Mack-Cali Realty Corporation Announces Fourth Quarter Results

EDISON, N.J., Feb. 11 /PRNewswire-FirstCall/ -- Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the fourth quarter 2009.

Recent highlights include:

    --  Reported funds from operations, excluding a non-cash item, of $0.78 per
        diluted share;
    --  Reported net income, excluding a non-cash item, of $0.19 per diluted
        share;
    --  Recognized a non-cash impairment charge of $0.18 per share;
    --  Reported funds from operations of $0.60 per diluted share and net income
        of $0.01 per diluted share after taking the non-cash impairment charge
        into effect; 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 December 31, 2009 amounted to $55.3 million, or $0.60 per share.  For the year ended December 31, 2009, FFO available to common shareholders equaled $274.8 million, or $3.11 per share.

Net income available to common shareholders for the fourth quarter 2009 equaled $1.0 million, or $0.01 per share. For the year ended December 31, 2009, net income available to common shareholders amounted to $52.6 million, or $0.71 per share.

Included in net income and FFO for the fourth quarter 2009 was a $16.6 million, or $0.18 per share, non-cash impairment charge. Included in net income and FFO for the year ended December 31, 2009 were non-cash impairment charges totaling $20.0 million, or $0.23 per share, partially offset by a non-cash gain resulting from the reduction of other obligations of $1.7 million, or $0.02 per share.

Excluding the net effect of these items results in net income for the fourth quarter 2009 of $15.1 million, or $0.19 per share, and FFO of $71.8 million, or $0.78 per share, and net income of $68.0 million, or $0.92 per share, and FFO of $293.1 million, or $3.32 per share, for the year ended December 31, 2009.

Total revenues for the fourth quarter 2009 were $194.9 million.  For the year ended December 31, 2009, total revenues amounted to $764.5 million.

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

The Company had 78,969,752 shares of common stock, 10,000 shares of 8 percent Series C cumulative redeemable perpetual preferred stock ($25,000 liquidation value per share), and 13,495,036 common operating partnership units outstanding as of December 31, 2009. The Company had a total of 92,464,788 common shares/common units outstanding at December 31, 2009.

As of December 31, 2009, the Company had total indebtedness of approximately $2.3 billion, with a weighted average annual interest rate of 6.61 percent. The Company had a debt-to-undepreciated assets ratio of 39.8 percent at December 31, 2009. The Company had an interest coverage ratio of 2.4 times for the quarter ended December 31, 2009.

On January 15, 2010, the Company refinanced its $150 million secured loan with The Prudential Insurance Company of America.  The new loan also includes VPCM, LLC, a wholly-owned subsidiary of the Virginia Retirement System, as co-lender. The mortgage loan, which is collateralized by seven properties, is for a 7-year term and carries an effective interest rate of 6.25 percent.

"We're pleased to end the year with a stabilized occupancy rate of 90.1 percentThis success is a testament to our commitment to the highest levels of service for our tenants in our premier properties. While we anticipate a period of continued economic uncertainty, we have positioned Mack-Cali well as the landlord of choice in the regions in which we operate and to be poised to take advantage of opportunities as they emerge," commented Mitchell E. Hersh, president and chief executive officer.

DIVIDENDS

In December, 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 fourth quarter 2009, which was paid on January 15, 2010 to shareholders of record as of January 6, 2010.

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 October 15, 2009 through January 14, 2010.  The dividend was paid on January 15, 2010 to shareholders of record as of January 6, 2010.

LEASING INFORMATION

Mack-Cali's consolidated in-service portfolio was 90.1 percent leased at December 31, 2009, as compared to 90.0 percent leased at September 30, 2009.  

For the quarter ended December 31, 2009, the Company executed 127 leases at its consolidated in-service portfolio totaling 901,468 square feet, consisting of 722,011 square feet of office space and 179,457 square feet of office/flex space. Of these totals, 307,882 square feet were for new leases and 593,586 square feet were for lease renewals and other tenant retention transactions.  

