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Section 1: 8-K (FORM 8-K)

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

 

FORM 8-K

 

CURRENT REPORT

 

Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934

 

Date of Report: February 26, 2020

(Date of earliest event reported)

 

MACK-CALI REALTY CORPORATION

(Exact name of Registrant as specified in its charter)

 

Maryland

(State or other jurisdiction of incorporation)

 

1-13274  22-3305147
(Commission File No.)  (I.R.S. Employer
   Identification No.)

 

Harborside 3, 210 Hudson St., Ste. 400, Jersey City, New Jersey 07311

(Address of Principal Executive Offices) (Zip Code)

 

(732590-1010

(Registrant's telephone number, including area code)

 

N/A

(Former Name or Former Address, if Changed Since Last Report)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

 

¨  Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

¨  Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨  Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨  Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter). 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. ¨

 

Securities Registered Pursuant to Section 12(b) of the Act:

 

Title of each class Trading Symbol(s) Name of each exchange on which
registered
Common Stock, par value $0.01 CLI New York Stock Exchange

 

 

 

 

 

 

Item 2.02 Results of Operations and Financial Condition

 

On February 26, 2020, Mack-Cali Realty Corporation (the "Company") issued a press release announcing its financial results for the fourth quarter and full year 2019. A copy of the press release is attached hereto as Exhibit 99.2.

 

Item 7.01 Regulation FD Disclosure

 

For the quarter ended December 31, 2019, the Company hereby makes available supplemental data regarding its operations, as well as its multifamily real estate platform. The Company is attaching such supplemental data as Exhibit 99.1 to this Current Report on Form 8-K.

 

In connection with the foregoing, the Company hereby furnishes the following documents:

 

Item 9.01 Financial Statements and Exhibits

 

(d) Exhibits

 

Exhibit Number   Exhibit Title
99.1   Fourth Quarter 2019 Supplemental Operating and Financial Data.
99.2   Fourth Quarter 2019 earnings press release of Mack-Cali Realty Corporation dated February 26, 2020.
104.1   The cover page from this Current Report on Form 8-K, formatted in Inline XBRL.

 

The information included in this Current Report on Form 8-K (including the exhibits hereto) is being furnished under Item 2.02, "Results of Operations and Financial Condition," Item 7.01, "Regulation FD Disclosure" and Item 9.01 “Financial Statements and Exhibits” of Form 8-K. As such, the information (including the exhibits) herein shall not be deemed to be "filed" for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that Section, nor shall it be incorporated by reference into a filing under the Securities Act of 1933, as amended, or the Exchange Act, except as shall be expressly set forth by specific reference in such a filing. This Current Report (including the exhibits hereto) will not be deemed an admission as to the materiality of any information required to be disclosed solely to satisfy the requirements of Regulation FD.

 

 

 

 

SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

 

  MACK-CALI REALTY CORPORATION
   
Date: February 26, 2020 By: /s/ MICHAEL J. DEMARCO
    Michael J. DeMarco
    Chief Executive Officer
   
Date: February 26, 2020 By: /s/ DAVID J. SMETANA
    David J. Smetana
    Chief Financial Officer

 

EXHIBIT INDEX

 

Exhibit Number     Exhibit Title  
99.1   Fourth Quarter 2019 Supplemental Operating and Financial Data.
99.2   Fourth Quarter 2019 earnings press release of Mack-Cali Realty Corporation dated February 26, 2020.
104.1   The cover page from this Current Report on Form 8-K, formatted in Inline XBRL.

 

 

 

 

 

 

 

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Section 2: EX-99.1 (EXHIBIT 99.1)

 

Exhibit 99.1

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_01.jpg . Mack-Cali Realty Corporation Supplemental Operating and Financial Data 4Q 2019

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_02.jpg Table of Contents Company Highlights Page 4 6 7 11 21 25 26 ▪ Company Overview Key Financial Metrics Net Asset Value Financial Schedules Debt Statistics Unconsolidated Joint Ventures Transaction Activity ▪ ▪ ▪ Building 9 at Port Imperial-Weehawken, NJ (In-Construction) ▪ ▪ ▪ ▪ Office Portfolio ▪ Property Listing Office Operating Schedules 28 30 ▪ ▪ The Charlotte - Jersey City, NJ (In-Construction) Roseland Residential Portfolio ▪ Roseland Operating Schedules Financial Statements 36 41 ▪ ▪ This Supplemental Operating and Financial Data should be read in connection with the company’s forth quarter 2019 earnings press release (included as Exhibit 99.2 of the company’s Current Report on Form 8-K, filed on February 26, 2020) as certain disclosures, definitions and reconciliations in such announcement have not been included in this Supplemental Operating and Financial Data. Harborside 2 & 3 - Jersey City, NJ 4Q 2019 2

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_03.jpg Company Highlights 4Q 2019 3

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_04.jpg Company Overview Corporate Profile Key Statistics Mack-Cali (CLI) is a fully integrated REIT with a dual asset platform comprised of core waterfront office and residential holdings. We are geographically focused on the high barrier-to-entry Hudson River waterfront targeting cash flow growth through all economic cycles. Company Objectives Company Ma rket Ca pi ta l i za ti on Net As s et Va l ue (Mi dpoi nt) Core FFO Core FFO Per Di l uted Sha re AFFO $5.7 bi l l i on $3.4 bi l l i on $44.1 mi l l i on $0.44 $26.2 mi l l i on $5.9 bi l l i on $3.4 bi l l i on $38.2 mi l l i on $0.38 $20.5 mi l l i on Mack-Cali’s office portfolio strives to achieve the highest possible rents in select markets with a continuous focus on improving the quality of our portfolio. Mack-Cali’s residential portfolio, via our Roseland Residential platform, is a market-leading residential developer and owner of class A properties. We have experienced and expect continued growth and cash flow contribution from our Office Portfolio Squa re Feet of Offi ce Spa ce Cons ol i da ted In-Servi ce Properti es % Lea s ed Offi ce (Excl . Non-Core) % Commenced Occupa ncy (Excl . Non-Core) GAAP Renta l Ra te Rol l -Up (Excl . Non-Core) Ca s h Renta l Ra te Rol l -Up (Excl . Non-Core) Avera ge In-Pl a ce Rent Per Squa re Foot 10.5 mi l l i on 40 80.7% 79.2% 19.9% 6.5% $36.03 11.4 mi l l i on 43 80.8% 78.7% 22.4% 10.9% $34.95 residential holdings as our development pipeline projects and planned starts is put into service. of active construction Residential Portfolio Opera ti ng Uni ts /Keys % Lea s ed Avera ge Rent Per Uni t In-Cons tructi on Uni ts 6,896 95.0% $2,938 1,942 8,282 97.0% $2,766 1,944 District Kitchen, Harborside 2 & 3 Jersey City, NJ CLI Company Highlights 4Q 2019 4 4Q 2019 3Q 2019

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_05.jpg Company Achievements 4Q 2019 Performance Highlights • • • • Achieved Core FFO of $44.1 million, or $0.44 per share Produced AFFO of $26.2 million Office: Leased 169,333 square feet of office space; finished 4Q at 80.7% leased (excluding Non-Core) Residential: The operating portfolio finished 4Q at 95.0% leased 4Q 2019 Office Leasing Activity •Completed 27,746 square feet of waterfront office leasing, including a new deal with Pure Power •Completed 141,587 square feet of leasing in the class A suburban, suburban, and non-core portfolios, including a renewal with Amerigroup in Metropark 4Q 2019 Transaction Activity The Capstone (Riverwalk C), West New York, NJ (rendering) • On October 9, 2019, the Company amended and restated its construction loan on the Marriott Hotels at Port Imperial, with $20.0 million in excess proceeds available On October 18, 2019, the Company disposed of 3600 Route 66, a 180,000 square-foot fully leased office building in Neptune, NJ, for a gross price of $26.1 million On October 24, 2019, the Company disposed of Alterra & The Chase at Overlook Ridge, two communities totaling 1,386 units in the Boston submarket, for a gross price of $411.5 million, completing the 1031 exchange into Liberty Towers On November 8, 2019, the Company disposed of 130 Monument Rd., a residential development site in Bala Cynwyd, PA, for a gross price of $8.9 million On November 8, 2019, the Company closed a $300.0 million construction loan on The Charlotte, a 750-unit residential development in Jersey City, NJ On December 6, 2019, the Company disposed of 5 Wood Hollow Road, a 317,040 square-foot office building in Parsippany, NJ, for a gross price of $29.3 million On December 10, 2019, the Company paid down its existing construction loan on 145 Front Street in Worcester, MA, replacing it with a $63.0 million permanent mortgage On December 18, 2019, the Company used its Revolving Line of Credit to retire its only remaining Term Loan obligation of $280.0 million On December 19, 2019, the Company disposed of 51 Washington St., a residential development site in Conshohocken, PA, for a gross price of $9.0 million Subsequent to quarter-end, the Company disposed of 230 & 250 Half-Mile Rd., a land site being developed into a Lifetime Fitness in Red Bank, NJ, for a gross price of $7.1 million Subsequent to quarter-end, the Company increased the size of the loan on Liberty Towers, a residential community in Jersey City, NJ, that was acquired in September 2019, generating $33.0 million of excess proceeds • • • • • • • • Liberty Towers, Jersey City, NJ • • CLI Company Highlights 4Q 2019 5

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_06.jpg $ in thousands, except per share amounts and ratios Key Financial Metrics Core FFO pe r Di l ute d Sha re (1) Ne t I ncome / (Los s ) pe r Di l ute d Sha re Ma rke t Va l ue of Equi ty (2) → Common Equi ty (I ncl ude s OP Uni ts ) → Pre fe rre d Equi ty (Rockpoi nt) → OP Equi ty (Pre fe rre d OPs ) → Book Va l ue of JV Mi nori ty I nte re s t Tota l De bt, Ne t Tota l Ma rke t Ca pi ta l i za ti on Shares and Units: 0.44 (0.64) $2,821,175 2,317,793 451,058 52,324 47,296 2,808,518 5,676,989 0.38 (0.65) $2,677,497 2,177,378 447,795 52,324 48,760 3,097,156 5,877,816 0.40 (0.43) $2,823,556 2,341,337 429,895 52,324 49,165 2,609,112 5,560,362 0.40 2.66 $2,606,635 2,227,440 326,871 52,324 50,320 2,686,316 5,343,271 0.45 0.45 $2,300,227 1,969,768 278,135 52,324 42,150 2,792,651 5,135,027 Common Sha re s Ou ts ta ndi ng Common Uni ts Ou ts ta ndi ng Combi ne d Sha re s a nd Uni ts We i ghte d Ave ra ge - Di l ute d (2) Com m on S ha re Pri ce ( $’s ) : 90,595,176 9,612,064 100,207,240 100,264,388 90,551,967 9,973,344 100,525,311 100,559,609 90,553,357 9,976,344 100,529,701 100,523,178 90,325,783 10,009,355 100,335,138 100,942,816 90,320,306 10,229,349 100,549,656 100,844,973 At the End of the Pe ri od Hi gh Duri ng Pe ri od Low Duri ng Pe ri od Di vi de nds De cl a re d pe r Sha re Debt Ratios: $23.13 23.40 19.96 0.20 $21.66 24.09 19.97 0.20 $23.29 24.88 21.68 0.20 $22.20 22.55 18.74 0.20 $19.59 22.26 19.02 0.20 Ne t De bt to Ad jus te d EBI TDA → Ne t De bt to Ad jus te d EBI TDA - Le s s CI P De bt → Ne t De bt to Ad jus te d EBI TDA - Offi ce Portfol i o → Ne t De bt to Ad jus te d EBI TDA - Re s i de nti a l Portfol i o → Ne t De bt to Ad jus te d EBI TDA - Re s i de nti a l Portfol i o Le s s CI P De bt I nte re s t Cove ra ge Ra ti o Fi xe d Cha rge Cove ra ge Ra ti o Tota l De bt/Tota l Ma rke t Ca pi ta l i za ti on Tota l De bt/Tota l Book Ca pi ta l i za ti on Tota l De bt/Tota l Unde pre ci a te d As s e ts Se cure d De bt/Tota l Unde pre ci a te d As s e ts 9.7x 9.5x 8.2x 11.8x 11.4x 3.0x 2.0x 49.5% 53.1% 48.0% 32.6% 10.0x 9.6x 8.2x 13.2x 11.9x 2.9x 1.9x 53.6% 55.1% 47.6% 31.6% 9.5x 8.9x 7.2x 14.4x 12.6x 2.9x 2.0x 48.3% 50.4% 42.7% 26.9% 9.5x 8.8x 7.3x 15.2x 12.9x 2.8x 2.1x 50.3% 50.9% 43.3% 24.6% 9.3x 8.7x 7.8x 13.7x 11.4x 3.1x 2.2x 54.4% 55.2% 45.3% 23.2% Notes: See supporting “Key Metrics” notes on page 43. CLI Company Highlights 4Q 2019 6 4Q 20193Q 2019( 3)2Q 20191Q 20194Q 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_07.jpg $ in millions (except per share amounts) Net Asset (Unaudited) Value Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights 4Q 2019 7 Total Mack-Cali NAV $3,425 $3,924$2,954 Approximate NAV / Share (100.3MM shares) (1 3 ) $34.16 $39.14$29.46 NAV Calculation (2 ) HighLow $1,594$1,155 514436 196175 304276 $2,608$2,042 6666 2525 9090 6767 $2,856$2,290 (904)(904) (53)(53) 4747 Rentable SF/ 4Q 2019Cap Rate Apt UnitsAnnualized NOI (1 ) Office Portfolio MSF Huds on Wa terfront (Jers ey City, Hoboken) 4.908 $70.6 4.0% Cla s s A Suburba n (Metropa rk, Short Hills ) 2.155 46.1 7.7% Suburba n 1.405 16.5 8.9% Suburba n - Under Contra ct (5 ) 2.385 29.5 10.2% Subtotal (1 )(4 ) 10.853 $162.7 Non-Core, Repos itioning Projects , & Reta il (6 ) Hotel a nd Other JV Interes ts (7 ) Ha rbors ide Pla za 4 La nd (8 ) Office - Asset Value Les s : Office Uns ecured Debt Les s : Office Preferred Equity/LP Interes ts Add: 1031 Ba la nces & Other Receiva bles Gross AssetGross Per ValueSF / Unit (A) $1,747$356 597277 185132 289121 $2,818$260 66 166 90 67 $3,207 Property Third Party Discounting DebtInterests(1 1 ) (B)(C)(D) ($400)$0$0 (125) 00 000 000 ($525)$0$0 000 (113)(28)0 000 000 ($638)($28)$0 Net Asset Value (A-B-C-D) $1,347 472 185 289 $2,293 66 25 90 67 $2,541 (904) (53) 47 Total Office NAV $1,631 $1,946$1,380 Residential Portfolio Units Stabilized NOI Opera ting Properties - Wholly-Owned/Cons olida ted 4,285 $122.7 4.9% Opera ting Properties - Uncons olida ted JVs (9 ) 2,611 57.6 4.5% In-Cons truction Properties (1 0 ) 1,942 60.6 4.6% La nd 9,373 Fee Income Bus ines s , Ta x Credit, & Exces s Ca s h Residential - Asset Value (1 2 ) Les s : Rockpoint Interes t Les s : Other Pa ya bles $2,533$591 1,287493 1,324682 54158 35 $5,720 ($1,349) ($62) ($98) (614) (352) (1) (629) (82) (149) 0(117)(3) ($2,592)($613)($251) $1,024 320 464 421 35 $2,264 (451) (19) $1,116$922 351282 506404 442400 3535 $2,450$2,043 (453)(450) (19)(19) Total Residential NAV $1,794 $1,978$1,574 Net Value Range (3 )

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_08.jpg Net Asset Value – Residential Breakdown (Unaudited) Top NAV (net equity) Contributors $ in millions Operating Properties Urby Ha rbors i de Li be rty Towe rs Mona co Ports i de 7 & 5/6 a t Ea s t Pi e r Ma rri ott Hote l s a t Port I mpe ri a l Subtotal Current/Future Development Properties $197 177 167 109 92 $742 11% 10% 9% 6% 5% 41% NAV by Market New York Washington, Metro, 1% NJ Corridor, D.C., 5% 7% The Cha rl otte Pl a za 8/9 (l a nd) Bui l di ng 9 a t Port I mpe ri a l 107 Morga n Urby Future Pha s e s Subtotal Top Contributing Assets $205 130 97 67 52 $551 $1,293 11% 7% 5% 4% 3% 30% 71% Boston Metro, 11% Gross Portfolio Value Hudson River Waterfront, 76% Stabilized Gross Asset Value Le s s : Di s cou n t for CI P Di s cou n te d Gros s As s e t Va l u e $5,720 (251) $5,469 Le s s : Exi s ti n g De b t Le s s : 3rd Pa rty I n te re s ts & Oth e r Ob l i ga ti on s Le s s : Rockp oi n t Sh a re MCRC Share of Residential NAV (2,592) (632) (451) $1,794 Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights 4Q 2019 8

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_09.jpg Notes: Net Asset Value (Unaudited) lease-up. See Information About Net Operating Income on page 46. 1) Reflects 4Q 2019 Annualized Cash NOI for office assets; projected 12-month NOI for stabilized residential assets and the projected stabilized NOI for residential assets in-construction and 2) NAV is generally arrived at by calculating the estimated gross asset values for each of the Company’s real estate properties, investments and other significant assets and interests, and then deducting from such amounts the corresponding net debt and third parties’ interests in the assets. Gross asset values for stabilized operating multi-family real estate properties are calculated using the direct capitalization method by dividing projected net operating income for the next one-year period by an estimated market capitalization rate for each property. Gross asset values for operating office properties are presented by dividing projected net operating income for the next one-year period by an estimated year one imputed capitalization rate for each property. See Footnote 4 for a more detailed description of the methodology used by management to estimate gross asset values for its operating office properties. Management projects net operating income that it expects to receive for future periods from a combination of in-place lease contracts, prospective renewals of expiring leases and prospective lease-up of vacant space. Market capitalization rates are estimated for each property based on its asset class and geographic location and are based on information from recent property sale transactions as well as from publicly available information regarding unrelated third-party property transactions. The value range is determined by adding or subtracting 0.50% to the year 1 cap rate for office properties and 0.25% to the year 1 cap rate for residential properties. Property cash flows have been reduced by credit loss reserves, leasing and base building capital expenditures, including Harborside renovations. The Waterfront valuation includes $60 million in capital yet to be spent for the Harborside renovations. Additionally, the analysis includes approximately $89 million in base building capital during the first three years of the five-year discounted cash flow. The capital is allocated to physical building improvements and is estimated $40 million at the Waterfront, $19 million in the Class A Suburban, and $30 million in the Suburban portfolio’s, respectively. Furthermore, the analysis includes $10 million in leasing capital budgeted in each of the Waterfront, Class A Suburban and Suburban portfolios. This is in addition to the tenant improvements, leasing commissions and capital reserves budgeted. 3) 4) Office Huds on Wa terfront Cla s s A Suburba n Suburba n Suburba n - Under Contra ct Subtotal 4.908 2.155 1.405 2.385 10.853 $70.6 46.1 16.5 29.5 $162.7 4.0% 7.7% 8.9% 10.2% $39.42 39.11 26.71 31.78 $36.03 $46.59 40.70 27.35 31.75 $39.67 90.0% 90.0% 87.0% N/A 6.0% 7.0% 8.0% N/A 7.0% 8.0% 9.0% N/A $1,747 597 185 289 $2,818 $356 277 132 121 $260 The year one cap rate, applied to the 4Q 2019 Annualized Cash NOI, is derived from the present value of periodic cash flows over five years and a terminal value based on stabilized income and a market cap rate, all discounted at an unlevered internal rate of return. See Information About Net Operating Income on page 46. The Company calculates estimated gross asset values for each of its operating office assets by taking the sum of (i) the present value of periodic cash flows over five years and (ii) a terminal value based on estimated stabilized income and a market capitalization rate at stabilization, all discounted at an unlevered internal rate of return. This value, divided by the projected net operating income for a one-year period yields the year one imputed capitalization rate. Management projects the periodic cash flows over five years and the stabilized income from a combination of in-place lease contracts, prospective renewals of expiring leases and prospective lease-up of vacant space. Factors considered by management in projecting releasing and lease-up of vacant space and estimating the applicable market rental rates include: identification of leases currently being negotiated by management; historical annual leasing volumes for such property types; and comparable leases that have been executed for properties within the Company’s portfolio and for competitor buildings in similar locations. Notwithstanding the foregoing, any assets that are contemplated for sale are valued individually at indicative or at contract prices. This group represents assets removed from the Class A Suburban or Suburban buckets that are under contract for sale. 5) CLI Company Highlights 4Q 2019 9 Rentable Market Stabilized Area 4Q 2019 Year 1 Cap In-Place Rent Occupancy Stabilized Unlevered (MSF) Annualized Cash NOI Rate Rent PSF PSF Rate Cap Rate IRR Value $ PSF

