Good day, ladies and gentlemen, and welcome to the Piedmont Office Realty Trust second quarter 2022 earnings call. At this time, all participants have been placed on a listen-only mode, and we will open up the floor for questions and comments after the presentation. It is now my pleasure to turn the floor over to your host, Eddie Guilbert. Sir, the floor is yours. Thank you, operator, and good morning, everyone. We appreciate you joining us today for Piedmont's second quarter 2022 earnings conference call. Last night, we filed our Form 10-Q and an 8-K that includes our earnings release and our unaudited supplemental information for the second quarter that's available for your review on our website at piedmontreit.com under the Investor Relations section. During this call, you'll hear from senior officers at Piedmont. Their prepared remarks, followed by answers to your questions, will contain forward-looking statements as defined in the Private Securities Litigation Reform Act of 1995. These forward-looking statements address matters which are subject to risks and uncertainties, and therefore, actual results may differ from those we anticipate and discuss today. The risks and uncertainties of these forward-looking statements are discussed in our press release as well as our SEC filings. We encourage everyone to review the more detailed discussion related to risks associated with forward-looking statements in our SEC filings. Examples of forward-looking statements include those related to Piedmont's future revenues and operating income, dividends and financial guidance, future leasing and investment activity, and the impacts of this activity on the company's financial and operational results. You should not place any undue reliance on any of these forward-looking statements, and these statements speak as of the date they are made. Also on today's call, representatives of the company may refer to certain non-GAAP financial measures such as FFO, Core FFO, AFFO, and Same-Store NOI. The definitions and reconciliations of these non-GAAP measures are contained in the earnings release and in the supplemental financial information which were filed last night. At this time, our President and Chief Executive Officer, C. Brent Smith, will provide some opening comments. Brent? Good morning, and thank you again for joining us on today's call as we review our financial and operating results for the second quarter of 2022. In addition to Eddie, on the line with me this morning are George Wells, our Chief Operating Officer, Chris Kollme, our EVP of Investments, and Bobby Bowers, our Chief Financial Officer, as well as other members of the senior management team. During the second quarter, we continued to experience the strong leasing momentum that we've witnessed the last several quarters, marking our fourth quarter in a row of new tenant leasing that is more than 200,000 sq ft. As a reminder, this level of new tenant leasing is above our pre-pandemic levels, and I believe it validates our strategy over the last few years of investing in premier assets within targeted Sun Belt growth markets. Assets with great amenities and walkable infill environments and with sustainability and wellness placed top of mind. To that end, during the quarter, we laid the groundwork for our second midtown Atlanta acquisition in less than 12 months. We anticipate closing on 1180 Peachtree Street during the third quarter, which will make Piedmont the largest single owner of midtown office space on this iconic street. Chris will discuss more about this strategic transaction in a minute. To round out the quarter, we continue to deliver consistent financial results with Core FFO of $0.50 per share and cash Same-Store NOI growth on trend with guidance. At this time, I'm going to turn the call over to George Wells, our COO, to review this quarter's leasing activity with you in greater detail. George? Thanks, Brent, and good morning, everyone. Our operational teams delivered strong second quarter results on many fronts, and leasing momentum continues to be very encouraging. Piedmont's well-located, modernized assets continue to attract and resonate with today's discerning office users seeking a highly amenitized environment and an owner that embraces wellness and sustainability best practices. This quarter, we completed over 50 lease transactions totaling approximately 724,000 sq ft, surpassing last quarter's volume. Of this amount, 233,000 sq ft was related to new leasing activity. Our lease economics were favorable with approximately 3% and 12% roll-up or increase in second-generation rents on a cash and accrual basis, respectively, with an average lease term of 6.5 years if you exclude one large short-term renewal. Our lease percentage at the end of the second quarter was 87%, up approximately 150 basis points from the end of 2021. While I will note that the majority of our new lease activity continues to emanate from our Sun Belt portfolio, where most of our vacancy resides, we are experiencing improved leasing activity in all of our select markets, including