For the year ended December 31, 2009, the Company executed 492 leases totaling 3,191,762 square feet, consisting of 2,273,557 square feet of office space, 869,105 square feet of office/flex space, 39,800 square feet of industrial/warehouse space, and 9,300 square feet of retail space. Of these totals, 1,070,811 square feet were for new leases and 2,120,951 square feet were for lease renewals and other tenant retention transactions.

Highlights of the quarter's leasing transactions include:

NORTHERN NEW JERSEY:

    --  A&E Distribution, Inc., a subsidiary of retailer A&E Stores, Inc.,
        signed a five-year renewal for 63,400 square feet at Mack-Cali Airport,
        located at 200 Riser Road in Little Ferry. The 286,628 square-foot
        office building is 100 percent leased.
    --  Law Firm Budd Larner P.C. signed a 13-year, two-month renewal for 54,931
        square feet at Mack-Cali Short Hills, located at 150 JFK Parkway in
        Short Hills. The 247,476 square-foot office building is 100 percent
        leased.
    --  Subsidiaries of Interpublic Group, a marketing and communications firm,
        signed renewals until 2022 in Parsippany, as follows:
        o Torre Lazur Healthcare Group, Inc. renewed 61,945 square feet at 20
          Waterview Boulevard. The 225,550 square-foot office building in
          Waterview Corporate Center is 100 percent leased.
        o Integrated Communications Corp. renewed 43,101 square feet at Five
          Sylvan Way. The 151,383 square-foot office building in Mack-Cali
          Business Campus is 96.5 percent leased.
        o Pace LLC renewed 19,633 square feet at 35 Waterview Boulevard. The
          172,498 square-foot office building in Waterview Corporate Center is
          90.9 percent leased.


CENTRAL NEW JERSEY:

    --  Science Application International Corporation, a scientific, engineering
        and technology applications company, signed a three-year, three-month
        renewal for 22,781 square feet at One River Centre, Building Two, in Red
        Bank. The 120,360 square-foot office building is 100 percent leased.
    --  FirstEnergy Service Company, an energy conservation support services
        company, signed a five-year renewal for 17,497 square feet at One River
        Centre Building Three, in Red Bank. The 194,518 square-foot office
        building is 100 percent leased.


WESTCHESTER COUNTY, NEW YORK:

    --  Allstar Marketing Group LLC, a development, branding, marketing and
        distribution company, signed a new 10-year lease for 24,883 square feet
        at 2 Skyline Drive in Mid-Westchester Executive Park in Hawthorne. The
        30,000 square-foot office building is 82.9 percent leased.
    --  Law firm Goldberg Segalla LLP, signed a new, seven-year, three-month
        lease for 17,812 square feet at 11 Martine Avenue in Westchester
        Financial Center in White Plains. The 180,000 square-foot office
        building is 78.4 percent leased.
    --  New York Blood Center Inc. signed a 10-year renewal for 16,920 square
        feet at 525 Executive Boulevard in Cross Westchester Executive Park in
        Elmsford. The 61,700 square-foot office/flex building is 100 percent
        leased.


NEW YORK, NEW YORK:

    --  Patrolmen's Benevolent Association of the City of New York and Health
        and Welfare Fund of the Patrolmen's Benevolent Association of the City
        of New York signed a new 16-year, one month lease for 39,069 square feet
        at 125 Broad Street. Mack-Cali's ownership interests at the building
        total 524,476 square feet.


SUBURBAN PHILADELPHIA:

    --  The Township of Moorestown Police Department signed a new, 15,000
        square-foot lease for two years at 1245 North Church Street in
        Moorestown. The 52,810 square-foot office/flex building, located in
        Moorestown West Corporate Center, is 100 percent leased.


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

http://www.mack-cali.com/graphics/shareholders/pdfs/4th.quarter.sp.09.pdf

ADDITIONAL INFORMATION

The Company expressed comfort with net income and FFO per diluted share for the full year 2010, as follows:

    
    
    
                                                             Full Year
                                                             2010 Range
                                                             ----------
    Net income available to common shareholders             $0.38 - $0.58
    Add: Real estate-related depreciation and
     amortization                                                2.32
    -----------------------------------------                    ----
    Funds from operations available to common
     shareholders                                           $2.70 - $2.90
    =========================================               =============
    
    

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, February 11, 2010 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=2695906

The live conference call is also accessible by calling (913) 312-0408 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 February 11, 2010 through February 18, 2010.

