are to be made primarily in transactions that are deemed to be "at-the-market" offerings, including sales made directly on the New York Stock Exchange or sales made through a market maker other than on an exchange or by privately negotiated transactions. During the years ended December 31, 2019, 2018 and 2017, the Company did not issue any shares of common stock under the 2017 ATM Program.

Dividends/Distributions

The following table summarizes dividends/distributions accrued during the past three years:



	2019 Total Dividend/ Distribution		2018 Total Dividend/ Distribution		2017 Total Dividend/ Distribution
Common Stock/Operating Partnership Units	$	119,522	$	111,478	$	104,106

7. Accumulated Other Comprehensive (Loss) Income

The following table summarizes the changes in accumulated other comprehensive (loss) income by component for the years ended December 31, 2019 and 2018:



	Derivative Instruments			Total for Operating Partnership			Comprehensive (Loss) Income Attributable to Noncontrolling Interest			Total for Company
Balance as of December 31, 2017	$	1,382		$	1,382		$	(44	)	$	1,338
Other Comprehensive Income Before Reclassifications	1,987			1,987			(28		)	1,959
Amounts Reclassified from Accumulated Other Comprehensive Income	205			205			—			205
Net Current Period Other Comprehensive Income	2,192			2,192			(28		)	2,164
Balance as of December 31, 2018	$	3,574		$	3,574		$	(72	)	$	3,502
Other Comprehensive Loss Before Reclassifications	(9,603		)	(9,603		)	202			(9,401		)
Amounts Reclassified from Accumulated Other Comprehensive (Loss) Income	(984		)	(984		)	—			(984		)
Net Current Period Other Comprehensive Loss	(10,587		)	(10,587		)	202			(10,385		)
Balance as of December 31, 2019	$	(7,013	)	$	(7,013	)	$	130		$	(6,883	)

The following table summarizes the reclassifications out of accumulated other comprehensive (loss) income for the years ended December 31, 2019, 2018 and 2017:



	Amount Reclassified from Accumulated Other Comprehensive (Income) Loss
Accumulated Other Comprehensive (Income) Loss Components	Year Ended December 31, 2019			Year Ended December 31, 2018		Year Ended December 31, 2017		Affected Line Items in the Consolidated Statements of Operations
Derivative Instruments:
Amortization of Previously Settled Derivative Instruments	233			96		205		Interest Expense
Net Settlement (Receipts) Payments to our Counterparties	(1,217		)	109		4,336		Interest Expense
	$	(984	)	$	205	$	4,541	Total

The effective portion of changes in the fair value of derivatives designated and that qualify as cash flow hedges is recorded in other comprehensive income and is subsequently reclassified to earnings through interest expense over the life of the derivative or over the life of the debt. In the next 12 months, we expect to amortize approximately $410 into net income by increasing interest expense for derivative instruments we settled in previous periods. Additionally, recurring settlement payments or receipts related to the 2014 Swaps and 2015 Swaps (as defined in Note 12) will also be reclassified to interest expense. See Note 12 for more information about our derivatives.

8. Earnings Per Share and Earnings Per Unit (EPS/EPU)

The computation of basic and diluted EPS of the Company is presented below:



	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
Numerator:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	$	238,775		$	163,239		$	201,456
Net Income Allocable to Participating Securities	(518		)	(513		)	(646		)
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	238,257		$	162,726		$	200,810
Denominator (In Thousands):
Weighted Average Shares - Basic	126,392			123,804			118,272
Effect of Dilutive Securities:
Performance units (See Note 11)	299			387			515
Weighted Average Shares - Diluted	126,691			124,191			118,787
Basic EPS:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	1.89		$	1.31		$	1.70
Diluted EPS:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	1.88		$	1.31		$	1.69

The computation of basic and diluted EPU of the Operating Partnership is presented below:



	Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
Numerator:
Net Income Available to Unitholders and Participating Securities	243,628			167,246			208,158
Net Income Allocable to Participating Securities	(732		)	(513		)	(646		)
Net Income Available to Unitholders	$	242,896		$	166,733		$	207,512
Denominator (In Thousands):
Weighted Average Units - Basic	128,831			126,921			122,306
Effect of Dilutive Securities that Result in the Issuance of General Partner Units:
Performance units and certain Performance LTIP Units (See Note 11)	410			387			515
Weighted Average Units - Diluted	129,241			127,308			122,821
Basic EPS:
Net Income Available to Unitholders	$	1.89		$	1.31		$	1.70
Diluted EPU:
Net Income Available to Unitholders	$	1.88		$	1.31		$	1.69

Participating securities include 296,371, 405,436 and 408,248 of unvested restricted stock outstanding at December 31, 2019, 2018 and 2017, respectively, which participate in non-forfeitable distributions. At December 31, 2019, 2018, and 2017, participating securities for the Operating Partnership include 421,928, 405,436 and 408,248, respectively, of restricted Unit awards and certain Service LTIP Units (see Note 11), which participate in non-forfeitable distributions. Under the two class method, participating security holders are allocated income, in proportion to total weighted average shares or Units outstanding, based upon the greater of net income or common stock dividends or Unit distributions declared.

9. Income Taxes

Our Consolidated Financial Statements include the operations of our TRSs, which are not entitled to the dividends paid deduction and are subject to federal, state and local income taxes on its taxable income. During the years ended December 31, 2019, 2018 and 2017, the Company qualified as a REIT and incurred no federal income tax expense; accordingly, the only federal income taxes included in the accompanying Consolidated Financial Statements relate to activities of our TRSs. The components of the income tax (provision) benefit for the years ended December 31, 2019, 2018 and 2017 is comprised of the following:



	Year Ended December 31,
	2019			2018			2017
Current:
Federal	$	(169	)	$	22		$	(859	)
State	(839		)	(310		)	(344		)
Deferred:
Federal	(2,334		)	400			—
State	(64		)	(20		)	10
Total Income Tax (Provision) Benefit	$	(3,406	)	$	92		$	(1,193	)

Deferred income taxes represent the tax effect of the temporary differences between the book and tax basis of assets and liabilities. Deferred income tax assets and liabilities include the following as of December 31, 2019 and 2018:



	Year Ended December 31,
	2019			2018
Basis Difference - Real Estate Properties	$	1,388		$	739
Section 163(j) Interest Limitation	600			344
Other - Temporary Differences	329			184
Valuation Allowance	(850		)	(840		)
Total Deferred Income Tax Assets, Net of Allowance	$	1,467		$	427

Deferred Income - Investment in Joint Venture	$	(3,374	)	$	—
Other - Temporary Differences	(295		)	(231		)
Total Deferred Income Tax Liabilities	$	(3,669	)	$	(231	)
Total Net Deferred Income Tax (Liabilities) Assets	$	(2,202	)	$	196

A valuation allowance is recorded if we believe it is more likely than not that all or some portion of our deferred income tax assets will not be realized. We do not have projections of future taxable income or other sources of taxable income in one of the TRSs significant enough to allow us to believe it is more likely than not that we will realize our deferred income tax assets. Therefore, we have recorded a valuation allowance against the deferred income tax assets within that TRS. An increase or decrease in the valuation allowance that results from a change in circumstances, and which causes a change in our judgment about the realizability of the related deferred income tax assets, is included in the current income tax provision.

The differences between the income tax provision calculated at the statutory U.S. federal income tax rate and the actual income tax provision recorded are as follows:



	Year Ended December 31,
	2019			2018			2017
Tax (Provision) Benefit at Federal Rate	$	(2,556	)	$	436		$	(1,416	)
Change in Federal Tax Rate	—			—			(609		)
State Tax Provision, Net of Federal Benefit	(903		)	(417		)	(376		)
Change in Valuation Allowance	(10		)	144			1,197
Other	63			(71		)	11
Net Income Tax (Provision) Benefit	$	(3,406	)	$	92		$	(1,193	)

We evaluate tax positions taken in the financial statements on a quarterly basis under the interpretation for accounting for uncertainty in income taxes. As a result of this evaluation, we may recognize a tax benefit from an uncertain tax position only if it is "more-likely-than-not" that the tax position will be sustained on examination by taxing authorities. As of December 31, 2019, we do not have any unrecognized tax benefits.

We file income tax returns in the U.S. and various states. The statute of limitations for income tax returns is generally three years. As such, our tax returns that are subject to examination would be primarily from 2016 and thereafter. There were no material interest or penalties recorded for the years ended December 31, 2019, 2018 and 2017.

Federal Income Tax Treatment of Common Dividends

For the years ended December 31, 2019, 2018 and 2017, the dividends paid to the Company's common shareholders per common share for income tax purposes were characterized as follows:



	2019		As a Percentage of Distributions		2018		As a Percentage of Distributions		2017		As a Percentage of Distributions
Ordinary Income ^(A)	$	0.7650	83.15	%	$	0.6858	78.83	%	$	0.6552	74.23	%
Unrecaptured Section 1250 Capital Gain	0.1074		11.68	%	0.1497		17.21	%	0.1627		18.43	%
Other Capital Gain	0.0460		5.00	%	0.0330		3.79	%	0.0648		7.34	%
Qualified Dividend	0.0016		0.17	%	0.0015		0.17	%	—		0.00	%
	$	0.9200	100.00	%	$	0.8700	100.00	%	$	0.8827	100.00	%

^(A)For the years ended December 31, 2019 and 2018, the Code Section 199A dividend is equal to the total ordinary income dividend.

The income tax characterization of dividends to common shareholders is based on the calculation of Taxable Earnings and Profits, as defined in the Code. Taxable Earnings and Profits differ from regular taxable income due primarily to differences in the estimated useful lives and methods used to compute depreciation and in the recognition of gains and losses on the sale of real estate assets.

10. Leases

Lessee Disclosures

We are a lessee on a limited number of ground and office leases (the "Operating Leases"). Our office leases have remaining lease terms of less than one year to seven years and our ground leases have remaining terms of 35 years to 52 years. For the year ended December 31, 2019, we recognized $2,443 of operating lease expense, inclusive of short-term and variable lease costs which are not significant.

The following is a schedule of the maturities of operating lease liabilities for the next five years as of December 31, 2019, and thereafter:



2020	$	2,321
2021	2,288
2022	2,238
2023	2,068
2024	1,915
Thereafter	60,707
Total Lease Payments	71,537
Less Imputed Interest ^(A)	(49,168		)
Total	$	22,369

^(A)Calculated using the discount rate for each lease.

As of December 31, 2019, our weighted average remaining lease term for the Operating Leases is 41.3 years and the weighted average discount rate is 7.2%.

A number of the Operating Leases include options to extend the lease term. For purposes of determining our lease term, we excluded periods covered by an option since it was not reasonably certain at lease commencement that we would exercise the options.