our non-Sun Belt markets. If you'll allow me, I'd like to take a few minutes to discuss a few key events that occurred during the second quarter in our operating markets. First, in Orlando, we completed four deals for 71,000 sq ft, including the largest new tenant transaction for Piedmont this quarter, which was with Kimley-Horn for 61,000 sq ft at our trophy LEED Gold South Orange Avenue project. It is worth noting a few things about this lease relocation transaction, that it was a 20,000 sq ft expansion from Kimley-Horn's current location. Their new lease space is on the fifth and sixth floors of our 30-story tower, and the lease partially addresses a substantial portion of a four-floor contiguous block of vacancy with a 12.5-year term. We were told this lease was a flight to quality decision that will enhance Kimley-Horn's recruiting and retention efforts. Also at South Orange, we signed a lease with a new-to-market West Coast inspired restaurant, expanding further our on-site amenity offerings. 200 South Orange is a prime example of our core operating strategy of offering a modern, highly amenitized office setting at rental rates well below new construction rates. We acquired this asset in 2015 for approximately $261 a sq ft when average asking rents were in the mid-20s. Although there is still a little bit more work to be done, after completing most of the repositioning of this asset for a cost of less than $30 a sq ft, we've been able to push asking rental rates to the mid-30s while improving overall occupancy rates steadily over the last several quarters. Most market participants consider 200 South Orange the preeminent office complex in downtown Orlando and is now achieving the highest rents in the marketplace, along with our CNL Centers I and II. We are optimistic in our ability to create more organic income from the asset and from our other downtown Orlando positions for the foreseeable future. Our Dallas portfolio experienced solid leasing production this quarter, with a total of 17 deals for 103,000 sq ft. More than half of that was for new lease activity, accounting for nine deals for approximately 76,000 sq ft, and majority of that coming from our assets at Las Colinas Irving. Las Colinas Irving's office market being known as a prominent home for large corporate hubs and headquarters, Caterpillar's recent announcement to relocate its global headquarters to this sub-market from Illinois reinforces that reputation. According to CoStar, Caterpillar, which is ranked 73 on the Fortune 500 list of largest publicly traded U.S. companies by revenue, expect its employees to transition to Irving over time, though no timeline was mentioned. Las Colinas Irving is now home to 10 Fortune 500 companies, according to the Irving Economic Development Partnership. More growth is projected for this MSA. We are seeing more tour activity in this market, and the Dallas Regional Chamber is currently tracking over 200 corporate relocations, up from 90 in 2020. As I discuss Dallas, I also want to update you on our largest near-term lease exposure in Dallas, which is with Ryan, who leases and fully occupies nearly 170,000 sq ft at Three Galleria through February 2023. We are in discussions with Ryan, and we believe we will extend that lease for a substantial portion of that space for up to five years. A market deal on this block would yield a cash rollover of approximately 25%. Moving outside the Sun Belt, Minneapolis is beginning to see more deal flow. At our LEED Gold Crescent Ridge asset, which last year underwent a lobby renovation and an enhancement of our amenity set, we completed two small new deals during the quarter, with several other deals there progressing favorably. Elsewhere in the suburbs, and as part of a longer-term lease negotiation, we negotiated a short-term extension with U.S. Bank on its entire 330,000 sq ft at Meridian Crossing. While we wish the term were longer, we remain deeply engaged with the bank on executing a longer-term deal, both at this location and at their HQ location downtown. We also believe the negotiations will accelerate once the bank completes its merger with Union Bank later this year. Lastly, we are feeling pretty good about a couple of transactions that we are close to executing or will be executing here in the next couple of days, which would be a great way to start the third quarter in that market. While I've highlighted second quarter leasing results thus far, it's worth looking back over the past 12 months where we've reached pre-COVID new leasing levels and achieved strong and almost 5% cash and 12% accrual roll-ups. Furthermore, nearly 70% of new deal activity over that time was derived from our recently completed redeveloped assets. Our strategy of concentrating assets in targeted growth sub-markets and then modernizing and amenitizing these well-located buildings is resonating with office users, leading to our new tenant leasing success. Looking forward in the near term, we continue to be optimistic about the performance of our office portfolio. Despite what is