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

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

 

FORM 8-K

 

CURRENT REPORT

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

 

Date of Report: October 30, 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 October 30, 2019, Mack-Cali Realty Corporation (the "Company") issued a press release announcing its financial results for the third 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 September 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   Third Quarter 2019 Supplemental Operating and Financial Data.
99.2   Third Quarter 2019 earnings press release of Mack-Cali Realty Corporation dated October 30, 2019.
104.1   The cover page from this Current Report on Form 8-K, formatted in Inline XBRL.

 

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

 

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EXHIBIT INDEX

 

Exhibit Number     Exhibit Title  
99.1   Third Quarter 2019 Supplemental Operating and Financial Data.
99.2   Third Quarter 2019 earnings press release of Mack-Cali Realty Corporation dated October 30, 2019.
104.1   The cover page from this Current Report on Form 8-K, formatted in Inline XBRL.

 

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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: October 30, 2019 By: /s/ MICHAEL J. DEMARCO  
    Michael J. DeMarco
    Chief Executive Officer
   
   
Date: October 30, 2019 By: /s/ DAVID J. SMETANA
    David J. Smetana
    Chief Financial Officer

 

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Section 2: EX-99.1 (EXHIBIT 99.1)

Exhibit 99.1

 

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. Mack-Cali Realty Corporation Supplemental Operating and Financial Data 3Q 2019 

 

 

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Table of Contents Building 9 at Port Imperial-Weehawken, NJ (In-Construction) The Charlotte - Jersey City, NJ (In-Construction) Harborside 2 & 3 - Jersey City, NJ ▪ Company Highlights Page ▪Company Overview4 ▪Key Financial Metrics6 ▪Net Asset Value7 ▪Financial Schedules11 ▪Debt Statistics19 ▪Unconsolidated Joint Ventures23 ▪Transaction Activity24 ▪ Office Portfolio ▪Property Listing26 ▪Office Operating Schedules28 ▪ Roseland Residential Portfolio ▪Roseland Operating Schedules34 ▪Financial Statements39 This Supplemental Operating and Financial Data should be read in connection with the company’s third quarter 2019 earnings press release (included as Exhibit 99.2 of the company’s Current Report on Form 8-K, filed on October 30, 2019) as certain disclosures, definitions and reconciliations in such announcement have not been included in this Supplemental Operating and Financial Data. 3Q 20192 

 

 

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Company Highlights 3Q 20193 

 

 

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Company Overview Key Statistics 3Q 2019 2Q 2019 Company Ma rket Ca pi ta l i za ti on Net As s et Va l ue (Mi dpoi nt) $5.9 bi l l i on $3.4 bi l l i on $5.6 bi l l i on $3.6 bi l l i on Core FFO Core FFO Per Di l uted Sha re $38.2 mi l l i on $0.38 $40.0 mi l l i on $0.40 AFFO $20.5 mi l l i on $29.5 mi l l i on Office Portfolio Squa re Feet of Offi ce Spa ce 11.4 mi l l i on 11.4 mi l l i on Cons ol i da ted In-Servi ce Properti es 43 43 % Lea s ed Offi ce (Excl . Non-Core) 80.8% 79.8% % Commenced Occupa ncy (Excl . Non-Core) 78.7% 77.1% GAAP Renta l Ra te Rol l -Up (Excl . Non-Core) 22.4% 17.7% Ca s h Renta l Ra te Rol l -Up (Excl . Non-Core) 10.9% 8.7% Avera ge In-Pl a ce Rent Per Squa re Foot $34.95 $34.94 Residential Portfolio Opera ti ng Uni ts /Keys 8,282 7,262 % Lea s ed 97.0% 97.7% Avera ge Rent Per Uni t $2,767 $2,737 In-Cons tructi on Uni ts 1,944 2,319 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 Mack-Cali’s office portfolio strives to achieve the highest possible rents in select markets with a continuous focus on improving the quality of our portfolio. Mack-Cali’s residential portfolio, via our Roseland Residential platform, is a market-leading residential developer and owner of class A properties. We have experienced and expect continued growth and cash flow contribution from our Roseland holdings as our development pipeline of active construction projects and planned starts is put into service. District Kitchen, Harborside 2 & 3 Jersey City, NJ 3Q 2019 CLI Company Highlights4 

 

 

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Company Achievements 3Q 2019 Performance Highlights •Achieved Core FFO of $38.2 million, or $0.38 per share •Produced AFFO of $20.5 million •Office: Leased 69,650 square feet of office space; finished 3Q at 80.8% leased (excluding Non-Core) •Residential: The operating portfolio finished 3Q at 97.0% leased 3Q 2019 Office Leasing Activity •Completed 31,285 square feet of waterfront office leasing, including a new deal with DealCloud, Inc. •Completed 38,365 square feet of leasing in the class A suburban, suburban, and non-core portfolios, including a renewal with IBSA Pharma 3Q 2019 Development Activity •On July 9, 2019, commenced operations at the Envue Hotel an Autograph Collection Hotel in Port Imperial, completing the dual-flag hotel development in Weehawken, NJ 3Q 2019 Transaction Activity •On July 29, 2019, the Company refinanced the construction loan on Signature Place at Morris Plains with proceeds from a $43 million permanent loan •On August 5, 2019, the Company secured a new 10-year $150 million mortgage on its 111 River office asset in Hoboken, NJ, at an effective rate of 3.90%; proceeds from the mortgage were used to pay down unsecured debt obligations •On September 26, 2019, the Company acquired Liberty Towers, a 648-unit apartment complex in Jersey City, for a purchase price of $409 million; acquisition was partially funded by a new 5-year $232 million mortgage at an effective rate of 3.37% •On September 26, 2019, the Company closed a construction loan on 233 Canoe Brook, a 195-unit residential development in Short Hills, NJ •Subsequent to quarter end, the Company disposed of Alterra & The Chase at Overlook Ridge for a gross price of $411.5 million; the net proceeds were used to purchase Liberty Towers, completing the reverse 1031 exchange and paying the credit line balance down •Subsequent to quarter-end, the Company secured a $74 million bridge loan on the Marriott Hotels at Port Imperial with additional $20 million of earn out proceeds available One River Centre, Middletown, NJ Liberty Towers, Jersey City, NJ 3Q 2019 CLI Company Highlights5 

 

 

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Key Financial Metrics $ in thousands, except per share amounts and ratios 3Q 2019 Notes: See supporting “Key Metrics” notes on page 41. CLI Company Highlights6 

 

 

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Net Asset Value (Unaudited) $ in millions (except per share amounts) NAV Calculation (2 )Net Value Range (3 ) Rentable SF/ 3Q 2019 Cap Rate Gross Asset Gross Per Property Third Party Discounting Net Asset High Low Apt Units Annualized NOI (1 )Value SF / Unit Debt Interests (1 0 )Value (A) (B) (C) (D) (A-B-C-D) Office Portfolio MSF Huds on Wa terfront (Jers ey City, Hoboken) 4.908 $75.1 4.3% $1,747 $356 ($400) $0 $0 $1,347 $1,577 $1,165 Cla s s A Suburba n (Metropa rk, Short Hills ) 2.155 46.3 7.8% 597 277 (125) 0 0 472 513 436 Suburba n 4.147 52.8 10.3% 512 123 0 0 0 512 538 488 Subtotal (1 )(4 ) 11.210 $174.1 $2,856 $255 ($525) $0 $0 $2,331 $2,628 $2,089 Non-Core, Repos itioning Properties , & Reta il (5 ) 62 0 0 0 62 62 62 Hotel a nd Other JV Interes ts (6 ) 166 (113) (28) 0 25 25 25 Ha rbors ide Pla za 4 90 0 0 0 90 90 90 La nd (7 ) 60 0 0 0 60 60 60 Office - Asset Value $3,234 ($638) ($28) $0 $2,567 $2,865 $2,326 Les s : Office Uns ecured Debt (1,063) (1,063) (1,063) Les s : Office Preferred Equity/LP Interes ts (53) (53) (53) Add: 1031 Ba la nces & Other Receiva bles 194 194 194 Total Office NAV $1,645 $1,943 $1,404 Residential Portfolio Units Stabilized NOI Opera ting Properties - Wholly-Owned/Cons olida ted 5,671 $138.1 4.9% $2,834 $500 ($1,564) ($47) ($4) $1,219 $1,365 $1,119 Opera ting Properties - Uncons olida ted JVs (8 ) 2,611 55.8 4.5% 1,244 476 (616) (325) 0 303 340 272 In-Cons truction Properties (9 ), (1 0 ) 1,949 60.8 4.6% 1,328 681 (630) (82) (195) 421 472 371 La nd 9,968 551 55 0 (103) 0 448 470 425 Fee Income Bus ines s , Ta x Credit, & Exces s Ca s h 36 0 0 0 36 36 36 Residential - Asset Value (1 1 ) $5,993 ($2,810) ($557) ($199) $2,427 $2,683 $2,223 Les s : Rockpoint Interes t (448) (450) (446) Les s : Other Pa ya bles (194) (194) (194) Total Residential NAV $5,993 ($2,810) ($557) ($199) $1,785 $2,039 $1,583 Total Mack-Cali NAV $3,430 $3,982 $2,987 Approximate NAV / Share (100.5MM shares) (1 2 ) $34.11 $39.60 $29.70 3Q 2019 Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights7

 

 

 

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Net Asset Value – Residential Breakdown (Unaudited) $ in millions Operating Properties Top NAV (net equity) Contributors Urby Ha rbors i de $188 11% Li be rty Towe rs 177 10% Mona co 168 9% Ma rri ott Hote l s a t Port I mpe ri a l 126 7% Ports i de 7 & 5/6 a t Ea s t Pi e r 110 6% NAV by Market New York Metro, Subtotal $768 43% Current/Future Development Properties The Cha rl otte $168 9% Pl a za 8/9 (l a nd) 122 7% Bui l di ng 9 a t Port I mpe ri a l 98 5% Urby Future Pha s e s 83 5% 107 Morga n 67 4% Subtotal $537 30% Top Contributing Assets $1,305 73% Washington, D.C., 5% NJ Corridor, 6% Boston Metro, 17% 1% Philadelphia Metro, 1% Gross Portfolio Value Stabilized Gross Asset Value $5,993 Le s s : Di s cou n t for CI P (199) Di s cou n te d Gros s As s e t Va l u e $5,794 Le s s : Exi s ti n g De b t (2,810) Le s s : 3rd Pa rty I n te re s ts & Oth e r Ob l i ga ti on s (751) Le s s : Rockp oi n t Sh a re (448) MCRC Share of Residential NAV $1,785 Hudson River Waterfront, 70% 3Q 2019 Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights8 

 

 

