Mack-Cali Realty Corporation Announces Second Quarter Results

EDISON, N.J., July 28, 2011 /PRNewswire/ -- Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the second quarter 2011.

Recent highlights include:

    --  Reported funds from operations of $0.69 per diluted share;


    --  Reported net income of $0.20 per diluted share; and


    --  Declared $0.45 per share quarterly cash common stock dividend.


FINANCIAL HIGHLIGHTS

Funds from operations (FFO) available to common shareholders for the quarter ended June 30, 2011 amounted to $69.1 million, or $0.69 per share.  For the six months ended June 30, 2011, FFO available to common shareholders equaled $136.4 million, or $1.39 per share.

Net income available to common shareholders for the second quarter 2011 equaled $17.3 million, or $0.20 per share.  For the six months ended June 30, 2011, net income available to common shareholders amounted to $33.1 million, or $0.39 per share.

Total revenues for the second quarter 2011 were $181.1 million.  For the six months ended June 30, 2011, total revenues amounted to $367.4 million.

All per share amounts presented above are on a diluted basis.

The Company had 87,050,423 shares of common stock, 10,000 shares of 8 percent Series C cumulative redeemable perpetual preferred stock ($25,000 liquidation value per share), and 12,806,126 common operating partnership units outstanding as of June 30, 2011.  The Company had a total of 99,856,549 common shares/common units outstanding at June 30, 2011.

As of June 30, 2011, the Company had total indebtedness of approximately $1.9 billion, with a weighted average annual interest rate of 6.57 percent.

The Company had a debt-to-undepreciated assets ratio of 33.1 percent at June 30, 2011.  The Company had an interest coverage ratio of 3.2 times for the quarter ended June 30, 2011.

Mitchell E. Hersh, president and chief executive officer, commented, "We continue to remain focused on securing new leases and renewals with high quality tenants, while maintaining our balance sheet flexibility in order to be in a position of capitalizing on opportunities in the future."

DIVIDENDS

In May, the Company's Board of Directors declared a cash dividend of $0.45 per common share (indicating an annual rate of $1.80 per common share) for the second quarter 2011, which was paid on July 15, 2011 to shareholders of record as of July 6, 2011.

The Board also declared a cash dividend on the Company's 8 percent Series C cumulative redeemable perpetual preferred stock ($25 liquidation value per depositary share, each representing 1/100th of a share of preferred stock) equal to $0.50 per depositary share for the period April 15, 2011 through July 14, 2011.  The dividend was paid on July 15, 2011 to shareholders of record as of July 6, 2011.

LEASING INFORMATION

Mack-Cali's consolidated in-service portfolio was 88.1 percent leased at June 30, 2011, as compared to 88.2 percent leased at March 31, 2011.  

For the quarter ended June 30, 2011, the Company executed 162 leases at its consolidated in-service portfolio totaling 1,081,690 square feet, consisting of 912,739 square feet of office space and 168,951 square feet of office/flex space.  Of these totals, 408,717 square feet were for new leases and 672,973 square feet were for lease renewals and other tenant retention transactions.  

Highlights of the quarter's leasing transactions include:

NORTHERN NEW JERSEY:

    --  Bressler Amery & Ross, P.C., a law firm, signed transactions totaling
        70,674 square feet consisting of a renewal for 49,957 square feet and an
        expansion for 20,717 square feet at 325 Columbia Turnpike in Florham
        Park. The 168,144 square-foot office building is 89.9 percent leased.


CENTRAL NEW JERSEY:

    --  Corelab Partners, Inc., a provider of medical image assessment and
        cardiac safety services, signed transactions totaling 58,807 square feet
        at Princeton Overlook I, located at 100 Overlook Center in Princeton.
        The 149,600 square-foot office building is 100 percent leased.


    --  Birdsall Services Group, Inc., an engineering and environmental
        consulting group, signed a new lease for 28,763 square feet at 65
        Jackson Drive in Cranford. The 82,778 square-foot office building,
        located in Cranford Business Park, is 100 percent leased.