Lessor Disclosures

Our properties and certain land parcels are leased to tenants and classified as operating leases. Future minimum rental receipts, excluding variable payments and tenant reimbursements of expenses, under non-cancelable operating leases executed as of December 31, 2019 are approximately as follows:



2020	$	321,896
2021	294,820
2022	256,262
2023	219,396
2024	175,696
Thereafter	510,976
Total	$	1,779,046

Several of our operating leases include options to extend the lease term and/or to purchase the building. For purposes of determining the lease term and lease classification, we exclude these extension periods and purchase options unless it is reasonably certain at lease commencement that the option will be exercised.

During the year ended December 31, 2019, a tenant exercised its lease option to purchase a 0.6 million square foot building located in our Phoenix market. The option includes a fixed purchase price and an expected closing date in August 2020. At the time the tenant exercised the option, we reassessed the lease classification of this lease and, based on various qualitative factors, we determined that it was reasonably certain the tenant would close on the acquisition of the building. Accordingly, during the year ended December 31, 2019, we reclassified the lease from an operating lease to a sales-type lease, which resulted in a gain on sale of $8,606. Additionally, we derecognized the net book value of the property and recorded a lease receivable of $54,521 which represents the discounted present value of the remaining lease payments and the fixed purchase option price. The lease receivable is included in Prepaid and Other Assets, Net on our Consolidated Balance Sheets. See Supplemental Information to the Statements of Cash Flows. Future minimum cash receipts, excluding tenant reimbursements of expenses, for this sales-type lease through the expected close date of August 2020 are $56,830.

11. Long-Term Compensation

Stock Based Compensation

The Company maintains a stock incentive plan which is administered by the Compensation Committee of the Board of Directors for which officers, certain employees and the Company's independent directors are eligible to participate in (the "Stock Incentive Plan"). Among other forms of allowed awards, awards made under the Stock Incentive Plan during the three years ended December 31, 2019 have been in the form of restricted stock awards, restricted stock unit awards, performance share awards and performance unit awards. Special provisions apply to awards granted under the Stock Incentive Plan in the event of a change in control in the Company. As of December 31, 2019, awards covering 1.1 million shares of common stock were available to be granted under the Stock Incentive Plan.

LTIP Units

During 2018, the Company modified the Stock Incentive Plan to allow for certain officers, employees and directors to choose between restricted stock awards and restricted limited partner units ("LTIP Units"). An LTIP Unit is a class of limited partnership interest of the Operating Partnership that is structured as a “profits interest” for U.S. federal income tax purposes. Generally, LTIP Units entitle the holder to receive distributions from the Operating Partnership that are equivalent to the dividends and distributions that would be made with respect to the number of shares of Common Stock underlying such LTIP Units, though receipt of such distributions may be delayed or made contingent on vesting. Once an LTIP Unit has vested and received allocations of book income sufficient to increase the book capital account balance associated with such LTIP Unit (which will initially be zero) to equal, on a per-unit basis, the book capital account balance associated with a “common” Limited Partner Unit of the Operating Partnership, it automatically becomes a common Limited Partner Unit that is convertible by the holder into one share of Common Stock or a cash equivalent, at the Company’s option.

Awards with Performance Measures

During the years ended December 31, 2019, 2018 and 2017, the Company granted 36,064, 179,288, and 195,951 performance units ("Performance units"), respectively to certain employees. In addition, for the year ended December 31, 2019 the Company granted 166,942 LTIP Units, based on performance-based criteria ("Performance LTIP Units" and, together with the Performance units, collectively the "Performance Awards") to certain employees. The Performance Awards vest based upon the relative total shareholder return ("TSR") of the Company's common stock compared to a weighted average TSR of the MSCI US REIT Index and the NAREIT Industrial Index over a performance period of three years. Compensation expense is charged to earnings over the vesting periods for Performance Awards. At the end of the measuring period, vested Performance units convert into shares of common stock. The participant is also entitled to dividend equivalents for shares issued pursuant to vested Performance Awards. The Operating Partnership issues General Partner Units to the Company in the same amounts for vested Performance units.

The Performance Awards issued for the years ended December 31, 2019, 2018 and 2017, had fair value of $2,527, $2,381, and $2,473, respectively. The fair values were determined by a lattice-binomial option-pricing model based on Monte Carlo simulations using the following assumptions:



	Year Ended December 31, 2019		Year Ended December 31, 2018		Year Ended December 31, 2017
Expected dividend yield	3.02	%	2.67	%	2.71	%
Expected volatility - range used	18.53% - 19.72%		15.83% - 17.87%		21.50% - 21.80%
Expected volatility - weighted average	19.10	%	17.02	%	21.68	%
Risk-free interest rate	2.45% - 2.57%		1.57% - 2.04%		0.66% - 1.58%

Performance Award transactions for the year ended December 31, 2019 are summarized as follows:



	Performance Units		Weighted Average Grant Date Fair Value		Performance LTIP Units		Weighted Average Grant Date Fair Value
Outstanding at December 31, 2018	595,383		$	11.79	—		$	—
Issued	36,064		$	12.45	166,942		$	12.45
Forfeited	(13,455	)	$	12.97	(10,240	)	$	12.45
Vested	(237,270	)	$	10.06	—		$	—
Outstanding at December 31, 2019	380,722		$	12.89	156,702		$	12.45

Service Based Awards

During the years ended December 31, 2019, 2018 and 2017, the Company awarded 109,353, 227,059, and 275,793, shares respectively of restricted stock awards to certain employees and outside directors. In addition, for the year ended December 31, 2019 the Company awarded 112,428 LTIP Units ("Service LTIP Units" and, together with the restricted stock awards, collectively the "Service Awards") to certain employees and outside directors. The fair value is based on the Company's stock price on the date such awards were approved by the Compensation Committee of the Board of Directors. The Service Awards granted to employees were based upon the prior achievement of certain corporate performance goals and will vest ratably over a period of three years based on continued employment. Service Awards granted to outside directors vest after a one-year period. The Operating Partnership issued restricted Unit awards to the Company in the same amount for the restricted stock awards. Compensation expense is charged to earnings over the vesting periods for the Service Awards.

The Service Awards issued for the years ended December 31, 2019, 2018 and 2017 had fair value of $7,627, $6,558 and $7,291, respectively. Service Based Award transactions for the year ended December 31, 2019 are summarized as follows:



	Restricted Stock Awards		Weighted Average Grant Date Fair Value		Service LTIP Units		Weighted Average Grant Date Fair Value
Outstanding at December 31, 2018	405,436		$	26.64	—		$	—
Issued	109,353		$	35.17	112,428		$	33.64
Forfeited	(9,851	)	$	29.48	(1,788	)	$	33.58
Vested	(208,567	)	$	25.40	—		$	—
Outstanding at December 31, 2019	296,371		$	30.56	110,640		$	33.64

Compensation Expense Related to Long-Term Compensation

For the years ended December 31, 2019, 2018 and 2017, we recognized $8,376, $7,586 and $8,611, respectively, in compensation expense related to Performance Awards and Service Awards. Performance Award and Service Award compensation expense capitalized in connection with development activities was $870 and $472 for the years ended December 31, 2019 and 2018 and was not significant for the year ended December 31, 2017. At December 31, 2019, we had $9,432 in unrecognized compensation related to unvested Performance Awards and Service Awards. The weighted average period that the unrecognized compensation is expected to be recognized is 0.88 years.

401(k) Plan

Under the Company's 401(k) Plan, all eligible employees may participate by making voluntary contributions and the Company may make, but is not required to make, matching contributions, which are funded by the Operating Partnership. For the years ended December 31, 2019, 2018 and 2017, total expense related to matching contributions was $926, $688 and $518, respectively.

12. Derivative Instruments

Our objectives in using derivatives are to add stability to interest expense and to manage our cash flow volatility and exposure to interest rate movements. To accomplish this objective, we primarily use derivative instruments as part of our interest rate risk management strategy. Derivative instruments designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in exchange for fixed-rate payments over the life of the agreements without exchange of the underlying notional amount.

During December 2018, in anticipation of issuing long-term debt in the future, we entered into two treasury locks with an aggregate notional value of $100,000 to manage our exposure to changes in the ten year U.S. Treasury rate (the "2018 Treasury Locks"). During April 2019, we paid $3,149 to settle the 2018 Treasury Locks with our counterparties. The 2018 Treasury Locks fixed the ten year U.S. Treasury rate at a weighted average of 2.93%. We had designated the 2018 Treasury Locks as cash flow hedges and are amortizing the payment made to our counterparties into interest expense over the 10-year life of the 2029 II Private Placement Notes (see Note 4).

In connection with the originations of the Unsecured Term Loans (see Note 4), we entered into interest rate swaps to manage our exposure to changes in the one month LIBOR rate. The four interest rate swaps, which fix the variable rate of the 2014 Unsecured Term Loan, have an aggregate notional value of $200,000, mature on January 29, 2021 and fix the LIBOR rate at a weighted average rate of 2.29% (the "2014 Swaps"). The six interest rate swaps, which fix the variable rate of the 2015 Unsecured Term Loan, have an aggregate notional value of $260,000, mature on September 12, 2022 and fix the LIBOR rate at a weighted average rate of 1.79% (the "2015 Swaps"). We designated the 2014 Swaps and 2015 Swaps as cash flow hedges.

In September 2017, we entered into two treasury locks (the "2017 Treasury Locks"), with an aggregate notional value of $100,000, in order to fix the interest rate on an anticipated unsecured debt offering. The 2017 Treasury Locks fixed the ten year U.S. Treasury rate at a weighted average rate of approximately 2.18%. Since we did not designate the 2017 Treasury Locks as hedges the change in the fair value of the 2017 Treasury Locks was recorded within the consolidated statement of operations. During the year ended December 31, 2017 we settled the 2017 Treasury Locks and recognized $1,896 in the line item Settlement Gain on Derivative Instruments.

Our agreements with our derivative counterparties contain provisions where if we default on any of our indebtedness, then we could also be declared in default on our derivative obligations subject to certain thresholds. As of December 31, 2019, we had not posted any collateral related to these agreements and were not in breach of any of the provisions of these agreements. If we had breached these agreements, we could have been required to settle our obligations under the agreements at their termination value.

The following table sets forth our financial assets and liabilities related to the 2014 Swaps and the 2015 Swaps, which are included in the line item Accounts Payable, Accrued Expenses and Other Liabilities and are accounted for at fair value on a recurring basis as of December 31, 2019:



				Fair Value Measurements at Reporting Date Using:
Description	Fair Value			Quoted Prices in Active Markets for Identical Assets (Level 1)	Significant Other Observable Inputs (Level 2)			Unobservable Inputs (Level 3)
Derivatives designated as a hedging instrument:
Liabilities:
2014 Swaps	$	(1,478	)	—	$	(1,478	)	—
2015 Swaps	$	(1,711	)	—	$	(1,711	)	—

There was no ineffectiveness recorded on the 2014 Swaps and the 2015 Swaps during the year ended December 31, 2019.