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Notes: Net Asset Value (Unaudited) 1)Reflects 3Q 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 44. 2)NAV is generally arrived at by calculating the estimated gross asset values for each of the Company’s real estate properties, investments and other significant assets and interests, and then deducting from such amounts the corresponding net debt and third parties’ interests in the assets. Gross asset values for stabilized operating multi-family real estate properties are calculated using the direct capitalization method by dividing projected net operating income for the next one-year period by an estimated market capitalization rate for each property. Gross asset values for operating office properties are presented by dividing projected net operating income for the next one-year period by an estimated year one imputed capitalization rate for each property. See Footnote 4 for a more detailed description of the methodology used by management to estimate gross asset values for its operating office properties. Management projects net operating income that it expects to receive for future periods from a combination of in-place lease contracts, prospective renewals of expiring leases and prospective lease-up of vacant space. Market capitalization rates are estimated for each property based on its asset class and geographic location and are based on information from recent property sale transactions as well as from publicly available information regarding unrelated third party property transactions. 3)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 $89 million in base building capital during the first three years of the five-year discounted cash flow. The capital is allocated to physical building improvements and is estimated $40 million at the Waterfront, $19 million in the Class A Suburban, and $30 million in the Suburban portfolio’s, respectively. Furthermore, the analysis includes $10 million in leasing capital budgeted in each of the Waterfront, Class A Suburban and Suburban portfolios. This is in addition to the tenant improvements, leasing commissions and capital reserves budgeted. Rentable Area 3Q 2019 (MSF) Annualized Cash NOI Year 1 Cap Rate In-Place Rent PSF Market Rent PSF Stabilized Occupancy Rate Stabilized Cap Rate Unlevered IRR Value $ PSF Office Huds on Wa terfront 4.908 $75.1 4.3% $38.72 $46.59 92.0% 6.0% 7.0% $1,747 $356 Cla s s A Suburba n 2.155 46.3 7.8% 38.33 40.70 88.0% 7.0% 8.0% 597 277 Suburba n 4.147 52.8 10.3% 28.72 30.85 81.0% 8.0% 9.0% 512 123 Subtotal 11.210 $174.1 $34.95 $39.63 $2,856 $255 The year one cap rate, applied to the 3Q 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 44. The Company calculates estimated gross asset values for each of its operating office assets by taking the sum of (i) the present value of periodic cash flows over five years and (ii) a terminal value based on estimated stabilized income and a market capitalization rate at stabilization, all discounted at an unlevered internal rate of return. This value, divided by the projected net operating income for a one-year period yields the year one imputed capitalization rate. Management projects the periodic cash flows over five years and the stabilized income from a combination of in-place lease contracts, prospective renewals of expiring leases and prospective lease-up of vacant space. Factors considered by management in projecting releasing and lease-up of vacant space and estimating the applicable market rental rates include: identification of leases currently being negotiated by management; historical annual leasing volumes for such property types; and comparable leases that have been executed for properties within the Company’s portfolio and for competitor buildings in similar locations. Notwithstanding the foregoing, any assets that are contemplated for sale are valued individually at indicative or at contract prices. 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. Wegmans and 24 Hour Fitness are in active contract negotiations for $46.25 MM less transaction costs. See Information About Net Operating Income on page 44. 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. 3Q 2019 CLI Company Highlights9 

 

 

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Notes: Net Asset Value (Unaudited) 6)Includes the Company's ownership interests in the Hyatt Regency Jersey City and two office joint venture properties. 7)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. 8)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. 9)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. 10) 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. 11) The residential valuation analysis totals to a Roseland NAV of $2,235,000,000, with the company’s share of this NAV of $1,787,000,000 (“MCRC Share”). This latter amount represents the company's share of Roseland NAV, net of the $448,000,000 attributable to Rockpoint's noncontrolling interest. 12) The decrease in the approximate NAV per share of $1.42 from June 30, 2019 to September 30, 2019 is due primarily to longer absorption timing, increased capital and reduced terminal projected occupancies. 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. 3Q 2019 CLI Company Highlights10 

 

 

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(unaudited) ASSETS Rental property La nd a nd lea s ehold interes ts Buildings a nd improvements Tena nt improvements Furniture, fixtures a nd equipment La nd a nd improvements held for development Development a nd cons truction in progres s Les s – a ccumula ted deprecia tion a nd a mortiza tion 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 $1,401 a nd $1,108 Total Assets LIABILITIES & EQUITY Senior uns ecured notes , net Uns ecured revolving credit fa cility a nd term loa ns Mortga ges , loa ns pa ya ble a nd other obliga tions , net Note pa ya ble to a ffilia te Dividends a nd dis tributions pa ya ble Accounts pa ya ble, a ccrued expens es a nd other lia bilities Rents received in a dva nce a nd s ecurity depos its Accrued interes t pa ya ble Total Liabilities 4Q 2018 $475,431 3,651,937 335,028 50,653 465,929 327,039 5,306,017 (1,097,868) 4,208,149 108,848 4,316,997 29,633 19,921 232,750 100,737 355,234 5,372 $5,060,644 $570,314 790,939 1,431,398 - 21,877 168,115 41,244 9,117 $3,033,004 3Q 2019 Office/Corp. Roseland Elim./Other Total $200,995 2,110,089 282,044 6,328 125,968 44,621 $341,314 - 1,806,890 - 1,808 - 66,317 - 298,283 - 315,352 - 2,829,964 - (76,332) - 2,753,632 - 291,581 - 3,045,213 - 11,170 - 12,470 - 202,691 - 3,162 - 53,934 (193,873) 3,601 - $3,332,241 (193,873) - - - - 1,571,858 - 193,873 (193,873) - - 78,018 - 7,898 - 3,968 - $1,855,615 (193,873) 447,795 - 981,568 - - - 47,263 - 47,263 - 1,028,831 - $3,332,241 (193,873) $542,308 3,915,130 283,233 72,645 424,251 362,442 2,770,045 (820,445) 5,600,009 (896,777) 1,949,600 92,557 4,703,232 384,138 2,042,157 5,087,370 23,598 7,165 10,808 93,076 401,114 4,649 34,768 19,635 213,499 96,238 261,175 8,250 $2,582,567 $5,720,935 $571,191 487,736 520,774 - 22,051 121,185 33,698 11,580 $571,191 487,736 2,092,632 - 22,051 199,203 41,596 15,548 $1,768,215 52,324 587,693 172,838 1,497 $3,429,957 500,119 1,569,261 172,838 48,760 174,335 221,598 762,028 1,790,859 $2,582,567 $5,720,935 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 330,459 1,486,658 168,373 42,150 210,523 1,697,181 $5,060,644 3Q 2019 Notes: See supporting “Balance Sheet” notes on page 41 for more information. CLI Company Highlights11 

 

 

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(unaudited) 3Q 2019 Office/ Corp.RoselandTotal $71,920 9,187 1,961 2,526 - 1,724 $34,232 1,377 1,450 3,240 3,325 942 $44,566 $5,664 1,712 9,739 1,961 - 3,025 17,228 - 2,137 $41,466 $3,100 ($10,330) 152 (420) - - 296 - - (10,302) (7,202) 405 - (6,015) ($12,812) $106,152 10,564 3,411 5,766 3,325 2,666 $87,318 $131,884 $10,591 6,177 17,497 1,944 534 9,029 32,310 5,894 4,208 $16,255 7,889 27,236 3,905 534 12,054 49,538 5,894 6,345 $88,184 $129,650 ($866) ($13,120) 37 307 - (35,079) - - (98) $2,234 ($23,450) 189 (113) (35,079) 296 - (98) (47,953) (58,255) (48,819) - 6,159 (456) (56,021) $405 6,159 (6,471) ($43,116) ($55,928) ($0.65) ($0.65) 90,584,000 100,560,000 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 a nd other impa irments $106,490$112,910$112,497$107,239 10,29410,1058,37312,656 3,5303,8423,9274,432 5,5634,9415,5345,499 2,094283--2,4902,1682,6052,288 $130,461 $134,249 $132,936 $132,114 $16,597$17,077$12,548$15,680 7,45610,4519,0059,990 26,16124,96226,96227,107 3,9794,2664,2234,400 542742--16,42712,59312,82811,620 49,35248,04646,32445,813 5,802---2,499-24,566-Redeema ble noncontrolling interes t Net income (loss) available to common shareholders Basic earnings per common share: Net income (los s ) a va ila ble to common s ha reholders Diluted earnings per common share: Net income (los s ) 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 (5,006) (4,667) (4,406) (3,785) ($22,054) $244,495 $43,804 ($1,478) ($0.43)$2.67$0.45($0.05) ($0.43)$2.66$0.45($0.05) 90,533,00090,498,00090,488,00090,468,000 100,523,000100,943,000100,845,000100,712,000 3Q 2019 CLI Company Highlights12 

 

 

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3Q 2019 2Q 2019 1Q 2019 4Q 2018 3Q 2018 $ in thousands, except per share amounts and ratios (unaudited) 3Q 2019 Ga in on cha nge of control of interes ts - - (13,790) - (14,217) Property impa irments5,8945,802 ---Ga in on s a le of inves tment in uncons olida ted joint venture--(903)--Rea lized ga ins a nd unrea lized los s es on dis pos ition of renta l property, net 35,079 (255) (268,109) (49,342) 9,102 Funds from operations (2 ) $31,468 $32,924 $39,541 $48,993 $42,673 Add/(De duct): (Ga in)/Los s from extinguis hment of debt, net $98 ($588) ($1,311) $461 - Dea d dea l cos ts 271 - - 893 - La nd a nd other impa irments 6,345 2,499 - 24,566 - Ga in on dis pos ition of developa ble la nd (296) (270) - (30,939) - Severa nce/s epa ra tion cos ts on ma na gement res tructuring 277 - 1,562 450 640 Ma na gement contra ct termina tion cos ts--1,021--Proxy fight cos ts-4,171---New pa yroll ta x cons ulting cos ts - 1,313 - 903 - Core FFO $38,163 $40,049$40,813$45,327$43,313 Add (De duct) Non-Ca s h Ite ms : Stra ight-line rent a djus tments (3 ) ($3,625) ($4,052) ($2,855) ($4,204) ($1,901) Amortiza tion of ma rket lea s e inta ngibles , net (4 ) (1,057) (1,058) (1,037) (1,054) (892) Amortiza tion of lea s e inducements (108) 279 304 166 214 Amortiza tion of s tock compens a tion 2,061 2,218 2,010 2,064 1,897 Non-rea l es ta te deprecia tion a nd a mortiza tion 611 511 539 557 535 Amortiza tion of debt dis count/(premium) a nd ma rk-to-ma rket, net(238) (237)(237) (237)(238) Amortiza tion of deferred fina ncing cos ts1,1211,1681,1891,4861,302 De duct: Non-incrementa l revenue genera ting ca pita l expenditures : Building improvements (5 ) (3,091)(383)(2,932)(2,639)(2,208) Tena nt improvements a nd lea s ing commis s ions (6 ) (7,245)(4,800)(7,931)(11,429)(4,467) 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 (6,138) (4,216) (3,482) (8,433) (7,782) Adjusted FFO (2 ) $20,454 $29,479 $26,381 $21,604 $29,773 Core FFO (calculated above) $38,163 $40,049$40,813$45,327$43,313 De duct: Equity in ea rnings (los s ) of uncons olida ted joint ventures , net $113 $88 $681 $960 $687 Equity in ea rnings s ha re of deprecia tion a nd a mortiza tion(3,655)(3,024)(2,662)(3,810)(4,155) Add-ba ck: Interes t expens e 23,450 23,515 24,774 23,585 21,093 Recurring JV dis tributions (7 ) 3,528 3,850 3,119 3,292 4,908 Income (los s ) in noncontrolling interes t in cons olida ted joint ventures (405) (847) (1,248) (640) (451) Redeema ble noncontrolling interes t 6,471 5,006 4,667 4,406 3,785 Income ta x expens e 59 85 43 343 215 Adjusted EBITDA $67,724 $68,722 $70,187 $73,463 $69,395 Net debt a t period end (8 ) $3,097,156 $2,609,112 $2,653,693 $2,743,096 $2,776,776 Net debt to Adjus ted EBITDA(9 ) 11.4x / 10.0x 9.5x 9.5x 9.3x 10.0x Diluted weighted a vera ge s ha res /units outs ta nding (1 0 ) 100,560,000 100,523,000 100,943,000 100,845,000 100,712,000 Funds from opera tions per s ha re-diluted $0.31 $0.33 $0.39 $0.49 $0.42 Core Funds from Opera tions per s ha re/unit-diluted $0.38 $0.40 $0.40 $0.45 $0.43 Dividends decla red per common s ha re $0.20 $0.20 $0.20 $0.20 $0.20 Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 17. CLI Company Highlights13 