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_10.jpg Notes: Net Asset Value (Unaudited) Valuations for non-core assets, which are those assets being considered for sale or disposal, or in the active marketing process, are generally based on recent contract prices for similar properties in the process of being sold, letters of intent and ongoing negotiations for properties. Wegmans and 24-Hour Fitness are in active contract negotiations for $41.0 MM less transaction costs. See Information About Net Operating Income on page 46. Valuations for properties planned for or undergoing a repositioning or repurposing utilize a projected stabilized net operating income for the asset upon completion of the repositioning/repurposing activities. After applying an estimated capitalization rate to a projected stabilized net operating income, the capitalized value is next discounted back based on the projected number of periods to re-stabilize the asset. The discount rate applied is determined based on a risk assessment of the repositioning/repurposing activities and comparable target returns in the marketplace, and further validated by outside market sources, when available for that market. Additionally, adjustments are made to the estimated value by deducting any estimated future costs necessary to complete the planned activities, as well as adding back the discounted projected interim operating cash flows expected to be generated by the property until re-stabilization has been achieved. Includes the Company's ownership interests in the Hyatt Regency Jersey City and two office joint venture properties. The value of land is based on a combination of recent or pending transactions for land parcels within our relevant markets and unrelated third parties, and sometimes may utilize land appraisals for certain markets, if available for other purposes, such as for transaction financing. Further, we consider what a land parcel’s value would need to be when combined with all other development costs to yield what we believe to be an appropriate target rate of return for a development project. The per apartment unit or per square foot office space values are derived by dividing the aggregate land value by the number of potential apartment units or square feet of office space the land can accommodate. The number of potential units or square feet of office space a land parcel can accommodate is most commonly governed by either in-place governmental approvals or density regulations set forth by existing zoning guidelines. Joint venture investments are generally valued by: applying a capitalization rate to projected NOI for the joint venture’s asset (which is similar to the process for valuing those assets wholly owned by the Company, as described above and previously), and deducting any joint venture level debt and any value allocable to joint venture partners’ interests. Includes Roseland’s last residential subordinate interest (Metropolitan at 40 Park) and commercial subordinate interests. The valuation approach for assets in-construction or lease-up are similar to that applied to assets undergoing repositioning/repurposing, as described above. After applying an estimated capitalization rate, currently ranging from 4.5% to 5.25%, to a projected stabilized net operating income, estimated to total approximately $46.6 million upon completion of the construction or lease-up activities, the Company deducts any estimated future costs totaling $565.9 million required to complete construction of the asset to arrive at an estimated value attributable to the asset. The Company then discounts the capitalized value back based on the projected number of periods to reach stabilization. The discount rate applied, currently ranging from 7% to 9.75%, is determined based on a risk assessment of the development activities and comparable target returns in the marketplace. The Company then adds back the discounted projected interim cash flows expected to be generated during the projected lease-up period to reach stabilization. Represents the discount to stabilized value applied to assets that have not yet achieved their respective Projected Stabilized NOI due to construction, lease-up or renovation. See Information About Net Operating Income on page 46. The residential valuation analysis totals to a Roseland NAV of $2,264,000,000, with the company’s share of this NAV of $1,794,000,000 (“MCRC Share”). This latter amount represents the company's share of Roseland NAV, net of the $451,000,000 attributable to Rockpoint's noncontrolling interest. The increase in the approximate NAV per share of $0.05 from September 30, 2019 to December 31, 2019 is due primarily to the retirement of shares at a discount to NAV. 6) 7) 8) 9) 10) 11) 12) 13) Information About Net Asset Value (NAV) Overall, NAV is arrived at by calculating the estimated gross asset values for each of their real estate properties, investments and other significant assets and interests, and then deducting from such amounts the corresponding net debt and third parties’ interests in the assets. Gross asset values for the operating real estate properties are calculated using the direct capitalization method by dividing projected net operating income for a one-year period by an estimated current capitalization rate for each property. For each operating property, management projects net operating income that it expects to receive for future periods from a combination of in-place lease contracts, prospective renewals of expiring leases and prospective lease-up of vacant space. Factors considered by management in projecting releasing and lease-up of vacant space and estimating the applicable market rental rates include: identification of leases currently being negotiated by management; historical annual leasing volumes for such property types; and comparable leases that have been executed for properties within the Registrants’ portfolio and for competitor buildings in similar locations. A capitalization rate is estimated for each property based on its asset class and geographic location. Estimates of capitalization rates are based on information from recent property sale transactions as well as from publicly available information regarding unrelated third-party property transactions. The use of NAV as a measure of value is subject to certain inherent limitations. The assessment of the estimated NAV of a particular property is subjective in that it involves estimates and assumptions and can be calculated using various acceptable methods. The Company’s methods of determining NAV may differ from the methods used by other companies. Accordingly, the Company’s estimated NAV may not be comparable to measures used by other companies. As with any valuation methodology, the methodologies utilized by the Company in estimating NAV are based upon a number of estimates, assumptions, judgments or opinions that may or may not prove to be correct. Capitalization rates obtained from publicly available sources also are critical to the NAV calculation and are subject to the sources selected and variability of market conditions at the time. Investors in the Company are cautioned that NAV does not represent (i) the amount at which the Company’s securities would trade at a national securities exchange, (ii) the amount that a security holder would obtain if he or she tried to sell his or her securities, (iii) the amount that a security holder would receive if the Company liquidated its assets and distributed the proceeds after paying all of their expenses and liabilities or (iv) the book value of the Company’s real estate, which is generally based on the amortized cost of the property, subject to certain adjustments. CLI Company Highlights 4Q 2019 10

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_11.jpg Balance Sheet ASSETS Rental property $ in thousands (unaudited) La nd a nd lea s ehold interes ts Buildings a nd improvements Tena nt improvements Furniture, fixtures a nd equipment La nd a nd improvements held for development Development a nd cons truction in progres s $475,431 3,651,937 335,028 50,653 465,929 327,039 5,306,017 (1,097,868) Les s – a ccumula ted deprecia tion a nd a mortiza tion 4,208,149 108,848 Renta l property held for s a le, net Net Investment in Rental Property Ca s h a nd ca s h equiva lents Res tricted ca s h Inves tments in uncons olida ted joint ventures Unbilled rents receiva ble, net Deferred cha rges , goodwill a nd other a s s ets , net ( 1) Accounts receiva ble Total Assets LIABILITIES & EQUITY 4,316,997 29,633 19,921 232,750 100,737 355,234 5,372 $5,060,644 Senior uns ecured notes , net Uns ecured revolving credit fa cility a nd term loa ns Mortga ges , loa ns pa ya ble a nd other obliga tions , net Note pa ya ble to a ffilia te Dividends a nd dis tributions pa ya ble Accounts pa ya ble, a ccrued expens es a nd other lia bilities Rents received in a dva nce a nd s ecurity depos its Accrued interes t pa ya ble Total Liabilities Commitments a nd contingencies Redeema ble noncontrolling interes ts Total Stockholders’/Members Equity Noncontrolling interes ts in s ubs idia ries : Opera ting Pa rtners hip Cons olida ted joint ventures Total Noncontrolling Interests in Subsidiaries Total Equity Total Liabilities and Equity $570,314 790,939 1,431,398 - 21,877 168,115 41,244 9,117 $3,033,004 - 330,459 1,486,658 168,373 42,150 210,523 1,697,181 $5,060,644 Notes: See supporting “Balance Sheet” notes on page 43 for more information. CLI Company Highlights 4Q 2019 11 4Q 2018 4Q 2019 Office/Corp. Roseland Elim./Other Total $62,218 1,060,765 161,318 6,492 6,988 61,657 $322,792 - 1,811,505 - 1,981 - 72,224 - 292,350 - 396,391 - 2,897,243 - (90,627) - 2,806,616 - - - 2,806,616 - 8,654 - 10,520 - 201,724 - 2,745 - 47,749 (19,300) 1,401 - $3,079,409 (19,300) - - - - 1,387,144 - 19,300 (19,300) - - 85,377 - 6,569 - 3,950 - $1,502,340 (19,300) 451,058 - 1,078,947 - - - 47,064 - 47,064 - 1,126,011 - $3,079,409 (19,300) $385,010 2,872,270 163,299 78,716 299,338 458,048 1,359,438 (467,990) 4,256,681 (558,617) 891,448 966,497 3,698,064 966,497 1,857,945 4,664,561 16,935 5,057 7,367 92,941 246,653 5,791 25,589 15,577 209,091 95,686 275,102 7,192 $2,232,689 $5,292,798 $571,484 329,000 520,890 - 22,265 124,133 32,894 6,235 $571,484 329,000 1,908,034 - 22,265 209,510 39,463 10,185 $1,606,901 52,324 414,752 158,480 232 $3,089,941 503,382 1,493,699 158,480 47,296 158,712 205,776 573,464 1,699,475 $2,232,689 $5,292,798

 

 

 

 

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1 2 4Q 2019 Income Statement – Quarterly Comparison $ in thousands, except per share amounts (unaudited) CLI Company Highlights 3Q 2019 2Q 2019 1Q 2019 4Q 2018 Office/ Corp. Less: Disc. Ops Roseland Total REVENUES Revenue from leases: Base rents $70,898 ($39,156) $34,919 $66,661 $66,595 $66,971 $73,251 $71,106 Escalations and recoveries from tenants 6,339 (3,028) 1,223 4,534 5,943 6,047 6,140 8,373 Real estate services 95 - 2,995 3,090 3,411 3,530 3,842 3,927 Parking income 2,443 (49) 3,366 5,760 5,716 5,515 4,866 5,477 Hotel income - - 4,139 4,139 3,325 2,094 283 - Other income 2,806 (1,373) 1,056 2,489 2,401 2,448 1,884 1,394 Total revenues $82,581 ($43,606) $47,698 $86,673 $87,391 $86,605 $90,266 $90,277 EXPENSES Real estate taxes $9,767 ($5,664) $6,082 $10,185 $11,151 $11,018 $11,644 $7,625 Utilities 5,107 (3,047) 1,216 3,276 4,402 4,091 6,112 5,517 Operating services 16,856 (9,018) 8,982 16,820 18,109 17,913 16,799 17,978 Real estate service expenses 65 - 3,703 3,768 3,905 3,979 4,266 4,223 Leasing personnel costs 444 - - 444 534 541 742 - General and administrative 13,150 (11) 3,377 16,516 12,038 16,404 12,577 12,813 Depreciation and amortization 35,118 (21,776) 22,564 35,906 32,605 31,971 31,534 30,266 Property impairments - - - - - - - - Land and other impairments 26,321 - 1,035 27,356 2,589 2,499 - 24,566 Total expenses $106,828 ($39,516) $46,959 $114,271 $85,333 $88,416 $83,674 $102,988 Operating Income (expense) ($24,247) ($4,090) $739 ($27,598) $2,058 ($1,811) $6,592 ($12,711) OTHER (EXPENSE) INCOME Interest expense ($13,709) $1,321 ($10,363) ($22,751) ($22,129) ($22,208) ($23,481) ($22,265) Interest and other investment income (loss) 43 (1) 844 886 189 514 823 768 Equity in earnings (loss) of unconsolidated joint ventures (2,734) - 2,297 (437) (113) (88) (681) (960) Gain on change of control of interests - - - - - - 13,790 - Realized gains (losses) and unrealized losses on disposition (121,868) 120,309 113,787 112,228 (34,666) 255 268,109 49,342 Gain on sale of land/other - - (44) (44) 296 270 - 30,939 Gain on sale of investment in unconsolidated joint venture - - - - - - 903 - Gain (loss) from early extinguishment of debt, net (153) - - (153) (98) 588 1,311 (461) Total other income (expense) (138,421) 121,629 106,521 89,729 (56,521) (20,669) 260,774 57,363 Income from continuing operations (162,668) 117,539 107,260 62,131 (54,463) (22,480) 267,366 44,652 Income from discontinued operations - 2,770 - 2,770 8,505 7,953 8,228 7,871 Realized gains (losses) on disposition - (120,309) - (120,309) (10,063) (5,802) - - Total discontinued operations - (117,539) - (117,539) (1,558) 2,151 8,228 7,871 Net Income (162,668) - 107,260 (55,408) (56,021) (20,329) 275,594 52,523 Noncontrolling interest in consolidated joint ventures 1,264 - 140 $1,404 $405 $847 $1,248 $640 Noncontrolling interests in Operating Partnership of income from continuing operations (5,494) - - (5,494) 6,004 2,648 (26,843) (4,153) Noncontrolling interests in Operating Partnership in discontinued operations 11,317 - - 11,317 155 (214) (837) (800) Redeemable noncontrolling interest (456) - (6,015) (6,471) (6,471) (5,006) (4,667) (4,406) Net income (loss) available to common shareholders ($156,037) $0 $101,385 ($54,652) ($55,928) ($22,054) $244,495 $43,804 Basic earnings per common share: Net income (loss) available to common shareholders ($0.64) ($0.65) ($0.43) $2.67 $0.45 Diluted earnings per common share: Net income (loss) available to common shareholders ($0.64) ($0.65) ($0.43) $2.66 $0.45 Basic weighted average shares outstanding 90,611,000 90,584,000 90,533,000 90,498,000 90,488,000 Diluted weighted average shares outstanding 100,264,000 100,560,000 100,523,000 100,943,000 100,845,000 4Q 2019

