Toggle SGML Header (+)


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

0000924901 false 0000924901 2019-08-06 2019-08-07 iso4217:USD xbrli:shares iso4217:USD xbrli:shares

 

 

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: August 7, 2019

(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

 (Commission File No.)

22-3305147

(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 August 7, 2019, Mack-Cali Realty Corporation (the "Company") issued a press release announcing its financial results for the second quarter 2019. A copy of the press release is attached hereto as Exhibit 99.2.

 

Item 7.01 Regulation FD Disclosure

 

For the quarter ended June 30, 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   Second Quarter 2019 Supplemental Operating and Financial Data.
99.2   Second Quarter 2019 earnings press release of Mack-Cali Realty Corporation dated August 7, 2019.
104.1   Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document

 

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: August 7, 2019
 
By:
 


/s/  MICHAEL J. DEMARCO   

Michael J. DeMarco
Chief Executive Officer

 

     

Date: August 7, 2019
 
By:
 


/s/  DAVID J. SMETANA   

David J. Smetana
Chief Financial Officer

 

 


EXHIBIT INDEX

 

Exhibit Number

 

 

Exhibit Title

 

99.1   Second Quarter 2019 Supplemental Operating and Financial Data.
99.2   Second Quarter 2019 earnings press release of Mack-Cali Realty Corporation dated August 7, 2019.
104.1   Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document

 

 

 

 

(Back To Top)

Section 2: EX-99.1 (EXHIBIT 99.1)

Exhibit 99.1

 

  

Mack-Cali Realty Corporation Supplemental Operating and Financial Data 2Q 2019

 

 

 

 

 

Table of Contents Company Highlights Page 4 6 7 11 19 22 23 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 25 27 The Charlotte - Jersey City, NJ (In-Construction) Roseland Residential Portfolio Roseland Operating Schedules Financial Statements 33 38 This Supplemental Operating and Financial Data should be read in connection with the company’s second quarter 2019 earnings press release (included as Exhibit 99.2 of the company’s Current Report on Form 8-K, filed on August 7, 2019) 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 2Q 2019 2

 

 

 

 

 

 

Company Highlights 2Q 2019 3

 

 

 

 

 

Company Overview Corporate Profile Key Statistics Mack-Cali (CLI) is a fully integrated REIT with a dual asset platform comprised of core office and growing 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 $5.6 bi l l i on $3.6 bi l l i on $40.0 mi l l i on $0.40 $29.5 mi l l i on $5.3 bi l l i on $3.6 bi l l i on $40.8 mi l l i on $0.40 $26.4 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 Office Portfolio expect continued growth and cash flow contribution from our Roseland holdings as our development pipeline planned starts is put into service. of active construction projects and 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 11.4 mi l l i on 43 79.8% 77.1% 17.7% 8.7% $34.94 11.6 mi l l i on 43 80.9% 78.1% 18.3% 9.4% $34.83 Residential Portfolio(1 ) Opera ti ng Uni ts % Lea s ed Avera ge Rent Per Uni t In-Cons tructi on Uni ts /Keys 7,262 97.7% $2,737 2,319 6,879 96.3% $2,737 2,319 District Kitchen, Harborside 2 & 3 Jersey City, NJ Notes: (1) 2Q 2019 metrics include the recently stabilized 145 Front Street. CLI Company Highlights 2Q 2019 4 2Q 2019 1Q 2019

 

 

 

  

 

 

Company Achievements 2Q 2019 Performance Highlights Achieved Core FFO of $40.0 million, or $0.40 per share Produced AFFO of $29.5 million Office: Leased 226,646 square feet of office space; finished 2Q 2019 at 79.7% leased Residential: The operating portfolio, including the recently stabilized 145 Front Street, finished 2Q at 97.7% leased 2Q 2019 Office Leasing Activity Completed 18,781 square feet of waterfront office leasing, including a new deal with New Jersey Institute of Technology Completed 195,383 square feet of leasing in the class A suburban and suburban portfolios, including an extension and renewal with Ferrero U.S.A. Inc. Completed 12,482 square feet of leasing in the non-core portfolio One River Centre, Middletown, NJ 2Q 2019 Development Activity Subsequent to quarter-end, commenced operations at the Envue Hotel an Autograph Collection Hotel in Port Imperial, completing the dual-flag hotel development in Weehawken, NJ As of June 30, 2019, 145 Front Street was 99.2% leased; the property stabilized in 2Q and is currently 99.5% leased 2Q 2019 Transaction Activity On April 1, 2019, the Company acquired Soho Lofts, a 377-unit residential community in Jersey City, NJ, for $264 million. On June 24, 2019, the Company secured a $160 million mortgage on the newly acquired asset On May 10, 2019, the Company completed the acquisition of land at 107 Morgan in Jersey City, NJ, for $67 million. At closing, the note on the land was retired for $46 million; $21 million was funded from open 1031 exchanges and other sources On June 18, 2019, the Company executed the disposition of 650 From Road, a 349,000 square foot office building in Paramus, NJ, for a gross value of $42 million On June 28, 2019, the Company closed on a follow-on investment with the Rockpoint Group for up to $200 million in additional equity, $100 million of which was funded at closing On June 28, 2019, the Company secured a $30 million mortgage on Riverwatch, a 200-unit residential community in New Brunswick, NJ Subsequent to quarter-end, the Company secured a $150 million mortgage on its 111 River office asset in Hoboken, NJ Subsequent to quarter-end, the Company paid off the construction loan on Signature Place at Morris Plains with proceeds from a $43 million permanent loan Soho Lofts, Jersey City, NJ CLI Company Highlights 2Q 2019 5

 

 

 

 

 

 

$ in thousands, except per share amounts and ratios Key Financial Metrics Core FFO p e r Di l u te d Sh a re (1) Ne t I n come p e r Di l u te d Sh a re Ma rke t Va l u e of Eq u i ty (2) → Common Eq u i ty (I n cl u d e s OP Un i ts ) → Pre fe rre d Eq u i ty (Rockp oi n t) → OP Eq u i ty (Pre fe rre d OPs ) → Book Va l u e of JV Mi n ori ty I n te re s t Tota l De b t, Ne t Tota l Ma rke t Ca p i ta l i za ti on Shares and Units: 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 0.43 (0.05) $2,445,549 2,137,674 255,551 52,324 43,243 2,807,718 5,296,510 0.45 (0.05) $2,322,868 2,039,203 231,341 52,324 20,959 2,646,436 4,990,263 Common Sh a re s Ou ts ta n d i n g Common Un i ts Ou ts ta n d i n g Comb i n e d Sh a re s a n d Un i ts We i gh te d Ave ra ge - Di l u te d (2) Com m on S ha re Pri ce ( $’s ) : 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 90,307,280 10,241,849 100,549,129 100,711,806 90,286,268 10,266,143 100,552,411 100,597,697 At the En d of the Pe ri od Hi gh Du ri n g Pe ri od Low Du ri n g Pe ri od Di vi d e n d s De cl a re d p e r Sh a re Debt Ratios: $23.29 24.88 21.68 0.20 $22.20 22.55 18.74 0.20 $19.59 22.26 19.02 0.20 $21.26 21.92 18.92 0.20 $20.28 20.86 16.23 0.20 Ne t De b t to Ad ju s te d EBI TDA → Ne t De b t to Ad ju s te d EBI TDA - Le s s CI P De b t → Ne t De b t to Ad ju s te d EBI TDA - Offi ce Portfolio → Ne t De b t to Ad ju s te d EBI TDA - Re s i d e n ti a l Portfol i o → Ne t De b t to Ad ju s te d EBI TDA - Re s i d e n ti a l Portfol i o Le s s CI P De b t I n te re s t Cove ra ge Ra ti o Fi xe d Ch a rge Cove ra ge Ra ti o Tota l De b t/Tota l Ma rke t Ca p i ta l i za ti on Tota l De b t/Tota l Book Ca p i ta l i za ti on Tota l De b t/Tota l Un d e p re ci a te d As s e ts Se cu re d De b t/Tota l Un d e p re ci a te d As s e ts 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% 10.0x 8.9x 8.3x 15.8x 10.9x 3.3x 2.2x 53.0% 55.6% 45.8% 22.3% 9.7x 8.6x 8.1x 16.7x 10.9x 3.5x 2.3x 53.0% 54.5% 44.6% 20.6% Notes: See supporting “Key Metrics” notes on page 41. CLI Company Highlights 2Q 2019 6 2Q 2019 1Q 2019 4Q 2018 3Q 2018 2Q 2018

 

 

 

 

 

$ in millions (except per share amounts) Net Asset Value (Unaudited) Net Value Range (3 ) Rentable SF/ High Low Apt Units Office Portfolio MSF Huds on Wa terfront (Jers ey City, Hoboken) Cla s s A Suburba n (Metropa rk, Short Hills ) Suburba n Subtotal (1 )(4 ) Non-Core, Repos itioning Properties , & Reta il (5 ) Hotel a nd Other JV Interes ts (6 ) Ha rbors ide Pla za 4 La nd (7 ) Office - Asset Value Les s : Office Uns ecured Debt Les s : Office Preferred Equity/LP Interes ts 4.908 2.155 4.147 11.210 $1,757 566 629 $2,952 84 30 90 33 $3,189 (1,000) (53) $1,349 477 555 $2,381 84 30 90 33 $2,618 (1,000) (53) Total Office NAV $2,136 $1,565 Residential Portfolio Units 4,651 2,611 2,319 9,968 Opera ting Properties - Wholly-Owned/Cons olida ted Opera ting Properties - Uncons olida ted JVs (8 ) In-Cons truction Properties (9 ), (1 0 ) La nd Fee Income Bus ines s , Ta x Credit, & Exces s Ca s h Residential - Asset Value (1 1 ) Les s : Rockpoint Interes t $1,005 337 540 463 56 $2,401 (453) $817 262 434 419 56 $1,988 (435) Total Residential NAV $1,948 $1,553 Total Mack-Cali NAV $4,084 $3,118 Approximate NAV / Share (100.5MM shares) (1 2 ) $40.63 $31.02 Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights 2Q 2019 7 NAV Calculation (2 ) 2Q 2019Cap Rate Annualized NOI (1 ) $78.74.4% 46.47.2% 47.48.0% $172.5 Stabilized NOI $105.74.8% 55.54.5% 74.75.0% Gross Asset Gross Per SF / ValueUnit (A) $1,780$363 643298 590142 $3,013$269 84 176 90 33 $3,396 $2,209$475 1,231471 1,506649 54455 56 $5,546 $5,546 Property Third Party Discounting DebtInterests(1 0 ) (B)(C)(D) ($250)$0$0 (125)00 000 ($375)$0$0 000 (113)(33)0 000 000 ($488)($33)$0 ($1,272)($45) ($1) (617)(314)0 (687) (82)(231) 0(103)0 000 ($2,576)($544)($232) ($2,576)($544)($232) Net Asset Value (A-B-C-D) $1,530 518 590 $2,638 84 30 90 33 $2,875 (1,000) (53) $1,822 $891 300 506 441 56 $2,194 (444) $1,750 $3,572 $35.53

 

 

 

 

 

 

Net Asset Value – Residential Breakdown (Unaudited) Top NAV (net equity) Contributors $ in millions Operating Properties Urby Ha rbors i de Mona co Soho Lofts Al te rra a t Ove rl ook Ri dge Ports i de 7 & 5/6 a t Ea s t Pi e r Subtotal Current/Future Development Properties $188 168 104 100 96 $656 11% 10% 6% 6% 5% 38% NAV by Market New York Metro Washington, D.C. 5.0% 1.2% Philadelphia Metro 0.9% The Cha rl otte Ma rri ott Hote l s a t Port I mpe ri a l Pl a za 8/9 (l a nd) Urby Future Pha s e s 107 Morga n Subtotal Top Contributing Assets $147 124 113 83 67 $534 $1,190 8% 7% 6% 5% 4% 30% 68% NJ Corridor 6.2% Boston Metro 18.1% Hudson River Waterfront 68.6% Gross Portfolio Value 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 $5,546 (232) $5,314 Le s s : Exi s ti n g De b t Le s s : 3rd Pa rty I n te re s ts Le s s : Rockp oi n t Sh a re MCRC Share of Residential NAV (2,576) (544) (444) $1,750 Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights 2Q 2019 8

 

 

 

 

 

 

Notes: Net Asset Value (Unaudited) 1) Reflects 2Q 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 lease-up. See Information About Net Operating Income on page 45. 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 $80 million in capital for the Harborside renovations. Additionally, the analysis includes approximately $88 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, $28 million in the Class A Suburban, and $20 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. 2) 3) 4) Office Huds on Wa terfront Cla s s A Suburba n Suburba n Subtotal 4.908 2.155 4.147 11.210 $78.7 46.4 47.4 $172.5 4.4% 7.2% 8.0% $38.92 38.06 28.61 $34.94 $46.62 40.70 30.85 $39.65 93.0% 92.0% 86.0% 6.0% 7.0% 8.0% 7.0% 8.0% 9.0% $1,780 643 590 $3,013 $363 298 142 $269 The year one cap rate, applied to the 2Q 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 45. 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. 5) 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. Wegman’s $35 million asset value calculated using $1.56 million projected 2019 cash NOI capped at 4.5%. 24 Hour Fitness $21 million asset value calculated using $1.06 million projected 2019 cash NOI capped at 5%. See Information About Net Operating Income on page 45. 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. CLI Company Highlights 2Q 2019 9 Rentable Market Stabilized Area 2Q 2019 Year 1 Cap In-Place Rent Occupancy Stabilized Unlevered (MSF) Annualized Cash NOI Rate Rent PSF PSF Rate Cap Rate IRR Value $ PSF