    --  Wells Fargo Advisors, LLC, a financial services firm, signed a new lease
        for 22,207 square feet at One River Centre, Building Two, in Middletown.
        The 120,360 square-foot office building is 100 percent leased.


    --  New Jersey Property-Liability Insurance Guaranty Association signed a
        renewal for 20,673 square feet at 222 Mount Airy Road in Basking Ridge.
        The 49,000 square-foot office building is 100 percent leased.


WESTCHESTER COUNTY, NEW YORK:

    --  The Food Bank for Westchester, Inc. signed a new lease for 36,688 square
        feet at 200 Clearbrook Road in Elmsford. The 94,000 square-foot
        office/flex building, located in Cross Westchester Executive Park, is
        99.8 percent leased.


    --  Traub Lieberman Straus & Shrewsberry LLP, a law firm, signed
        transactions totaling 28,007 square feet, representing an expansion of
        5,876 square feet and renewal of 22,131 square feet at 7 Skyline Drive
        in Hawthorne. The 109,000 square-foot office building, located in
        Mid-Westchester Executive Park, is 88.6 percent leased.


MANHATTAN, NEW YORK:

    --  Continental Casualty Company, a commercial insurer, signed a new lease
        for 81,296 square feet at 125 Broad Street in Manhattan. Mack-Cali's
        ownership interests of 524,476 square-feet in the building are 92.0
        percent leased.


    --  Also at 125 Broad Street, General Reinsurance Corporation, a reinsurance
        agency, signed a new lease for 56,106 square feet.


SUBURBAN PHILADELPHIA:

    --  Bayada Nurses, Inc., a provider of home health care services, signed
        transactions totaling 34,665 square feet, including a renewal for 26,465
        square feet and an expansion of 2,800 square feet at 101 Executive
        Drive, and a new lease for 5,400 square feet at 1 Executive Drive, in
        Moorestown. 101 Executive Drive is a 29,355 square-foot office/flex
        building that is 99.7 percent leased and 1 Executive Drive is a 20,570
        square-foot office/flex building that is 81.1 percent leased. Both
        buildings are located in Moorestown West Corporate Center.


    --  Regus Business Centre LLC, a global provider of innovative workplace
        solutions, signed a renewal for 30,121 square feet at 1055 Westlakes
        Drive in Berwyn. The 118,487 square-foot office building, located in
        Westlakes Office Park, is 88.1 percent leased.


    --  Allstate Insurance Company, signed a renewal for 25,497 square feet at
        224 Strawbridge Drive, located at Moorestown Corporate Center, in
        Moorestown. The 74,000 square-foot office building is 100 percent
        leased.


Included in the Company's Supplemental Operating and Financial Data for the second quarter 2011 are schedules highlighting the leasing statistics for both the Company's consolidated and joint venture properties.

The supplemental information is available on Mack-Cali's website, as follows:

http://www.mack-cali.com/file-uploads/2nd.quarter.sp.11.pdf

ADDITIONAL INFORMATION

The Company expressed comfort with net income and FFO per diluted share for the full year 2011, as follows:




                                                       Full Year

                                                       2011 Range

Net income available to common shareholders            $0.68 - $0.78

Add: Real estate-related depreciation and amortization 2.00

Funds from operations available to common shareholders $2.68 - $2.78







These estimates reflect 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.

An earnings conference call with management is scheduled for today, July 28, 2011 at 10:00 a.m. Eastern Time, which will be broadcast live via the Internet at:

http://phx.corporate-ir.net/phoenix.zhtml?p=irol-eventDetails&c=96021&eventID=4146210

The live conference call is also accessible by calling (719) 457-2651 and requesting the Mack-Cali conference call.

The conference call will be rebroadcast on Mack-Cali's website at http://www.mack-cali.com beginning at 2:00 p.m. Eastern Time on July 28, 2011 through August 4, 2011.

A replay of the call will also be accessible during the same time period by calling (719) 457-0820 and using the pass code 2488227.