typically a summer vacation slowdown, our tour activity remains strong and consistent. We have nearly 2 million sq ft of outstanding proposals, slightly more than we've had the past two quarters, with about 40% of those proposals related to new tenant space. With few leases expired for the remainder of 2022, we continue to expect positive net space absorption for the year, resulting in an anticipated year-end lease percentage between 87% and 88%. I'll now turn the call over to Chris Kollme to review our second quarter investment activity and our investment strategy going forward. Chris? Thank you, George. As disclosed last night in our earnings release, we are extremely excited to have entered a binding contract to purchase 1180 Peachtree Street in the heart of Midtown Atlanta. For those of you familiar with Atlanta, this asset needs no introduction. For those less familiar, 1180 is the most iconic, differentiated office building in Atlanta, and is certainly among the most recognized properties across the entire Sun Belt. I'd encourage you to review the acquisition materials which we posted on our website earlier this morning for more complete details, including its unique location, amenity set, tenant roster, sub-market fundamentals, and our acquisition rationale. Here's a quick snapshot of what we consider to be an exceptionally rare and strategic acquisition opportunity. 1180 Peachtree is an almost 700,000 sq ft LEED Platinum 41-story office tower located at the epicenter of Midtown Atlanta, the corner of 14th and Peachtree Streets. It is 95% leased with a weighted average lease term of over seven years. Its sterling tenant roster includes King & Spalding, Roark Capital, Bain & Company, and Cushman & Wakefield, among others. The global headquarters of King & Spalding, an Am Law top 25 law firm, comprises about 38% of the building, and the lease runs through early 2031. We believe in-place rents are approximately 20% below current market rents, and this asset certainly goes toe-to-toe with any new construction due to its unmistakable physical profile, floor to ceiling full glass facade, rich amenity base, including a 10,000 sq ft fitness facility, a 12,000 sq ft tenant sky park, all at an irreplaceable location. 1180 is located directly across the street from Colony Square, affectionately called Midtown Atlanta's living room, offering almost 200,000 sq ft of experiential retail, including restaurants, Politan Row, which has been called one of the best food halls in the country, an iPic Theaters, and significant green space. Importantly, we are acquiring 1180 Peachtree for approximately $675 per sq ft, which is modestly below replacement cost. As part of the transaction, we will assume a $197 million secured loan at a 4.1% interest rate, which runs through October of 2028. We project year one accrual yields of approximately 6.3% with initial cash yields approximately 100 basis points below accrual levels. This is arguably Atlanta's premier business center, and we will be acquiring this prolific asset without the risk of construction and without the risk of lease-up. The acquisition of 1180 is entirely consistent with our stated strategic objectives to accelerate our rotation into the Sun Belt, invest only in the most dynamic submarkets, and to elevate the overall quality of the portfolio to match the needs of our tenants. Coupled with last year's acquisition of 999 Peachtree, located just 4 blocks away, Piedmont's position in Midtown Atlanta grows to over 1.3 million sq ft, and Piedmont will become the largest landlord on Peachtree Street in Midtown, and at a blended acquisition basis of approximately $525 per sq ft. We believe we now own the two best existing assets in one of the nation's most vibrant submarkets at an exceptionally compelling basis. We expect the acquisition of 1180 to be completed by the end of the third quarter. Moving to sources of funding. We have said for two to three years that we would not sell our two assets in Cambridge until and unless we had identified a truly strategic transformational acquisition as a paired replacement. 11.80 certainly fits the bill, and accordingly, we have already begun the marketing of our two Cambridge assets. We expect the proceeds from the low cap rate Cambridge sales to be accretive and to cover most of the estimated initial $268 million cash portion of the purchase price. In order to return to a relatively leverage neutral position, we anticipate selling another $250 million or more of assets over the next 12 months. Identified disposition assets will likely be non-strategic assets primarily outside of the Sun Belt. As for the balance of 2022, given current market conditions and our objective to return to our normalized leverage levels, our capital markets efforts will be extremely focused on disposition activities over the coming months. I would note that we mentioned on last quarter's call that we were also considering the disposition of our two assets in Houston. We believe both the current disruption in the debt markets and attributes unique to these