 

 

 

  

  

 

 

Notes: Net Asset Value (Unaudited) 6) 7) 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 44. The residential valuation analysis totals to a Roseland NAV of $2,194,000,000, with the company’s share of this NAV of $1,750,000,000 (“MCRC Share”). This latter amount represents the company's share of Roseland NAV, net of the $444,000,000 attributable to Rockpoint's noncontrolling interest. The decrease in the approximate NAV per share of $0.15 from March 31, 2019 to June 30, 2019 is due primarily to a reduction in the stabilized occupancy of the Suburban portfolio from 88% to 86%. 8) 9) 10) 11) 12) 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 2Q 2019 10

 

 

 

 

 

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, net of a llowa nce for doubtful a ccounts of $1,319 a nd $1,108 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 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 41 for more information. CLI Company Highlights 2Q 2019 11 4Q 2018 2Q 2019 Office/Corp. Roseland Elim./Other Total $241,208 2,217,956 295,523 5,966 126,011 52,901 $269,861 - 1,638,061 - 1,479 - 52,109 - 326,046 - 412,878 - 2,700,434 - (105,627) - 2,594,807 - - - 2,594,807 - 37,494 - 11,700 - 204,921 - 2,931 - 44,089 - 2,212 - $2,898,154 - - - - - 1,322,763 - - - 74,915 - 7,366 - 2,914 - $1,407,958 - - - 444,048 - 998,480 - - - 47,668 - 47,668 - 1,046,148 - $2,898,154 - $511,069 3,856,017 297,002 58,075 452,057 465,779 2,939,565 (862,610) 5,639,999 (968,237) 2,076,955 - 4,671,762 - 2,076,955 4,671,762 23,144 6,192 11,036 90,393 214,574 7,264 60,638 17,892 215,957 93,324 258,663 9,476 $2,429,558 $5,327,712 $570,899 424,180 369,800 21,722 127,915 27,101 5,717 $570,899 424,180 1,692,563 21,722 202,830 34,467 8,631 $1,547,334 - 52,324 647,107 181,296 1,497 $2,955,292 - 496,372 1,645,587 181,296 49,165 182,793 230,461 829,900 1,876,048 $2,429,558 $5,327,712

 

 

 

 

 

 

Income Statement – Quarterly Comparison $ in thousands, except per share amounts (unaudited) REVENUES Revenue from lea s es : Ba s e rents Es ca la tions a nd recoveries from tena nts Rea l es ta te s ervices Pa rking income Hotel income Other income Total revenues EXPENSES Rea l es ta te ta xes Utilities Opera ting s ervices Rea l es ta te s ervice expens es Lea s ing pers onnel cos ts Genera l a nd a dminis tra tive Deprecia tion a nd a mortiza tion Impa irment cha rges La nd impa irments $112,910 10,105 3,842 4,941 283 2,168 $112,497 8,373 3,927 5,534 - 2,605 $107,239 12,656 4,432 5,499 - 2,288 $103,584 10,301 4,074 5,757 - 2,873 $134,249 $132,936 $132,114 $126,589 $17,077 10,451 24,962 4,266 742 12,593 48,046 - - $12,548 9,005 26,962 4,223 - 12,828 46,324 - 24,566 $15,680 9,990 27,107 4,400 - 11,620 45,813 - - $17,966 7,555 22,939 4,360 - 13,455 41,413 - - Total expenses Operating Income OTHER (EXPENSE) INCOME $118,137 $136,456 $114,610 $107,688 $16,112 ($3,520) $17,504 $18,901 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 in on s a le of la nd/other 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 Total other income (expense) Net income Noncontrolling interes t in cons olida ted joint ventures Noncontrolling interes t in Opera ting Pa rtners hip Redeema ble noncontrolling interes t Net income available to common shareholders Basic earnings per common share: Net income a va ila ble to common s ha reholders Diluted earnings per common share: Net income a va ila ble to common s ha reholders Ba s ic weighted a vera ge s ha res outs ta nding Diluted weighted a vera ge s ha res outs ta nding ($24,774) 824 (681) 13,790 268,109 - 903 1,311 ($23,586) 769 (960) - 49,342 30,939 - (461) ($21,094) 851 (687) 14,217 (9,102) - - - ($18,999) 641 (52) - 1,010 - - - 259,482 56,043 (15,815) (17,400) 275,594 $1,248 (27,680) (4,667) 52,523 $640 (4,953) (4,406) 1,689 $451 167 (3,785) 1,501 $95 142 (2,989) $244,495 $43,804 ($1,478) ($1,251) $2.67 $0.45 ($0.05) ($0.05) $2.66 90,498 100,943 $0.45 90,488 100,845 ($0.05) 90,468 100,712 ($0.05) 90,330 100,598 CLI Company Highlights 2Q 2019 12 1Q 2019 4Q 2018 3Q 2018 2Q 2018 2Q 2019 Office/ Corp. Roseland Total $77,066 8,852 2,091 2,559 - 1,561 $29,424 1,442 1,439 3,004 2,094 929 $38,332 $4,967 1,461 7,135 1,937 - 3,484 14,897 - 2,499 $36,380 $1,952 ($9,218) 151 (600) - - 270 - - (9,397) (7,445) 846 - (4,551) ($11,150) $106,490 10,294 3,530 5,563 2,094 2,490 $92,129 $130,461 $11,630 5,995 19,026 2,042 542 12,943 34,455 5,802 - $16,597 7,456 26,161 3,979 542 16,427 49,352 5,802 2,499 $92,435 $128,815 ($306) ($14,297) 364 512 - 255 - - 588 $1,646 ($23,515) 515 (88) - 255 270 - 588 (12,578) (21,975) (12,884) 1 2,434 (455) (20,329) $847 2,434 (5,006) ($10,904) ($22,054) ($0.43) ($0.43) 90,533 100,523

 

 

 

  

 

 

FFO, Core FFO & AFFO – Quarterly Comparison $ in thousands, except per share amounts and ratios (unaudited) Net income (los s ) a va ila ble to common s ha reholders Add (deduct): Noncontrolling interes t in Opera ting Pa rtners hip Rea l es ta te-rela ted deprecia tion a nd a mortiza tion on continuing opera tions (1 ) Ga in on cha nge of control of interes ts Property impa irments Ga in on s a le of inves tment in uncons olida ted joint venture Rea lized ga ins a nd unrea lized los s es on dis pos ition of renta l property, net Funds from operations (2 ) Add/De duct: ($22,054) (2,434) 51,865 - 5,802 - (255) $244,495 27,680 50,168 (13,790) - (903) (268,109) $43,804 4,953 49,578 - - - (49,342) ($1,478) (167) 49,433 (14,217) - - 9,102 ($1,251) (142) 45,781 - - - (1,010) $32,924 $39,541 $48,993 $42,673 $43,378 (Ga in)/Los s from extinguis hment of debt, net Dea d dea l cos ts La nd 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 Ma na gement contra ct termina tion cos ts Proxy fight cos ts New pa yroll ta x cons ulting cos ts Core FFO Add (De duct) Non-Ca s h Ite ms : ($588) - 2,499 (270) - - 4,171 1,313 ($1,311) - - - 1,562 1,021 - - $461 893 24,566 (30,939) 450 - - 903 - - - - 640 - - - - - - - 1,795 - - - $40,049 $40,813 $45,327 $43,313 $45,173 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: ($4,052) (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 ($1,901) (892) 214 1,897 535 (238) 1,302 $249 (1,313) 258 783 536 (237) 1,145 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 ) Core FFO (calculated above) De duct: (383) (4,800) (4,216) (2,932) (7,931) (3,482) (2,639) (11,429) (8,433) (2,208) (4,467) (7,782) (723) (17,939) (6,851) $29,479 $26,381 $21,604 $29,773 $21,081 $40,049 $40,813 $45,327 $43,313 $45,173 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: $88 (3,024) $681 (2,662) $960 (3,810) $687 (4,155) $52 (4,903) Interes t expens e Recurring JV dis tributions (6 ) 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 (7 ) Net debt to Adjus ted EBITDA 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 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 21,093 4,908 (451) 3,785 215 18,999 4,585 (95) 2,989 144 $68,722 $70,187 $73,463 $69,395 $66,944 $2,609,112 9.5x 100,523 $0.33 $0.40 $0.20 $2,653,693 9.5x 100,943 $0.39 $0.40 $0.20 $2,743,096 9.3x 100,845 $0.49 $0.45 $0.20 $2,776,776 10.0x 100,712 $0.42 $0.43 $0.20 $2,616,772 9.7x 100,598 $0.43 $0.45 $0.20 Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 17. CLI Company Highlights 2Q 2019 13 2Q 2019 1Q 2019 4Q 2018 3Q 2018 2Q 2018

 

 

 

  

 

 

$ in thousands (unaudited) EBITDAre – Quarterly Net Income a va ila ble to common s ha reholders Comparison ($22,054) $244,495 $43,804 ($1,478) ($1,251) Add: Noncontrolling interes t in opera ting pa rtners hip 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: (2,434) (847) 5,006 23,515 85 49,352 27,680 (1,248) 4,667 24,774 43 48,046 4,953 (640) 4,406 23,586 343 46,324 (167) (451) 3,785 21,094 267 45,813 (142) (95) 2,989 18,999 144 41,413 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 Dea d dea l cos ts La nd 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 (255) - - 88 (268,109) (903) (13,790) 681 (49,342) - - 960 9,102 - (14,217) 687 (1,010) - - 52 5,802 9,287 - 7,385 - 9,028 - 8,802 - 10,193 $67,545 $73,721 $83,422 $73,237 $71,292 (588) - - - 2,499 (270) 4,171 1,313 (1,311) 1,562 1,021 - - - - - 461 450 - 893 24,566 (30,939) - 903 - 640 - - - - - - - 1,795 - - - - - - $74,670 $74,993 $79,756 $73,877 $73,087 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 Notes: (1) See unconsolidated joint venture NOI details on page 22 for 2Q 2019. See Information About EBITDAre on page 17. (209) (560) (50) 12 - (40) (583) (496) (94) (7) (19) (49) (590) - (5) (4) - (41) (363) - (60) (5) - (23) - - (60) (12) - (23) ($847) ($1,248) ($640) ($451) ($95) 1,424 1,522 955 659 84 $577 $274 $315 $208 ($11) 806 691 484 367 132 $1,383 $965 $799 $575 $121 CLI Company Highlights 2Q 2019 14 2Q 2019 1Q 2019 4Q 2018 3Q 2018 2Q 2018

 

 

 

 

 

 

Income Statement – Year-Over-Year REVENUES Revenue from lea s es : Ba s e rents Es ca la tions a nd recoveries from tena nts Rea l es ta te s ervices Pa rking income Hotel income Other income Total revenues EXPENSES Rea l es ta te ta xes Utilities Opera ting s ervices Rea l es ta te s ervice expens es Lea s ing pers onnel cos ts Genera l a nd a dminis tra tive Deprecia tion a nd a mortiza tion Property impa irments La nd impa irments Comparison $ in thousands, except per share amounts (unaudited) $219,400 20,399 7,372 10,504 2,377 4,658 $216,486 23,092 8,735 11,084 - 6,159 $264,710 $265,556 $33,674 17,907 51,123 8,245 1,284 29,020 97,398 5,802 2,499 $36,327 20,059 48,557 9,296 - 29,540 82,710 - - Total expenses Operating Income OTHER (EXPENSE) INCOME $246,952 $226,489 $17,758 $39,067 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 in on s a le of la nd/other 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 Total other income (expense) Net income Noncontrolling interes t in cons olida ted joint ventures Noncontrolling interes t in Opera ting Pa rtners hip Redeema ble noncontrolling interes t Net income available to common shareholders Basic earnings per common share: Net income a va ila ble to common s ha reholders Diluted earnings per common share: Net income a va ila ble to common s ha reholders Ba s ic weighted a vera ge s ha res outs ta nding Diluted weighted a vera ge s ha res outs ta nding ($48,289) 1,339 (769) 13,790 268,364 270 903 1,899 ($39,074) 1,769 1,520 - 59,196 - - (10,289) 237,507 13,122 255,265 $2,095 (25,246) (9,673) 52,189 $125 (4,741) (5,788) 222,441 41,785 $2.24 $0.39 $2.24 90,516 100,825 $0.39 90,297 100,607 CLI Company Highlights 2Q 2019 15 YTD 2019 YTD 2018

 

 

 

 

 

 

FFO, Core FFO & AFFO – Year-Over-Year Net income (los s ) a va ila ble to common s ha reholders Add (deduct): Noncontrolling interes t in Opera ting Pa rtners hip Rea l es ta te-rela ted deprecia tion a nd a mortiza tion on continuing opera tions (1 ) Ga in on cha nge of control of interes ts Property impa irments Ga in on s a le of inves tment in uncons olida ted joint venture Rea lized ga ins a nd unrea lized los s es on dis pos ition of renta l property, net Funds from operations (2 ) Add/De duct: Comparison $ in thousands, except per share amounts and ratios (unaudited) $222,441 25,246 102,033 (13,790) 5,802 (903) (268,364) $41,785 4,741 91,383 - - - (59,196) $72,465 $78,713 (Ga in)/Los s from extinguis hment of debt, net Dea d dea l cos ts La nd 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 Ma na gement contra ct termina tion cos ts Proxy fight cos ts New pa yroll ta x cons ulting cos ts Core FFO Add (De duct) Non-Ca s h Ite ms : ($1,899) - 2,499 (270) 1,562 1,021 4,171 1,313 $10,289 - - - 6,847 - - - $80,862 $95,849 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: ($6,907) (2,095) 583 4,228 1,050 (474) 2,357 ($2,493) (3,443) 552 3,440 1,047 (474) 2,241 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 ) Core FFO (calculated above) De duct: (3,315) (12,731) (7,698) (2,389) (22,407) (14,546) $55,860 $57,377 $80,862 $95,849 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: $769 (5,686) ($1,520) (9,718) Interes t expens e Recurring JV dis tributions (6 ) 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 (7 ) Net debt to Adjus ted EBITDA 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 48,289 6,969 (2,095) 9,673 128 39,074 11,275 (125) 5,788 144 $138,909 $140,767 $2,609,112 9.4x 100,825 $0.72 $0.80 $0.40 $2,616,772 9.2x 100,607 $0.78 $0.95 $0.40 Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 17. CLI Company Highlights 2Q 2019 16 YTD 2019 YTD 2018