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_13.jpg FFO & Core FFO – Quarterly Net income (los s ) a va ila ble to common s ha reholders Add (deduct): Noncontrolling interes t in Opera ting Pa rtners hip Noncontrolling interes ts in dis continued opera tions Rea l es ta te-rela ted deprecia tion a nd a mortiza tion on continuing opera tions (1 ) Rea l es ta te-rela ted deprecia tion a nd a mortiza tion on dis continued opera tions Property impa irments Comparison $ in thousands, except per share amounts and ratios (unaudited) ($54,652) 5,494 (11,317) 39,155 21,776 - 3,661 - - (112,228) ($55,928) (6,004) (155) 35,785 16,797 5,894 - - - 34,666 ($22,054) (2,648) 214 34,619 17,246 5,802 - - - (255) $244,495 26,843 837 33,793 16,375 - - (13,790) (903) (268,109) $43,804 4,153 800 33,655 15,923 - - - - (49,342) Impa irment of uncons olida ted joint venture inves tment (included in Equity in ea rnings ) Ga in on cha nge of control of interes ts Ga in on s a le of inves tment in uncons olida ted joint venture Continuing opera tions : Rea lized (ga ins ) a nd unrea lized los s es on dis pos ition of renta l property, net Dis continued opera tions : Rea lized (ga ins ) los s a nd unrea lized los s es on dis pos ition of renta l property, net Funds from operations (2 ) Add/(De duct): 120,309 413 - - - $12,198 $31,468 $32,924 $39,541 $48,993 (Ga in)/Los s from extinguis hment of debt, net Dea d dea l cos ts La nd a nd other impa irments Ga in on dis pos ition of developa ble la nd Severa nce/s epa ra tion cos ts on ma na gement res tructuring Reporting s ys tem convers ion cos ts Stra tegic direction cos ts Ma na gement contra ct termina tion cos ts Proxy fight cos ts New pa yroll ta x cons ulting cos ts Noncontrolling interes t s ha re on cons olida ted joint ventures impa irment cha rges Core FFO $153 - 27,356 44 - 998 4,629 - - - (1,263) $98 271 6,345 (296) 277 - - - - - - ($588) - 2,499 (270) - - - - 4,171 1,313 - ($1,311) - - - 1,562 - - 1,021 - - - 461 893 24,566 (30,939) 450 - - - - 903 - $44,115 $38,163 $40,049 $40,813 $45,327 Diluted weighted a vera ge s ha res /units outs ta nding (8 ) Funds from opera tions per s ha re-diluted Core Funds from Opera tions per s ha re/unit-diluted Dividends decla red per common s ha re 100,264,000 $0.12 $0.44 $0.20 100,560,000 $0.31 $0.38 $0.20 100,523,000 $0.33 $0.40 $0.20 100,943,000 $0.39 $0.40 $0.20 100,845,000 $0.49 $0.45 $0.20 Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 19. CLI Company Highlights 4Q 2019 13 4Q 2019 3Q 2019 2Q 2019 1Q 2019 4Q 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_14.jpg AFFO & Adjusted EBITDA – Quarterly Comparison $ in thousands, except per share amounts and ratios (unaudited) Core FFO (calculated on previous page) Add (De duct) Non-Ca s h Ite ms : $44,115 $38,163 $40,049 $40,813 $45,327 Stra ight-line rent a djus tments (3 ) Amortiza tion of ma rket lea s e inta ngibles , net (4 ) Amortiza tion of lea s e inducements Amortiza tion of s tock compens a tion Non-rea l es ta te deprecia tion a nd a mortiza tion Amortiza tion of debt dis count/(premium) a nd ma rk-to-ma rket, net Amortiza tion of deferred fina ncing cos ts De duct: ($4,084) (1,116) (15) 2,192 431 (237) 1,147 ($3,625) (1,057) (108) 2,061 611 (238) 1,121 ($4,052) (1,058) 279 2,218 511 (237) 1,168 ($2,855) (1,037) 304 2,010 539 (237) 1,189 ($4,204) (1,054) 166 2,064 557 (237) 1,486 Non-incrementa l revenue genera ting ca pita l expenditures : Building improvements Tena nt improvements a nd lea s ing commis s ions (5 ) Tena nt improvements a nd lea s ing commis s ions on s pa ce va ca nt for more tha n one yea r Adjusted FFO (2 ) (6,012) (9,354) (888) (3,091) (7,245) (6,138) (383) (4,800) (4,216) (2,932) (7,931) (3,482) (2,639) (11,429) (8,433) $26,179 $20,454 $29,479 $26,381 $21,604 Core FFO (calculated on previous page) De duct: $44,115 $38,163 $40,049 $40,813 $45,327 Equity in ea rnings (los s ) of uncons olida ted joint ventures , net Equity in ea rnings s ha re of deprecia tion a nd a mortiza tion Add-ba ck: ($3,223) (3,678) $113 (3,655) $88 (3,024) $681 (2,662) $960 (3,810) Interes t expens e Recurring JV dis tributions Income (los s ) in noncontrolling interes t in cons olida ted joint ventures Redeema ble noncontrolling interes t Income ta x expens e Adjusted EBITDA Net debt a t period end (6 ) Net debt to Adjus ted EBITDA(7 ) 24,072 5,123 (1,404) 6,471 0 23,450 3,528 (405) 6,471 59 23,515 3,850 (847) 5,006 85 24,774 3,119 (1,248) 4,667 43 23,585 3,292 (640) 4,406 343 $71,476 $67,724 $68,722 $70,187 $73,463 $2,767,351 9.7x $3,097,156 10.0x $2,609,112 9.5x $2,653,693 9.5x $2,743,096 9.3x Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 19. CLI Company Highlights 4Q 2019 14 4Q 2019 3Q 2019 2Q 2019 1Q 2019 4Q 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_15.jpg $ in thousands (unaudited) EBITDAre – Quarterly Net Income (los s ) a va ila ble to common s ha reholders Comparison ($54,652) ($55,928) ($22,054) $244,495 $43,804 Add/(De duct): Noncontrolling interes t in opera ting pa rtners hip Noncontrolling interes t in dis continued opera tions Noncontrolling interes t in cons olida ted joint ventures (a ) Redeema ble noncontrolling interes t Interes t expens e Income ta x expens e Deprecia tion a nd a mortiza tion De duct: 5,494 (11,317) (1,404) 6,471 24,072 1 57,684 (6,004) (155) (405) 6,471 23,450 59 49,538 (2,648) 214 (847) 5,006 23,515 85 49,352 26,843 837 (1,248) 4,667 24,774 43 48,046 4,153 800 (640) 4,406 23,586 343 46,324 Rea lized (ga ins ) los s es a nd unrea lized los s es on dis pos ition of renta l property, net (Ga in)/los s on s a le of inves tment in uncons olida ted joint ventures (Ga in)/los s on cha nge of control of interes t Equity in (ea rnings ) los s of uncons olida ted joint ventures Add: Property Impa irments Compa ny's s ha re of property NOI's in uncons olida ted joint ventures (1 ) EBITDAre Add: Los s from extinguis hment of debt, net Severa nce/Sepa ra tion cos ts on ma na gement res tructuring Ma na gement contra ct termina tion cos ts Stra tegic direction cos ts Reporting s ys tems convers ion cos t Dea d dea l cos ts La nd a nd other impa irments Ga in on dis pos ition of developa ble la nd Proxy fight cos ts New pa yroll ta x cons ulting cos ts Adjusted EBITDAre 8,081 - - 437 35,079 - - 113 (255) - - 88 (268,109) (903) (13,790) 681 (49,342) - - 960 - 12,819 5,894 9,612 5,802 9,287 - 7,385 - 9,028 $47,686 $67,724 $67,545 $73,721 $83,422 153 - - 4,629 998 - 27,356 44 - - 98 277 - - - 271 6,345 (296) - - (588) - - - - - 2,499 (270) 4,171 1,313 (1,311) 1,562 1,021 - - - - - - - 461 450 - - - 893 24,566 (30,939) - 903 $80,866 $74,419 $74,670 $74,993 $79,756 Noncontrolling interests in consolidated joint ventures (a): Ma rbella M2 a t Ma rbella Port Imperia l Ga ra ge South Port Imperia l Reta il South Res idence Inn Hotel Other cons olida ted joint ventures Net los s es in noncontrolling interes ts Add: Deprecia tion in noncontrolling interes t in cons olida ted JV's Funds from operations - noncontrolling interest in consolidated JV's Add: Interes t expens e in noncontrolling interes t in cons olida ted JV's Net operating income before debt service in consolidated JV's (44) (51) (18) (8) - (1,283) (115) (234) (42) 5 - (19) (209) (560) (50) 12 - (40) (583) (496) (94) (7) (19) (49) (590) - (5) (4) - (41) ($1,404) ($405) ($847) ($1,248) ($640) 645 838 1,424 1,522 955 ($759) $433 $577 $274 $315 806 806 806 691 484 $47 $1,239 $1,383 $965 $799 Notes: (1)See unconsolidated joint venture NOI details on page 25 for 4Q 2019. See Information About EBITDAre on page 19. CLI Company Highlights 4Q 2019 15 4Q 2019 3Q 2019 2Q 2019 1Q 2019 4Q 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_16.jpg 16 4Q 2019 Income Statement – Year - Over - Year Comparison $ in thousands, except per share amounts (unaudited) CLI Company Highlights REVENUES All Operations Disc. Ops GAAP All Operations Disc. Ops GAAP Revenue from leases: Base rents $431,369 ($157,891) $273,478 $436,221 ($147,770) $288,451 Escalations and recoveries from tenants 38,525 (15,861) 22,664 44,121 (14,789) 29,332 Real estate services 13,873 - 13,873 17,094 - 17,094 Parking income 22,078 (221) 21,857 22,117 (210) 21,907 Hotel income 9,841 - 9,841 - - - Other income 11,187 (1,965) 9,222 11,052 (2,122) 8,930 Total revenues $526,873 ($175,938) $350,935 $530,606 ($164,892) $365,714 EXPENSES Real estate taxes $65,779 ($21,781) $43,998 $64,555 ($20,166) $44,389 Utilities 32,121 (14,240) 17,881 39,054 (15,255) 23,799 Operating services 104,197 (34,556) 69,641 102,626 (32,552) 70,074 Real estate service expenses 15,918 - 15,918 17,919 - 17,919 Leasing personnel costs 2,261 - 2,261 - - - General and administrative 57,599 (64) 57,535 53,988 (123) 53,865 Depreciation and amortization 204,618 (72,602) 132,016 174,847 (62,603) 112,244 Property impairments 11,696 (11,696) - - - - Land and other impairments 36,200 (3,756) 32,444 24,566 - 24,566 Total expenses 530,389 (158,695) 371,694 477,555 (130,699) 346,856 Operating Income ($3,516) ($17,243) ($20,759) $53,051 ($34,193) $18,858 OTHER (EXPENSE) INCOME Interest expense ($95,811) $5,242 ($90,569) ($83,754) $6,408 ($77,346) Interest and other investment income (loss) 2,415 (3) 2,412 3,389 (170) 3,219 Equity in earnings (loss) of unconsolidated joint ventures (1,319) - (1,319) (127) - (127) Gain on change of control of interests 13,790 - 13,790 14,217 - 14,217 Realized gains (losses) and unrealized losses on disposition 225,204 120,722 345,926 99,436 - 99,436 Gain on sale of land/other 522 - 522 30,939 - 30,939 Gain on sale of investment in unconsolidated joint venture 903 - 903 - - - Gain (loss) from early extinguishment of debt, net 1,648 - 1,648 (10,750) 1,821 (8,929) Total other income (expense) 147,352 125,961 273,313 53,350 8,059 61,409 Income from continuing operations 143,836 108,718 252,554 106,401 (26,134) 80,267 Income from discontinued operations - 27,456 27,456 - 26,134 26,134 Realized gains (losses) on disposition - (136,174) (136,174) - - - Total discontinued operations - (108,718) (108,718) - 26,134 26,134 Net Income 143,836 - 143,836 106,401 - 106,401 Noncontrolling interest in consolidated joint ventures $3,904 - $3,904 $1,216 - $1,216 Noncontrolling interest in Operating Partnership of income from continuing operations (23,685) - (23,685) (6,866) - (6,866) Noncontrolling interests in Operating Partnership in discontinued operations 10,421 - 10,421 (2,661) (2,661) Redeemable noncontrolling interest (22,615) - (22,615) (13,979) - (13,979) Net income available to common shareholders 111,861 - 111,861 84,111 - 84,111 Basic earnings per common share: Net income available to common shareholders $0.95 $0.80 Diluted earnings per common share: Net income available to common shareholders $0.95 $0.80 Basic weighted average shares outstanding 90,557,000 90,388,000 Diluted weighted average shares outstanding 100,689,000 100,724,000 FY 2019 FY 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_17.jpg FFO & Core FFO – Year-Over-Year Comparison $ in thousands, except per share amounts and ratios (unaudited) Net income a va ila ble to common s ha reholders Add (deduct): Noncontrolling interes t in Opera ting Pa rtners hip Noncontrolling interes ts in dis continued opera tions Rea l es ta te-rela ted deprecia tion a nd a mortiza tion on continuing opera tions (1 ) Rea l es ta te-rela ted deprecia tion a nd a mortiza tion on dis continued opera tions Property impa irments Impa irment of uncons olida ted joint venture inves tment (included in Equity in ea rnings ) Ga in on cha nge of control of interes ts Ga in on s a le of inves tment in uncons olida ted joint venture Continuing opera tions : Rea lized (ga ins ) a nd unrea lized los s es on dis pos ition of renta l property, net Dis continued opera tions : Rea lized (ga ins ) los s a nd unrea lized los s es on dis pos ition of renta l property, net Funds from operations (2 ) Add/(De duct): $111,861 23,685 (10,421) 143,352 72,194 11,696 3,661 (13,790) (903) (345,926) 120,722 84,111 6,866 2,661 128,333 62,061 - - (14,217) - (99,436) - $116,131 $170,379 (Ga in)/Los s from extinguis hment of debt, net Dea d dea l cos ts La nd a nd other impa irments Ga in on dis pos ition of developa ble la nd Severa nce/s epa ra tion cos ts on ma na gement res tructuring Reporting s ys tem convers ion cos ts Stra tegic direction cos ts Ma na gement contra ct termina tion cos ts Proxy fight cos ts New pa yroll ta x cons ulting cos ts Noncontrolling interes t s ha re on cons olida ted joint venture impa irment cha rges Core FFO ($1,648) 271 36,200 (522) 1,839 998 4,629 1,021 4,171 1,313 (1,263) 10,750 893 24,566 (30,939) 7,937 - - - - 903 - $163,140 $184,489 Diluted weighted a vera ge s ha res /units outs ta nding (8 ) 100,689,000 100,724,000 Funds from opera tions per s ha re-diluted Core Funds from Opera tions per s ha re/unit-diluted Dividends decla red per common s ha re $1.16 $1.62 $0.80 $1.69 $1.83 $0.80 Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 19. CLI Company Highlights 4Q 2019 17 YTD 2019 YTD 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_18.jpg AFFO & Adjusted EBITDA – Year-Over-Year Comparison $ in thousands, except per share amounts and ratios (unaudited) Core FFO (calculated on previous page) Add (De duct) Non-Ca s h Ite ms : $163,140 $184,489 Stra ight-line rent a djus tments (3 ) Amortiza tion of ma rket lea s e inta ngibles , net (4 ) Amortiza tion of lea s e inducements Amortiza tion of s tock compens a tion Non-rea l es ta te deprecia tion a nd a mortiza tion Amortiza tion of debt dis count/(premium) a nd ma rk-to-ma rket, net Amortiza tion of deferred fina ncing cos ts De duct: ($14,616) (4,268) 460 8,481 2,092 (949) 4,625 ($8,598) (5,389) 932 7,401 2,139 (949) 5,029 Non-incrementa l revenue genera ting ca pita l expenditures : Building improvements Tena nt improvements a nd lea s ing commis s ions (5 ) Tena nt improvements a nd lea s ing commis s ions on s pa ce va ca nt for more tha n one yea r Adjusted FFO (2 ) (12,418) (29,330) (14,724) (7,236) (38,303) (30,761) $102,493 $108,754 Core FFO (calculated on previous page) De duct: $163,140 $184,489 Equity in ea rnings (los s ) of uncons olida ted joint ventures , net Equity in ea rnings s ha re of deprecia tion a nd a mortiza tion Add-ba ck: ($2,342) (13,018) $127 (17,683) Interes t expens e Recurring JV dis tributions Income (los s ) in noncontrolling interes t in cons olida ted joint ventures Redeema ble noncontrolling interes t Income ta x expens e Adjusted EBITDA 95,811 15,621 (3,904) 22,615 188 83,752 19,475 (1,216) 13,979 702 $278,111 $283,625 Net debt a t period end (6 ) Net debt to Adjus ted EBITDA (7 ) $2,767,351 10.0x $2,743,096 9.7x Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 19. CLI Company Highlights 4Q 2019 18 YTD 2019 YTD 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_19.jpg FFO, Core FFO & AFFO (Notes) Notes (1) Includes the Company’s share from unconsolidated joint ventures, and adjustments for noncontrolling interest, of $3,677 and $3,810 for the three months ended December 31, 2019 and 2018, respectively, and $13,018 and $17,683 for the twelve months ended December 31, 2019 and 2018, respectively. Excludes non-real estate-related depreciation and amortization of $431 and $557 for the three months ended December 31, 2019 and 2018, respectively, and $2,092 and $2,139 for the twelve months ended December 31, 2019 and 2018, respectively. (2) Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO, Core FFO and AFFO” below. (3) Includes free rent of $5,329 and $4,428 for the three months ended December 31, 2019 and 2018, respectively, and $21,424 and $16,545 for the twelve months ended December 31, 2019 and 2018, respectively. Also includes the Company's share from unconsolidated joint ventures of $186 and ($165) for the three months ended December 31, 2019 and 2018, respectively, and $127 and ($955) for the twelve months ended December 31, 2019 and 2018, respectively. (4) Includes the Company's share from unconsolidated joint ventures of $0 and $0 for the three months ended December 31, 2019 and 2018, respectively, and $0 and $107 for the twelve months ended December 31, 2019 and 2018, respectively. (5) Excludes expenditures for tenant spaces in properties that have not been owned by the Company for at least a year. (6) Net Debt calculated by taking the sum of senior unsecured notes, unsecured revolving credit facility, and mortgages, loans payable and other obligations, and deducting cash and cash equivalents and restricted cash, all at period end. (7) Net Debt to EBITDA results represent completion of the Liberty Towers-Overlook Ridge 1031 exchange. (8) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares 9,530 and 10,176 for the three months ended December 31, 2019 and 2018, respectively, and 9,852 and 10,204 for the twelve months ended December 31, 2019 and 2018, respectively). Information About FFO, Core FFO and AFFO Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interests of unitholders, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains or losses from depreciable rental property transactions (including both acquisitions and dispositions), and impairments related to depreciable rental property, plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that as FFO per share excludes the effect of depreciation, gains (or losses) from property transactions and impairments related to depreciable rental property (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can facilitate comparison of operating performance between equity REITs. FFO per share should not be considered as an alternative to net income available to common shareholders per share as an indication of the Company’s performance or to cash flows as a measure of liquidity. FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company’s FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). A reconciliation of net income per share to FFO per share is included in the financial tables above. Core FFO is defined as FFO, as adjusted for items that may distort the comparative measurement of the Company’s performance over time. Adjusted FFO ("AFFO") is defined as Core FFO less (i) recurring tenant improvements, leasing commissions and capital expenditures, (ii) straight-line rents and amortization of acquired above/below-market leases, net, and (iii) other non-cash income, plus (iv) other non-cash charges. Core FFO and AFFO are both non-GAAP financial measures that are not intended to represent cash flow and are not indicative of cash flows provided by operating activities as determined in accordance with GAAP. Core FFO and AFFO are presented solely as supplemental disclosures that the Company’s management believes provides useful information regarding the Company's operating performance and its ability to fund its dividends. There are not generally accepted definitions established for Core FFO or AFFO. Therefore, the Company's measures of Core FFO and AFFO may not be comparable to the Core FFO and AFFO reported by other REITs. A reconciliation of net income to Core FFO and AFFO are included in the financial tables above. Information About EBITDAre EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures. The Company presents EBITDAre, because the Company believes that EBITDAre, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity. CLI Company Highlights 4Q 2019 19

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_20.jpg Same Store Office Same Store (4 ) Performance $ in thousands Tota l Property Revenues (GAAP) $78,138 $76,209 $1,929 2.5% $308,231 $310,158 ($1,927) (0.6%) Rea l Es ta te Ta xes Utilities Opera ting Services Tota l Property Expens es $9,009 4,716 15,272 $28,997 $9,193 5,508 15,159 $29,860 ($184) (792) 113 ($863) (2.0%) (14.4%) 0.7% (2.9%) $38,068 21,394 57,633 $117,095 $39,029 23,769 57,254 $120,052 ($961) (2,375) 379 ($2,957) (2.5%) (10.0%) 0.7% (2.5%) Same Store GAAP NOI (1 ) (3 ) $49,141 $46,349 $2,792 6.0% $191,136 $190,106 $1,030 0.5% Les s : s tra ight-lining of rents a dj. a nd FAS 141 $5,191 $3,884 $1,307 33.7% $17,865 $12,703 $5,162 40.6% Sa me Store Ca s h NOI (2 ) (3 ) $43,950 $42,465 $1,485 3.5% $173,271 $177,403 ($4,132) (2.3%) Tota l Properties 41 41 - - 40 40 - - Tota l Squa re Foota ge 10,130,064 10,130,064 - - 9,982,823 9,982,823 - - % Lea s ed 81.0% 80.7% - 0.3% 81.3% 81.1% - 0.2% Residential Same Store (5 ) Tota l Property Revenues $24,022 $23,872 $150 0.6% $96,010 $93,977 $2,033 2.2% Rea l Es ta te Ta xes Opera ting Expens es Tota l Property Expens es $2,740 5,945 $8,685 $2,912 6,415 $9,326 ($172) (470) ($641) (5.9%) (7.3%) (6.9%) $11,473 23,728 $35,201 $11,605 23,542 $35,148 ($133) 186 $53 (1.1%) 0.8% 0.2% Same Store GAAP NOI (1 ) $15,337 $14,546 $791 5.4% $60,809 $58,829 $1,980 3.4% Tota l Units 4,287 4,287 - - 4,287 4,287 - - % Lea s ed Notes: 94.0% 95.7% - (1.7%) 94.0% 95.7% - (1.7%) (1) The aggregate sum of: property-level revenue, straight-line and ASC 805 adjustments over the given time period; less: operating expense, real estate taxes and utilities over the same period for the same store portfolio. Aggregate property-level revenue over the given period; less: operating expense, real estate taxes and utilities over the same period for the same store portfolio. Harborside Plaza 1 is not included in SSNOI as it is out of service as of 4Q19. Office Same Store includes discontinued operations. Values represent the Company’s pro rata ownership of operating portfolio. (2) (3) (4) (5) CLI Company Highlights 4Q 2019 20 For the Twelve Months Ended 4Q 2019 4Q 2018 Change % Change For the Three Months Ended 4Q 2019 4Q 2018 Change % Change For the Twelve Months Ended 4Q 2019 4Q 2018 Change % Change For the Three Months Ended 4Q 2019 4Q 2018 Change % Change

