FIRST QUARTER 2015


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 / Recent Transactions
9
·      Leasing
9 - 10
·      Information About FFO
10
·      Key Financial Data
11
·      Same-Store Results and Analysis
12
·      Select Financial Ratios
13
·      Debt Analysis:
 
(a) Debt Breakdown/Future Repayments
14
(b) Debt Maturities
15
(c) Debt Detail
16
   
III.  FINANCIAL INFORMATION
 
·      Consolidated Statements of Operations
18
·      Consolidated Balance Sheets
19
·      Consolidated Statement of Changes in Equity
20
·      Statements of Funds from Operations
21
·      Statements of Funds from Operations Per Diluted Share
22
·      Reconciliation of Basic-to-Diluted Shares/Units
23
·      Unconsolidated Joint Venture Information
24 - 26
   
IV.  PORTFOLIO SUMMARY
 
·      Operating Property Acquisitions
28
·      Properties Commencing Initial Operations
29
·      Rental Property Sales/Dispositions
30
·      Breakdown of Company Holdings
31
·      Consolidated Property Listing (by Property Type)
32 - 40
·      Unconsolidated Joint Venture Summary
41 - 43
·      Consolidated Portfolio Analyses:
 
                 Breakdown by:
 
                 (a) Number of Properties
44
                 (b) Square Footage
45
                 (c) Base Rental Revenue
46
                 (d) Percentage Leased
47
   
V.  MULTI-FAMILY RENTAL PORTFOLIO
 
·      Summary of Stabilized Operating Communities/
49
·      Stabilizing Operating Communities Capitalization/ Repositioning
50
·      Summary of Communities in Lease-Up
51
·      Summary of Development Communities
52
·      Summary of Land Holdings/Pre-Development
53
   
VI.  OFFICE PORTFOLIO
 
·      Summary of Development Projects
55
·      Summary of Land Holdings
56
·      Leasing Statistics
57 -59
·      Market Diversification (MSAs)
60
·      Industry Diversification (Top 30 Tenant Industries)
61
·      Significant Tenants (Top 50 Tenants)
62 - 63
·      Schedules of Lease Expirations (by Property Type)
64 - 68





Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
2

 

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,” “potential,” “projected,” “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, which in turn may have a negative effect on the fundamentals of the Company’s business and the financial condition of the Company’s tenants and residents;
   
· 
the value of the Company’s real estate assets, which may limit the Company’s ability to dispose of assets at attractive prices or obtain or maintain debt financing secured by 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 our 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 Company's credit worthiness and 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 refinance existing debt and the Company’s future interest expense;
   
· 
changes in governmental regulation, tax rates and similar matters; and
   
· 
other risks associated with the development and acquisition of properties, including risks that the development may not be completed on schedule, that the tenants or residents will not take occupancy or pay rent, or that development or operating costs may be greater than anticipated.

For further information on factors which could impact us and the statements contained herein, 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 March 31, 2015

 
 
3

 










I.  COMPANY BACKGROUND


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
4

 


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 $4.1 billion at March 31, 2015. Mack-Cali has been involved in all aspects of commercial real estate development, management, and ownership for over 60 years and has been a publicly traded REIT since 1994. At March 31, 2015, Mack-Cali owned or had interests in 283 properties consisting of 263 office and office/flex properties totaling approximately 30.9 million square feet of commercial space and 20 multi-family rental properties containing 5,861 apartment homes, all located in the Northeast, as well as 921 apartment homes in lease-up, and 1,462 apartment homes in development and land to accommodate up to 5.7 million square feet of additional commercial space and 8,404 multi-family apartment homes – in addition to hotel development.

History

Established over 60 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 March 31, 2015)

   
Corporate Headquarters
Edison, New Jersey
Fiscal Year-End
12/31
Total Properties
283
Total Commercial Square Feet / Multi-family Units
30.9 million commercial square feet and 5,861 multi-family apartment homes
Geographic Diversity
Seven states and the District of Columbia
New Jersey Presence
21.1 million square feet of commercial space and 2,916 multi-family apartment homes
Northeast Presence
30.9 million square feet of commercial space and 5,861 multi-family apartment homes
Common Shares and
 
Units Outstanding
100.2 million
Dividend--Quarter/Annualized
$0.15/$0.60
Dividend Yield
3.1%
Total Market Capitalization
$4.1 billion
Senior Debt Rating
BBB- (S&P and Fitch);
 
Baa3 (Moody’s)



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
5

 



Board of Directors

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







Executive Officers
 
  Mitchell E. Hersh, President and Chief Executive Officer
   
  Anthony Krug, Chief Financial Officer
   
  Gary Wagner, Chief Legal Officer and Secretary
 
 
 
 
 

 
 

 

 



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
6

 


Equity Research Coverage


   
Bank of America Merrill Lynch
James C. Feldman
(646) 855-5808
Green Street Advisors
Michael Knott
(949) 640-8780
Barclays Capital
Ross Smotrich
(212) 526-2306
J.P. Morgan
Anthony Paolone
(212) 622-6682
Citigroup
Michael Bilerman
(212) 816-1383
Stifel, Nicolaus & Company, Inc.
John W. Guinee, III
(443) 224-1307
Cowen and Company
James Sullivan
(646) 562-1380
SunTrust Robinson Humphrey, Inc.
Michael R. Lewis
(212) 319-5659
Deutsche Bank North America
Vin Chao
(212) 250-6799
UBS Investment Research
Ross T. Nussbaum
(212) 713-2484
Evercore ISI
Steve Sakwa
(212) 446-9462
 
   






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 March 31, 2015

 
 
7

 











II.  FINANCIAL HIGHLIGHTS









Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
8

 

II.  FINANCIAL HIGHLIGHTS

Quarterly Summary


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


Funds from operations (FFO) for the quarter ended March 31, 2015 amounted to $43.1 million, or $0.43 per share.
 
Net loss available to common shareholders for the first quarter 2015 equaled $2.5 million, or $0.03 per share.
 
All per share amounts presented above are on a diluted basis.
 
Total revenues for the first quarter 2015 were $153.7 million.
 
The Company had 89,127,942 shares of common stock, and 11,036,898 common operating partnership units outstanding as of March 31, 2015. The Company had a total of 100,164,840 common shares/common units outstanding at March 31, 2015.
 
As of March 31, 2015, the Company had total indebtedness of approximately $2.1 billion, with a weighted average annual interest rate of 5.65 percent.
 
The Company had a debt-to-undepreciated assets ratio of 37.5 percent at March 31, 2015. The Company had an interest coverage ratio of 2.6 times for the quarter ended March 31, 2015.



Recent Transactions



In April, the Company acquired vacant land to accommodate the development of up to 370 multi-family residential units located in Worcester, Massachusetts (the “CitySquare Project”) for a purchase price of $3.1 million with an additional $1.25 million to be paid, subject to certain conditions, in accordance with the terms of the purchase and sale agreement.
 
In January, the Company sold its 21,600 square-foot office/flex property located at 1451 Metropolitan Drive in West Deptford, New Jersey for net sales proceeds of approximately $1.1 million, with a gain of approximately $0.1 million from the sale.