two assets create a very difficult backdrop for their sale. While we remain committed to exiting the Houston market, we believe the prudent decision today is to delay these transactions until the capital market environment further stabilizes. With that, I'll turn it over to Bobby to walk you through the financial highlights of the quarter and our updated guidance for 2022. Bobby? Thanks, Chris. While I'll discuss some of our financial highlights for the quarter, I encourage you to please review the entire earnings release and supplemental financial information which were filed last night for more complete details. Core FFO for the second quarter was $0.50 per diluted share. That's $0.02 or a 4% increase over the second quarter of 2021. This increase is primarily due to accretive recycling activity since the second quarter of last year, rising rental rates, and the continued space absorption throughout the portfolio. AFFO generated during the second quarter was approximately $49 million, well above our current $26 million quarterly dividend level. I do wanna point out that we had previously discussed during the last two earnings calls that our board would review our current dividend level this summer. Given the disruption in the fixed income markets and the potential for near-term recession, the board decided yesterday to maintain our current dividend rate at $0.21 per share per quarter for the time being. I would note that the company still maintains ample AFFO coverage of the dividend, and the board will continue to reevaluate its dividend policy, including the potential for a dividend increase as further economic data becomes available. The quarterly dividend declaration was disclosed in our press release last night. As George alluded to in his comments, with the improved lease economics and rental rate roll-ups of the last few quarters, our quarterly same-store cash NOI and accrual basis NOI for the second quarter of 2022 increased approximately 2% and 3% respectively compared to the second quarter of 2021. Now turning to the balance sheet, our annualized quarterly net debt to core EBITDA ratio as of the end of the second quarter of 2022 was at 5.5 x, and our debt to gross assets ratio was 34.6%. These debt metrics obviously will be impacted during the third quarter with the anticipated close of the 1180 Peachtree Street acquisition and the assumption of the related 4.1% mortgage note, temporarily increasing our leverage ratios to the upper end of our targeted debt operating ranges until offsetting dispositions are completed. As typical for us, we will be acquiring the 1180 property in a reverse 1031 exchange and protecting the significant gain of approximately $100 million that we anticipate upon the sale of our two Cambridge assets. Ahead of this acquisition activity, during the second quarter, we recast our revolver, increasing the line capacity by $100 million to a total of $600 million and pushing the final maturity out to 2027. Despite the increased capacity, we do not believe it'd be prudent to utilize a significant portion of our line capacity to effectuate the 1180 Peachtree Street acquisition. In order to maintain financial flexibility, we disclosed in our filings last night that we entered into an additional $200 million delayed draw bridge loan priced at adjusted term SOFR plus 1%, which we anticipate using to fund a majority of the initial cash funding requirements for the 1180 acquisition. We anticipate repaying the bridge loan with proceeds from the property sales that Chris mentioned. We have no other scheduled debt maturities until mid-2023. Finally, at this time, I'd like to update our annual guidance for 2022. As you've seen with many of our peers, we've been surprised by the rate of inflation, hitting 9.2% annually in the U.S. at the end of June. Obviously, the need for the Fed to make significant interest rate increases in an attempt to get inflation under control. The pace of these rate increases thus far has exceeded anything most of us imagined or budgeted for 2022. Therefore, we're adjusting the midpoint of our previous guidance because of the continued rise and acceleration of short-term LIBOR and SOFR rates, and also due to delays in the completion of certain new tenant-controlled space build-outs, which consequently delay the start of our GAAP or accrual basis revenue recognition on these related leases. These interest rate increases and delays in revenue recognition offset the expected accretion from the 1180 Peachtree Street acquisition. We currently estimate Core FFO per diluted share for 2022 will be in the range of $1.99-$2.05. We are maintaining same-store guidance in the 1%-4% range on both a cash and accrual basis. These revised estimates incorporate the acquisition of 1180 Peachtree by the end of the third quarter of 2022, and the subsequent disposition of non-strategic assets totaling approximately $200 million around the end of the third quarter, and another $200 million-$250 million over the next twelve months. The guidance does not include any additional acquisitions