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_21.jpg Debt Summary & Future Repayments Schedule $ in thousands Debt Breakdown Fixed Rate Debt Fixed Ra te Uns ecured Debt a nd Other Obliga tions Fixed Ra te Secured Debt Subtotal: Fixed Rate Debt $575,000 1,737,785 $2,312,785 20.32% 61.43% 81.75% 4.09% 3.80% 3.87% 2.81 6.52 5.60 Variable Rate Debt Va ria ble Ra te Secured Debt Va ria ble Ra te Uns ecured Debt ( 1) Subtotal: Variable Rate Debt $187,252 329,000 $516,252 6.62% 11.63% 18.25% 4.02% 3.09% 3.54% 3.73 1.07 2.03 Totals/Weighted Average Adjus tment for Una mortized Debt Dis count Una mortized Deferred Fina ncing Cos ts Total Consolidated Debt, net Pa rtners ’ Sha re CLI Share of Total Consolidated Debt, net (a) $2,829,037 (2,170) (18,349) $2,808,518 (74,771) $2,733,747 100.00% 3.81% 4.97 Unconsolidated Secured Debt CLI Sha re Pa rtners ’ Sha re Total Unconsolidated Secured Debt $365,456 386,328 $751,784 48.61% 51.39% 100.00% 4.11% 4.11% 4.11% 6.27 6.27 6.27 Maturity Schedule Period 2020 2021 2022 2023 2024 2025 Therea fter Subtotal Adjus tment for una mortized debt dis count/premium Una mortized ma rk-to-ma rket Una mortized deferred fina ncing cos ts Totals/Weighted Average Notes: - 569 591 550 2,323 3,927 3,799 14,701 $26,460 (2,170) 1,752 (18,349) $7,693 569 498,391 410,228 345,752 284,071 3,799 1,284,475 $2,827,285 (2,171) 1,752 (18,350) $2,808,516 4.82% 3.12% 4.66% 3.54% 3.46% 3.96% 3.96% 3.81% 497,800 409,678 343,429 280,144 - 1,269,774 $2,800,825 $2,800,825 3.81% (a) Minority interest share of consolidated debt is comprised of $33.7 million at Marbella, $30.1 million at M2, $9.8 million at Port Imperial South Garage, and $1.2 million at Port Imperial South Retail. See supporting “Debt Summary & Maturity Schedule” notes on page 43. CLI Company Highlights 4Q 2019 21 Principal Scheduled Total Future Weighted Average Maturities Amortization Repayments Interest Rate ( 1 ) % Weighted Average Weighted Average Balance of Total Interest Rate ( 1 ) Maturity in Years

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_22.jpg Office Debt Profile $ in thousands Lender Secured Debt 101 Huds on Short Hills Portfolio 111 River Principa l ba la nce outs ta nding Una mortized deferred fina ncing cos ts Total Secured Debt - Office Portfolio Wells Fa rgo CMBS Wells Fa rgo CMBS Apollo/Athene 3.20% 4.15% 3.90% 250,000 124,500 150,000 524,500 (3,610) $520,890 250,000 124,500 10/11/26 04/01/27 09/01/29 - 374,500 (2,509) $371,991 Senior Unsecured Notes: (2 )(3 ) 4.500%, Senior Uns ecured Notes 3.150%, Senior Uns ecured Notes Principa l ba la nce outs ta nding Adjus tment for una mortized debt dis count Una mortized deferred fina ncing cos ts Total Senior Unsecured Notes, net: public debt public debt 4.61% 3.52% 300,000 275,000 575,000 (2,170) (1,346) $571,484 300,000 275,000 575,000 (2,838) (1,848) $570,314 04/18/22 05/15/23 Revolving Credit Facilities & Unsecured Term Loans: 2016 Uns ecured Term Loa n 2017 Uns ecured Term Loa n Revolving Credit Fa cilities Una mortized deferred fina ncing cos ts Total Revolving Credit Facilities & Unsecured Term Loans: Total Debt - Office Portfolio - A 7 Lenders 13 Lenders 13 Lenders 3.28% 3.46% LIBOR +1.35% - - 329,000 - $350,000 325,000 117,000 (1,061) $790,939 $1,733,244 N/A N/A 01/25/21 $329,000 $1,421,374 Notes: See supporting “Debt Profile” notes on page 43. CLI Company Highlights 4Q 2019 22 Effective December 31, December 31, Date of Interest Rate (1 ) 2019 2018 Maturity

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_23.jpg Residential Debt Profile $ in thousands Lender Secured Construction Loans 145 Front a t City Squa re (F.K.A. Worces ter) Ma rriott Hotels a t Port Imperia l (F.K.A. Port Imperia l 4/5 Hotel) (5 ) Cha s e III Port Imperia l South 9 Short Hills Res identia l The Cha rlotte (F.K.A. 25 Chris topher Columbus ) Total Secured Construction Debt Citizens Ba nk Fifth Third Ba nk Fifth Third Ba nk Ba nk of New York Mellon People's United Ba nk Qua dRea l Fina nce LIBOR + 2.50% LIBOR + 3.40% LIBOR + 2.50% LIBOR + 2.13% LIBOR + 2.15% LIBOR + 2.75% - 74,000 24,064 11,615 9,431 5,144 $124,254 $56,892 73,350 - - - - N/A 04/09/22 05/16/22 12/19/22 03/26/23 12/01/24 $130,242 Secured Permanent Loans Pa rk Squa re Alterra I & II The Cha s e a t Overlook Ridge Mona co Port Imperia l South 4/5 Reta il Ports ide 7 Signa ture Pla ce (F.K.A. 250 Johns on) Liberty Towers Ports ide 5/6 Ma rbella M2 a t Ma rbella 145 Front Street Qua rry Pla ce a t Tucka hoe (F.K.A 150 Ma in Street) RiverHous e 11 a t Port Imperia l (F.K.A. Port Imperia l South 11) Soho Lofts Riverwa tch Port Imperia l South 4/5 Ga ra ge Principa l ba la nce outs ta nding Una mortized deferred fina ncing cos ts Total Secured Permanent Debt Total Debt - Residential Portfolio - B Total Debt - Office Portfolio - A (from previous page) Wells Fa rgo Ba nk N.A. Ca pita l One/FreddieMa c New York Community Ba nk Northwes tern Mutua l Life America n Genera l Life & A/G PC CBRE Ca pita l Ma rkets /FreddieMa c Na tionwide Life Ins ura nce Compa ny America n Genera l Life Ins ura nce Compa ny New York Life Ins ura nce Co. New York Life Ins ura nce Co. New York Life Ins ura nce Co. MUFG Union Ba nk Na tixis Rea l Es ta te Ca pita l LLC Northwes tern Mutua l Life New York Community Ba nk New York Community Ba nk America n Genera l Life & A/G PC LIBOR + 1.87% 3.85% 3.74% 3.15% 4.56% 3.57% 3.74% 3.37% 4.56% 4.17% 4.29% LIBOR + 1.84% 4.48% 4.52% 3.77% 3.79% 4.85% - - - 166,752 3,934 58,998 43,000 232,000 97,000 131,000 117,000 63,000 41,000 100,000 160,000 30,000 32,600 1,276,284 (13,394) $1,262,890 $1,387,144 $1,421,374 $25,167 100,000 135,750 168,370 4,000 58,998 41,769 - 97,000 131,000 - - 41,000 100,000 - - 32,600 893,885 (6,489) $887,396 $1,059,407 $1,733,244 N/A N/A N/A 02/01/21 12/01/21 08/01/23 08/01/24 10/01/24 03/10/26 08/10/26 08/10/26 12/10/26 08/05/27 01/10/29 07/01/29 07/01/29 12/01/29 Total Consolidated Debt: A + B = C $2,808,518 $2,792,651 Notes: See supporting “Debt Profile” notes on page 43. CLI Company Highlights 4Q 2019 23 Effective December 31, December 31, Date of Interest Rate (1 ) 2019 2018 Maturity

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_24.jpg Consolidated Debt Maturity Schedule $ in thousands 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 - $3,934 $109,679 $9,431 $5,144 - - - - - - - - - - - $250,000 $124,500 - $150,000 - $170,686 - $58,998 $275,000 - $408,000 $41,000 - $322,600 - - $300,000 $275,000 - - - - - - Debt Maturity Schedule $700,00 0 $600,00 0 $500,00 0 $408,000 $400,00 0 $322,600 $300,00 0 $300,000 $275,000 $200,00 0 $41,000 $275,000 $250,000 $100,00 0 $170,686 $109,679 $58,998 $0 $3,934 $5,144 $9,431 2023 2020 2021 2022 2024 2025 2026 2027 2028 2029 Construction Office Secured Resident ial Secur ed Corporate* *Revolving Credit Facility is excluded from the table CLI Company Highlights 4Q 2019 24 $124,500$150,000 Construction Office Secured Residential Secured Corporate*

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_25.jpg Unconsolidated Joint Ventures $ in thousands Ope ra ting Prope rtie s Residential Metropolita n Metropolita n Lofts RiverTra ce a t Port Imperia l Crys ta l Hous e Riverpa rk a t Ha rris on Sta tion Hous e Urby Ha rbors ide Subtotal - Residential 130 59 316 825 141 378 762 2,611 92.3% 25.0% 50.0% 22.5% 25.0% 45.0% 50.0% 85.0% 47.5% $1,013 363 1,908 3,280 486 1,854 7,809 $16,713 $41,228 13,145 82,000 159,492 29,261 96,861 192,000 $613,987 $667 207 1,250 2,016 215 687 5,314 $10,356 $253 182 429 820 219 927 6,638 $9,468 $10,307 6,573 18,450 39,873 13,167 48,431 163,200 $300,001 $106 104 281 504 97 344 4,517 $5,953 $33 109 278 487 94 324 4,429 $5,755 94.9% 97.8% 96.6% 99.3% 97.1% 94.9% 96.2% Office 12 Vreela nd Offices a t Crys ta l La ke Subtotal - Office 139,750 106,345 246,095 100.0% 93.2% 97.1% 50.0% 31.3% 41.9% $484 239 $723 $6,267 3,322 $9,589 $439 199 $638 $242 75 $317 $3,134 1,038 $4,172 $220 62 $282 $211 62 $273 Retail/Hotel Riverwa lk Reta il Hya tt Regency Jers ey City Subtotal - Retail/Hotel 30,745 351 58.0% 88.6% 87.1% 20.0% 50.0% 48.6% $195 3,896 $4,091 - 100,000 $100,000 $195 2,979 $3,174 $39 1,948 $1,987 - 50,000 $50,000 $39 1,490 $1,529 $13 1,474 $1,486 Total Operating 47.5% $21,527 $723,576 $14,168 $11,772 $354,173 $7,764 $7,514 Other Uncons olida ted JVs Total Unconsolidated JVs (3 ) $2,096 $23,623 $28,208 $751,784 $2,096 $16,264 $1,047 $12,819 11,283 $365,456 $1,047 $8,811 $32 $7,546 Notes: (a) (b) (c) (d) The sum of property-level revenue, straight-line and ASC 805 adjustments; less: operating expense, real estate taxes and utilities. Property-level revenue; less: operating expense, real estate taxes and utilities, property-level G&A expense and property-level interest expense. GAAP NOI at Company’s ownership interest in the joint venture property. NOI After Debt Service at Company’s ownership interest in the joint venture property, calculated as Company’s share of GAAP NOI after deducting Company’s share of the unconsolidated joint ventures’ interest expense. The Company’s share of the interest expense is $4,107,000 for 4Q 2019. See supporting “Unconsolidated Joint Ventures” notes on page 43 and Information About Net Operating Income (NOI) on page 46. CLI Company Highlights 4Q 2019 25 Leased CLI's Nominal 4Q 2019 Total NOI After CLI Share CLI Share CLI NOI After CLI 4Q Property Units/SF Occupancy Ownership (1 ) NOI (a) Debt Debt Service (b) of NOI (c) of Debt Debt Service (d) 2019 FFO

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_26.jpg Transaction Activity $ in thousands (incl. per unit values) except per SF Office Portfolio 1Q 2019 Acquis itions 99 Wood Ave. South Total 1Q 2019 Acquisitions Is elin, NJ 02/06/19 1 271,988 271,988 83.8% 83.8% $61,500 $61,500 $226 $226 1 7.2% 1Q 2019 Dis pos itions 721 Route 202/206 2115 Linwood Ave. 201 Littleton Ave. 141 Wes t Front St. 320 & 321 Univers ity Ave. Northern Wes tches ter Portfolio Total 1Q 2019 Dispositions Bridgewa ter, NJ Fort Lee, NJ Morris Pla ins , NJ Red Ba nk, NJ Newa rk, NJ Va rious NY / CT 01/11/19 01/22/19 02/27/19 02/28/19 03/13/19 03/29/19 1 1 1 1 2 56 62 192,741 68,000 88,369 92,878 147,406 3,148,512 3,737,906 0.0% 86.1% 37.3% 63.7% 0.0% 91.1% 80.8% $6,000 16,088 5,250 22,000 26,015 487,500 $562,853 $31 237 59 237 176 155 $151 5.4% 2Q 2019 Dis pos itions 650 From Rd. Total 2Q 2019 Dispositions Pa ra mus , NJ 06/18/19 1 348,510 348,510 67.0% 67.0% $42,000 $42,000 $121 $121 1 5.4% 4Q 2019 Dis pos itions 3600 Route 66 5 Wood Hollow Rd. Total 4Q 2019 Dispositions Neptune, NJ Pa rs ippa ny, NJ 10/18/19 12/18/19 1 1 180,000 317,040 497,040 100.0% 65.2% 77.8% $26,015 29,250 $55,265 $145 92 $111 2 7.9% Residential Portfolio 1Q 2019 Acquis itions M2 a t Ma rbella Total 1Q 2019 Acquisitions Jers ey City, NJ 01/31/19 1 311 311 94.5% 94.5% $195,000 $195,000 $627 $627 1 4.6% 1Q 2019 Dis pos itions Pa rk Squa re Total 1Q 2019 Dispositions Ra hwa y, NJ 01/16/19 1 159 159 96.9% 96.9% $34,900 $34,900 $219 $219 1 5.0% 2Q 2019 Acquis itions Soho Lofts 107 Morga n (La nd) Total 2Q 2019 Acquisitions Jers ey City, NJ Jers ey City, NJ 04/01/19 05/10/19 1 - 377 - 97.9% - $263,800 67,229 $331,029 $700 - 1 377 97.9% $700 4.6% 3Q 2019 Acquis itions Liberty Towers Total 3Q 2019 Acquisitions Jers ey City, NJ 09/26/19 1 648 648 97.3% 97.3% $409,000 $409,000 $631 $631 1 4.4% 4Q 2019 Dis pos itions Alterra & The Cha s e a t Overlook Ridge 130 Monument Rd. (Development Site) 51 Wa s hington St. (Development Site) Total 4Q 2019 Dispositions Revere & Ma lden, MA Ba la Cynwyd, PA Cons hohocken, PA 10/24/19 11/08/19 12/19/19 3 - - 1,386 - - 97.8% - - $411,500 8,941 8,980 $429,421 $297 - - 3 1,386 97.8% $297 4.9% Notes: (1) Acquisitions list gross purchase prices; dispositions list gross sales proceeds CLI Company Highlights 4Q 2019 26 Number of Percenta ge Gross Asset Price Per Weighted Average Location Transaction Date Buildings Units / Keys Leased Value (1 ) Unit Cap Rate Number of Percentage Gross Asset Price Per Weighted Average Location Transaction Date Buildings SF Leased Value (1 ) SF Cap Rate

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_27.jpg Office Portfolio 4Q 2019 27

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_28.jpg Property Listing 101 Huds on Ha rbors ide 2 & 3 Ha rbors ide 4a Ha rbors ide 5 111 River Street Total Waterfront Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Hoboken, NJ 1,246,283 1,487,222 231,856 977,225 566,215 4,508,801 1,038,878 1,239,495 231,856 551,340 448,486 3,510,055 83.4% 83.3% 100.0% 56.4% 79.2% 77.8% $38.31 39.16 38.93 40.80 41.19 $39.42 1 Gira lda Fa rms 7 Gira lda Fa rms 4 Ca mpus Drive 6 Ca mpus Drive 7 Ca mpus Drive 8 Ca mpus Drive 9 Ca mpus Drive 1 Sylva n Wa y 3 Sylva n Wa y 5 Sylva n Wa y 7 Sylva n Wa y 4 Ga teha ll Drive 2 Hilton Court 2 Dryden Wa y 100 Schultz Drive 200 Schultz Drive 1 River Center 1 1 River Center 2 1 River Center 3 100 Overlook Center 5 Va ughn Drive 23 Ma in Street (2 ) 325 Columbia Turnpike Total Suburban Ma dis on, NJ Ma dis on, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Princeton, NJ Princeton, NJ Holmdel, NJ Florha m Pa rk, NJ 154,417 236,674 147,475 148,291 154,395 215,265 156,495 150,557 147,241 151,383 145,983 248,480 181,592 6,216 100,000 102,018 122,594 120,360 194,518 149,600 98,500 350,000 168,144 3,650,198 149,745 142,136 119,821 101,063 106,908 165,276 143,368 122,938 91,851 149,271 105,194 169,702 181,592 6,216 28,506 87,579 119,622 120,360 74,621 140,583 43,310 350,000 162,983 2,882,645 97.0% 60.1% 81.2% 68.2% 69.2% 76.8% 91.6% 81.7% 62.4% 98.6% 72.1% 68.3% 100.0% 100.0% 28.5% 85.8% 97.6% 100.0% 38.4% 94.0% 44.0% 100.0% 96.9% 79.0% $40.43 36.48 25.48 26.65 28.10 31.75 23.26 34.16 32.26 30.76 30.51 28.44 42.64 17.94 31.48 29.67 28.94 27.80 30.01 31.63 31.02 18.11 26.85 $29.52 1 Bridge Pla za 101 Wood Avenue S 99 Wood Avenue S 581 Ma in Street 333 Thorna ll Street 343 Thorna ll Street 150 JFK Pa rkwa y 51 JFK Pa rkwa y 101 JFK Pa rkwa y 103 JFK Pa rkwa y Total Class A Suburban Fort Lee, NJ Is elin, NJ Is elin, NJ Woodbridge, NJ Edis on, NJ Edis on, NJ Short Hills , NJ Short Hills , NJ Short Hills , NJ Short Hills , NJ 200,000 262,841 271,988 200,000 196,128 195,709 247,476 260,741 197,196 123,000 2,155,079 147,899 262,841 222,287 200,000 174,371 195,709 160,636 254,733 191,477 123,000 1,932,953 73.9% 100.0% 81.7% 100.0% 88.9% 100.0% 64.9% 97.7% 97.1% 100.0% 89.7% $30.15 34.36 37.15 34.31 36.48 36.09 37.29 54.40 43.97 43.10 $39.11 Total Core Office Portfolio (3 ) 10,314,078 8,325,653 80.7% $35.92 Notes: See supporting “Property Listing” notes on page 43. CLI Office Portfolio 4Q 2019 28 Class A Suburban Avg. Base Rent BuildingLocationTotal SFLeased SF% Leased + Escalations (1 ) Suburban Avg. Base Rent BuildingLocationTotal SFLeased SF% Leased + Escalations (1 ) Waterfront Avg. Base Rent BuildingLocationTotal SFLeased SF% Leased + Escalations (1 )