 

 

 

 

 

 

FFO, Core FFO & AFFO (Notes) Notes (1) Includes the Company’s share from unconsolidated joint ventures, and adjustments for noncontrolling interest, of $3,025 and $4,903 for the three months ended June 30, 2019 and 2018, respectively, and $5,686 and $9,718 for the six months ended June 30, 2019 and 2017, respectively. Excludes non-real estate-related depreciation and amortization of $511 and $535 for the three months ended June 30, 2019 and 2018, respectively, and $1,050 and $1,046 for the six months ended June 30, 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 $5,410 and $2,099 for the three months ended June 30, 2019 and 2018, respectively, and $10,242 and $8,474 for the six months ended June 30, 2019 and 2018, respectively. Also includes the Company's share from unconsolidated joint ventures of ($96) and ($256) for the three months ended June 30, 2019 and 2018, respectively, and ($325) and ($694) for the six months ended June 30, 2019 and 2018, respectively. (4) Includes the Company's share from unconsolidated joint ventures of $0 and $27 for the three months ended June 30, 2019 and 2018, respectively, and $0 and $107 for the six months ended June 30, 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) 1Q 2018 includes $2.6 million of the Company’s share of its first annual sale of an economic tax credit certificate associated with the Urby Harborside joint venture from the State of New Jersey to a third party. (7) 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. (8) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (9,866 and 10,213 for the three months ended June 30, 2019 and 2018, respectively, and 10,014 and 10,227 for the six months ended June 30, 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 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 2Q 2019 17

 

 

 

 

 

 

Same Store Office Same Store Performance $ in thousands Tota l Property Revenues (GAAP) $79,554 $79,657 ($103) (0.1%) $158,210 $164,837 ($6,627) (4.0%) Rea l Es ta te Ta xes Utilities Opera ting Services Tota l Property Expens es $10,282 5,105 14,620 $30,007 $11,213 4,433 14,182 $29,828 ($931) 672 438 $179 (8.3%) 15.2% 3.1% 0.6% $20,535 11,836 28,693 $61,064 $22,566 12,372 28,593 $63,531 ($2,031) (536) 100 ($2,467) (9.0%) (4.3%) 0.3% (3.9%) Same Store GAAP NOI (1 ) (3 ) $49,547 $49,829 ($282) (0.6%) $97,146 $101,306 ($4,160) (4.1%) Les s : s tra ight-lining of rents a dj. a nd FAS 141 $4,462 $1,181 $3,281 277.8% $7,763 $6,472 $1,291 19.9% Sa me Store Ca s h NOI (2 ) (3 ) $45,085 $48,648 ($3,563) (7.3%) $89,383 $94,834 ($5,451) (5.7%) Tota l Properties 42 42 - - 42 42 - - Tota l Squa re Foota ge 10,483,553 10,483,553 - - 10,483,553 10,483,553 - - % Lea s ed 81.6% 81.9% - (0.3%) 81.6% 81.9% - (0.3%) Residential Same Store (4) Tota l Property Revenues $32,924 $31,534 $1,390 4.4% $65,125 $62,754 $2,371 3.8% Rea l Es ta te Ta xes Opera ting Expens es Tota l Property Expens es $4,087 8,118 $12,205 $3,859 7,964 $11,823 $228 154 $382 5.9% 1.9% 3.2% $8,094 16,181 $24,275 $7,733 15,936 $23,669 $361 245 $606 4.7% 1.5% 2.6% Same Store GAAP NOI (1 ) $20,719 $19,711 $1,008 5.1% $40,850 $39,085 $1,765 4.5% Tota l Units 5,673 5,673 - - 5,673 5,673 - - % Lea s ed 97.3% 97.5% - (0.2%) 97.3% 97.5% - (0.2%) Notes: (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 and is being removed from service in 2019. Values represent the Company’s pro rata ownership of operating portfolio. (2) (3) (4) CLI Company Highlights 2Q 2019 18 For the Six Months Ended 2Q 2019 2Q 2018 Change % Change For the Three Months Ended 2Q 2019 2Q 2018 Change % Change For the Six Months Ended 2Q 2019 2Q 2018 Change % Change For the Three Months Ended 2Q 2019 2Q 2018 Change % Change

 

 

 

 

 

 

Debt Summary & Maturity Debt Breakdown Schedule $ in thousands Fixed Rate Debt $1,000,000 1,549,377 $2,549,377 36.96% 57.26% 94.22% 3.80% 3.85% 3.83% 2.14 6.74 4.94 Fixed Ra te Uns ecured Debt a nd Other Obliga tions ( 1) Fixed Ra te Secured Debt Subtotal: Fixed Rate Debt Variable Rate Debt Va ria ble Ra te Secured Debt Va ria ble Ra te Uns ecured Debt ( 2) Subtotal: Variable Rate Debt $156,519 5.78% - 5.60% - 0.28 - - $156,519 5.78% 5.60% 0.28 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) $2,705,896 (2,504) (15,750) $2,687,642 (74,781) $2,612,861 100.00% 3.93% ( 3 ) 4.67 Unconsolidated Secured Debt CLI Sha re Pa rtners ’ Sha re Total Unconsolidated Secured Debt $358,192 $375,859 $734,051 48.80% 51.20% 100.00% 4.07% 4.07% 4.07% 6.87 6.87 6.87 Maturity Schedule Period 2019 2020 2021 2022 2023 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 156,519 425,000 168,800 300,000 333,998 1,278,798 $2,663,115 33 2,903 3,227 3,284 5,157 25,616 $40,220 (2,504) 2,561 (15,750) $24,527 156,552 427,903 172,027 303,284 339,155 1,304,414 $2,703,335 (2,504) 2,561 (15,750) $2,687,642 5.60% 3.42% 3.20% 4.60% 3.53% 3.95% 3.93% (1 ) ( 3 ) $2,663,115 3.93% Notes: (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 41. CLI Company Highlights 2Q 2019 19 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

 

 

 

 

 

 

Debt Profile OFFICE PORTFOLIO Se cure d De bt $ in thousands Lender 101 Huds on Short Hills Portfolio Principa l ba la nce outs ta nding Una mortized deferred fina ncing cos ts Total Secured Debt - Office Portfolio Se nior Uns e cure d Note s : (2 )(3 ) Wells Fa rgo CMBS Wells Fa rgo CMBS 3.20% 4.15% 250,000 124,500 374,500 (4,700) $369,800 250,000 124,500 374,500 (2,509) $371,991 10/11/26 04/01/27 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: Uns e cure d Te rm Loa ns : public debt public debt 4.61% 3.52% 300,000 275,000 575,000 (2,504) (1,597) $570,899 300,000 275,000 575,000 (2,838) (1,848) $570,314 04/18/22 05/15/23 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 RESIDENTIAL PORTFOLIO Se cure d Cons truction Loa ns 7 Lenders 13 Lenders 13 Lenders 3.28% 3.46% LIBOR +1.30% $100,000 325,000 $350,000 325,000 117,000 (1,061) $790,939 $1,733,244 01/07/20 (4 ) 01/25/20 (4 ) 01/25/21 - (820) $424,180 $1,364,879 Ma rriott Hotels a t Port Imperia l (F.K.A. Port Imperia l 4/5 Hotel) (5 ) Signa ture Pla ce (F.K.A. 250 Johns on)(6 ) 145 Front a t City Squa re (F.K.A. Worces ter) Total Secured Construction Debt Se cure d Pe rma ne nt Loa ns Fifth Third Ba nk & Sa nta nder M&T Ba nk Citizens Ba nk LIBOR+4.50% LIBOR+2.35% LIBOR+2.50% $56,636 42,000 57,883 $156,519 $73,350 41,769 56,892 $172,011 10/06/19 08/01/19 12/10/19 Pa rk Squa re Mona co Port Imperia l South 4/5 Reta il Ports ide 7 Alterra I & II The Cha s e a t Overlook Ridge Ports ide 5/6 Ma rbella M2 a t Ma rbella 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 Total Consolidated Debt: Notes: See supporting “Debt Profile” notes on page 41. Wells Fa rgo Ba nk N.A. Northwes tern Mutua l Life America n Genera l Life & A/G PC CBRE Ca pita l Ma rkets /FreddieMa c Ca pita l One/FreddieMa c New York Community Ba nk New York Life Ins ura nce Co. New York Life Ins ura nce Co. New York Life Ins ura nce Co. 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% 3.15% 4.56% 3.57% 3.85% 3.74% 4.56% 4.17% 4.29% 4.48% 4.52% 3.77% 3.79% 4.85% - 167,561 3,968 58,998 100,000 135,750 97,000 131,000 117,000 41,000 100,000 160,000 30,000 32,600 1,174,877 (8,633) $1,166,244 $1,322,763 $2,687,642 $25,167 168,370 4,000 58,998 100,000 135,750 97,000 131,000 - 41,000 100,000 - - 32,600 893,885 (6,489) $887,396 $1,059,407 $2,792,651 N/A 02/01/21 12/01/21 08/01/23 02/01/24 01/01/25 03/10/26 08/10/26 08/10/26 08/05/27 01/10/29 07/01/29 07/01/29 12/01/29 CLI Company Highlights 2Q 2019 20 EffectiveJune 30,December 31,Date of Interest Rate (1 ) 20192018Maturity

 

 

 

  

 

 

2019/2020 Debt Maturities $ in thousands LTV (1 ) Type 6/30/2019 Loan Balance Maturity Prepayment Secured Debt Consolidated Debt Re s ide ntia l Signa ture Pla ce (2 ) Ma rriott Hotels a t Port Imperia l 145 Front a t City Squa re Tota l Cons olida ted Res identia l Cons truction Loa n Cons truction Loa n Cons truction Loa n $42,000 56,636 57,883 $156,519 42,000 94,000 58,000 8/1/2019 10/6/2019 12/10/2019 Refina nced a s of 7/29/2019 Two 1-yea r options Two 1-yea r options 60.70% 50.61% 55.62% 55.17% Total Consolidated Secured $156,519 55.17% Unconsolidated Debt Re s ide ntia l Shops a t 40 Pa rk Metropolita n Lofts Crys ta l Hous e Metropolita n a t 40 Pa rk Tota l Uncons olida ted Res identia l Perma nent Loa n Cons truction Loa n Perma nent Loa n Perma nent Loa n $6,067 13,950 161,171 35,590 $216,778 - 9/12/2019 2/1/2020 4/1/2020 9/1/2020 - Two 1-yea r options - One 5-yea r option 40.75% 53.01% 50.83% 54.47% 51.28% 13,950 - - Total Unconsolidated Secured $216,778 51.28% Total Secured Debt $373,297 52.91% Unsecured Debt 2016 Uns ecured Term Loa n (3 ) 2017 Uns ecured Term Loa n Total Unsecured $100,000 325,000 $425,000 - - 1/7/2020 1/25/2020 One 1-yea r options Two 1-yea r options - - - Notes: See supporting “2019/2020 Debt Maturities” notes on page 41. CLI Company Highlights 2Q 2019 21 Balance at Maximum Date of Extension Option/

 

 

 

 

 

 

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 97.7% 25.0% 50.0% 22.5% 25.0% 45.0% 50.0% 85.0% 47.5% $990 330 1,838 3,109 399 1,794 4,373 $12,833 $41,657 13,145 82,000 161,171 29,541 97,692 192,000 $617,206 $646 174 1,180 1,832 126 617 1,878 $6,453 $248 165 414 777 180 897 3,717 $6,398 $10,414 6,573 18,450 40,293 13,293 48,846 163,200 $301,069 $103 87 266 458 57 309 1,596 $2,876 $25 82 262 445 54 290 1,533 $2,691 98.3% 96.5% 98.8% 96.5% 96.8% 95.9% 97.2% 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% $463 149 $612 $7,091 3,703 $10,794 $412 105 $517 $231 46 $277 $3,546 1,157 $4,703 $206 33 $239 $196 33 $229 Retail/Hotel Riverwa lk Reta il Hya tt Regency Jers ey City Subtotal - Retail/Hotel 30,745 351 58.0% 88.6% 87.4% 20.0% 50.0% 48.9% $138 3,495 $3,633 - 100,000 $100,000 $138 2,578 $2,716 $28 1,748 $1,776 - 50,000 $50,000 $28 1,289 $1,317 $1 1,452 $1,453 Total Operating 47.6% $17,078 $728,000 $9,686 $8,451 $355,772 $4,432 $4,373 Other Uncons olida ted JVs Total Unconsolidated JVs (3 ) $1,673 $18,751 $6,051 $734,051 $1,673 $11,359 $836 $9,287 $2,420 $358,192 $836 $5,268 ($13) $4,360 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 $4,118,000 for 2Q 2019. See supporting “Unconsolidated Joint Ventures” notes on page 41 and Information About Net Operating Income (NOI) on page 44. CLI Company Highlights 2Q 2019 22 Leased CLI's Nominal 2Q 2019 Total GAAP NOI After CLI Share CLI Share CLI GAAP NOI After CLI 2Q Property Units/SF Occupancy Ownership (1 ) GAAP NOI (a) Debt Debt Service (b) of GAAP NOI (c) of Debt Debt Service (d) 2019 FFO

