ex991.htm

SECOND QUARTER 2009

Supplemental Operating and Financial Data

This Supplemental Operating and Financial Data is not an offer to sell or solicitation to buy any securities of the Company. Any offers to sell or solicitations of the Company 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 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 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.

INDEX

	PAGE(S)
I. COMPANY BACKGROUND
· About the Company / Other Corporate Data	5
· Board of Directors / Executive Officers	6
· Equity Research Coverage /Company Contact Information	7

II. FINANCIAL HIGHLIGHTS
· Quarterly Summary / Real Estate Transactions / Equity and Financing Transactions	9
· Dividends / Leasing	10 – 11
· Information About FFO	11
· Key Financial Data	12
· Same-Store Results and Analysis	13
· Unconsolidated Joint Ventures Summary	14 – 17
· Select Financial Ratios	18
· Debt Analysis:
· Debt Breakdown / Future Repayments	19
· Debt Maturities	20
· Debt Detail	21

III. FINANCIAL INFORMATION
· Consolidated Statements of Operations	23
· Consolidated Balance Sheets	24
· Consolidated Statement of Changes in Equity	25
· Statements of Funds from Operations	26
· Statements of Funds from Operations Per Diluted Share	27
· Reconciliation of Basic-to-Diluted Shares/Units	28

IV. VALUE CREATION PIPELINE
· Operating Property Acquisitions	30
· Properties Commencing Initial Operations / Rental Property Sales	31
· Summary of Construction Projects	32
· Summary of Land Parcels	33

V. PORTFOLIO/ LEASING STATISTICS
· Leasing Statistics	35 – 40
· Market Diversification (MSA’s)	41
· Industry Diversification (Top 30 Tenant Industries)	42
· Consolidated Portfolio Analyses:
Breakdown by:
(a) Number of Properties	43
(b) Square Footage	44
(c) Base Rental Revenue	45
(d) Percentage Leased	46
· Consolidated Property Listing (by Property Type)	47 – 56
· Significant Tenants (Top 50 Tenants)	57 – 58
· Schedules of Lease Expirations (by Property Type)	59 – 63

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS

The Company considers portions of this information 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,” “should,” “expect,” “anticipate,” “estimate,” “continue” or comparable terminology. Forward-looking statements are inherently subject to risks and uncertainties, many of which the Company cannot predict with accuracy and some of which the Company 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, including the impact of the general economic recession as it impacts the national and local economies, 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;

·	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 the Company’s 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 office, office/flex and industrial/warehouse properties;

·	changes in interest rate levels and volatility in the securities markets;

·	changes in operating costs;

·	the Company’s ability to obtain adequate insurance, including coverage for terrorist acts;

·	the availability of financing on attractive terms or at all, which may adversely impact the Company’s ability to pursue acquisition and development opportunities and refinancing 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 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, you are advised to consider the “Risk Factors” contained in the Company’s Annual Report on Form 10-K, as may be supplemented or amended in the Company’s Quarterly Reports on Form 10-Q, which are incorporated herein by reference. The Company assumes no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

I. COMPANY BACKGROUND

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

I. COMPANY BACKGROUND

About the Company

Mack-Cali Realty Corporation (NYSE: CLI) is one of the largest real estate investment trusts (REITs) in the United States with a total market capitalization of $4.2 billion at June 30, 2009. Mack-Cali has been involved in all aspects of commercial real estate development, management and ownership for over 50 years and has been a publicly-traded REIT since 1994. Mack-Cali owns or has interests in 295 properties, primarily class A office and office/flex buildings, totaling approximately 33.8 million square feet, serving as home to approximately 2,100 tenants. The properties are located primarily in suburban markets of the Northeast, many with adjacent, Company-controlled developable land sites able to accommodate up to 12.5 million square feet of additional commercial space.

History

Established over 50 years ago, in 1994 the New Jersey-based firm, Cali Realty, became a publicly-traded company listed on the New York Stock Exchange under the ticker symbol CLI. Through combinations with some of the top companies in the real estate industry—most notably New Jersey-based Mack Company and Westchester, New York-based Robert Martin Company—Mack-Cali has become one of the leading real estate companies in the country.

Strategy

Mack-Cali’s strategy is to be a significant real estate owner and operator in its core, high-barriers-to-entry markets, primarily in the Northeast.

Summary

(as of June 30, 2009)

Corporate Headquarters	Edison, New Jersey
Fiscal Year-End	12/31
Total Properties	295
Total Square Feet	33.8 million square feet
Geographic Diversity	Six states and the District of Columbia
New Jersey Presence	23.7 million square feet
Northeast Presence	33.8 million square feet
Common Shares and
Units Outstanding	92.4 million
Dividend-- Quarter/Annualized	$0.45/$1.80
Dividend Yield	7.9%
Total Market Capitalization	$4.2 billion
Senior Debt Rating	BBB (S&P and Fitch);
	Baa2 (Moody’s)

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Board of Directors

William L. Mack, Chairman of the Board
Martin S. Berger	David S. Mack
Alan S. Bernikow	Alan G. Philibosian
John R. Cali	Irvin D. Reid
Kenneth M. Duberstein	Vincent Tese
Nathan Gantcher	Roy J. Zuckerberg
Mitchell E. Hersh

Executive Officers

Mitchell E. Hersh, President and Chief Executive Officer

Barry Lefkowitz, Executive Vice President and Chief Financial Officer

Roger W. Thomas, Executive Vice President, General Counsel and Secretary

Michael A. Grossman, Executive Vice President

Mark Yeager, Executive Vice President

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Equity Research Coverage

Bank of America – Merrill Lynch James C. Feldman (212) 449-6339	ISI Group Steve Sakwa (212) 446-9462
Barclays Capital Ross Smotrich (212) 526-2306	Keefe, Bruyette & Woods, Inc. Sheila K. McGrath (212) 887-7793
BGB Securities, Inc. David Shapiro (703) 528-5782	KeyBanc Capital Markets Jordan Sadler (917) 368-2280
Citigroup Michael Bilerman (212) 816-1383	Macquarie Research Equities Nick Pirsos (212) 231-2457
Deutsche Bank North America John N. Perry (212) 250-4912	Morgan Stanley Paul Morgan (212) 761-8576
Goldman Sachs & Co. Jonathan Habermann (917) 343-4260	Stifel Nicolaus & Company, Inc. John W. Guinee, III (443) 224-1307
Green Street Advisors Michael Knott (949) 640-8780	UBS Investment Research Ross T. Nussbaum (212) 713-2484

Company Contact Information

Mack-Cali Realty Corporation
Investor Relations Department
343 Thornall Street
Edison, New Jersey 08837-2206
Phone: (732) 590-1000	Web: www.mack-cali.com
Fax: (732) 205-8237	E-mail: investorrelations@mack-cali.com

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

II. FINANCIAL HIGHLIGHTS

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

II. FINANCIAL HIGHLIGHTS

Quarterly Summary

The following is a summary of the Company’s recent activity:

Funds from operations (FFO) available to common shareholders for the quarter ended June 30, 2009 amounted to $76.5 million, or $0.87 per share, versus $75.2 million, or $0.93 per share, for the quarter ended June 30, 2008. For the six months ended June 30, 2009, FFO available to common shareholders equaled $144.6 million, or $1.71 per share, versus $146.1 million, or $1.81 per share, for the same period last year.

Net income available to common shareholders for the second quarter 2009 equaled $20.4 million, or $0.28 per share, versus $18.3 million, or $0.28 per share, for the same quarter last year. For the six months ended June 30, 2009, net income available to common shareholders amounted to $32.5 million, or $0.46 per share, versus $33.3 million, or $0.51 per share, for the same period last year.

Total revenues for the second quarter 2009 were $189.3 million as compared to $192.8 million for the same quarter last year. For the six months ended June 30, 2009, total revenues amounted to $376.0 million, compared to $387.5 million for the same period last year.

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

The Company had 78,334,220 shares of common stock, 10,000 shares of 8 percent Series C cumulative redeemable perpetual preferred stock ($25,000 liquidation value per share), and 14,024,755 common operating partnership units outstanding as of June 30, 2009. The Company had a total of 92,358,975 common shares/common units outstanding at June 30, 2009.

As of June 30, 2009, the Company had total indebtedness of approximately $2.1 billion, with a weighted average annual interest rate of 6.43 percent. The Company had a debt-to-undepreciated assets ratio of 37.3 percent at June 30, 2009. The Company had an interest coverage ratio of 3.3 times for the quarter ended June 30, 2009.

Real Estate Transactions

On April 29, 2009, the Company acquired the remaining interests in the Mack-Green-Gale LLC and 55 Corporate Partners, LLC joint ventures for $5 million. As a result, the Company owns 100 percent of Mack-Green-Gale and 55 Corporate. The Company now consolidates 11 office properties, aggregating approximately 1.5 million square feet, owned by Mack-Green-Gale, and a pre-leased 205,000 square foot build-to-suit office development project owned by 55 Corporate.

Equity And Financing Transactions

On May 6, 2009, the Company completed a public offering of 11,500,000 shares of common stock at a price per share of $25.00. Merrill Lynch & Co., Deutsche Bank Securities and J.P. Morgan acted as the joint book-running managers. BNY Mellon Capital Markets, LLC, Citi, Comerica Securities, PNC Capital Markets LLC, Scotia Capital, SunTrust Robinson Humphrey and Wachovia Securities acted as co-managers. The net proceeds to the Company from the offering after deducting underwriting commissions and discounts and offering expenses were approximately $275 million, which were used to repay borrowings under its unsecured revolving credit facility.

On June 30, 2009, the Company obtained $17.0 million in mortgage financing from Valley National Bank. The mortgage loan, which is collateralized by the Company’s office property in Woodbridge, New Jersey, is for a 25-year term and bears interest at an effective rate of 6.94 percent per annum through the end of the 10th year. The interest rate will be reset at the end of year 10 and year 20 at 225 basis points over the 10-year treasury yield 45 days prior to the reset dates, with a minimum rate of 6.875 percent.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Dividends

In June, 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 2009, which was paid on July 10, 2009 to shareholders of record as of July 6, 2009.

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

Leasing

Highlights of the quarter’s leasing transactions include:

Mack-Cali’s consolidated in-service portfolio was 90.6 percent leased at June 30, 2009, as compared to 90.7 percent at March 31, 2009.

For the quarter ended June 30, 2009, the Company executed 140 leases at its consolidated in-service portfolio totaling 825,605 square feet, consisting of 596,640 square feet of office space, 217,165 square feet of office/flex space, and 11,800 square feet of industrial/warehouse space. Of these totals, 365,898 square feet were for new leases and 459,707 square feet were for lease renewals and other tenant retention transactions.

Highlights of the quarter’s leasing transactions include:

NORTHERN NEW JERSEY:

-	Global Aerospace, Inc., the world’s leading aerospace insurer, signed a new, 12-year lease for 47,891 square feet at One Sylvan Way in the Mack-Cali Business Campus in Parsippany. The 150,557 square-foot office building is 31.8 percent leased.

-	Stantec Consulting Services, Inc., a provider of architectural and engineering services, renewed 13,122 square feet at 365 West Passaic Street in Rochelle Park for five years. The 212,578 square-foot office building is 96.6 percent leased.

-	Sela2, Inc., a global technology and services company for the healthcare industry, renewed 12,991 square feet at 201 Littleton Road in Morris Plains for three years. The 88,369 square-foot office building is 83.3 percent leased.

CENTRAL NEW JERSEY:

-	Fazio Mannuzza Roche Tankel LaPilusa LLC, an accounting, tax and business advisory services firm, signed a new, 11-year lease for 19,503 square feet at 20 Commerce Drive in Cranford. The 176,600 square-foot office building, located in Cranford Business Park, is 99.8 percent leased.

-	HQ Global Workplaces, LLC, a provider of full-service office rentals, signed a new, 11-year, six-month lease for 14,724 square feet at 103 Carnegie Center in Princeton. The 96,000 square-foot office building is 88.1 percent leased.

-	Thomson Reuters (Tax and Accounting), Inc., a provider of software applications for financial professionals, signed a new, five-year, three-month lease for 14,379 square feet at 343 Thornall Street in Edison. The 195,709 square-foot office building is 100 percent leased.

Community Behavioral Healthcare Network of Pennsylvania, Inc., a subsidiary of managed care provider AmeriHealth Mercy, signed a new, five-year, one-month lease for 18,302 square feet at 300 Horizon Center in Hamilton Township. The 69,780 square-foot office/flex building, located in Horizon Center Business Park, is 100 percent leased.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

WESTCHESTER COUNTY, NEW YORK:

Fabrication Enterprises, Inc., manufacturers and distributors of products for physical therapy, rehabilitation, home health and sports medicine, signed lease agreements totaling 57,517 square feet at two properties in Cross Westchester Executive Park in Elmsford. At 3 Westchester Plaza, transactions included a 10-year expansion of 16,300 square feet and a six-year, five month renewal of 20,500 square feet. Additionally, the tenant renewed 20,717 square feet at 250 Clearbrook Road for a term of six years, five months. 250 Clearbrook Road is a 155,000 square-foot office/flex building that is 97.3 percent leased and 3 Westchester Plaza is a 93,500 square-foot office/flex building that is 84.9 percent leased.

-	Quintiles, Inc., a pharmaceutical services organization, renewed 18,620 square feet for two years at 8 Skyline Drive in Hawthorne. The 50,000 square-foot office/flex building, located in Mid-Westchester Executive Park, is 98.7 percent leased.

-	Progressive Casualty Insurance Co., an insurance provider, renewed 17,900 square feet at 1 Executive Boulevard in Yonkers for a three-year, seven-month term. The 112,000 square-foot office building, located in South Westchester Executive Park, is 100 percent leased.

CONNECTICUT:

-	Visiting Nurse & Hospice Care of Southwestern CT, Inc., a home healthcare provider, signed a new 11-year lease for 12,898 square feet at 1266 E. Main Street in Stamford. The 179,260 square-foot office building is 82.8 percent leased.

MANHATTAN:

Herzfeld & Rubin P.C., a full-service global law firm specializing in all phases of litigation, signed a new 20-year, 10-month lease for 56,322 square feet at 125 Broad Street in Manhattan. Mack-Cali owns the condominium interests at 125 Broad Street totaling 524,476 square feet, or 39.6 percent, of the class A office tower, which is 99.7 percent leased.

SUBURBAN PHILADELPHIA:

-	Bank of America N.A., a financial institution, renewed 22,028 square feet for five years at 4 Sentry Park in Blue Bell.

-	Also at 4 Sentry Park, Anexinet Corp. and Virtus Partners LLC, information technology providers, signed a five-year, three-month lease for 12,971 square feet. The 63,930 square-foot office building is 78.8 percent leased.

-	JK Medequip Inc., specializing in management consulting services, signed a seven-year, three-month lease for 10,999 square feet at 5 Sentry Park East in Blue Bell. The 91,600 square-foot office building is 51.3 percent leased.