Leasing


Mack-Cali’s consolidated commercial in-service portfolio was 84.3 percent leased at March 31, 2015 as compared to 84.2 percent leased at December 31, 2014.
   
For the quarter ended March 31, 2015, the Company executed 123 leases at its consolidated in-service portfolio totaling 758,919 square feet, consisting of 539,721 square feet of office space, 209,898 square feet of office/flex space and 9,300 square feet of stand-alone retail space. Of these totals, 276,656 square feet were for new leases and 482,263 square feet were for lease renewals and other tenant retention transactions.
   
Highlights of the quarter’s leasing transactions include:
   
NORTHERN NEW JERSEY:
-
Securitas Security Services USA, Inc., a knowledge leader in security, signed a new lease for 81,282 square feet at 9 Campus Drive in Parsippany. The 156,495 square-foot office building, located in Mack-Cali Business Campus, is 89.2 percent leased.
   
-
The MI Group Ltd., a global relocation outsource company, signed a new lease for 26,148 square feet at 5 Wood Hollow Road in Parsippany. The 317,040 square-foot office building is 68.8 percent leased.
   
-
Willis of New Jersey, Inc., a unit of Willis Group Holdings, the global risk adviser, insurance and reinsurance broker, signed a new lease for 25,113 square feet at 150 JFK Parkway in Short Hills. The 247,476 square-foot office building is 78.1 percent leased.
 
 



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
9

 
 
 
 
   
-
First Data Corporation, a global leader in payment technology and services solutions, signed an expansion lease for 24,221 square feet at 101 Hudson in Jersey City.
   
-
Also at 101 Hudson Street, QH Acquisition Sub, LLC, a digital patient identification and engagement platform for health-focused companies and organizations, signed transactions totaling 16,478 square feet, consisting of a 12,437 square-foot renewal and a 4,041 square-foot expansion. The 1,246,283 square-foot office building is 89.6 percent leased.
   
-
Black & Veatch Corporation, an employee-owned, global leader in building Critical Human Infrastructure TM in energy, water, telecommunications, and government services, signed a renewal of 19,678 square feet at 650 From Road in Paramus. Mack-Cali Centre II is a 348,510 square-foot office building that is 86.6 percent leased.
   
-
Eagle Pharmaceuticals Inc., a specialty pharmaceutical company, signed transactions totaling 15,173 square feet at 50 Tice Boulevard in Woodcliff Lake, consisting of a 9,906 square-foot renewal and a 5,267 square-foot expansion. The 235,000 square-foot office building is 91.3 percent leased.
   
CENTRAL NEW JERSEY:
-
Kleinfelder, Inc., an engineering, architecture, and science consulting firm, signed a renewal for 15,896 square feet at 3 AAA Drive in Hamilton.  The 35,270 square-foot office building, located in Horizon Center North, is 76.7 percent leased.
   
WESTCHESTER COUNTY, NEW YORK:
-
Fitness by Lifestyle, LLC, a fitness center, signed a new lease for 17,863 square feet at 150 Clearbrook Road in Elmsford. The 74,900 square-foot office/flex building, located in Cross Westchester Executive Park, is 99.3 percent leased.
   
SOUTHERN NEW JERSEY:
-
McKesson Patient Care Solutions Inc., a healthcare services and information technology company, signed a renewal for the entire 48,600 square-foot 2 Twosome Drive, located in Moorestown West Corporate Center.
   
MARYLAND:
-
Global technology company Pitney Bowes Software Inc. signed a renewal for 16,282 square feet at 4200 Parliament Place in Lanham. The 122,000 square-foot office building is 97.4 percent leased.





Information About FFO

Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interest of unitholders, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains (or losses) from extraordinary items, sales of depreciable rental property, and impairments related to depreciable rental property, plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that as FFO per share excludes the effect of depreciation, gains (or losses) from sales of properties and impairments related to depreciable rental property (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can facilitate comparison of operating performance between equity REITs.

FFO per share should not be considered as an alternative to net income available to common shareholders per share as an indication of the Company’s performance or to cash flows as a measure of liquidity. FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company’s FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). A reconciliation of net income per share to FFO per share is included in the financial tables on page 22.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
10

 


Key Financial Data

As of or for the three months ended






                     
                     
 
03/31/15
 
12/31/14
 
09/30/14
 
06/30/14
 
03/31/14
 
Shares and Units:
                   
Common Shares Outstanding
89,127,942
 
89,076,578
 
89,055,220
 
88,982,062
 
88,630,146
 
Common Units Outstanding
11,036,898
 
11,083,876
 
11,092,044
 
11,164,018
 
11,518,069
 
Combined Shares and Units
100,164,840
 
100,160,454
 
100,147,264
 
100,146,080
 
100,148,215
 
Weighted Average- Basic (a)
100,265,509
 
100,130,039
 
99,995,081
 
99,993,083
 
99,875,659
 
Weighted Average- Diluted (b)
100,265,509
 
100,130,039
 
100,052,290
 
100,022,734
 
99,875,659
 
                     
Common Share Price ($’s):
                   
At the end of the period
19.28
 
19.06
 
19.11
 
21.48
 
20.79
 
High during period
20.11
 
20.11
 
22.05
 
22.44
 
23.23
 
Low during period
18.01
 
17.92
 
18.95
 
19.98
 
19.75
 
                     
Market Capitalization:
                   
($’s in thousands, except ratios)
                   
Market Value of Equity (c)
1,985,839
 
1,964,115
 
1,977,334
 
2,205,844
 
2,137,042
 
Total Debt
2,107,572
 
2,088,654
 
2,238,641
 
2,208,268
 
2,232,287
 
Total Market Capitalization
4,093,411
 
4,052,769
 
4,215,975
 
4,414,112
 
4,369,329
 
Total Debt/ Total Market
                   
  Capitalization
51.49
%
51.54
%
53.10
%
50.03
%
51.09
%
                     
Financials:
                   
($’s in thousands, except ratios and
                   
   per share amounts)
                   
Total Assets
4,198,854
 
4,192,247
 
4,357,197
 
4,354,772
 
4,354,343
 
Gross Book Value of Real Estate Assets
4,955,293
 
4,958,179
 
4,909,727
 
4,966,633
 
5,172,017
 
Total Liabilities
2,334,631
 
2,310,236
 
2,452,915
 
2,438,892
 
2,483,223
 
Total Equity
1,864,223
 
1,882,011
 
1,904,283
 
1,915,880
 
1,871,120
 
Total Revenues
153,715
 
151,414
 
155,489
 
160,300
 
169,596
 
Capitalized Interest
3,607
 
4,820
 
4,158
 
3,351
 
3,141
 
Scheduled Principal Amortization
1,017
 
1,022
 
690
 
595
 
904
 
Interest Coverage Ratio
2.58
 
2.24
 
2.76
 
2.79
 
2.01
 
Fixed Charge Coverage Ratio
2.20
 
1.85
 
2.34
 
2.44
 
1.77
 
Net Loss
(3,325)
 
(10,413)
 