 

 

 

 

 

 

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 1 271,988 271,988 83.8% 83.8% $61,500 $61,500 $226 $226 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 1 348,510 348,510 67.0% 67.0% $42,000 $42,000 $121 $121 5.4% Residential Portfolio( 2) 1Q 2019 Acquis itions M2 a t Ma rbella Total 1Q 2019 Acquisitions Jers ey City, NJ 01/31/19 1 1 311 311 94.5% 94.5% $195,000 $195,000 $627 $627 4.6% 1Q 2019 Dis pos itions Pa rk Squa re Total 1Q 2019 Dispositions Ra hwa y, NJ 01/16/19 1 1 159 159 96.9% 96.9% $34,900 $34,900 $219 $219 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 - $700 4.6% Notes: (1) Acquisitions list gross costs; dispositions list gross sales proceeds. (2) The Company sold five single-family land-sites in Malden, MA, for $725,000 on April 26, 2019. CLI Company Highlights 2Q 2019 23 Number of Percenta ge Gross Asset Price Per Weighted Average Location Transaction Date Buildings Units / Keys Leased Value (1 ) Unit Cap Rate Number of Transaction Price Per Weighted Average Location Transaction Date Buildings SF Occupancy % Value (1 ) SF Cap Rate

 

 

 

  

 

 

Office Portfolio 2Q 2019 24

 

 

 

 

 

 

Property Listing Waterfront Suburban Avg. Base Rent + Escalations (1 ) Avg. Base Rent + Escalations (1 ) Building Location Total SF Leased SF % Leased Building Location Total SF Leased SF % Leased 101 Huds on Ha rbors ide 1 (2 ) 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 Jers ey City, NJ Hoboken, NJ 1,246,283 399,578 1,487,222 231,856 977,225 566,215 4,908,379 1,015,766 194,066 1,256,308 231,856 529,702 436,535 3,664,233 81.5% 48.6% 84.5% 100.0% 54.2% 77.1% 74.7% $37.58 48.13 37.71 37.23 40.11 40.50 $38.92 1 Gira lda Fa rms 7 Gira lda Fa rms 4 Ga teha ll Drive 9 Ca mpus Drive 325 Columbia Turnpike 100 Schultz Drive 200 Schultz Drive 3600 Route 66 4 Ca mpus Drive 6 Ca mpus Drive 1 Sylva n Wa y 3 Sylva n Wa y 5 Sylva n Wa y 7 Sylva n Wa y 7 Ca mpus Drive 2 Hilton Court 8 Ca mpus Drive 2 Dryden Wa y 100 Overlook Center 5 Va ughn Drive 1 River Center 1 1 River Center 2 1 River Center 3 23 Ma in Street (3 ) 5 Wood Hollow Roa d Total Suburban Ma dis on, NJ Ma dis on, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ Florha m Pa rk, NJ Red Ba nk, NJ Red Ba nk, NJ Neptune, 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 Princeton, NJ Princeton, NJ Middletown, NJ Middletown, NJ Middletown, NJ Holmdel, NJ Pa rs ippa ny, NJ 154,417 236,674 248,480 156,495 168,144 100,000 102,018 180,000 147,475 148,291 150,557 147,241 151,383 145,983 154,395 181,592 215,265 6,216 149,600 98,500 122,594 120,360 194,518 350,000 317,040 4,147,238 149,745 142,136 179,717 143,368 162,983 28,506 87,579 180,000 119,821 109,872 122,938 91,851 144,917 105,194 126,628 181,592 155,566 6,216 140,509 43,310 119,622 120,360 74,621 350,000 206,861 3,293,912 97.0% 60.1% 72.3% 91.6% 96.9% 28.5% 85.8% 100.0% 81.2% 74.1% 81.7% 62.4% 95.7% 72.1% 82.0% 100.0% 72.3% 100.0% 93.9% 44.0% 97.6% 100.0% 38.4% 100.0% 65.2% 79.4% $40.02 35.87 28.88 22.48 26.86 31.00 28.38 25.83 24.98 26.20 33.78 31.50 29.97 30.06 27.16 41.75 31.26 17.84 30.82 30.70 28.79 27.49 29.46 17.69 25.44 $28.61 Class A Suburban Avg. Base Rent + Escalations (1 ) Building Location Total SF Leased SF % Leased 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 2,155,079 151,898 262,841 226,492 200,000 183,727 186,565 208,306 256,324 194,111 123,000 1,993,264 75.9% 100.0% 83.3% 100.0% 93.7% 95.3% 84.2% 98.3% 98.4% 100.0% 92.5% $30.09 33.20 36.26 33.49 35.59 35.19 36.64 53.35 41.27 42.63 $38.06 Total Core Office Portfolio (4 ) 11,210,696 8,951,409 79.8% $34.93 Notes: See supporting “Property Listing” notes on page 41. CLI Office Portfolio 2Q 2019 25

 

 

 

 

 

 

2019 Expirations by Building Waterfront 2019 Expirations Suburban 2019 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 1,246,283 399,578 1,487,222 231,856 977,225 566,215 4,908,379 1,244,146 1 Gira lda Fa rms 7 Gira lda Fa rms 4 Ga teha ll Drive 9 Ca mpus Drive Ma dis on, NJ Ma dis on, NJ Pa rs ippa ny, NJ Pa rs ippa ny, NJ 101 Huds on Ha rbors ide 1 Ha rbors ide 2 & 3 Ha rbors ide 4a Ha rbors ide 5 111 River Street Total Waterfront Wa terfront Va ca ncies Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Jers ey City, NJ Hoboken, NJ - 166,386 24,607 - 8,073 - 0.0% 41.6% 1.7% 0.0% 0.8% 0.0% 4.1% - $47.00 47.00 43.00 44.00 49.00 52.00 $46.62 154,417 236,674 248,480 156,495 168,144 100,000 102,018 180,000 147,475 148,291 150,557 147,241 151,383 145,983 154,395 181,592 215,265 6,216 149,600 98,500 122,594 120,360 194,518 350,000 317,040 4,147,238 853,326 - - 12,990 - - - - - - 13,298 - - - - 19,720 - 13,589 - - 1,512 - - - - - 0.0% 0.0% 5.2% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 9.0% 0.0% 0.0% 0.0% 0.0% 12.8% 0.0% 6.3% 0.0% 0.0% 1.5% 0.0% 0.0% 0.0% 0.0% 0.0% 1.5% - - $37.00 37.00 30.00 27.50 30.00 30.00 30.00 27.50 27.50 27.50 33.00 33.00 33.00 33.00 27.50 32.00 33.00 16.50 32.00 30.00 30.00 30.00 30.00 18.50 28.00 $29.79 50.53 40.53 40.00 - - - - - - - 325 Columbia Turnpike Florha m Pa rk, NJ 39.73 100 Schultz Drive 200 Schultz Drive 3600 Route 66 4 Ca mpus Drive 6 Ca mpus Drive 1 Sylva n Wa y 3 Sylva n Wa y 5 Sylva n Wa y 7 Sylva n Wa y 7 Ca mpus Drive 2 Hilton Court 8 Ca mpus Drive 2 Dryden Wa y 100 Overlook Center 5 Va ughn Drive 1 River Center 1 1 River Center 2 1 River Center 3 & 4 23 Ma in Street 5 Wood Hollow Roa d Total Suburban Suburba n Va ca ncies Red Ba nk, NJ Red Ba nk, NJ Neptune, 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 Princeton, NJ Princeton, NJ Red Ba nk, NJ Red Ba nk, NJ Red Ba nk, NJ Holmdel, NJ Pa rs ippa ny, NJ - 199,066 25.3% $48.85 26.94 - - - - Class A Suburban 2019 Expirations Current Building Location Total SF SF % Total In-Place Rent Asking Rent 24.98 200,000 262,841 271,988 200,000 196,128 195,709 247,476 260,741 197,196 123,000 2,155,079 161,815 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 Woodbridge, NJ Edis on, NJ Edis on, NJ Short Hills , NJ Short Hills , NJ Short Hills , NJ Short Hills , NJ 3,027 - 8,710 7,286 34,641 - 47,670 1,591 2,634 - 1.5% 0.0% 3.2% 3.6% 17.7% 0.0% 19.3% 0.6% 1.3% 0.0% 4.9% $29.94 $32.00 37.00 37.00 32.00 37.00 37.00 48.00 55.00 45.00 45.00 $40.70 - - 30.85 31.74 25.86 35.50 - - 31.28 - - - - - - 36.96 56.33 40.00 - 61,109 20.6% $30.06 105,559 7.5% $35.45 Total Core Office Portfolio Tota l Core Office Va ca ncies 11,210,696 2,259,287 365,734 20.2% 3.3% $41.85 $42.10 Expiring SF by Quarter 2019 Wa terfront Cla s s A Suburba n Suburba n Total Core Portfolio 30,851 53,050 37,469 121,370 168,215 52,509 23,640 244,364 199,066 105,559 61,109 365,734 CLI Office Portfolio 2Q 2019 26 3Q 2019 4Q 2019 Remaining

 

 

 

 

 

 

Leasing Activity Percentage Leased Summary Wa terfront Cla s s A Suburba n Suburba n Subtotals Non-Core TOTALS 74.0% 92.7% 83.0% 80.9% 68.7% 80.4% 0.0% 0.0% 2.5% 0.9% (68.8%) (2.1%) 0.6% (0.2%) (3.6%) (1.1%) 3.9% (0.6%) 74.7% 92.5% 79.4% 79.8% 72.6% 79.7% 3,456,375 1,985,528 3,186,286 8,628,189 110,461 8,738,650 207,858 7,736 107,626 323,220 4,432 327,652 1,244,146 161,815 853,326 2,259,287 43,342 2,302,629 Summary of Leasing Transaction Activity For the three months ended June 30, 2019 Wa terfront Cla s s A Suburba n Suburba n Subtotals Non-Core TOTALS 4 3 10 17 1 18 18,781 18,462 176,921 214,164 12,482 226,646 18,781 11,818 40,615 71,214 - 6,644 136,306 142,950 12,482 155,432 4,695 6,154 17,692 12,598 12,482 12,591 5.0 4.4 6.9 $47.35 34.68 33.62 $9.21 6.56 5.06 6.5 2.0 6.3 $34.92 30.20 $34.66 $5.38 1.70 $5.31 - 71,214 Notes: (1) Inclusive of escalations. CLI Office Portfolio 2Q 2019 27 Number of Total Sq. Ft. Sq. Ft. Renewed Average Weighted Avg. Wtd. Avg. Wtd. Avg. Costs Transactions Sq. Ft. New Leases and Other Retained Sq. Ft. Term (Yrs) Base Rent ($) (1 ) Sq. Ft. Per Year ($) Pct. Leased Impact of Impact of Pct. Leased Sq. Ft. Leased Sq. Ft. Leased Sq. Ft. 3/31/2019 Acquisition/Disposition Leasing Activity 6/30/2019 Commercial Service Unleased

 

 

 

 

 

 

Leasing Rollforwards For the three months ended June 30, 2019 Wa terfront Cla s s A Suburba n Suburba n Subtotals Non-Core TOTALS 74.0% 92.7% 83.0% 80.9% 68.7% 80.4% 4,908,379 2,155,079 4,047,238 11,110,696 506,745 11,617,441 3,634,016 1,997,688 3,359,426 8,991,130 347,928 9,339,058 - - - - 11,436 (22,886) (270,941) (282,391) (12,482) (294,873) 18,781 18,462 176,921 214,164 12,482 226,646 30,217 (4,424) (94,020) (68,227) - 4,908,379 2,155,079 4,147,238 11,210,696 158,235 11,368,931 3,664,233 1,993,264 3,293,912 8,951,409 114,893 9,066,302 74.7% 92.5% 79.4% 79.8% 72.6% 79.7% 100,000 100,000 (348,510) (248,510) 28,506 28,506 (233,035) (204,529) (68,227) For the six months ended June 30, 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 - 203,988 11,631 (3,139,212) - 172,607 (5,495) (2,858,629) 1,465 (64,046) (343,896) (107,291) (513,768) (17,909) (531,677) 85,488 46,740 232,864 53,037 418,129 12,482 430,611 86,953 (17,306) (111,032) (54,254) 4,908,379 2,155,079 4,147,238 - 3,664,233 1,993,264 3,293,912 - 74.7% 92.5% 79.4% N/A 79.8% 72.6% 79.7% 83.2% 51.2% 81.7% 14,110,103 708,786 14,818,889 11,738,565 362,655 12,101,220 (2,923,593) (550,551) (3,474,144) (2,691,517) (242,335) (2,933,852) (95,639) (5,427) (101,066) 11,210,696 158,235 11,368,931 8,951,409 114,893 9,066,302 Notes: (1) Percent Leased at 12/31/18 was 80.4% excluding Flex Parks. CLI Office Portfolio 2Q 2019 28 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 06/30/19 06/30/19 06/30/19 Pct. Sq. Ft. Inventory Leased Sq. Ft. Net Sq. Ft. Pct. Leased Inventory Leased Acquired/ Acquired/ Expiring/ Incoming Leasing Inventory Leased Leased 03/31/19 03/31/19 03/31/19 Disposed Disposed Adj. Sq. Ft. Sq. Ft. Activity 06/30/19 06/30/19 06/30/19