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 on page 27.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Key Financial Data

As of or for the three months ended

	6/30/09	3/31/09	12/31/08	9/30/08	6/30/08
Shares and Units:
Common Shares Outstanding	78,334,220	66,424,213	66,419,055	65,875,466	65,756,271
Common Units Outstanding (a)	14,024,755	14,435,743	14,437,731	14,856,139	14,931,138
Combined Shares and Units	92,358,975	80,859,956	80,856,786	80,731,605	80,687,409
Preferred Shares Outstanding	10,000	10,000	10,000	10,000	10,000
Weighted Average- Basic (b)	88,000,033	80,920,580	80,465,797	80,414,716	80,377,518
Weighted Average- Diluted (c)	88,000,033	80,920,580	80,500,825	80,617,243	80,585,378
Common Share Price ($’s):
At the end of the period	22.80	19.81	24.50	33.87	34.17
High during period	28.01	23.97	33.31	43.00	40.56
Low during period	18.32	13.73	13.16	31.00	33.67

Market Capitalization:
($’s in thousands, except ratios)
Market Value of Equity (d)	2,134,041	1,627,632	2,006,777	2,760,543	2,783,384
Total Debt	2,090,433	2,254,121	2,225,475	2,230,861	2,234,347
Total Market Capitalization	4,224,474	3,881,753	4,232,252	4,991,404	5,017,731
Total Debt/ Total Market Capitalization	49.48%	58.07%	52.58%	44.69%	44.53%

Financials:
($’s in thousands, except ratios and per share amounts)
Total Assets	4,535,045	4,409,128	4,443,922	4,492,890	4,541,287
Gross Book Value of Real Estate Assets	5,158,812	4,937,170	4,963,780	4,940,111	4,923,527
Total Liabilities	2,336,004	2,471,318	2,484,559	2,479,225	2,505,624
Total Equity	2,199,041	1,937,810	1,959,363	2,013,665	2,035,663
Total Revenues	189,338	186,666	186,100	204,363	192,793
Capitalized Interest	186	660	1,090	1,733	1,601
Scheduled Principal Payments	3,794	3,130	4,047	3,486	3,896
Interest Coverage Ratio	3.28	3.08	2.53	3.63	3.40
Fixed Charge Coverage Ratio	2.89	2.71	1.75	3.06	2.85
Net Income	24,625	14,597	(4,948)	28,053	23,021
Net Income Available to Common Shareholders	20,374	12,101	(4,136)	22,569	18,344
Earnings per Share—diluted	0.28	0.18	(0.06)	0.34	0.28
FFO per Share—diluted (e)	0.87	0.84	0.63	1.02	0.93
Dividends Declared per Share	0.45	0.45	0.64	0.64	0.64
FFO Payout Ratio—diluted (e)	51.78%	53.48%	101.25%	62.84%	68.55%

Portfolio Size:
Properties	295	294	293	294	294
Total Square Footage	33,750,420	33,751,011	33,501,011	33,733,011	33,733,011
Sq. Ft. Leased at End of Period (f) (g)	90.6%	90.7%	91.3%	91.8%	92.3%

(a)	Includes any outstanding preferred units presented on a converted basis into common units.

(b)	Calculated based on weighted average common shares outstanding, assuming redemption of operating partnership common units into common shares.

(c)	Calculated based on shares and units included in basic per share/unit computation, plus dilutive Common Stock Equivalents (i.e. convertible preferred units, options and warrants).

(d)	Includes any outstanding preferred units presented on a converted basis into common units and noncontrolling interests in consolidated joint ventures.

(e)	Funds from Operations (“FFO”) is calculated in accordance with the definition of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 11.

(f)	Percentage leased includes leases in effect as of the period end date, some of which have commencement dates in the future and leases that expire at the period end date.

(g)	Reflects square feet leased at the Company’s consolidated in-service portfolio, excluding in-service development properties in lease up (if any).

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Same Store Results and Analysis

(dollars in thousands)

	For the three months ended June 30,			%
	2009	2008	Change	Change

Total Property Revenues	$172,557	$177,205	$(4,648)	(2.6)

Real Estate Taxes	23,533	24,062	(529)	(2.2)
Utilities	15,614	19,660	(4,046)	(20.6)
Operating Services	24,825	24,504	321	1.3
Total Property Expenses:	63,972	68,226	(4,254)	(6.2)

GAAP Net Operating Income	108,585	108,979	(394)	(0.4)

Less: straight-lining of rents adj.	30	1,215	(1,185)	(97.5)

Net Operating Income	$108,555	$107,764	$ 791	0.7

Percentage Leased at Period End	90.3%	92.3%

Total Properties:	255

Total Square Footage:	29,245,361

	For the six months ended June 30,			%
	2009	2008	Change	Change

Total Property Revenues	$350,361	$353,757	$(3,396)	(1.0)

Real Estate Taxes	47,329	48,075	(746)	(1.6)
Utilities	36,491	41,088	(4,597)	(11.2)
Operating Services	51,581	48,383	3,198	6.6
Total Property Expenses:	135,401	137,546	(2,145)	(1.6)

GAAP Net Operating Income	214,960	216,211	(1,251)	(0.6)

Less: straight-lining of rents adj.	726	2,599	(1,873)	(72.1)

Net Operating Income	$214,234	$213,612	$ 622	0.3

Percentage Leased at Period End	90.3%	92.3%

Total Properties:	255

Total Square Footage:	29,245,361

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Unconsolidated Joint Ventures Summary

Breakdown of Unconsolidated Joint Ventures

Joint Venture Name		Property	Number of Buildings	Location	Percent Leased	Square Feet	Company’s Effective Ownership %
Office Properties:
Red Bank Corporate Plaza		Red Bank Corporate Plaza	1	Red Bank, NJ	100.0%	92,878	50.0%
Gramercy Portfolio		Bellemead Portfolio	6	New Jersey	66.2%	786,198	50.0%
Route 93 Ventures		Route 495 North Sub Market	7	Boston Suburbs, MA	24.6%	666,697	25.0%
Gale Kimball L.L.C.		100 Kimball Drive	1	Parsippany, NJ	100.0%	175,000	8.33%
12 Vreeland Realty L.L.C.		12 Vreeland Road	1	Florham Park, NJ	100.0%	139,750	50.0%
Gale Jefferson L.L.C.		One Jefferson Road (a)	1	Parsippany, NJ	0.0%	100,000	8.33%

Mixed-Use:
GE/Gale Funding L.L.C.		Princeton Forrestal Village	n/a	Princeton, NJ	94.1%	527,015	10.0%

Hotel:
Harborside South Pier		Hyatt Regency Jersey City on the Hudson	1	Jersey City, NJ	n/a	350 rooms	50.0%

Land:
Plaza VIII and IX Associates, L.L.C.		Vacant land/parking	n/a	Jersey City, NJ	n/a	n/a	50.0%
Red Bank Corporate Plaza II	Vacant Land		n/a	Red Bank, NJ	n/a	n/a	50.0%
Boston-Downtown Crossing	Downtown Crossing		1	Boston, MA	n/a	1,481,000	15.0%

(a)	The Company is developing a 100,000 square foot office building for the venture.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Unconsolidated Joint Venture Financial Information

The following is a summary of the financial position of the unconsolidated joint ventures in which the Company had investment interests as of June 30, 2009 and December 31, 2008 (dollars in thousands):

	June 30, 2009
	Plaza VIII & IX Associates		Ramland Realty		Harborside South Pier			Red Bank Corporate Plaza I & II		M-G-G/ Gramercy Agreement			Princeton Forrestal Village		Route 93 Portfolio		Gale Kimball		55 Corporate		12 Vreeland		Boston- Downtown Crossing		Gale Jefferson		Combined Total
Assets:
Rental property, net	$	9,867		--	$	61,074		$	25,038	$	71,178		$	39,573	$	57,323		--		--	$	14,738		--		--	$	278,791
Other assets		1,300		--		14,784			4,271		9,204			21,916		119	$	35		--		767	$	47,042	$	1,838		101,276
Total assets	$	11,167		--	$	75,858		$	29,309	$	80,382		$	61,489	$	57,442	$	35		--	$	15,505	$	47,042	$	1,838	$	380,067
Liabilities and Partners’/ members’ capital (deficit):
Mortgages, loans payable and other obligations		--		--	$	74,385		$	20,934	$	87,218		$	52,067	$	44,592		--		--	$	6,110		--		--	$	285,306
Other liabilities	$	530		--		3,865			54		2,493			3,564		814		--		--		--		--		--		11,320
Partners’/members’ capital (deficit)		10,637		--		(2,392	)		8,321		(9,329	)		5,858		12,036	$	35		--		9,395	$	47,042	$	1,838		83,441
Total liabilities and partners’/ members’ capital (deficit)	$	11,167		--	$	75,858		$	29,309	$	80,382		$	61,489	$	57,442	$	35		--	$	15,505	$	47,042	$	1,838	$	380,067
Company’s investment in unconsolidated joint ventures, net	$	5,241		--		--		$	3,948		--		$	1,270		--		--		--	$	8,634	$	13,137	$	777	$	33,007

	December 31, 2008
	Plaza VIII & IX Associates		Ramland Realty		Harborside South Pier		Red Bank Corporate Plaza I & II		M-G-G/ Gramercy Agreement		Princeton Forrestal Village		Route 93 Portfolio		Gale Kimball		55 Corporate		12 Vreeland		Boston- Downtown Crossing		Gale Jefferson		Combined Total
Assets:
Rental property, net	$	10,173		--	$	62,469	$	24,583	$	326,912	$	41,058	$	56,771		--		--	$	14,598		--		--	$	536,564
Other assets		1,008	$	20		34,654		4,301		45,391		21,680		495		--	$	17,896		789	$	46,743	$	1,838		174,815
Total assets	$	11,181	$	20	$	97,123	$	28,884	$	372,303	$	62,738	$	57,266		--	$	17,896	$	15,387	$	46,743	$	1,838	$	711,379
Liabilities and Partners’/ members’ capital (deficit):
Mortgages, loans payable and other obligations		--		--	$	74,852	$	20,416	$	276,752	$	52,800	$	43,541		--		--	$	7,170		--		--	$	475,531
Other liabilities	$	531		--		21,652		87		23,805		4,156		985		--		--		--		--		--		51,216
Partners’/members’ capital (deficit)		10,650	$	20		619		8,381		71,746		5,782		12,740		--	$	17,896		8,217	$	46,743	$	1,838		184,632
Total liabilities and partners’/ members’ capital (deficit)	$	11,181	$	20	$	97,123	$	28,884	$	372,303	$	62,738	$	57,266		--	$	17,896	$	15,387	$	46,743	$	1,838	$	711,379
Company’s investment in unconsolidated joint ventures, net	$	5,248		--	$	254	$	3,929	$	92,110	$	1,342	$	4,024		--	$	9,068	$	8,300	$	13,464	$	756	$	138,495

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Company had investment interests during the three months ended June 30, 2009 and 2008 (dollars in thousands):

Three Months Ended June 30, 2009
	Plaza								Red Bank				M-G-G/		Princeton														Boston-
	VIII & IX			Ramland		Harborside			Corporate			Gramercy			Forrestal			Route 93			Gale				55		12		Downtown			Gale		Combined
	Associates			Realty		South Pier			Plaza I & II			Agreement			Village			Portfolio			Kimball			Corporate		Vreeland			Crossing			Jefferson		Total
Total revenues	$	199			--	$	8,841		$	803		$	6,459		$	3,227		$	967			--			--	$	597			--			--	$	21,093
Operating and other expenses		(52	)		--		(5,830	)		(209	)		(2,792	)		(1,444	)		(863	)	$	(29	)		--		(16	)	$	(7,738	)		--		(18,973	)
Depreciation and amortization		(153	)		--		(1,087	)		(149	)		(2,421	)		(1,326	)		(456	)		--			--		(127	)		--			--		(5,719	)
Interest expense		--			--		(1,161	)		(89	)		(1,632	)		(450	)		(305	)		--			--		(113	)		--			--		(3,750	)

Net income	$	(6	)		--	$	763		$	356		$	(386	)	$	7		$	(657	)	$	(29	)		--	$	341		$	(7,738	)		--	$	(7,349	)
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	(3	)		--	$	750		$	178		$	(202	)	$	(88	)		--		$	23			--	$	170		$	(2,750	)		--	$	(1,922	)

	Three Months Ended June 30, 2008
	Plaza									Red Bank				M-G-G/		Princeton														Boston-
	VIII & IX			Ramland			Harborside			Corporate			Gramercy			Forrestal			Route 93			Gale				55		12		Downtown		Gale		Combined
	Associates			Realty			South Pier			Plaza I & II			Agreement			Village			Portfolio			Kimball			Corporate		Vreeland			Crossing		Jefferson		Total
Total revenues	$	233		$	456		$	12,474		$	821		$	12,504		$	3,355		$	657		$	410			--	$	595		$	4		--	$	31,509
Operating and other expenses		(49	)		(283	)		(6,825	)		(214	)		(5,120	)		(1,509	)		(799	)		(132	)		--		(19	)		--		--		(14,950	)
Depreciation and amortization		(154	)		(63	)		(1,459	)		(148	)		(4,703	)		(988	)		(398	)		(81	)		--		(127	)		--		--		(8,121	)
Interest expense		--			(210	)		(1,178	)		(191	)		(4,274	)		(831	)		(607	)		(182	)		--		(144	)		--		--		(7,617	)

Net income	$	30		$	(100	)	$	3,012		$	268		$	(1,593	)	$	27		$	(1,147	)	$	15			--	$	305		$	4		--	$	821
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	15			--		$	1,556		$	134		$	(1,040	)	$	28		$	(325	)	$	363			--	$	152		$	1		--	$	884

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Company had investment interests during the six months ended June 30, 2009 and 2008 (dollars in thousands):

Six Months Ended June 30, 2009
	Plaza								Red Bank				M-G-G/		Princeton													Boston-
	VIII & IX			Ramland		Harborside			Corporate			Gramercy			Forrestal			Route 93			Gale			55		12		Downtown			Gale		Combined
	Associates			Realty		South Pier			Plaza I & II			Agreement			Village			Portfolio			Kimball		Corporate		Vreeland			Crossing			Jefferson		Total
Total revenues	$	387			--	$	15,668		$	1,613		$	19,638		$	6,406		$	1,687		$	35		--	$	1,192			--			--	$	46,626
Operating and other expenses		(94	)		--		(10,809	)		(458	)		(8,128	)		(3,173	)		(1,971	)		--		--		(35	)	$	(8,858	)		--		(33,526	)
Depreciation and amortization		(306	)		--		(2,085	)		(297	)		(7,255	)		(2,232	)		(909	)		--		--		(255	)		--			--		(13,339	)
Interest expense		--			--		(2,305	)		(172	)		(5,276	)		(925	)		(611	)		--		--		(234	)		--			--		(9,523	)

Net income	$	(13	)		--	$	469		$	686		$	(1,021	)	$	76		$	(1,804	)	$	35		--	$	668		$	(8,858	)		--	$	(9,762	)
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	(7	)		--	$	1,496		$	343		$	(915	)	$	(72	)	$	(4,354	)	$	42		--	$	334		$	(3,903	)		--	$	(7,036	)

	Six Months Ended June 30, 2008
	Plaza									Red Bank				M-G-G/		Princeton														Boston-
	VIII & IX			Ramland			Harborside			Corporate			Gramercy			Forrestal			Route 93			Gale				55		12		Downtown		Gale		Combined
	Associates			Realty			South Pier			Plaza I & II			Agreement			Village			Portfolio			Kimball			Corporate		Vreeland			Crossing		Jefferson		Total
Total revenues	$	536		$	944		$	21,347		$	1,603		$	24,829		$	6,143		$	1,327		$	805			--	$	992		$	50		--	$	58,576
Operating and other expenses		(97	)		(597	)		(12,444	)		(386	)		(10,273	)		(2,992	)		(1,699	)		(242	)		--		(42	)		--		--		(28,772	)
Depreciation and amortization		(308	)		(244	)		(2,928	)		(296	)		(9,454	)		(1,754	)		(791	)		(167	)		--		(255	)		--		--		(16,197	)
Interest expense		--			(411	)		(2,361	)		(415	)		(8,935	)		(1,804	)		(1,351	)		(334	)		--		(244	)		--		--		(15,855	)