2,897
 
57,347
 
(17,628)
 
Net Loss Available to Common Shareholders
(2,521)
 
(9,240)
 
2,704
 
51,123
 
(15,298)
 
Earnings per Share—diluted
(0.03)
 
(0.10)
 
0.03
 
0.58
 
(0.17)
 
FFO per Share—diluted (d)
0.43
 
0.34
 
0.48
 
0.50
 
0.30
 
Dividends Declared per Share
0.15
 
0.15
 
0.15
 
0.15
 
0.30
 
FFO Payout Ratio—diluted (d)
34.93
%
44.00
%
31.24
%
29.80
%
99.40
%
                     
Portfolio Size:
                   
Properties
283
 
283
 
282
 
279
 
279
 
Total Commercial Square Footage
30,945,345
 
30,966,945
 
31,459,489
 
31,459,489
 
31,002,668
 
Commercial Sq. Ft. Leased at End of Period (e)
84.3
%
84.2
%
83.7
%
83.7
%
83.6
%
Apartment Homes
5,861
 
5,484
 
4,940
 
3,898
 
3,678
 
                     


(a)  
Calculated based on weighted average common shares outstanding, assuming redemption of operating partnership common units into common shares.
(b)  
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).
(c)  
Includes any outstanding preferred units presented on a converted basis into common units and noncontrolling interests in consolidated joint ventures.
(d)  
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 10.
(e)  
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.  Reflects square feet leased at the Company’s consolidated in-service portfolio, excluding in-service properties in lease up (if any).





Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
11

 


Same Store Results and Analysis
(dollars in thousands)






               
   
For the three months ended
     
   
March 31,
   
%
   
2015
 
2014
 
Change
Change
               
Total Property Revenues
$
144,684
$
147,099
$
(2,415)
(1.6)
               
Real Estate Taxes
 
22,166
 
22,001
 
165
0.7
Utilities
 
17,450
 
24,371
 
(6,921)
(28.4)
Operating Services
 
27,639
 
26,599
 
1,040
3.9
Total Property Expenses:
 
67,255
 
72,971
 
(5,716)
(7.8)
               
GAAP Net Operating Income
 
77,429
 
74,128
 
3,301
4.5
               
Less: straight-lining of rents adj.
 
(317)
 
3,036
 
(3,353)
(110.4)
               
Net Operating Income
$
77,746
$
71,092
$
6,654
9.4
               
Percentage Leased at
             
  Period End
 
84.3
%
83.6
%
   
               
Total Properties:
 
229
         
               
Total Square Footage:
 
25,266,990
         
               
Apartment Homes:
 
1,081
         
               











Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
12

 


Select Financial Ratios






                   
Ratios Computed For Industry
March 31,
         
Comparisons:
2015
 
2014
           
                   
Financial Position Ratios:
                 
Total Debt/ Total Book
 50.19
%
 51.27
%
         
   Capitalization
                 
   (Book value) (%)
                 
                   
Total Debt/ Total Market
 51.49
%
 51.09
%
         
   Capitalization
                 
   (Market value) (%)
                 
                   
Total Debt/ Total Undepreciated
 37.53
%
 38.81
%
         
   Assets (%)
                 
                   
Secured Debt/ Total Undepreciated
 14.20
%
 12.96
%
         
   Assets (%)
                 
 
 
 
 
 
               Three Months Ended
     
 
March 31,
   
 
2015
 
2014
           
                   
Operational Ratios:
                 
Interest Coverage
 2.58
 
 2.01
           
   (Funds from Operations+Interest
                 
    Expense)/Interest Expense (x)
                 
                   
Debt Service Coverage
 2.49
 
 1.95
           
   (Funds from Operations +
                 
   Interest Expense)/(Interest Expense
                 
   + Principal Amort.) (x)
                 
                   
Fixed Charge Coverage
 2.20
 
 1.77
           
   (Funds from Operations +
                 
   Interest Expense + Ground Lease Payments)/
                 
   (Interest Expense + Capitalized Interest+Pref. Div.
                 
   +Prin. Amort.+Ground Lease
                 
   Payments)(x)
                 
                   
FFO Payout
 34.93
%
 99.40
%
         
   (Dividends Declared/Funds from
                 
   Operations) (%)
                 
                   


Note: Excluding executive severance costs of $11.0 million in the first quarter 2014, Interest Coverage, Debt Service Coverage, Fixed Charge Coverage and FFO Payout ratios would have been 2.38x, 2.31x, 2.09x and 72.7 percent, respectively, for the three months ended March 31, 2014.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
13

 





Debt Analysis
 
(as of March 31, 2015)

 
Debt Breakdown
 
(dollars in thousands)

               
     
%
 
Weighted Average
 
Weighted Average
   
Balance
of Total
 
Interest Rate (a)
 
Maturity in Years
Fixed Rate Unsecured Debt and
             
  Other Obligations
$
1,268,018
60.17%
 
4.88%
 
 4.91 
Fixed Rate Secured Debt
 
659,759
31.30%
 
7.77%
 
 2.98 
Variable Rate Secured Debt
 
137,795
6.54%
 
3.89%
 
 1.69 
Variable Rate Unsecured Debt (b)
 
42,000
1.99%
 
1.48%
 
 2.33 
               
Totals/Weighted Average:
$
2,107,572
100.00%
 
5.65%
 
 4.04 

(a)  
The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 0.18 percent as of March 31, 2015, plus the applicable spread.
(b)  
Excludes amortized deferred financing costs pertaining to the Company’s unsecured revolving credit facility which amounted to $0.8 million for the three months ended March 31, 2015.

 
Future Repayments
 
(dollars in thousands)

                 
             
Weighted Average
 
   
Scheduled
 
Principal
   
Interest Rate of
 
Period
 
Amortization
 
Maturities
 
Total
Future Repayments (a)
 
April 1 - December 31, 2015
$
6,797
$
144,755
$
151,552
7.61%
 
2016
 
8,311
 
333,272
 
341,583
7.43%
 
2017 (b)
 
7,275
 
435,114
 
442,389
3.86%
 
2018
 
7,311
 
231,536
 
238,847
6.67%
 
2019
 
723
 
331,567
 
332,290
7.44%
 
Thereafter
 
6,328
 
605,206
 
611,534
4.13%
 
Sub-total
 
36,745
 
2,081,450
 
2,118,195
   
Adjustment for unamortized debt discount/premium and mark-to-market, net, as of March 31, 2015
 
(10,623)
 
 -
 
(10,623)
   
                 
Totals/Weighted Average:
$
26,122
$
2,081,450
$
2,107,572
5.65%
(c)

(a)  
The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 0.18 percent as of March 31, 2015, plus the applicable spread.
(b)  
Includes outstanding borrowings on the Company's unsecured revolving credit facility of $42 million which matures in 2017 with two six-month extension options with the payment of a fee.
(c)  
Excludes amortized deferred financing costs pertaining to the Company’s unsecured revolving credit facility which amounted to $0.8 million for the three months ended March 31, 2015.