The estimated fair value of the 2014 Swaps and the 2015 Swaps was determined using the market standard methodology of netting the discounted fixed cash payments and the discounted expected variable cash receipts. The variable cash receipts are based on an expectation of interest rates (forward curves) derived from observable market interest rate curves. In addition, credit valuation adjustments are incorporated in the fair value to account for potential non-performance risk, including our own non-performance risk and the respective counterparty's non-performance risk. We determined that the significant inputs used to value the 2014 Swaps and the 2015 Swaps fell within Level 2 of the fair value hierarchy.

13. Related Party Transactions

At December 31, 2019 and 2018, the Operating Partnership had receivable balances of $10,031 and $10,118, respectively, from a direct wholly-owned subsidiary of the Company.

14. Commitments and Contingencies

In the normal course of business, we are involved in legal actions arising from the ownership of our industrial properties. In our opinion, the liabilities, if any, that may ultimately result from such legal actions are not expected to have a materially adverse effect on our consolidated financial position, operations or liquidity.

At December 31, 2019, we had outstanding letters of credit and performance bonds in the aggregate amount of $11,842.

In conjunction with the development of industrial properties, we have entered into agreements with general contractors for the construction of industrial properties. At December 31, 2019, we had ten industrial properties totaling approximately 2.1 million square feet of GLA under construction. The estimated total investment as of December 31, 2019 is approximately $208,200 (unaudited). Of this amount, approximately $118,000 (unaudited) remains to be funded. There can be no assurance that the actual completion cost will not exceed the estimated total investment.

15. Subsequent Events

From January 1, 2020 to February 12, 2020, we acquired one land parcel and one industrial property for an aggregate purchase price of approximately $53,852, excluding transaction costs. In addition, we sold nine industrial properties for approximately $26,500, excluding transaction costs.

16. Quarterly Financial Information (unaudited)

The following tables summarize the Company's unaudited quarterly financial information for each of the years ended December 31, 2019 and 2018.



	Year Ended December 31, 2019
	First Quarter			Second Quarter			Third Quarter			Fourth Quarter
Total Revenues	$	104,541		$	104,095		$	106,590		$	110,758
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	$	23,803		$	39,800		$	78,311		$	96,861
Net Income Allocable to Participating Securities	(60		)	(89		)	(170		)	(199		)
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	23,743		$	39,711		$	78,141		$	96,662
Basic EPS:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	0.19		$	0.31		$	0.62		$	0.76
Diluted EPS:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	0.19		$	0.31		$	0.62		$	0.76
Weighted Average Shares Basic/Diluted (In Thousands):
Weighted Average Shares - Basic	126,194			126,206			126,480			126,682
Weighted Average Shares - Diluted	126,456			126,489			126,783			127,030



	Year Ended December 31, 2018
	First Quarter			Second Quarter			Third Quarter			Fourth Quarter
Total Revenues	$	99,771		$	98,845		$	100,256		$	105,082
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders and Participating Securities	$	36,292		$	45,209		$	30,911		$	50,827
Net Income Allocable to Participating Securities	(97		)	(151		)	(101		)	(164		)
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	36,195		$	45,058		$	30,810		$	50,663
Basic EPS:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	0.30		$	0.36		$	0.24		$	0.40
Diluted EPS:
Net Income Available to First Industrial Realty Trust, Inc.'s Common Stockholders	$	0.30		$	0.36		$	0.24		$	0.40
Weighted Average Shares Basic/Diluted (In Thousands):
Weighted Average Shares - Basic	119,846			123,616			125,768			125,897
Weighted Average Shares - Diluted	120,211			124,085			126,130			126,249

The following tables summarize the Operating Partnership's unaudited quarterly financial information for each of the years ended December 31, 2019 and 2018.



	Year Ended December 31, 2019
	First Quarter			Second Quarter			Third Quarter			Fourth Quarter
Total Revenues	$	104,541		$	104,095		$	106,590		$	110,758
Net Income Available to Unitholders and Participating Securities	$	24,314		$	40,689		$	79,969		$	98,656
Net Income Allocable to Participating Securities	(76		)	(128		)	(249		)	(279		)
Net Income Available to Unitholders	$	24,238		$	40,561		$	79,720		$	98,377
Basic EPU:
Net Income Available to Unitholders	$	0.19		$	0.31		$	0.62		$	0.76
Diluted EPU:
Net Income Available to Unitholders	$	0.19		$	0.31		$	0.62		$	0.76
Weighted Average Units Basic/Diluted (In Thousands):
Weighted Average Units - Basic	128,818			128,831			128,837			128,837
Weighted Average Units - Diluted	129,178			129,221			129,256			129,308



	Year Ended December 31, 2018
	First Quarter			Second Quarter			Third Quarter			Fourth Quarter
Total Revenues	$	99,771		$	98,845		$	100,256		$	105,082
Net Income Available to Unitholders and Participating Securities	$	37,443		$	46,382		$	31,508		$	51,913
Net Income Allocable to Participating Securities	(97		)	(151		)	(101		)	(164		)
Net Income Available to Unitholders	$	37,346		$	46,231		$	31,407		$	51,749
Basic EPU:
Net Income Available to Unitholders	$	0.30		$	0.36		$	0.24		$	0.40
Diluted EPU:
Net Income Available to Unitholders	$	0.30		$	0.36		$	0.24		$	0.40
Weighted Average Units Basic/Diluted (In Thousands):
Weighted Average Units - Basic	123,729			126,832			128,526			128,526
Weighted Average Units - Diluted	124,094			127,301			128,888			128,878



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
Properties (b)		(In thousands)
Atlanta
1650 Highway 155	McDonough, GA	—	779	4,544	(669	)	345	4,309	4,654	2,704	1994
4051 Southmeadow Parkway	Atlanta, GA	—	726	4,130	1,661		726	5,791	6,517	3,260	1994
4071 Southmeadow Parkway	Atlanta, GA	—	750	4,460	1,924		828	6,306	7,134	3,729	1994
4081 Southmeadow Parkway	Atlanta, GA	—	1,012	5,918	2,031		1,157	7,804	8,961	4,504	1994
5570 Tulane Dr	Atlanta, GA	—	527	2,984	1,195		546	4,160	4,706	2,185	1996
955 Cobb Place	Kennesaw, GA	—	780	4,420	877		804	5,273	6,077	2,787	1997
1005 Sigman Road	Conyers, GA	—	566	3,134	1,221		574	4,347	4,921	1,977	1999
2050 East Park Drive	Conyers, GA	—	452	2,504	860		459	3,357	3,816	1,606	1999
3060 South Park Blvd	Ellenwood, GA	—	1,600	12,464	3,422		1,604	15,882	17,486	6,457	2003
175 Greenwood Industrial Parkway	McDonough, GA	—	1,550	—	7,542		1,550	7,542	9,092	2,877	2004
5095 Phillip Lee Drive	Atlanta, GA	—	735	3,627	(213	)	740	3,409	4,149	2,993	2005
6514 Warren Drive	Norcross, GA	—	510	1,250	166		513	1,413	1,926	673	2005
6544 Warren Drive	Norcross, GA	—	711	2,310	278		715	2,584	3,299	1,360	2005
5356 E. Ponce De Leon	Stone Mountain, GA	—	604	3,888	977		610	4,859	5,469	2,784	2005
5390 E. Ponce De Leon	Stone Mountain, GA	—	397	1,791	569		402	2,355	2,757	1,189	2005
1755 Enterprise Drive	Buford, GA	—	712	2,118	(57	)	716	2,057	2,773	970	2006
4555 Atwater Court	Buford, GA	—	881	3,550	423		885	3,969	4,854	1,684	2006
80 Liberty Industrial Parkway	McDonough, GA	—	756	3,695	(1,560	)	467	2,424	2,891	1,112	2007
596 Bonnie Valentine	Pendergrass, GA	—	2,580	21,730	2,052		2,594	23,768	26,362	6,675	2007
11415 Old Roswell Road	Alpharetta, GA	—	2,403	1,912	814		2,428	2,701	5,129	1,198	2008
1281 Highway 155 S.	McDonough, GA	—	2,501	—	17,048		2,502	17,047	19,549	1,706	2016
4955 Oakley Industrial Blvd	Fairburn, GA	—	3,650	—	34,413		3,661	34,402	38,063	303	2019
Baltimore
16522 Hunters Green Parkway	Hagerstown, MD	—	1,390	13,104	5,667		1,863	18,298	20,161	6,750	2003
22520 Randolph Drive	Dulles, VA	—	3,200	8,187	228		3,208	8,407	11,615	2,683	2004
22630 Dulles Summit Court	Dulles, VA	—	2,200	9,346	(870	)	2,206	8,470	10,676	2,917	2004
11204 McCormick Road	Hunt Valley, MD	—	1,017	3,132	216		1,038	3,327	4,365	1,840	2005
11110 Pepper Road	Hunt Valley, MD	—	918	2,529	554		938	3,063	4,001	1,613	2005
10709 Gilroy Road	Hunt Valley, MD	1,714	913	2,705	(84	)	913	2,621	3,534	1,886	2005
10707 Gilroy Road	Hunt Valley, MD	—	1,111	3,819	832		1,136	4,626	5,762	2,642	2005
38 Loveton Circle	Sparks, MD	—	1,648	2,151	(192	)	1,690	1,917	3,607	1,134	2005