Net income	$	131		$	(308	)	$	3,614		$	506		$	(3,833	)	$	(407	)	$	(2,514	)	$	62			--	$	451		$	50		--	$	(2,248	)
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	65			--		$	1,841		$	252		$	(2,612	)	$	(79	)	$	(363	)	$	389			--	$	225		$	18		--	$	(264	)

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Select Financial Ratios

Ratios Computed For Industry	June 30,
Comparisons:	2009	2008
Financial Position Ratios:
Total Debt/ Total Book Capitalization (Book value) (%)	46.10%	49.20%

Total Debt/ Total Market Capitalization (Market value) (%)	49.56%	44.53%

Total Debt/ Total Undepreciated Assets (%)	37.27%	40.57%

Secured Debt/ Total Undepreciated Assets (%)	13.49%	5.22%





	Three Months Ended June 30,		Six Months Ended June 30,
	2009	2008	2009	2008
Operational Ratios:
Interest Coverage (Funds from Operations+Interest Expense)/Interest Expense (x)	3.28	3.40	3.18	3.29

Debt Service Coverage (Funds from Operations + Interest Expense)/(Interest Expense + Principal Amort.) (x)	2.95	3.02	2.88	2.94

Fixed Charge Coverage (Funds from Operations + Interest Expense)/(Interest Expense + Capitalized Interest+Pref. Div. +Prin. Amort.+Ground Lease Payments)(x)	2.89	2.85	2.80	2.77

FFO Payout (Dividends Declared/Funds from Operations) (%)	51.78%	68.55%	52.59%	70.57%

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Debt Analysis

(as of June 30, 2009)

Debt Breakdown

(dollars in thousands)

	Balance	% of Total	Weighted Average Interest Rate	Weighted Average Maturity in Years
Fixed Rate Unsecured Notes and Other Obligations	$1,334,075	63.82%	6.07%	3.57
Fixed Rate Secured Debt	756,358	36.18%	7.08%	6.48
Totals/Weighted Average:	$2,090,433	100.00%	6.43%	4.62

Future Repayments

(dollars in thousands)

Period	Scheduled Amortization	Principal Maturities	Total	Weighted Average Interest Rate of Future Repayments (a)
July 1 – December 31, 2009	$ 3,599	--	$ 3,599	7.61%
2010	8,155	$334,500	342,655	5.31%
2011	9,217	300,000	309,217	7.92%
2012	9,968	210,148	220,116	6.21%
2013	9,515	145,223	154,738	5.37%
Thereafter	48,913	1,046,639	1,095,552	6.71%
Sub-total	89,367	2,036,510	2,125,877
Adjustment for unamortized debt discount/premium and mark to market, net, as of June 30, 2009	(35,444)	--	(35,444)
Totals/Weighted Average:	$ 53,923	$2,036,510	$2,090,433	6.43%

(a)	No variable rate borrowings were outstanding as of June 30, 2009.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Debt Maturities

(dollars in thousands)

	July 1 – December 31, 2009		2010	2011	2012	2013	2014	2015	2016	2018	2019	2020 and Beyond	TOTALS
Secured Debt:
Prudential Portfolio			$150,000										$150,000
105 Challenger			19,500										19,500
2200 Renaissance Boulevard					$15,234								15,234
Soundview Plaza						$14,889							14,889
9200 Edmonston Road						4,229							4,229
6305 Ivy Lane							$5,726						5,726
6301 Ivy Lane							5,320						5,320
35 Waterview							18,185						18,185
6 Becker, 85 Livingston, 75 Livingston, & 20 Waterview							65,035						65,035
4 Sylvan Way							14,575						14,575
10 Independence							16,924						16,924
395 West Passaic							9,492						9,492
4 Becker									$40,322				40,322
5 Becker									14,535				14,535
210 Clay									14,267				14,267
51 Imclone									3,847				3,847
23 Main Street										$26,566			26,566
Harborside Plaza 5										204,970			204,970
100 Walnut Avenue											$17,281		17,281
One River Center											39,586		39,586
581 Main Street												$ 8	8
Total Secured Debt:		--	$169,500	--	$15,234	$19,118	$135,257	--	$72,971	$231,536	$56,867	$ 8	$700,491

Unsecured Debt:
Unsecured credit facility				--									--
5.050% unsecured notes due 4/10			$150,000										$150,000
7.835% unsecured notes due 12/10			15,000										15,000
7.750% unsecured notes due 2/11				$300,000									300,000
5.250% unsecured notes due 1/12					$100,000								100,000
6.150% unsecured notes due 12/12					94,914								94,914
5.820% unsecured notes due 3/13						$26,105							26,105
4.600% unsecured notes due 6/13						100,000							100,000
5.125% unsecured notes due 2/14							$200,000						200,000
5.125% unsecured notes due 1/15								$150,000					150,000
5.80% unsecured notes due 1/16									$200,000				200,000
Total Unsecured Debt:		--	$165,000	$300,000	$194,914	$126,105	$200,000	$150,000	$200,000	--	--	--	$1,336,019

Total Debt:		--	$334,500	$300,000	$210,148	$145,223	$335,257	$150,000	$272,971	$231,536	$56,867	$ 8	$2,036,510

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Debt Detail

(dollars in thousands)

		Effective	Principal Balance at
Property Name	Lender	Interest Rate	June 30, 2009	December 31, 2008	Date of Maturity
Senior Unsecured Notes: (a)
7.250%, Senior Unsecured Notes	public debt	7.486%	--	$199,689	03/15/09
5.050%, Senior Unsecured Notes	public debt	5.265%	$149,957	149,929	04/15/10
7.835%, Senior Unsecured Notes	public debt	7.950%	15,000	15,000	12/15/10
7.750%, Senior Unsecured Notes	public debt	7.930%	299,727	299,641	02/15/11
5.250%, Senior Unsecured Notes	public debt	5.457%	99,501	99,404	01/15/12
6.150%, Senior Unsecured Notes	public debt	6.894%	93,209	92,963	12/15/12
5.820%, Senior Unsecured Notes	public debt	6.448%	25,696	25,641	03/15/13
4.600%, Senior Unsecured Notes	public debt	4.742%	99,887	99,872	06/15/13
5.125%, Senior Unsecured Notes	public debt	5.110%	201,109	201,229	02/15/14
5.125%, Senior Unsecured Notes	public debt	5.297%	149,487	149,441	01/15/15
5.800%, Senior Unsecured Notes	public debt	5.806%	200,502	200,540	01/15/16
Total Senior Unsecured Notes:			$1,334,075	$1,533,349

Revolving Credit Facilities:

Unsecured Facility (b)	23 Lenders	LIBOR +0.550%	--	$161,000	6/22/11
Total Revolving Credit Facilities:			--	$161,000

Property Mortgages: (c)

Assumed Obligations	n/a	4.960%	--		$ 5,090	n/a
Various (d)	Prudential Insurance Co.	4.841%	$150,000		150,000	01/15/10
105 Challenger Road	Archon Financial CMBS	6.235%	19,298		19,188	06/06/10
2200 Renaissance Boulevard	Wachovia CMBS	5.888%	16,834		17,043	12/01/12
Soundview Plaza	Morgan Stanley CMBS	6.015%	16,865		17,109	01/01/13
9200 Edmonston Road	Principal Commercial Funding, L.L.C.	5.534%	4,880		4,955	05/01/13
6305 Ivy Lane	John Hancock Life Ins. Co.	5.525%	6,799		6,901	01/01/14
395 West Passaic	State Farm Life Ins. Co.	6.004%	11,958		12,176	05/01/14
6301 Ivy Lane	John Hancock Life Ins. Co.	5.520%	6,390		6,480	07/01/14
35 Waterview	Wachovia CMBS	6.348%	19,741		19,868	08/11/14
6 Becker, 85 Livingston, 75 Livingston & 20 Waterview	Wachovia CMBS	10.220%	60,032		--	08/11/14
4 Sylvan	Wachovia CMBS	10.190%	14,339		--	08/11/14
10 Independence	Wachovia CMBS	12.440%	15,217		--	08/11/14
4 Becker	Wachovia CMBS	9.550%	35,901		--	05/11/16
5 Becker	Wachovia CMBS	12.830%	10,889		--	05/11/16
210 Clay	Wachovia CMBS	13.420%	10,988		--	05/11/16
51 Imclone	Wachovia CMBS	8.390%	3,902		--	05/11/16
23 Main Street	JPMorgan CMBS	5.587%	32,282		32,521	09/01/18
Harborside Plaza 5	The Northwestern Mutual Life Insurance Co. & New York Life Insurance Co.	6.842%	238,543		239,795	11/01/18
100 Walnut Avenue	Guardian Life Ins. Co.	7.311%	19,600		--	02/01/19
One River Center	Guardian Life Ins. Co.	7.311%	44,900		--	02/01/19
581 Main Street	Valley National Bank	6.935% (e)		17,000	--	07/01/34
Total Mortgages, Loans Payable and Other Obligations:			$756,358		$531,126
Total Debt:			$2,090,433		$2,225,475

(a)	Interest rate for unsecured notes reflects effective rate of debt, including cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount on the notes, as applicable.

(b)	Total borrowing capacity under this facility is $775 million.

(c)	Effective interest rate for mortgages, loans payable and other obligations reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs and other transaction costs, as applicable.

(d)	Mortgage is collateralized by seven properties.

(e)	The coupon interest rate will be reset at the end of year 10 and year 20 at 225 basis points over the 10-year treasury yield 45 days prior to the reset dates with a minimum rate of 6.875 percent.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

III. FINANCIAL INFORMATION

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

III. FINANCIAL INFORMATION

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Statements of Operations

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

	Three Months Ended						Six Months Ended
	June 30,						June 30,
Revenues	2009			2008			2009			2008
Base rents	$	154,085		$	148,087		$	303,411		$	296,690
Escalations and recoveries from tenants		24,944			26,586			52,893			52,310
Construction services		4,794			11,305			8,705			24,066
Real estate services		2,116			3,227			4,642			6,669
Other income		3,399			3,588			6,353			7,771
Total revenues		189,338			192,793			376,004			387,506

Expenses
Real estate taxes		23,494			24,125			46,965			48,161
Utilities		16,091			19,660			36,968			41,088
Operating services		26,915			27,152			54,857			53,125
Direct construction costs		4,296			10,329			8,010			22,983
General and administrative		10,651			11,237			20,733			22,332
Depreciation and amortization		49,716			47,586			97,988			95,308
Total expenses		131,163			140,089			265,521			282,997
Operating income		58,175			52,704			110,483			104,509

Other (Expense) Income
Interest expense		(33,508	)		(31,340	)		(66,302	)		(63,800	)
Interest and other investment income		187			302			384			858
Equity in earnings (loss) of unconsolidated joint ventures		(1,922	)		884			(7,036	)		(264	)
Gain on reduction of other obligations		1,693			--			1,693			--
Gain on sale of investment of securities		--			471			--			471
Total other (expense) income		(33,550	)		(29,683	)		(71,261	)		(62,735	)
Income from continuing operations		24,625			23,021			39,222			41,774
Net income		24,625			23,021			39,222			41,774
Noncontrolling interest in consolidated joint ventures		135			16			767			139
Noncontrolling interest in Operating Partnership		(3,886	)		(4,193	)		(6,514	)		(7,620	)
Preferred stock dividends		(500	)		(500	)		(1,000	)		(1,000	)
Net income available to common shareholders	$	20,374		$	18,344		$	32,475		$	33,293

Basic earnings per common share:
Income from continuing operations	$	0.28		$	0.28		$	0.46		$	0.51
Net income available to common shareholders	$	0.28		$	0.28		$	0.46		$	0.51

Diluted earnings per common share:
Income from continuing operations	$	0.28		$	0.28		$	0.46		$	0.51
Net income available to common shareholders	$	0.28		$	0.28		$	0.46		$	0.51

Dividends declared per common share	$	0.45		$	0.64		$	0.90		$	1.28

Basic weighted average shares outstanding		73,903			65,423			70,214			65,397

Diluted weighted average shares outstanding		88,000			80,585			84,480			80,547

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Balance Sheets

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

	June 30,			December 31,
Assets	2009			2008
Rental property
Land and leasehold interests	$	774,126		$	731,086
Buildings and improvements		3,949,325			3,792,186
Tenant improvements		426,003			431,616
Furniture, fixtures and equipment		9,358			8,892
		5,158,812			4,963,780
Less – accumulated depreciation and amortization		(1,073,490	)		(1,040,778	)
Net investment in rental property		4,085,322			3,923,002
Cash and cash equivalents		33,203			21,621
Investments in unconsolidated joint ventures		33,007			138,495
Unbilled rents receivable, net		115,319			112,524
Deferred charges and other assets, net		238,035			212,422
Restricted cash		20,785			12,719
Accounts receivable, net of allowance for doubtful accounts
of $4,084 and $2,319		9,374			23,139

Total assets	$	4,535,045		$	4,443,922

Liabilities and Equity
Senior unsecured notes	$	1,334,075		$	1,533,349
Revolving credit facility		--			161,000
Mortgages, loans payable and other obligations		756,358			531,126
Dividends and distributions payable		42,062			52,249
Accounts payable, accrued expenses and other liabilities		116,436			119,451
Rents received in advance and security deposits		56,460			54,406
Accrued interest payable		30,613			32,978
Total liabilities		2,336,004			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,
78,334,220 and 66,419,055 shares outstanding		783			664
Additional paid-in capital		2,259,621			1,905,386
Dividends in excess of net earnings		(419,254	)		(386,587	)
Total Mack-Cali Realty Corporation stockholders’ equity		1,866,150			1,544,463

Noncontrolling interests in subsidiaries:
Operating Partnership		329,635			414,114
Consolidated joint ventures		3,256			786
Total noncontrolling interests in subsidiaries		332,891			414,900

Total equity		2,199,041			1,959,363

Total liabilities and equity	$	4,535,045		$	4,443,922

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Statement of Changes in Equity

For the six months ended June 30, 2009

(in thousands) (unaudited)


					Additional	Dividends in	Noncontrolling
	Preferred Stock		Common Stock		Paid-In	Excess of	Interests	Total
	Shares	Amount	Shares	Par Value	Capital	Net Earnings	in Subsidiaries	Equity
Balance at January 1, 2009	10	$25,000	66,419	$664	$1,905,386	$(386,587)	$414,900	$1,959,363
Net income	--	--	--	--	--	33,475	5,747	39,222
Preferred stock dividends	--	--	--	--	--	(1,000)	--	(1,000)
Common stock dividends	--	--	--	--	--	(65,142)	--	(65,142)
Common unit distributions	--	--	--	--	--	--	(12,807)	(12,807)
Common Stock offering	--	--	11,500	115	274,711	--	--	274,826
Issuance of noncontrolling
interests	--	--	--	--	--	--	3,237	3,237
Redemption of common units
for common stock	--	--	413	4	11,729	--	(11,733)	--
Shares issued under Dividend
Reinvestment and Stock
Purchase Plan	--	--	5	--	108	--	--	108
Directors Deferred comp. plan	--	--	--	--	200	--	--	200
Stock Compensation	--	--	--	--	1,183	--	--	1,183
Cancellation of
Restricted stock	--	--	(3)	--	(149)	--	--	(149)
FASB No. 160 adj. to
ownership percent between
parent and subsidiary	--	--	--	--	66,453	--	(66,453)	--
Balance at June 30, 2009	10	$25,000	78,334	$783	$2,259,621	$(419,254)	$332,891	$2,199,041

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Statements of Funds from Operations

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

	Three Months Ended June 30,		Six Months Ended June 30,
	2009	2008	2009	2008
Net income available to common shareholders	$ 20,374	$ 18,344	$ 32,475	$ 33,293
Add: Noncontrolling interest in Operating Partnership	3,886	4,193	6,514	7,620
Real estate-related depreciation and amortization on continuing operations (a)	52,216	52,697	105,578	105,195
Funds from operations available to common shareholders (b)	$ 76,476	$ 75,234	$144,567	$146,108

Diluted weighted average shares/units outstanding (c)	88,000	80,585	84,480	80,547

Funds from operations per share/unit – diluted	$ 0.87	$ 0.93	$ 1.71	$ 1.81

Dividend declared per common share	$ 0.45	$ 0.64	$ 0.90	$ 1.28

Dividend payout ratios:
Funds from operations-diluted	51.78%	68.55%	52.59%	70.57%

Supplemental Information:
Non-incremental revenue generating capital expenditures:
Building improvements	$ 2,005	$ 1,792	$ 3,614	$ 4,850
Tenant improvements and leasing commissions	$ 8,098	$15,970	$ 16,123	$ 28,132
Straight-line rent adjustments (d)	$ 1,888	$ 1,584	$ 3,275	$ 3,285
Amortization of (above)/below market lease intangibles, net (e)	$ 1,545	$ 2,009	$ 3,654	$ 3,984
Impairment charge included in equity in earnings (loss)	--	--	$ 4,010 (f)		--

(a) Includes the Company’s share from unconsolidated joint ventures of $2,605 and $5,166 for the three months ended June 30, 2009 and 2008, respectively and $7,776 and $10,050 for the six months ended June 30, 2009 and 2008, 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” on page 11.