 


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
14

 


 
Debt Maturities
 
(dollars in thousands)

                                       
                                       
   
April 1 -
                                 
   
December 31,
                           
2023 and
   
   
2015
 
2016
 
2017
 
2018
 
2019
2020
 
2021
 
2022
 
Beyond
 
Totals
Secured Debt:
                                     
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
Port Imperial South
 
44,333
                               
44,333
9200 Edmonston Road
 
3,889
                               
3,889
Curtis Center
   
$
64,000
                           
64,000
4 Becker
     
40,431
                           
40,431
5 Becker
     
14,574
                           
14,574
210 Clay
     
14,267
                           
14,267
Prudential Portfolio
       
$
141,151
                       
141,151
150 Main Street
         
1,963
                       
1,963
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
Park Square
                 
24,700
               
24,700
Port Imperial South 4/5 Retail
                     
$
3,800
         
3,800
Port Imperial South 4/5 Garage
                             
$
26,405
 
26,405
Total Secured Debt:
$
144,756
$
133,272
$
143,114
$
231,536
$
81,567
 -
$
3,800
 
 -
$
 26,405 
$
764,450
                                       
Unsecured Debt:
                                     
Unsecured credit facility
       
$
42,000
                     
$
42,000
5.80% unsecured notes
                                     
 due 1/16
   
$
200,000
                           
200,000
2.50% unsecured notes
                                     
 due 12/17
         
250,000
                       
250,000
7.75% unsecured notes
                                     
 due 8/19
               
$
250,000
               
250,000
4.50% unsecured notes
                                     
 due 4/22
                         
$
300,000
     
300,000
3.15% unsecured notes
                                     
 due 5/23
                               
275,000
 
275,000
Total Unsecured Debt:
 
-
$
200,000
$
292,000
 
 -
$
250,000
 -
 
 -
$
300,000
 
275,000
$
1,317,000
                                       
Total Debt:
$
144,756
$
333,272
$
435,114
$
231,536
$
331,567
 -
$
 3,800 
$
 300,000 
 
301,405
$
2,081,450



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
15

 


 
Debt Detail
 
(dollars in thousands)


                     
   
Effective
               
   
Interest
   
March 31,
 
December 31,
 
Date of
 
Property Name
Lender
Rate
   
2015
 
2014
 
Maturity
 
Senior Unsecured Notes: (a)
                   
5.800%, Senior Unsecured Notes
public debt
5.806%
 
$
200,066
$
200,086
 
01/15/16
 
2.500%, Senior Unsecured Notes
public debt
2.803%
   
249,224
 
249,150
 
12/15/17
 
7.750%, Senior Unsecured Notes
public debt
8.017%
   
249,066
 
249,013
 
08/15/19
 
4.500%, Senior Unsecured Notes
public debt
4.612%
   
299,580
 
299,565
 
04/18/22
 
3.150%, Senior Unsecured Notes
public debt
3.517%
   
270,082
 
269,930
 
05/15/23
 
Total Senior Unsecured Notes:
     
$
1,268,018
$
1,267,744
     


                     
Revolving Credit Facilities:
                   
Unsecured Facility (b)
17 Lenders
LIBOR +1.300%
 
$
 42,000
 
 -
 
07/31/17
 
Total Revolving Credit Facilities:
   
$
 42,000
 
 -
     




                     
Property Mortgages: (c)
                   
Overlook-Sites III D, III C, III A (d)
Wells Fargo Bank N.A.
LIBOR+3.50%
   
-
$
17,260
 
-
 
Overlook-Site II B (Quarrystone I) (d)
Wells Fargo Bank N.A.
LIBOR+2.50%
   
-
 
5,787
 
-
 
6 Becker, 85 Livingston, 75 Livingston & 20 Waterview (e)
Wells Fargo CMBS
10.260%
 
$
65,035
 
65,035
 
08/11/14
(f)
4 Sylvan
Wells Fargo CMBS
10.260%
   
14,575
 
14,575
 
08/11/14
(f)
10 Independence
Wells Fargo CMBS
10.260%
   
16,924
 
16,924
 
08/11/14
(f)
9200 Edmonston Road (g)
Principal Commercial Funding, L.L.C.
5.534%
   
3,903
 
3,951
 
05/01/15
 
Port Imperial South
Wells Fargo Bank N.A.
LIBOR+1.75%
   
44,333
 
44,119
 
09/19/15
 
4 Becker
Wells Fargo CMBS
9.550%
   
39,568
 
39,421
 
05/11/16
 
5 Becker (h)
Wells Fargo CMBS
19.450%
   
14,073
 
13,867
 
05/11/16
 
210 Clay (i)
Wells Fargo CMBS
18.100%
   
13,549
 
13,330
 
05/11/16
 
Curtis Center (j)
CCRE & PREFG
LIBOR+5.912%
(m)
 
64,000
 
64,000
 
10/09/16
 
Various (k)
Prudential Insurance
6.332%
   
145,058
 
145,557
 
01/15/17
 
150 Main Street
Webster Bank
LIBOR+2.35%
   
1,963
 
1,193
(o)
03/30/17
 
23 Main Street
JPMorgan CMBS
5.587%
   
29,041
 
29,210
 
09/01/18
 
Harborside Plaza 5
The Northwestern Mutual Life Insurance Co. & New York Life Insurance Co.
6.842%
   
220,630
 
221,563
 
11/01/18
 
100 Walnut Avenue
Guardian Life Ins. Co.
7.311%
   
18,476
 
18,542
 
02/01/19
 
One River Center (l)
Guardian Life Ins. Co.
7.311%
   
42,326
 
42,476
 
02/01/19
 
Park Square
Wells Fargo Bank N.A.
LIBOR+1.872%
(n)
 
27,500
 
27,500
 
04/10/19
 
Port Imperial South 4/5 Retail
American General Life & A/G PC
4.559%
   
4,000
 
4,000
 
12/01/21
 
Port Imperial South 4/5 Garage
American General Life & A/G PC
4.853%
   
32,600
 
32,600
 
12/01/29
 
Total Mortgages, Loans Payable and Other Obligations:
   
$
797,554
$
820,910
     
                     
Total Debt:
     