A replay of the call will also be accessible during the same time period by calling (719) 457-0820 and using the pass code 4962767.

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

2009 Form 10-K:

http://www.mack-cali.com/graphics/shareholders/pdfs/10k.09.pdf

Fourth Quarter 2009 Supplemental Operating and Financial Data:

http://www.mack-cali.com/graphics/shareholders/pdfs/4th.quarter.sp.09.pdf

In addition, these items are available upon request from:

Mack-Cali Investor Relations Dept.

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 289 properties, primarily office and office/flex buildings located in the Northeast, totaling approximately 33.2 million square feet. The properties enable the Company to provide a full complement of real estate opportunities to its diverse base of approximately 2,100 tenants.

Additional information on Mack-Cali Realty Corporation is available on the Company's website at http://www.mack-cali.com.

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

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            Year Ended
                                       December 31,           December 31,
    Revenues                       2009        2008          2009       2008
    --------                       ----        ----          ----       ----
    Base rents                 $156,896    $149,399       $615,839   $593,898
    Escalations and recoveries 
     from tenants                25,999      27,625        103,887    109,690
    Construction services         5,444       4,346         21,910     40,680
    Real estate services          2,909       3,471          9,359     13,487
    Other income                  3,656       1,259         13,530     20,214
    ------------                  -----       -----         ------     ------
      Total revenues            194,904     186,100        764,525    777,969
      --------------            -------     -------        -------    -------
    
    Expenses
    --------
    Real estate taxes            23,476      16,479         93,998     88,001
    Utilities                    16,455      18,433         71,545     84,227
    Operating services           31,674      28,536        111,449    107,616
    Direct construction costs     4,976       3,562         20,323     37,649
    General and administrative    9,256      10,885         39,807     43,984
    Depreciation and 
     amortization                52,725      50,085        202,543    194,635
    Impairment charge on
     rental property             16,563          --         16,563         --
    ----------------             ------         ---         ------        ---
      Total expenses            155,125     127,980        556,228    556,112
      --------------            -------     -------        -------    -------
    Operating income             39,779      58,120        208,297    221,857
    
    Other (Expense) Income
    ----------------------
    Interest expense            (38,923)    (33,182)      (141,273)  (128,145)
    Interest and other
     investment income               20         270            571      1,385
    Equity in earnings (loss)
     of unconsolidated joint 
     ventures                       841     (39,219)        (5,560)   (39,752)
    Gain on reduction of
     other obligations               --       9,063          1,693      9,063
    Gain on sale of investment 
     in marketable securities        --          --             --        471
    -------------------------       ---         ---            ---        ---
    Total other (expense)
     income                     (38,062)    (63,068)      (144,569)  (156,978)
    --------------------        -------     -------       --------   --------
    Income from continuing
     operations                   1,717      (4,948)        63,728     64,879
    ----------------------        -----      ------         ------     ------
    Net income                    1,717      (4,948)        63,728     64,879
      Noncontrolling interest in
       consolidated joint 
       ventures                     (37)        378            943        664
      Noncontrolling interest in
       Operating Partnership       (174)        934        (10,103)   (11,817)
      Preferred stock dividends    (500)       (500)        (2,000)    (2,000)
      -------------------------    ----        ----         ------     ------
    Net income available to
     common shareholders         $1,006     $(4,136)       $52,568    $51,726
    =======================      ======     =======        =======    =======
    
    PER SHARE DATA:
    ---------------
    Basic earnings per common
     share                        $0.01      $(0.06)         $0.71      $0.79
    =========================     =====      ======          =====      =====
    
    
    Diluted earnings per common
     share                        $0.01      $(0.06)         $0.71      $0.79
    ===========================   =====      ======          =====      =====
    
    Basic weighted average 
     shares outstanding          78,561      65,640         74,318     65,489
    -- -------------------       ------      ------         ------     ------
    