(c) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (14,097 shares and 14,955 shares for the three months ended June 30, 2009 and 2008, respectively and 14,266 and 14,970 for the six months ended June 30, 2009 and 2008, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 28.

(d) Includes the Company’s share from unconsolidated joint ventures of $64 and $369 for the three months ended June 30, 2009 and 2008, respectively and $223 and $686 for the six months ended June 30, 2009 and 2008, respectively.

(e) Includes the Company’s share from unconsolidated joint ventures of $135 and $417 for three months ended June 30, 2009 and 2008, respectively and $574 and $831 for the six months ended June 30, 2009 and 2008, respectively.

(f) Noncontrolling interest in consolidated joint ventures share of loss was $587.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Statements of Funds from Operations Per Diluted Share

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

	Three Months Ended June 30,		Six Months Ended June 30,
	2009	2008	2009	2008
Net income (loss) available to common shareholders	$ 0.28	$0.28	$0.46	$0.51
Add: Real estate-related depreciation and amortization on continuing operations (a)	0.59	0.65	1.25	1.31
Deduct: Noncontrolling interest/rounding adjustment	--	--	--	(0.01)
Funds from operations available to common shareholders (b)	$ 0.87	$0.93	$1.71	$1.81
Dividend payout ratio for FFO	51.78%	68.55%	52.59%	70.57%
Diluted weighted average shares/units outstanding (c)	88,000	80,585	84,480	80,547

(a) Includes the Company’s share from unconsolidated joint ventures of $0.03 and $0.06 for the three months ended June 30, 2009 and 2008, respectively and $0.09 and $0.12 for the six months ended June 30, 2009 and 2008, 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” on page 11.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Reconciliation of Basic-to-Diluted Shares/Units

(in thousands)

The following schedule reconciles the Company’s basic weighted average shares outstanding to basic and diluted weighted average shares/units outstanding for the purpose of calculating FFO per share:

	Three Months Ended June 30,		Six Months Ended June 30,
	2009	2008	2009	2008
Basic weighted average shares outstanding:	73,903	65,423	70,214	65,397
Add: Weighted average common units	14,097	14,955	14,266	14,970
Basic weighted average shares/units:	88,000	80,378	84,480	80,367
Add: Stock options	--	110	--	95
Restricted Stock Awards	--	97	--	85
Diluted weighted average shares/units outstanding:	88,000	80,585	84,480	80,547

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

IV. VALUE CREATION PIPELINE

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

IV. VALUE CREATION PIPELINE

Operating Property Acquisitions

(dollars in thousands)

For the six months ended June 30, 2009

Acquisition Date	Property/Address	Location	# of Bldgs.	Rentable Square Feet
Office:
4/29/09	210 Clay Avenue	Lyndhurst, Bergen County, NJ	1	121,203
4/29/09	4 Becker Farm Road	Roseland, Essex County, NJ	1	281,762
4/29/09	5 Becker Farm Road	Roseland, Essex County, NJ	1	118,343
4/29/09	6 Becker Farm Road	Roseland, Essex County, NJ	1	129,732
4/29/09	75 Livingston Avenue	Roseland, Essex County, NJ	1	94,221
4/29/09	85 Livingston Avenue	Roseland, Essex County, NJ	1	124,595
4/29/09	2 Independence Way	Princeton, Mercer County, NJ	1	67,401
4/29/09	4 Sylvan Way	Parsippany, Morris County, NJ	1	105,135
4/29/09	20 Waterview Boulevard	Parsippany, Morris County, NJ	1	225,550
4/29/09	51 Imclone Drive	Branchburg, Somerset County, NJ	1	63,213
4/29/09	10 Independence Boulevard	Warren, Somerset County, NJ	1	120,528
Total Property Acquisitions:			11	1,451,683

For the year ended December 31, 2008

None.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Properties Commencing Initial Operations

(dollars in thousands)

For the six months ended June 30, 2009

Date Placed In Service	Property/Address	Location	# of Bldgs.	Rentable Square Feet	Current % Leased	Cost Incurred (a)
Office:
03/01/09	22 Sylvan Way	Parsippany, Morris County, NJ	1	249,409	100%	$61,497
Total Properties Commencing Initial Operations:			1	249,409	100%	$61,497

For the year ended December 31, 2008

None.

Rental Property Sales

The Company did not sell any properties during the six months ended June 30, 2009 and the year ended December 31, 2008.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Summary of Construction Projects

(dollars in thousands)

Project	Location	Type of Space	Estimated Placed in Service Date	Number Of Buildings	Square Feet	Costs Incurred Through 6/30/09	Total Estimated Costs	Current % Leased	Company Effective Ownership
Wholly Owned:
55 Corporate Drive	Bridgewater, NJ	Office	2011-3Q	1	205,000	$14,528	$48,778	100.0%	100.0%

Unconsolidated Joint Ventures:
One Jefferson	Parsippany, NJ	Office	2009-3Q	1	100,000	20,562	28,351	0.0%	8.33%
Total				2	305,000	$35,090	$77,129	67.2%

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Summary of Land Parcels

Site	Town/City	State	Acres	Development Potential (Sq. Ft.)	Type of Space
Horizon Center	Hamilton Township	NJ	5.3	68,000	Office/Flex/Retail
3 & 5 AAA Drive (a)	Hamilton Township	NJ	17.5	112,000	Office
6 AAA Drive	Hamilton Township	NJ	2.4	32,000	Office
2 South Gold Drive (b)	Hamilton Township	NJ	9.5	75,000	Office
Plaza VIII and IX Associates, L.L.C. (c)	Jersey City	NJ	3.6	1,225,000	Office
Harborside Financial Center (d)	Jersey City	NJ	6.5	3,113,500	Office
One Newark Center (c)	Newark	NJ	1.0	400,000	Office
Mack-Cali Business Campus	Parsippany & Hanover	NJ	86.8	1,100,000	Office
3 Campus Drive	Parsippany	NJ	10.0	124,000	Office
Red Bank Corporate Plaza II (c)	Red Bank	NJ	1.0	18,563	Office
Commercenter	Totowa	NJ	5.8	30,000	Office/Flex
Princeton Metro	West Windsor	NJ	10.0	97,000	Office
Princeton Overlook II	West Windsor	NJ	10.0	149,500	Office
Mack-Cali Princeton Executive Park	West Windsor	NJ	59.9	760,000	Office/Hotel
Meadowlands Xanadu (c)	East Rutherford	NJ	13.8	1,760,000	Office
Meadowlands Xanadu (c)	East Rutherford	NJ	3.2	500,000	Hotel	(e)
Elmsford Distribution Center (f)	Elmsford	NY	14.5	100,000	Warehouse
Mid-Westchester Executive Park	Hawthorne	NY	7.2	82,250	Office/Flex
South Westchester Executive Park (f)	Yonkers	NY	52.4	350,000	Office/Flex
South Westchester Executive Park	Yonkers	NY	2.7	50,000	Office/Flex
Airport Business Center	Lester	PA	12.6	135,000	Office
Rose Tree Corporate Center	Media	PA	2.3	15,200	Office
Capital Office Park	Greenbelt	MD	43.0	600,000	Office
Eastpoint II	Lanham	MD	4.8	122,000	Office/Hotel
Downtown Crossing (c)	Boston	MA	1.5	1,481,000	Mixed-Used
Total:			387.3	12,500,013

(a)	This land parcel also includes an existing office building totaling 35,270 square feet.

(b)	This land parcel also includes an existing office building totaling 33,962 square feet.

(c)	Land owned or controlled by joint venture in which Mack-Cali is an equity partner.

(d)	In addition, there are 21 acres of riparian property.

(e)	Hotel project can comprise up to 520 rooms.

(f)	Mack-Cali holds an option to purchase this land.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

V. PORTFOLIO/ LEASING STATISTICS

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

V. PORTFOLIO/ LEASING STATISTICS

Leasing Statistics

(For the three months ended June 30, 2009)

Consolidated In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 3/31/09	Leased Sq. Ft. Acquired/Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 6/30/09 (c)	Pct. Leased 6/30/09	Pct. Leased 3/31/09

Northern NJ	12,267,577	1,116,366	(190,464)	213,720	23,256	13,407,199	91.4%	91.1%
Central NJ	4,732,733	251,142	(225,027)	157,753	(67,274)	4,916,601	91.5%	92.4%
Westchester Co., NY	4,495,431	-	(225,950)	198,275	(27,675)	4,467,756	93.3%	93.9%
Manhattan	524,476	-	(57,705)	56,322	(1,383)	523,093	99.7%	100.0%
Sub. Philadelphia	3,099,845	-	(94,951)	115,017	20,066	3,119,911	88.4%	87.8%
Fairfield, CT	523,698	-	(18,120)	28,815	10,695	534,393	89.4%	87.6%
Washington, DC/MD	934,511	-	(72,838)	40,824	(32,014)	902,497	69.8%	72.3%
Rockland Co., NY	161,627	-	(9,946)	14,879	4,933	166,560	92.5%	89.8%
Total	26,739,898	1,367,508	(895,001)	825,605	(69,396)	28,038,010	90.6%	90.7%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of March 31, 2009	29,495,361
Total sq. ft. of properties added this period	1,451,092
Total sq. ft. as of June 30, 2009	30,946,453

(a)	Net gain/loss of leased square footage through properties sold, acquired or placed in service during the period.

(b)	Represents the square footage of expiring leases and leases scheduled to expire in the future for which new leases or renewals were signed during the period, as well as internal administrative adjustments.

(c)	Includes leases expiring June 30, 2009 aggregating 81,451 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Leasing Statistics

(For the three months ended June 30, 2009)

Consolidated In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	Property Type	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (a)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (b)	Leasing Costs Per Sq. Ft. Per Year (c)

Northern NJ	Office	36	202,666	107,948	94,718	6.7	25.23	4.48
	Office/Flex	2	11,054	-	11,054	2.5	17.37	0.80
Central NJ	Office	20	128,677	80,490	48,187	6.3	24.11	3.94
	Office/Flex	3	29,076	26,310	2,766	5.7	19.52	3.20
Westchester Co., NY	Office	18	55,558	14,080	41,478	4.0	23.87	3.88
	Office/Flex	18	130,917	5,025	125,892	5.1	13.76	0.93
	Industrial/Warehouse	1	11,800	11,800	-	1.6	7.59	0.67
Manhattan	Office	1	56,322	56,322	-	20.9	41.61	2.33
Sub. Philadelphia	Office	14	68,899	29,870	39,029	5.2	20.21	3.96
	Office/Flex	8	46,118	3,505	42,613	2.6	9.78	0.95
Fairfield Co., CT	Office	6	28,815	18,840	9,975	7.3	22.21	3.52
Washington, DC/MD	Office	9	40,824	9,417	31,407	4.9	23.02	2.51
Rockland Co., NY	Office	4	14,879	2,291	12,588	6.8	25.95	1.13

Total		140	825,605	365,898	459,707	6.6	22.22	3.11

Detail by Property Type
	Office	108	596,640	319,258	277,382	7.4	25.55	3.53
	Office/Flex	31	217,165	34,840	182,325	4.5	13.87		1.31
	Industrial/Warehouse	1	11,800	11,800	-	1.6	7.59		0.67

Total		140	825,605	365,898	459,707	6.6	22.22	3.11

Tenant Retention:	Leases Retained	57.6%
	Sq. Ft. Retained	51.3%

(a)	“Other Retained” transactions include existing tenants’ expansions and relocations within the same building.

(b)	Equals triple net rent plus common area costs and real estate taxes, as applicable.

(c)	Represents estimated workletter costs of $11,747,723 and commissions of $5,058,909 committed, but not necessarily expended, during the period for second generation space aggregating 820,505 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Leasing Statistics

(For the three months ended June 30, 2009)

Unconsolidated Joint Venture Properties

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 3/31/09	Leased Sq. Ft. Acquired/ Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 6/30/09	Pct. Leased 6/30/09	Pct. Leased 3/31/09

Northern NJ	2,038,580	(1,116,366)	(25,695)	15,928	(9,767)	912,447	83.5%	88.9%
Central NJ	1,172,865	(251,142)	(18,915)	25,349	6,434	928,157	88.9%	90.5%
Boston, MA	225,872	-	(62,014)	-	(62,014)	163,858	24.6%	33.9%

Total	3,437,317	(1,367,508)	(106,624)	41,277	(65,347)	2,004,462	71.5%	80.8%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of March 31, 2009	4,255,650
Total sq. ft. of properties sold/transferred this period	(1,451,683)
Total sq. ft. as of June 30, 2009	2,803,967

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (c)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (d)	Leasing Costs Per Sq. Ft. Per Year (e)

Northern NJ	1	15,928	-	15,928	3.2	31.40	6.45
Central NJ	4	25,349	15,105	10,244	8.8	25.44	2.23

Total	5	41,277	15,105	26,172	6.7	27.74	3.22

(a)	Net gain/loss of leased square footage through properties sold, acquired or placed in service during the period.

(b)	Represents the square footage of expiring leases and leases scheduled to expire in the future for which new leases or renewals were signed during the period, as well as internal administrative adjustments.

(c)	“Other Retained” transactions include existing tenants’ expansions and relocations within the same building.

(d)	Equals triple net rent plus common area costs and real estate taxes, as applicable.