$
2,107,572
$
2,088,654
     




   
(a)
Includes the cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the notes, as applicable.
(b)
Total borrowing capacity under the facility is $600 million, is expandable to $1 billion and matures in July 2017. It has two six-month extension options each requiring the payment of a 7.5 basis point fee. The interest rate on outstanding borrowings (not electing the Company’s competitive bid feature) and the facility fee on the current borrowing capacity payable quarterly in arrears are based upon the Operating Partnership’s unsecured debt ratings.
(c)
Reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs, mark-to-market adjustment of acquired debt and other transaction costs, as applicable.
(d)
On March 27, 2015, the Company repaid these loans at par, using borrowings on the Company's unsecured revolving credit facility.
(e)
Mortgage is cross collateralized by the four properties.
(f)
The loan was not repaid at maturity and the Company has begun discussions with the lender regarding a potential deed-in-lieu of foreclosure in satisfaction of the obligation.
(g)
The mortgage loan originally matured on May 1, 2013.  The maturity date was extended until May 1, 2015 with the same interest rate.  Excess cash flow, as defined, is being held by the lender for re-leasing costs.  The deed for the property was placed in escrow and is available to the lender in the event of default or non-payment at maturity.
(h)
The cash flow from this property is insufficient to cover operating costs and debt service.  Consequently, the Company notified the lender and suspended debt service payments in August 2013.  The Company has begun discussions with the lender regarding a deed-in-lieu of foreclosure and began remitting available cash flow to the lender effective August 2013.
(i)
 The cash flow from this property is insufficient to cover operating costs and debt service.  Consequently, the Company notified the lender and suspended debt service payments in January 2015.
(j)
The Company owns a 50 percent tenants-in-common interest in the Curtis Center Property.  The Company’s $64.0 million loan consists of its 50 percent interest in a $102 million senior loan with a current rate of 3.469 percent at March 31, 2015 and its 50 percent interest in a $26 million mezzanine loan (with a maximum borrowing capacity of $48 million) with a current rate of 9.675 percent at March 31, 2015.  The senior loan rate is based on a floating rate of one-month LIBOR plus 329 basis points and the mezzanine loan rate is based on a floating rate of one-month LIBOR plus 950 basis points.  Both loans have LIBOR caps for the period.  The loans provide for three one-year extension options.
(k)
Mortgage is cross collateralized by seven properties. The Company has agreed, subject to certain conditions, to guarantee repayment of a portion of the loan. 
(l)
Mortgage is collateralized by the three properties comprising One River Center. 
(m)
The effective interest rate includes amortization of deferred financing costs of 1.362 percent.
(n)
The effective interest rate includes amortization of deferred financing costs of 0.122 percent.
(o)
This construction loan has a maximum borrowing capacity of $28.8 million.



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
16

 












III. FINANCIAL INFORMATION



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
17

 

III.  FINANCIAL INFORMATION

Mack-Cali Realty Corporation and Subsidiaries
Consolidated Statements of Operations
(in thousands, except per share amounts) (unaudited)






           
   
Three Months Ended
   
March 31,
REVENUES
 
2015
   
2014
Base rents
$
 123,793 
 
$
134,051
Escalations and recoveries from tenants
 
 18,399 
   
25,568
Real estate services
 
 7,644 
   
6,692
Parking income
 
 2,542 
   
2,114
Other income
 
 1,337 
   
1,171
    Total revenues
 
 153,715 
   
169,596
           
EXPENSES
         
Real estate taxes
 
 22,452 
   
24,351
Utilities
 
 17,575 
   
28,281
Operating services
 
 28,228 
   
29,222
Real estate services expenses
 
 6,639 
   
6,709
General and administrative
 
 11,011 
   
22,881
Depreciation and amortization
 
 40,802 
   
 44,985 
    Total expenses
 
 126,707 
   
156,429
Operating income
 
 27,008 
   
13,167
           
OTHER (EXPENSE) INCOME
         
Interest expense
 
 (27,215)
   
(29,946)
Interest and other investment income
 
 267 
   
386
Equity in earnings (loss) of unconsolidated joint ventures
 
 (3,529)
   
(1,235)
Realized gains (losses) on disposition of rental property, net
 
 144 
   
 -
    Total other (expense) income
 
 (30,333)
   
 (30,795)
Net loss
 
 (3,325)
   
(17,628)
  Noncontrolling interest in consolidated joint ventures
 
 490 
   
322
  Noncontrolling interest in Operating Partnership
 
 314 
   
2,008
Net loss available to common shareholders
$
 (2,521)
 
$
(15,298)
           
Basic earnings per common share:
         
Net loss available to common shareholders
$
 (0.03)
 
$
(0.17)
           
Diluted earnings per common share:
         
Net loss available to common shareholders
$
 (0.03)
 
$
(0.17)
           
Basic weighted average shares outstanding
 
 89,192 
   
88,289
           
Diluted weighted average shares outstanding
 
 100,266 
   
99,876






Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
18

 




Mack-Cali Realty Corporation and Subsidiaries
Consolidated Balance Sheets
(in thousands, except per share amounts)(unaudited)



           
   
March 31,
   
December 31,
Assets
 
2015
   
2014
Rental property
         
  Land and leasehold interests
$
760,628
 
$
760,855
  Buildings and improvements
 
3,769,787
   
3,753,300
  Tenant improvements
 
412,351
   
431,969
  Furniture, fixtures and equipment
 
12,527
   
12,055
   
 4,955,293 
   
 4,958,179 
Less – accumulated depreciation and amortization
 
(1,417,335)
   
(1,414,305)
Net investment in rental property
 
 3,537,958
   
 3,543,874 
Cash and cash equivalents
 
19,315
   
29,549
Investments in unconsolidated joint ventures
 
 262,052 
   
 247,468 
Unbilled rents receivable, net
 
123,547
   
123,885
Deferred charges, goodwill and other assets, net
 
 210,760 
   
 204,650 
Restricted cash
 
35,780
   
34,245
Accounts receivable, net of allowance for doubtful accounts
         
of $1,513 and $2,584
 
9,442
   
8,576
           
Total assets
$
 4,198,854
 
$
 4,192,247 
           
Liabilities and Equity
         
Senior unsecured notes
$
1,268,018
 
$
1,267,744
Revolving credit facility
 
42,000
   
-
Mortgages, loans payable and other obligations
 
797,554
   
820,910
Dividends and distributions payable
 
15,560
   
15,528
Accounts payable, accrued expenses and other liabilities
 
134,462
   
126,971
Rents received in advance and security deposits
 
47,429
   
52,146
Accrued interest payable
 
29,608
   
26,937
   Total liabilities
 
 2,334,631 
   
 2,310,236 
Commitments and contingencies
         
           
Equity:
         
Mack-Cali Realty Corporation stockholders’ equity:
         
Common stock, $0.01 par value, 190,000,000 shares authorized,
         
89,127,942 and 89,076,578 shares outstanding
 
891
   
891
Additional paid-in capital
 
2,561,463
   
2,560,183
Dividends in excess of net earnings
 
(952,183)
   
(936,293)
   Total Mack-Cali Realty Corporation stockholders’ equity
 
 1,610,171
   
 1,624,781 
           
Noncontrolling interests in subsidiaries:
         
Operating Partnership
 
199,391
   
202,173
Consolidated joint ventures
 
54,661
   
55,057
Total noncontrolling interests in subsidiaries
 
 254,052
   
 257,230 
           
Total equity
 
 1,864,223
   
 1,882,011 
           
Total liabilities and equity
$
 4,198,854
 
$
 4,192,247 










Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
19

 


Mack-Cali Realty Corporation and Subsidiaries
Consolidated Statement of Changes in Equity
(in thousands) (unaudited)






                                   
               
Additional
   
Dividends in
   
Noncontrolling
     
   
Common Stock
   
Paid-In
   
Excess of
   
Interests
   
Total
   
   Shares
   
Par Value
   
Capital
   
Net Earnings
   
in Subsidiaries
   
Equity
Balance at January 1, 2015
 
 89,077
 
$
 891
 
$
 2,560,183
 
$
 (936,293)
 
