P R E S E NTATION F E B R U A R Y 2 0 2 0 NYSE : CIO F ORWARD -L - PowerPoint PPT Presentation

I N V E S TO R P R E S E NTATION F E B R U A R Y 2 0 2 0 NYSE : CIO

F ORWARD -L OOKING S TATEMENTS This presentation contains certain “forward -looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Certain statements contained in this presentation, including those that express a belief, expectation or intention, as well as those that are not statements of historical fact, are forward- looking statements within the meaning of the federal securities laws and as such are based upon City Office REIT, Inc. (“CIO” or the “Company”) and its current beliefs as to the outcome and timing of future events. There can be no assurance that actual forward-looking statements, including projected capital resources, projected profitability and portfolio performance, estimates or developments affecting the Company will be those anticipated by the Company. Examples of forward-looking statements include those pertaining to expectations regarding our financial and operating performance, including under metrics such as market rental rates, national or local economic growth, estimated replacement costs of our properties, projected capital improvements, expected sources of financing, expectations as to the timing of closing of acquisitions, dispositions, or other transactions, the expected operating performance of anticipated near-term or recent acquisitions and dispositions and descriptions relating to these expectations, including, without limitation, anticipated net operating income yield, cap rates and the Company’s projections for its performance in future periods. Forward- looking statements presented in this presentation are based on management’s beliefs and assumptions made by, and information currently available to, management. Forward-looking statements are generally identifiable by use of forward-looking terminology such as “may,” “will,” “should,” “potential,” “intend,” “expect,” “seek,” “anticipate,” “estimate,” “believe,” “could,” “project,” “predict,” “hypothetical,” “continue,” “future” or other similar words or expressions. All forward-looking statements included in this presentation are based upon information available to the Company on the date hereof and the Company is under no duty to update any of the forward-looking statements after the date of this presentation to conform these statements to actual results. The forward-looking statements involve a number of significant risks and uncertainties. Factors that could have a material adverse effect on the Company’s operations and future prospects are set forth in the Company’s Annual Report on Form 10-K for the fiscal year ended December 31, 2019 and subsequent filings with the SEC, including the sections entitled “Risk Factors” contained therein. The factors set forth in the Risk Factors section and otherwise described in the Company’s filings with SEC could cause the Company’s actual results to differ significantly from those contained in any forward-looking statement contained in this presentation. The Company does not guarantee that the assumptions underlying such forward-looking statements are free from errors. Unless otherwise stated, historical financial information and per share and other data is as of December 31, 2019. Should one or more of these risks or uncertainties occur, or should underlying assumptions prove incorrect, the Company’s business, financial condition, liquidity, cash flows and results could differ materially from those expressed in any forward-looking statement. While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. Any forward-looking statement speaks only as of the date on which it is made. New risks and uncertainties arise over time, and it is not possible for us to predict the occurrence of those matters or the manner in which they may affect us. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes. Use caution in relying on past forward-looking statements, which were based on results and trends at the time they were made, to anticipate future results or trends. This presentation contains non-GAAP measures, some of which may constitute forward-looking statements. We encourage you to review our earnings release for the quarter ended December 31, 2019 and the accompanying supplemental financial information package, both of which include a reconciliation of non-GAAP measures that are discussed herein to their most directly comparable GAAP financial measures. 2

Central Fairwinds, Orlando 7595 Tech, Denver 5090 N 40th St, Phoenix 2525 McKinnon, Dallas Mission City, San Diego Circle Point, Denver City Center, Tampa Park Tower, Tampa The Quad, Phoenix