 

 

 

 

 

 

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. DB Services New Jers ey Inc. E-Tra de Fina ncia l Corpora tion KPMG LLP Vona ge America Inc. Inves tors Ba nk HQ Globa l Workpla ces LLC Plymouth Rock Ma na gement Co. Arch Ins ura nce Compa ny Pfizer Inc. Totals 3 1 1 2 1 1 1 1 2 1 3 6 1 1 1 $11,168,730 10,888,238 10,174,588 7,464,280 6,796,926 6,762,294 6,453,195 5,290,600 5,181,897 4,732,000 4,571,814 4,454,938 4,351,725 4,326,008 4,306,008 $96,923,241 3.9% 3.8% 3.5% 2.6% 2.4% 2.4% 2.2% 1.8% 1.8% 1.6% 1.6% 1.6% 1.5% 1.5% 1.5% 33.7% 430,926 290,353 261,957 192,280 171,900 193,873 125,916 132,265 120,947 350,000 144,552 137,630 129,786 106,815 113,316 2,902,516 4.9% 3.3% 3.0% 2.2% 2.0% 2.2% 1.4% 1.5% 1.4% 4.0% 1.7% 1.6% 1.5% 1.2% 1.3% 33.2% (3) 2033 (4) 2023 2022 2020 2019 2031 (5) 2023 (6) (7) 2031 2024 2024 Notes: See supporting “Top 15 Tenants” notes on page 42. CLI Office Portfolio 2Q 2019 29 Percentage of Annualized Company Square Percentage Year of Number of Base Rental Annualized Base Feet Total Company Lease Properties Revenue ($) (1 ) Rental Revenue (%)(2 ) Leased Leased Sq. Ft. (%) (2 ) Expiration

 

 

 

 

 

 

Lease Expirations Year of Expiration/Market 2019 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2019 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 – 2021 2022 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2022 2023 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2023 6 10 9 25 2 27 199,066 105,559 61,109 365,734 5,680 371,414 2.3 1.2 0.7 4.2 0.1 4.3 8,974,179 3,558,487 1,772,101 14,304,767 161,680 14,466,447 45.08 33.71 29.00 39.11 28.46 38.95 3.1 1.2 0.6 4.9 0.1 5.0 6 23 30 59 1 60 45,014 275,293 219,024 539,331 1,584 540,915 0.5 3.2 2.5 6.2 0.0 6.2 1,681,476 10,191,209 5,644,759 17,517,444 43,021 17,560,465 37.35 37.02 25.77 32.48 27.16 32.46 0.6 3.5 2.0 6.1 0.0 6.1 16 19 21 56 4 60 365,649 139,019 197,781 702,449 67,500 769,949 4.2 1.6 2.3 8.1 0.8 8.9 13,245,916 5,930,782 5,771,314 24,948,012 1,789,130 26,737,142 36.23 42.66 29.18 35.52 26.51 34.73 4.6 2.1 2.0 8.7 0.6 9.3 12 16 30 58 4 62 96,274 168,793 295,311 560,378 35,697 596,075 1.1 1.9 3.4 6.4 0.4 6.8 3,373,531 5,462,735 8,486,265 17,322,531 963,175 18,285,706 35.04 32.36 28.74 30.91 26.98 30.68 1.2 1.9 3.0 6.1 0.3 6.4 11 19 32 62 - 338,909 290,140 855,581 1,484,630 - 3.9 3.3 9.8 17.0 - 12,323,615 10,818,591 20,925,255 44,067,461 - 36.36 37.29 24.46 29.68 - 4.3 3.8 7.3 15.4 - 62 1,484,630 17.0 44,067,461 29.68 15.4 Notes: See supporting “Expirations” notes on page 42. CLI Office Portfolio 2Q 2019 30 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 (%)

 

 

 

 

 

 

Lease Expirations (Cont.) Year of Expiration/Market 2024 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2024 2025 AND THEREAFTER 14 20 32 66 - 245,403 250,406 471,903 967,712 - 2.8 2.9 5.4 11.1 - 9,863,699 10,438,854 12,779,258 33,081,811 - 40.19 41.69 27.08 34.19 - 3.4 3.6 4.5 11.5 - 66 967,712 11.1 33,081,811 34.19 11.5 Wa terfront Cla s s A Suburba n Suburba n Subtotal Non-Core TOTAL – 2025 AND THEREAFTER 52 36 55 143 - 2,166,060 756,318 1,085,577 4,007,955 - 24.7 8.5 12.5 45.7 - 75,507,523 25,795,192 31,326,205 132,628,920 - 34.86 34.11 28.86 33.09 - 26.4 9.0 10.9 46.3 - 143 4,007,955 45.7 132,628,920 33.09 46.3 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 117 143 209 469 11 480 3,456,375 1,985,528 3,186,286 8,628,189 110,461 8,738,650 39.5 22.6 36.6 98.7 1.3 100.0 124,969,939 72,195,850 86,705,157 283,870,946 2,957,006 286,827,952 36.16 36.36 27.21 32.90 26.77 $32.82 43.6 25.1 30.3 99.0 1.0 100.0 Notes: See supporting “Expirations” notes on page 42. CLI Office Portfolio 2Q 2019 31 Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1 ) Leases (Sq. Ft.) (2 ) Expiring Leases (%) Expiring Leases ($) (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 (%)

 

 

 

 

 

 

Multifamily Portfolio 2Q 2019 32

 

 

 

 

 

 

Operating Communities – Residential $ in thousands, except per home 2Q 2019 Percentage Leased (Stabilized): 97.7% 2Q 2019 Avg. Revenue Per Home (Stabilized): $2,737 Notes: (a) Percentage leased is shown net of the 22 units under renovation at Monaco and the 39 units under renovation at Marbella as of June 30, 2019. See Information About Net Operating Income on page 44. See supporting “Operating & Lease-Up Communities” notes on page 42. CLI Multifamily Portfolio 2Q 2019 33 RentableAvg.Year Operating - Residential Location Ownership Apartments SF Size Complete Cons olida te d Alterra a t Overlook RidgeRevere, MA100.00%722663,1399182008 The Cha s e a t Overlook RidgeMa lden, MA100.00%664598,1619012014 Riverwa tchNew Bruns wick, NJ100.00%200147,8527391997 Mona co (a) Jers ey City, NJ100.00%523475,7429102011 Ports ide a t Ea s t Pier - 7Ea s t Bos ton, MA100.00%181156,0918622015 Qua rry Pla ce a t Tucka hoeEa s tches ter, NY100.00%108105,5099772016 Ma rbella (a) Jers ey City, NJ74.27%412369,5158972003 M2Jers ey City, NJ74.27%311273,1328782016 Soho Lofts (1 ) Jers ey City, NJ100.00%377449,0671,1912017 RiverHous e 11Weeha wken, NJ100.00%295250,5918492018 Ports ide a t Ea s t Pier - 5/6Ea s t Bos ton, MA100.00%296235,0787942018 Signa ture Pla ce a t Morris Pla insMorris Pla ins , NJ100.00% 197 203,716 1,034 2018 Consolidated95.66%4,2863,927,593916 Uncons olida ted Joint Ventures (2 ) RiverTra ce a t Port Imperia lWes t New York, NJ22.50%316295,7679362014 RiverPa rk a t Ha rris onHa rris on, NJ45.00%141125,4988902014 Urby Ha rbors ideJers ey City, NJ85.00%762474,4766232017 Sta tion Hous eWa s hington, DC50.00%378290,3487682015 Crys ta l Hous eArlington, VA25.00%825738,7868951962 Metropolita n a t 40 Pa rk (3 ) Morris town, NJ25.00%130124,2379562010 Metropolita n LoftsMorris town, NJ50.00% 59 54,683 927 2018 Joint Ventures47.47%2,6112,103,795806 Operating Highlights AverageAverage Percentage PercentageRevenue Revenue LeasedLeasedPer Home Per HomeNOI*NOI*NOI*Debt 2Q 2019 1Q 2019 2Q 2019 1Q 2019 2Q 2019 1Q 2019 YTD 2019 Balance 97.6%97.5%$1,967$2,157$2,491$2,658$5,149$100,000 97.4%96.1%2,1282,2112,6802,5685,248135,750 96.0%95.0%1,8661,8475805251,105-97.5%94.3%3,5703,4993,5953,3476,942165,000 100.0%99.4%2,8122,8511,0971,0552,15258,998 100.0%98.1%3,5903,5786746611,33541,000 96.1%95.4%3,3223,2672,4212,4174,838131,000 94.2%94.5%3,6833,5942,1152,0304,145117,000 97.9%-4,121-3,031-3,031160,000 99.7%99.0%2,9822,8521,6671,3833,050100,000 99.3%97.3%2,6362,6881,5551,2962,85197,000 100.0% 98.5% 2,351 2,313 681 500 1,181 42,000 97.7%96.5%$2,837$2,733$22,587$18,440$41,027 $1,147,748 99.1%95.6%$3,176$3,208$1,838$1,773$3,611$82,000 96.5%97.2%2,3082,28739941181029,541 95.9%95.9%3,1223,1214,3734,1478,520192,000 96.8%96.8%2,5522,5561,7941,7523,54697,692 98.8%94.9%2,1622,2263,1093,0626,171161,171 97.7%98.5%3,2663,3967327841,51635,590 98.3% 100.0% 3,145 3,462 330 376 706 13,145 97.5%96.0%$2,706$2,743$12,575$12,305$24,880$611,139 Total Residential - Stabilized77.42%6,8976,031,388874 97.6%96.3%$2,788$2,737$35,162$30,745$65,907 $1,758,887 Recently Stabilized Communities Cons olida te d 145 Front a t City Squa reWorces ter, MA100.00%365305,6568372018 99.2%75.6%$1,771$1,883$515$181$696$57,883 Total Residential - Operating Communities (4 ) 78.55%7,2626,337,044873 97.7%95.3%$2,737$2,694$35,677$30,926$66,603 $1,816,770

 

 

 

 

 

  

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. 33 Tota l Cons olida ted Res identia l - Recently Sta bilized Communities - from p. 33 Tota l Cons olida ted Commercia l - (from ta ble a bove) $22,587 515 984 $18,440 181 614 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 $24,086 (1,770) $19,235 (1,477) Total NOI for RRT (see Information About Net Operating Income on p. 44)*: $22,316 $17,758 Notes: See Information About Net Operating Income on page 44. CLI Multifamily Portfolio 2Q 2019 34 2Q 2019 1Q 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% 18,071 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% 651,514 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 2Q 2019 1Q 2019 2Q 2019 1Q 2019 YTD 2019 Balance NA NA $441 $290 $731 $32,600 81.6% 81.6% 173 108 281 3,968 NA NA 234 142 376 - 100.0% 100.0% 136 74 210 - 87.4% 87.4% $984 $614 $1,598 $36,568 69.0% 69.0% $258 $276 $534 $6,067 58.0% 63.1% 138 132 270 - 64.9% 66.8% $396 $408 $804 $6,067 Total Commercial 77.58% 733,232 84.9% 85.1% $1,380 $1,022 $2,402 $42,635

 

 

 

 

 

 

In-Construction Communities $ in thousands RRT’s share of projected stabilized NOI after debt service will approximate $38.4 million (approximates to FFO) Project Capitalization - Total Capital as of 2Q 2019 Development Schedule (5 ) Total In-Construction Communities 90.69% 2,319 $1,164,070 $724,000 $395,370 $44,700 $434,752 $92,414 $297,638 $74,822 6.50% 2019 MCRC Rema ining Ca pita l 2020 MCRC Rema ining Ca pita l Therea fter MCRC Rema ining Ca pita l Total Remaining Capital $159,020 392,062 178,236 $729,318 $112,793 340,557 178,236 $631,586 Operating & Construction Apts. (projected) Future Development Apts. % Growth in Operating & Construction Units (projected) 9,581 9,968 - 9,581 9,968 - 11,234 8,237 17.3% Notes: NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 44. See supporting “In-Construction Communities” notes on page 42. CLI Multifamily Portfolio 2Q 2019 35 2Q 2019YE 2019YE 2020 $46,227 51,505 - $97,732 Third ApartmentMCRCPartyDevDebtMCRCInitialProject CommunityLocationOwnership Homes/KeysCostsDebt (1 )CapitalCapitalCosts (2 )BalanceCapitalStartOccupancy Stabilization Cons olida te d Ma rriott Hotels a t Port Imperia l (3 )Weeha wken, NJ100.00%372$159,400$94,000$65,400-$151,763$86,363$65,4003Q 20154Q 20183Q 2020 Building 9 a t Port Imperia lWeeha wken, NJ100.00%313142,90092,00050,900-50,900-50,9003Q 20184Q 20204Q 2021 Cha s e III a t Overlook RidgeMa lden, MA100.00%32699,90062,00037,900-37,301-37,3013Q 20183Q 20204Q 2021 233 Ca noe Brook - Apa rtments (4 )Short Hills , NJ100.00%19899,60064,00035,600-25,682-25,6824Q 20184Q 20203Q 2021 The Cha rlotteJers ey City, NJ100.00%750470,500 300,000 170,500 -83,285 -83,285 1Q 20191Q 20224Q 2023 Consolidated100.00%1,959$972,300 $612,000 $360,300$0$348,931$86,363 $262,568 Joint Ve nture s PI North - Riverwa lk CWes t New York, NJ40.00%360191,770 112,000 35,070 44,700 85,821 6,051 35,070 4Q 20174Q 20201Q 2022 Joint Ventures40.00%360$191,770 $112,000$35,070 $44,700$85,8216,051$35,070 Projected Projected Stabilized Stabilized NOIYield 14,038 8.81% 9,028 6.32% 6,043 6.05% 5,910 5.93% 28,098 5.97% $63,117 6.57% 11,705 6.10% $11,705 6.10%