S-1



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION as of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
1225 Bengies Road	Baltimore, MD	—	2,640	270	13,829		2,823	13,916	16,739	4,951	2008
18212 Shawley Drive	Hagerstown, MD	—	1,000	5,847	2,825		1,016	8,656	9,672	2,890	2004
400 Old Post Road	Aberdeen, MD	—	3,411	17,144	1,514		3,411	18,658	22,069	3,626	2015
500 Old Post Road	Aberdeen, MD	—	5,959	30,533	146		5,959	30,679	36,638	5,139	2015
581 Welltown Road/Tyson Blvd	Winchester, VA	—	2,320	—	11,276		2,401	11,195	13,596	3,459	2007
Central/Eastern Pennsylvania
1214-B Freedom Road	Cranberry Township, PA	—	31	994	613		200	1,438	1,638	1,433	1994
401 Russell Drive	Middletown, PA	—	262	857	1,847		287	2,679	2,966	2,349	1994
2700 Commerce Drive	Middletown, PA	—	196	997	857		206	1,844	2,050	1,650	1994
2701 Commerce Drive	Middletown, PA	—	141	859	1,399		164	2,235	2,399	1,766	1994
2780 Commerce Drive	Middletown, PA	—	113	743	1,289		209	1,936	2,145	1,677	1994
350 Old Silver Spring Road	Mechanicsburg, PA	—	510	2,890	5,872		541	8,731	9,272	4,389	1997
14 McFadden Road	Palmer, PA	—	600	1,349	(274	)	625	1,050	1,675	435	2004
431 Railroad Avenue	Shiremanstown, PA	—	1,293	7,164	2,245		1,341	9,361	10,702	5,734	2005
6951 Allentown Blvd	Harrisburg, PA	—	585	3,176	(1	)	601	3,159	3,760	1,412	2005
320 Reliance Road	Washington, PA	—	201	1,819	(348	)	178	1,494	1,672	1,010	2005
2801 Red Lion Road	Philadelphia, PA	—	950	5,916	54		964	5,956	6,920	3,409	2005
1351 Eisenhower Blvd., Bldg. 1	Harrisburg, PA	—	382	2,343	3		387	2,341	2,728	985	2006
1351 Eisenhower Blvd., Bldg. 2	Harrisburg, PA	—	436	1,587	(315	)	443	1,265	1,708	521	2006
200 Cascade Drive, Bldg. 1	Allentown, PA	—	2,133	17,562	759		2,769	17,685	20,454	8,026	2007
200 Cascade Drive, Bldg. 2	Allentown, PA	—	310	2,268	(93	)	316	2,169	2,485	824	2007
1490 Dennison Circle	Carlisle, PA	—	1,500	—	12,954		2,341	12,113	14,454	3,794	2008
298 First Avenue	Gouldsboro, PA	—	7,022	—	57,292		7,019	57,295	64,314	16,149	2008
225 Cross Farm Lane	York, PA	—	4,718	—	23,163		4,715	23,166	27,881	7,099	2008
2455 Boulevard of Generals	Norristown, PA	—	1,200	4,800	950		1,226	5,724	6,950	2,717	2008
105 Steamboat Blvd	Manchester, PA	—	4,085	14,464	70		4,070	14,549	18,619	4,623	2012
20 Leo Lane	York County, PA	—	6,884	—	27,483		6,889	27,478	34,367	4,099	2013
3895 Eastgate Blvd Bldg A	Easton, PA	—	4,855	—	17,867		4,388	18,334	22,722	2,178	2015
3895 Eastgate Blvd Bldg B	Easton, PA	—	3,459	—	13,848		3,128	14,179	17,307	1,907	2015
112 Bordnersville Road	Jonestown, PA	—	13,702	—	42,000		13,724	41,978	55,702	1,368	2018
122 Bordnersville Road	Jonestown, PA	—	3,165	—	11,282		3,171	11,276	14,447	302	2018

S-2



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
Chicago
720-730 Landwehr Drive	Northbrook, IL	—	521	2,982	926		521	3,908	4,429	2,354	1994
1385 101st Street	Lemont, IL	—	967	5,554	1,520		968	7,073	8,041	4,057	1994
2300 Windsor Court	Addison, IL	—	688	3,943	823		696	4,758	5,454	2,821	1994
305-311 Era Drive	Northbrook, IL	—	200	1,154	1,159		205	2,308	2,513	1,076	1994
800 Business Drive	Mount Prospect, IL	—	631	3,493	328		666	3,786	4,452	1,818	2000
580 Slawin Court	Mount Prospect, IL	—	233	1,292	(27	)	162	1,336	1,498	782	2000
1005 101st Street	Lemont, IL	4,585	1,200	6,643	1,610		1,220	8,233	9,453	3,576	2001
175 Wall Street	Glendale Heights, IL	—	427	2,363	714		433	3,071	3,504	1,222	2002
251 Airport Road	North Aurora, IL	3,553	983	—	6,644		983	6,644	7,627	2,672	2002
400 Crossroads Pkwy	Bolingbrook, IL	—	1,178	9,453	1,655		1,181	11,105	12,286	4,963	2005
7801 W. Industrial Drive	Forest Park, IL	—	1,215	3,020	1,325		1,220	4,340	5,560	2,292	2005
725 Kimberly Drive	Carol Stream, IL	—	793	1,395	5		801	1,392	2,193	712	2005
17001 S. Vincennes	Thornton, IL	—	497	504	3		513	491	1,004	420	2005
2900 W. 166th Street	Markham, IL	—	1,132	4,293	(1,328	)	1,134	2,963	4,097	926	2007
555 W. Algonquin Rd	Arlington Heights, IL	—	574	741	2,360		579	3,096	3,675	1,207	2007
1501 Oakton Street	Elk Grove Village, IL	4,668	3,369	6,121	134		3,482	6,142	9,624	2,355	2008
16500 W. 103rd Street	Woodridge, IL	—	744	2,458	529		762	2,969	3,731	1,261	2008
8505 50th Street	Kenosha, WI	—	3,212	—	33,063		3,212	33,063	36,275	10,145	2008
4100 Rock Creek Blvd	Joliet, IL	—	4,476	16,061	830		4,476	16,891	21,367	4,523	2013
10100 58th Place	Kenosha, WI	—	4,201	17,604	74		4,201	17,678	21,879	4,630	2013
401 Airport Road	North Aurora, IL	—	534	1,957	12		534	1,969	2,503	463	2014
3737 84th Avenue	Somers, WI	—	1,943	—	24,116		1,943	24,116	26,059	2,304	2016
81 Paragon Drive	Romeoville, IL	—	1,787	7,252	1,362		1,788	8,613	10,401	1,083	2016
10680 88th Ave	Pleasant Prairie, WI	—	1,376	4,757	—		1,376	4,757	6,133	435	2017
8725 31st Street	Somers, WI	—	2,133	—	27,578		2,134	27,577	29,711	2,472	2017
3500 Channahon Road	Joliet, IL	—	2,595	—	17,506		2,598	17,503	20,101	646	2017
1998 Melissa Lane	Aurora, IL	—	2,401	9,970	942		2,400	10,913	13,313	368	2019
Cincinnati
4700-4750 Creek Road	Blue Ash, OH	—	1,080	6,118	1,478		1,109	7,567	8,676	4,136	1996
4436 Muhlhauser Road	Hamilton, OH	—	630	—	5,345		630	5,345	5,975	2,255	2002
4438 Muhlhauser Road	Hamilton, OH	—	779	—	6,318		779	6,318	7,097	2,677	2002
4663 Dues Drive	Westchester, OH	—	858	2,273	606		875	2,862	3,737	1,918	2005

S-3



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
9345 Princeton-Glendale Road	Westchester, OH	—	818	1,648	561		840	2,187	3,027	1,786	2006
9525 Glades Drive	Westchester, OH	—	347	1,323	240		355	1,555	1,910	749	2007
9774-9792 Windisch Road	Westchester, OH	—	392	1,744	185		394	1,927	2,321	637	2007
9808-9830 Windisch Road	Westchester, OH	—	395	2,541	483		397	3,022	3,419	1,160	2007
9842-9862 Windisch Road	Westchester, OH	—	506	3,148	213		508	3,359	3,867	1,292	2007
9872-9898 Windisch Road	Westchester, OH	—	546	3,039	257		548	3,294	3,842	1,347	2007
9902-9922 Windisch Road	Westchester, OH	—	623	4,003	819		627	4,818	5,445	2,374	2007
Cleveland
30311 Emerald Valley Parkway	Glenwillow, OH	5,587	681	11,838	(526	)	691	11,302	11,993	4,590	2006
30333 Emerald Valley Parkway	Glenwillow, OH	—	466	5,447	(648	)	475	4,790	5,265	2,027	2006
7800 Cochran Road	Glenwillow, OH	—	972	7,033	338		991	7,352	8,343	3,427	2006
7900 Cochran Road	Glenwillow, OH	3,094	775	6,244	(377	)	792	5,850	6,642	2,499	2006
7905 Cochran Road	Glenwillow, OH	3,499	920	6,174	119		922	6,291	7,213	2,709	2006
8181 Darrow Road	Twinsburg, OH	—	2,478	6,791	4,014		2,496	10,787	13,283	4,218	2008
Dallas/Ft. Worth
2406-2416 Walnut Ridge	Dallas, TX	—	178	1,006	1,197		172	2,209	2,381	808	1997
2401-2419 Walnut Ridge	Dallas, TX	—	148	839	414		142	1,259	1,401	656	1997
900-906 Great Southwest Pkwy	Arlington, TX	—	237	1,342	799		270	2,108	2,378	943	1997
3000 West Commerce	Dallas, TX	—	456	2,584	1,202		469	3,773	4,242	2,102	1997
405-407 113th	Arlington, TX	—	181	1,026	450		185	1,472	1,657	759	1997
816 111th Street	Arlington, TX	—	251	1,421	230		258	1,644	1,902	841	1997
1602-1654 Terre Colony	Dallas, TX	—	458	2,596	771		468	3,357	3,825	1,565	2000
2220 Merritt Drive	Garland, TX	—	352	1,993	409		316	2,438	2,754	1,047	2000
2485-2505 Merritt Drive	Garland, TX	—	431	2,440	551		443	2,979	3,422	1,302	2000
2110 Hutton Drive	Carrolton, TX	—	374	2,117	399		255	2,635	2,890	1,415	2001
2025 McKenzie Drive	Carrolton, TX	—	437	2,478	570		442	3,043	3,485	1,300	2001
2019 McKenzie Drive	Carrolton, TX	—	502	2,843	636		507	3,474	3,981	1,472	2001
2029-2035 McKenzie Drive	Carrolton, TX	—	306	1,870	545		306	2,415	2,721	1,017	2001
2015 McKenzie Drive	Carrolton, TX	1,891	510	2,891	660		516	3,545	4,061	1,453	2001
2009 McKenzie Drive	Carrolton, TX	1,673	476	2,699	416		481	3,110	3,591	1,383	2001
900-1100 Avenue S	Grand Prairie, TX	—	623	3,528	1,067		629	4,589	5,218	1,808	2002
Plano Crossing Bus. Park	Plano, TX	6,499	1,961	11,112	878		1,981	11,970	13,951	5,029	2002