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_29.jpg 2020 Expirations by Building Waterfront 2020 Expirations Suburban 2020 Expirations Current Current Building Location Total SF SF % Total In-Place Rent Asking Rent Building Location Total SF SF % Total In-Place Rent Asking Rent 1,246,283 1,487,222 231,856 977,225 566,215 4,508,801 998,746 1 Gira lda Fa rms 7 Gira lda Fa rms 4 Ca mpus Drive 6 Ca mpus Drive 7 Ca mpus Drive 8 Ca mpus Drive 9 Ca mpus Drive 1 Sylva n Wa y 3 Sylva n Wa y 5 Sylva n Wa y 7 Sylva n Wa y 4 Ga teha ll Drive 2 Hilton Court 2 Dryden Wa y 1 River Center 1 1 River Center 2 1 River Center 3 & 4 100 Schultz Drive 200 Schultz Drive 100 Overlook Center 5 Va ughn Drive 23 Ma in Street Ma dis on, NJ Ma dis on, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Princeton, NJ Princeton, NJ Holmdel, NJ 101 Huds on Ha rbors ide 2 & 3 Ha rbors ide 4a Ha rbors ide 5 111 River Street Total Waterfront(1 ) Wa terfront Va ca ncies Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Hoboken, NJ 16,361 16,130 - 28,653 - 1.3% 1.1% 0.0% 2.9% 0.0% 1.4% $38.99 32.58 $47.00 43.00 44.00 49.00 52.00 $46.59 154,417 236,674 147,475 148,291 154,395 215,265 156,495 150,557 147,241 151,383 145,983 248,480 181,592 6,216 122,594 120,360 194,518 100,000 102,018 149,600 98,500 350,000 168,144 3,650,198 767,553 - - 0.0% 0.0% 21.6% 4.2% 23.1% 1.6% 2.2% 0.0% 0.0% 12.4% 0.0% 11.6% 0.0% 0.0% 6.3% 5.6% 0.0% 0.0% 0.0% 0.0% 14.2% 0.0% 5.7% 4.6% - - $37.00 37.00 27.50 27.50 27.50 33.00 27.50 33.00 33.00 33.00 33.00 30.00 32.00 16.50 30.00 30.00 30.00 30.00 30.00 32.00 30.00 18.50 30.00 $30.06 - 31,911 6,214 35,696 3,450 3,515 - - 18,796 - 28,906 - - 7,707 6,790 - - - - 13,953 - 9,649 166,587 21.0% 23.36 27.23 31.00 35.64 25.56 40.54 - 61,144 22.2% $38.02 - - 27.66 - 27.26 Class A Suburban - - 2020 Expirations Current Building Location Total SF SF % Total In-Place Rent Asking Rent 26.85 27.53 200,000 262,841 271,988 1 Bridge Pla za 101 Wood Avenue S 99 Wood Avenue S 581 Ma in Street 333 Thorna ll Street 343 Thorna ll Street 150 JFK Pa rkwa y 51 JFK Pa rkwa y 101 JFK Pa rkwa y 103 JFK Pa rkwa y Total Class A Suburban Cla s s A Va ca ncies Fort Lee, NJ Is elin, NJ Is elin, NJ 9,626 - 62,029 - 20,885 35,345 29,288 31,033 49,152 - 4.8% 0.0% 22.8% 0.0% 10.6% 18.1% 11.8% 11.9% 24.9% 0.0% 11.0% $28.99 $32.00 37.00 37.00 32.00 37.00 37.00 48.00 55.00 45.00 45.00 $40.70 - - - - - 42.36 Woodbridge, NJ 200,000 - 196,128 195,709 247,476 260,741 197,196 123,000 2,155,079 222,126 Edis on, NJ Edis on, NJ Short Hills , NJ Short Hills , NJ Short Hills , NJ Short Hills , NJ 37.09 32.82 38.87 55.03 45.10 30.57 - 325 Columbia Turnpike Florha m Pa rk, NJ Total Suburban Suburba n Va ca ncies 26.15 $27.70 - 237,358 10.3% $41.73 Total Core Office Portfolio Tota l Core Office Va ca ncies 10,314,078 1,988,425 465,089 19.3% 4.5% $36.22 $37.66 Notes: (1) Excludes Harborside 1 (399,578 RSF), which was removed from leasable inventory as of September 30, 2019. CLI Office Portfolio 4Q 2019 29

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_30.jpg Leasing Activity Percentage Leased Summary Wa terfront Cla s s A Suburba n Suburba n Subtotals Non-Core TOTALS 77.9% 90.0% 79.1% 80.8% 72.6% 80.7% 0.0% 0.0% (12.0%) (4.6%) 0.0% (4.5%) (0.1%) (0.3%) (0.1%) (0.1%) (2.3%) (0.1%) 77.8% 89.7% 79.0% 80.7% 70.3% 80.6% 3,300,159 1,923,155 2,793,966 8,017,280 108,432 8,125,712 209,896 9,798 88,679 308,373 2,860 311,233 998,746 222,126 767,553 1,988,425 46,943 2,035,368 Summary of Leasing Transaction Activity For the three months ended December 31, 2019 Wa terfront Cla s s A Suburba n Suburba n Subtotals Non-Core TOTALS 4 10 7 21 27,746 103,499 38,088 169,333 12,197 22,883 16,499 51,579 15,549 80,616 21,589 117,754 6,937 10,350 5,441 8,063 8.7 5.4 4.0 $49.89 37.23 29.15 $6.29 5.66 3.52 5.6 $37.49 $5.41 - - - - - - - - 21 169,333 51,579 117,754 8,063 5.6 $37.49 $5.41 Notes: (1) Inclusive of escalations. CLI Office Portfolio 4Q 2019 30 Number of Total Sq. Ft. Sq. Ft. Renewed Average Weighted Avg. Wtd. Avg. Wtd. Avg. Costs Transactions Sq. Ft. New Leases and Other Retained Sq. Ft. Term (Yrs) Base Rent ($) (1 ) Sq. Ft. Per Year ($) Pct. Leased Impact of Impact of Pct. Leased Sq. Ft. Leased Sq. Ft. Leased Sq. Ft. 9/30/2019 Acquisition/Disposition Leasing Activity 12/31/2019 Commercial Service Unleased

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_31.jpg Leasing Rollforwards For the three months ended December 31, 2019 Wa terfront Cla s s A Suburba n Suburba n Subtotals Non-Core TOTALS 77.9% 90.0% 79.1% 80.8% 72.6% 80.7% 4,508,801 2,155,079 4,147,238 10,811,118 158,235 10,969,353 3,513,283 1,939,242 3,280,542 8,733,067 114,893 8,847,960 - - (497,040) (497,040) - - - (395,269) (395,269) - (30,974) (109,788) (40,716) (181,478) (3,601) (185,079) 27,746 103,499 38,088 169,333 (3,228) (6,289) (2,628) (12,145) (3,601) (15,746) 4,508,801 2,155,079 3,650,198 10,314,078 158,235 10,472,313 3,510,055 1,932,953 2,882,645 8,325,653 111,292 8,436,945 77.8% 89.7% 79.0% 80.7% 70.3% 80.6% - (497,040) (395,269) 169,333 For the twelve months ended December 31, 2019 Wa terfront Cla s s A Suburba n Suburba n Flex Pa rks Subtotals (1 ) Non-Core TOTALS 73.2% 94.2% 82.5% 92.8% 4,884,193 1,951,091 4,135,607 3,139,212 3,577,280 1,837,963 3,410,439 2,912,883 (375,392) 203,988 (485,409) (3,139,212) (194,066) 181,317 (399,883) (2,858,629) (17,678) (239,789) (430,354) (107,291) (795,112) (25,161) (820,273) 144,519 153,462 302,443 53,037 653,461 16,133 669,594 126,841 (86,327) (127,911) (54,254) 4,508,801 2,155,079 3,650,198 - 3,510,055 1,932,953 2,882,645 - 77.8% 89.7% 79.0% 0.0% 80.7% 70.3% 80.6% 83.2% 51.2% 81.7% 14,110,103 708,786 14,818,889 11,738,565 362,655 12,101,220 (3,796,025) (550,551) (4,346,576) (3,271,261) (242,335) (3,513,596) (141,651) (9,028) (150,679) 10,314,078 158,235 10,472,313 8,325,653 111,292 8,436,945 Notes: (1) Percent Leased at 12/31/18 was 80.4% excluding Flex Parks. CLI Office Portfolio 4Q 2019 31 Pct. Sq. Ft. Inventory Leased Sq. Ft. Net Sq. Ft. Pct. Leased Inventory Leased Acquired/ Acquired/ Expiring/ Incoming Leasing Inventory Leased Leased 12/31/18 12/31/18 12/31/18 Disposed Disposed Adj. Sq. Ft. Sq. Ft. Activity 12/31/2019 12/31/2019 12/31/2019 Pct. Sq. Ft. Inventory Leased Sq. Ft. Net Sq. Ft. Pct. Leased Inventory Leased Acquired/ Acquired/ Expiring/ Incoming Leasing Inventory Leased Leased 9/30/2019 9/30/2019 9/30/2019 Disposed Disposed Adj. Sq. Ft. Sq. Ft. Activity 12/31/2019 12/31/2019 12/31/2019

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_32.jpg Top 15 Tenants Merrill Lynch Pierce Fenner John Wiley & Sons Inc. MUFG Ba nk LTD. Dun & Bra ds treet Corpora tion Da iichi Sa nkyo Inc. TD Ameritra de Services Co. E-Tra de Fina ncia l Corpora tion KPMG LLP Inves tors Ba nk Vona ge America Inc. Plymouth Rock Ma na gement Co. Arch Ins ura nce Compa ny Ala cer Corpora tion (fka Pfizer Inc.) Sumitomo Mits ui Ba nking Corpora tion HQ Globa l Workpla ces LLC Totals 2 1 2 2 1 1 1 2 3 1 1 1 1 1 5 $10,898,022 10,888,237 10,189,469 7,516,240 6,909,661 6,894,300 5,290,600 5,224,111 5,161,708 4,826,500 4,351,725 4,326,008 4,306,008 4,156,989 4,125,006 $95,064,584 4.0% 4.0% 3.8% 2.8% 2.6% 2.5% 2.0% 1.9% 1.9% 1.8% 1.6% 1.6% 1.6% 1.5% 1.5% 35.1% 421,570 290,353 242,354 192,280 171,900 193,873 132,265 120,947 144,552 350,000 129,786 106,815 113,316 111,105 122,222 2,843,338 5.2% 3.6% 3.0% 2.4% 2.1% 2.4% 1.6% 1.5% 1.8% 4.3% 1.6% 1.3% 1.4% 1.4% 1.5% 35.1% (3) 2033 (4) 2023 2023 (5) 2021 (6) 2031 (7) (8) 2023 2031 2024 2025 (9) 2037 (10) (11) Notes: See supporting “Top 15 Tenants” notes on page 43. CLI Office Portfolio 4Q 2019 32 Percentage of Annualized Company Square Percentage Year of Number of Base Rental Annualized Base Feet Total Company Lease Properties Revenue ($) (1 ) Rental Revenue (%)(2 ) Leased Leased Sq. Ft. (%) (2 ) Expiration

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_33.jpg Lease Expirations Year of Expiration/Market 2020 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2020 2021 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2020 2022 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2021 2023 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2022 2024 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2023 7 18 23 48 2 50 61,144 237,358 166,587 465,089 5,235 470,324 0.8 2.9 2.0 5.7 0.1 5.8 2,165,377 9,339,538 4,389,754 15,894,669 140,850 16,035,519 35.41 39.35 26.35 34.18 26.91 34.09 0.8 3.4 1.6 5.8 0.1 5.9 18 19 23 60 4 64 392,953 131,275 206,672 730,900 67,500 798,400 4.8 1.6 2.6 9.0 0.8 9.8 14,441,400 5,266,981 6,033,034 25,741,415 1,793,786 27,535,201 36.75 40.12 29.19 35.22 26.57 34.49 5.3 1.9 2.2 9.4 0.7 10.1 12 17 30 59 4 63 102,307 184,690 295,311 582,308 35,697 618,005 1.3 2.3 3.6 7.2 0.4 7.6 3,951,557 6,086,368 8,558,097 18,596,022 964,165 19,560,187 38.62 32.95 28.98 31.94 27.01 31.65 1.5 2.2 3.2 6.9 0.3 7.2 11 17 35 63 - 324,360 279,198 863,460 1,467,018 4.0 3.4 10.6 18.0 11,929,205 10,586,628 21,414,517 43,930,350 36.78 37.92 24.80 29.95 4.4 3.9 7.9 16.2 - - - - - 63 1,467,018 18.0 43,930,350 29.95 16.2 12 19 30 61 - 230,182 248,719 330,705 809,606 - 2.8 3.1 4.1 10.0 9,196,390 10,651,150 9,286,738 29,134,278 - 39.95 42.82 28.08 35.99 - 3.4 3.9 3.4 10.7 - - 61 809,606 10.0 29,134,278 35.99 10.7 Notes: See supporting “Expirations” notes on page 44. CLI Office Portfolio 4Q 2019 33 Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1 ) Leases (Sq. Ft.) (2 ) Expiring Leases (%) Expiring Leases ($) (3 )(4 ) by Expiring Leases ($) Expiring Leases (%)

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_34.jpg Lease Expirations (Cont.) Year of Expiration/Market 2025 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2024 2026 AND THEREAFTER 9 21 13 43 - 123,680 223,891 217,419 564,990 1.5 2.7 2.7 6.9 4,065,936 7,910,742 7,333,201 19,309,879 32.87 35.33 33.73 34.18 1.5 2.9 2.7 7.1 - - - - - 43 564,990 19,309,879 34.18 7.1 6.9 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2025 AND THEREAFTER 50 26 42 118 - 2,065,533 620,744 715,588 3,401,865 25.3 7.7 8.9 41.9 73,929,687 21,824,691 20,726,480 116,480,858 37.59 35.16 28.96 34.24 27.2 8.1 7.5 42.8 - - - - 118 3,401,865 41.9 116,480,858 34.24 42.8 Expirations by Type Year of Expiration/Market TOTALS BY TYPE Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core Totals/Weighted Average 119 137 196 452 10 462 3,300,159 1,925,875 2,795,742 8,021,776 108,432 8,130,208 40.5 23.7 34.5 98.7 1.3 100.0 119,679,552 71,666,098 77,741,821 269,087,471 2,898,801 $271,986,272 36.26 37.21 27.81 33.54 26.73 33.45 44.1 26.3 28.5 98.9 1.1 100.0 Notes: See supporting “Expirations” notes on page 44. CLI Office Portfolio 4Q 2019 34 Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1 ) Leases (Sq. Ft.) (2 ) Expiring Leases (%) Expiring Leases ($) (3 )(4 ) by Expiring Leases ($) Expiring Leases (%) Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1 ) Leases (Sq. Ft.) (2 ) Expiring Leases (%) Expiring Leases ($) (3 )(4 ) by Expiring Leases ($) Expiring Leases (%)

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_35.jpg Multifamily Portfolio 4Q 2019 35

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_36.jpg

$ in thousands, except per home Operating Communities – Residential 3 6 4Q 2019 Notes: (a) Percentage leased is shown net of the 27 units under renovation at Monaco and the 24 units under renovation at Marbella as of De cember 31, 2019. (b) On October 24, 2019, the Company disposed of Alterra & The Chase at Overlook Ridge for a gross price of $411.5 million. See Information About Net Operating Income on page 44. See supporting “Operating & Lease - Up Communities” notes on page 44. ▪ 4 Q 2019 Percentage Leased : 95 . 0 % ▪ 4 Q 2019 Avg . Revenue Per Home : $ 2 , 938 CLI Multifamily Portfolio Average Average Percentage Percentage Revenue Revenue Rentable Avg. Year Leased Leased Per Home Per Home NOI* NOI* NOI* Debt Operating - Residential Location Ownership Apartments SF Size Complete 4Q 2019 3Q 2019 4Q 2019 3Q 2019 4Q 2019 3Q 2019 YE 2019 Balance Consolidated Liberty Towers Jersey City, NJ 100.00% 648 603,110 931 2003 97.4% 97.3% $2,204 N/A $4,464 $356 $4,820 $232,000 Marbella (a) Jersey City, NJ 74.27% 412 369,515 897 2003 89.1% 94.7% 3,364 3,260 2,328 2,041 9,207 131,000 Monaco (a) Jersey City, NJ 100.00% 523 475,742 910 2011 85.9% 88.3% 3,526 3,551 3,031 3,218 13,191 165,000 M2 Jersey City, NJ 74.27% 311 273,132 878 2016 92.3% 97.1% 3,543 3,860 2,081 2,131 7,742 117,000 Soho Lofts Jersey City, NJ 100.00% 377 449,067 1,191 2017 96.0% 97.9% 4,038 4,124 2,333 2,628 7,992 160,000 RiverHouse 11 Weehawken, NJ 100.00% 295 250,591 849 2018 98.0% 98.6% 3,183 2,845 1,807 1,781 6,638 100,000 Riverwatch New Brunswick, NJ 100.00% 200 147,852 739 1997 93.5% 96.0% 1,072 1,848 548 420 2,073 30,000 Signature Place at Morris Plains Morris Plains, NJ 100.00% 197 203,716 1,034 2018 95.9% 98.0% 3,292 2,476 1,170 776 3,127 43,000 Quarry Place at Tuckahoe Eastchester, NY 100.00% 108 105,509 977 2016 100.0% 97.2% 3,562 3,572 641 631 2,607 41,000 Portside at East Pier - 7 East Boston, MA 100.00% 181 156,091 862 2015 96.7% 99.4% 2,945 2,904 1,166 1,091 4,409 58,998 Portside at East Pier - 5/6 East Boston, MA 100.00% 296 235,078 794 2018 98.0% 99.3% 2,851 2,761 1,777 1,783 6,411 97,000 145 Front at City Square Worcester, MA 100.00% 365 305,656 837 2018 97.0% 99.7% 3,053 1,835 1,167 1,198 3,061 63,000 Alterra at Overlook Ridge (b) Revere, MA N/A N/A N/A N/A 2008 N/A 98.9% N/A 2,002 958 2,405 8,512 N/A The Chase at Overlook Ridge (b) Malden, MA N/A N/A N/A N/A 2014 N/A 98.0% N/A 2,165 783 2,498 8,529 N/A Consolidated 95.25% 3,913 3,575,059 914 94.3% 96.4% $3,057 $3,078 $24,254 $22,957 $88,319 $1,237,998 Unconsolidated Joint Ventures (1) Urby Harborside Jersey City, NJ 85.00% 762 474,476 623 2017 94.9% 96.7% $3,066 $3,002 $7,809 $4,480 $20,809 $192,000 RiverTrace at Port Imperial West New York, NJ 22.50% 316 295,767 936 2014 97.8% 97.8% 3,193 3,244 1,908 1,813 7,332 82,000 RiverPark at Harrison Harrison, NJ 45.00% 141 125,498 890 2014 99.3% 94.3% 2,535 2,289 486 478 1,774 29,261 Metropolitan at 40 Park (2) Morristown, NJ 25.00% 130 124,237 956 2010 92.3% 94.6% 3,301 3,370 719 752 2,987 35,161 Metropolitan Lofts Morristown, NJ 50.00% 59 54,683 927 2018 94.9% 94.9% 3,459 3,221 363 319 1,388 13,145 Station House Washington, DC 50.00% 378 290,348 768 2015 97.1% 97.6% 2,715 2,724 1,854 2,088 7,488 96,861 Crystal House Arlington, VA 25.00% 825 738,786 895 1962 96.6% 97.7% 2,236 2,253 3,280 3,381 12,832 159,492 Joint Ventures 47.47% 2,611 2,103,795 806 96.2% 97.0% $2,760 $2,739 $16,419 $13,311 $54,610 $607,920 Total Residential - Operating Communities (3) 76.13% 6,524 5,678,854 870 95.0% 96.7% $2,938 $2,928 $40,673 $36,268 $142,929 $1,845,918 Average Average Year Occupancy Occupancy ADR ADR NOI* NOI* NOI* Debt Operating - Hotels Location Ownership Keys Complete 4Q 2019 3Q 2019 4Q 2019 3Q 2019 4Q 2019 3Q 2019 YE 2019 Balance Envue, Autograph Collection Weehawken, NJ 100.00% 208 2019 78.1% 71.1% $210 $222 $1,591 ($1,277) $314 Residence Inn at Port Imperial Weehawken, NJ 100.00% 164 2018 90.3% 87.1% 201 204 1,507 406 2,756 Marriott Hotels at Port Imperial 100.00% 372 83.5% 87.1% $206 $204 $3,098 ($871) $3,070 $74,000 Operating Highlights