(e)	Represents estimated workletter costs of $444,564 and commissions of $266,164 committed, but not necessarily expended, during the period for second generation space aggregating 35,980 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Leasing Statistics

(For the six months ended June 30, 2009)

Consolidated In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 12/31/08	Leased Sq. Ft. Acquired/Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 6/30/09 (c)	Pct. Leased 6/30/09	Pct. Leased 12/31/08

Northern NJ	12,221,131	1,366,366	(601,800)	421,502	(180,298)	13,407,199	91.4%	92.5%
Central NJ	4,729,314	251,142	(315,386)	251,531	(63,855)	4,916,601	91.5%	92.4%
Westchester Co., NY	4,509,180	-	(501,903)	460,479	(41,424)	4,467,756	93.3%	94.2%
Manhattan	524,476	-	(57,705)	56,322	(1,383)	523,093	99.7%	100.0%
Sub. Philadelphia	3,097,778	-	(142,575)	164,708	22,133	3,119,911	88.4%	87.8%
Fairfield, CT	526,132	-	(26,079)	34,340	8,261	534,393	89.4%	88.0%
Washington, DC/MD	937,200	-	(97,935)	63,232	(34,703)	902,497	69.8%	72.5%
Rockland Co., NY	160,559	-	(12,422)	18,423	6,001	166,560	92.5%	89.2%
	26,705,770	1,617,508	(1,755,805)	1,470,537	(285,268)	28,038,010	90.6%	91.3%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of December 31, 2008	29,245,361
Total sq. ft. of properties added this period	1,701,092
Total sq. ft. as of June 30, 2009	30,946,453

(a)	Net gain/loss of leased square footage through properties sold, acquired or placed in service during the period.

(b)	Represents the square footage of expiring leases and leases scheduled to expire in the future for which new leases or renewals were signed during the period, as well as internal administrative adjustments.

(c)	Includes leases expiring June 30, 2009 aggregating 81,451 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Leasing Statistics

(For the six months ended June 30, 2009)

Consolidated In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	Property Type	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (a)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (b)	Leasing Costs Per Sq. Ft. Per Year (c)

Northern NJ	Office	57	387,561	194,451	193,110	7.4	26.15	4.09
	Office/Flex	5	33,941	-	33,941	2.4	17.83	1.53
Central NJ	Office	32	202,119	99,211	102,908	6.0	24.24	3.67
	Office/Flex	4	49,412	26,310	23,102	5.4	17.87	3.01
Westchester Co., NY	Office	42	127,153	52,155	74,998	3.9	26.07	3.81
	Office/Flex	39	284,226	64,948	219,278	4.9	15.73	1.31
	Industrial/Warehouse	2	39,800	11,800	28,000	4.0	12.60	0.43
	Retail	1	9,300	-	9,300	5.0	39.16	0.20
Manhattan	Office	1	56,322	56,322	-	20.9	41.61	2.33
Sub. Philadelphia	Office	22	88,815	39,880	48,935	4.7	20.94	3.87
	Office/Flex	13	75,893	13,105	62,788	2.6	9.15	0.80
Fairfield Co., CT	Office	7	31,565	21,590	9,975	6.8	21.65	3.51
	Office/Flex	1	2,775	2,775	-	5.0	18.15	0.56
Washington, DC/MD	Office	12	63,232	24,542	38,690	4.5	23.79	3.69
Rockland Co., NY	Office	5	18,423	2,291	16,132	6.5	26.33	1.73
		243	1,470,537	609,380	861,157	6.1	22.30	3.06
Totals

Detail by Property Type	Office	178	975,190	490,442	484,748	7.0	25.87	3.60
	Office/Flex	62	446,247	107,138	339,109	4.4	15.02		1.49
	Industrial/Warehouse	2	39,800	11,800	28,000	4.0	12.60		0.43
	Retail	1	9,300	-	9,300	5.0	39.16		0.20

		243	1,470,537	609,380	861,157	6.1	22.30	3.06

Tenant Retention:	Leases Retained	53.7%
	Sq. Ft. Retained	49.0%

(a)	“Other Retained” transactions include existing tenants’ expansions and relocations within the same building.

(b)	Equals triple net rent plus common area costs and real estate taxes, as applicable.

(c)	Represents estimated workletter costs of $18,899,257 and commissions of $8,519,601 committed, but not necessarily expended, during the period for second generation space aggregating 1,465,437 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Leasing Statistics

(For the six months ended June 30, 2009)

Unconsolidated Joint Venture Properties

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 12/31/08	Leased Sq. Ft. Acquired/ Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 6/30/09	Pct. Leased 6/30/09	Pct. Leased 12/31/08

Northern NJ	2,096,267	(1,116,366)	(111,736)	44,282	(67,454)	912,447	83.5%	91.4%
Central NJ	1,191,209	(251,142)	(41,397)	29,487	(11,910)	928,157	88.9%	91.9%
Boston, MA	225,872	-	(110,225)	48,211	(62,014)	163,858	24.6%	33.9%

Total	3,513,348	(1,367,508)	(263,358)	121,980	(141,378)	2,004,462	71.5%	82.6%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of December 31, 2008	4,255,650
Total sq. ft. of properties sold/transferred this period	(1,451,683)
Total sq. ft. as of June 30, 2009	2,803,967

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (c)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (d)	Leasing Costs Per Sq. Ft. Per Year (e)

Northern NJ	4	44,282	14,051	30,231	3.9	30.27	4.72
Central NJ	6	29,487	19,243	10,244	8.1	25.46	2.22
Boston, MA	3	48,211	-	48,211	6.1	16.63	1.70

Total	13	121,980	33,294	88,686	5.8	23.72	2.67

(a)	Net gain/loss of leased square footage through properties sold, acquired or placed in service during the period.

(b)	Represents the square footage of expiring leases and leases scheduled to expire in the future for which new leases or renewals were signed during the period, as well as internal administrative adjustments.

(c)	“Other Retained” transactions include existing tenants’ expansions and relocations within the same building.

(d)	Equals triple net rent plus common area costs and real estate taxes, as applicable.

(e)	Represents estimated workletter costs of $944,196 and commissions of $752,837 committed, but not necessarily expended, during the period for second generation space aggregating 113,586 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Market Diversification

The following table lists the Company’s markets (MSAs), based on annualized contractual base rent of the Consolidated Properties:

Market (MSA)	Annualized Base Rental Revenue ($) (a) (b) (c)	Percentage of Company Annualized Base Rental Revenue (%)	Total Property Size Rentable Area	Percentage of Rentable Area (%)
Newark, NJ (Essex-Morris-Union Counties)	144,465,993	23.0	7,176,065	23.0
Jersey City, NJ	117,545,507	18.7	4,317,978	14.0
Bergen-Passaic, NJ	93,524,903	14.9	4,723,604	15.3
Westchester-Rockland, NY	92,301,479	14.7	4,968,420	16.1
Philadelphia, PA-NJ	55,424,678	8.8	3,529,994	11.4
Monmouth-Ocean, NJ	28,037,750	4.5	1,620,863	5.2
Middlesex-Somerset-Hunterdon, NJ	27,242,112	4.3	1,237,902	4.0
Washington, DC-MD-VA-WV	26,347,133	4.2	1,292,807	4.2
Trenton, NJ	17,221,957	2.7	956,597	3.1
New York (Manhattan)	16,120,934	2.6	524,476	1.7
Stamford-Norwalk, CT	7,813,648	1.2	452,260	1.5
Bridgeport, CT	2,555,492	0.4	145,487	0.5

Total	628,601,586	100.0	30,946,453	100.0

(a)

Annualized base rental revenue is based on actual June 2009 billings times 12. For leases whose rent commences after July 1, 2009, 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.

(b)	Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring June 30, 2009 aggregating 81,451 square feet and representing annualized rent of $1,840,387 for which no new leases were signed.

(c)	Includes office, office/flex, industrial/warehouse and stand-alone retail tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Industry Diversification

The following table lists the Company’s 30 largest industry classifications based on annualized contractual base rent of the Consolidated Properties:

Industry Classification (a)	Annualized Base Rental Revenue ($) (b) (c) (d)	Percentage of Company Annualized Base Rental Revenue (%)	Square Feet Leased (c) (d)	Percentage of Total Company Leased Sq. Ft. (%)
Securities, Commodity Contracts & Other Financial	103,305,037	16.4	3,797,150	13.8
Insurance Carriers & Related Activities	58,872,876	9.4	2,408,624	8.7
Manufacturing	52,042,095	8.3	2,696,245	9.8
Telecommunications	41,450,980	6.6	2,141,996	7.8
Legal Services	35,643,343	5.7	1,372,286	5.0
Health Care & Social Assistance	29,147,640	4.6	1,388,672	5.0
Credit Intermediation & Related Activities	27,957,434	4.4	1,073,259	3.9
Computer System Design Services	27,089,964	4.3	1,301,718	4.7
Scientific Research/Development	23,150,167	3.7	851,881	3.1
Wholesale Trade	18,472,431	2.9	1,256,382	4.6
Admin & Support, Waste Mgt. & Remediation Services	17,532,843	2.8	813,936	3.0
Accounting/Tax Prep.	17,504,135	2.8	657,057	2.4
Public Administration	16,297,908	2.6	587,186	2.1
Architectural/Engineering	15,456,301	2.5	719,206	2.6
Retail Trade	14,916,907	2.4	738,991	2.7
Real Estate & Rental & Leasing	12,100,201	1.9	545,682	2.0
Management/Scientific	11,689,247	1.9	471,747	1.7
Other Services (except Public Administration)	11,263,124	1.8	457,200	1.7
Accommodation & Food Services	11,234,101	1.8	495,678	1.8
Arts, Entertainment & Recreation	10,337,641	1.6	674,321	2.4
Advertising/Related Services	10,096,500	1.6	393,178	1.4
Construction	7,317,700	1.2	343,009	1.2
Information Services	7,219,319	1.1	269,058	1.0
Other Professional	6,665,871	1.1	270,750	1.0
Publishing Industries	6,029,660	1.0	242,559	0.9
Transportation	5,748,679	0.9	302,056	1.1
Utilities	5,592,584	0.9	226,567	0.8
Broadcasting	5,534,899	0.9	204,248	0.7
Data Processing Services	4,639,503	0.7	196,207	0.7
Educational Services	4,132,541	0.7	213,906	0.8
Other	10,159,955	1.5	420,910	1.6

Total	628,601,586	100.0	27,531,665	100.0

(a)	The Company’s tenants are classified according to the U.S. Government’s North American Industrial Classification System (NAICS).

(b)

(c)	Includes office, office/flex, industrial/warehouse and stand-alone retail tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

(d)	Includes leases in effect as of the period end date, some of which have commencement dates in the future and leases expiring June 30, 2009 aggregating 81,451 square feet and representing annualized rent of $1,840,387 for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Consolidated Portfolio Analysis (a)

(as of June 30, 2009)

Breakdown by Number of Properties

PROPERTY TYPE:

STATE	Office	% of Total	Office/Flex	% of Total	Industrial/ Warehouse	% of Total	Stand- Alone Retail	% of Total	Land Leases	% of Total	TOTALS By State	% of Total
New Jersey	111	41.5%	49	18.3%	--	--	--	--	--	--	160	59.8%
New York	21	7.8%	41	15.4%	6	2.2%	2	0.7 %	2	0.7%	72	26.8%
Pennsylvania	18	6.7%	--	--	--	--	--	--	--	--	18	6.7%
Connecticut	2	0.7%	5	1.9%	--	--	--	--	--	--	7	2.6%
Wash., D.C./ Maryland	10	3.7%	--	--	--	--	--	--	1	0.4%	11	4.1%
TOTALS By Type:	162	60.4%	95	35.6%	6	2.2%	2	0.7%	3	1.1%	268	100.0%

(a)	Excludes 27 properties, aggregating approximately 2.8 million square feet, which are not consolidated by the Company.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Consolidated Portfolio Analysis (a)

(as of June 30, 2009)

Breakdown by Square Footage

PROPERTY TYPE:

STATE	Office	% of Total	Office/Flex	% of Total	Industrial/ Warehouse	% of Total	Stand-Alone Retail	% of Total	TOTALS By State	% of Total
New Jersey	19,347,734	62.5%	2,189,531	7.1%	--	--	--	--	21,537,265	69.6%
New York	2,739,384	8.9%	2,348,812	7.6%	387,400	1.3%	17,300	0.1%	5,492,896	17.9%
Pennsylvania	2,025,738	6.4%	--	--	--	--	--	--	2,025,738	6.4%
Connecticut	324,747	1.0%	273,000	0.9%	--	--	--	--	597,747	1.9%
Wash., D.C./ Maryland	1,292,807	4.2%	--	--	--	--	--	--	1,292,807	4.2%
TOTALS By Type:	25,730,410	83.0%	4,811,343	15.6%	387,400	1.3%	17,300	0.1%	30,946,453	100.0%

(a)	Excludes 27 properties, aggregating approximately 2.8 million square feet, which are not consolidated by the Company.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Consolidated Portfolio Analysis (a)

(Year ended June 30, 2009)

Breakdown by Base Rental Revenue (b)

(Dollars in thousands)

PROPERTY TYPE:

STATE	Office	% of Total	Office/ Flex	% of Total	Indust./ Ware-house	% of Total	Stand- Alone Retail	% of Total	Land Leases	% of Total	TOTALS By State	% of Total

New Jersey	$395,268	65.8%	$19,141	3.2%	--	--	--	--	--	--	$414,409	69.0%
New York	69,997	11.7%	34,216	5.7%	$3,575	0.5%	$362	0.1%	$299	0.1%	108,449	18.1%
Pennsylvania	40,651	6.8%	--	--	--	--	--	--	--	--	40,651	6.8%
Connecticut	6,400	1.0%	4,134	0.7%	--	--	--	--	--	--	10,534	1.7%
Wash., D.C./ Maryland	26,568	4.4%	--	--	--	--	--	--	8	--	26,576	4.4%
TOTALS By Type:	$538,884	89.7%	$57,491	9.6%	$3,575	0.5%	$362	0.1%	$307	0.1%	$600,619	100.0%

(a)	Excludes 27 properties, aggregating approximately 2.8 million square feet, which are not consolidated by the Company.

(b)

Total base rent for the 12 months ended June 30, 2009, determined in accordance with GAAP. Substantially all of the leases provide for annual base rents plus recoveriesand escalation charges based upon the tenants’ proportionate share of and/or increases in real estate taxes and certain costs, as defined, and the pass through of charges for electrical usage.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Consolidated Portfolio Analysis (a) (b)

(as of June 30, 2009)

Breakdown by Percentage Leased

PROPERTY TYPE:

STATE	Office	Office/Flex	Industrial/Warehouse	Stand-Alone Retail	WEIGHTED AVG. By State
New Jersey	91.5%	92.3%	--	--	91.6%
New York	92.0%	95.5%	97.8%	100.0%	93.9%
Pennsylvania	85.0%	--	--	--	85.0%
Connecticut	80.5%	100.0%	--	--	89.4%
Washington, D.C./ Maryland	69.8%	--	--	--	69.8%
WEIGHTED AVG. By Type:	89.8%	94.3%	97.8%	100.0%	90.6%

(a)	Excludes 27 properties, aggregating approximately 2.8 million square feet, which are not consolidated by the Company, and parcels of land leased to others.