 

 

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3Q 2019 2Q 2019 1Q 2019 4Q 2018 3Q 2018 $ in thousands (unaudited) Net Income (los s ) a va ila ble to common s ha reholders ($55,928) ($22,054) $244,495 $43,804 ($1,478) Add/(De duct): Noncontrolling interes t in opera ting pa rtners hip (6,159) (2,434) 27,680 4,953 (167) Noncontrolling interes t in cons olida ted joint ventures (a ) (405) (847) (1,248) (640) (451) Redeema ble noncontrolling interes t 6,471 5,006 4,667 4,406 3,785 Interes t expens e 23,450 23,515 24,774 23,586 21,094 Income ta x expens e 59 85 43 343 267 Deprecia tion a nd a mortiza tion 49,538 49,352 48,046 46,324 45,813 De duct: Rea lized (ga ins ) los s es a nd unrea lized los s es on dis pos ition of renta l property, net 35,079 (255) (268,109) (49,342) 9,102 (Ga in)/los s on s a le of inves tment in uncons olida ted joint ventures - - (903) - - (Ga in)/los s on cha nge of control of interes t - - (13,790) - (14,217) Equity in (ea rnings ) los s of uncons olida ted joint ventures 113 88 681 960 687 Add: Property Impa irments 5,894 5,802 - - - Compa ny's s ha re of property NOI's in uncons olida ted joint ventures (1 ) 9,612 9,287 7,385 9,028 8,802 EBITDAre $67,724 $67,545 $73,721 $83,422 $73,237 Add: Los s from extinguis hment of debt, net 98 (588) (1,311) 461 - Severa nce/Sepa ra tion cos ts on ma na gement res tructuring 277 - 1,562 450 640 Ma na gement contra ct termina tion cos ts - - 1,021 - - Dea d dea l cos ts 271 - - 893 - La nd a nd other impa irments 6,345 2,499 - 24,566 - Ga in on dis pos ition of developa ble la nd (296) (270) - (30,939) - Proxy fight cos ts - 4,171 - - - New pa yroll ta x cons ulting cos ts - 1,313 - 903 - Adjusted EBITDAre $74,419 $74,670 $74,993 $79,756 $73,877 3Q 2019 Noncontrolling interests in consolidated joint ventures (a): Ma rbella (115) (209) (583) (590) (363) M2 a t Ma rbella (234) (560) (496) - - Port Imperia l Ga ra ge South (42) (50) (94) (5) (60) Port Imperia l Reta il South 5 12 (7) (4) (5) Res idence Inn Hotel - - (19) - - Other cons olida ted joint ventures (19) (40) (49) (41) (23) Net los s es in noncontrolling interes ts ($405) ($847) ($1,248) ($640) ($451) Add: Deprecia tion in noncontrolling interes t in cons olida ted JV's 838 1,424 1,522 955 659 Funds from operations - noncontrolling interest in consolidated JV's $433 $577 $274 $315 $208 Add: Interes t expens e in noncontrolling interes t in cons olida ted JV's 806 806 691 484 367 Net operating income before debt service in consolidated JV's $1,239 $1,383 $965 $799 $575 Notes: (1) See unconsolidated joint venture NOI details on page 23 for 3Q 2019. See Information About EBITDAre on page 17. CLI Company Highlights14 

 

 

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(unaudited) YTD 2019YTD 2018 REVENUES Revenue from lea s es : EXPENSES Rea l es ta te ta xes $49,929 $52,007 Utilities 25,796 30,049 Opera ting s ervices 78,359 75,664 Rea l es ta te s ervice expens es 12,150 13,696 Lea s ing pers onnel cos ts 1,818 - Genera l a nd a dminis tra tive 41,074 41,160 Deprecia tion a nd a mortiza tion 146,936 128,523 Property impa irments 11,696 - La nd a nd other impa irments 8,844 - Total expenses $376,602 $341,099 Operating Income $19,992 $56,571 OTHER (EXPENSE) INCOME Interes t expens e ($71,739) ($60,168) Interes t a nd other inves tment income (los s ) 1,528 2,620 Equity in ea rnings (los s ) of uncons olida ted joint ventures (882) 833 Ga in on cha nge of control of interes ts 13,790 14,217 Rea lized ga ins (los s es ) a nd unrea lized los s es on dis pos ition 233,285 50,094 Ga in on s a le of la nd/other 566 - Ga in on s a le of inves tment in uncons olida ted joint venture 903 - Ga in (los s ) from ea rly extinguis hment of debt, net 1,801 (10,289) Total other income (expense) 179,252 (2,693) Net income 199,244 53,878 Noncontrolling interes t in cons olida ted joint ventures $2,500 $576 Noncontrolling interes t in Opera ting Pa rtners hip (19,087) (4,574) Redeema ble noncontrolling interes t (16,144) (9,573) Net income available to common shareholders 166,513 40,307 Basic earnings per common share: Net income a va ila ble to common s ha reholders $1.59 $0.35 Diluted earnings per common share: Net income a va ila ble to common s ha reholders $1.59 $0.35 Ba s ic weighted a vera ge s ha res outs ta nding 90,539,000 90,355,000 Diluted weighted a vera ge s ha res outs ta nding 100,802,000 100,684,000 3Q 2019 CLI Company Highlights15 

 

 

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FFO, Core FFO & AFFO – Year-Over-Year Comparison $ in thousands, except per share amounts and ratios (unaudited) 3Q 2019 Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 17. CLI Company Highlights16 

 

 

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FFO, Core FFO & AFFO (Notes) Notes (1) Includes the Company’s share from unconsolidated joint ventures, and adjustments for noncontrolling interest, of $3,655 and $4,155 for the three months ended September 30, 2019 and 2018, respectively, and $9,341 and $13,873 for the nine months ended September 30, 2019 and 2018, respectively. Excludes non-real estate-related depreciation and amortization of $611 and $535 for the three months ended September 30, 2019 and 2018, respectively, and $1,661 and $1,582 for the nine months ended September 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 $5,853 and $3,643 for the three months ended September 30, 2019 and 2018, respectively, and $16,095 and $12,117 for the nine months ended September 30, 2019 and 2018, respectively. Also includes the Company's share from unconsolidated joint ventures of $266 and ($96) for the three months ended September 30, 2019 and 2018, respectively, and ($59) and ($790) for the nine months ended September 30, 2019 and 2018, respectively. (4) Includes the Company's share from unconsolidated joint ventures of $0 and $0 for the three months ended September 30, 2019 and 2018, respectively, and $0 and $107 for the nine months ended September 30, 2019 and 2018, respectively. (5) The three and nine months ended September 30, 2019 amounts include a year-to-date true up of $834 in residential capital expenditures expended but not included in the first six months of 2019. (6) Excludes expenditures for tenant spaces in properties that have not been owned by the Company for at least a year. (7) 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. (8) 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. (9) Multiple presented after the slash represents effective Net Debt-to-EBITDA ratio excluding the impact of the Liberty Towers acquisition. (10) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares 9,852 and 10,189 for the three months ended September 30, 2019 and 2018, respectively, and 9,960 and 10,214 for the nine months ended September 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 above/below-market leases, net, and (iii) other non-cash income, plus (iv) other non-cash charges. Core FFO and AFFO are both non-GAAP financial measures that are not intended to represent cash flow and are not indicative of cash flows provided by operating activities as determined in accordance with GAAP. Core FFO and AFFO are presented solely as supplemental disclosures that the Company’s management believes provides useful information regarding the Company's operating performance and its ability to fund its dividends. There are not generally accepted definitions established for Core FFO or AFFO. Therefore, the Company's measures of Core FFO and AFFO may not be comparable to the Core FFO and AFFO reported by other REITs. A reconciliation of net income to Core FFO and AFFO are included in the financial tables above. Information About EBITDAre EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures. The Company presents EBITDAre, because the Company believes that EBITDAre, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity. 3Q 2019 CLI Company Highlights17

 

 

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Same Store Performance Office Same Store For the Three Months Ended $ in thousands For the Nine Months Ended 3Q 2019 3Q 2018 Change % Change 3Q 2019 3Q 2018 Change % Change Tota l Property Revenues (GAAP) $80,917 $80,062 $855 1.1% $238,434 $243,569 ($5,135) (2.1%) Rea l Es ta te Ta xes $9,870 $8,595 $1,275 14.8% $30,293 $31,099 ($806) (2.6%) Utilities 5,597 6,640 (1,043) (15.7%) 17,374 18,964 (1,590) (8.4%) Opera ting Services 15,309 15,202 107 0.7% 43,846 43,663 183 0.4% Tota l Property Expens es $30,776 $30,437 $339 1.1% $91,513 $93,726 ($2,213) (2.4%) Same Store GAAP NOI (1 ) (3 ) $50,141 $49,625 $516 1.0% $146,921 $149,843 ($2,922) (2.0%) Les s : s tra ight-lining of rents a dj. a nd FAS 141 $4,653 $2,060 $2,593 125.8% $12,379 $8,484 $3,895 45.9% Sa me Store Ca s h NOI (2 ) (3 ) $45,488 $47,565 ($2,077) (4.4%) $134,542 $141,359 ($6,817) (4.8%) Tota l Properties 43 43 - - 42 42 - - Tota l Squa re Foota ge 10,630,794 10,630,794 - - 10,483,553 10,483,553 - - % Lea s ed 81.1% 82.4% - (1.3%) 81.3% 82.8% - (1.5%) Residential Same Store (4) For the Three Months Ended For the Nine Months Ended 3Q 2019 3Q 2018 Change % Change 3Q 2019 3Q 2018 Change % Change Tota l Property Revenues $32,653 $32,306 $347 1.1% $97,778 $95,060 $2,718 2.9% Rea l Es ta te Ta xes $3,702 $4,011 ($309) (7.7%) $11,796 $11,744 $52 0.4% Opera ting Expens es 9,029 8,899 130 1.5% 25,210 24,835 375 1.5% Tota l Property Expens es $12,731 $12,910 ($179) (1.4%) $37,006 $36,579 $427 1.2% Same Store GAAP NOI (1 ) $19,922 $19,396 $526 2.7% $60,772 $58,481 $2,291 3.9% Tota l Units 5,673 5,673 - - 5,673 5,673 - - % Lea s ed 96.1% 96.4% - (0.3%) 96.1% 96.4% - (0.3%) 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. (2) 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. (3) Harborside Plaza 1 is not included in SSNOI as it is being removed from service in 4Q19. (4) Values represent the Company’s pro rata ownership of operating portfolio. 3Q 2019 CLI Company Highlights18

 

 