C OMPANY O VERVIEW City Office invests in high-quality office properties in 18-hour cities with strong economic fundamentals in the Southern and Western United States Annualized Lease No. of NRA Gross Rent In Place Term 4% S EATTLE , WA Market Buildings (000s SF) per SF Occupancy Remaining CURRENT MARKETS (1) Phoenix, AZ 22 1,213 $27.79 90.4% 3.2 P ORTLAND , OR 1,160 Denver, CO 9 $25.78 87.1% 5.7 5% Tampa, FL 5 1,041 $25.19 94.9% 4.7 Orlando, FL 8 720 $25.96 94.6% 4.2 D ENVER , CO San Diego, CA 9 582 $34.49 91.0% 3.6 S AN D IEGO , CA 18% Dallas, TX 4 577 $29.19 93.1% 3.2 14% P HOENIX , AZ O RLANDO , FL Portland, OR 5 329 $25.75 98.1% 4.2 D ALLAS , TX 21% 12% Seattle, WA 3 207 $29.20 100.0% 9.1 9% T AMPA , FL Total 65 5,829 $27.54 91.9% 4.4 17% Experienced Targeted Flexible Strong Dedicated Management Team Avg. Annual Returns Class A & B Office High Growth, Balance Sheet of 11.1% (2) 18-Hour Cities Positioned For Owner Growth Note: All information as of December 31, 2019 Percentages based on management’s estimate of aggregate gross asset value in each market (1) 4 Average historical annual total return on the Company’s common stock from April 14, 2014 (IPO) to December 31, 2019, includin g reinvestment of dividends (2)

CIO T ARGETS L EADING “18 -H OUR C ITIES ” N ATION -L EADING O FFICE D EMAND D RIVERS (1) N EW S UPPLY B ELOW H ISTORICAL A VERAGES (2) % PROJECTED EMPLOYMENT % PROJECTED POPULATION CONSTRUCTION DELIVERIES IN CIO CURRENT MARKETS 1978 - 2019 GROWTH 2020 - 2025 GROWTH 2020 - 2025 50 7.5% 45 6.7% 40 Square Feet (in Millions) 35 30 4.1% 3.4% 25 20 2.6% AVG 2.0% 15 10 5 - Gateway National CIO Gateway National CIO Markets Avg Markets Markets Avg Markets A TTRACTIVE 18-H OUR C ITY C HARACTERISTICS D OMESTIC N ET M IGRATION T O 18-H OUR C ITIES DEPICTS NET MIGRATION (PEOPLE PER YEAR) INTO CIO MARKETS (3) ✓ High-quality urban living experience in amenitized setting +64k ✓ Live, work, play environments; attractive to millennials +30k ✓ Diverse employment bases with national and international employers ✓ Educated workforces +36k ✓ Low-cost centers for businesses to operate +88k +20k ✓ Sound transportation infrastructure with lower congestion +146k ✓ Strong and stable demand generators such as state capitals or university proximity +56k +55k (1) Source: SNL Financial, as of February 1, 2020. Gateway markets represent New York, NY, Boston, MA, Chicago, IL, Los Angeles, CA, San Francisco, CA and Washington, D.C. (2) Source: CoStar Property. Construction deliveries represent Class A&B office building deliveries over 50,000 SF in CIO current markets 5 (3) Based on population change from July 2016 to July 2017 as measured by the US Census Bureau

G ROWTH AND V ALUE C REATION S TRATEGY Generate strong investor returns by driving property cash flow growth, enhancing NAV and a focused acquisition strategy I NVEST W HERE W E H AVE AN A DVANTAGE ANNOUNCED POST-IPO PROJECTED ACQUISITION CAP RATES (2) Focus on properties valued between $25 million and $100 million ❑ 8.3% Average acquisition size of $48.3 million post IPO (1) ❑ 7.6% 7.5% 7.3% 7.3% 7.2% 6.8% Less competition from larger institutional investors ❑ Leverage existing infrastructure and deep relationships in our ❑ current markets to source acquisitions and operate efficiently D ISCIPLINED R EAL E STATE U NDERWRITING Target strong and diverse tenancy, below market in-place rents ❑ 2014 2015 2016 2017 2018 2019 Avg. and acquisition prices below replacement cost The Quad, Phoenix Detailed underwriting process and due diligence; confront adverse ❑ Circle Point, Denver findings during acquisition diligence A CTIVE A PPROACH TO C REATING V ALUE Active in-house asset management with local market presence ❑ Selectively implement value-add initiatives to increase cash flows ❑ Long-term hold mentality but will selectively harvest value when ❑ capital can be redeployed accretively (1) As of December 31, 2019, excludes Circle Point land acquisition in Denver, CO (2) Includes all acquisitions since IPO; represents the weighted average cap rate for each year of announced, projected year one cap rates at the time of acquisition 6