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 percent. This 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
Released February 11, 2010