 

 

 

  

 

 

Future Start Communities As of June 30, 2019, the Company has a future development portfolio of 9,968 residential units All priority starts (1,731 units) are located on the New Jersey Waterfront Current ▪ ▪ Priority Starts Location Weehawken, NJ Jersey City, NJ Jersey City, NJ Apartments 302 679 750 1,731 Ownership 100.00% 100.00% 85.00% 93.19% Target Start PI South - Park Parcel Plaza 8 Urby Harborside II Total Priority Starts 2020 2020 2020 Possible Starts Portside 1-4 233 Canoe Brook Road - Hotel Total Possible Starts East Boston, MA Short Hills, NJ 300 240 540 100.00% 100.00% 100.00% Future Developments Location White Plains, NY Apartment 300 Apartment 131 - 750 1,060 804 265 585 200 471 224 141 4,631 1 Water Street 6 Becker Farm 1633 Littleton 65 Livingston Subtotal - N Overlook IIIA Overlook IV/V Subtotal - Boston Metro 514 Crystal House Crystal House Subtotal - Washington, DC 552 51 Washington Street Conshohoken, PA Bala Cynwyd, PA 310 206 150 Monument Road 400 400 Subtotal - 1,731 540 9,968 Notes: See supporting “Future Start Communities” notes on page 42. CLI Multifamily Portfolio 2Q 2019 36 Roseland, NJ299 (repurposing)Parsippany, NJ345 Roseland, NJ140 ortheast Corridor1,084 Malden, MA215 Malden, MA299 - IIIArlington, VA252 - FutureArlington, VA300 Philadelphia516 Future Developments Location PI South - Building 16Weehawken, NJ PI South - Office 1/3 (1)Weehawken, NJ Urby Harborside IIIJersey City, NJ Plaza 9Jersey City, NJ 107 MorganJersey City, NJ Liberty Landing Phase IJersey City, NJ Liberty Landing - Future PhasesJersey City, NJ PI South - Building 2Weehawken, NJ PI North - Riverbend 6West New York, NJ PI North - Building IWest New York, NJ PI North - Building JWest New York, NJ Subtotal - Hudson River Waterfront Acquisition Options (2) FreeholdFreehold, NJ Subtotal - Acquisition Options Priority Starts Possible Starts Total Future Start Communities

 

 

 

 

 

 

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% 100.0% 98.3% 99.2% 99.3% 99.7% 99.4% 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 1.2 5.9 7.6 8.0 $26.0 $1.8 0.3 3.4 3.2 3.5 $12.2 Ma rriott Hotels a t Port Imperia l Total 2019 Deliveries 2020 Deliveries 100.0% 100.0% 4Q 2018 372 372 8.81% 8.81% $14.0 $14.0 $9.3 $9.3 Cha s e III Port Imperia l - Building 9 PI North – Riverwa lk C 233 Ca noe Brook Roa d - Apa rtments Total 2020 Deliveries 100.0% 100.0% 40.0% 100.0% 82.0% 3Q 2020 4Q 2020 4Q 2020 4Q 2020 326 313 360 198 1,197 6.05% 6.11% 6.11% 5.93% 6.06% $6.0 9.0 11.7 5.9 $32.6 $3.4 5.1 2.8 3.2 $14.5 2022 Deliveries 25 Chris topher Columbus (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 (1 ) Total In-Construction 90.7% 2,319 6.47% $74.7 $38.4 Notes: (1) Projected stabilized yield on in-construction portfolio without the Marriott Hotels at Port Imperial is 6.07 percent. NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 44. CLI Multifamily Portfolio 2Q 2019 37 Total 92.3% 4,693 6.51% $127 $64.3 ProjectedProjected RRT Nominal % Leased As of: Actual/Projected Projected Stabilized Share of Stabilized Ownership As of 6/30/19 Initial Leasing Units Yield NOI NOI After Debt Service

 

 

 

 

 

 

Roseland Balance Sheet $ in thousands (unaudited) ASSETS Rental Property La nd a nd lea s ehold interes ts Buildings a nd 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 $269,861 1,639,540 52,109 326,046 412,878 $205,665 1,231,005 45,635 285,451 247,811 2,700,434 (105,627) 2,594,807 2,015,567 (81,398) 1,934,169 - 33,956 2,594,807 1,968,125 37,494 11,700 204,921 2,931 44,089 2,212 13,924 8,116 218,771 2,756 47,390 1,415 $2,898,154 $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 $1,322,763 - 74,915 7,366 2,913 $1,059,406 - 48,333 5,981 2,668 1,407,958 1,116,388 444,048 47,668 998,480 278,135 40,047 825,927 $2,898,154 $2,260,497 CLI Multifamily Portfolio 2Q 2019 38 2Q 20194Q 2018

 

 

 

 

 

 

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 $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 $21,735 1,194 4,310 3,052 - 650 $17,132 695 3,970 2,306 - 677 Total revenues $38,332 $36,359 $34,224 $30,941 $24,780 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 $4,967 1,461 7,135 1,937 3,484 14,897 $4,569 1,766 7,443 4,213 3,196 15,057 $3,783 1,494 5,847 4,094 3,498 12,002 $3,917 1,497 6,650 4,317 2,891 10,370 $3,239 1,142 4,467 4,292 3,054 7,281 Total expenses $33,881 $36,244 $30,718 $29,642 $23,475 Operating Income $4,451 $115 $3,506 $1,299 $1,305 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 La nd Impa irments 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 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 Total other income (expense) ($9,218) 151 (600) (2,499) - 270 - - ($9,067) 151 (1,402) - 13,790 13 - - ($6,900) 2 (1,797) (24,566) - 100 - (461) ($4,489) 1 (1,401) - 14,217 (6,330) - - ($2,668) 3 (961) - - - - - ($11,896) $3,485 ($33,622) $1,998 ($3,626) Net income (loss) ($7,445) $3,600 ($30,116) $3,297 ($2,321) Noncontrolling interes t in cons olida ted joint ventures Redeema ble noncontrolling interes t Net income (loss) available to common shareholders $846 (4,551) $1,248 (4,212) $640 (3,951) $451 (3,330) $95 (2,534) ($11,150) $636 ($33,427) $418 ($4,760) CLI Multifamily Portfolio 2Q 2019 39 2Q 2019 1Q 2019 4Q 2018 3Q 2018 2Q 2018

 

 

 

 

 

 

Jersey City Residential Calculator Jersey City is a compelling financial alternative to Manhattan, providing significant income advantages after taxes and rent. 1 Bedroom Household Resident Resident Annual Household Income Less: Income Tax (1) Federal FICA State Local Subtotal: Income Tax $150,000 $150,000 - - $200,000 $200,000 - - $250,000 $250,000 - - 20.2% 6.7% 6.3% 3.6% 36.8% ($30,290) (10,111) (9,478) (5,354) ($55,233) 20.2% 6.7% 5.0% 0.0% 31.9% ($30,290) (10,111) (7,429) 0 - - (2,049) (5,354) ($7,403) - - 21.6% 100.0% 13.4% 22.8% 5.4% 6.4% 3.6% 38.3% ($45,690) (10,836) (12,803) (7,178) ($76,507) 22.8% 5.4% 5.3% 0.0% 33.6% ($45,690) (10,836) (10,614) 0 - - (2,189) - - 17.1% 25.3% 4.33% 6.48% 3.60% 39.7% ($63,190) (10,836) (16,200) (9,002) ($99,228) 25.3% 4.3% 5.5% 0.0% 35.1% ($63,190) (10,836) (13,799) 0 - - (2,401) (9,002) ($11,403) - - 14.8% 100.0% 11.5% (7,178) 100.0% ($47,830) ($67,140) ($9,367) 12.2% ($87,825) Less: Rent Class A Apartment 1 Bedroom 750 SF Disposable Income $80 PSF (60,000) $50 PSF (37,500) ($22,500) 37.5% $80 PSF (60,000) $50 PSF (37,500) ($22,500) 37.5% $80 PSF (60,000) $50 PSF (37,500) ($22,500) 37.5% 2 Bedroom Household Resident Resident Annual Household Income Less: Income Tax (1) Federal FICA State Local Subtotal: Income Tax $150,000 $150,000 - - $200,000 $200,000 - - $250,000 $250,000 - - 20.2% 6.7% 6.3% 3.6% 36.8% ($30,290) (10,111) (9,478) (5,354) ($55,233) 20.2% 6.7% 5.0% 0.0% 31.9% ($30,290) (10,111) (7,429) 0 - - (2,049) (5,354) ($7,403) - - 21.6% 100.0% 13.4% 22.8% 5.4% 6.4% 3.6% 38.3% ($45,690) (10,836) (12,803) (7,178) ($76,507) 22.8% 5.4% 5.3% 0.0% 33.6% ($45,690) (10,836) (10,614) 0 - - (2,189) - - 17.1% 25.3% 4.33% 6.48% 3.60% 39.7% ($63,190) (10,836) (16,200) (9,002) ($99,228) 25.3% 4.3% 5.5% 0.0% 35.1% ($63,190) (10,836) (13,799) 0 - - (2,401) (9,002) ($11,403) - - 14.8% 100.0% 11.5% (7,178) 100.0% ($47,830) ($67,140) ($9,367) 12.2% ($87,825) Less: Rent Class A Apartment 2 Bedroom 1,050 SF Disposable Income $75 PSF (78,750) $45 PSF (47,250) ($31,500) 40.0% $75 PSF (78,750) $45 PSF (47,250) ($31,500) 40.0% $75 PSF (78,750) $45 PSF (47,250) ($31,500) 40.0% Notes: (1) Reflects 2018 tax rates for single filers. CLI Multifamily Portfolio 2Q 2019 40 $42,903 59.6% 46.0% $114,925 28.8% $72,022 $40,867 91.3% 42.8% $85,610 22.4% $44,743 $38,903 242.9% 36.6% $54,920 10.7% $16,017 $250,000 Household New York City Jersey City Delta $200,000 Household New York City Jersey City Resident Resident Delta $150,000 Household New York City Jersey City Resident Resident Delta $33,903 37.3% 49.9% $124,675 36.3% $90,772 $31,867 50.2% 47.7% $95,360 31.7% $63,493 $29,903 86.0% 43.1% $64,670 23.2% $34,767 $250,000 Household New York City Jersey City Delta $200,000 Household New York City Jersey City Delta Resident Resident $150,000 Household New York City Jersey City Delta Resident Resident

 

 

 

 

 

 

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.15 “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. Balance Sheet - (Page 11) (1)Includes mark-to-market lease intangible net assets of $94,598 and mark-to-market lease intangible net liabilities of $41,189 as of 2Q 2019. Debt Summary & Maturity Schedule - (Page 19) (1)2016 term loan, maturing on January 7, 2019, has three year term with two 1-year extension options available. The Company executed its first extension option on January 7,2019. 2017 term loan, maturing on January 25, 2020, has three year term with two 1-year extension options available. (2)The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 2.50 percent as of March 31, 2019, plus the applicable spread. (3)Excludes amortized deferred financing costs primarily pertaining to the Company’s unsecured revolving credit facility which amounted to $857 thousand for the three months ended March 31, 2019. Debt Profile - (Page 20) (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. (4)The Company has a 1-year extension option available. 2017 term loan, maturing on January 25, 2020, has three year term with two 1-year extension options available. (5)On June 28, 2019, the Company paid down $30 million on the construction loan with proceeds from the financing of Riverwatch Commons. (6)Subsequent to quarter-end, the Company paid off the construction loan on Signature Place at Morris Plains with proceeds from a $43 million permanent loan. 2019/2020 Debt Maturities - (Page 21) (1)Construction loan LTVs are calculated using the respective maximum loan balance. (2)Subsequent to quarter-end, the Company paid off the construction loan on Signature Place at Morris Plains with proceeds from a $43 million permanent loan. (3)In 1Q 2019, the Company executed the first of two 1-year extension options. Unconsolidated Joint Ventures - (Page 22) (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: 2Q 2019 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 $88 4,360 4,448 (1,424) $3,020 Property Listing - (Page 25) (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 June 2019 billings times 12. For leases whose rent commences after July 1, 2019 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)Harborside Plaza 1 is being removed from service in 2019. (3)Average base rents + escalations reflect rental values on a triple net basis. (4)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 11,368,931 SF. 2Q 2019 41

 

 

 

 

 

 