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Debt Summary & Maturity Schedule $ in thousands Debt Breakdown Fixed Rate Debt % Weighted Average Weighted Average Balance of Total Interest Rate ( 1 ) Maturity in Years Fixed Ra te Uns ecured Debt a nd Other Obliga tions ( 1) $855,000 27.01% 3.88% 2.17 Fixed Ra te Secured Debt 1,973,956 62.37% 3.80% 6.54 Subtotal: Fixed Rate Debt $2,828,956 89.38% 3.82% 5.22 Variable Rate Debt Va ria ble Ra te Secured Debt $132,594 4.05% 5.42% 1.54 Va ria ble Ra te Uns ecured Debt ( 2) 208,000 6.57% 3.35% 1.32 Subtotal: Variable Rate Debt $340,594 10.62% 4.14% 1.41 Totals/Weighted Average $3,169,550 100.00% 3.86% ( 3 ) 4.81 Adjus tment for Una mortized Debt Dis count (2,338) Una mortized Deferred Fina ncing Cos ts (15,652) Total Consolidated Debt, net $3,151,560 Pa rtners ’ Sha re (74,776) CLI Share of Total Consolidated Debt, net (a) $3,076,784 Unconsolidated Secured Debt CLI Sha re $361,081 48.72% 4.08% 6.59 Pa rtners ’ Sha re 379,980 51.28% 4.08% 6.59 Total Unconsolidated Secured Debt $741,061 100.00% 4.08% 6.59 Maturity Schedule Principal Scheduled Total Future Weighted Average Period Maturities Amortization Repayments Interest Rate ( 1 ) 2019 57,883 17 114,536 5.53% 2020 280,000 (1 ) 2,903 282,903 3.46% 2021 376,800 3,227 380,027 3.28% 2022 374,711 3,284 321,359 4.60% 2023 333,998 5,157 339,155 3.53% Therea fter 1,703,798 25,616 1,729,414 3.86% Subtotal $3,127,190 $40,204 $3,167,394 3.86% Adjus tment for una mortized debt dis count/premium (2,338) (2,338) Una mortized ma rk-to-ma rket 2,157 2,157 Una mortized deferred fina ncing cos ts (15,653) (15,653) Totals/Weighted Average $3,127,190 $24,370 $3,151,160 3.86% ( 3 ) 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. 3Q 2019 See supporting “Debt Summary & Maturity Schedule” notes on page 41. CLI Company Highlights19 

 

 

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Office Debt Profile $ in thousands 3Q 2019 Notes: See supporting “Debt Profile” notes on page 41. CLI Company Highlights20 

 

 

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Residential Debt Profile $ in thousands Total Consolidated Debt: - A + B = C $3,151,559 $2,792,651 3Q 2019 Notes: See supporting “Debt Profile” notes on page 41. CLI Company Highlights21 

 

 

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2019/2020 Debt Maturities $ in thousands Notes: See supporting “2019/2020 Debt Maturities” notes on page 41. 3Q 2019 CLI Company Highlights22 

 

 

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Unconsolidated Joint Ventures $ in thousands Leased CLI's Nominal 3Q 2019 Total NOI After CLI Share CLI Share Property Units/SF Occupancy Ownership (1 ) NOI (a) Debt Debt Service (b) of NOI (c) of Debt Ope ra ting Prope rtie s CLI NOI After Debt Service (d) CLI 3Q 2019 FFO Residential Metropolita n 130 94.6% 25.0% $958 $41,445 $616 $240 $10,361 $98 $15 Metropolita n Lofts 59 94.9% 50.0% 319 13,145 163 160 6,573 82 79 RiverTra ce a t Port Imperia l 316 97.8% 22.5% 1,813 82,000 1,155 408 18,450 260 257 Crys ta l Hous e 825 97.7% 25.0% 3,381 160,342 2,110 845 40,086 528 511 Riverpa rk a t Ha rris on 141 94.3% 45.0% 478 29,403 206 215 13,231 93 80 Sta tion Hous e 378 97.6% 50.0% 2,088 97,279 916 1,044 48,640 458 438 Urby Ha rbors ide 762 96.7% 85.0% 4,480 192,000 1,985 3,808 163,200 1,687 1,599 Subtotal - Residential 2,611 97.0% 47.5% $13,517 $615,614 $7,151 $6,720 $300,541 $3,206 $2,979 Office 12 Vreela nd 139,750 100.0% 50.0% $481 $6,681 $433 $241 $3,341 $217 $208 Offices a t Crys ta l La ke 106,345 93.2% 31.3% 316 3,514 274 99 1,098 86 85 Subtotal - Office 246,095 97.1% 41.9% $797 $10,195 $707 $340 $4,439 $303 $293 Retail/Hotel Riverwa lk Reta il 30,745 58.0% 20.0% $138 - $138 $28 - $28 $1 Hya tt Regency Jers ey City 351 91.6% 50.0% 3,247 100,000 2,330 1,624 50,000 1,165 1,235 Subtotal - Retail/Hotel 90.2% 48.8% $3,385 $100,000 $2,468 $1,652 $50,000 $1,193 $1,236 Total Operating 47.5% $17,699 $725,809 $10,326 $8,712 $354,980 $4,702 $4,508 Other Uncons olida ted JVs $1,805 $15,252 $1,805 $900 6,101 $900 ($128) Total Unconsolidated JVs (3 ) $19,504 $741,061 $12,131 $9,612 $361,081 $5,602 $4,380 Notes: (a) The sum of property-level revenue, straight-line and ASC 805 adjustments; less: operating expense, real estate taxes and utilities. (b) Property-level revenue; less: operating expense, real estate taxes and utilities, property-level G&A expense and property-level interest expense. (c) GAAP NOI at Company’s ownership interest in the joint venture property. (d) 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 $4,119,000 for 3Q 2019. See supporting “Unconsolidated Joint Ventures” notes on page 41 and Information About Net Operating Income (NOI) on page 44. 3Q 2019 CLI Company Highlights23 

 

 

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Transaction Activity $ in thousands (incl. per unit values) except per SF 1Q 2019 Acquis itions Number of Percenta ge Gross Asset Price Per Weighted A Location Transaction Date Buildings SF Leased Value (1 ) SF Cap Rat 99 Wood Ave. South Is elin, NJ 02/06/19 1 271,988 83.8% $61,500 $226 Total 1Q 2019 Acquisitions 1 271,988 83.8% $61,500 $226 7.2% 1Q 2019 Dis pos itions 721 Route 202/206 Bridgewa ter, NJ 01/11/19 1 192,741 0.0% $6,000 $31 2115 Linwood Ave. Fort Lee, NJ 01/22/19 1 68,000 86.1% 16,088 237 201 Littleton Ave. Morris Pla ins , NJ 02/27/19 1 88,369 37.3% 5,250 59 141 Wes t Front St. Red Ba nk, NJ 02/28/19 1 92,878 63.7% 22,000 237 320 & 321 Univers ity Ave. Newa rk, NJ 03/13/19 2 147,406 0.0% 26,015 176 Northern Wes tches ter Portfolio Va rious NY / CT 03/29/19 56 3,148,512 91.1% 487,500 155 Total 1Q 2019 Dispositions 62 3,737,906 80.8% $562,853 $151 5.4% 2Q 2019 Dis pos itions 650 From Rd. Pa ra mus , NJ 06/18/19 1 348,510 67.0% $42,000 $121 Total 2Q 2019 Dispositions 1 348,510 67.0% $42,000 $121 5.4% verage e Residential Portfolio 1Q 2019 Acquis itions Number of Percenta ge Gross Asset Price Per Weighted Average Location Transaction Date Buildings Units / Keys Leased Value (1 ) Unit Cap Rate M2 a t Ma rbella Jers ey City, NJ 01/31/19 1 311 94.5% $195,000 $627 Total 1Q 2019 Acquisitions 1 311 94.5% $195,000 $627 4.6% 1Q 2019 Dis pos itions Pa rk Squa re Ra hwa y, NJ 01/16/19 1 159 96.9% $34,900 $219 Total 1Q 2019 Dispositions 1 159 96.9% $34,900 $219 5.0% 2Q 2019 Acquis itions Soho Lofts Jers ey City, NJ 04/01/19 1 377 97.9% $263,800 $700 107 Morga n (La nd) Jers ey City, NJ 05/10/19 - - - 67,229 - Total 2Q 2019 Acquisitions 1 377 - $331,029 $700 4.6% 3Q 2019 Acquis itions Liberty Towers Jers ey City, NJ 09/26/19 1 648 97.3% $409,000 $631 Total 3Q 2019 Acquisitions 1 648 97.3% $409,000 $631 4.4% Notes: (1) Acquisitions list gross purchase prices; dispositions list gross sales proceeds. 3Q 2019 CLI Company Highlights24 

 

 

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Office Portfolio 3Q 201925 

 

 

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Property Listing Waterfront Suburban Avg. Base RentAvg. Base Rent BuildingLocationTotal SFLeased SF% Leased + Escalations (1 ) BuildingLocationTotal SFLeased SF% Leased + Escalations (1 ) 101 Huds onJers ey City, NJ1,246,283 1,031,95582.8%$37.771 Gira lda Fa rmsMa dis on, NJ154,417149,74597.0%$40.02 Ha rbors ide 2 & 3Jers ey City, NJ1,487,222 1,258,74984.6%38.397 Gira lda Fa rmsMa dis on, NJ236,674142,13660.1%35.87 Ha rbors ide 4aJers ey City, NJ231,856231,856100.0%37.914 Ca mpus DrivePa rs ippa ny, NJ147,475119,82181.2%25.32 Ha rbors ide 5Jers ey City, NJ977,225554,18856.7%40.056 Ca mpus DrivePa rs ippa ny, NJ148,291105,71271.3%26.31 111 River StreetHoboken, NJ566,215 436,535 77.1% 40.60 4 Ga teha ll DrivePa rs ippa ny, NJ248,480179,71772.3%28.25 Total Waterfront4,508,801 3,513,28377.9%$38.729 Ca mpus DrivePa rs ippa ny, NJ156,495143,36891.6%22.34 1 Sylva n Wa yPa rs ippa ny, NJ150,557122,93881.7%33.78 3 Sylva n Wa yPa rs ippa ny, NJ147,24191,85162.4%31.50 5 Sylva n Wa yPa rs ippa ny, NJ151,383144,91795.7%30.36 7 Sylva n Wa yPa rs ippa ny, NJ145,983105,19472.1%30.30 7 Ca mpus DrivePa rs ippa ny, NJ154,395107,70869.8%27.58 2 Hilton CourtPa rs ippa ny, NJ181,592181,592100.0%41.75 Class A Suburban 8 Ca mpus DrivePa rs ippa ny, NJ215,265165,27676.8%31.86 Avg. Base Rent2 Dryden Wa yPa rs ippa ny, NJ6,2166,216100.0%17.84 BuildingLocationTotal SFLeased SF% Leased + Escalations (1 ) 325 Columbia TurnpikeFlorha m Pa rk, NJ168,144162,98396.9%26.86 1 Bridge Pla zaFort Lee, NJ200,000149,77174.9%$30.10100 Overlook CenterPrinceton, NJ149,600140,50993.9%30.96 101 Wood Avenue SIs elin, NJ262,841262,841100.0%34.165 Va ughn DrivePrinceton, NJ98,50043,31044.0%30.75 99 Wood Avenue SIs elin, NJ271,988226,49283.3%36.36100 Schultz DriveRed Ba nk, NJ100,00028,50628.5%31.00 581 Ma in StreetWoodbridge, NJ200,000200,000100.0%33.40200 Schultz DriveRed Ba nk, NJ102,01887,57985.8%28.86 333 Thorna ll StreetEdis on, NJ196,128183,72793.7%35.651 River Center 1Middletown, NJ122,594119,62297.6%28.81 343 Thorna ll StreetEdis on, NJ195,709186,56595.3%35.521 River Center 2Middletown, NJ120,360120,360100.0%27.57 150 JFK Pa rkwa yShort Hills , NJ247,476160,63664.9%36.821 River Center 3Middletown, NJ194,51874,62138.4%29.46 51 JFK Pa rkwa yShort Hills , NJ260,741254,73397.7%53.583600 Route 66 (2 ) Neptune, NJ180,000180,000100.0%25.88 101 JFK Pa rkwa yShort Hills , NJ197,196191,47797.1%41.5223 Ma in Street (3 ) Holmdel, NJ350,000350,000100.0%17.96 103 JFK Pa rkwa yShort Hills , NJ123,000 123,000 100.0% 42.63 5 Wood Hollow Roa dPa rs ippa ny, NJ317,040 206,861 65.2% 25.44 Total Class A Suburban2,155,079 1,939,24290.0%$38.33Total Suburban4,147,2383,280,54279.1%$28.72 10,811,118 8,733,067 80.8% $34.88 Notes: See supporting “Property Listing” notes on page 41. 3Q 2019CLI Office Portfolio26 