$
 257,230
 
$
 1,882,011
  Net loss
 
 -
   
 -
   
 -
   
 (2,521)
   
 (804)
   
 (3,325)
  Common stock dividends
 
 -
   
 -
   
 -
   
 (13,369)
   
 -
   
 (13,369)
  Common unit distributions
 
 -
   
 -
   
 -
   
 -
   
 (1,656)
   
 (1,656)
   Increase in noncontrolling interest
                                 
   in consolidated joint ventures
 
 -
   
 -
   
 -
   
 -
   
 94
   
 94
  Redemption of common units
                                 
   for common stock
 
 47
   
-
   
 857
   
 -
   
 (857)
   
 -
  Shares issued under Dividend
                                 
   Reinvestment and Stock Purchase Plan
 
-
   
 -
   
 12
   
 -
   
 -
   
 12
  Directors' deferred compensation plan
 
 -
   
 -
   
 98
   
 -
   
 -
   
 98
  Stock compensation
 
 4
   
-
   
 358
   
 -
   
 -
   
 358
  Rebalancing of ownership percentage
                                 
   between parent and subsidiaries
 
 -
   
 -
   
 (45)
   
 -
   
 45
   
 -
Balance at March 31, 2015
 
 89,128
 
$
 891 
 
$
 2,561,463
 
$
 (952,183)
 
$
 254,052
 
$
 1,864,223










Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
20

 


Mack-Cali Realty Corporation and Subsidiaries
Statements of Funds from Operations
(in thousands, except per share/unit amounts) (unaudited)

               
 
Three Months Ended
 
March 31,
   
2015
     
2014
 
Net loss available to common shareholders
$
 (2,521)
   
$
 (15,298)
 
Add (deduct):  Noncontrolling interest in Operating Partnership
 
 (314)
     
 (2,008)
 
Real estate-related depreciation and amortization on continuing operations (a)
 
 46,031 
     
 47,448 
 
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net
 
 (144)
     
 -
 
Funds from operations available to common shareholders (b)
$
 43,052 
   
$
 30,142 
 
               
Diluted weighted average shares/units outstanding (c)
 
 100,266 
     
 99,876 
 
               
Funds from operations per share/unit-diluted
$
0.43
   
$
 0.30 
 
               
Dividends declared per common share
$
0.15
   
$
 0.30 
 
               
Dividend payout ratio:
             
     Funds from operations-diluted
 
34.93
%
   
 99.40 
%
               
Supplemental Information:
             
Non-incremental revenue generating capital expenditures:
             
     Building improvements
$
 6,799 
   
$
 2,469 
 
     Tenant improvements and leasing commissions (d)
$
 5,221 
   
$
 6,787 
 
Straight-line rent adjustments (e)
$
 (139)
   
$
 3,079 
 
Amortization of (above)/below market lease intangibles, net (f)
$
 231 
   
$
 268 
 
Net effect of unusual electricity rate spikes (g)
 
-
   
$
 4,845 
 
Executives severance costs (h)
 
-
   
$
 11,044 
 
               

 
   
(a)
Includes the Company’s share from unconsolidated joint ventures of $5,471 and $2,557 for the three months ended March 31, 2015 and 2014, respectively. Excludes non-real estate-related depreciation and amortization of $243 and $93 for the three months ended March 31, 2015 and 2014, 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 10.
(c)
Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,074 and 11,587 shares for the three months ended March 31, 2015 and 2014, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 23.
(d)
Excludes expenditures for tenant spaces that have not been owned for at least a year or were vacant for more than a year.
(e)
Includes the Company’s share from unconsolidated joint ventures of $177 and $(52) for the three months ended March 31, 2015 and 2014, respectively.
(f)
Includes the Company’s share from unconsolidated joint ventures of $124 and $124 for the three months ended March 31, 2015 and 2014, respectively.
(g)
Approximately $10 million in utilities expense, net of approximately $5 million in escalations and recoveries from tenants related to such costs.
(h)
Included in general and administrative expense.





Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
21

 





Mack-Cali Realty Corporation and Subsidiaries
Statements of Funds from Operations Per Diluted Share
(amounts are per diluted share, except share count in thousands) (unaudited)


             
   
Three Months Ended
   
March 31,
   
2015
     
2014
Net loss available to common shareholders
$
 (0.03)
   
$
 (0.17)
Add: Real estate-related depreciation and amortization on continuing operations (a)
 
 0.46 
     
 0.48 
Noncontrolling interest/rounding adjustment
 
-
     
 (0.01)
Funds from operations (b)
$
 0.43 
   
$
 0.30 
             
Add: Net effect of unusual electricity rate spikes
$
-
     
 0.05 
   Executives severance costs
 
-
     
 0.11 
FFO excluding certain items
$
 0.43 
   
$
 0.46 
             
Diluted weighted average shares/units outstanding (c)
 
 100,266 
     
99,876
 
   
(a)
Includes the Company’s share from unconsolidated joint ventures of $0.05 and $0.03 for the three months ended March 31, 2015 and 2014, 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 10.
(c)
Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,074 and 11,587 shares for the three months ended March 31, 2015 and 2014, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 23.







Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
22

 



Mack-Cali Realty Corporation and Subsidiaries
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
 
March 31,
 
2015
 
2014
Basic weighted average shares outstanding:
89,192
 
88,289
Add: Weighted average common units
11,074
 
11,587
       
Diluted weighted average shares/units outstanding:
100,266
 
99,876






Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
23

 


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 March 31, 2015 and December 31, 2014, respectively: (dollars in thousands)

           
   
March 31,
   
December 31,
   
2015
   
2014
Assets:
         
   Rental property, net
$
 1,546,589
 
$
 1,534,812 
   Other assets
 
 410,410
   
 398,222 
   Total assets
$
 1,956,999
 
$
 1,933,034 
Liabilities and partners'/
         
members' capital:
         
   Mortgages and loans payable
$
 1,162,732 
 
$
 1,060,020 
   Other liabilities
 
 214,572
   
 211,340 
   Partners'/members' capital
 
 579,695
   
 661,674 
   Total liabilities and
         
   partners'/members' capital
$
 1,956,999
 
$
 1,933,034 



The following is a summary of the Company’s investment in unconsolidated joint ventures as of March 31, 2015 and December 31, 2014, respectively: (dollars in thousands)

           
   
March 31,
   
December 31,
Entity/Property Name
 
2015
   
2014
Multi-family
         
Marbella RoseGarden, L.L.C./ Marbella (c)
$
 15,839 
 
$
 15,779 
RoseGarden Monaco Holdings, L.L.C./ Monaco (c)
 
 1,845 
   
 2,161 
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (c)
 
-
   
 62 
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (c)
 
-
   
 -
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (c)
 
 5,920 
   
 6,029 
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge (c)
 
-
   
 -
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge (c)
 
 2,304 
   
 2,524 
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (c)
 
 701 
   
 955 
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (c)
 
-
   
 -
Crystal House Apartments Investors LLC / Crystal House
 
 27,340 
   
 27,051 
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (c)
 