Appendix - Continued Top 15 Tenants - (Page 29) (1)Annualized base rental revenue is based on actual June 2019 billings times 12. For leases whose rent commences after July 1, 2019, 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)9,356 square feet expire in 2019; 33,363 square feet expire in 2021; 388,207 square feet expire in 2027. (4)24,607 square feet expire in 2019; 237,350 square feet expire in 2029. (5)66,606 square feet expire in 2024; 54,341 square feet expire in 2026. (6)5,256 square feet expire in 2022; 82,936 square feet expire in 2026; 56,360 square feet expire in 2030. (7)17,855 square feet expire in 2021; 38,930 square feet expire in 2023; 45,042 square feet expire in 2024; 20,395 square feet expire in 2026; 15,408 square feet expire in 2027. Expirations - (Pages 30-31) (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) 8,738,650 327,652 2,302,629 11,368,931 (3)Annualized base rental revenue is based on actual June 2019 billings times 12. For leases whose rent commences after July 1, 2019 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 June 30, 2019 aggregating 18,432 square feet and representing annualized base rent of $570,850 for which no new leases were signed. Operating & Recently Stabilized Communities - (Page 33) (1)Soho Lofts was contributed to Roseland on June 28, 2019. As a result, $2,931 of the total NOI ($3,031) for 2Q 2019 is attributable directly to Mack-Cali and $100 of the total NOI ($3,031) is attributable to Roseland. (2)Unconsolidated joint venture income represented at 100% venture NOI. See Information on Net Operating Income (NOI) on page 44. (3)As of June 30, 2019, Priority Capital included Metropolitan at $20,914,422 (Prudential). (4)Excludes approximately 83,083 SF of ground floor retail. In-Construction Communities - (Page 35) (1)Represents maximum loan proceeds. (2)Represents development costs funded with debt or capital as of June 30, 2019. (3)On June 28, 2019, the Company paid down $30 million on the construction loan with proceeds from the financing of Riverwatch Commons. Subsequent to quarter-end, the Company commenced operations at the Envue Hotel an Autograph Collection Hotel in Port Imperial, completing the dual-flag hotel development in Weehawken, NJ. (4)Sitework commenced 4Q 2018, though official commencement 1Q 2019. The maximum loan balance presented is the anticipated debt and as no formal agreement has been signed, which may be subject to change. (5)Projected stabilized yield without the Marriott Hotels at Port Imperial is 6.07 percent. Future Start Communities - (Page 36) (1)Currently approved for approximately 290,000 square feet of office space. (2)Freehold: Roseland has signed an acquisition agreement, subject to certain conditions. 2Q 2019 42

 

 

 

 

 

 

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. 2Q 2019 43

 

 

 

 

 

 

Information About Net Operating Income (NOI) $ in thousands (unaudited) Reconciliation of Net Income to Net Operating Income (NOI) Net Income ($12,884) ($7,445) ($20,329) $271,994 $3,600 $275,594 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 on s a le of la nd/other (Ga in) on s a le of inves tment in uncons olida ted joint ventures (Ga in) los s from ea rly extinguis hment of debt, net (2,091) (364) (512) - - (255) - - (588) (1,439) (151) 600 (1,014) - - (270) - - (3,530) (515) 88 (1,014) - (255) (270) - (588) (112) (673) (721) - - (268,096) - (903) (1,311) (3,730) (151) 1,402 (1,093) (13,790) (13) - - - (3,842) (824) 681 (1,093) (13,790) (268,109) - (903) (1,311) 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 Impa irments Net Operating Income (NOI) 2,042 542 12,943 34,455 14,297 5,802 - 1,937 - 3,484 14,897 9,218 - 2,499 3,979 542 16,427 49,352 23,515 5,802 2,499 53 742 9,397 32,989 15,707 - - 4,213 - 3,196 15,057 9,067 - - 4,266 742 12,593 48,046 24,774 - - $53,387 $22,316 $75,703 $59,066 $17,758 $76,824 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. 2Q 2019 44 1Q 2019 Office/Corp Roseland Total 2Q 2019 Office/Corp Roseland Total

 

 

 

  

 

 

Company Company Information Information, Executive Officers & Analysts Corporate Headquarters Ma ck-Ca l i Rea l ty Corpora ti on Ha rbors i de 3, 210 Huds on St., Ste. 400 Jers ey Ci ty, New Jers ey 07311 (732) 590-1010 Stock Exchange Listing New York Stock Excha nge Contact Information Ma ck-Ca l i Rea l ty Corpora ti on Inves tor Rel a ti ons Depa rtment Ha rbors i de 3, 210 Huds on St., Ste. 400 Jers ey Ci ty, New Jers ey 07311 Trading Symbol Common Sha res : CLI Dei dre Crockett, Seni or Vi ce Pres i dent, Corpora te Communi ca ti ons a nd Inves tor Rel a ti ons Phone: (732) 590-1025 E-Ma i l : dcrockett@ma ck-ca l i .com Web: www.ma ck-ca l i .com Executive Officers Michael J. DeMarco Chief Executive Officer Marshall Tycher Chairman, Roseland Residential Trust David Smetana Chief Financial Officer Gary Wagner General Counsel and Secretary Ricardo Cardoso EVP and Chief Investment Officer Nicholas Hilton Executive Vice President, Leasing Giovanni M. DeBari Chief Accounting Officer Equity Research Coverage Bank of America Merrill Lynch Ja mes C. Fel dma n Citigroup Mi cha el Bi l erma n Green Street Advisors Da nny Is ma i l SunTrust Robinson Humphrey, Inc. Mi cha el R. Lewi s Barclays Capital Ros s L. Smotri ch Deutsche Bank North America Derek Johns ton JP Morgan Anthony Pa ol one BTIG, LLC Thoma s Ca therwood Evercore ISI Steve Sa kwa Stifel Nicolaus & Company, Inc. John Gui nee 2Q 2019 45

 

 

 

 

  

  

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, 2018. 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 Quarterly Report on Form 10-Q (the “10-Q”) 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-Q, the footnotes thereto and the limitations set forth therein. Investors may not rely on the Supplemental Package without reference to the 10-Q and the Public Filings. Any investors’ receipt of, or access to, the information contained herein is subject to this qualification. 2Q 2019 46

 

 

(Back To Top)

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

 

For Immediate Release

 

MACK-CALI REALTY CORPORATION

REPORTS SECOND QUARTER 2019 RESULTS

 

Jersey City, New Jersey – August 7, 2019 – Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the second quarter 2019.

 

SECOND QUARTER 2019 HIGHLIGHTS

 

- Reported net income (loss) of $(0.43) per diluted share for the quarter and net income of $2.24 per diluted share for the six months ended June 30, 2019;
   
- Achieved Core Funds from Operations per diluted share of $0.40 for the quarter, narrows Core FFO Guidance to $1.58 - $1.66 per share;
   
- Leased a total of 226,646 sq. ft. of commercial space, including 18,781 sq. ft. on the Waterfront, 195,383 sq. ft. class A suburban and suburban, and 12,482 sq. ft. non-core, growing Core portfolio office rental rates by 8.7% on a cash basis and 17.7% on a GAAP basis;
   
- Core office portfolio was 79.8% leased, with the class A suburban portfolio at 92.5%, Suburban 79.4% and Waterfront 74.7% leased at June 30, 2019;
   
- Roseland's 7,262-unit multifamily stabilized portfolio was 97.7% leased at June 30, 2019, with an average rent of $2,737 per unit;
   
- Roseland’s 2018 deliveries totaling 1,212 units were 99.4% leased as of June 30, 2019, including the second quarter stabilization of Front Street in Worcester, MA;
   
- Roseland's same-store portfolio, which has now grown to 5,673 units, experienced a 5.1% increase in NOI over second quarter 2018.  Over the same period, revenues grew 4.4%, and expenses increased by 3.2%;
   
- Closed a follow-on investment with the Rockpoint Group for up to $200 million in additional equity, $100 million of which was funded at closing;
   
- Subsequent to quarter-end, the Envue, an Autograph Collection Hotel in Port Imperial, commenced operations, completing the dual-flag, 372-key hotel development in Weehawken, NJ and;
   
- Declared $0.20 per share quarterly common stock dividend.

 

Michael J. DeMarco, Chief Executive Officer stated, “It was an excellent quarter for us in transactions involving financings, sales, acquisitions, equity raise, the Autograph Hotel opening, and in the multifamily business overall. The suburban portfolio is active with pockets of real strength. The waterfront has slowed in activity, which we largely attribute to New Jersey incentive program not being renewed. We expect the program will be reinstated shortly. We have started our next round of dispositions for early 2020, and our substantial construction portfolio is on time and on budget. Lastly, we are committed to our waterfront strategy, and our investors in the upcoming quarters can expect us to make substantial progress in executing that strategy fully. I look forward to discussing our results on the call on Thursday at 8:30 a.m.”

 

FINANCIAL HIGHLIGHTS

 

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

 

Net income (loss) available to common shareholders for the quarter ended June 30, 2019 amounted to $(22.1) million, or $(0.43) per share, as compared to $(1.3) million, or $(0.05) per share, for the quarter ended June 30, 2018.  For the six months ended June 30, 2019, net income available to common shareholders equaled $222.4 million, or $2.24 per share, as compared to $41.8 million, or $0.39 per share, for the same period last year.  The change in net income per share for the current quarter was driven by a non-cash redemption value adjustment as a result of the follow-on Rockpoint investment, as well as the loss of earnings associated with the Company's $791 million in asset sales over the last 12 months, and incremental costs associated with its proxy fight of approximately $0.04 per diluted share.  The net loss was offset by incremental leasing in both the office and residential portfolios.

 

 

 

 

Funds from operations (FFO) for the quarter ended June 30, 2019 amounted to $32.9 million, or $0.33 per share, as compared to $43.4 million, or $0.43 per share, for the quarter ended June 30 , 2018.  For the six months ended June 30, 2019, FFO equaled $72.5 million, or $0.72 per share, as compared to $78.7 million, or $0.78 per share, for the same period last year.

 

For the second quarter 2019, Core FFO was $40.0 million, or $0.40 per share, as compared to $45.2 million, or $0.45 per share for the same period last year.  For the six months ended June 30, 2019, Core FFO equaled $80.9 million, or $0.80 per share, as compared to $95.8 million, or $0.95 per share, for the same period last year.

 

OPERATING HIGHLIGHTS

 

Office

 

Mack-Cali’s consolidated Core office properties were 79.8 percent leased at June 30, 2019, as compared to 80.9 percent leased at March 31, 2019 and 83.2 percent leased at June 30, 2018 excluding the flex portfolio.

 

Second quarter 2019 same-store GAAP revenues for the office portfolio declined by 0.1 percent while same-store GAAP NOI fell by 0.6 percent from the same period in 2018. Second quarter 2019 same store cash revenues for the office portfolio declined by 4.3 percent while same store cash NOI fell by 7.3 percent from 2018.  Same store cash revenues and same store cash NOI exclude straight-line rent and FAS 141 adjustments. Second quarter 2019 office same store real estate tax expense was down 8.3 percent from 2018, primarily due to favorable tax savings in Jersey City and other key locations.

 

For the quarter ended June 30, 2019, the Company executed 18 leases at its consolidated in-service commercial portfolio, totaling 226,646 square feet. Of these totals, eight leases for 71,214 square feet (31.4 percent) were for new leases and ten leases for 155,432 square feet (68.6 percent) were lease renewals and other tenant retention transactions, including a lease extension and renewal for Ferraro U.S.A.

 

Rental rate roll-up for the Core portfolio for second quarter 2019 transactions was 8.7 percent on a cash basis and 17.7 percent on a GAAP basis.  Rental rate roll-up in the second quarter 2019 for new transactions was 9.1 percent on a cash basis and 17.6 percent on a GAAP basis; and for renewals and other tenant retention transactions was 7.6 percent on a cash basis and 17.8 percent on a GAAP basis.

 

Multifamily

 

Roseland's comparative stabilized operating portfolio was 97.7 percent leased (97.6 percent, excluding Front Street) at June 30, 2019, as compared to 96.3 percent at March 31, 2019. Same-store revenues increased by 4.4 percent while same-store net operating income increased by 5.1 percent for the second quarter 2019. With the stabilization of 1,212 units delivered in 2018, coupled with an active construction portfolio of 1,947 units and the recent hotel opening in Port Imperial, we envision continued growth in the Roseland portfolio and cash flow contribution.

 

Front Street, a 365-unit community in Worcester, Massachusetts achieved stabilization in the second quarter 2019 and is currently 99.5 percent leased.

 

TRANSACTION ACTIVITY

 

For the second quarter 2019, the Company completed a number of acquisitions, financings and non-core asset sales including the following:

 

·On April 1, acquired Soho Lofts, a 377-unit residential community in Jersey City, NJ for $264.6 million. On June 24, the Company secured a $160 million mortgage on the newly acquired asset;

 

·On May 10, completed the acquisition of land at 107 Morgan in Jersey City, NJ, for $67 million. At closing, the note on the land was retired for $46 million, leaving $21 million to fund from open 1031 exchanges and other sources;

 

·On June 18, executed the disposition of 650 From Rd., Paramus, NJ, for a gross value of $42 million;

 

·On June 28, closed a follow-on investment with Rockpoint Group for up to $200 million in additional equity, $100 million of which was funded at closing;

 

·On June 28, secured a $30 million mortgage on Riverwatch, a 200-unit residential community in New Brunswick, NJ;

 

·On August 5, the Company secured a $150 million mortgage on its 111 River office asset in Hoboken, NJ, and used the proceeds primarily to pay down unsecured corporate debt.

 

 

 

 

BALANCE SHEET/CAPITAL MARKETS

 

As of June 30, 2019, the Company had a debt-to-undepreciated assets ratio of 42.7 percent compared to 45.3 percent at December 31, 2018 and 44.6 percent at June 30, 2018.  Net debt to adjusted EBITDA for the quarter ended June 30, 2019 was 9.5x compared to 9.3x for the quarter ended December 31, 2018.  The Company's interest coverage ratio was 2.9x for the quarter ended June 30, 2019, compared to 3.1x for the quarter ended December 31, 2018.

 

DIVIDEND

 

In June 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 second quarter 2019, which was paid on July 12, 2019 to shareholders of record as of July 2, 2019.