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

Second Quarter 2011 Form 10-Q:

http://www.mack-cali.com/file-uploads/2nd.quarter.10q.11.pdf

Second Quarter 2011 Supplemental Operating and Financial Data:

http://www.mack-cali.com/file-uploads/2nd.quarter.sp.11.pdf

In addition, these items are available upon request from:
Mack-Cali Investor Relations Department
343 Thornall Street, Edison, New Jersey 08837-2206
(732) 590-1000 ext. 1143

INFORMATION ABOUT FFO

Funds from operations ("FFO") is defined as net income (loss) before minority interest of unitholders, computed in accordance with generally accepted accounting principles ("GAAP"), excluding gains (or losses) from extraordinary items and sales of depreciable rental property (which the Company believes includes unrealized losses on properties held for sale), 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 by excluding the effect of depreciation and gains (or losses) from sales of properties (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 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.

ABOUT THE COMPANY

Mack-Cali Realty Corporation is a fully integrated, self-administered, self-managed real estate investment trust (REIT) providing management, leasing, development, construction and other tenant-related services for its class A real estate portfolio. Mack-Cali owns or has interests in 278 properties, primarily office and office/flex buildings located in the Northeast, totaling approximately 32.4 million square feet.  The properties enable the Company to provide a full complement of real estate opportunities to its diverse base of over 2,000 tenants.

Additional information on Mack-Cali Realty Corporation is available on the Company's website at 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.

Statements made in this press release may be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended.  Forward-looking statements can be identified by the use of words such as "may," "will," "plan," "should," "expect," "anticipate," "estimate," "continue," or comparable terminology.  Such forward-looking statements are inherently subject to certain risks, trends and uncertainties, many of which the Company cannot predict with accuracy and some of which the Company might not even anticipate, and involve factors that may cause actual results to differ materially from those projected or suggested.  Readers are cautioned not to place undue reliance on these forward-looking statements and are advised to consider the factors listed above together with the additional factors under the heading "Disclosure Regarding Forward-Looking Statements" and "Risk Factors" in the Company's Annual Reports on Form 10-K, as may be supplemented or amended by the Company's Quarterly Reports on Form 10-Q, which are incorporated herein by reference.  The Company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.


Mack-Cali Realty Corporation

Consolidated Statements of Operations

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





                                        Quarter Ended       Six Months Ended

                                        June 30,            June 30,

Revenues                                2011      2010      2011      2010

Base rents                              $ 149,652 $ 149,692 $ 299,075 $ 302,385

Escalations and recoveries from tenants 24,026    25,837    51,610    51,956

Construction services                   2,826     22,357    6,625     33,219

Real estate services                    1,151     1,669     2,383     3,646

Other income                            3,452     3,230     7,744     6,162

Total revenues                          181,107   202,785   367,437   397,368



Expenses

Real estate taxes                       24,386    25,912    49,431    48,073

Utilities                               16,887    16,409    36,992    36,235

Operating services                      28,648    28,073    59,464    56,754

Direct construction costs               2,784     21,411    6,366     31,704

General and administrative              9,226     8,658     17,855    17,072

Depreciation and amortization           48,268    47,474    96,416    95,964

Total expenses                          130,199   147,937   266,524   285,802

Operating income                        50,908    54,848    100,913   111,566



Other (Expense) Income

Interest expense                        (31,363)  (37,335)  (62,702)  (76,406)

Interest and other investment income    10        18        20        39

Equity in earnings (loss) of
unconsolidated joint ventures           736       260       635       (262)

Total other (expense) income            (30,617)  (37,057)  (62,047)  (76,629)

Income from continuing operations       20,291    17,791    38,866    34,937

Discontinued Operations:

Income (loss) from discontinued
operations                              --        11        --        242

Realized gains (losses) and unrealized
losses on disposition of rental
property, net                           --        4,447     --        4,447

Total discontinued operations, net      --        4,458     --        4,689

Net income                              20,291    22,249    38,866    39,626

Noncontrolling interest in consolidated
joint ventures                          102       86        212       173

Noncontrolling interest in Operating
Partnership                             (2,560)   (2,475)   (5,016)   (4,897)