 

 

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2019 Expirations by Building Waterfront Suburban 2019 Expirations Current 2019 Expirations Current Building Location Total SF SF % Total In-Place Rent Asking Rent Building Location Total SF SF % Total In-Place Rent Asking Rent 101 Huds on Jers ey City, NJ 1,246,283 - 0.0% - $47.00 1 Gira lda Fa rms Ma dis on, NJ 154,417 - 0.0% - $37.00 Ha rbors ide 2 & 3 Jers ey City, NJ 1,487,222 24,607 1.7% 40.53 43.00 7 Gira lda Fa rms Ma dis on, NJ 236,674 - 0.0% - 37.00 Ha rbors ide 4a Jers ey City, NJ 231,856 - 0.0% - 44.00 4 Ca mpus Drive Pa rs ippa ny, NJ 147,475 - 0.0% - 27.50 Ha rbors ide 5 Jers ey City, NJ 977,225 1,829 0.2% 39.88 49.00 6 Ca mpus Drive Pa rs ippa ny, NJ 148,291 9,138 6.2% 27.25 27.50 111 River Street Hoboken, NJ 566,215 - 0.0% - 52.00 4 Ga teha ll Drive Pa rs ippa ny, NJ 248,480 10,015 4.0% 34.37 30.00 Total Waterfront(1 ) 4,508,801 26,436 0.6% $40.49 $46.59 9 Ca mpus Drive Pa rs ippa ny, NJ 156,495 - 0.0% - 27.50 Wa terfront Va ca ncies 995,518 22.1% 1 Sylva n Wa y Pa rs ippa ny, NJ 150,557 - 0.0% - 33.00 3 Sylva n Wa y Pa rs ippa ny, NJ 147,241 - 0.0% - 33.00 5 Sylva n Wa y Pa rs ippa ny, NJ 151,383 - 0.0% - 33.00 7 Sylva n Wa y Pa rs ippa ny, NJ 145,983 - 0.0% - 33.00 7 Ca mpus Drive Pa rs ippa ny, NJ 154,395 800 0.5% 23.40 27.50 2 Hilton Court Pa rs ippa ny, NJ 181,592 - 0.0% - 32.00 Class A Suburban 2019 Expirations 8 Ca mpus Drive Pa rs ippa ny, NJ 215,265 - 0.0% - 33.00 Current 2 Dryden Wa y Pa rs ippa ny, NJ 6,216 - 0.0% - 16.50 Building Location Total SF SF % Total In-Place Rent Asking Rent 325 Columbia Turnpike Florha m Pa rk, NJ 168,144 - 0.0% - 30.00 1 Bridge Pla za Fort Lee, NJ 200,000 1,872 0.9% $29.34 $32.00 100 Overlook Center Princeton, NJ 149,600 - 0.0% - 32.00 101 Wood Avenue S Is elin, NJ 262,841 - 0.0% - 37.00 5 Va ughn Drive Princeton, NJ 98,500 1,512 1.5% 31.28 30.00 99 Wood Avenue S Is elin, NJ 271,988 8,710 3.2% 31.74 37.00 1 River Center 1 Red Ba nk, NJ 122,594 - 0.0% - 30.00 581 Ma in Street Woodbridge, NJ 200,000 7,286 3.6% 25.86 32.00 1 River Center 2 Red Ba nk, NJ 120,360 - 0.0% - 30.00 333 Thorna ll Street Edis on, NJ 196,128 34,641 17.7% 35.64 37.00 1 River Center 3 & 4 Red Ba nk, NJ 194,518 - 0.0% - 30.00 343 Thorna ll Street Edis on, NJ 195,709 - 0.0% - 37.00 100 Schultz Drive Red Ba nk, NJ 100,000 - 0.0% - 30.00 150 JFK Pa rkwa y Short Hills , NJ 247,476 - 0.0% - 48.00 200 Schultz Drive Red Ba nk, NJ 102,018 - 0.0% - 30.00 51 JFK Pa rkwa y Short Hills , NJ 260,741 - 0.0% - 55.00 3600 Route 66 Neptune, NJ 180,000 - 0.0% - 27.50 101 JFK Pa rkwa y Short Hills , NJ 197,196 - 0.0% - 45.00 23 Ma in Street Holmdel, NJ 350,000 - 0.0% - 18.50 103 JFK Pa rkwa y Short Hills , NJ 123,000 - 0.0% - 45.00 5 Wood Hollow Roa d Pa rs ippa ny, NJ 317,040 - 0.0% - 28.00 Total Class A Suburban 2,155,079 52,509 2.4% $33.41 $40.70 Total Suburban 4,147,238 21,465 0.5% $30.71 $29.79 Cla s s A Va ca ncies 215,837 10.0% Suburba n Va ca ncies 866,696 20.9% Total Core Office Portfolio 10,811,118 100,410 0.9% $34.70 $39.92 Tota l Core Office Va ca ncies 2,078,051 19.2% Notes: (1) Excludes Harborside 1 (399,578 RSF), which was removed from leasable inventory as of September 30, 2019. 3Q 2019CLI Office Portfolio27 

 

 

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Leasing Activity Percentage Leased Summary Summary of Leasing Transaction Activity For the three months ended September 30, 2019 Notes: (1) Inclusive of escalations. 3Q 2019 CLI Office Portfolio28

 

 

 

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Leasing Rollforwards For the three months ended September 30, 2019 For the nine months ended September 30, 2019 Notes: (1) Percent Leased at 12/31/18 was 80.4% excluding Flex Parks. 3Q 2019 CLI Office Portfolio29

 

 

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Top 15 Tenants 3Q 2019 Notes: See supporting “Top 15 Tenants” notes on page 42. CLI Office Portfolio30 

 

 

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Lease Expirations 3Q 2019 Notes: See supporting “Expirations” notes on page 42. CLI Office Portfolio31 

 

 

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Lease Expirations (Cont.) Non-Core - - - - - - TOTAL – 2025 AND THEREAFTER 150 4,039,469 47.4 134,853,834 33.38 48.2 3Q 2019 Notes: See supporting “Expirations” notes on page 42. CLI Office Portfolio32

 

 

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Multifamily Portfolio 3Q 201933 

 

 

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Operating Communities – Residential Operating Highlights Average Average Percentage Percentage Revenue Revenue Leased Leased Per Home Per Home NOI* NOI* NOI* Debt 3Q 2019 2Q 2019 3Q 2019 2Q 2019 3Q 2019 2Q 2019 YTD 2019 Balance 98.9% 97.6% $2,002 $1,967 $2,405 $2,491 $7,554 $100,000 98.0% 97.4% 2,165 2,128 2,498 2,680 7,746 135,750 96.0% 96.0% 1,848 1,866 420 580 1,525 30,000 88.3% 97.5% 3,551 3,570 3,218 3,595 10,160 165,000 99.4% 100.0% 2,904 2,812 1,091 1,097 3,243 58,998 97.2% 100.0% 3,572 3,590 631 674 1,966 41,000 94.7% 96.1% 3,260 3,322 2,041 2,421 6,879 131,000 97.1% 94.2% 3,860 3,683 2,131 2,115 6,276 117,000 97.9% 97.9% 4,124 4,121 2,628 3,031 5,659 160,000 98.6% 99.7% 2,845 2,982 1,781 1,667 4,831 100,000 99.3% 99.3% 2,761 2,636 1,783 1,555 4,634 97,000 99.7% 99.2% 1,835 1,771 1,198 515 1,894 57,883 98.0% 100.0% 2,476 2,351 776 681 1,957 43,000 97.3% N/A N/A N/A 356 N/A 356 232,000 96.9% 97.8% $2,781 $2,754 $22,957 $23,102 $64,680 $1,468,631 97.8% 99.1% $3,244 $3,176 $1,813 $1,838 $5,424 $82,000 94.3% 96.5% 2,289 2,308 478 399 1,288 29,403 96.7% 95.9% 3,002 3,122 4,480 4,373 13,000 192,000 97.6% 96.8% 2,724 2,552 2,088 1,794 5,634 97,279 97.7% 98.8% 2,253 2,162 3,381 3,109 9,552 160,342 94.6% 97.7% 3,370 3,266 752 732 2,268 35,378 94.9% 98.3% 3,221 3,145 319 330 1,025 13,145 97.0% 97.5% $2,739 $2,706 $13,311 $12,575 $38,191 $609,547 Total Residential - Operating Communities (4 )80.31% 7,910 6,940,154 877 97.0% 97.7% $2,767 $2,737 $36,268 $35,677 $102,871 $2,078,178 Average Average Occupancy Occupancy ADR ADR NOI* NOI* NOI* Debt 3Q 2019 2Q 2019 3Q 2019 2Q 2019 3Q 2019 2Q 2019 YTD 2019 Balance 71.1% N/A $222 N/A ($1,277) N/A ($1,277) 87.1% 90.6% 204 195 406 765 1,249 78.2% 90.6% $214 $195 ($871) $765 ($28) $56,636 ▪3Q 2019 Avg. Revenue Per Home: $2,767 $ in thousands, except per home Notes: (a) Percentage leased is shown net of the 33 units under renovation at Monaco and the 32 units under renovation at Marbella as of September 30, 2019. See Information About Net Operating Income on page 44. See supporting “Operating & Lease-Up Communities” notes on page 42. 3Q 2019 CLI Multifamily Portfolio34 

 

 

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Operating Communities - Commercial Operating Highlights Percentage Percentage Leased Leased NOI* NOI* NOI* Debt 3Q 2019 2Q 2019 3Q 2019 2Q 2019 YTD 2019 Balance NA NA $468 $441 $1,199 $32,600 81.6% 81.6% 150 173 431 3,951 NA NA 222 234 598 - 100.0% 100.0% 15 136 225 - 87.4% 87.4% $855 $984 $2,453 $36,551 69.0% 69.0% $206 $258 $740 $6,067 58.0% 58.0% 138 138 408 - 64.9% 64.9% $344 $396 $1,148 $6,067 Total Commercial 77.58% 733,232 84.9% 84.9% $1,199 $1,380 $3,601 $42,618 Rentable Year Operating - Commercial Location Ownership Spaces SF Complete Summary of Consolidated RRT NOI by Type (unaudited): 3Q 2019 2Q 2019 Tota l Cons olida ted Res identia l - Opera ting Communities - from p. 34 (1 ) $22,957 $23,102 Tota l Cons olida ted Commercia l - (from ta ble a bove) 855 984 Tota l NOI from Cons olida ted Properties (excl uncons ol. JVs /s ubordina ted interes ts ): $23,812 $24,086 NOI (los s ) from s ervices , la nd/development/repurpos ing & other a s s ets 879 (1,770) Total NOI for RRT (see Information About Net Operating Income on p. 45)*: $24,691 $22,316 Notes: See Information About Net Operating Income on page 44. (1) Includes recently stabilized communities 3Q 2019 CLI Multifamily Portfolio35 