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_37.jpg Operating Communities - Commercial $ in thousands Summary of Consolidated RRT NOI by Type (unaudited): Tota l Cons olida ted Res identia l - Opera ting Communities - from p. 36 (1 ) Tota l Cons olida ted Commercia l - (from ta ble a bove) $24,254 920 $22,957 855 Tota l NOI from Cons olida ted Properties (excl uncons ol. JVs /s ubordina ted interes ts ): NOI (los s ) from s ervices , la nd/development/repurpos ing & other a s s ets $25,174 1,990 $23,812 879 Total NOI for RRT (see Information About Net Operating Income on p. 46)*: $27,164 $24,691 Notes: See Information About Net Operating Income on page 46. (1) Includes recently stabilized communities CLI Multifamily Portfolio 4Q 2019 37 4Q 2019 3Q 2019 RentableYear Operating - Commercial Location Ownership Spaces SF Complete Cons olida te d Port Imperia l Ga ra ge South Weeha wken, NJ 70.00% 800 320,426 2013 Port Imperia l Reta il South Weeha wken, NJ 70.00% 18,064 2013 Port Imperia l Ga ra ge North Weeha wken, NJ 100.00% 786 304,617 2015 Port Imperia l Reta il North Weeha wken, NJ 100.00% 8,400 2015 Consolidated 84.41% 651,507 Uncons olida te d Joint Ve nture s Shops a t 40 Pa rk Morris town, NJ 25.00% 50,973 2010 Riverwa lk a t Port Imperia l Wes t New York, NJ 20.00% 30,745 2008 Subordinate Interests 23.12% 81,718 Operating Highlights Percentage Percentage Leased Leased NOI* NOI* NOI* Debt 4Q 2019 3Q 2019 4Q 2019 3Q 2019 YE 2019 Balance NA NA $547 $468 $1,746 $32,600 69.2% 81.6% 105 150 535 3,934 NA NA 163 222 761 - 100.0% 100.0% 105 15 330 - 79.0% 87.4% $920 $855 $3,372 $36,534 69.0% 69.0% $294 $206 $1,034 $6,067 66.2% 58.0% 195 138 $603 - 67.9% 64.9% $489 $344 $1,637 $6,067 Total Commercial 77.58% 733,225 77.7% 84.9% $1,409 $1,199 $5,009 $42,601

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_38.jpg In-Construction Communities $ in thousands RRT’s share of projected stabilized NOI will be $54.4 million ▪ Project Capitalization - Total Capital as of 4Q 2019 Development Schedule Total In-Construction Communities 88.88% 1,942 $1,003,035 $628,699 $329,636 $44,700 $405,774 $78,462 $282,612 $61,563 6.17% 2020 MCRC Rema ining Ca pita l Therea fter MCRC Rema ining Ca pita l Total Remaining Capital 405,659 191,602 $597,271 358,635 191,602 $550,237 Operating & Construction Apts. (projected) Future Development Apts. % Growth in Operating & Construction Units (projected) 8,466 9,373 - 10,243 7,596 - 10,423 7,596 - Notes: NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 46. See supporting “In-Construction Communities” notes on page 44. CLI Multifamily Portfolio 4Q 2019 38 4Q 2019YE 2020YE 2021 47,024 - $47,024 Third Apartment MCRC Party Dev Debt MCRC Initial Project Community Location Ownership Homes/Keys Costs Debt (1 ) Capital Capital Costs (2 ) Balance Capital Start Occupancy Stabilization Cons olida te d Building 9 a t Port Imperia l Weeha wken, NJ 100.00% 313 $142,920 $92,000 $50,920 - $62,535 $11,615 $50,920 3Q 2018 4Q 2020 4Q 2021 Cha s e III a t Overlook Ridge (3 ) Ma lden, MA 100.00% 326 99,433 60,699 38,734 - 62,798 24,064 38,734 3Q 2018 1Q 2020 1Q 2021 Short Hills Res identia l Short Hills , NJ 100.00% 193 99,412 64,000 35,412 - 44,843 9,431 35,412 4Q 2018 4Q 2020 3Q 2021 The Cha rlotte Jers ey City, NJ 100.00% 750 469,500 300,000 169,500 - 127,620 5,144 122,476 1Q 2019 1Q 2022 4Q 2023 Consolidated 100.00% 1,582 $811,265 $516,699 $294,566 $0 $297,796 $50,254 $247,542 Joint Ve nture s PI North - Riverwa lk C Wes t New York, NJ 40.00% 360 191,770 112,000 35,070 44,700 107,978 28,208 35,070 4Q 2017 4Q 2020 1Q 2022 Joint Ventures 40.00% 360 $191,770 $112,000 $35,070 $44,700 $107,978 $28,208 $35,070 Projected Projected Stabilized Stabilized NOI Yield $9,344 6.54% 6,306 6.34% 5,910 5.94% 28,098 5.98% $49,658 6.16% 11,905 6.21% $11,905 6.21%

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_39.jpg Future Start Communities As of December 31, 2019, the Company has a future development portfolio of 9,373 residential units All priority starts (1,777 units) are located on the Hudson River Waterfront ▪ ▪ Current Ownership 100% 100% 85% 93% Priority Starts Location Weehawken, NJ Jersey City, NJ Jersey City, NJ Apartments 302 679 796 1,777 Target Start PI South - Park Parcel Plaza 8 Urby Harborside II Total Priority Starts 2020 2020 2021 Future Developments – Hudson Waterfront Location Apartment 131 300 1,060 803 265 585 200 471 224 141 4,180 Future Developments Location White Plains, NY Roseland, NJ Parsippany, NJ Short Hills, NJ Roseland, NJ Apartment 300 299 345 200 140 1,284 300 250 444 994 PI South – Building 16 PI South – Office 1/3 (1) Plaza 9 107 Morgan Liberty Landing Phase I Liberty Landing – Future Phases PI South – Building 2 PI North – Riverbend 6 PI North – Building I PI North – Building J Subtotal Weehawken, NJ Weehawken, NJ Jersey City, NJ Jersey City, NJ Jersey City, NJ Jersey City, NJ Weehawken, NJ West New York, NJ West New York, NJ West New York, NJ 1 Water Street 6 Becker Farm 1633 Littleton (repurposing) 233 Canoe Brook Road - Hotel 65 Livingston Subtotal - Northeast Corridor Portside 1-4 Overlook IIIA Overlook V/VI Subtotal - Boston Metro East Boston, MA Malden, MA Malden, MA Crystal House – III Crystal House – IV Crystal House – VI - VIII Subtotal - Washington, DC Arlington, VA Arlington, VA Arlington, VA 432 222 84 738 Priority Starts 1,777 Total – Hudson Waterfront 5,957 Acquisition Options (2) Freehold Subtotal - Acquisition Options Freehold, NJ 400 400 Total Future Start Communities 9,373 Notes: See supporting “Future Start Communities” notes on page 44. CLI Multifamily Portfolio 4Q 2019 39

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_40.jpg De2ve0l1o5pm/2e0n1t 6AcAticvhitiyevanedmCeansthsF-loDweGverolowpthment $ in millions (unaudited) 2018 Deliveries Signa ture Pla ce a t Morris Pla ins Metropolita n Lofts 145 Front Street a t City Squa re Ports ide 5/6 RiverHous e 11 a t Port Imperia l Total 2018 Deliveries 2019 Deliveries 100.0% 50.0% 100.0% 100.0% 100.0% 97.6% 95.9% 94.9% 97.0% 98.0% 98.0% 97.2% 1Q 2018 1Q 2018 2Q 2018 2Q 2018 3Q 2018 197 59 365 296 295 1,212 6.68% 6.72% 6.21% 6.40% 6.60% 6.45% $3.3 1.3 5.5 7.6 8.0 $25.7 $1.8 0.3 3.2 3.2 3.5 $12.0 Ma rriott Hotels a t Port Imperia l Total 2019 Deliveries 2020 Deliveries (A) 100.0% 100.0% 4Q 2018 372 372 8.81% 8.81% $13.9 $13.9 $9.2 $9.2 Cha s e III a t Overlook Ridge Port Imperia l South 9 PI North – Riverwa lk C Short Hills Res identia l Total 2020 Deliveries 100.0% 100.0% 40.0% 100.0% 81.9% 1Q 2020 4Q 2020 4Q 2020 4Q 2020 326 313 360 193 1,192 6.09% 6.37% 6.10% 5.94% 6.14% $6.1 9.1 11.7 5.9 $32.8 $3.4 5.2 2.8 3.2 $14.6 2022 Deliveries (B) The Cha rlotte Total 2022 Deliveries 100.0% 100.0% 1Q 2022 750 750 5.97% 5.97% $28.1 $28.1 $14.6 $14.6 Total In-Construction (A + B) 88.9% 1,942 6.08% $60.9 $29.2 Notes: NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 46. CLI Multifamily Portfolio 4Q 2019 40 Total 93.0% 3,526 6.49% $100.5 $50.4 ProjectedProjected RRT Nominal % Leased As of: Actual/Projected Projected Stabilized Share of Stabilized Ownership 12/31/2019 Initial Leasing Units Yield NOI NOI After Debt Service

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_41.jpg Roseland Balance Sheet $ in thousands (unaudited) ASSETS Rental Property La nd a nd lea s ehold interes ts Buildings a nd improvements Tena nt improvements Furniture, fixtures a nd equipment La nd a nd improvements held for development Development a nd cons truction in progres s Total Gross Rental Property Les s : Accumula ted deprecia tion Net Investment in Rental Property As s ets held for s a le, net Total Property Investments Ca s h a nd ca s h equiva lents Res tricted ca s h Inves tments in uncons olida ted JV's Unbilled rents receiva ble, net Deferred cha rges & other a s s ets Accounts receiva ble, net of a llowa nce Total Assets $322,792 1,811,505 1,981 72,224 292,350 396,391 $205,665 1,229,751 1,254 45,635 285,451 247,811 2,897,243 (90,627) 2,015,567 (81,398) 2,806,616 1,934,169 - 2,806,616 33,956 1,968,125 8,654 10,520 201,724 2,745 47,749 1,401 13,924 8,116 218,771 2,756 47,390 1,415 $3,079,409 $2,260,497 LIABILITIES & EQUITY Mortga ges , loa ns pa ya ble & other obliga tions Note pa ya ble to a ffilia te Accounts pa y, a ccrued exp a nd other lia bilities Rents recv'd in a dva nce & s ecurity depos its Accrued interes t pa ya ble Total Liabilities Redeema ble noncontrolling interes t - Rockpoint Group Noncontrolling interes ts in cons olida ted joint ventures Ma ck-Ca li ca pita l Total Liabilities & Equity $1,387,144 19,300 85,377 6,569 3,950 $1,059,406 - 48,333 5,981 2,668 1,502,340 1,116,388 451,058 47,064 1,078,947 278,135 40,047 825,927 $3,079,409 $2,260,497 CLI Multifamily Portfolio 4Q 2019 41 4Q 2019 4Q 2018

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_42.jpg Roseland Income Statement $ in thousands (unaudited) REVENUES Ba s e rents Es ca la tion a nd recoveries from tena nts Rea l es ta te s ervices Pa rking income Hotel income Other income $34,919 1,223 2,995 3,366 4,139 1,056 $34,232 1,377 1,450 3,240 3,325 942 $29,424 1,442 1,439 3,004 2,094 929 $27,620 1,133 3,730 2,685 283 908 $25,772 1,068 3,720 2,734 - 930 Total revenues $47,698 $44,566 $38,332 $36,359 $34,224 EXPENSES Rea l es ta te ta xes Utilities Opera ting s ervices Rea l es ta te s ervice expens es Genera l a nd a dminis tra tive Deprecia tion a nd a mortiza tion La nd a nd other impa irments $6,082 1,216 8,982 3,703 3,377 22,564 1,035 $5,664 1,712 9,739 1,961 3,025 17,228 2,137 $4,967 1,461 7,135 1,937 3,484 14,897 2,499 $4,569 1,766 7,443 4,213 3,196 15,057 - $3,783 1,494 5,847 4,094 3,498 12,002 24,566 Total expenses $46,959 $41,466 $36,380 $36,244 $55,284 Operating Income $739 $3,100 $1,952 $115 ($21,060) OTHER (EXPENSE) INCOME Interes t expens e Interes t a nd other inves tment income (los s ) Equity in ea rnings (los s ) of uncons olida ted joint ventures Ga in on cha nge of control of interes ts Rea lized ga ins (los s es ) a nd unrea lized los s es on dis pos ition Ga ne on s a le of la nd/other Ga in (los s ) from ea rly extinguis hment of debt, net Total other income (expense) ($10,363) 844 2,297 - 113,787 (44) - ($10,330) 152 (420) - - 296 - ($9,218) 151 (600) 0 270 - - ($9,067) 151 (1,402) 13,790 13 - 0 ($6,900) 2 (1,797) 0 100 - (461) $106,521 ($10,302) ($9,397) $3,485 ($9,056) Net income (loss) $107,260 ($7,202) ($7,445) $3,600 ($30,116) Noncontrolling interes t in cons olida ted joint ventures Redeema ble noncontrolling interes t Net income (loss) available to common shareholders $140 (6,015) $405 (6,015) $846 (4,551) $1,248 (4,212) $640 (3,951) $101,385 ($12,812) ($11,150) $636 ($33,427) CLI Multifamily Portfolio 4Q 2019 42 4Q 2019 3Q 2019 2Q 2019 1Q 2019 4Q 2018

 

 

 

 

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Appendix Key Financial Metrics - (Page 6) $ in thousands (1)Funds from operations (“FFO”) is calculated in accordance with the definition of the National Association of Real Estate Investment Trusts (NAREIT). See p.19 “Information About FFO, Core FFO & AFFO”. (2)Includes any outstanding preferred units presented on a converted basis into common units, noncontrolling interests in consolidated joint ventures and redeemable noncontrolling interests. (3)Net Debt to EBITDA results are represent completion of the Liberty Towers-Overlook Ridge 1031 exchange. Balance Sheet - (Page 11) (1)Includes mark-to-market lease intangible net assets of $89,037 and mark-to-market lease intangible net liabilities of $38,929 as of 4Q 2019. Debt Summary & Maturity Schedule - (Page 21) (1)The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 1.74 percent as of December 31, 2019, plus the applicable spread. (2)Excludes amortized deferred financing costs primarily pertaining to the Company’s unsecured revolving credit facility which amounted to $803,000 for the three months ended December 31, 2019. Debt Profile - (Pages 22-23) (1)Effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs, mark-to-market adjustment of acquired debt and other transaction costs, as applicable. (2)Senior unsecured debt is rated BB-/Ba2/BB by S&P, Moody’s and Fitch respectively. (3)Cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the notes, as applicable. 2019/2020 Debt Maturities - (Page 24) (1)Construction loan LTVs are calculated using the respective maximum loan balance. Unconsolidated Joint Ventures - (Page 25) (1)Amounts represent the Company’s share based on ownership percentage. (2)On January 31, 2019, the Company acquired Prudential’s 50% ownership interest in M2, consolidating the asset on the Company’s balance sheet. Amounts represent joint venture activity prior to the Company’s consolidation. On February 28, 2019, the Company disposed of its 50% interest in Red Bank Corporate Plaza. (3)Unconsolidated Joint Venture reconciliation is as follows: Equity in Earnings of Unconsolidated Joint Ventures Unconsolidated Joint Venture Funds from Operations Joint Venture Share of Add-Back of Real Estate-Related Depreciation Minority Interest in Consolidated Joint Venture Share of Depreciation EBITDA Depreciation Add-Back Property Listing - (Page 28) 4Q 2019 ($3,223) 7,546 4,323 (645) $3,678 (1)Includes annualized base rental revenue plus escalations for square footage leased to commercial and retail tenants only. Excludes leases for amenity, parking and month-to-month tenants. Annualized base rental revenue plus escalations is based on actual December 2019 billings times 12. For leases whose rent commences after January 1, 2020 annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above. (2)Average base rents + escalations reflect rental values on a triple net basis. (3)Excludes non-core holdings targeted for sale at 158,235 SF; excludes consolidated repositionings taken offline totaling 218,454 SF. Total consolidated office portfolio of 10,314,078 SF. Top 15 Tenants - (Page 32) (1)Annualized base rental revenue is based on actual December 2019 billings times 12. For leases whose rent commences after January 1, 2020, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above. (2)Represents the percentage of space leased and annual base rental revenue to commercial tenants only. (3)33,363 square feet expire in 2021; 388,207 square feet expire in 2027. (4)5,004 square feet expire in 2021; 237,350 square feet expire in 2029. (5)Space expires December 31, 2022. (6)Space expires December 31, 2020. (7)66,606 square feet expire in 2024; 54,341 square feet expire in 2026. (8)5,256 square feet expire in 2022; 82,936 square feet expire in 2026; 56,360 square feet expire in 2030. (9)Space expires December 31, 2024. (10) Space expires December 31, 2036. (11) 17,855 square feet expire in 2021; 38,930 square feet expire in 2024 (expires December 31, 2023); 45,042 square feet expire in 2024; 20,395 square feet expire in 2026 4Q 2019 43

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_44.jpg Appendix - Continued Expirations - (Pages 33-34) (1)Includes office & standalone retail property tenants only. Excludes leases for amenity, retail, parking & month-to-month tenants. Some tenants have multiple leases. (2)Reconciliation to Company’s total net rentable square footage is as follows: Square Feet Square footage leased to commercial tenants Square footage used for corporate offices, management offices, building use, retail tenants, food services, other ancillary service tenants and occupancy adjustments Square footage unleased Total net rentable square footage (excluding ground leases) 8,130,208 306,737 2,035,368 10,472,313 (3)Annualized base rental revenue is based on actual December 2019 billings times 12. For leases whose rent commences after January 1, 2020 annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above. (4)Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring December 31, 2019 aggregating 31,982 square feet and representing annualized base rent of $1,499,990 for which no new leases were signed. Operating & Recently Stabilized Communities - (Page 36) (1)Unconsolidated joint venture income represented at 100% venture NOI. See Information on Net Operating Income (NOI) on page 46. (2)As of December 31, 2019, Priority Capital included Metropolitan at $20,914,422 (Prudential). (3)Excludes approximately 128,000 SF of ground floor retail. In-Construction Communities - (Page 38) (1)Represents maximum loan proceeds. (2)Represents development costs funded with debt or capital as of December 31, 2019. (3)As a result of revisions to the existing budget for the Chase III project, the Company anticipates not needing to use the maximum funding amount on the loan, $62 million. Future Start Communities - (Page 39) These land parcels are under contract to be sold. Currently approved for approximately 290,000 square feet of office space. Freehold: Roseland has signed an acquisition agreement, subject to certain conditions. (1) (2) (3) 4Q 2019 44