S-4



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
825-827 Avenue H	Arlington, TX	1,949	600	3,006	412		604	3,414	4,018	1,824	2004
1013-31 Avenue M	Grand Prairie, TX	—	300	1,504	278		302	1,780	2,082	880	2004
1172-84 113th Street	Grand Prairie, TX	—	700	3,509	(81	)	704	3,424	4,128	1,460	2004
1200-16 Avenue H	Arlington, TX	—	600	2,846	844		604	3,686	4,290	1,539	2004
1322-66 W. North Carrier Parkway	Grand Prairie, TX	3,673	1,000	5,012	1,560		1,006	6,566	7,572	2,986	2004
2401-2407 Centennial Dr	Arlington, TX	1,760	600	2,534	644		604	3,174	3,778	1,628	2004
3111 West Commerce Street	Dallas, TX	3,011	1,000	3,364	1,844		1,011	5,197	6,208	2,759	2004
13800 Senlac Drive	Farmers Branch, TX	2,329	823	4,042	(63	)	825	3,977	4,802	2,076	2005
801-831 S Great Southwest Pkwy	Grand Prairie, TX	—	2,581	16,556	773		2,586	17,324	19,910	12,130	2005
801 Heinz Way	Grand Prairie, TX	—	599	3,327	339		601	3,664	4,265	2,069	2005
901-937 Heinz Way	Grand Prairie, TX	—	493	2,758	56		481	2,826	3,307	1,759	2005
3301 Century Circle	Irving, TX	—	760	3,856	(125	)	771	3,720	4,491	1,408	2007
3901 W Miller Road	Garland, TX	—	1,912	—	14,046		1,947	14,011	15,958	3,846	2008
1251 North Cockrell Hill Road	Dallas, TX	—	2,064	—	13,630		1,073	14,621	15,694	2,082	2015
1171 North Cockrell Hill Road	Dallas, TX	—	1,215	—	10,972		632	11,555	12,187	1,520	2015
3996 Scientific Drive	Arlington, TX	—	1,301	—	8,082		1,349	8,034	9,383	1,515	2015
750 Gateway Boulevard	Coppell, TX	—	1,452	4,679	80		1,452	4,759	6,211	729	2015
2250 East Bardin Road	Arlington, TX	—	1,603	—	10,110		1,603	10,110	11,713	1,093	2016
2001 Midway Road	Lewisville, TX	—	3,963	—	11,171		3,963	11,171	15,134	21	2019
2025 Midway Road	Lewisville, TX	—	2,243	—	7,627		2,243	7,627	9,870	56	2019
5300 Mountain Creek	Dallas, TX	—	4,675	—	47,578		4,779	47,474	52,253	101	2019
3700 Sandshell Drive	Fort Worth, TX	—	1,892	—	8,602		1,901	8,593	10,494	—	2019
Denver
4785 Elati	Denver, CO	—	173	981	390		175	1,369	1,544	626	1997
4770 Fox Street	Denver, CO	—	132	750	330		134	1,078	1,212	540	1997
3851-3871 Revere	Denver, CO	—	361	2,047	489		368	2,529	2,897	1,376	1997
4570 Ivy Street	Denver, CO	—	219	1,239	111		220	1,349	1,569	733	1997
5855 Stapleton Drive North	Denver, CO	—	288	1,630	149		290	1,777	2,067	964	1997
5885 Stapleton Drive North	Denver, CO	—	376	2,129	254		380	2,379	2,759	1,278	1997
5977 North Broadway	Denver, CO	—	268	1,518	515		271	2,030	2,301	1,050	1997
5952-5978 North Broadway	Denver, CO	—	414	2,346	773		422	3,111	3,533	1,628	1997
4721 Ironton Street	Denver, CO	—	232	1,313	383		236	1,692	1,928	879	1997
7003 E 47th Ave Drive	Denver, CO	—	441	2,689	1		441	2,690	3,131	1,515	1997

S-5



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
9500 West 49th Street - A	Wheatridge, CO	978	283	1,625	192		287	1,813	2,100	1,002	1997
9500 West 49th Street - B	Wheatridge, CO	811	225	1,272	243		227	1,513	1,740	788	1997
9500 West 49th Street - C	Wheatridge, CO	2,103	600	3,409	505		601	3,913	4,514	2,160	1997
9500 West 49th Street - D	Wheatridge, CO	997	246	1,537	358		247	1,894	2,141	1,059	1997
451-591 East 124th Avenue	Thornton, CO	—	383	2,145	333		383	2,478	2,861	1,316	1997
6547 South Racine Circle	Englewood, CO	—	739	4,241	463		739	4,704	5,443	2,510	1997
11701 East 53rd Avenue	Denver, CO	—	416	2,355	297		422	2,646	3,068	1,448	1997
5401 Oswego	Denver, CO	—	273	1,547	232		278	1,774	2,052	940	1997
445 Bryant Street	Denver, CO	7,472	1,829	10,219	3,356		1,829	13,575	15,404	6,563	1998
12055 E 49th Ave/4955 Peoria	Denver, CO	—	298	1,688	510		305	2,191	2,496	1,116	1998
4940-4950 Paris	Denver, CO	—	152	861	275		156	1,132	1,288	565	1998
7367 South Revere Parkway	Centennial, CO	—	926	5,124	1,324		934	6,440	7,374	3,328	1998
8200 East Park Meadows Drive	Lone Tree, CO	4,781	1,297	7,348	1,211		1,304	8,552	9,856	3,929	2000
3250 Quentin Street	Aurora, CO	—	1,220	6,911	954		1,230	7,855	9,085	3,584	2000
8020 Southpark Circle	Littleton, CO	—	739	—	3,169		781	3,127	3,908	1,362	2000
8810 W. 116th Circle	Broomfield, CO	—	312	—	1,849		370	1,791	2,161	820	2001
8820 W. 116th Circle	Broomfield, CO	—	338	1,918	343		372	2,227	2,599	956	2003
8835 W. 116th Circle	Broomfield, CO	—	1,151	6,523	1,157		1,304	7,527	8,831	3,329	2003
18150 E. 32nd Place	Aurora, CO	—	563	3,188	194		572	3,373	3,945	1,488	2004
3400 Fraser Street	Aurora, CO	—	616	3,593	(134	)	620	3,455	4,075	1,553	2005
7005 E. 46th Avenue Drive	Denver, CO	—	512	2,025	229		517	2,249	2,766	962	2005
4001 Salazar Way	Frederick, CO	3,291	1,271	6,508	(713	)	1,276	5,790	7,066	2,159	2006
5909-5915 N. Broadway	Denver, CO	—	495	1,268	131		500	1,394	1,894	931	2006
21301 E 33rd Drive	Aurora, CO	6,290	2,860	8,202	924		2,859	9,127	11,986	1,312	2017
21110 E 31st Circle	Aurora, CO	—	1,564	7,047	6		1,564	7,053	8,617	124	2019
22300 E. 26th Avenue	Aurora, CO	—	4,881	—	28,430		4,890	28,421	33,311	237	2019
Detroit
47461 Clipper	Plymouth Township, MI	—	122	723	159		122	882	1,004	526	1994
449 Executive Drive	Troy, MI	—	125	425	1,007		218	1,339	1,557	1,227	1994
1416 Meijer Drive	Troy, MI	—	94	394	477		121	844	965	734	1994
1624 Meijer Drive	Troy, MI	—	236	1,406	898		373	2,167	2,540	2,064	1994
1972 Meijer Drive	Troy, MI	—	315	1,301	787		372	2,031	2,403	1,877	1994

S-6



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
1707 Northwood Drive	Troy, MI	—	95	262	1,398		239	1,516	1,755	1,355	1994
1826 Northwood Drive	Troy, MI	—	55	208	472		103	632	735	568	1994
1864 Northwood Drive	Troy, MI	—	57	190	489		107	629	736	581	1994
2730 Research Drive	Rochester Hills, MI	—	903	4,215	1,182		903	5,397	6,300	4,894	1994
2791 Research Drive	Rochester Hills, MI	—	557	2,731	736		560	3,464	4,024	2,928	1994
2871 Research Drive	Rochester Hills, MI	—	324	1,487	412		327	1,896	2,223	1,664	1994
2870 Technology Drive	Rochester Hills, MI	—	275	1,262	369		279	1,627	1,906	1,541	1994
2900 Technology Drive	Rochester Hills, MI	—	214	977	723		219	1,695	1,914	1,219	1994
2930 Technology Drive	Rochester Hills, MI	—	131	594	432		138	1,019	1,157	832	1994
2950 Technology Drive	Rochester Hills, MI	—	178	819	305		185	1,117	1,302	960	1994
23014 Commerce Drive	Farmington Hills, MI	—	39	203	189		56	375	431	350	1994
23035 Commerce Drive	Farmington Hills, MI	—	71	355	291		93	624	717	552	1994
23093 Commerce Drive	Farmington Hills, MI	—	211	1,024	1,000		295	1,940	2,235	1,701	1994
23135 Commerce Drive	Farmington Hills, MI	—	146	701	312		158	1,001	1,159	942	1994
23163 Commerce Drive	Farmington Hills, MI	—	111	513	359		138	845	983	798	1994
23177 Commerce Drive	Farmington Hills, MI	—	175	1,007	661		254	1,589	1,843	1,485	1994
4400 Purks Drive	Auburn Hills, MI	—	602	3,410	3,865		612	7,265	7,877	3,973	1995
32975 Capitol Avenue	Livonia, MI	—	135	748	(13	)	77	793	870	386	1998
11923 Brookfield Avenue	Livonia, MI	—	120	665	(306	)	32	447	479	314	1998
47711 Clipper Street	Plymouth Township, MI	—	539	2,983	579		575	3,526	4,101	1,843	1998
12874 Westmore Avenue	Livonia, MI	—	137	761	(230	)	58	610	668	391	1998
1775 Bellingham	Troy, MI	—	344	1,902	481		367	2,360	2,727	1,186	1998
1785 East Maple	Troy, MI	—	92	507	210		98	711	809	362	1998
980 Chicago	Troy, MI	—	206	1,141	333		220	1,460	1,680	748	1998
1935-55 Enterprise Drive	Rochester Hills, MI	—	1,285	7,144	1,326		1,371	8,384	9,755	4,490	1998
5500 Enterprise Court	Warren, MI	—	675	3,737	945		721	4,636	5,357	2,366	1998
750 Chicago Road	Troy, MI	—	323	1,790	404		345	2,172	2,517	1,164	1998
800 Chicago Road	Troy, MI	—	283	1,567	380		302	1,928	2,230	1,013	1998
850 Chicago Road	Troy, MI	—	183	1,016	279		196	1,282	1,478	658	1998
4872 S. Lapeer Road	Lake Orion Twsp, MI	—	1,342	5,441	481		1,412	5,852	7,264	3,041	1999
1400 Allen Drive	Troy, MI	—	209	1,154	393		212	1,544	1,756	712	2000
1408 Allen Drive	Troy, MI	—	151	834	104		153	936	1,089	441	2000
28435 Automation Blvd	Wixom, MI	—	621	—	3,661		628	3,654	4,282	1,375	2004