 

 

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In-Construction Communities $ in thousands ▪RRT’s share of projected stabilized NOI will be $60.9 million (approximates to FFO) Project Capitalization - Total Capital as of 3Q 2019 Development Schedule Third Projected Projected MCRC Party Dev Debt MCRC Initial Project Stabilized Stabilized Community Location Ownership Homes/Keys Costs Debt (1 ) Capital Capital Costs (2 ) Balance Capital Start Occupancy Stabilization NOI Yield Cons olida te d Building 9 a t Port Imperia l Weeha wken, NJ 100.00% 313 $142,920 $92,000 $50,920 - $55,158 $4,238 $50,920 3Q 2018 4Q 2020 4Q 2021 $9,103 6.37% Cha s e III a t Overlook Ridge (3 ) Ma lden, MA 100.00% 326 99,433 60,800 38,633 - 52,470 13,837 38,633 3Q 2018 1Q 2020 1Q 2021 6,060 6.09% 233 Ca noe Brook - Apa rtments Short Hills , NJ 100.00% 195 99,412 64,000 35,412 - 35,412 - 35,412 4Q 2018 4Q 2020 3Q 2021 5,910 5.94% The Cha rlotte Jers ey City, NJ 100.00% 750 470,500 300,000 170,500 - 100,041 - 100,041 1Q 2019 1Q 2022 4Q 2023 28,098 5.97% Consolidated 100.00% 1,584 $812,265 $516,800 $295,465 $0 $243,081 $18,075 $225,006 $49,171 6.07% Joint Ve nture s PI North - Riverwa lk C Wes t New York, NJ 40.00% 360 191,770 112,000 35,070 44,700 95,022 15,252 35,070 4Q 2017 4Q 2020 1Q 2022 11,705 6.10% Joint Ventures 40.00% 360 $191,770 $112,000 $35,070 $44,700 $95,022 $15,252 $35,070 $11,705 6.10% Total In-Construction Communities 88.89% 1,944 $1,004,035 $628,800 $330,535 $44,700 $338,103 $33,327 $260,076 $60,876 6.08% 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. 3Q 2019 CLI Multifamily Portfolio36 

 

 

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Future Start Communities ▪As of September 30, 2019, the Company has a future development portfolio of 9,968 residential units ▪All priority starts (1,731 units) are located on the Hudson River Waterfront Future Developments Location Apartment PI South - Building 16 Weehawken, NJ 131 PI South - Office 1/3 (2) Weehawken, NJ - Urby Harborside III Jersey City, NJ 750 Plaza 9 Jersey City, NJ 1,060 107 Morgan Jersey City, NJ 804 Liberty Landing Phase I Jersey City, NJ 265 Liberty Landing - Future Phases Jersey City, NJ 585 PI South - Building 2 Weehawken, NJ 200 PI North - Riverbend 6 West New York, NJ 471 PI North - Building I West New York, NJ 224 PI North - Building J West New York, NJ 141 Subtotal - Hudson River Waterfront 4,631 Acquisition Options (3) Freehold Freehold, NJ 400 Subtotal - Acquisition Options 400 Priority Starts 1,731 Total Future Start Communities 9,968 Location Apartment White Plains, NY 300 Roseland, NJ 299 Parsippany, NJ 345 Short Hills, NJ 240 Roseland, NJ 140 1,324 East Boston, MA 300 Malden, MA 215 Malden, MA 299 814 Arlington, VA 252 Arlington, VA 300 552 1 Water Street 6 Becker Farm 1633 Littleton (repurposing) 233 Canoe Brook Road - Hotel 65 Livingston Subtotal - Northeast Corridor Portside 1-4 Overlook IIIA Overlook IV/V Subtotal - Boston Metro Crystal House - III Crystal House - Future Subtotal - Washington, DC 3Q 2019 Notes: See supporting “Future Start Communities” notes on page 42. CLI Multifamily Portfolio37 

 

 

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De2ve0l1o5pm/2e0n1t 6AcAticvhitiyevanedmCeansthsF-loDweGverolowpthment $ in millions (unaudited) Notes: (1) Projected stabilized yield on in-construction portfolio without the Marriott Hotels at Port Imperial is 6.08 percent. NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 44. 3Q 2019 CLI Multifamily Portfolio38 

 

 

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Roseland Balance Sheet $ in thousands (unaudited) ASSETS Rental Property 3Q 2019 4Q 2018 La nd a nd lea s ehold interes ts $341,314 $205,665 Buildings a nd improvements 1,806,890 1,229,751 Tena nt improvements 1,808 1,254 Furniture, fixtures a nd equipment 66,317 45,635 La nd a nd improvements held for development 298,283 285,451 Development a nd cons truction in progres s 315,352 247,811 Total Gross Rental Property 2,829,964 2,015,567 Les s : Accumula ted deprecia tion (76,332) (81,398) Net Investment in Rental Property 2,753,632 1,934,169 As s ets held for s a le, net 291,581 33,956 Total Property Investments 3,045,213 1,968,125 Ca s h a nd ca s h equiva lents 11,170 13,924 Res tricted ca s h 12,470 8,116 Inves tments in uncons olida ted JV's 202,691 218,771 Unbilled rents receiva ble, net 3,162 2,756 Deferred cha rges & other a s s ets 53,934 47,390 Accounts receiva ble, net of a llowa nce 3,601 1,415 Total Assets $3,332,241 $2,260,497 LIABILITIES & EQUITY Mortga ges , loa ns pa ya ble & other obliga tions $1,571,858 $1,059,406 Note pa ya ble to a ffilia te 193,873 - Accounts pa y, a ccrued exp a nd other lia bilities 78,018 48,333 Rents recv'd in a dva nce & s ecurity depos its 7,898 5,981 Accrued interes t pa ya ble 3,968 2,668 Total Liabilities 1,855,615 1,116,388 Redeema ble noncontrolling interes t - Rockpoint Group 447,795 278,135 Noncontrolling interes ts in cons olida ted joint ventures 47,263 40,047 Ma ck-Ca li ca pita l 981,568 825,927 Total Liabilities & Equity $3,332,241 $2,260,497 3Q 2019 CLI Multifamily Portfolio39 

 

 

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Roseland Income Statement $ in thousands (unaudited) REVENUES 3Q 2019 2Q 2019 1Q 2019 4Q 2018 3Q 2018 Ba s e rents $34,232 $29,424 $27,620 $25,772 $21,735 Es ca la tion a nd recoveries from tena nts 1,377 1,442 1,133 1,068 1,194 Rea l es ta te s ervices 1,450 1,439 3,730 3,720 4,310 Pa rking income 3,240 3,004 2,685 2,734 3,052 Hotel income 3,325 2,094 283 - - Other income 942 929 908 930 650 Total revenues $44,566 $38,332 $36,359 $34,224 $30,941 EXPENSES Rea l es ta te ta xes $5,664 $4,967 $4,569 $3,783 $3,917 Utilities 1,712 1,461 1,766 1,494 1,497 Opera ting s ervices 9,739 7,135 7,443 5,847 6,650 Rea l es ta te s ervice expens es 1,961 1,937 4,213 4,094 4,317 Genera l a nd a dminis tra tive 3,025 3,484 3,196 3,498 2,891 Deprecia tion a nd a mortiza tion 17,228 14,897 15,057 12,002 10,370 Total expenses $39,329 $33,881 $36,244 $30,718 $29,642 Operating Income $5,237 $4,451 $115 $3,506 $1,299 OTHER (EXPENSE) INCOME Interes t expens e ($10,330) ($9,218) ($9,067) ($6,900) ($4,489) Interes t a nd other inves tment income (los s ) 152 151 151 2 1 Equity in ea rnings (los s ) of uncons olida ted joint ventures (420) (600) (1,402) (1,797) (1,401) La nd a nd other impa irments (2,137) (2,499) - (24,566) - Ga in on cha nge of control of interes ts - - 13,790 - 14,217 Rea lized ga ins (los s es ) a nd unrea lized los s es on dis pos ition - 270 13 100 (6,330) Ga ne on s a le of la nd/other 296 - - - - Ga in (los s ) from ea rly extinguis hment of debt, net - - - (461) - Total other income (expense) ($12,439) ($11,896) $3,485 ($33,622) $1,998 Net income (loss) ($7,202) ($7,445) $3,600 ($30,116) $3,297 Noncontrolling interes t in cons olida ted joint ventures $405 $846 $1,248 $640 $451 Redeema ble noncontrolling interes t (6,015) (4,551) (4,212) (3,951) (3,330) Net income (loss) available to common shareholders ($12,812) ($11,150) $636 ($33,427) $418 3Q 2019 CLI Multifamily Portfolio40

 

 

 

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Appendix $ in thousands Key Financial Metrics - (Page 6) (1)Funds from operations (“FFO”) is calculated in accordance with the definition of the National Association of Real Estate Investment Trusts (NAREIT). See p.17 “Information About FFO, Core FFO & AFFO”. (2)Includes any outstanding preferred units presented on a converted basis into common units, noncontrolling interests in consolidated joint ventures and redeemable noncontrolling interests. (3)Multiple presented after the slash represents effective Net Debt-to-EBITDA ratio excluding the impact of the Liberty Towers acquisition. Balance Sheet - (Page 11) (1)Includes mark-to-market lease intangible net assets of $101,294 and mark-to-market lease intangible net liabilities of $40,405 as of 3Q 2019. Debt Summary & Maturity Schedule - (Page 19) (1)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 2.05 percent as of September 30, 2019, plus the applicable spread. (3)Excludes amortized deferred financing costs primarily pertaining to the Company’s unsecured revolving credit facility which amounted to $723 thousand for the three months ended September 30, 2019. Debt Profile - (Pages 20-21) (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)At its original scheduled maturity in October 2019, the loan was amended and restated with a new interest rate and a new maturity date of April 2022. 2019/2020 Debt Maturities - (Page 22) (1)Construction loan LTVs are calculated using the respective maximum loan balance. Unconsolidated Joint Ventures - (Page 23) (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. 3Q 2019 Equity in Earnings of Unconsolidated Joint Ventures $113 Unconsolidated Joint Venture Funds from Operations 4,380 Joint Venture Share of Add-Back of Real Estate-Related Depreciation 4,493 Minority Interest in Consolidated Joint Venture Share of Depreciation (839) EBITDA Depreciation Add-Back $3,654 Property Listing - (Page 26) (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 September 2019 billings times 12. For leases whose rent commences after October 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)The property was sold subsequent to quarter-end. (3)Average base rents + escalations reflect rental values on a triple net basis. (4)Excludes Harborside 1, comprised of 399,578 SF, which was removed from leasable inventory as of September 30,2019. 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. 3Q 201941

 

 

 