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_45.jpg Global Definitions Average Revenue Per Home: Calculated as total apartment revenue for the quarter ended Operating Communities: Communities that have achieved Project Stabilization. September 30, divided by the average percent occupied for the quarter ended September 30, 2018, divided by the number of apartments and divided by three. Consolidated Operating Communities: Wholly owned communities and communities Predevelopment Communities: Communities where the Company has commenced whereby the Company has a controlling interest. predevelopment activities that have a near-term projected project start. Class A Suburban: Long-term hold office properties in targeted submarkets; formerly Project Completion: As evidenced by a certificate of completion by a certified architect or defined as Urban Core. issuance of a final or temporary certificate of occupancy. Flex Parks: Primarily office/flex properties, including any office buildings located within Project Stabilization: Lease-Up communities that have achieved over 95 percentage the respective park. leased for six consecutive weeks. Future Development: Represents land inventory currently owned or controlled by the Projected Stabilized Yield: Represents Projected Stabilized Residential NOI divided by Company. Total Costs. See following page for “Projected Stabilized Residential NOI” definition. Identified Repurposing Communities: Communities not currently owned by RRT, which Repurposing Communities: Commercial holdings of the Company which have been have been identified for transfer from Mack-Cali to RRT for residential repurposing. targeted for rezoning from their existing office to new multi-family use and have a likelihood of achieving desired rezoning and project approvals. In-Construction Communities: Communities that are under construction and have not yet Subordinated Joint Ventures: Joint Venture communities where the Company's commenced initial leasing activities. ownership distributions are subordinate to payment of priority capital preferred returns. Lease-Up Communities: Communities that have commenced initial operations but have Suburban: Long-term hold office properties (excluding Class A Suburban and Waterfront locations); formerly defined as Suburban Core not yet achieved Project Stabilization. MCRC Capital: Represents cash equity that the Company has contributed or has a future Third Party Capital: Capital invested by third parties and not Mack-Cali. obligation to contribute to a project. Net Asset Value (NAV): The metric represents the net projected value of the Company’s Total Costs: Represents full project budget, including land and developer fees, and interest after accounting for all priority debt and equity payments. The metric includes capital invested by the Company. interest expense through Project Completion. Non-Core: Properties designated for eventual sale/disposition or repositioning/redevelopment. Waterfront: Office assets located on NJ Hudson River waterfront. 3Q 2019 45

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_46.jpg Information About Net Operating Income (NOI) $ in thousands (unaudited) Reconciliation of Net Income (Loss) to Net Operating Income (NOI) Net Income (loss) ($162,668) $107,260 ($55,408) ($48,819) ($7,202) ($56,021) Deduct: Rea l es ta te s ervices income Interes t a nd other inves tment los s (income) Equity in (ea rnings ) los s of uncons olida ted joint ventures Genera l a nd a dminis tra tive - property level Ga in on cha nge of control of interes ts Rea lized (ga ins ) los s es a nd unrea lized los s es on dis pos ition (Ga in) los s on dis pos ition of developa ble la nd Ga in on s a le of inves tment in uncons olida ted joint venture (Ga in) los s from ea rly extinguis hment of debt, net (95) (42) 2,734 - - 121,868 - - 153 (2,995) (844) (2,297) (1,259) - (113,787) 44 - - (3,090) (886) 437 (1,259) - 8,081 44 - 153 (1,961) (37) (307) - - 35,079 - - 98 (1,450) (152) 420 (1,310) - - (296) - - (3,411) (189) 113 (1,310) - 35,079 (296) - 98 Add: Rea l es ta te s ervices expens es Lea s ing pers onnel cos ts Genera l a nd a dminis tra tive Deprecia tion a nd a mortiza tion Interes t expens e Property impa irments La nd a nd other impa irments Net Operating Income (NOI) 65 444 13,139 13,342 12,388 - 26,321 3,703 - 3,377 22,564 10,363 - 1,035 3,768 444 16,516 35,906 22,751 - 27,356 1,944 534 9,029 32,310 13,120 5,894 4,208 1,961 - 3,025 17,228 10,330 - 2,137 3,905 534 12,054 49,538 23,450 5,894 6,345 $27,649 $27,164 $54,813 $51,092 $24,691 $75,783 Definition of: Net Operating Income (NOI) NOI represents total revenues less total operating expenses, as reconciled to net income above. The Company considers NOI to be a meaningful non-GAAP financial measure for making decisions and assessing unlevered performance of its property types and markets, as it relates to total return on assets, as opposed to levered return on equity. As properties are considered for sale and acquisition based on NOI estimates and projections, the Company utilizes this measure to make investment decisions, as well as compare the performance of its assets to those of its peers. NOI should not be considered a substitute for net income, and the Company’s use of NOI may not be comparable to similarly titled measures used by other companies. The Company calculates NOI before any allocations to noncontrolling interests, as those interests do not effect the overall performance of the individual assets being measured and assessed. 4Q 2019 46 3Q 2019 Office/Corp Roseland Total 4Q 2019 Office/Corp Roseland Total

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_47.jpg 47 4Q 2019 Company Information, Executive Officers & Analysts Company Information Corporate Headquarters Stock Exchange Listing Contact Information Mack-Cali Realty Corporation New York Stock Exchange Mack-Cali Realty Corporation Harborside 3, 210 Hudson St., Ste. 400 Investor Relations Department Jersey City, New Jersey 07311 Trading Symbol Harborside 3, 210 Hudson St., Ste. 400 (732) 590-1010 Common Shares: CLI Jersey City, New Jersey 07311 Deidre Crockett Phone: (732) 590-1025 E-Mail: [email protected] Web: www.mack-cali.com Executive Officers Michael J. DeMarco Marshall Tycher David Smetana Gary Wagner Chief Executive Officer Chairman, Roseland Residential Trust Chief Financial Officer General Counsel and Secretary Ricardo Cardoso Nicholas Hilton Deidre Crockett Giovanni M. DeBari EVP and Chief Investment Officer EVP, Leasing EVP and Chief Administrative Officer Chief Accounting Officer Equity Research Coverage Bank of America Merrill Lynch Citigroup Green Street Advisors SunTrust Robinson Humphrey, Inc. James C. Feldman Michael Bilerman Danny Ismail Michael R. Lewis Barclays Capital Deutsche Bank North America JP Morgan Ross L. Smotrich Derek Johnston Anthony Paolone BTIG, LLC Evercore ISI Stifel Nicolaus & Company, Inc. Thomas Catherwood Steve Sakwa John Guinee Analysts, Company Information and Executive Officers Any opinions, estimates, forecasts or predictions regarding Mack-Cali Realty Corporation's performance made by these analysts are theirs alone and do not represent opinions, estimates, forecasts or predictions of Mack-Cali Realty Corporation or its management. Mack-Cali does not by its reference above or distribution imply its endorsement of or concurrence with such opinions, estimates, forecasts or predictions. EVP and Chief Administrative Officer

 

 

 

 

1234-1_4q19 supplemental draft v17 (2-24-20)_page_48.jpg

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS The Company considers portions of this information, including the documents incorporated by reference, to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 21E of such act. Such forward-looking statements relate to, without limitation, our future economic performance, plans and objectives for future operations and projections of revenue and other financial items. Forward-looking statements can be identified by the use of words such as “may,” “will,” “plan,” “potential,” “projected,” “should,” “expect,” “anticipate,” “estimate,” “target”, “continue” or comparable terminology. Forward-looking statements are inherently subject to certain risks, trends and uncertainties, many of which we cannot predict with accuracy and some of which we might not even anticipate. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, the Company can give no assurance that such expectations will be achieved. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements. Among the factors about which the Company has made assumptions are: -risks and uncertainties affecting the general economic climate and conditions, which in turn may have a negative effect on the fundamentals of the Company’s business and the financial condition of the Company’s tenants and residents; -the value of the Company’s real estate assets, which may limit the Company’s ability to dispose of assets at attractive prices or obtain or maintain debt financing secured by our properties or on an unsecured basis; -the extent of any tenant bankruptcies or of any early lease terminations; -The Company’s ability to lease or re-lease space at current or anticipated rents; -changes in the supply of and demand for the Company’s properties; -changes in interest rate levels and volatility in the securities markets; -The Company’s ability to complete construction and development activities on time and within budget, including without limitation obtaining regulatory permits and the availability and cost of materials, labor and equipment; -forward-looking financial and operational information, including information relating to future development projects, potential acquisitions or dispositions, leasing activities, capitalization rates and projected revenue and income; -changes in operating costs; -The Company’s ability to obtain adequate insurance, including coverage for terrorist acts; -The Company’s credit worthiness and the availability of financing on attractive terms or at all, which may adversely impact our ability to pursue acquisition and development opportunities and refinance existing debt and the Company’s future interest expense; -changes in governmental regulation, tax rates and similar matters; and -other risks associated with the development and acquisition of properties, including risks that the development may not be completed on schedule, that the tenants or residents will not take occupancy or pay rent, or that development or operating costs may be greater than anticipated. For further information on factors which could impact us and the statements contained herein, see Item 1A: Risk Factors in MCRC’s Annual Report on Form 10-K for the Year ended December 31, 2019. We assume no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise. This Supplemental Operating and Financial Data is not an offer to sell or solicitation to buy any securities of the Mack-Cali Reality Corporation (“MCRC”). Any offers to sell or solicitations of the MCRC shall be made by means of a prospectus. The information in this Supplemental Package must be read in conjunction with, and is modified in its entirety by, the Annual Report on Form 10-K (the “10-K”) filed by the MCRC for the same period with the Securities and Exchange Commission (the “SEC”) and all of the MCRC’s other public filings with the SEC (the “Public Filings”). In particular, the financial information contained herein is subject to and qualified by reference to the financial statements contained in the 10-K, the footnotes thereto and the limitations set forth therein. Investors may not rely on the Supplemental Package without reference to the 10-K and the Public Filings. Any investors’ receipt of, or access to, the information contained herein is subject to this qualification. 4Q 2019 48

 

 

 

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Section 3: EX-99.2 (EXHIBIT 99.2)

 

Exhibit 99.2

 

M A C K - C A L I   R E A L T Y   C O R P O R A T I O N

 

NEWS RELEASE

 

For Immediate Release

 

Mack-Cali Realty Corporation

Reports Fourth Quarter and Full Year 2019 Results

 

Jersey City, New Jersey – February 26, 2020 – Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the fourth quarter and full year 2019.

 

FOURTH QUARTER 2019 HIGHLIGHTS

 

- Reported net income (loss) of $(0.64) per diluted share for the quarter and net income of $0.95 per diluted share for the year ended December 31, 2019;
   
- Achieved Core Funds from Operations per diluted share of $0.44 for the fourth quarter and $1.62 for full year 2019;
   
- Roseland's 6,524-unit multifamily stabilized portfolio was 95.0% leased at December 31, 2019, with an average rent of $2,938 per unit;
   
- Roseland's same-store portfolio, consisting of 4,287 units, experienced a 5.4% increase in NOI over fourth quarter 2018.  Over the same period, revenues grew 0.6%, and expenses decreased by 6.9%;
   
- In October, Roseland completed the sale of Alterra and The Chase at Overlook Ridge for $411.5 million, completing the 1031 Exchange into Liberty Towers in Jersey City, NJ;
   
- Leased 169,333 sq. ft. of commercial space: 27,746 sq. ft. on the Waterfront, 141,587 sq. ft. class A suburban and suburban; growing Core portfolio office rental rates by 6.5% on a cash basis and 19.9% on a GAAP basis;
   
- Core office portfolio was 80.7% leased, with the class A suburban portfolio at 89.7%, Suburban at 79.0% and Waterfront at 77.8% leased at December 31, 2019;
   
- The Company’s office same-store portfolio, consisting of 10,130,064 sq. ft., experienced a 3.5% increase in Cash NOI and a 6.0% increase in GAAP NOI over the fourth quarter 2018; and
   
- Declared $0.20 per share quarterly common stock dividend.

 

Michael J. DeMarco, Chief Executive Officer stated, “In 2019, we achieved a number of important milestones, including the completion of over $2.1 billion of transactions and the launch of our final non-core disposition initiative.  Waterfront office leasing, while slower than prior years, is beginning to show some improvement; and our residential properties continue to perform ahead of our expectations.  Leasing and balance sheet management are top priorities in 2020 as we continue to work to maximize value for our shareholders.”

 

FINANCIAL HIGHLIGHTS

 

* All per share amounts presented below are on a diluted basis.

 

Net income (loss) available to common shareholders for the quarter ended December 31, 2019 amounted to $(54.7) million, or $(0.64) per share, as compared to $43.8 million, or $0.45 per share, for the quarter ended December 31, 2018.  For the year ended December 31, 2019, net income available to common shareholders equaled $111.9 million, or $0.95 per share, as compared to $84.1 million, or $0.80 per share, for the same period last year.

 

Funds from operations (FFO) for the quarter ended December 31, 2019 amounted to $12.2 million, or $0.12 per share, as compared to $49.0 million, or $0.49 per share, for the quarter ended December 31, 2018.  For the year ended December 31, 2019, FFO equaled $116.1 million, or $1.15 per share, as compared to $170.4 million, or $1.69 per share, for the same period last year.

 

 

 

 

For the fourth quarter 2019, Core FFO was $44.1 million, or $0.44 per share, as compared to $45.3 million, or $0.45 per share for the same period last year.  For the year ended December 31, 2019, Core FFO equaled $163.1 million, or $1.62 per share, as compared to $184.5 million, or $1.83 per share, for the same period last year.

 

OPERATING HIGHLIGHTS

 

Office

 

The Company's consolidated Core office properties were 80.7 percent leased at December 31, 2019, as compared to 80.8 percent leased at September 30, 2019 and 83.2 percent leased at December 31, 2018.

 

Fourth quarter 2019 same-store GAAP revenues for the office portfolio increased by 2.5 percent while same-store GAAP NOI increased by 6.0 percent from the same period in 2018. Fourth quarter 2019 same store cash revenues for the office portfolio increased by 0.9 percent while same store cash NOI grew by 3.5 percent from 2018.  Same store cash revenues and same store cash NOI exclude straight-line rent and FAS 141 adjustments.

 

For the quarter ended December 31, 2019, the Company executed 21 leases at its consolidated in-service commercial portfolio, totaling 169,333 square feet. Of these totals, 10 leases for 51,579 square feet (30.5 percent) were for new leases and 11 leases for 117,754 square feet (69.5 percent) were lease renewals and other tenant retention transactions.

 

Rental rate roll-up for the Core portfolio for fourth quarter 2019 transactions was 6.5 percent on a cash basis and 19.9 percent on a GAAP basis.  Rental rate roll-up in the fourth quarter 2019 for new transactions was 5.8 percent on a cash basis and 10.9 percent on a GAAP basis; and for renewals and other tenant retention transactions was 6.7 percent on a cash basis and 23.0 percent on a GAAP basis.  

 

Multifamily

 

Roseland's stabilized operating portfolio was 95.0 percent leased at December 31, 2019, as compared to 96.7 percent at September 30, 2019. Same-store revenues, inclusive of the negative impacts from the Company's active renovation program at Marbella and Monaco, increased by 0.6 percent resulting in same-store net operating income growth of 5.4 percent for the fourth quarter 2019.

 

TRANSACTION ACTIVITY

 

For the fourth quarter 2019, the Company completed a number of sales and financings, including the following:

 

·   In October, the Company completed the sale of its 1,386-unit residential community in Malden and Revere, MA for $411.5 million, thereby closing out the 1031 Exchange with the Liberty Towers in Jersey City, NJ  acquisition;

 

·   In October, the Company secured a $74 million bridge loan on the Marriott Hotels at Port Imperial in Weehawken, NJ with an additional $20 million of proceeds availability;

 

·   In October, the Company sold 3600 Route 66, a 180,000-square-foot fully leased office building in Neptune, NJ for $26.05 million ($145 PSF);

 

·   In October, the Company received its portion of proceeds from the sale of its URBY tax credit totaling approximately $2.6 million.  This gain was recognized in the fourth quarter; and

 

·   In December, the Company sold 5 Wood Hollow Road, a 317,000-square-foot office building in Parsippany, NJ for $29.3 million.

 

BALANCE SHEET/CAPITAL MARKETS

 

As of December 31, 2019, the Company had a debt-to-undepreciated assets ratio of 48.0 percent compared to 47.6 percent at September 30, 2019 and 45.3 percent at December 31, 2018.  Net debt to adjusted EBITDA for the quarter ended December 31, 2019 was 9.7x compared to 9.3x for the quarter ended December 31, 2018.  The Company's interest coverage ratio was 3.0x for the quarter ended December 31, 2019, compared to 3.1x for the quarter ended December 31, 2018.

 

 

 

 

DIVIDEND

 

In December 2019, the Company’s Board of Directors declared a quarterly cash dividend of $0.20 per common share (indicating an annual rate of $0.80 per common share) for the fourth quarter 2019, which was paid on January 10, 2020 to shareholders of record as of January 3, 2020.

 

GUIDANCE AND OUTLOOK

 

The Company is presenting initial Core FFO guidance of $1.24 - $1.36 per diluted share for full year 2020, as follows:

 

   Full Year 
   2020 Range 
Net income (loss) available to common shareholders  $(1.06)          -   $(0.94)
Add (deduct):               
Real estate-related depreciation and amortization on continuing operations        2.30      
Core FFO  $1.24    -   $1.36 

 

 

2020 Guidance Assumptions  ($ in millions)  
   Low      High  
Multifamily Revenue Growth  2.2%     3.2 %
Multifamily Expense Growth  1.5%     2.5 %
Multifamily Same Store NOI Growth  2.2%     3.3 %
Office Occupancy (year-end % leased)  79%     81 %
Office Same Store GAAP NOI Growth  1%     3 %
Office Same Store Cash NOI Growth  3%     7 %
Straight-Line Rent Adjustment & FAS 141 Mark-to-Market Rent Adjustment$ 4    $ 12  
Dispositions$ 1,000    $ 1,200  
Base Building Capex$ 12    $ 20  
Leasing Capex$ 50    $ 70  
G&A$ 40    $ 44  
Interest Expense$ 75    $ 85  

 

Guidance Rollforward  ($ per share) 
   Low   High 
2019 Core FFO per share  $1.62   $1.62 
           
2019 Operating Assets          
Waterfront Same-Store  $0.03   $0.04 
Residential Same-Store   0.02    0.04 
Total  $0.05   $0.08 
           
Transitioning Assets          
Discontinued Operations Sales  $(0.30)  $(0.25)
2019/2020 Flex & Other Office Sales   (0.21)   (0.21)
2019 Residential Transaction Activity   (0.03)   (0.03)
2019/2020 Development Activity   0.02    0.02 
Total  $(0.52)  $(0.47)
           
Corporate          
Interest Expense  $0.15   $0.17 
General & Administrative   0.02    0.04 
Rockpoint Distributions   (0.03)   (0.03)
Other (1)   (0.05)   (0.05)
Total  $0.09   $0.13 
           
2020 Core FFO per share  $1.24   $1.36 

 

(1)Includes Hotel operations, lease termination fees, real estate services, Plaza 1 removal from service, and other non-recurring adjustments.