or disposition activity. As such activity occurs, we will obviously update our guidance. At this time, I'll turn the discussion back over to Brent Smith. Thank you, George, Chris, and Bobby. I appreciate your partnership along with the rest of our Piedmont colleagues as we serve our investors, customers, and other constituents in our communities. As you've heard in the leasing report, I believe we're capturing more than our fair share of new leasing activity. We're aggregating our investments in strong growth markets and submarkets, primarily in the Sun Belt, and have chosen high quality assets that contain the necessary amenities that will aid our tenants in attracting or retaining their workforces. Making these capital allocation decisions, we believe, is more effective than ground-up development with far less risk and has allowed us to compete effectively at a reasonable cost basis while being able to continue to grow rental rates. Certainly, we are in a period of headwinds, from rising interest rates to slower than expected return to the office, to inflationary development costs and the potential for an economic recession. However, we remain optimistic about our leasing prospects, our prudent investment strategy and targeted growth markets, and our overall operating performance. We will continue to seek transformative acquisition opportunities to elevate the quality of the portfolio and earnings trajectory of the company, and that's exactly what we've accomplished with the acquisition of 1180 Peachtree. A skyline-defining project at the most active corner in Midtown Atlanta, with an impressive tenant roster comprised of professional services and financial firms, with in-place rents 20% below market and limited near-term lease expirations. The ability to purchase this iconic building and recycle expected 1031 exchange proceeds from our Cambridge properties, along with other non-strategic assets, is an outstanding execution for the Piedmont team. Finally, this quarter, we've made continued progress on our ESG initiatives. We're proud to be recognized as a 2022 ENERGY STAR Partner of the Year, and the only office REIT headquartered in the Southeast to receive such a designation, and our second consecutive year with the honor. In addition, we've been recognized as a 2022 Green Lease Leader, demonstrating our continued commitment to maintaining a sustainable portfolio and to enact new green initiatives. Finally, we're seeking GRESB certification across the entire portfolio later this year. On the social front, we're very much delighted that we now have four students attending either Howard University in Washington, D.C., or Morehouse College in Atlanta, that are recipients of our need-based Piedmont Scholarship. It's our hope through these scholarships and related mentoring programs that will bring more diversity into the real estate industry. My last comment relates to corporate governance. Our board adopted many years ago a 15-year term limit for our independent directors. Due to this term limitation, Mr. Wes Cantrell rolled off the Piedmont board in May of this year. I want to express my sincere gratitude to Mr. Cantrell for his 15 years of service to Piedmont, a great mentor for the board and for me personally. He will be missed, and his contributions to the management of our firm are greatly appreciated. As it relates to the board seat vacated by Mr. Cantrell, I'm pleased to announce that our board voted yesterday to invite Mr. Venkatesh S. Durvasula onto our board, and he's accepted effective August 1st, 2022. Mr. Durvasula is the former CEO of CyrusOne, an approximately $10 billion data center REIT recently acquired by KKR and GIP, and current CEO of Africa Data Centres, an approximately $1.5 billion data center firm focused on Pan-Africa digital and solar infrastructure. He brings tremendous experience within our industry and with running a REIT, significant knowledge of public entity regulations and experience with working with large-scale IT clients and the investor community. With two more board members approaching term limits, we anticipate adding another director to our board before the end of the year. With that, I now ask our conference call operator to provide our listeners with instructions on how they can submit their questions. We will attempt to answer all of your questions now, or we will make appropriate later public disclosure if necessary. Operator? Ladies and gentlemen, the floor is now open for questions. If you have any questions or comments, please press star one on your phone at this time. We ask that while posing your question, you please pick up your handset if listening on speakerphone to provide optimum sound quality. Please hold while we poll for questions. Your first question for today is coming from Michael Lewis. Please announce your affiliation, then pose your question. Thank you. This is Michael Lewis from Truist Securities. My first question about the 1180 acquisition. The 6.3% cap rate actually sounded a little bit high to me, considering the quality of the assets, the