    Diluted weighted average 
     shares outstanding          92,303      80,501         88,389     80,648
    ------------------------     ------      ------         ------     ------
    
    
    
    
                         Mack-Cali Realty Corporation
                      Statements of Funds from Operations
            (in thousands, except per share/unit amounts) (unaudited)
    
                                      Quarter Ended          Year Ended
                                       December 31,          December 31,
                                      2009     2008        2009       2008
                                      ----     ----        ----       ----
    Net income available to common
     shareholders                   $1,006  $(4,136)    $52,568    $51,726
    Add: Noncontrolling interest 
     in Operating Partnership          174     (934)     10,103     11,817
        Real estate-related
         depreciation and
         amortization on
         continuing operations (1)  54,086   55,955     212,163    215,556
         ---------------------      ------   ------     -------    -------
                                     
    Funds from operations
     available to common
     shareholders (2)              $55,266  $50,885    $274,834   $279,099
    =====================          =======  =======    ========   ========
    
    Diluted weighted average 
     shares/units outstanding (3)   92,303   80,501      88,389     80,648
    
    Funds from operations per 
     share/unit – diluted            $0.60    $0.63       $3.11      $3.46
    
    
    Dividends declared per
     common share                    $0.45    $0.64       $1.80      $2.56
    
    Dividend payout ratio:
     Funds from operations-
      diluted                        75.16%  101.25%      57.89%     73.97%
    
    Supplemental Information:
    Non-incremental revenue 
     generating capital expenditures:
      Building improvements         $5,004   $4,070     $10,885    $11,562
      Tenant improvements and 
       leasing commissions         $14,642  $12,479     $51,267    $50,557
    Straight-line rent
     adjustments (4)                $2,502   $3,061      $7,606     $8,305
    Amortization of (above)/below 
     market lease intangibles,
     net (5)                        $1,226   $2,081      $6,050     $8,069
    Impairment charge on rental  
     property                      $16,563       --     $16,563         --
    Gain on reduction of other 
     obligations                        --   $9,062      $1,693     $9,062
    Impairment charge included in 
     equity in earnings (loss)          --  $38,938      $4,010(6) $38,938
    
    
    (1)  Includes the Company's share from unconsolidated joint ventures of 
    $1,514 and $5,956 for the quarter ended December 31, 2009 and 2008, 
    respectively, and $10,294 and $21,250 for the year ended December 31, 
    2009 and 2008, 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 (13,605 shares and 14,826 shares for the quarter ended December 31,
    2009 and 2008, respectively, and 14,028 and 14,915 for the year ended 
    December 31, 2009 and 2008, respectively), plus dilutive Common Stock 
    Equivalents (i.e. stock options).
    (4)  Includes the Company's share from unconsolidated joint ventures of 
    $30 and $103 for the quarter for the quarter ended December 31, 2009 and 
    2008, respectively, and $285 and $1,003 for the year ended December 31, 
    2009 and 2008, respectively.
    (5)  Includes the Company's share from unconsolidated joint ventures of $7
    and $455 for the quarter ended December 31, 2009 and 2008, respectively, 
    and $582 and $1,695 for the year ended December 31, 2009 and 2008, 
    respectively.
    (6)  Noncontrolling interest in consolidated joint ventures share of loss 
    was $587.
    
    
    
                         Mack-Cali Realty Corporation
             Statements of Funds from Operations Per Diluted Share
                  and Funds from Operations Excluding Certain 
                        Non-Cash Items Per Diluted Share
        (amounts are per diluted share, except share count in thousands) 
                                  (unaudited)
    
    
                                       Quarter Ended        Year Ended
                                        December 31,        December 31,
                                       2009     2008       2009    2008
                                       ----     ----       ----    ----
    Net income available to
     common shareholders              $0.01   $(0.06)     $0.71   $0.79
    Add: Real estate-related
     depreciation and amortization
     on continuing operations (1)      0.59     0.70       2.40    2.67
    Deduct: Noncontrolling interest/
     rounding adjustment                 --    (0.01)        --      --
    -------------------------------     ---    -----        ---     ---
                                    