 

This guidance reflects management’s view of current market conditions and certain assumptions with regard to rental rates, occupancy levels and other assumptions/projections. Actual results could differ from these estimates.

 

CONFERENCE CALL/SUPPLEMENTAL INFORMATION

 

An earnings conference call with management is scheduled for February 27, 2020 at 8:00 a.m. Eastern Time, which will be broadcast live via the Internet at:

https://edge.media-server.com/mmc/p/tpvr22fj

 

The live conference call is also accessible by calling (323) 794-2597 and requesting the Mack-Cali conference call.

 

The conference call will be rebroadcast on Mack-Cali’s website at http://investors.mack-cali.com/corporate-profile beginning at 10:30 a.m. Eastern Time on February 27, 2020.

 

A replay of the call will also be accessible February 27, 2020 through March 5, 2020 by calling (719) 457-0820 and using the pass code, 8919100.

 

Copies of Mack-Cali’s 2019 Form 10-K and fourth quarter Supplemental Operating and Financial Data are available on Mack-Cali’s website, as follows:

 

2019 Form 10-K:

http://investors.mack-cali.com/sec-filings

 

Fourth Quarter 2019 Supplemental Operating and Financial Data:

http://investors.mack-cali.com/quarterly-supplementals

 

In addition, these items are available upon request from:

Mack-Cali Investor Relations Department - Deidre Crockett

Harborside 3, 210 Hudson St., Ste. 400, Jersey City, New Jersey 07311

(732) 590-1025

 

 

 

 

INFORMATION ABOUT FFO

 

Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interests in Operating Partnership, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains or losses from depreciable rental property transactions (including both acquisitions and dispositions), and impairments related to depreciable rental property, plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that as FFO per share excludes the effect of depreciation, gains (or losses) from property transactions and impairments related to depreciable rental property (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can facilitate comparison of operating performance between equity REITs.

 

FFO per share should not be considered as an alternative to net income available to common shareholders per share as an indication of the Company’s performance or to cash flows as a measure of liquidity.  FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company’s FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). A reconciliation of net income per share to FFO per share is included in the financial tables accompanying this press release.

 

Core FFO is defined as FFO, as adjusted for certain items to facilitate comparative measurement of the Company's performance over time. Core FFO is presented solely as supplemental disclosure that the Company's management believes provides useful information to investors and analysts of its results, after adjusting for certain items to facilitate comparability of its performance from period to period. Core FFO is a non-GAAP financial measure that is not intended to represent cash flow and is not indicative of cash flows provided by operating activities as determined in accordance with GAAP. As there is not a generally accepted definition established for Core FFO, the Company's measures of Core FFO may not be comparable to the Core FFO reported by other REITs. A reconciliation of net income per share to Core FFO in dollars and per share is included in the financial tables accompanying this press release.

 

ABOUT THE COMPANY

 

One of the country's leading real estate investment trusts (REITs), Mack-Cali Realty Corporation is an owner, manager and developer of premier office and multifamily properties in select waterfront and transit-oriented markets throughout the Northeast. Mack-Cali is headquartered in Jersey City, New Jersey, and is the visionary behind the city's flourishing waterfront, where the company is leading development, improvement and place-making initiatives for Harborside, a master-planned destination comprised of class A office, luxury apartments, diverse retail and restaurants, and public spaces.

 

A fully-integrated and self-managed company, Mack-Cali has provided world-class management, leasing, and development services throughout New Jersey and the surrounding region for two decades. By regularly investing in its properties and innovative lifestyle amenity packages, Mack-Cali creates environments that empower tenants and residents to reimagine the way they work and live.

 

For more information on Mack-Cali Realty Corporation and its properties, visit www.mack-cali.com.

 

The information in this press release must be read in conjunction with, and is modified in its entirety by, the Annual Report on Form 10-K (the “10-K”) filed by the Company for the same period with the Securities and Exchange Commission (the “SEC”) and all of the Company’s other public filings with the SEC (the “Public Filings”). In particular, the financial information contained herein is subject to and qualified by reference to the financial statements contained in the 10-K, the footnotes thereto and the limitations set forth therein. Investors may not rely on the press release without reference to the 10-K and the Public Filings.

 

 

 

 

We consider portions of this report, including the documents incorporated by reference, to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 21E of such act. Such forward-looking statements relate to, without limitation, our future economic performance, plans and objectives for future operations and projections of revenue and other financial items. Forward-looking statements can be identified by the use of words such as “may,” “will,” “plan,” “potential,” “projected,” “should,” “expect,” “anticipate,” “estimate,” "target," “continue” or comparable terminology. Forward-looking statements are inherently subject to certain risks, trends and uncertainties, many of which we cannot predict with accuracy and some of which we might not even anticipate. Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, we can give no assurance that such expectations will be achieved. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements.

 

Contacts:  Michael J. DeMarco  David Smetana  Deidre Crockett
   Mack-Cali Realty Corporation  Mack-Cali Realty Corporation  Mack-Cali Realty Corporation
   Chief Executive Officer  Chief Financial Officer  Chief Administrative Officer
   (732) 590-1589  (732) 590-1035  (732) 590-1025
   [email protected]  [email protected]  [email protected]

 

 

 

 

Mack-Cali Realty Corporation

Consolidated Statements of Operations

(In thousands, except per share amounts) (unaudited)

 

   Three Months Ended   Year Ended 
   December 31,   December 31, 
   2019   2018   2019   2018 
REVENUES                    
Revenue from leases  $71,195   $79,479   $296,142   $317,783 
Real estate services   3,090    3,927    13,873    17,094 
Parking income   5,760    5,477    21,857    21,907 
Hotel income   4,139    -    9,841    - 
Other income   2,489    1,394    9,222    8,930 
    Total revenues   86,673    90,277    350,935    365,714 
                     
EXPENSES                    
Real estate taxes   10,185    7,625    43,998    44,389 
Utilities   3,276    5,517    17,881    23,799 
Operating services   16,820    17,978    69,641    70,074 
Real estate services expenses   3,768    4,223    15,918    17,919 
Leasing personnel costs   444    -    2,261    - 
General and administrative   16,516    12,813    57,535    53,865 
Depreciation and amortization   35,906    30,266    132,016    112,244 
Land and other impairments   27,356    24,566    32,444    24,566 
    Total expenses   114,271    102,988    371,694    346,856 
                     
OTHER (EXPENSE) INCOME                    
Interest expense   (22,751)   (22,265)   (90,569)   (77,346)
Interest and other investment income (loss)   886    768    2,412    3,219 
Equity in earnings (loss) of unconsolidated joint ventures   (437)   (960)   (1,319)   (127)
Gain on change of control of interests   -    -    13,790    14,217 
Realized gains (losses) and unrealized losses on disposition of   rental property, net   112,228    49,342    345,926    99,436 
Gain (loss) on disposition of developable land   (44)   30,939    522    30,939 
Gain on sale of investment in unconsolidated joint venture   -    -    903    - 
Gain (loss) from extinguishment of debt, net   (153)   (461)   1,648    (8,929)
    Total other income (expense)   89,729    57,363    273,313    61,409 
Income (loss) from continuing operations   62,131    44,652    252,554    80,267 
Discontinued operations:                    
Income from discontinued operations   2,770    7,871    27,456    26,134 
Realized gains (losses) and unrealized losses on disposition of rental property and impairments, net   (120,309)   -    (136,174)   - 
Total discontinued operations, net   (117,539)   7,871    (108,718)   26,134 
Net income (loss)   (55,408)   52,523    143,836    106,401 
Noncontrolling interest in consolidated joint ventures   1,404    640    3,904    1,216 
Noncontrolling interest in Operating Partnership of income from continuing operations   (5,494)   (4,153)   (23,685)   (6,866)
Noncontrolling interests in Operating Partnership in discontinued operations   11,317    (800)   10,421    (2,661)
Redeemable noncontrolling interests   (6,471)   (4,406)   (22,615)   (13,979)
Net income (loss) available to common shareholders  $(54,652)  $43,804   $111,861   $84,111 
                     
Basic earnings per common share:                    
Income from continuing operations  $0.53   $0.37   $2.03    0.54 
Discontinued operations   (1.17)   0.08    (1.08)   0.26 
Net income (loss) available to common shareholders  $(0.64)  $0.45   $0.95   $0.80 
                     
Diluted earnings per common share:                    
Income from continuing operations  $0.53   $0.37   $2.03   $0.54 
Discontinued operations   (1.17)   0.08    (1.08)   0.26 
Net income (loss) available to common shareholders  $(0.64)  $0.45   $0.95   $0.80 
                     
Basic weighted average shares outstanding   90,611    90,488    90,557    90,388 
                     
Diluted weighted average shares outstanding   100,264    100,845    100,689    100,724 

 

 

 

 

Mack-Cali Realty Corporation

Statements of Funds from Operations

(in thousands, except per share/unit amounts) (unaudited)

 

   Three Months Ended     Year Ended 
   December 31,     December 31, 
   2019   2018     2019   2018 
Net income (loss) available to common shareholders  $(54,652)    $43,804   $  111,861     $84,111 
Add (deduct): Noncontrolling interest in Operating Partnership   5,494      4,153      23,685      6,866 
Noncontrolling interests in discontinued operations   (11,317)     800      (10,421)     2,661 
Real estate-related depreciation and amortization on continuing operations (a)  39,155      33,655      143,352      128,333 
Real estate-related depreciation and amortization on discontinued operations   21,776      15,923      72,194      62,061 
Property impairments   -      -      11,696      - 
Impairment of unconsolidated joint venture investment                          
  (included in Equity in earnings)   3,661      -      3,661      - 
Gain on change of control of interests   -                    -      (13,790)     (14,217)
Gain on sale of investment in unconsolidated joint venture   -      -      (903)     - 
Continuing operations: Realized (gains)/losses and unrealized losses on disposition of rental property, net   (112,228)     (49,342)     (345,926)     (99,436)
Discontinued operations: Realized (gains) losses and unrealized losses on disposition of rental property, net   120,309      -      120,722      - 
Funds from operations (b)  $12,198     $48,993   $  116,131     $170,379 
                           
Add/(Deduct):                          
(Gain)/loss from extinguishment of debt, net   153      461      (1,648)     10,750 
Land and other impairments   27,356      24,566      36,200      24,566 
(Gain) loss on disposition of developable land   44      (30,939)     (522)     (30,939)
Severance/separation costs on management restructuring   -      450      1,839      7,937 
Strategic direction costs   4,629      -      4,629      - 
Reporting systems conversion costs   998      -      998      - 
Dead deal costs   -      893      271      893 
Management contract termination costs   -      -      1,021      - 
Proxy fight costs   -      -      4,171      - 
New payroll tax consulting costs   -      903      1,313      903 
Noncontrolling interest share on consolidated joint ventures impairment charges   (1,263)     -      (1,263)     - 
Core FFO  $44,115     $45,327   $  163,140     $184,489 
                           
Diluted weighted average shares/units outstanding (c)   100,264      100,845      100,689      100,724 
                           
Funds from operations per share/unit-diluted  $0.12     $0.49   $  1.15     $1.69 
                           
Core funds from operations per share/unit diluted  $0.44     $0.45   $  1.62     $1.83 
                           
Dividends declared per common share  $0.20     $0.20   $  0.80     $0.80 
                           
Dividend payout ratio:                          
     Core Funds from operations-diluted   45.45%     44.49%     49.38%     43.68%
                           
Supplemental Information:                          
Non-incremental revenue generating capital expenditures:                          
     Building improvements  $6,012     $2,639   $  12,418     $7,236 
     Tenant improvements & leasing commissions (d)  $9,354     $11,429   $  29,330     $38,303 
Tenant improvements & leasing commissions on space vacant for more than a year  $888     $8,433   $  14,724     $30,761 
Straight-line rent adjustments (e)  $4,084     $4,204   $  14,616     $8,598 
Amortization of (above)/below market lease intangibles, net (f)  $1,116     $1,054   $  4,268     $5,389 
Amortization of stock compensation  $2,192     $2,064   $  8,481     $7,401 
Amortization of lease inducements  $(15)    $166   $  460     $932 
Non real estate depreciation and amortization  $431     $557   $  2,092     $2,139 
Amortization of deferred financing costs  $1,147     $1,486   $  4,625     $5,029 

 

 

(a) Includes the Company's share from unconsolidated joint ventures of $3,677 and $3,810 for the three months ended December 31, 2019 and 2018, respectively, and $13,018 and $17,683 for the years ended December 31, 2019 and 2018, respectively.  Excludes non-real estate-related depreciation and amortization of $431 and $557 for the three months ended December 31, 2019 and 2018, respectively, and $2,092 and $2,139 for the years ended December 31, 2019 and 2018, respectively.
(b) Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See "Information About FFO" in this release.
(c) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (9,530 and 10,176 shares for the three months ended December 31, 2019 and 2018, respectively, and 9,852 and 10,204 for the years ended December 31, 2019 and 2018, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).
(d) Excludes expenditures for tenant spaces that have not been owned for at least a year.
(e) Includes free rent of $5,329 and $4,428 for the three months ended December 31, 2019 and 2018, respectively, and $21,424 and $16,545 for the years ended December 31, 2019 and 2018, respectively.  Also, includes the Company's share from unconsolidated joint ventures of $186 and $(165) for the three months ended December 31, 2019 and 2018, respectively, and $127 and $(955) for the years ended December 31, 2019 and 2018, respectively.
(f) Includes the Company's share from unconsolidated joint ventures of $0 and $0 for the three months ended December 31, 2019 and 2018, respectively, and $0 and $107 for the years ended December 31, 2019 and 2018, respectively.

 

 

 

 

Statements of Funds from Operations (FFO) and Core FFO per Diluted Share

(amounts are per diluted share, except share counts in thousands) (unaudited)

 

    Three Months Ended     Year Ended  
    December 31,     December 31,  
    2019     2018     2019     2018  
Net income (loss) available to common shareholders   $ (0.64 )   $ 0.45     $ 0.95     $ 0.80  
Add (deduct): Real estate-related depreciation and amortization on continuing operations (a)     0.39       0.33       1.42       1.27  
Real estate-related depreciation and amortization on discontinued operations     0.22       0.16       0.72       0.62  
Redemption value adjustment to redeemable noncontrolling interests     0.03       0.03       0.29       0.13  
Property impairments     -       -       0.12       -  
Impairment of unconsolidated joint venture investment (included in Equity in earnings)     0.04       -       0.04       -  
Gain on change of control of interests     -       -       (0.14 )     (0.14 )
Gain on sale of investment in unconsolidated joint venture     -       -       (0.01 )     -  
Continuing operations: Realized (gains) losses and unrealized losses on disposition of rental property, net     (1.12 )     (0.49 )     (3.44 )     (0.99 )
Discontinued operations: Realized (gains) losses and unrealized losses on disposition of rental property, net     1.20         -       1.20         -  
Noncontrolling interest/rounding adjustment     -       0.01       -       -  
Funds from operations (b)   $ 0.12     $ 0.49     $ 1.15     $ 1.69  
                                 
Add/(Deduct):                                
Dead deal costs     -       0.01       -       0.01  
(Gain)/loss from extinguishment of debt, net     -       -       (0.02 )     0.11  
Land and other impairments     0.27       0.24       0.36       0.24  
Gain on disposition of developable land     -       (0.31 )     (0.01 )     (0.31 )
Severance/separation costs on management restructuring     -       -       0.02       0.08  
Management contract termination costs     -       -       0.01       -  
Strategic direction costs     0.05       -       0.05       -  
Reporting systems conversion costs     0.01       -       0.01       -  
Proxy fight costs     -       -       0.04       -  
New payroll tax consulting costs     -       0.01       0.01       0.01  
Noncontrolling interest share of consolidated joint venture impairment charges     (0.01 )       -       (0.01 )       -  
Noncontrolling interest/rounding adjustment     -       0.01       0.01       -  
Core FFO   $ 0.44     $ 0.45     $ 1.62     $ 1.83  
                                 
Diluted weighted average shares/units outstanding (c)     100,264       100,845       100,689       100,724  

  

(a) Includes the Company’s share from unconsolidated joint ventures of $0.04 and $0.05 for the three months ended December 31, 2019 and 2018, respectively, and $0.17 and $0.19 for the years ended December 31, 2019 and 2018, respectively.
(b) Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” in this release.
(c) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (9,530 and 10,176 shares for the three months ended December 31, 2019 and 2018, respectively, and 9,852 and 10,204 for the years ended December 31, 2019 and 2018, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).

 

 

 

 

Mack-Cali Realty Corporation

Consolidated Balance Sheets

(in thousands, except per share amounts) (unaudited)

 

   December 31, 
   2019   2018 
Assets        
Rental property          
  Land and leasehold interests  $653,231   $807,236 
  Buildings and improvements   3,361,435    4,109,797 
  Tenant improvements   163,299    335,266 
  Furniture, fixtures and equipment   78,716    53,718 
    4,256,681    5,306,017 
Less – accumulated depreciation and amortization   (558,617)   (1,097,868)
    3,698,064    4,208,149 
Rental property held for sale, net   966,497    108,848 
Net investment in rental property   4,664,561    4,316,997 
Cash and cash equivalents   25,589    29,633 
Restricted cash   15,577    19,921 
Investments in unconsolidated joint ventures   209,091    232,750 
Unbilled rents receivable, net   95,686    100,737 
Deferred charges, goodwill and other assets, net   275,102    355,234 
Accounts receivable   7,192    5,372 
           
Total assets  $5,292,798   $5,060,644 
           
Liabilities and Equity          
Senior unsecured notes, net  $571,484   $570,314 
Unsecured revolving credit facility and term loans   329,000    790,939 
Mortgages, loans payable and other obligations, net   1,908,034    1,431,398 
Dividends and distributions payable   22,265    21,877 
Accounts payable, accrued expenses and other liabilities   209,510    168,115 
Rents received in advance and security deposits   39,463    41,244 
Accrued interest payable   10,185    9,117 
   Total liabilities   3,089,941    3,033,004 
Commitments and contingencies          
           
Redeemable noncontrolling interests   503,382    330,459 
           
Equity:          
Mack-Cali Realty Corporation stockholders’ equity:          
Common stock, $0.01 par value, 190,000,000 shares authorized, 90,595,176 and 90,320,306 shares outstanding        906       903  
Additional paid-in capital   2,535,440    2,561,503 
Dividends in excess of net earnings   (1,042,629)   (1,084,518)
Accumulated other comprehensive income (loss)   (18)   8,770 
   Total Mack-Cali Realty Corporation stockholders’ equity   1,493,699    1,486,658 
           
Noncontrolling interests in subsidiaries:          
Operating Partnership   158,480    168,373 
Consolidated joint ventures   47,296    42,150 
Total noncontrolling interests in subsidiaries   205,776    210,523 
           
Total equity   1,699,475    1,697,181 
           
Total liabilities and equity  $5,292,798   $5,060,644 

 

 

 

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