Noncontrolling interest in discontinued
operations                              --        (635)     --        (668)

Preferred stock dividends               (500)     (500)     (1,000)   (1,000)

Net income available to common
shareholders                            $ 17,333  $ 18,725  $ 33,062  $ 33,234



PER SHARE DATA:



Basic earnings per common share         $ 0.20    $ 0.24    $ 0.39    $ 0.42



Diluted earnings per common share       $ 0.20    $ 0.24    $ 0.39    $ 0.42



Basic weighted average shares
outstanding                             86,936    79,203    84,953    79,089



Diluted weighted average shares
outstanding                             99,887    92,489    97,963    92,482








Mack-Cali Realty Corporation

Statements of Funds from Operations

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





                                          Quarter Ended     Six Months Ended

                                          June 30,          June 30,

                                          2011     2010     2011      2010

Net income available to common
shareholders                              $ 17,333 $ 18,725 $ 33,062  $ 33,234

Add: Noncontrolling interest in Operating
Partnership                               2,560    2,475    5,016     4,897

Noncontrolling interest in discontinued
operations                                --       635      --        668

Real estate-related depreciation and
amortization on continuing operations (1) 49,238   48,373   98,353    97,844

Real estate-related depreciation and
amortization on discontinued operations   --       302      --        409

Deduct: Discontinued operations –
Realized (gains) losses and

unrealized losses on disposition of
rental property                           --       (4,447)  --        (4,447)



Funds from operations available to common
shareholders (2)                          $ 69,131 $ 66,063 $ 136,431 $ 132,605



Diluted weighted average shares/units
outstanding (3)                           99,887   92,489   97,963    92,482



Funds from operations per share/unit –
diluted                                   $ 0.69   $ 0.71   $ 1.39    $ 1.43



Dividends declared per common share       $ 0.45   $ 0.45   $ 0.90    $ 0.90



Dividend payout ratio:                    65.02%   63.00%   64.62%    62.77%

Funds from operations-diluted



Supplemental Information:

Non-incremental revenue generating
capital expenditures:

Building improvements                     $ 4,664  $ 2,127  $ 8,258   $ 4,113

Tenant improvements and leasing
commissions (4)                           $ 10,285 $ 10,584 $ 19,442  $ 18,552

Straight-line rent adjustments (5)        $ 2,572  $ 1,028  $ 4,794   $ 3,316

Amortization of (above)/below market
lease intangibles, net (6)                $ 348    $ 377    $ 557     $ 984



(1) Includes the Company's share from unconsolidated joint ventures of $1,083
and $1,242 for the quarter ended June 30, 2011 and 2010, respectively, and
$2,168 and $2,348 for the six months ended June 30, 2011 and 2010,
respectively.

(2) Funds from operations is calculated in accordance with the definition of
FFO of the National Association of Real Estate Investment Trusts (NAREIT)
definition. For further discussion, see "Information About FFO" in this
release.

(3) Calculated based on weighted average common shares outstanding, assuming
redemption of Operating Partnership common units into common shares (12,840 and
13,155 shares for the quarter ended June 30, 2011 and 2010, respectively, and
12,896 and 13,259 shares for the six months ended June 30, 2011 and 2010,
respectively), plus dilutive Common Stock Equivalents (i.e. stock options).

(4) Excludes expenditures for tenant spaces that haven't been owned for at
least a year or were vacant for more than a year.

(5) Includes the Company's share from unconsolidated joint ventures of $45 and
$12 for the quarter ended June 30, 2011 and 2010, respectively, and $109 and
$37 for the six months ended June 30, 2011 and 2010, respectively.

(6) Includes the Company's share from unconsolidated joint ventures of $0 and
$9 for the quarter ended June 30, 2011 and 2010, respectively, and $0 and $17
for the six months ended June 30, 2011 and 2010, respectively.