 

GUIDANCE AND OUTLOOK

 

The Company is narrowing its Core FFO to $1.58 - $1.66 per diluted share for full year 2019 from its original Core FFO guidance of $1.57 - $1.67 per diluted share as follows:

 

   Full Year 
   2019 Range 
Net income (loss) available to common shareholders  $3.02    -        $3.10 
Add (deduct):               
Real estate-related depreciation and amortization on continuing operations   1.01 
Redemption value adjustment to redeemable noncontrolling interest   0.22 
Property impairments   0.06 
Gain on change of control of interests   (0.14) 
Gain on sale of investment in unconsolidated joint venture   (0.01) 
Realized (gains) losses and unrealized losses on disposition of rental property, net   (2.66) 
Gain (loss) on early extinguishment of debt, net   (0.02) 
Severance and separation costs   0.02 
Management contract termination costs   0.01 
Land impairments   0.02 
Proxy fight costs   0.04 
New payroll tax consulting costs   0.01 
Core FFO  $1.58    -          $1.66 

 

2019 Guidance Assumptions  ($ in millions) 
   Revised 
   Low   High 
Office Occupancy (year-end % leased)   79%   83%
Office Same Store GAAP NOI Growth   (6)%   (2)%
Office Same Store Cash NOI Growth   (12)%   (8)%
Multifamily Same Store NOI Growth   1.75%   3.25%
Straight-Line Rent Adjustment & FAS 141 Mark-to-Market Rent Adjustment  $17   $25 
Dispositions (Excluding Flex)  $165   $235 
Base Building Capex  $8   $13 
Leasing Capex  $66   $94 
G&A (Net of Severance Costs)  $46   $50 
Interest Expense  $95   $103 
Topic 842  $2.5   $3.5 

 

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 August 8, 2019 at 8:30 a.m. Eastern Time, which will be broadcast live via the Internet at:

https://edge.media-server.com/mmc/p/y8wt9xro

 

The live conference call is also accessible by calling (323) 794-2423 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 August 8, 2019.

 

A replay of the call will also be accessible August 8, 2019 through August 15, 2019 by calling (719) 457-0820 and using the pass code, 5043183.

 

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

 

Second Quarter 2019 Form 10-Q:

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

 

Second 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 Quarterly Report on Form 10-Q (the “10-Q”) 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-Q, the footnotes thereto and the limitations set forth therein. Investors may not rely on the press release without reference to the 10-Q 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 Senior Vice President,
  (732) 590-1589 (732) 590-1035 Corporate Communications and Investor Relations
  mdemarco@mack-cali.com dsmetana@mack-cali.com (732) 590-1025
      investorrelations@mack-cali.com

 

 

 

 

Mack-Cali Realty Corporation

Consolidated Statements of Operations

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

 

   Three Months Ended   Six Months Ended 
   June 30,   June 30, 
REVENUES  2019   2018   2019   2018 
Revenue from leases  $116,784   $113,885   $239,799   $239,578 
Real estate services   3,530    4,074    7,372    8,735 
Parking income   5,563    5,757    10,504    11,084 
Hotel income   2,094    -    2,377    - 
Other income   2,490    2,873    4,658    6,159 
    Total revenues   130,461    126,589    264,710    265,556 
                     
EXPENSES                    
Real estate taxes   16,597    17,966    33,674    36,327 
Utilities   7,456    7,555    17,907    20,059 
Operating services   26,161    22,939    51,123    48,557 
Real estate services expenses   3,979    4,360    8,245    9,296 
Leasing personnel costs   542    -    1,284    - 
General and administrative   16,427    13,455    29,020    29,540 
Depreciation and amortization   49,352    41,413    97,398    82,710 
Property impairments   5,802    -    5,802    - 
Land impairments   2,499    -    2,499    - 
    Total expenses   128,815    107,688    246,952    226,489 
                     
OTHER (EXPENSE) INCOME                    
Interest expense   (23,515)   (18,999)   (48,289)   (39,074)
Interest and other investment income (loss)   515    641    1,339    1,769 
Equity in earnings (loss) of unconsolidated joint ventures   (88)   (52)   (769)   1,520 
Gain on change of control of interests   -    -    13,790    - 
Realized gains (losses) and unrealized losses on disposition of rental property, net   255    1,010    268,364    59,196 
Gain on disposition of developable land   270    -    270    - 
Gain on sale of investment in unconsolidated joint venture   -    -    903    - 
Gain (loss) from extinguishment of debt, net   588    -    1,899    (10,289)
    Total other income (expense)   (21,975)   (17,400)   237,507    13,122 
Net income (loss)   (20,329)   1,501    255,265    52,189 
Noncontrolling interest in consolidated joint ventures   847    95    2,095    125 
Noncontrolling interest in Operating Partnership   2,434    142    (25,246)   (4,741)
Redeemable noncontrolling interest   (5,006)   (2,989)   (9,673)   (5,788)
Net income (loss) available to common shareholders  $(22,054)  $(1,251)  $222,441   $41,785 
                     
Basic earnings per common share:                    
Net income (loss) available to common shareholders  $(0.43)  $(0.05)  $2.24   $0.39 
                     
Diluted earnings per common share:                    
Net income (loss) available to common shareholders  $(0.43)  $(0.05)  $2.24   $0.39 
                     
Basic weighted average shares outstanding   90,533    90,330    90,516    90,297 
                     
Diluted weighted average shares outstanding   100,523    100,598    100,825    100,607 

 

 

 

 

Mack-Cali Realty Corporation

Statements of Funds from Operations

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

 

   Three Months Ended   Six Months Ended 
   June 30,   June 30, 
   2019   2018   2019   2018 
Net income (loss) available to common shareholders  $(22,054)  $(1,251)  $222,441   $41,785 
Add (deduct): Noncontrolling interest in Operating Partnership   (2,434)   (142)   25,246    4,741 
Real estate-related depreciation and amortization on continuing operations (a)   51,865    45,781    102,033    91,383 
Property impairments   5,802         5,802    - 
Gain on change of control of interests   -    -    (13,790)   - 
Gain on sale of investment in unconsolidated joint venture   -    -    (903)   - 
Realized (gains)/losses and unrealized losses on disposition of rental property, net   (255)   (1,010)   (268,364)   (59,196)
Funds from operations (b)  $32,924   $43,378   $72,465   $78,713 
                     
Add/(Deduct):                    
(Gain)/loss from extinguishment of debt, net   (588)   -    (1,899)   10,289 
Severance/separation costs on management restructuring   -    1,795    1,562    6,847 
Management contract termination costs   -    -    1,021    - 
Land impairments   2,499    -    2,499    - 
Gain on disposition of developable land   (270)   -    (270)   - 
Proxy fight costs   4,171    -    4,171    - 
New payroll tax consulting costs   1,313    -    1,313    - 
Core FFO  $40,049   $45,173   $80,862   $95,849 
                     
Diluted weighted average shares/units outstanding (c)   100,523    100,598    100,825    100,607 
                     
Funds from operations per share/unit-diluted  $0.33   $0.43   $0.72   $0.78 
                     
Core funds from operations per share/unit diluted  $0.40   $0.45   $0.80   $0.95 
                     
Dividends declared per common share  $0.20   $0.20   $0.40   $0.40 
                     
Dividend payout ratio:                    
     Core Funds from operations-diluted   50.20%   44.54%   49.88%   41.99%
                     
Supplemental Information:                    
Non-incremental revenue generating capital expenditures:                    
     Building improvements  $383   $723   $3,315   $2,389 
     Tenant improvements & leasing commissions (d)  $4,800   $17,939   $12,731   $22,407 
Tenant improvements & leasing commissions on space vacant for more than a year  $4,216   $6,851   $7,698   $14,546 
Straight-line rent adjustments (e)  $4,052   $(249)  $6,907   $2,493 
Amortization of (above)/below market lease intangibles, net (f)  $1,058   $1,313   $2,095   $3,443 
Amortization of stock compensation  $2,218   $783   $4,228   $3,440 
Amortization of lease inducements  $279   $258   $583   $552 
Non real estate depreciation and amortization  $511   $536   $1,050   $1,047 
Amortization of deferred financing costs  $1,168   $1,145   $2,357   $2,241 

 

(a) Includes the Company's share from unconsolidated joint ventures of $3,025 and $4,903 for the three months ended June 30, 2019 and 2018, respectively, and $5,686 and $9,718 for the six months ended June 30, 2019 and 2018, respectively.  Excludes non-real estate-related depreciation and amortization of $511 and $535 for the three months ended June 30, 2019 and 2018, respectively, and $1,050 and $1,046 for the six months ended June 30, 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 (9,866 and 10,213 shares for the three months ended June 30, 2019 and 2018, respectively, and 10,014 and 10,227 for the six months ended June 30, 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 $5,410 and $2,099 for the three months ended June 30, 2019 and 2018, respectively, and $10,242 and $8,474 for the six months ended June 30, 2019 and 2018, respectively.  Also, includes the Company's share from unconsolidated joint ventures of $(96) and $(256) for the three months ended June 30, 2019 and 2018, respectively, and $(325) and $(694) for the six months ended June 30, 2019 and 2018, respectively.
(f) Includes the Company's share from unconsolidated joint ventures of $0 and $27 for the three months ended June 30, 2019 and 2018, respectively, and $0 and $107 for the six months ended June 30, 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   Six Months Ended 
   June 30,   June 30, 
   2019   2018   2019   2018 
Net income (loss) available to common shareholders  $(0.43)  $(0.05)  $2.24   $0.39 
Add (deduct): Real estate-related depreciation and amortization on continuing operations (a)   0.52    0.46    1.01    0.91 
Redemption value adjustment to redeemable noncontrolling interests   0.19    0.04    0.22    0.07 
Property impairments   0.06    -    0.06    - 
Gain on change of control of interests   -    -    (0.14)   - 
Gain on sale of investment in unconsolidated joint venture   -    -    (0.01)   - 
Realized (gains) losses and unrealized losses on disposition of rental property, net   -    (0.01)   (2.66)   (0.59)
Noncontrolling interest/rounding adjustment   (0.01)   (0.01)   -    - 
Funds from operations (b)  $0.33   $0.43   $0.72   $0.78 
                     
Add/(Deduct):                    
(Gain)/loss from extinguishment of debt, net   (0.01)   -    (0.02)   0.10 
Severance/separation costs on management restructuring   -    0.02    0.02    0.07 
Management contract termination costs   -    -    0.01    - 
Land impairments   0.02    -    0.02    - 
Proxy fight costs   0.04    -    0.04    - 
New payroll tax consulting costs   0.01    -    0.01    - 
Noncontrolling interest/rounding adjustment   0.01    -    -    - 
Core FFO  $0.40   $0.45   $0.80   $0.95 
                     
Diluted weighted average shares/units outstanding (c)   100,523    100,598    100,825    100,607 

 

(a) Includes the Company’s share from unconsolidated joint ventures of $0.04 and $0.05 for the three months ended June 30, 2019 and 2018, respectively, and $0.09 and $0.10 for the six months ended June 30, 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 (9,866 and 10,213 shares for the three months ended June 30, 2019 and 2018, respectively, and 10,014 and 10,227 for the six months ended June 30, 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)

 

   June 30,   December 31, 
Assets  2019   2018 
Rental property          
  Land and leasehold interests  $916,807   $807,236 
  Buildings and improvements   4,358,948    4,109,797 
  Tenant improvements   297,240    335,266 
  Furniture, fixtures and equipment   67,004    53,718 
    5,639,999    5,306,017 
Less – accumulated depreciation and amortization   (968,237)   (1,097,868)
    4,671,762    4,208,149 
Rental property held for sale, net   -    108,848 
Net investment in rental property   4,671,762    4,316,997 
Cash and cash equivalents   60,638    29,633 
Restricted cash   17,892    19,921 
Investments in unconsolidated joint ventures   215,957    232,750 
Unbilled rents receivable, net   93,324    100,737 
Deferred charges, goodwill and other assets, net   258,663    355,234 
Accounts receivable, net of allowance for doubtful accounts of $1,319 and $1,108   9,476    5,372 
           
Total assets  $5,327,712   $5,060,644 
           
Liabilities and Equity          
Senior unsecured notes, net  $570,899   $570,314 
Unsecured revolving credit facility and term loans   424,180    790,939 
Mortgages, loans payable and other obligations, net   1,692,563    1,431,398 
Dividends and distributions payable   21,722    21,877 
Accounts payable, accrued expenses and other liabilities   202,830    168,115 
Rents received in advance and security deposits   34,467    41,244 
Accrued interest payable   8,631    9,117 
   Total liabilities   2,955,292    3,033,004 
Commitments and contingencies          
           
Redeemable noncontrolling interests   496,372    330,459 
           
Equity:          
Mack-Cali Realty Corporation stockholders’ equity: Common stock, $0.01 par value, 190,000,000 shares authorized, 90,553,357 and 90,320,306 shares outstanding   906    903 
Additional paid-in capital   2,539,547    2,561,503 
Dividends in excess of net earnings   (895,824)   (1,084,518)
Accumulated other comprehensive income (loss)   958    8,770 
   Total Mack-Cali Realty Corporation stockholders’ equity   1,645,587    1,486,658 
           
Noncontrolling interests in subsidiaries:          
Operating Partnership   181,296    168,373 
Consolidated joint ventures   49,165    42,150 
Total noncontrolling interests in subsidiaries   230,461    210,523 
           
Total equity   1,876,048    1,697,181 
           
Total liabilities and equity  $5,327,712   $5,060,644 

 

 

 

(Back To Top)