(b)	Percentage leased includes all leases in effect as of the period end date, some of which have commencement dates in the future as well as leases expiring June 30, 2009 aggregating 81,451 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office Properties
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

BERGEN COUNTY, NEW JERSEY
Fair Lawn
17-17 Route 208 North		1987	143,000	71.1	2,078	0.35	20.44
Fort Lee
One Bridge Plaza		1981	200,000	83.1	4,175	0.70	25.12
2115 Linwood Avenue		1981	68,000	53.7	1,002	0.17	27.44
Little Ferry
200 Riser Road		1974	286,628	100.0	2,076	0.35	7.24
Lyndhurst
210 Clay Avenue (e)		1981	121,203	89.1	417	0.07	23.11
Montvale
95 Chestnut Ridge Road		1975	47,700	100.0	805	0.13	16.88
135 Chestnut Ridge Road		1981	66,150	99.7	1,502	0.25	22.77
Paramus
15 East Midland Avenue		1988	259,823	80.5	4,859	0.81	23.23
140 East Ridgewood Avenue		1981	239,680	93.0	4,768	0.79	21.39
461 From Road		1988	253,554	98.6	6,074	1.01	24.30
650 From Road		1978	348,510	89.1	7,126	1.19	22.95
61 South Paramus Avenue		1985	269,191	91.4	7,290	1.21	29.63
Ridgefield Park
105 Challenger Road		1992	150,050	100.0	4,525	0.75	30.16
Rochelle Park
120 Passaic Street		1972	52,000	99.6	1,402	0.23	27.07
365 West Passaic Street		1976	212,578	96.6	4,441	0.74	21.63
395 West Passaic Street		1979	100,589	100.0	2,392	0.40	23.78
Upper Saddle River
1 Lake Street		1973/94	474,801	100.0	7,465	1.24	15.72
10 Mountainview Road		1986	192,000	71.8	3,383	0.56	24.54
Woodcliff Lake
400 Chestnut Ridge Road		1982	89,200	100.0	1,950	0.32	21.86
470 Chestnut Ridge Road		1987	52,500	100.0	1,328	0.22	25.30
530 Chestnut Ridge Road		1986	57,204	100.0	1,245	0.21	21.76
50 Tice Boulevard		1984	235,000	99.2	6,364	1.06	27.30
300 Tice Boulevard		1991	230,000	98.9	5,661	0.94	24.89

BURLINGTON COUNTY, NEW JERSEY
Moorestown
224 Strawbridge Drive		1984	74,000	100.0	1,626	0.27	21.97
228 Strawbridge Drive		1984	74,000	100.0	1,631	0.27	22.04
232 Strawbridge Drive		1986	74,258	98.8	1,464	0.24	19.95

ESSEX COUNTY, NEW JERSEY
Millburn
150 J.F. Kennedy Parkway		1980	247,476	100.0	7,513	1.25	30.36
Roseland
4 Becker Farm Road (e)		1983	281,762	97.1	1,209	0.20	26.44
5 Becker Farm Road (e)		1982	118,343	89.8	409	0.07	23.03
6 Becker Farm Road (e)		1982	129,732	100.0	540	0.09	24.91
101 Eisenhower Parkway		1980	237,000	87.4	5,160	0.86	24.91
103 Eisenhower Parkway		1985	151,545	68.1	2,630	0.44	25.48
105 Eisenhower Parkway		2001	220,000	91.9	4,970	0.83	24.58
75 Livingston Avenue (e)		1985	94,221	69.6	269	0.04	24.54
85 Livingston Avenue (e)		1985	124,595	84.8	442	0.07	25.03

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

HUDSON COUNTY, NEW JERSEY
Jersey City
Harborside Financial Center Plaza 1		1983	400,000	100.0	11,216	1.87	28.04
Harborside Financial Center Plaza 2		1990	761,200	100.0	18,904	3.15	24.83
Harborside Financial Center Plaza 3		1990	725,600	96.1	18,594	3.10	26.67
Harborside Financial Center Plaza 4-A		2000	207,670	99.4	6,184	1.03	29.96
Harborside Financial Center Plaza 5		2002	977,225	100.0	35,455	5.90	36.28
101 Hudson Street		1992	1,246,283	100.0	31,489	5.25	25.27

MERCER COUNTY, NEW JERSEY
Hamilton Township
3 AAA Drive		1981	35,270	62.6	520	0.09	23.55
2 South Gold Drive		1974	33,962	64.5	483	0.08	22.05
600 Horizon Drive		2002	95,000	100.0	1,373	0.23	14.45
700 Horizon Drive		2007	120,000	100.0	2,459	0.41	20.49
Princeton
103 Carnegie Center		1984	96,000	88.1	1,768	0.29	20.90
2 Independence Way		1981	67,401	100.0	253	0.04	22.46
3 Independence Way		1983	111,300	91.8	1,817	0.30	17.78
100 Overlook Center		1988	149,600	100.0	4,957	0.83	33.14
5 Vaughn Drive		1987	98,500	100.0	2,534	0.42	25.73

MIDDLESEX COUNTY, NEW JERSEY
East Brunswick
377 Summerhill Road		1977	40,000	100.0	353	0.06	8.83
Edison
343 Thornall Street (c)		1991	195,709	100.0	4,246	0.71	21.70
Piscataway
30 Knightsbridge Road, Bldg. 3		1977	160,000	100.0	2,465	0.41	15.41
30 Knightsbridge Road, Bldg. 4		1977	115,000	100.0	1,771	0.29	15.40
30 Knightsbridge Road, Bldg. 5		1977	332,607	80.8	4,604	0.77	17.13
30 Knightsbridge Road, Bldg. 6		1977	72,743	63.8	206	0.03	4.44
Plainsboro
500 College Road East		1984	158,235	15.7	3,777	0.63	152.04
Woodbridge
581 Main Street		1991	200,000	100.0	5,370	0.89	26.85

MONMOUTH COUNTY, NEW JERSEY
Freehold
2 Paragon Way		1989	44,524	44.4	429	0.07	21.70
3 Paragon Way		1991	66,898	75.8	1,109	0.18	21.87
4 Paragon Way		2002	63,989	100.0	1,225	0.20	19.14
100 Willowbrook Road		1988	60,557	86.2	950	0.16	18.20
Holmdel
23 Main Street		1977	350,000	100.0	4,023	0.67	11.49
Middletown
One River Centre Bldg. 1		1983	122,594	100.0	3,139	0.52	25.60
One River Centre Bldg. 2		1983	120,360	100.0	2,899	0.48	24.09
One River Centre Bldg. 3 and 4		1984	214,518	93.6	4,635	0.77	23.08
Neptune
3600 Route 66		1989	180,000	100.0	2,400	0.40	13.33
Wall Township
1305 Campus Parkway		1988	23,350	83.7	417	0.07	21.34
1350 Campus Parkway		1990	79,747	99.9	1,524	0.25	19.13

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

MORRIS COUNTY, NEW JERSEY
Florham Park
325 Columbia Turnpike		1987	168,144	87.9	3,666	0.61	24.80
Morris Plains
250 Johnson Road		1977	75,000	100.0	1,579	0.26	21.05
201 Littleton Road		1979	88,369	83.3	1,736	0.29	23.58
Morris Township
412 Mt. Kemble Avenue		1986	475,100	47.1	4,415	0.74	19.73
Parsippany
4 Campus Drive		1983	147,475	95.7	3,258	0.54	23.08
6 Campus Drive		1983	148,291	93.5	2,909	0.48	20.98
7 Campus Drive		1982	154,395	55.4	2,014	0.34	23.55
8 Campus Drive		1987	215,265	100.0	6,222	1.04	28.90
9 Campus Drive		1983	156,495	86.5	2,696	0.45	19.92
4 Century Drive		1981	100,036	70.5	1,750	0.29	24.81
5 Century Drive		1981	79,739	77.1	1,417	0.24	23.05
6 Century Drive		1981	100,036	94.7	1,430	0.24	15.09
2 Dryden Way		1990	6,216	100.0	99	0.02	15.93
4 Gatehall Drive		1988	248,480	98.6	6,354	1.06	25.93
2 Hilton Court		1991	181,592	100.0	6,530	1.09	35.96
1633 Littleton Road		1978	57,722	100.0	1,131	0.19	19.59
600 Parsippany Road		1978	96,000	86.6	1,663	0.28	20.00
1 Sylvan Way		1989	150,557	31.8	2,438	0.41	50.92
4 Sylvan Way (e)		1984	105,135	100.0	322	0.05	18.33
5 Sylvan Way		1989	151,383	96.5	4,043	0.67	27.68
7 Sylvan Way		1987	145,983	100.0	3,219	0.54	22.05
22 Sylvan Way (e)		2009	249,409	100.0	2,092	0.35	25.09
20 Waterview Boulevard (e)		1988	225,550	99.9	928	0.15	24.64
35 Waterview Boulevard		1990	172,498	84.7	3,885	0.65	26.59
5 Wood Hollow Road		1979	317,040	73.1	4,767	0.79	20.57

PASSAIC COUNTY, NEW JERSEY
Clifton
777 Passaic Avenue		1983	75,000	84.6	1,450	0.24	22.85
Totowa
999 Riverview Drive		1988	56,066	85.1	948	0.16	19.87

SOMERSET COUNTY, NEW JERSEY
Basking Ridge
222 Mt. Airy Road		1986	49,000	100.0	954	0.16	19.47
233 Mt. Airy Road		1987	66,000	100.0	1,315	0.22	19.92
Bernards
106 Allen Road		2000	132,010	99.7	2,914	0.49	22.14
Branchburg
51 Imclone Drive (e)		1986	63,213	100.0	57	0.01	5.40
Bridgewater
721 Route 202/206		1989	192,741	81.2	3,684	0.61	23.54
Warren
10 Independence Boulevard (e)		1988	120,528	100.0	548	0.09	27.21

UNION COUNTY, NEW JERSEY
Clark
100 Walnut Avenue		1985	182,555	94.6	4,631	0.77	26.82

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

Cranford
6 Commerce Drive		1973	56,000	98.5	916	0.15	16.61
11 Commerce Drive		1981	90,000	92.2	1,961	0.33	23.63
12 Commerce Drive		1967	72,260	87.6	866	0.14	13.68
14 Commerce Drive		1971	67,189	63.8	1,151	0.19	26.85
20 Commerce Drive		1990	176,600	99.8	4,509	0.75	25.58
25 Commerce Drive		1971	67,749	92.8	1,296	0.22	20.61
65 Jackson Drive		1984	82,778	97.5	1,887	0.31	23.38
New Providence
890 Mountain Avenue		1977	80,000	97.6	1,879	0.31	24.07

Total New Jersey Office			19,347,734	91.5	395,268	65.80	24.08

NEW YORK COUNTY, NEW YORK
New York
125 Broad Street		1970	524,476	99.7	20,071	3.35	38.38

ROCKLAND COUNTY, NEW YORK
Suffern
400 Rella Boulevard		1988	180,000	92.5	3,709	0.62	22.28

WESTCHESTER COUNTY, NEW YORK
Elmsford
100 Clearbrook Road (c)		1975	60,000	91.9	1,103	0.18	20.00
101 Executive Boulevard		1971	50,000	40.7	532	0.09	26.14
555 Taxter Road		1986	170,554	80.1	3,531	0.59	25.85
565 Taxter Road		1988	170,554	93.6	3,922	0.65	24.57
570 Taxter Road		1972	75,000	76.6	1,361	0.23	23.69
Hawthorne
1 Skyline Drive		1980	20,400	99.0	332	0.06	16.44
2 Skyline Drive		1987	30,000	58.6	211	0.04	12.00
7 Skyline Drive		1987	109,000	100.0	2,726	0.45	25.01
17 Skyline Drive		1989	85,000	100.0	1,630	0.27	19.18
19 Skyline Drive		1982	248,400	100.0	4,037	0.67	16.25
Tarrytown
200 White Plains Road		1982	89,000	65.1	1,827	0.30	31.53
220 White Plains Road		1984	89,000	79.5	1,937	0.32	27.38
White Plains
1 Barker Avenue		1975	68,000	99.0	1,778	0.30	26.41
3 Barker Avenue		1983	65,300	100.0	1,655	0.28	25.34
50 Main Street		1985	309,000	99.4	9,929	1.65	32.33
11 Martine Avenue		1987	180,000	79.3	4,241	0.71	29.71
1 Water Street		1979	45,700	94.7	1,150	0.19	26.57
Yonkers
1 Executive Boulevard		1982	112,000	100.0	2,897	0.48	25.87
3 Executive Boulevard		1987	58,000	92.7	1,418	0.24	26.37

Total New York Office			2,739,384	92.0	69,997	11.67	27.79

CHESTER COUNTY, PENNSYLVANIA
Berwyn
1000 Westlakes Drive		1989	60,696	90.1	1,579	0.26	28.87
1055 Westlakes Drive		1990	118,487	94.7	2,948	0.49	26.27
1205 Westlakes Drive		1988	130,265	86.9	3,105	0.52	27.43

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

1235 Westlakes Drive		1986	134,902	99.0	3,076	0.51	23.03

DELAWARE COUNTY, PENNSYLVANIA
Lester
100 Stevens Drive		1986	95,000	100.0	2,551	0.42	26.85
200 Stevens Drive		1987	208,000	100.0	5,604	0.93	26.94
300 Stevens Drive		1992	68,000	84.7	1,462	0.24	25.38
Media
1400 Providence Road – Center I		1986	100,000	94.2	2,137	0.36	22.69
1400 Providence Road – Center II		1990	160,000	93.9	2,916	0.49	19.41
MONTGOMERY COUNTY, PENNSYLVANIA
Bala Cynwyd
150 Monument Road		1981	125,783	95.7	3,011	0.50	25.01
Blue Bell
4 Sentry Park		1982	63,930	78.8	738	0.12	14.65
5 Sentry Park East		1984	91,600	51.3	802	0.13	17.07
5 Sentry Park West		1984	38,400	31.5	253	0.04	20.92
16 Sentry Park West		1988	93,093	96.4	2,257	0.38	25.15
18 Sentry Park West		1988	95,010	89.7	2,030	0.34	23.82
King of Prussia
2200 Renaissance Boulevard		1985	174,124	65.4	2,413	0.40	21.19
Lower Providence
1000 Madison Avenue		1990	100,700	52.6	1,105	0.18	20.86
Plymouth Meeting
1150 Plymouth Meeting Mall		1970	167,748	78.5	2,664	0.44	20.23

Total Pennsylvania Office			2,025,738	85.0	40,651	6.75	23.61

FAIRFIELD COUNTY, CONNECTICUT
Norwalk
40 Richards Avenue		1985	145,487	77.6	2,655	0.44	23.52
Stamford
1266 East Main Street		1984	179,260	82.8	3,745	0.62	25.23

Total Connecticut Office			324,747	80.5	6,400	1.06	24.49

WASHINGTON, D.C.
1201 Connecticut Avenue, NW		1940	169,549	100.0	6,807	1.13	40.15
1400 L Street, NW		1987	159,000	100.0	5,880	0.98	36.98

Total District of Columbia Office			328,549	100.0	12,687	2.11	38.62

PRINCE GEORGE’S COUNTY, MARYLAND
Greenbelt
9200 Edmonston Road		1973	38,690	100.0	910	0.15	23.52
6301 Ivy Lane		1979	112,003	76.3	1,934	0.32	22.63
6303 Ivy Lane		1980	112,047	55.9	1,704	0.28	27.21
6305 Ivy Lane		1982	112,022	75.3	1,730	0.29	20.51
6404 Ivy Lane		1987	165,234	47.9	2,095	0.35	26.47
6406 Ivy Lane		1991	163,857	0.0	66	0.01	0.00
6411 Ivy Lane		1984	138,405	82.9	2,726	0.45	23.76

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Property Listing

Office Properties

(continued)