S-7



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
32200 N Avis Drive	Madison Heights, MI	—	503	3,367	(921	)	195	2,754	2,949	1,021	2005
100 Kay Industrial Drive	Orion Township, MI	—	677	2,018	259		685	2,269	2,954	1,320	2005
42555 Merrill Road	Sterling Heights, MI	—	1,080	2,300	3,415		1,090	5,705	6,795	3,068	2006
200 Northpointe Drive	Orion Township, MI	—	723	2,063	(396	)	734	1,656	2,390	810	2006
Houston
3351 Rauch St	Houston, TX	—	272	1,541	689		278	2,224	2,502	1,094	1997
3801-3851 Yale St	Houston, TX	—	413	2,343	1,523		425	3,854	4,279	1,737	1997
3337-3347 Rauch Street	Houston, TX	—	227	1,287	539		233	1,820	2,053	868	1997
8505 N Loop East	Houston, TX	—	439	2,489	849		449	3,328	3,777	1,614	1997
4749-4799 Eastpark Dr	Houston, TX	—	594	3,368	1,291		611	4,642	5,253	2,440	1997
4851 Homestead Road	Houston, TX	2,309	491	2,782	1,683		504	4,452	4,956	2,177	1997
3365-3385 Rauch Street	Houston, TX	—	284	1,611	519		290	2,124	2,414	1,061	1997
5050 Campbell Road	Houston, TX	—	461	2,610	1,011		470	3,612	4,082	1,846	1997
4300 Pine Timbers	Houston, TX	2,153	489	2,769	1,180		499	3,939	4,438	1,965	1997
2500-2530 Fairway Park Drive	Houston, TX	—	766	4,342	2,044		792	6,360	7,152	2,973	1997
6550 Longpointe	Houston, TX	—	362	2,050	914		370	2,956	3,326	1,487	1997
1815 Turning Basin Dr	Houston, TX	—	487	2,761	2,230		531	4,947	5,478	2,325	1997
1819 Turning Basin Dr	Houston, TX	—	231	1,308	930		251	2,218	2,469	1,044	1997
1805 Turning Basin Dr	Houston, TX	—	564	3,197	2,611		616	5,756	6,372	2,865	1997
11505 State Highway 225	LaPorte City, TX	—	940	4,675	10		940	4,685	5,625	1,925	2005
1500 E. Main Street	LaPorte City, TX	—	201	1,328	(91	)	204	1,234	1,438	1,220	2005
7230-7238 Wynnwood	Houston, TX	—	254	764	235		259	994	1,253	647	2007
7240-7248 Wynnwood	Houston, TX	—	271	726	359		276	1,080	1,356	627	2007
7250-7260 Wynnwood	Houston, TX	—	200	481	1,501		203	1,979	2,182	851	2007
6400 Long Point	Houston, TX	—	188	898	138		188	1,036	1,224	527	2007
7967 Blankenship	Houston, TX	—	307	1,166	192		307	1,358	1,665	570	2010
8800 City Park Loop East	Houston, TX	—	3,717	19,237	(535	)	3,717	18,702	22,419	6,336	2011
4800 West Greens Road	Houston, TX	—	3,350	—	17,030		3,312	17,068	20,380	3,294	2014
611 East Sam Houston Parkway S	Pasadena, TX	—	1,970	7,431	1,313		2,013	8,701	10,714	1,170	2015
619 East Sam Houston Parkway S	Pasadena, TX	—	2,879	11,713	785		2,876	12,501	15,377	1,653	2015
6913 Guhn Road	Houston, TX	—	1,367	—	7,393		1,367	7,393	8,760	216	2018

S-8



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
607 East Sam Houston Parkway	Pasedena, TX	—	2,076	11,674	231		2,076	11,905	13,981	366	2018
615 East Sam Houston Parkway	Pasedena, TX	—	4,265	11,983	(130	)	4,265	11,853	16,118	468	2018
2737 W. Grand Parkway N	Katy, TX	—	2,885	—	8,110		2,885	8,110	10,995	14	2019
2747 W. Grand Parkway N	Katy, TX	—	2,885	—	9,446		2,885	9,446	12,331	17	2019
Miami
4700 NW 15th Avenue	Ft. Lauderdale, FL	—	908	1,883	330		912	2,209	3,121	917	2007
4710 NW 15th Avenue	Ft. Lauderdale, FL	—	830	2,722	126		834	2,844	3,678	1,000	2007
4720 NW 15th Avenue	Ft. Lauderdale, FL	—	937	2,455	302		942	2,752	3,694	1,098	2007
4740 NW 15th Avenue	Ft. Lauderdale, FL	—	1,107	3,111	360		1,112	3,466	4,578	1,176	2007
4750 NW 15th Avenue	Ft. Lauderdale, FL	—	947	3,079	399		951	3,474	4,425	1,202	2007
4800 NW 15th Avenue	Ft. Lauderdale, FL	—	1,092	3,308	118		1,097	3,421	4,518	1,163	2007
6891 NW 74th Street	Medley, FL	—	857	3,428	3,777		864	7,198	8,062	2,824	2007
12601 &12605 NW 115th Avenue	Medley, FL	—	1,424	—	295		477	1,242	1,719	311	2008
1351 NW 78th Avenue	Doral, FL	—	3,111	4,634	10		3,111	4,644	7,755	753	2016
2500 NW 19th Street	Pompano Beach, FL	—	8,824	11,660	290		8,824	11,950	20,774	1,651	2017
Milwaukee
5355 South Westridge Drive	New Berlin, WI	—	1,630	7,058	36		1,646	7,078	8,724	2,488	2004
17005 W. Ryerson Road	New Berlin, WI	2,023	403	3,647	120		405	3,765	4,170	2,264	2005
16600 West Glendale Ave	New Berlin, WI	1,595	704	1,923	799		715	2,711	3,426	2,087	2006
N58W15380 Shawn Circle	Menomonee Falls, WI	—	1,188	—	17,020		1,204	17,004	18,208	5,741	2008
Minneapolis/St. Paul
6201 West 111th Street	Bloomington, MN	—	1,358	8,622	13,263		1,519	21,724	23,243	14,140	1994
1030 Lone Oak Road	Eagan, MN	1,849	456	2,703	811		456	3,514	3,970	2,142	1994
1060 Lone Oak Road	Eagan, MN	2,420	624	3,700	871		624	4,571	5,195	2,722	1994
5400 Nathan Lane	Plymouth, MN	—	749	4,461	1,133		757	5,586	6,343	3,222	1994
6655 Wedgwood Road	Maple Grove, MN	—	1,466	8,342	5,938		1,466	14,280	15,746	7,839	1994
12155 Nicollet Ave.	Burnsville, MN	—	286	—	1,957		288	1,955	2,243	1,093	1995
5775 12th Avenue	Shakopee, MN	3,133	590	—	5,868		590	5,868	6,458	2,418	1998
1157 Valley Park Drive	Shakopee, MN	—	760	—	7,683		888	7,555	8,443	3,327	1999
9600 West 76th Street	Eden Prairie, MN	—	1,000	2,450	69		1,036	2,483	3,519	995	2004
7600 69th Avenue	Greenfield, MN	—	1,500	8,328	(95	)	1,510	8,223	9,733	2,462	2004
1087 Park Place	Shakopee, MN	2,833	1,195	4,891	(246	)	1,198	4,642	5,840	1,786	2005

S-9



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
5391 12th Avenue SE	Shakopee, MN	—	1,392	8,149	110		1,395	8,256	9,651	2,894	2005
4701 Valley Industrial Blvd S	Shakopee, MN	4,465	1,296	7,157	753		1,299	7,907	9,206	4,090	2005
6455 City West Parkway	Eden Prairie, MN	—	659	3,189	1,273		665	4,456	5,121	2,393	2006
7035 Winnetka Avenue North	Brooklyn Park, MN	—	1,275	—	7,335		1,343	7,267	8,610	2,352	2007
139 Eva Street	St. Paul, MN	—	2,132	3,105	(286	)	2,175	2,776	4,951	1,003	2008
21900 Dodd Boulevard	Lakeville, MN	—	2,289	7,952	(902	)	2,289	7,050	9,339	2,373	2010
375 Rivertown Drive	Woodbury, MN	—	2,635	8,157	1,452		2,635	9,609	12,244	2,663	2014
935 Aldrin Drive	Eagan, MN	—	2,096	7,884	138		2,096	8,022	10,118	1,649	2014
7050 Winnetka Avenue North	Brooklyn Park, MN	—	1,623	—	7,751		1,634	7,740	9,374	1,050	2014
7051 West Broadway	Brooklyn Park, MN	3,309	1,275	—	5,829		1,279	5,825	7,104	738	2014
Nashville
1931 Air Lane Drive	Nashville, TN	—	489	2,785	635		493	3,416	3,909	1,762	1997
4640 Cummings Park	Nashville, TN	—	360	2,040	673		365	2,708	3,073	1,259	1999
1740 River Hills Drive	Nashville, TN	—	848	4,383	542		888	4,885	5,773	2,819	2005
211 Ellery Court	Nashville, TN	1,639	606	3,192	(279	)	616	2,903	3,519	1,148	2007
130 Maddox Road	Mount Juliet, TN	—	1,778	—	23,942		1,778	23,942	25,720	6,601	2008
New Jersey
14 World's Fair Drive	Franklin, NJ	—	483	2,735	878		503	3,593	4,096	1,816	1997
12 World's Fair Drive	Franklin, NJ	—	572	3,240	855		593	4,074	4,667	2,167	1997
22 World's Fair Drive	Franklin, NJ	—	364	2,064	582		375	2,635	3,010	1,353	1997
26 World's Fair Drive	Franklin, NJ	—	361	2,048	595		377	2,627	3,004	1,391	1997
24 World's Fair Drive	Franklin, NJ	—	347	1,968	540		362	2,493	2,855	1,338	1997
20 World's Fair Drive Lot 13	Somerset, NJ	—	9	—	2,734		691	2,052	2,743	896	1999
45 Route 46	Pine Brook, NJ	—	969	5,491	1,142		978	6,624	7,602	2,993	2000
43 Route 46	Pine Brook, NJ	—	474	2,686	508		479	3,189	3,668	1,507	2000
39 Route 46	Pine Brook, NJ	—	260	1,471	283		262	1,752	2,014	811	2000
26 Chapin Road	Pine Brook, NJ	—	956	5,415	608		965	6,014	6,979	2,791	2000
30 Chapin Road	Pine Brook, NJ	—	960	5,440	582		970	6,012	6,982	2,790	2000
20 Hook Mountain Road	Pine Brook, NJ	—	1,507	8,542	1,401		1,534	9,916	11,450	4,743	2000
30 Hook Mountain Road	Pine Brook, NJ	—	389	2,206	402		396	2,601	2,997	1,185	2000
16 Chapin Road	Pine Brook, NJ	—	885	5,015	698		901	5,697	6,598	2,634	2000
20 Chapin Road	Pine Brook, NJ	—	1,134	6,426	812		1,154	7,218	8,372	3,266	2000