    Funds from operations available 
     to common shareholders (2)       $0.60    $0.63      $3.11   $3.46
    -------------------------------   -----    -----      -----   -----
    
    Add: Non-cash impairment charge 
          on rental property           0.18       --       0.19      --
         Non-cash impairment charges 
          from equity in earnings
          (loss) in unconsolidated
          joint ventures                 --     0.48       0.04    0.48
    Deduct: Non-cash gain from
     reduction of other obligations      --    (0.11)     (0.02)  (0.11)
    -------------------------------     ---    -----      -----   -----
                          
    FFO Excluding Items               $0.78    $1.00      $3.32   $3.83
    ===================               =====    =====      =====   =====
    
    Dividend payout ratio for FFO
     Excluding Items                  57.83%   63.80%     54.17%  66.82%
    
    Diluted weighted average
     shares/units outstanding (3)    92,303   80,501     88,389  80,648
    -------------------------        ------   ------     ------  ------
    
    (1)  Includes the Company's share from unconsolidated joint ventures of 
    $0.02 and $0.07 for the quarter ended December 31, 2009 and 2008, 
    respectively, and $0.12 and $0.26 for the year ended December 31, 2009 
    and 2008, 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 (13,605 shares and  14,826 shares for the quarter ended December 
    31, 2009 and 2008, respectively, and 14,028 and 14,915 for the year ended
    December 31, 2009 and 2008, respectively), plus dilutive Common Stock
    Equivalents (i.e. stock options).
    
    
    
    
    
                          Mack-Cali Realty Corporation
                          Consolidated Balance Sheets
                (in thousands, except share amounts) (unaudited)
    
    
                                                          December 31,
                                                     2009              2008
                                                     ----              ----
    Assets:
    Rental property
    
      Land and leasehold interests               $771,794          $731,086
      Buildings and improvements                3,948,509         3,792,186
      Tenant improvements                         456,547           431,616
    
      Furniture, fixtures and equipment             9,358             8,892
      ---------------------------------             -----             -----
                                                5,186,208         4,963,780
      Less-accumulated deprec. & amort.        (1,153,223)       (1,040,778)
      --------------------------------         ----------        ----------
      Net investment in rental property         4,032,985         3,923,002
    Cash and cash equivalents                     291,059            21,621
    Investments in unconsolidated joint 
     ventures                                      35,680           138,495
    Unbilled rents receivable, net                119,469           112,524
    Deferred charges and other assets, net        213,674           212,422
    Restricted cash                                20,681            12,719
    Accounts receivable, net                        8,089            23,139
    ------------------------                        -----            ------
    
    Total assets                               $4,721,637        $4,443,922
    ============                               ==========        ==========
    
    Liabilities and Equity:
    Senior unsecured notes                     $1,582,434        $1,533,349
    Revolving credit facility                          --           161,000
    Mortgages, loans payable and
     other obligations                            755,003           531,126
    Dividends and distributions payable            42,109            52,249
    Accounts payable, accrued
     expenses and other liabilities               106,878           119,451
    Rents received in advance and
     security deposits                             54,693            54,406
    Accrued interest payable                       37,330            32,978
    ------------------------                       ------            ------
      Total liabilities                         2,578,447         2,484,559
      -----------------                         ---------         ---------
    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, 78,969,752 and 66,419,055 
     shares outstanding                               789               664
    Additional paid-in capital                  2,275,716         1,905,386
    Dividends in excess of net earnings          (470,047)         (386,587)
    -----------------------------------          --------          --------
      Total Mack-Cali Realty
       Corporation stockholders' equity         1,831,458         1,544,463
      ---------------------------------         ---------         ---------
    
    Noncontrolling interests in subsidiaries:
      Operating Partnership                       308,703           414,114
      Consolidated joint ventures                   3,029               786
      ---------------------------                   -----               ---
    Total noncontrolling interests in
     subsidiaries                                 311,732           414,900
    ---------------------------------             -------           -------
    
    Total equity                                2,143,190         1,959,363
    
    Total liabilities and equity               $4,721,637        $4,443,922
    ============================               ==========        ==========
    



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