Property Location	Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

Lanham
4200 Parliament Place	1989	122,000	89.3	2,716	0.45	24.93

Total Maryland Office		964,258	59.5	13,881	2.30	24.18


TOTAL OFFICE PROPERTIES		25,730,410	89.8	538,884	89.69	24.67

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office/Flex Properties
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)
BURLINGTON COUNTY, NEW JERSEY
Burlington
3 Terri Lane		1991	64,500	100.0	560	0.09	8.68
5 Terri Lane		1992	74,555	78.8	513	0.09	8.73
Moorestown
2 Commerce Drive		1986	49,000	74.1	211	0.04	5.81
101 Commerce Drive		1988	64,700	100.0	275	0.05	4.25
102 Commerce Drive		1987	38,400	100.0	230	0.04	5.99
201 Commerce Drive		1986	38,400	100.0	226	0.04	5.89
202 Commerce Drive		1988	51,200	100.0	234	0.04	4.57
1 Executive Drive		1989	20,570	81.1	157	0.03	9.41
2 Executive Drive		1988	60,800	100.0	474	0.08	7.80
101 Executive Drive		1990	29,355	99.7	295	0.05	10.08
102 Executive Drive		1990	64,000	100.0	474	0.08	7.41
225 Executive Drive		1990	50,600	67.6	144	0.02	4.21
97 Foster Road		1982	43,200	75.5	153	0.03	4.69
1507 Lancer Drive		1995	32,700	100.0	134	0.02	4.10
1245 North Church Street		1998	52,810	71.6	223	0.04	5.90
1247 North Church Street		1998	52,790	58.1	225	0.04	7.34
1256 North Church Street		1984	63,495	100.0	464	0.08	7.31
840 North Lenola Road		1995	38,300	100.0	368	0.06	9.61
844 North Lenola Road		1995	28,670	100.0	174	0.03	6.07
915 North Lenola Road		1998	52,488	100.0	290	0.05	5.53
2 Twosome Drive		2000	48,600	100.0	450	0.07	9.26
30 Twosome Drive		1997	39,675	89.9	272	0.05	7.63
31 Twosome Drive		1998	84,200	100.0	477	0.08	5.67
40 Twosome Drive		1996	40,265	100.0	336	0.06	8.34
41 Twosome Drive		1998	43,050	88.9	242	0.04	6.32
50 Twosome Drive		1997	34,075	100.0	257	0.04	7.54

GLOUCESTER COUNTY, NEW JERSEY
West Deptford
1451 Metropolitan Drive		1996	21,600	100.0	148	0.02	6.85

MERCER COUNTY, NEW JERSEY
Hamilton Township
100 Horizon Center Boulevard		1989	13,275	100.0	208	0.03	15.67
200 Horizon Drive		1991	45,770	85.3	576	0.10	14.75
300 Horizon Drive		1989	69,780	100.0	987	0.16	14.14
500 Horizon Drive		1990	41,205	94.3	605	0.10	15.57

MONMOUTH COUNTY, NEW JERSEY
Wall Township
1325 Campus Parkway		1988	35,000	100.0	655	0.11	18.71
1340 Campus Parkway		1992	72,502	100.0	956	0.16	13.19
1345 Campus Parkway		1995	76,300	100.0	907	0.15	11.89
1433 Highway 34		1985	69,020	82.4	509	0.08	8.95
1320 Wyckoff Avenue		1986	20,336	100.0	200	0.03	9.83
1324 Wyckoff Avenue		1987	21,168	100.0	231	0.04	10.91

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office/Flex Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)
PASSAIC COUNTY, NEW JERSEY
Totowa
1 Center Court		1999	38,961	62.2	476	0.08	19.64
2 Center Court		1998	30,600	99.3	396	0.07	13.03
11 Commerce Way		1989	47,025	100.0	577	0.10	12.27
20 Commerce Way		1992	42,540	100.0	466	0.08	10.95
29 Commerce Way		1990	48,930	100.0	711	0.12	14.53
40 Commerce Way		1987	50,576	72.1	477	0.08	13.08
45 Commerce Way		1992	51,207	96.4	585	0.10	11.85
60 Commerce Way		1988	50,333	100.0	554	0.09	11.01
80 Commerce Way		1996	22,500	87.9	266	0.04	13.45
100 Commerce Way		1996	24,600	66.9	291	0.05	17.68
120 Commerce Way		1994	9,024	100.0	126	0.02	13.96
140 Commerce Way		1994	26,881	99.5	376	0.06	14.06

Total New Jersey Office/Flex			2,189,531	92.3	19,141	3.21	9.47

WESTCHESTER COUNTY, NEW YORK
Elmsford
11 Clearbrook Road		1974	31,800	100.0	480	0.08	15.09
75 Clearbrook Road		1990	32,720	100.0	413	0.07	12.62
125 Clearbrook Road		2002	33,000	100.0	712	0.12	21.58
150 Clearbrook Road		1975	74,900	100.0	1,032	0.17	13.78
175 Clearbrook Road		1973	98,900	100.0	1,542	0.26	15.59
200 Clearbrook Road		1974	94,000	91.8	1,063	0.18	12.32
250 Clearbrook Road		1973	155,000	97.3	1,498	0.25	9.93
50 Executive Boulevard		1969	45,200	86.5	473	0.08	12.10
77 Executive Boulevard		1977	13,000	100.0	252	0.04	19.38
85 Executive Boulevard		1968	31,000	99.4	577	0.10	18.73
300 Executive Boulevard		1970	60,000	100.0	717	0.12	11.95
350 Executive Boulevard		1970	15,400	98.8	238	0.04	15.64
399 Executive Boulevard		1962	80,000	100.0	519	0.09	6.49
400 Executive Boulevard		1970	42,200	60.9	614	0.10	23.89
500 Executive Boulevard		1970	41,600	94.3	666	0.11	16.98
525 Executive Boulevard		1972	61,700	100.0	946	0.16	15.33
1 Westchester Plaza		1967	25,000	100.0	345	0.06	13.80
2 Westchester Plaza		1968	25,000	100.0	533	0.09	21.32
3 Westchester Plaza		1969	93,500	84.9	589	0.10	7.42
4 Westchester Plaza		1969	44,700	59.1	535	0.09	20.25
5 Westchester Plaza		1969	20,000	38.3	258	0.04	33.68
6 Westchester Plaza		1968	20,000	100.0	269	0.04	13.45
7 Westchester Plaza		1972	46,200	100.0	740	0.12	16.02
8 Westchester Plaza		1971	67,200	100.0	989	0.16	14.72
Hawthorne
200 Saw Mill River Road		1965	51,100	92.0	653	0.11	13.89
4 Skyline Drive		1987	80,600	94.5	1,369	0.23	17.97
5 Skyline Drive		1980	124,022	99.3	1,741	0.29	14.14
6 Skyline Drive		1980	44,155	100.0	328	0.05	7.43
8 Skyline Drive		1985	50,000	98.7	980	0.16	19.86
10 Skyline Drive		1985	20,000	84.4	325	0.05	19.25

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Office/Flex Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)
11 Skyline Drive		1989	45,000	100.0	803	0.13	17.84
12 Skyline Drive		1999	46,850	100.0	819	0.14	17.48
15 Skyline Drive		1989	55,000	100.0	1,154	0.19	20.98
Yonkers
100 Corporate Boulevard		1987	78,000	98.3	1,495	0.25	19.50
200 Corporate Boulevard South		1990	84,000	99.8	1,473	0.25	17.57
4 Executive Plaza		1986	80,000	100.0	1,392	0.23	17.40
6 Executive Plaza		1987	80,000	99.2	1,438	0.24	18.12
1 Odell Plaza		1980	106,000	99.9	1,364	0.23	12.88
3 Odell Plaza		1984	71,065	100.0	1,595	0.27	22.44
5 Odell Plaza		1983	38,400	89.2	523	0.09	15.27
7 Odell Plaza		1984	42,600	87.8	764	0.13	20.43

Total New York Office/Flex			2,348,812	95.5	34,216	5.71	15.26

FAIRFIELD COUNTY, CONNECTICUT
Stamford
419 West Avenue		1986	88,000	100.0	1,372	0.23	15.59
500 West Avenue		1988	25,000	100.0	420	0.07	16.80
550 West Avenue		1990	54,000	100.0	852	0.14	15.78
600 West Avenue		1999	66,000	100.0	804	0.13	12.18
650 West Avenue		1998	40,000	100.0	686	0.11	17.15

Total Connecticut Office/Flex			273,000	100.0	4,134	0.68	15.14


TOTAL OFFICE/FLEX PROPERTIES			4,811,343	94.3	57,491	9.60	12.67

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

	Property Listing Industrial/Warehouse, Retail and Land Properties
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 6/30/09 (%) (a)	2009 Base Rent ($000’s) (b) (c)	Percentage Of Total 2009 Base Rent %	2009 Average Base Rent Per Sq. Ft. ($) (c) (d)

WESTCHESTER COUNTY, NEW YORK
Elmsford
1 Warehouse Lane		1957	6,600	100.0	87	0.01	13.18
2 Warehouse Lane		1957	10,900	100.0	165	0.03	15.14
3 Warehouse Lane		1957	77,200	100.0	357	0.06	4.62
4 Warehouse Lane		1957	195,500	96.7	1,569	0.26	8.30
5 Warehouse Lane		1957	75,100	97.1	885	0.15	12.14
6 Warehouse Lane		1982	22,100	100.0	512	0.09	23.17

Total Industrial/Warehouse Properties			387,400	97.8	3,575	0.60	9.44

WESTCHESTER COUNTY, NEW YORK
Tarrytown
230 White Plains Road		1984	9,300	100.0	174	0.03	18.71
Yonkers
2 Executive Boulevard		1986	8,000	100.0	188	0.03	23.50

Total Retail Properties			17,300	100.0	362	0.06	20.92

WESTCHESTER COUNTY, NEW YORK
Elmsford
700 Executive Boulevard		--	--	--	114	0.02	--
Yonkers
1 Enterprise Boulevard		--	--	--	185	0.03	--

Total New York Land Leases			--	--	299	0.05	--

PRINCE GEORGE’S COUNTY, MARYLAND
Greenbelt
Capital Office Park Parcel A (e)		--	--	--	8	0.00	--

Total Maryland Land Leases			--	--	8	0.00	--

Total Land Leases			--	--	307	0.05	--

TOTAL PROPERTIES			30,946,453	90.6	600,619	100.00	22.53

(a)

Percentage leased includes all leases in effect as of the period end date, some of which have commencement dates in the future and leases expiring June 30, 2009 aggregating 81,451 square feet (representing 0.3 percent of the Company’s total net rentable square footage) for which no new leases were signed.

(b)

Total base rent for the 12 months ended June 30, 2009, determined in accordance with generally accepted accounting principles (“GAAP”). Substantially all of the leases provide for annual base rents plus recoveries and escalation charges based upon the tenant’s proportionate share of and/or increases in real estate taxes and certain operating costs, as defined, and the pass through of charges for electrical usage.

(c)	Excludes space leased by the Company.

(d)	Base rent for the 12 months ended June 30, 2009, divided by net rentable square feet leased at June 30, 2009.

(e)

As this property was acquired or placed in service by the Company during the 12 months ended June 30, 2009, the amounts represented in 2009 base rent reflect only that portion of the year during which the Company owned the property. Accordingly, these amounts may not be indicative of the property’s full year results. For comparison purposes, the amounts represented in 2009 average base rent per sq. ft. for this property have been calculated by taking 2009 base rent for such property and annualizing these partial-year results, dividing such annualized amounts by the net rentable square feet leased at June 30, 2009. These annualized per square foot amounts may not be indicative of the property’s results had the Company owned such property for the entirety of the 12 months ended June 30, 2009.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Significant Tenants

The following table sets forth a schedule of the Company’s 50 largest tenants for the Consolidated Properties as of June 30, 2009, based upon annualized base rents:

	Number of Properties	Annualized Base Rental Revenue ($) (a)	Percentage of Company Annualized Base Rental Revenue (%)	Square Feet Leased	Percentage Total Company Leased Sq. Ft. (%)	Year of Lease Expiration
National Union Fire Insurance Company of Pittsburgh, PA	4	14,331,708	2.3	532,278	1.9	2019	(b)
Citigroup Global Markets, Inc.	5	13,209,628	2.1	423,881	1.5	2018	(c)
DB Services New Jersey, Inc.	2	10,905,426	1.7	402,068	1.5	2017
United States of America-GSA	12	9,902,452	1.6	290,598	1.1	2017	(d)
Wyndham Worldwide Operations	2	9,024,126	1.4	395,983	1.4	2024	(e)
New Cingular Wireless PCS, LLC	3	8,995,940	1.4	405,530	1.5	2014	(f)
Keystone Mercy Health Plan	2	8,761,006	1.4	303,149	1.1	2020
Forest Research Institute, Inc.	1	8,271,398	1.3	215,659	0.8	2017
AT&T Corp.	2	7,934,132	1.3	395,528	1.4	2014	(g)
Prentice-Hall, Inc.	1	7,694,097	1.2	474,801	1.7	2014
ICAP Securities USA, LLC	1	6,236,408	1.0	159,834	0.6	2017
Toys 'R' Us – NJ, Inc.	1	6,152,682	1.0	242,518	0.9	2012
Daiichi Sankyo, Inc.	2	5,804,755	0.9	180,807	0.7	2022	(h)
TD Ameritrade Online Holdings	1	5,766,149	0.9	184,222	0.7	2015
Morgan Stanley & Co., Inc.	4	5,637,926	0.9	370,113	1.3	2016	(i)
Allstate Insurance Company	9	5,258,412	0.8	219,344	0.8	2017	(j)
KPMG, LLP	3	5,232,195	0.8	187,994	0.7	2014	(k)
Credit Suisse (USA), Inc.	1	5,212,307	0.8	153,464	0.6	2012	(l)
Merrill Lynch Pierce Fenner	2	5,108,037	0.8	298,640	1.1	2017	(m)
IBM Corporation	3	5,007,630	0.8	310,263	1.1	2012	(n)
National Financial Services	1	4,798,621	0.8	112,964	0.4	2012
Montefiore Medical Center	5	4,639,712	0.7	214,070	0.8	2019	(o)
Samsung Electronics America	1	4,184,278	0.7	150,050	0.5	2010
J.H. Cohn, LLP	1	4,151,405	0.7	154,035	0.6	2020
Vonage America, Inc.	1	3,934,000	0.6	350,000	1.3	2017
Bank Of Tokyo-Mitsubishi, Ltd.	1	3,872,785	0.6	137,076	0.5	2019
Arch Insurance Company	1	3,685,118	0.6	106,815	0.4	2024
Lehman Brothers Holdings, Inc.	1	3,611,421	0.6	135,190	0.5	2012	(p)
American Institute of Certified Public Accountants	1	3,455,040	0.5	142,953	0.5	2012
Oppenheimer & Co., Inc.	1	3,269,465	0.5	118,871	0.4	2017	(q)
E*Trade Financial Corporation	1	3,124,160	0.5	106,573	0.4	2022
Dow Jones & Company, Inc.	1	3,057,773	0.5	92,312	0.3	2012
SunAmerica Asset Management	1	2,958,893	0.5	69,621	0.3	2018
Shaw Facilities, Inc.	3	2,899,544	0.5	141,172	0.5	2015	(r)
United States Life Insurance Co.	1	2,880,000	0.5	180,000	0.7	2013
Tullett Prebon Holdings Corp.	1	2,787,758	0.4	113,041	0.4	2023	(s)
High Point Safety & Insurance	2	2,760,561	0.4	116,889	0.4	2020
HQ Global Workplaces, LLC	7	2,725,276	0.4	133,209	0.5	2021	(t)
AAA Mid-Atlantic, Inc.	2	2,529,519	0.4	129,784	0.5	2022	(u)
Regus Business Centre Corp.	2	2,528,176	0.4	79,805	0.3	2011
Tradeweb Markets, LLC	1	2,490,140	0.4	64,976	0.2	2017
New Jersey Turnpike Authority	1	2,455,463	0.4	100,223	0.4	2017
Movado Group, Inc	1	2,449,828	0.4	90,050	0.3	2013
Natixis North America, Inc.	1	2,408,679	0.4	83,629	0.3	2021
Connell Foley, LLP	2	2,406,170	0.4	97,822	0.4	2015
Lowenstein Sandler, P.C.	1	2,392,917	0.4	98,677	0.4	2017
Sony BMG Music Entertainment	1	2,290,083	0.4	97,653	0.4	2014
Nextel of New York, Inc.	2	2,225,875	0.4	97,435	0.4	2014	(v)
UBS Financial Services, Inc.	3	2,209,326	0.4	82,092	0.3	2016	(w)
Celgene Corporation	1	2,190,042	0.3	82,392	0.3	2011

Total		245,818,442	39.1	9,826,053	36.0

See footnotes on subsequent page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Significant Tenants

(Continued)

(a)

Annualized base rental revenue is based on actual June, 2009 billings times 12. For leases whose rent commences after July 1, 2009, 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.