Mack-Cali Realty Corporation

Statements of Funds from Operations Per Diluted Share

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





                                               Quarter Ended Six Months Ended

                                               June 30,      June 30,

                                               2011   2010   2011   2010

Net income available to common shareholders    $ 0.20 $ 0.24 $ 0.39 $ 0.42

Add: Real estate-related depreciation and
amortization on

continuing operations (1)                      0.49   0.52   1.00   1.06

Deduct: Realized (gains) losses and unrealized
losses on

disposition of rental property                 --     (0.05) --     (0.05)



Funds from operations available to common
shareholders (2)                               $ 0.69 $ 0.71 $ 1.39 $ 1.43



Diluted weighted average shares/units
outstanding (3)                                99,887 92,489 97,963 92,482



(1) Includes the Company's share from unconsolidated joint ventures of $0.01
and $0.01 for the quarter ended June 30, 2011 and 2010, respectively, and
$0.02 and $0.03 for the six months ended June 30, 2011 and 2010,
respectively.

(2) Funds from operations is calculated in accordance with the definition of
FFO of the National Association of Real Estate Investment Trusts (NAREIT)
definition. For further discussion , see "Information About FFO" in this
release.

(3) Calculated based on weighted average common shares outstanding, assuming
redemption of Operating Partnership common units into common shares (12,840
and 13,155 shares for the quarter ended June 30, 2011 and 2010, respectively,
and 12,896 and 13,259 shares for the six months ended June 30, 2011 and 2010,
respectively), plus dilutive Common Stock Equivalents (i.e. stock options).








Mack-Cali Realty Corporation

Consolidated Balance Sheets

(in thousands, except share amounts) (unaudited)





                                                   June 30,    December 31,

                                                   2011        2010

Assets

Rental property

Land and leasehold interests                       $ 771,980   $ 771,960

Buildings and improvements                         3,982,156   3,970,177

Tenant improvements                                472,907     470,098

Furniture, fixtures and equipment                  4,260       4,485

                                                   5,231,303   5,216,720

Less-accumulated deprec. & amort.                  (1,329,421) (1,278,985)

Net investment in rental property                  3,901,882   3,937,735

Cash and cash equivalents                          18,094      21,851

Investments in unconsolidated joint ventures       32,673      34,220

Unbilled rents receivable, net                     130,999     126,917

Deferred charges and other assets, net             213,606     212,038

Restricted cash                                    20,387      17,310

Accounts receivable, net                           8,842       12,395



Total assets                                       $ 4,326,483 $ 4,362,466



Liabilities and Equity

Senior unsecured notes                             $ 1,118,859 $ 1,118,451

Revolving credit facility                          9,000       228,000

Mortgages, loans payable and other obligations     741,393     743,043

Dividends and distributions payable                45,436      42,176

Accounts payable, accrued expenses and other
liabilities                                        106,026     101,944

Rents received in advance and security deposits    55,550      57,877

Accrued interest payable                           27,744      27,038

Total liabilities                                  2,104,008   2,318,529

Commitments and contingencies



Equity:

Mack-Cali Realty Corporation stockholders' equity:

Preferred stock, $0.01 par value, 5,000,000 shares
authorized, 10,000

and 10,000 shares outstanding, at liquidation
preference                                         25,000      25,000

Common stock, $0.01 par value, 190,000,000 shares
authorized,

87,050,423 and 79,605,474 shares outstanding       871         796

Additional paid-in capital                         2,518,237   2,292,641

Dividends in excess of net earnings                (605,396)   (560,165)

Total Mack-Cali Realty Corporation stockholders'
equity                                             1,938,712   1,758,272



Noncontrolling interests in subsidiaries:

Operating Partnership                              281,529     283,219

Consolidated joint ventures                        2,234       2,446

Total noncontrolling interests in subsidiaries     283,763     285,665



Total equity                                       2,222,475   2,043,937



Total liabilities and equity                       $ 4,326,483 $ 4,362,466








Contact: Barry Lefkowitz             Ilene Jablonski

         Executive Vice President    Senior Director, Marketing

         and Chief Financial Officer and Public Relations

         (732) 590-1000              (732) 590-1000





SOURCE Mack-Cali Realty Corporation