mortgage that you're able to assume. Could you maybe just talk a little bit about, you know, the bidding process or any other information, you know, related to the pricing of that asset? Maybe if that cap rate, you know, what that implies for other assets in the market. Morning, Michael. Appreciate you taking the time to join us this morning and happy and excited to talk a lot more about the 1180 transaction, so thank you for the question. In terms of the 6.3% cap rate, I would say that, you know, as we've noted, that asset has roughly 20% below market rent, so a lot of embedded growth, which is great. You know, I would say in-place rents right now are probably in the call it mid-40%s on a gross basis. That really has afforded us the opportunity to be able to obtain that growth and be able to drive it out over the next few years. It does have a long-term weighted average lease. We do have about, call it, 75,000 sq ft rolling in the next two years, which gives us a little bit of opportunity more near term to continue to drive that cash cap rate closer to the accrual cap rate. As you probably know, most of our cash cap rates are generally about 100 basis points behind the accrual, and I think that's fair to say in this instance, it was in that neighborhood, and a fair assessment of where cash would be on a cap rate basis. In terms of the bidding process, I think it was a competitive process. Certainly, it's been choppy capital markets, but an asset of this quality as we've continued to see in a number of comparable trades since, call it, the June timeframe where we started to really see some of this disruption, was, you know, while competitive, we still felt like we were the kind of optimal group, given the quality of the asset, our previous acquisition, call it nine months ago with 999, and being able to really create a beachhead here with 1.3 million sq ft. But it would have the usual names you would have expected in terms of other REIT competition and those looking for core plus type returns. I think, you know, what probably separated us apart from that is just a continued bird-dogging on this asset that we've continued to search a lot, as you've heard me talk about on off-market basis assets. This was one we were looking at for now since last year and continued to really move ourselves forward in terms of that process and being able to have diligence completed in a very timely manner and be able to move quickly and be a group that could assume that note perceived to be very efficiently in a choppy market. I think those all kind of led us to get what we thought was very good pricing with embedded upside, low risk, but a little bit of near-term expiries to get some uplift. Okay, thanks. Then on the disposition side, you know, Cambridge, we knew was coming when you found an acquisition target. You talked about Houston, that you know kind of hit pause on that. I was wondering if you could give any more detail on, you know, what you kind of look to next in that, you know, what's behind Cambridge, which Bobby alluded to. My guess is, you know, maybe New York City isn't quite ready yet. You're looking to get a long-term lease there. The rest of these markets all look kind of core to me. You know, there's always a bottom. I always say there's always a bottom, you know, 5% or 10% of the portfolio. But you know, where do you kind of look for the rest of those disposition proceeds that you talked about? Good question too, Mike. On the flip side, in terms of the additional dispositions beyond Cambridge, we continue to see good depth in the market in terms of better pools for high quality, well-leased long-term assets. We feel like we've got a bucket of those assets that certainly kind of fit that profile that we could transact on. You know, I would say in a matter of Houston, we felt like we had the pricing, but obviously just given the disruption in the debt capital markets, when that volatility pulls in, we hope to be able to execute on those. If I would remind you, we've probably sold over $400 million of assets four out of the last six years despite COVID and the unusual disruptions that our industry has faced more near term. We've been effective at continuing to recycle that capital and feel very confident on both Cambridge and then the additional roughly $250 million behind that in dispositions over the next twelve months. It would have much more of, I would say, a core-plus profile, but good tenancy, but long-term, not part of our strategic operational plan. Okay. Lastly for me, you know, I'm just wondering, should we think of U.S. Bancorp's short-term renewal, you know, should that scare us or make us feel good, right? Because, you know, you mentioned going through the merger and, you know, it sounds like you're still, you know, deep in negotiations for a longer-term deal. From that respect, it feels good. From the broader environment, you know, we know about companies, you know, that wanna do short-term deals because they don't know how much space they ultimately need in this kind of hybrid work world that we're