(b)	394,849 square feet expire in 2012; 20,311 square feet expire in 2013; 117,118 square feet expire 2019.

(c)	330,900 square feet expire in 2010; 26,834 square feet expire in 2014; 26,262 square feet expire in 2016; 39,885 square feet expire in 2018.

(d)	11,825 square feet expire in 2010; 9,901 square feet expire in 2011; 11,216 square feet expire in 2012; 65,438 square feet expire in 2013; 4,879 square feet expire in 2014; 180,729 square feet expire in 2015; 6,610 square feet expire in 2017.

(e)	145,983 square feet expire in 2011; 250,000 square feet expire in 2024.

(f)	333,145 square feet expire in 2013; 72,385 square feet expire in 2014.

(g)	120,528 square feet expire in 2011; 275,000 square feet expire in 2014.

(h)	8,907 square feet expire in 2013; 171,900 square feet expire in 2022.

(i)	7,000 square feet expire in 2009; 306,170 square feet expire in 2013; 29,654 square feet expire in 2015; 27,289 square feet expire in 2016.

(j)	6,108 square feet expire in 2009; 41,207 square feet expire in 2010; 83,693 square feet expire in 2011; 29,005 square feet expire in 2013; 5,348 square feet expire in 2015; 53,983 square feet expire in 2017.

(k)	46,440 square feet expire in 2009; 57,204 square feet expire in 2010; 77,381 square feet expire in 2012; 6,969 square feet expire in 2014.

(l)	71,511 square feet expire in 2011; 81,953 square feet expire in 2012.

(m)	4,451 square feet expire in 2009; 294,189 square feet expire in 2017.

(n)	61,864 square feet expire in 2010; 248,399 square feet expire in 2012.

(o)	5,850 square feet expire in 2014; 7,200 square feet expire in 2016; 30,872 square feet expire in 2017; 36,385 square feet expire in 2018; 133,763 square feet expire in 2019.

(p)	63,686 square feet expire in 2010; 71,504 square feet expire in 2012.

(q)	104,008 square feet expire in 2013; 14,863 square feet expire in 2017.

(r)	39,060 square feet expire in 2013; 102,112 square feet expire in 2015.

(s)	12,282 square feet expire in 2011; 100,759 square feet expire in 2023.

(t)	22,064 square feet expire in 2013; 22,279 square feet expire in 2015; 33,649 square feet expire in 2018; 19,485 square feet expire in 2019; 21,008 square feet expire in 2020; 14,724 square feet expire in 2021.

(u)	9,784 square feet expire in 2017; 120,000 square feet expire in 2022.

(v)	62,435 square feet expire in 2010; 35,000 square feet expire in 2014.

(w)	21,554 square feet expire in 2010; 23,373 square feet expire in 2013; 37,165 square feet expire in 2016.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Schedule of Lease Expirations

All Consolidated Properties

The following table sets forth a schedule of lease expirations for the total of the Company’s office, office/flex, industrial/warehouse and stand-alone retail properties included in the Consolidated Properties beginning July 1, 2009, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2009 through 2011 only):

Year Of Expiration/ Market	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)	Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2009 (c)
Northern NJ	52	354,170	1.3	8,420,202	23.77	1.4
Central NJ	13	107,853	0.4	1,898,115	17.60	0.3
Westchester Co., NY	29	122,206	0.4	2,585,489	21.16	0.4
Manhattan	-	-	-	-	-	-
Sub. Philadelphia	5	43,290	0.2	443,909	10.25	(d)
Fairfield, CT	5	21,990	0.1	506,546	23.04	0.1
Washington, DC/MD	4	15,830	0.1	405,669	25.63	(d)
Rockland Co., NY	1	3,467	(d)	73,674	21.25	(d)
TOTAL – 2009	109	668,806	2.5	14,333,604	21.43	2.2


2010
Northern NJ	115	1,280,103	4.7	29,280,514	22.87	4.7
Central NJ	67	492,999	1.8	12,300,929	24.95	2.0
Westchester Co., NY	101	430,598	1.6	9,508,057	22.08	1.5
Manhattan	2	330,900	1.2	10,711,233	32.37	1.7
Sub. Philadelphia	49	243,783	0.9	3,779,895	15.51	0.6
Fairfield, CT	12	34,013	0.1	806,543	23.71	0.1
Washington, DC/MD	30	122,387	0.4	3,693,805	30.18	0.6
Rockland Co., NY	5	8,848	(d)	229,701	25.96	(d)
TOTAL – 2010	381	2,943,631	10.7	70,310,677	23.89	11.2


2011
Northern NJ	125	1,264,177	4.6	31,365,525	24.81	5.0
Central NJ	65	712,930	2.6	16,774,862	23.53	2.7
Westchester Co., NY	99	612,254	2.2	13,847,607	22.62	2.2
Manhattan	-	-	-	-	-	-
Sub. Philadelphia	75	671,534	2.4	11,722,364	17.46	1.9
Fairfield, CT	16	106,527	0.4	2,994,490	28.11	0.5
Washington, DC/MD	13	69,039	0.3	2,024,466	29.32	0.3
Rockland Co., NY	3	5,264	(d)	132,461	25.16	(d)
TOTAL – 2011	396	3,441,725	12.5	78,861,775	22.91	12.6

Schedule continued, with footnotes, on subsequent page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Schedule of Lease Expirations

All Consolidated Properties (continued)

Year Of Expiration	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)		Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2012	309	2,938,810	10.7		70,447,805	23.97	11.2

2013	313	3,670,289	13.3		79,550,824	21.67	12.6

2014	258	2,697,102	9.8		59,440,660	22.04	9.5

2015	168	2,871,130	10.4		62,793,307	21.87	10.0

2016	100	1,382,487	5.0		29,733,985	21.51	4.7

2017	88	2,505,372	9.1		60,143,917	24.01	9.6

2018	57	968,768	3.5		22,965,040	23.71	3.7

2019	53	1,077,171	3.9		22,103,328	20.52	3.5

2020 and thereafter	56	2,366,374	8.6		57,916,664	24.47	9.2
Total/
Weighted Average	2,288	27,531,665 (e)		100.0	628,601,586	22.83	100.0

(a)	Includes office, office/flex, industrial/warehouse and stand-alone retail property tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

(b)

(c)	Includes leases expiring June 30, 2009 aggregating 81,451 square feet and representing annualized rent of $1,840,387 for which no new leases were signed.

(d)	Represents less than .05%

(e)	Reconciliation to Company’s total net rentable square footage is as follows:

	Square Feet
Square footage leased to commercial tenants	27,531,665
Square footage used for corporate offices, management offices,
building use, retail tenants, food services, other ancillary
service tenants and occupancy adjustments	508,590
Square footage unleased	2,906,198
Total net rentable square footage (does not include land leases)	30,946,453

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Schedule of Lease Expirations

Office Properties

The following table sets forth a schedule of lease expirations for the office properties beginning July 1, 2009, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2009 through 2011 only):

Year Of Expiration/ Market	Number Of Leases Expiring (a)		Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)		Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2009 (c)
Northern NJ		48	317,010	1.2		7,947,081	25.07	1.2
Central NJ		9	78,546	0.3		1,479,228	18.83	0.3
Westchester Co., NY		21	60,908	0.3		1,666,225	27.36	0.3
Manhattan		-	-	-		-	-	-
Sub. Philadelphia		3	8,920	(d)		199,751	22.39	(d)
Fairfield Co., CT		4	14,990	0.1		443,546	29.59	0.1
Washington, DC/MD		4	15,830	0.1		405,669	25.63	0.1
Rockland Co., NY		1	3,467	(d)		73,674	21.25	(d)
TOTAL – 2009		90	499,671	2.0		12,215,174	24.45	2.0

2010
Northern NJ		99	1,138,905	5.1		27,451,542	24.10	4.9
Central NJ		54	366,395	1.6		10,279,678	28.06	1.8
Westchester Co., NY		60	221,668	1.0		6,149,469	27.74	1.1
Manhattan		2	330,900	1.5		10,711,233	32.37	1.9
Sub. Philadelphia		32	117,138	0.5		2,802,777	23.93	0.5
Fairfield Co., CT		11	23,263	0.1		607,668	26.12	0.1
Washington, DC/MD		30	122,387	0.5		3,693,805	30.18	0.7
Rockland Co., NY		5	8,848	(d)		229,701	25.96	(d)
TOTAL – 2010		293	2,329,504	10.3		61,925,873	26.58	11.0

2011
Northern NJ		121	1,240,997	5.6		31,078,779	25.04	5.5
Central NJ		58	687,690	3.0		16,414,419	23.87	2.9
Westchester Co., NY		58	340,509	1.5		9,109,799	26.75	1.6
Manhattan		-	-	-		-	-	-
Sub. Philadelphia		51	395,263	1.8		9,851,625	24.92	1.8
Fairfield Co., CT		15	99,477	0.4		2,867,590	28.83	0.5
Washington, DC/MD		13	69,039	0.3		2,024,466	29.32	0.4
Rockland Co., NY		3	5,264	(d)		132,461	25.16	(d)
TOTAL – 2011		319	2,838,239	12.6		71,479,139	25.18	12.7

2012		237	2,324,165	10.3		62,329,861	26.82	11.1

2013		239	2,847,701	12.6		67,998,164	23.88	12.1

2014		207	2,196,909	9.7		53,181,837	24.21	9.5

2015		143	2,571,201	11.4		59,480,608	23.13	10.6

2016		83	1,005,244	4.5		24,629,270	24.50	4.4

2017		73	2,333,966	10.3		57,282,424	24.54	10.2

2018		35	694,129	3.1		19,048,652	27.44	3.4

2019		35	675,907	3.0		16,497,514	24.41	2.9

2020 and thereafter		52	2,297,789	10.2		57,013,229	24.81	10.1
Totals/Weighted Average		1,806	22,614,425 (c)		100.0	563,081,745	24.90	100.0

(a)	Includes office tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

(b)

(c)	Includes leases expiring June 30, 2009 aggregating 53,577 square feet and representing annualized rent of $1,474,523 for which no new leases were signed.

(d)	Represents 0.05% or less.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Schedule of Lease Expirations

Office/Flex Properties

The following table sets forth a schedule of lease expirations for the office/flex properties beginning July 1, 2009, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2009 through 2011 only):

Year Of Expiration/ Market	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)	Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2009 (c)
Northern NJ	4	37,160	0.8	473,121	12.73	0.7
Central NJ	4	29,307	0.6	418,887	14.29	0.7
Westchester Co., NY	8	61,298	1.3	919,264	15.00	1.5
Sub. Philadelphia	2	34,370	0.8	244,158	7.10	0.4
Fairfield Co., CT	1	7,000	0.1	63,000	9.00	0.1
TOTAL – 2009	19	169,135	3.6	2,118,430	12.53	3.4

2010
Northern NJ	16	141,198	3.2	1,828,972	12.95	3.0
Central NJ	13	126,604	2.8	2,021,251	15.97	3.3
Westchester Co., NY	40	203,980	4.5	3,269,488	16.03	5.4
Sub. Philadelphia	17	126,645	2.8	977,118	7.72	1.6
Fairfield Co., CT	1	10,750	0.2	198,875	18.50	0.3
TOTAL – 2010	87	609,177	13.5	8,295,704	13.62	13.6

2011
Northern NJ	4	23,180	0.4	286,746	12.37	0.5
Central NJ	7	25,240	0.6	360,443	14.28	0.6
Westchester Co., NY	39	252,345	5.6	4,509,208	17.87	7.4
Sub. Philadelphia	24	276,271	6.1	1,870,739	6.77	3.1
Fairfield Co., CT	1	7,050	0.2	126,900	18.00	0.2
TOTAL – 2011	75	584,086	12.9	7,154,036	12.25	11.8

2012	71	608,007	13.5	8,044,926	13.23	13.2

2013	63	668,283	14.8	10,180,076	15.23	16.7

2014	47	460,348	10.2	5,451,273	11.84	9.0

2015	24	271,929	6.0	2,990,699	11.00	4.9

2016	15	242,161	5.4	3,585,043	14.80	5.9

2017	15	171,406	3.8	2,861,493	16.69	4.7

2018	21	266,639	5.9	3,691,388	13.84	6.1

2019	18	401,264	8.9	5,605,814	13.97	9.2

2020 and thereafter	4	68,585	1.5	903,435	13.17	1.5
Totals/Weighted
Average	459	4,521,020	100.0	60,882,317	13.47	100.0

(a)	Includes office/flex tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

(b)

(c)	Includes leases expiring June 30, 2009 aggregating 27,874 square feet and representing annualized rent of $365,864 for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009

Schedule of Lease Expirations

Industrial/Warehouse Properties

The following table sets forth a schedule of lease expirations for the industrial/warehouse properties beginning July 1, 2009, assuming that none of the tenants exercise renewal or termination options. All industrial/warehouse properties are located in the Westchester County, NY market:

Year Of Expiration	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)	Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2010	1	4,950	1.3	89,100	18.00	2.3

2011	2	19,400	5.1	228,600	11.78	5.4

2012	1	6,638	1.8	73,018	11.00	1.7

2013	11	154,305	40.7	1,372,584	8.90	32.5

2014	3	30,545	8.1	612,550	20.05	14.5

2015	1	28,000	7.4	322,000	11.50	7.6

2016	2	135,082	35.6	1,519,672	11.25	36.0
Totals/Weighted
Average	21	378,920	100.0	4,217,524	11.13	100.0

(a)	Includes industrial/warehouse tenants only. Excludes leases for amenity, retail, parking and month-to-month industrial/warehouse tenants. Some tenants have multiple leases.

(b)

Annualized base rental revenue is based on actual June 2009 billings times 12. For leases whose rent commences after July 1, 2009, 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, the historical results may differ from those set forth above.

Stand-Alone Retail Properties

The following table sets forth a schedule of lease expirations for the stand-alone retail properties beginning July 1, 2009, assuming that none of the tenants exercise renewal or termination options. All stand-alone retail properties are located in the Westchester County, NY market:

Year Of Expiration	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)	Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2014	1	9,300	53.8	195,000	20.97	46.4

2018	1	8,000	46.2	225,000	28.13	53.6
Totals/Weighted
Average	2	17,300	100.0	420,000	24.28	100.0

(a)	Includes stand-alone retail property tenants only.

(b)

Annualized base rental revenue is based on actual June 2009 billings times 12. For leases whose rent commences after July 1, 2009 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.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2009