S-10



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
2500 Main Street	Sayreville, NJ	—	944	—	4,469		944	4,469	5,413	1,867	2002
2400 Main Street	Sayreville, NJ	—	996	—	5,397		996	5,397	6,393	2,064	2003
7851 Airport Highway	Pennsauken, NJ	—	160	508	328		162	834	996	458	2003
309-313 Pierce Street	Somerset, NJ	—	1,300	4,628	606		1,309	5,225	6,534	2,185	2004
400 Cedar Lane	Florence Township, NJ	—	9,730	—	26,221		9,730	26,221	35,951	2,276	2016
301 Bordentown Hedding Road	Bordentown, NJ	—	3,983	15,881	30		3,984	15,910	19,894	1,374	2017
302 Bordentown Hedding Road	Bordentown, NJ	—	2,738	8,190	396		2,738	8,586	11,324	449	2018
304 Bordentown Hedding Road	Bordentown, NJ	—	3,684	—	7,689		3,629	7,744	11,373	45	2019
Orlando
6301 Hazeltine National Drive	Orlando, FL	—	909	4,613	228		920	4,830	5,750	1,968	2005
8751 Skinner Court	Orlando, FL	—	1,691	7,249	(5	)	1,692	7,243	8,935	927	2016
4473 Shader Road	Orlando, FL	—	2,094	10,444	63		2,094	10,507	12,601	1,261	2016
550 Gills Drive	Orlando, FL	—	1,321	6,176	12		1,321	6,188	7,509	508	2017
450 Gills Drive	Orlando, FL	—	1,031	6,406	—		1,031	6,406	7,437	416	2017
4401 Shader Road	Orlando, FL	—	1,037	7,116	4		1,037	7,120	8,157	347	2018
770 Gills Drive	Orlando, FL	—	851	5,195	4		851	5,199	6,050	51	2019
Phoenix
1045 South Edward Drive	Tempe, AZ	—	390	2,160	768		396	2,922	3,318	1,211	1999
50 South 56th Street	Chandler, AZ	—	1,206	3,218	1,426		1,252	4,598	5,850	2,336	2004
245 W. Lodge	Tempe, AZ	—	898	3,066	(2,153	)	362	1,449	1,811	576	2007
1590 E Riverview Dr.	Phoenix, AZ	—	1,293	5,950	(267	)	1,292	5,684	6,976	1,615	2008
14131 N. Rio Vista Blvd	Peoria, AZ	5,368	2,563	9,388	(428	)	2,563	8,960	11,523	2,458	2008
8716 W. Ludlow Drive	Peoria, AZ	6,588	2,709	10,970	463		2,709	11,433	14,142	3,341	2008
3815 W. Washington St.	Phoenix, AZ	—	1,675	4,514	316		1,719	4,786	6,505	1,651	2008
9180 W. Buckeye Road	Tolleson, AZ	—	1,904	6,805	3,160		1,923	9,946	11,869	3,305	2008
8644 West Ludlow Drive	Peoria, AZ	—	1,726	7,216	—		1,726	7,216	8,942	1,329	2014
8606 West Ludlow Drive	Peoria, AZ	—	956	2,668	123		956	2,791	3,747	539	2014
8679 West Ludlow Drive	Peoria, AZ	—	672	2,791	—		672	2,791	3,463	525	2014
94th Avenue & Buckeye Road	Tolleson, AZ	—	4,315	—	16,901		4,315	16,901	21,216	1,915	2015
16560 W. Sells Drive	Goodyear, AZ	—	6,259	—	30,695		6,269	30,685	36,954	1,686	2018
16951 W. Camelback Road	Goodyear, AZ	—	1,805	—	5,105		1,805	5,105	6,910	32	2019

S-11



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
Seattle
1901 Raymond Ave SW	Renton, WA	—	4,458	2,659	544		4,594	3,067	7,661	1,205	2008
19014 64th Avenue South	Kent, WA	—	1,990	3,979	452		2,042	4,379	6,421	1,925	2008
18640 68th Avenue South	Kent, WA	—	1,218	1,950	310		1,258	2,220	3,478	1,106	2008
6407 S 210th Street	Kent, WA	—	1,737	3,508	—		1,737	3,508	5,245	256	2018
1402 Puyallup Street	Sumner, WA	—	3,766	4,457	382		3,766	4,839	8,605	128	2018
22718 58th Place	Kent, WA	—	1,446	2,388	3		1,447	2,390	3,837	—	2019
14302 24th Street East Lot 1	Sumner, WA	—	2,643	—	9,927		2,643	9,927	12,570	173	2019
Southern California
1944 Vista Bella Way	Rancho Dominguez, CA	2,599	1,746	3,148	465		1,822	3,537	5,359	2,002	2005
2000 Vista Bella Way	Rancho Dominguez, CA	—	817	1,673	232		853	1,869	2,722	1,070	2005
2835 East Ana Street	Rancho Dominguez, CA	2,104	1,682	2,750	85		1,772	2,745	4,517	1,496	2005
665 N. Baldwin Park Blvd.	City of Industry, CA	—	2,124	5,219	2,759		2,143	7,959	10,102	2,487	2006
27801 Avenue Scott	Santa Clarita, CA	5,012	2,890	7,020	423		2,902	7,431	10,333	3,128	2006
2610 & 2660 Columbia St	Torrance, CA	—	3,008	5,826	320		3,031	6,123	9,154	2,436	2006
433 Alaska Avenue	Torrance, CA	—	681	168	13		684	178	862	118	2006
2325 Camino Vida Roble	Carlsbad, CA	1,554	1,441	1,239	563		1,446	1,797	3,243	714	2006
2335 Camino Vida Roble	Carlsbad, CA	816	817	762	125		821	883	1,704	394	2006
2345 Camino Vida Roble	Carlsbad, CA	560	562	456	151		565	604	1,169	315	2006
2355 Camino Vida Roble	Carlsbad, CA	432	481	365	56		483	419	902	204	2006
2365 Camino Vida Roble	Carlsbad, CA	855	1,098	630	55		1,102	681	1,783	364	2006
2375 Camino Vida Roble	Carlsbad, CA	1,066	1,210	874	140		1,214	1,010	2,224	503	2006
6451 El Camino Real	Carlsbad, CA	—	2,885	1,931	719		2,895	2,640	5,535	1,179	2006
13100 Gregg Street	Poway, CA	2,835	1,040	4,160	887		1,073	5,014	6,087	2,540	2007
21730-21748 Marilla St.	Chatsworth, CA	—	2,585	3,210	281		2,608	3,468	6,076	1,505	2007
8015 Paramount	Pico Rivera, CA	—	3,616	3,902	(510	)	3,657	3,351	7,008	1,566	2007
3365 E. Slauson	Vernon, CA	—	2,367	3,243	(559	)	2,396	2,655	5,051	1,241	2007
3015 East Ana	Rancho Dominguez, CA	—	19,678	9,321	6,239		20,144	15,094	35,238	5,854	2007
1250 Rancho Conejo Blvd.	Thousand Oaks, CA	—	1,435	779	45		1,441	818	2,259	401	2007
1260 Rancho Conejo Blvd.	Thousand Oaks, CA	—	1,353	722	(722	)	675	678	1,353	308	2007
1270 Rancho Conejo Blvd.	Thousand Oaks, CA	—	1,224	716	(2	)	1,229	709	1,938	347	2007

S-12



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
100 West Sinclair Street	Perris, CA	—	4,894	3,481	(5,233	)	1,819	1,323	3,142	766	2007
14050 Day Street	Moreno Valley, CA	—	2,538	2,538	545		2,565	3,056	5,621	1,369	2008
12925 Marlay Avenue	Fontana, CA	—	6,072	7,891	309		6,090	8,182	14,272	4,707	2008
18201-18291 Santa Fe	Rancho Dominguez, CA	—	6,720	—	9,457		6,897	9,280	16,177	2,887	2008
1011 Rancho Conejo	Thousand Oaks, CA	—	7,717	2,518	(170	)	7,752	2,313	10,065	1,230	2008
20700 Denker Avenue	Torrance, CA	4,143	5,767	2,538	341		5,964	2,682	8,646	1,532	2008
18408 Laurel Park Road	Rancho Dominguez, CA	—	2,850	2,850	907		2,874	3,733	6,607	1,577	2008
19021 S. Reyes Ave.	Rancho Dominguez, CA	—	8,183	7,501	390		8,545	7,528	16,073	1,918	2008
24870 Nandina Avenue	Moreno Valley, CA	—	13,543	—	21,278		6,482	28,339	34,821	5,577	2012
6185 Kimball Ave	Chino, CA	—	6,385	—	10,994		6,382	10,997	17,379	1,834	2013
5553 Bandini Blvd	Bell, CA	—	32,536	—	21,622		32,540	21,617	54,157	3,505	2013
16875 Heacock Street	Moreno Valley, CA	—	—	6,831	(750	)	—	6,082	6,082	1,065	2014
4710 Guasti Road	Ontario, CA	4,889	2,846	6,564	213		2,846	6,777	9,623	1,284	2014
17100 Perris Blvd	Moreno Valley, CA	—	6,388	—	25,801		6,395	25,794	32,189	4,219	2014
13414 S. Figueroa	Los Angeles, CA	3,857	1,701	—	6,580		1,887	6,394	8,281	887	2014
3841 Ocean Ranch Boulevard	Oceanside, CA	—	4,400	—	8,039		4,400	8,039	12,439	1,346	2015
3831 Ocean Ranch Boulevard	Oceanside, CA	—	2,693	—	4,584		2,694	4,583	7,277	744	2015
3821 Ocean Ranch Boulevard	Oceanside, CA	—	2,792	—	4,469		2,792	4,469	7,261	719	2015
145 West 134th Street	Los Angeles, CA	—	2,901	2,285	173		2,901	2,458	5,359	519	2015
6150 Sycamore Canyon Boulevard	Riverside, CA	—	3,182	10,643	1		3,182	10,644	13,826	1,608	2015
17825 Indian Street	Moreno Valley, CA	—	5,034	22,095	55		5,034	22,150	27,184	3,171	2015
24901 San Michele Road	Moreno Valley, CA	—	1,274	—	11,546		1,274	11,546	12,820	1,147	2016
1445 Engineer Street	Vista, CA	—	6,816	4,417	55		6,816	4,472	11,288	843	2016
19067 Reyes Ave	Rancho Dominguez, CA	—	9,281	3,920	3,476		9,381	7,296	16,677	652	2016
10586 Tamarind Avenue	Fontana, CA	—	4,275	8,275	298		4,275	8,573	12,848	720	2017
2777 Loker Ave West	Carlsbad, CA	10,729	7,599	13,267	422		7,599	13,689	21,288	1,326	2017
7105 Old 215 Frontage Road	Riverside, CA	—	4,900	—	12,731		4,900	12,731	17,631	998	2017
28545 Livingston Avenue	Valencia, CA	—	9,813	10,954	2,207		9,813	13,161	22,974	854	2018
3801 Ocean Ranch Blvd	Oceanside, CA	2,964	2,907	6,151	(11	)	2,909	6,138	9,047	357	2018
3809 Ocean Ranch Blvd	Oceanside, CA	3,240	3,140	6,964	45		3,141	7,008	10,149	397	2018
3817 Ocean Ranch Blvd	Oceanside, CA	4,981	5,438	10,278	(2	)	5,442	10,272	15,714	607	2018