in now. You know, what's kind of the feeling on U.S. Bancorp? Is that short-term deal a good thing? I s there some hesitancy there because maybe they're figuring out how much space they ultimately need? Good question too there, Mike. You know, I would say we have a long history of finding win-win situations and solutions with tenants that have difficulties or long gated processes. I point to the New York State and that unusual situation where we did an interim lease, or a situation like where we talked about our project in Boston with Microsoft doing a kind of unusual wraparound lease and letting them get into a campus situation. That evolved over time and continued to kind of come back and forth, or even like at our Galleria project, where we've had a number of those situations here in Atlanta. I would say that generally, I would see that as a positive, because you're continuing to find that win-win solution with the tenancy. I would note that as we did in the prepared remarks, the U.S. Bank is in the midst of that merger. Like many financial services firms, they're still, you know, trying to figure out what that work from home hybrid strategy ultimately looks like. We feel very confident that new development is not an option that would be for them in terms of their locations downtown. I would remind everyone that that asset that they're located in is their headquarters. On the thirty-first floor has by far the best amenity set overlooking the city of any office building in that market. We still feel very good about keeping them for a majority of the space downtown. Out in the suburbs, that is a well-located, certainly very accessible, right off the highway, great signage, ideal location. They continue to utilize that space. The fact that they wanted to extend for 18 months in that location, I think bodes to the desire to do something there longer term. Again, for what we think would be probably the majority of the space out there. It is gonna take some time as they continue to work through those areas, and we continue to work with them in figuring out their ultimate headcount in Minneapolis and the space plans that best suit that and how they should design their space. Sorry, the merger. Eddie, correct me too here. I'll just note that was a 16-month extension, not 18. Apologies. Great. Thank you. Once again, if there are any questions or comments, please press star one on your phone at this time. Your next question for today is coming from Ray Zhang. Please announce your affiliation, then pose your question. Hi, good morning, everyone. This is Ray Zhang from, Anthony Paolone here at JP Morgan. First congrats on that acquisition. Just wanna get a little bit, color on it, in terms of strategy-wise. I think you guys mentioned, previously on the value add acquisition strategy and compared to 999 Peachtree Street, this one feels like, correct me if I'm wrong, feels like it's more on the mark-to-market side. 999 Peachtree Street was more on potential lease-up opportunity. Just wanna get a sense of, is that indicative of the strategy, kind of just focus on, you know, high-quality asset, long-term lease, but with, mark-to-market opportunity? Or, you know, you guys are still looking at, assets that have lease-up opportunity as well? Great question, and I appreciate you joining today, Ray. I would say each asset or acquisition is a little bit unique in their own right. As we've mentioned, I think in our Nareit meetings, we're generally kind of 70% core plus and 30% value add in terms of that pipeline. I think that's fair to say how we think about acquisitions and being mindful of a couple of different components. Not all of it, you know, given a balance sheet and being able to make sure you have ample cash flow. We wanna increase the dividends. We've talked about watching the capital markets for that regard. You can't, you know, take on too much value add, too much redevelopment at any one time. That 999 project is pretty meaningful in terms of scale, call it about $25 million redevelopment. It and the 1180 profile, though, is very different, much more stable. As we think about its 1031 partner, if you will, in Cambridge, that was a long-term lease, high credit and really a high-quality asset. We wanted to pair that trade with a similar profiled asset to continue to have that mix within the portfolio. But what's unique about this, I think, than other acquisitions that we've continued to see roll off in our sector for these types of high-quality deals, is that this one will compete with new construction, full glass window line, beautiful 10 ft+ finished ceilings, really unique building. Location-wise, could not be more at the corner of Main and Main in Midtown Atlanta. We got that below replacement cost, and the ability to continue to drive rents higher in the building is the way we'll continue to create value. You probably heard me mention we've got about 75,000 sq ft roll in the first few years. But a good wall to overall at 7+ years. Given the potential for a recessionary environment, we also felt very pleased with