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Appendix - Continued Top 15 Tenants - (Page 30) (1)Annualized base rental revenue is based on actual September 2019 billings times 12. For leases whose rent commences after October 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; 5,004 square feet expire in 2021; 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 31-32) (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: (3)Annualized base rental revenue is based on actual September 2019 billings times 12. For leases whose rent commences after October 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 September 30, 2019 aggregating 18,825 square feet and representing annualized base rent of $520,904 for which no new leases were signed. Operating & Recently Stabilized Communities - (Page 34) (1)Subsequent to quarter end, the Company disposed of Alterra & The Chase at Overlook Ridge for a gross price of $411.5 million. (2)Unconsolidated joint venture income represented at 100% venture NOI. See Information on Net Operating Income (NOI) on page 44. (3)As of September 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 36) (1)Represents maximum loan proceeds. (2)Represents development costs funded with debt or capital as of September 30, 2019. (3)As a result of revisions to the existing budget for the Chase III project, the Company anticipates not needing to use the maximum funding amount on the loan, $62 million. Future Start Communities - (Page 37) (1)These land parcels are under contract to be sold. (2)Currently approved for approximately 290,000 square feet of office space. (3)Freehold: Roseland has signed an acquisition agreement, subject to certain conditions. 3Q 201942

 

 

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Global Definitions 3Q 201943

 

 

 

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Information About Net Operating Income (NOI) Reconciliation of Net Income (Loss) to Net Operating Income (NOI) $ in thousands (unaudited) 3Q 2019 2Q 2019 Office/Corp Roseland Total Office/Corp Roseland Total Net Income (loss) ($48,819) ($7,202) ($56,021) ($12,884) ($7,445) ($20,329) Deduct: Rea l es ta te s ervices income (1,961) (1,450) (3,411) (2,091) (1,439) (3,530) Interes t a nd other inves tment los s (income) (37) (152) (189) (364) (151) (515) Equity in (ea rnings ) los s of uncons olida ted joint ventures (307) 420 113 (512) 600 88 Genera l a nd a dminis tra tive - property level - (1,310) (1,310) - (1,014) (1,014) 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 35,079 - 35,079 (255) - (255) Ga in on s a le of la nd/other - (296) (296) - (270) (270) (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 98 - 98 (588) - (588) Add: Rea l es ta te s ervices expens es 1,944 1,961 3,905 2,042 1,937 3,979 Lea s ing pers onnel cos ts 534 - 534 542 - 542 Genera l a nd a dminis tra tive 9,029 3,025 12,054 12,943 3,484 16,427 Deprecia tion a nd a mortiza tion 32,310 17,228 49,538 34,455 14,897 49,352 Interes t expens e 13,120 10,330 23,450 14,297 9,218 23,515 Property impa irments 5,894 - 5,894 5,802 - 5,802 La nd a nd other impa irments 4,208 2,137 6,345 - 2,499 2,499 Net Operating Income (NOI) $51,092 $24,691 $75,783 $53,387 $22,316 $75,703 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. 3Q 201944 

 

 

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Company Information, Executive Officers & Analysts Company Information 3Q 201945

 

 

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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. 3Q 201946

 

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Section 3: EX-99.2 (EXHIBIT 99.2)

 

Exhibit 99.2

 

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

 

NEWS RELEASE

 

For Immediate Release

 

Mack-Cali Realty Corporation

Reports Third Quarter 2019 Results

 

Jersey City, New Jersey – October 30, 2019 – Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the third quarter 2019.

 

THIRD QUARTER 2019 HIGHLIGHTS

 

- Reported net income (loss) of $(0.65) per diluted share for the quarter and net income of $1.59 per diluted share for the nine months ended September 30, 2019;
   
- Achieved Core Funds from Operations per diluted share of $0.38 for the third quarter;
   
- Leased 69,650 sq. ft. of commercial space: 31,285 sq. ft. on the Waterfront, 34,714 sq. ft. class A suburban and suburban, and 3,651 sq. ft. non-core; growing Core portfolio office rental rates by 10.9% on a cash basis and 22.4% on a GAAP basis;
   
- Core office portfolio was 80.8% leased, with the class A suburban portfolio at 90.0%, Suburban 79.1% and Waterfront 77.9% leased at September 30, 2019;
   
- Roseland's 7,910-unit multifamily stabilized portfolio was 97.0% leased at September 30, 2019, with an average rent of $2,767 per unit;
   
- Roseland's same-store portfolio, which has grown to 5,673 units, experienced a 2.7% increase in NOI over third quarter 2018.  Over the same period, revenues grew 1.1%, and expenses decreased by 1.4%;
   
- Acquired Liberty Towers Apartments, a 648-unit residential community located in Jersey City, NJ, for a purchase price of $409 million;
   
- In October, completed the sale of its Overlook Ridge properties located in Malden and Revere, MA for $411.5 million; and
   
- Declared $0.20 per share quarterly common stock dividend.

 

Michael J. DeMarco, Chief Executive Officer stated, “We continue to build on our position as the dominant residential and office owner in key New Jersey markets with a portfolio that provides fresh, state of the art, Live-Work-Play properties. While office leasing has been softer than anticipated on the waterfront, interest and traffic remain positive, with leasing in our multi-tenant properties continuing to build. With the recently completed sale of our Overlook Ridge properties and Liberty Towers acquisition, we continue to intensify our focus on our waterfront strategy in our ongoing efforts to add shareholder value.”

 

FINANCIAL HIGHLIGHTS

 

* All per share amounts presented below are on a diluted basis.
 
Net income (loss) available to common shareholders for the quarter ended September 30, 2019 amounted to $(55.9) million, or $(0.65) per share, as compared to $(1.5) million, or $(0.05) per share, for the quarter ended September 30, 2018.    For the nine months ended September 30, 2019, net income available to common shareholders equaled $166.5 million, or $1.59 per share, as compared to $40.3 million, or $0.35 per share, for the same period last year.
 
Funds from operations (FFO) for the quarter ended September 30, 2019 amounted to $31.5 million, or $0.31 per share, as compared to $42.7 million, or $0.42 per share, for the quarter ended September 30, 2018.  For the nine months ended September 30, 2019, FFO equaled $103.9 million, or $1.03 per share, as compared to $121.4 million, or $1.21 per share, for the same period last year.

 

 

 

 

For the third quarter 2019, Core FFO was $38.2 million, or $0.38 per share, as compared to $43.3 million, or $0.43 per share for the same period last year.  For the nine months ended September 30, 2019, Core FFO equaled $119.0 million, or $1.18 per share, as compared to $139.2 million, or $1.38 per share, for the same period last year.

 

OPERATING HIGHLIGHTS

 

Office
 
The Company's consolidated Core office properties were 80.8 percent leased at September 30, 2019, as compared to 79.8 percent leased at June 30, 2019 and 84.2 percent leased at September 30, 2018.
 
Third quarter 2019 same-store GAAP revenues for the office portfolio increased by 1.1 percent while same-store GAAP NOI increased by 1.0 percent from the same period in 2018. Third quarter 2019 same store cash revenues for the office portfolio declined by 2.2 percent while same store cash NOI fell by 4.4 percent from 2018.  Same store cash revenues and same store cash NOI exclude straight-line rent and FAS 141 adjustments.
 
For the quarter ended September 30, 2019, the Company executed 14 leases at its consolidated in-service commercial portfolio, totaling 69,650 square feet. Of these totals, six leases for 43,240 square feet (62.1 percent) were for new leases and eight leases for 26,410 square feet (37.9 percent) were lease renewals and other tenant retention transactions.
 
Rental rate roll-up for the Core portfolio for third quarter 2019 transactions was 10.9 percent on a cash basis and 22.4 percent on a GAAP basis.  Rental rate roll-up in the third quarter 2019 for new transactions was 21.6 percent on a cash basis and 47.9 percent on a GAAP basis; and for renewals and other tenant retention transactions was 5.7 percent on a cash basis and 11.7 percent on a GAAP basis.  
 
Multifamily
 
Roseland's comparative stabilized operating portfolio was 97.0 percent leased at September 30, 2019, as compared to 97.7 percent at June 30, 2019. Same-store revenues, inclusive of the negative impacts from the Company’s active renovation program at Marbella and Monaco, increased by 1.1 percent, resulting in same-store net operating income growth of  2.7 percent for the third quarter 2019. Additional residential transaction highlights summarized below.

 

TRANSACTION ACTIVITY

 
For the third quarter 2019, the Company completed a number of acquisitions, financings and asset sales including the following:
 
·  In August, 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;
 
·  In late September, the Company acquired Liberty Towers Apartments, a 648-unit residential community in Jersey City, NJ, for a purchase price of $409 million; the acquisition was partially funded by a five-year $232 million financing;

 

·  In late September, the Company closed a construction loan on 233 Canoe Brook, a 195-unit residential development in Short Hills, NJ;
 
·  In October, the Company secured a $74 million bridge loan on the Marriott Hotels at Port Imperial with an additional $20 million of proceeds availability;
 
·  In October, the Company completed the sale of its 1,386-unit residential community in Malden and Revere, MA for $411.5 million in closing out a 1031 Exchange with the Liberty Towers acquisition;
 
·  In October, the Company sold 3600 Route 66, a 180,000-square-foot fully leased office building in Neptune, NJ for $26.05 million ($145 PSF);
 
·  In October, the Company received its portion of proceeds from the sale of its URBY Tax credit totaling approximately $2.6 million. This gain will be recognized in the fourth quarter.

 

BALANCE SHEET/CAPITAL MARKETS

 
As of September 30, 2019, the Company had a debt-to-undepreciated assets ratio of 47.6 percent compared to 42.7 percent at June 30, 2019 and 45.8 percent at September 30, 2018.  Net debt to adjusted EBITDA for the quarter ended September 30, 2019 was 11.4x (10.0x after closing of Boston multifamily asset sales) compared to 9.3x for the quarter ended December 31, 2018.  The Company's interest coverage ratio was 2.9x for the quarter ended September 30, 2019, compared to 3.1x for the quarter ended December 31, 2018.

 

DIVIDEND

 
In September 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 third quarter 2019, which was paid on October 11, 2019 to shareholders of record as of October 4, 2019.

 

 

 

 

GUIDANCE AND OUTLOOK

 

The Company is narrowing its Core FFO guidance to $1.59 - $1.64 per diluted share for full year 2019 from its previous Core FFO guidance of $1.58 - $1.66 per diluted share as follows:

 

   Full Year 
   2019 Range 
Net income (loss) available to common shareholders  $2.00    -   $2.05 
Add (deduct):               
Real estate-related depreciation and amortization on continuing operations        1.53      
Redemption value adjustment to redeemable noncontrolling interest        0.25      
Property impairments        0.12      
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        (2.31)     
Gain (loss) on early extinguishment of debt, net        (0.02)     
Severance and separation costs        0.02      
Management contract termination costs        0.01      
Land and other impairments        0.09      
Proxy fight costs        0.04      
New payroll tax consulting costs        0.01      
Core FFO  $1.59    -   $1.64 

 

2019 Guidance Assumptions  ($ in millions) 
   Revised 
   Low   High 
Office Occupancy (year-end % leased)   79%   81%
Office Same Store GAAP NOI Growth   (4)%   (1)%
Office Same Store Cash NOI Growth   (9)%   (6)%
Multifamily Same Store NOI Growth   1.75%   3.25%
Straight-Line Rent Adjustment & FAS 141 Mark-to-Market Rent Adjustment  $16   $19 
Dispositions (Excluding Flex)  $190   $240 
Base Building Capex  $8   $13 
Leasing Capex  $50   $65 
G&A (Net of Severance Costs)  $46   $50 
Interest Expense  $95   $100 
Topic 842  $2.0   $2.6 

 

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 October 31, 2019 at 8:00 a.m. Eastern Time, which will be broadcast live via the Internet at:

https://edge.media-server.com/mmc/p/ax4wdip2

 

The live conference call is also accessible by calling (323) 994-2082 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 October 31, 2019.

 

A replay of the call will also be accessible October 31, 2019 through November 7, 2019 by calling (719) 457-0820 and using the pass code, 5375853.