S-13



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision		Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements			Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
24385 Nandina Avenue	Moreno Valley, CA	—	17,023	—	62,788		17,066	62,745	79,811	2,107	2018
14999 Summit Drive	Eastvale, CA	—	1,508	—	3,129		1,508	3,129	4,637	139	2018
14969 Summit Drive	Eastvale, CA	—	3,847	—	11,217		3,847	11,217	15,064	927	2018
14939 Summit Drive	Eastvale, CA	—	3,107	—	8,409		3,107	8,409	11,516	352	2018
14909 Summit Drive	Eastvale, CA	—	7,099	—	19,242		7,099	19,242	26,341	983	2018
14940 Summit Drive	Eastvale, CA	—	5,423	—	13,973		5,423	13,973	19,396	564	2018
14910 Summit Drive	Eastvale, CA	—	1,873	—	5,388		1,873	5,388	7,261	292	2018
930 Columbia Avenue	Riverside, CA	—	1,813	3,840	52		1,813	3,892	5,705	57	2019
305 Sequoia Avenue	Ontario, CA	—	6,641	8,155	15		6,641	8,170	14,811	144	2019
3051 E. Maria Street	Rancho Dominguez, CA	—	1,392	1,532	3		1,392	1,535	2,927	49	2019
1709-1811 W. Mahalo Place	Compton, CA	—	2,132	1,961	2		2,130	1,965	4,095	57	2019
1964 Kellogg Avenue	Carlsbad, CA	—	3,836	3,524	25		3,836	3,549	7,385	54	2019
353 Perry Street	Perris, CA	—	1,780	—	18,871		1,788	18,863	20,651	117	2019
8572 Spectrum Lane	San Diego, CA	—	806	3,225	1,054		806	4,279	5,085	90	2019
Tampa
5455 W Waters Avenue	Tampa, FL	—	307	1,742	353		326	2,076	2,402	1,096	1997
5553 W Waters Avenue	Tampa, FL	—	307	1,742	321		326	2,044	2,370	1,090	1997
5501 W Waters Avenue	Tampa, FL	—	215	871	410		242	1,254	1,496	640	1997
5503 W Waters Avenue	Tampa, FL	—	98	402	170		110	560	670	287	1997
5555 W Waters Avenue	Tampa, FL	—	213	1,206	593		221	1,791	2,012	869	1997
5557 W Waters Avenue	Tampa, FL	—	59	335	76		62	408	470	208	1997
5463 W Waters Avenue	Tampa, FL	—	497	2,751	1,501		560	4,189	4,749	2,100	1998
5461 W Waters Avenue	Tampa, FL	—	261	—	1,336		265	1,332	1,597	672	1998
5481 W Waters Avenue	Tampa, FL	—	558	—	3,680		561	3,677	4,238	1,354	1999
Other
600 Greene Drive	Greenville, KY	—	294	8,570	(727	)	296	7,841	8,137	7,044	2008
1335 Sadlier Circle East	Indianapolis, IN	—	81	460	244		86	699	785	369	1996
7501 NW 106th Terrace	Kansas City, MO	—	4,152	—	13,697		4,228	13,621	17,849	3,825	2008
1908-2000 Innerbelt	Overland, MO	5,832	1,590	9,026	1,554		1,591	10,579	12,170	5,698	2004
1500 Peebles Drive	Richland Center, WI	—	1,577	1,018	(441	)	1,528	626	2,154	569	2005
1815-1957 South 4650 West	Salt Lake City, UT	—	1,707	10,873	62		1,713	10,929	12,642	4,343	2006

S-14



FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P. SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION As of December 31, 2019
			Initial Cost		Costs Capitalized Subsequent to Acquisition or Completion and Valuation Provision	Gross Amount Carried At Close of Period 12/31/19				Year Acquired/ Constructed
Building Address	Location (City/State)	(a) Encumbrances	Land	Buildings and Improvements		Land	Buildings and Improvements	Total	Accumulated Depreciation 12/31/2019	Year Acquired/ Constructed
		(In thousands)
Developments in Process
First Sawgrass Commerce Center	Coconut Creek, FL	—	5,703	—	949	5,703	949	6,652	—	2019
First Redwood Logistics Center I Buildings A & B	Fontana, CA	—	15,156	—	20,152	15,154	20,154	35,308	—	2017
First Redwood II Logistics Center Building C	Fontana, CA	—	3,333	—	740	3,333	740	4,073	—	2018
First Cypress Creek Commerce Center Building B	Fort Lauderdale, FL	—	—	—	487	—	487	487	—	2019
First Cypress Creek Commerce Center Building C	Fort Lauderdale, FL	—	—	—	778	—	778	778	—	2019
First Cypress Creek Commerce Center Building D	Fort Lauderdale, FL	—	—	—	711	—	711	711	—	2019
Ferrero BTS @ PV303	Goodyear, AZ	—	5,660	—	35,644	5,658	35,646	41,304	—	2019
First Independence Logistics Center	Philadelphia, PA	—	2,059	—	4,657	2,087	4,629	6,716	—	2019
First Park 121 Building E	Lewisville, TX	—	7,519	—	1,649	7,520	1,648	9,168	—	2019
Land Parcels
Land Parcels			196,219	966	31,460	191,465	37,181	228,646	4,452
Total		174,360	968,404	1,443,723	1,418,082	957,478	2,872,731	3,830,209	804,780

S-15

FIRST INDUSTRIAL REALTY TRUST, INC. AND FIRST INDUSTRIAL, L.P.

SCHEDULE III: REAL ESTATE AND ACCUMULATED DEPRECIATION

As of December 31, 2019

NOTES:


^(a)	See description of encumbrances in Note 4 of the Notes to Consolidated Financial Statements. For purposes of this schedule the total principal balance of a mortgage loan payable that is collateralized by a pool of properties is allocated among the properties in the pool based on each property's carrying balance.


^(b)	Depreciation is computed based upon the following estimated lives:



Buildings and Improvements	7 to 50 years
Land Improvements	3 to 20 years
Tenant Improvements, Leasehold Improvements	Lease Term

At December 31, 2019, the aggregate cost of land and buildings and equipment for federal income tax purpose was approximately $3.7 billion (excluding construction in progress).

The changes in investment in real estate for the three years ended December 31, are as follows:



	2019			2018			2017
	(In thousands)
Balance, Beginning of Year	$	3,673,644		$	3,495,745		$	3,388,611
Acquisition of Real Estate Assets	148,660			162,769			168,517
Construction Costs and Improvements	289,877			190,383			137,361
Disposition of Real Estate Assets	(258,639		)	(148,408		)	(170,928		)
Impairment of Real Estate	—			(2,756		)	—
Write-off of Fully Depreciated and Other Assets	(23,333		)	(24,089		)	(27,816		)
Balance, End of Year	$	3,830,209		$	3,673,644		$	3,495,745

The changes in accumulated depreciation for the three years ended December 31, are as follows:



	2019			2018			2017
	(In thousands)
Balance, Beginning of Year	$	811,784		$	789,919		$	797,919
Depreciation for Year	98,333			94,626			94,078
Disposition of Real Estate Assets	(82,919		)	(49,144		)	(78,844		)
Write-off of Fully Depreciated and Other Assets	(22,418		)	(23,617		)	(23,234		)
Balance, End of Year	$	804,780		$	811,784		$	789,919

S-16

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.



		FIRST INDUSTRIAL REALTY TRUST, INC.

	By:	/S/ PETER E. BACCILE
		Peter E. Baccile President, Chief Executive Officer and Director (Principal Executive Officer)

Date: February 13, 2020



	By:	/S/ SCOTT A. MUSIL
		Scott A. Musil Chief Financial Officer (Principal Financial Officer)

Date: February 13, 2020



	By:	/S/ SARA E. NIEMIEC
		Sara E. Niemiec Chief Accounting Officer (Principal Accounting Officer)

Date: February 13, 2020

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.



Signature	Title	Date


/S/ BRUCE W. DUNCAN	Chairman of the Board of Directors	February 13, 2020
Bruce W. Duncan

/S/ PETER E. BACCILE	President, Chief Executive Officer and Director	February 13, 2020
Peter E. Baccile

/S/ JOHN RAU	Lead Independent Director	February 13, 2020
John Rau

/S/ MATTHEW S. DOMINSKI	Director	February 13, 2020
Matthew S. Dominski

/S/ H. PATRICK HACKETT, JR.	Director	February 13, 2020
H. Patrick Hackett, Jr.

/S/ DENISE A. OLSEN	Director	February 13, 2020
Denise A. Olsen

/S/ L. PETER SHARPE	Director	February 13, 2020
L. Peter Sharpe

/S/ W. EDWIN TYLER	Director	February 13, 2020
W. Edwin Tyler

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SIGNATURES



	FIRST INDUSTRIAL, L.P.

	By:	FIRST INDUSTRIAL REALTY TRUST, INC.
		as general partner

	By:	/S/ PETER E. BACCILE
		Peter E. Baccile President, Chief Executive Officer and Director (Principal Executive Officer)

Date: February 13, 2020



	By:	/S/ SCOTT A. MUSIL
		Scott A. Musil Chief Financial Officer (Principal Financial Officer)

Date: February 13, 2020



	By:	/S/ SARA E. NIEMIEC
		Sara E. Niemiec Chief Accounting Officer (Principal Accounting Officer)

Date: February 13, 2020



Signature	Title	Date


/S/ BRUCE W. DUNCAN	Chairman of the Board of Directors	February 13, 2020
Bruce W. Duncan

/S/ PETER E. BACCILE	President, Chief Executive Officer and Director	February 13, 2020
Peter E. Baccile

/S/ JOHN RAU	Lead Independent Director	February 13, 2020
John Rau

/S/ MATTHEW S. DOMINSKI	Director	February 13, 2020
Matthew S. Dominski

/S/ H. PATRICK HACKETT, JR.	Director	February 13, 2020
H. Patrick Hackett, Jr.

/S/ DENISE A. OLSEN	Director	February 13, 2020
Denise A. Olsen

/S/ L. PETER SHARPE	Director	February 13, 2020
L. Peter Sharpe

/S/ W. EDWIN TYLER	Director	February 13, 2020
W. Edwin Tyler

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