pairing this with Cambridge, keeping our occupancy up within the portfolio because those buildings are also well leased. We're, you know, excited overall to continue to grow our presence in Midtown, now having 1.3 million sq ft. It's a great combination with our 999 asset. Once we stabilize both buildings, we feel like we'll still be around $550 a foot on a basis versus reconstruction costs now for replacement would be $700 a foot plus. So that's a little bit around the strategy. You know, I could talk more for hours on Midtown itself and the benefits there, but we'll kind of pause and hand it back to you. I think last point, though, on the strategic side is the fact that this will continue to move our percentage in the Sun Belt to 67%. And we continue to state a targeted goal of getting to 75% by the end of next year. Gotcha. Thank you. Thank you for the color. You guys mentioned, if I got the number correctly, 2 million sq ft in the pipeline, a little bit higher than previous quarters. Any chance we can have a little bit color on the pipeline on Atlanta or maybe Midtown Atlanta? I was, you know, trying to look at 999 Peachtree Street from quarter- to- quarter, just, you know, trying to see if the lease rate has gone up or anything. Just any color on the leasing pipeline there will be great in that market. I'll handle that and then hand it over to George, Ray. In terms of 999, I think we've been very pleased with the receptivity in the marketplace. We've, you know, been working on our repositioning. We've completed plans for that and been sharing that with the market. I think near term, we're gonna have some success to share both on the leasing side in the office tower, but also on the retail side as well at the base of the building, continuing to create that environment. I think the exciting thing there will be we've continued to see rental rates achieved that are above our initial underwriting. I'll let George talk a little bit about more around that and maybe some of the pipeline as well, and what we're competing against. George? Thank you, Brent. Good morning, Ray. You know, we didn't talk a lot about Atlanta script. But I will tell you there has been a fair amount of activity, dominant player for the past couple of quarters. The news was all about 1180 this time around. Look, we're still enthusiastic about what's happening in Atlanta. I mean, overall, we've got about 25 deals in the pipeline today for over 350,000 sq ft. That really brings a lot of optimism about what we're doing in Midtown. At 999 itself, we've got over 40,000 sq ft in the pipeline there too. With all the relocations that are happening, in-migration of new companies coming into Atlanta, that would really makes us excited about what's happening there. I would add too, to get more specific. I think what's unique about Atlanta overall versus say a Charlotte or a Dallas, is that we don't have a competitive city in the sense of Raleigh and Austin that are taking the technology firms. What we're seeing in Midtown, as we've talked about, is not only the technology companies that are coming into the market for the high-quality software and hardware engineers and that diverse talent, but also the companies that we continue to see from a professional services standpoint, move from Buckhead into the Midtown market, particularly on the legal side, and some of these other firms. We've continued to see absorption in Midtown, pulling from other sub-markets as well as that out of market corporate and tech company. I think what continues to really separate Midtown from the rest of Atlanta is that just mixed use environment. What we've continued to see success leasing wise are those projects that are very accessible by transportation and very walkable to amenities, restaurants, retail, et cetera. Certainly that Midtown market is probably bar none. I think it's in our presentation. It's the second most dense city in the southeast, or sorry, area of a city in the southeast. Gotcha. Thank you. That's all I have. Thank you. There are no further questions in queue. I would now like to turn the call over to Brent Smith for any closing remarks. Thank you. I would just remind everyone who's joined us on the call today, if you haven't had a chance to look at the presentation materials on our website around the 1180 acquisition, please do so. You'll find additional detail and pictures, et cetera, about the asset. I would just reiterate that while you know we still remain optimistic about our performance for the rest of the year, we are cautiously continuing to watch given the uncertain economic environment. I think overall very pleased with Piedmont's execution in the second quarter and look forward to talking again in October. Thank you everyone. As we get closer to October, reminder to reach out to Eddie or Bobby to get on the Nareit calendar for November's meetings. Thank you. Thank you, ladies and gentlemen. This does conclude today's conference call. You may disconnect your phone lines at this time and have a wonderful day. Thank you for your participation.