 

 

 

 

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

 

Third Quarter 2019 Form 10-Q:

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

 

Third 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, Corporate Communications
  (732) 590-1589 (732) 590-1035 and Investor Relations
  [email protected] [email protected] (732) 590-1025
      [email protected] 

 

 

 

 

Mack-Cali Realty Corporation

Consolidated Statements of Operations

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

 

   Three Months Ended   Nine Months Ended 
   September 30,   September 30, 
  2019   2018   2019   2018 
REVENUES                    
Revenue from leases  $116,716   $119,895   $356,515   $359,473 
Real estate services   3,411    4,432    10,783    13,167 
Parking income   5,766    5,499    16,270    16,583 
Hotel income   3,325    -    5,702    - 
Other income   2,666    2,288    7,324    8,447 
Total revenues   131,884    132,114    396,594    397,670 
                     
EXPENSES                    
Real estate taxes   16,255    15,680    49,929    52,007 
Utilities   7,889    9,990    25,796    30,049 
Operating services   27,236    27,107    78,359    75,664 
Real estate services expenses   3,905    4,400    12,150    13,696 
Leasing personnel costs   534    -    1,818    - 
General and administrative   12,054    11,620    41,074    41,160 
Depreciation and amortization   49,538    45,813    146,936    128,523 
Property impairments   5,894    -    11,696    - 
Land and other impairments   6,345    -    8,844    - 
Total expenses   129,650    114,610    376,602    341,099 
                     
OTHER (EXPENSE) INCOME                    
Interest expense   (23,450)   (21,094)   (71,739)   (60,168)
Interest and other investment income (loss)   189    851    1,528    2,620 
Equity in earnings (loss) of unconsolidated joint ventures   (113)   (687)   (882)   833 
Gain on change of control of interests   -    14,217    13,790    14,217 
Realized gains (losses) and unrealized losses on disposition of rental property, net   (35,079)   (9,102)   233,285    50,094 
Gain (loss) on disposition of developable land   296    -    566    - 
Gain on sale of investment in unconsolidated joint venture   -    -    903    - 
Gain (loss) from extinguishment of debt, net   (98)   -    1,801    (10,289)
Total other income (expense)   (58,255)   (15,815)   179,252    (2,693)
Net income (loss)   (56,021)   1,689    199,244    53,878 
Noncontrolling interest in consolidated joint ventures   405    451    2,500    576 
Noncontrolling interest in Operating Partnership   6,159    167    (19,087)   (4,574)
Redeemable noncontrolling interests   (6,471)   (3,785)   (16,144)   (9,573)
Net income (loss) available to common shareholders  $(55,928)  $(1,478)  $166,513   $40,307 
                     
Basic earnings per common share:                    
Net income (loss) available to common shareholders  $(0.65)  $(0.05)  $1.59   $0.35 
                     
Diluted earnings per common share:                    
Net income (loss) available to common shareholders  $(0.65)  $(0.05)  $1.59   $0.35 
                     
Basic weighted average shares outstanding   90,584    90,468    90,539    90,355 
                     
Diluted weighted average shares outstanding   100,560    100,712    100,802    100,684 

 

 

 

 

Mack-Cali Realty Corporation

Statements of Funds from Operations

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

 

   Three Months Ended   Nine Months Ended 
   September 30,   September 30, 
   2019   2018   2019   2018 
Net income (loss) available to common shareholders  $(55,928)  $(1,478)  $166,513   $40,307 
Add (deduct): Noncontrolling interest in Operating Partnership   (6,159)   (167)   19,087    4,574 
Real estate-related depreciation and amortization on continuing operations (a)   52,582    49,433    154,615    140,816 
Property impairments   5,894    -    11,696    - 
Gain on change of control of interests   -    (14,217)   (13,790)   (14,217)
Gain on sale of investment in unconsolidated joint venture   -    -    (903)   - 
Realized (gains)/losses and unrealized losses on disposition of rental property, net   35,079    9,102    (233,285)   (50,094)
Funds from operations (b)  $31,468   $42,673   $103,933   $121,386 
                     
Add/(Deduct):                    
(Gain)/loss from extinguishment of debt, net   98    -    (1,801)   10,289 
Land and other impairments   6,345    -    8,844    - 
Gain on disposition of developable land   (296)   -    (566)   - 
Severance/separation costs on management restructuring   277    640    1,839    7,487 
Dead deal costs   271    -    271    - 
Management contract termination costs   -    -    1,021    - 
Proxy fight costs   -    -    4,171    - 
New payroll tax consulting costs   -    -    1,313    - 
Core FFO  $38,163   $43,313   $119,025   $139,162 
                     
Diluted weighted average shares/units outstanding (c)   100,560    100,712    100,802    100,684 
                     
Funds from operations per share/unit-diluted  $0.31   $0.42   $1.03   $1.21 
                     
Core funds from operations per share/unit diluted  $0.38   $0.43   $1.18   $1.38 
                     
Dividends declared per common share  $0.20   $0.20   $0.60   $0.60 
                     
Dividend payout ratio:                    
Core Funds from operations-diluted   52.70%   46.50%   50.81%   43.41%
                     
Supplemental Information:                    
Non-incremental revenue generating capital expenditures:                    
Building improvements (d)  $3,091   $2,208   $6,406   $4,597 
Tenant improvements & leasing commissions (e)  $7,245   $4,467   $19,976   $26,874 
Tenant improvements & leasing commissions on space vacant for more than a year  $6,138   $7,782   $13,836   $22,328 
Straight-line rent adjustments (f)  $3,625   $1,901   $10,532   $4,394 
Amortization of (above)/below market lease intangibles, net (g)  $1,057   $892   $3,152   $4,335 
Amortization of stock compensation  $2,061   $1,897   $6,289   $5,337 
Amortization of lease inducements  $(108)  $214   $475   $766 
Non real estate depreciation and amortization  $611   $535   $1,661   $1,582 
Amortization of deferred financing costs  $1,121   $1,302   $3,478   $3,543 

 

(a) Includes the Company's share from unconsolidated joint ventures of $3,655 and $4,155 for the three months ended September 30, 2019 and 2018, respectively, and $9,341 and $13,873 for the nine months ended September 30, 2019 and 2018, respectively.  Excludes non-real estate-related depreciation and amortization of $611 and $535 for the three months ended September 30, 2019 and 2018, respectively, and $1,661 and $1,582 for the nine months ended September 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 (9,852 and 10,189 shares for the three months ended September 30, 2019 and 2018, respectively, and 9,960 and 10,214 for the nine months ended September 30, 2019 and 2018, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).
(d) The three and nine months ended September 30, 2019 amounts include a year-to-date true up of $834 in residential Cap Ex expended but not included in the first six months of 2019.
(e) Excludes expenditures for tenant spaces that have not been owned for at least a year.
(f) Includes free rent of $5,853 and $3,643 for the three months ended September 30, 2019 and 2018, respectively, and $16,095 and $12,117 for the nine months ended September 30, 2019 and 2018, respectively.  Also, includes the Company's share from unconsolidated joint ventures of $266 and $(96) for the three months ended September 30, 2019 and 2018, respectively, and $(59) and $(790) for the nine months ended September 30, 2019 and 2018, respectively.
(g) Includes the Company's share from unconsolidated joint ventures of $0 and $0 for the three months ended September 30, 2019 and 2018, respectively, and $0 and $107 for the nine months ended September 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   Nine Months Ended 
   September 30,   September 30, 
   2019   2018   2019   2018 
Net income (loss) available to common shareholders  $(0.65)  $(0.05)  $1.59   $0.35 
Add (deduct): Real estate-related depreciation and amortization on continuing operations (a)   0.52    0.49    1.53    1.40 
Redemption value adjustment to redeemable noncontrolling interests   0.03    0.03    0.25    0.10 
Property impairments   0.06    -    0.12    - 
Gain on change of control of interests   -    (0.14)   (0.14)   (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   0.35    0.09    (2.31)   (0.50)
Noncontrolling interest/rounding adjustment   -    -    -    - 
Funds from operations (b)  $0.31   $0.42   $1.03   $1.21 
                     
Add/(Deduct):                    
(Gain)/loss from extinguishment of debt, net   -    -    (0.02)   0.10 
Land and other impairments   0.06    -    0.09    - 
Gain on disposition of developable land   -    -    (0.01)   - 
Severance/separation costs on management restructuring   -    0.01    0.02    0.07 
Management contract termination costs   -    -    0.01    - 
Proxy fight costs   -    -    0.04    - 
New payroll tax consulting costs   -    -    0.01    - 
Noncontrolling interest/rounding adjustment   0.01    -    0.01    - 
Core FFO  $0.38   $0.43   $1.18   $1.38 
                     
Diluted weighted average shares/units outstanding (c)   100,560    100,712    100,802    100,684 

 

(a) Includes the Company’s share from unconsolidated joint ventures of $0.04 and $0.05 for the three months ended September 30, 2019 and 2018, respectively, and $0.13 and $0.15 for the nine months ended September 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 (9,852 and 10,189 shares for the three months ended September 30, 2019 and 2018, respectively, and 9,960 and 10,214 for the nine months ended September 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)

 

   September 30,   December 31, 
   2019   2018 
Assets          
Rental property          
Land and leasehold interests  $881,665   $807,236 
Buildings and improvements   4,361,766    4,109,797 
Tenant improvements   283,933    335,266 
Furniture, fixtures and equipment   72,645    53,718 
    5,600,009    5,306,017 
Less – accumulated depreciation and amortization   (896,777)   (1,097,868)
    4,703,232    4,208,149 
Rental property held for sale, net   384,138    108,848 
Net investment in rental property   5,087,370    4,316,997 
Cash and cash equivalents   34,768    29,633 
Restricted cash   19,635    19,921 
Investments in unconsolidated joint ventures   213,499    232,750 
Unbilled rents receivable, net   96,238    100,737 
Deferred charges, goodwill and other assets, net   261,175    355,234 
Accounts receivable, net of allowance for doubtful accounts of $1,401 and $1,108   8,250    5,372 
           
Total assets  $5,720,935   $5,060,644 
           
Liabilities and Equity          
Senior unsecured notes, net  $571,191   $570,314 
Unsecured revolving credit facility and term loans   487,736    790,939 
Mortgages, loans payable and other obligations, net   2,092,632    1,431,398 
Dividends and distributions payable   22,051    21,877 
Accounts payable, accrued expenses and other liabilities   199,203    168,115 
Rents received in advance and security deposits   41,596    41,244 
Accrued interest payable   15,548    9,117 
   Total liabilities   3,429,957    3,033,004 
Commitments and contingencies          
           
Redeemable noncontrolling interests   500,119    330,459 
           
Equity:          
Mack-Cali Realty Corporation stockholders’ equity:          
Common stock, $0.01 par value, 190,000,000 shares authorized, 90,551,967 and 90,320,306 shares outstanding   906    903 
Additional paid-in capital   2,538,046    2,561,503 
Dividends in excess of net earnings   (969,858)   (1,084,518)
Accumulated other comprehensive income (loss)   167    8,770 
Total Mack-Cali Realty Corporation stockholders’ equity   1,569,261    1,486,658 
           
Noncontrolling interests in subsidiaries:          
Operating Partnership   172,838    168,373 
Consolidated joint ventures   48,760    42,150 
Total noncontrolling interests in subsidiaries   221,598    210,523 
           
Total equity   1,790,859    1,697,181 
           
Total liabilities and equity  $5,720,935   $5,060,644 

 

 

 

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