 1,017 
   
 1,747 
PruRose Port Imperial South 13, LLC / RiverParc at Port Imperial (c)
 
 815 
   
 1,087 
Roseland/Port Imperial Partners, L.P./ Riverwalk C (c)
 
 1,755 
   
 1,800 
RoseGarden Marbella South, L.L.C./ Marbella II
 
 12,920 
   
 11,282 
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (c)
 
-
   
 -
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
 
 4,571 
   
 4,744 
Capitol Place Mezz LLC / Station Townhouses
 
 49,873 
   
 49,327 
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
 
 52,263 
   
 34,954 
RoseGarden Monaco, L.L.C./ San Remo Land
 
 1,283 
   
 1,283 
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
 
 337 
   
 337 
Office
         
Red Bank Corporate Plaza, L.L.C./ Red Bank
 
 4,081 
   
 3,963 
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
 
 5,606 
   
 5,620 
BNES Associates III / Offices at Crystal Lake
 
 2,061 
   
 1,993 
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
 
 1,962 
   
 1,962 
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
 
 416 
   
 -
Keystone-Penn (c)
 
-
   
 -
Keystone-TriState (c) (d)
 
 4,792 
   
 6,140 
KPG-MCG Curtis JV, L.L.C./ Curtis Center (a)
 
 58,341 
   
 59,911 
Other
         
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
 
 3,796 
   
 4,022 
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (c)
 
 1,810 
   
 1,828 
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson (b)
 
-
   
 -
Other
 
 404 
   
 907 
Company's investment in unconsolidated joint ventures
$
 262,052 
 
$
 247,468 

(a)  
Includes undivided interests in the same manner as investments in noncontrolled partnerships, pursuant to ASC 810.
(b)  
The negative investment balance for this joint venture of $1,937 and $1,854 as of March 31, 2015 and December 31, 2014, respectively, were included in accounts payable, accrued expenses and other liabilities.
(c)  
The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.
(d)  
Includes Company's pari-passu interests in five properties.




Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
24

 


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 for the three months ended March 31, 2015 and 2014, respectively: (dollars in thousands)

           
   
Three Months Ended
   
March 31,
   
2015
   
2014
Total revenues
$
 74,477
 
$
 30,993 
Operating and other expenses
 
 (57,356)
   
 (18,353)
Depreciation and amortization
 
 (16,993)
   
 (8,368)
Interest expense
 
 (11,334)
   
 (6,341)
Net loss
$
 (11,206)
 
$
 (2,069)

The following is a summary of the Company’s equity in earnings (loss) of unconsolidated joint ventures for the three months ended March 31, 2015 and 2014, respectively: (dollars in thousands)

           
   
Three Months Ended
   
March 31,
Entity/Property Name
 
2015
   
2014
Multi-family
         
Marbella RoseGarden, L.L.C./ Marbella (a)
$
 61
 
$
 (6)
RoseGarden Monaco Holdings, L.L.C./ Monaco (a)
 
 (317)
   
 (277)
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (a)
 
 (62)
   
 (216)
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (a)
 
-
   
 -
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (a)
 
 (94)
   
 (98)
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge (a)
 
-
   
-
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge (a)
 
 (220)
   
 62 
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (a)
 
 (254)
   
 (538)
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (a)
 
-
   
 (112)
Crystal House Apartments Investors LLC / Crystal House
 
 (10)
   
 (327)
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (a)
 
 (719)
   
 (213)
PruRose Port Imperial South 13, LLC / RiverParc Port Imperial (a)
 
 (225)
   
 (206)
Roseland/Port Imperial Partners, L.P./ Riverwalk C (a)
 
 (184)
   
 (164)
RoseGarden Marbella South, L.L.C./ Marbella II
 
-
   
 -
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (a)
 
-
   
 (15)
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
 
 (173)
   
 -
Capitol Place Mezz LLC / Station Townhouses
 
 75
   
 -
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
 
-
   
 -
RoseGarden Monaco, L.L.C./ San Remo Land
 
-
   
 -
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
 
 (19)
   
 (37)
Office
         
Red Bank Corporate Plaza, L.L.C./ Red Bank
 
 110
   
 99 
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
 
 (14)
   
 89 
BNES Associates III / Offices at Crystal Lake
 
 68
   
 36 
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
 
-
   
 (5)
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
 
 (384)
   
 (653)
Keystone-Penn (a)
 
-
   
 -
Keystone-TriState (a)
 
 (1,348)
   
 -
KPG-MCG Curtis JV, L.L.C./ Curtis Center
 
 196
   
 -
Other
         
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
 
 86
   
 102 
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (a)
 
 (18)
   
 (24)
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson
 
 (84)
   
 398 
Stamford SM LLC / Senior Mezzanine Loan
 
-
   
 916 
Other
 
-
   
(46)
Company's equity in earnings (loss) of unconsolidated joint ventures
$
 (3,529)
 
$
 (1,235)

(a)  
The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
25

 

 
 


The following is a summary of the Company’s funds from operations of unconsolidated joint ventures for the three months ended March 31, 2015 and 2014, respectively: (dollars in thousands)

           
   
Three Months Ended
   
March 31,
Entity/Property Name
 
2015
   
2014
Multi-family
         
Marbella RoseGarden, L.L.C./ Marbella (a)
$
 317 
 
$
 237 
RoseGarden Monaco Holdings, L.L.C./ Monaco (a)
 
 (4)
   
 (44)
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (a)
 
 6 
   
 8 
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (a)
 
-
   
 -
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (a)
 
 1 
   
 (5)
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge (a)
 
-
   
-
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge (a)
 
 136 
   
 62 
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (a)
 
 (26)
   
 (380)
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (a)
 
-
   
 (112)
Crystal House Apartments Investors LLC / Crystal House
 
 282 
   
 (34)
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (a)
 
 (463)
   
 (213)
PruRose Port Imperial South 13, LLC / RiverParc Port Imperial (a)
 
 (225)
   
 (206)
Roseland/Port Imperial Partners, L.P./ Riverwalk C (a)
 
 (185)
   
 (164)
RoseGarden Marbella South, L.L.C./ Marbella II
 
-
   
 -
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (a)
 
-
   
 (15)
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
 
 (88)
   
 -
Capitol Place Mezz LLC / Station Townhouses
 
 75 
   
 -
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
 
-
   
 -
RoseGarden Monaco, L.L.C./ San Remo Land
 
-
   
 -
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
 
 (20)
   
 (37)
Office
         
Red Bank Corporate Plaza, L.L.C./ Red Bank
 
 227 
   
 216 
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
 
 71 
   
 173 
BNES Associates III / Offices at Crystal Lake
 
 92 
   
 136 
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
 
-
   
 (5)
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
 
 (202)
   
 (423)
Keystone-Penn (a)
 
-
   
 -
Keystone-TriState (a)
 
 (31)
   
 -
KPG-MCG Curtis JV, L.L.C./ Curtis Center
 
 1,159 
   
 -
Other
         
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
 
 92 
   
 108 
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (a)
 
 3 
   
 (3)
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson
 
 724 
   
 1,154 
Stamford SM LLC / Senior Mezzanine Loan
 
-
   
 916 
Other
 
-
   
(46)
Company's funds from operations of unconsolidated joint ventures
$
 1,941 
 
$
 1,323 

 
(a)  
The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.




Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
26

 











IV.  PORTFOLIO SUMMARY
 
 
 


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
27

 


IV. PORTFOLIO SUMMARY

Operating Property Acquisitions
(dollars in thousands)



For the three months ended March 31, 2015

None.



 
For the year ended December 31, 2014


                 
                 
Acquisition
   
# of
# of
Commercial
 
Investment
 
Date
Property
Location
Properties
Apartment Homes
Square Feet
 
By Company
 
Consolidated Multi-Family Rental (a):
               
04/10/14
Andover Place  (c)
Andover, Massachusetts
1
220
-
$
37,700
(b)
Unconsolidated Commercial:
               
06/06/14
Curtis Center (d)
Philadelphia, Pennsylvania
1
 -
885,000
 
62,500
 
                 
Total
   
2
220
885,000
$
100,200
 


(a)  
The Company owns 100 percent of this property.
(b)  
The acquisition cost was funded primarily through borrowings under the Company’s unsecured revolving credit facility.
(c)  
The Company plans to reposition this property, which is targeted for additional investment by the Company, for unit and common area renovations. During repositioning, it is often necessary to take apartment homes offline for a short period of time to allow for renovations which can impact occupancy and operations.
(d)  
The Company holds a 50 percent interest in this property. The joint venture acquired the property for $125 million and plans to reposition the property into a mixed-use environment through the creation of luxury rental apartments within a portion of the existing office space.





Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
28

 


IV. PORTFOLIO SUMMARY

Properties Commencing Initial Operations
(dollars in thousands, except per square foot)


For the three months ended March 31, 2015


               
       
# of
     
     
# of
Apartment
   
Development
Date
Property/Address
Location
Properties
Homes
   
Costs Incurred
Unconsolidated Multi-Family Rental:
           
03/01/15
Station Townhouses
Washington, D.C.
1
377
 
$
171,503
               
Total Properties Commencing Initial Operations:
 
1
377
 
$
171,503



For the year ended December 31, 2014


               
       
# of
     
     
# of
Apartment
   
Development
Date
Property/Address
Location
Properties
Homes
   
Costs Incurred
Unconsolidated Multi-Family Rental:
           
01/01/14
RiverTrace Port Imperial
West New York, NJ
1
316
 
$
114,298
04/01/14
Lincoln Harbor (Bldg A&C)
Weehawken, NJ
1
355
   
128,876
04/01/14
The Chase at Overlook Ridge
Malden/Revere, MA
1
371
   
76,307
10/01/14
RiverPark at Harrison
Harrison, NJ
1
141
   
25,833
12/01/14
Portside at Pier One-Bldg 7
East Boston, MA
1
176
   
63,878
12/01/14
Lincoln Harbor (Bldg B)
Weehawken, NJ
1
227
   
71,917
               
Total Properties Commencing Initial Operations:
 
6
1,586
 
$
481,109






Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
29

 


IV. PORTFOLIO SUMMARY

Rental Property Sales/Dispositions
(dollars in thousands)


For the three months ended March 31, 2015
 
                     
       
Rentable
           
Sale
   
# of
Square
 
Net Sales
 
Realized
Capitalization
Date
Property/Address
Location
Buildings
Feet
 
Proceeds
 
Gain
Rate (a)
01/15/15
1451 Metropolitan Drive
West Deptford, New Jersey
1
21,600
$
1,072
$
144
(4.70)
%
                     
Total Property Sales:
 
1
21,600
$
1,072
$
144
   

(a)  
Capitalization rate is calculated by dividing the projected net operating income for the 12 months forward from the closing date by the gross sales price. This property was vacant when sold.



For the year ended December 31, 2014
 
                     
       
Rentable
           
Sale
   
# of
Square
 
Net Sales
 
Realized
Capitalization
Date
Property/Address
Location
Buildings
Feet
 
Proceeds
 
Gain
Rate (c)
04/23/14
22 Sylvan Way
Parsippany, New Jersey
1
249,409
$
94,897
$
34,653
6.20
%
06/23/14
30 Knightsbridge Road (a)
Piscataway, New Jersey
4
680,350
 
54,641
 
2,280
11.90
%
06/23/14
470 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
1
52,500
 
7,195
 
86
9.42
%
06/23/14
530 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
1
57,204
 
6,299
 
64
7.74
%
06/27/14
400 Rella Boulevard
Suffern, New York
1
180,000
 
27,539
 
16,601
5.00
%
06/30/14
412 Mount Kemble Avenue (a)
Morris Township, New Jersey
1
475,100
 
44,751
 
900
5.70
%
07/29/14
17-17 Route 208 North (a) (b)
Fair Lawn, New Jersey
1
143,000
 
11,835
 
104
9.14
%
08/20/14
555, 565, 570 Taxter Road (a)
Elmsford, New York
3
416,108
 
41,057
 
-
7.77
%
08/20/14
220 - 220 White Plains Road (a)
Tarrytown, New York
2
178,000
 
12,619
 
-
3.01
%
08/20/14
1266 East Main Street (a) (b)
Stamford, Connecticut
1
179,260
 
18,406
 
160
5.30
%
                     
Total Property Sales:
 
16
2,610,931
$
319,239
$
54,848
   

(a)  
The Company completed the sale of these properties for approximately $221 million, comprised of: $192.5 million in cash from a combination of affiliates of Keystone Property Group’s (“Keystone Entities”) senior and pari-passu equity and mortgage financing; Company subordinated equity interests in each of the properties sold with capital accounts aggregating $21.2 million; and Company pari-passu equity interests in five of the properties sold aggregating $7.3 million.  Net sale proceeds from the sale aggregated $196.8 million which was comprised of the $221 million gross sales price less the subordinated equity interests of $21.2 million and $3 million in closing costs.  The purchasers of these properties are unconsolidated joint ventures formed between the Company and the Keystone Entities.  The senior and pari-passu equity will receive a 15 percent internal rate of return (“IRR”) after which the subordinated equity will receive a 10 percent IRR and then all distributable cash flow will be split equally between the Keystone Entities and the Company.  In connection with certain of these partial sale transactions, because the buyer received a preferential return on certain of the ventures for which the Company received subordinated equity interests, the Company only recognized profit to the extent that they received net proceeds in excess of their entire carrying value of the properties, effectively reflecting their retained subordinated equity interest at zero.
(b)  
The Company recorded an impairment charge of $20.7 million on these properties at December 31, 2013 as it estimated that the carrying value of the properties may not be recoverable over their anticipated holding periods.
(c)  
Capitalization rate is calculated by dividing the projected net operating income for the 12 months forward from the closing date by the gross sales price.





Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
30

 





IV. PORTFOLIO SUMMARY

Breakdown of Company Holdings
(dollars in thousands)


As of March 31, 2015

           
   
# of
Commercial
 
Garage
 
# of
Apartment
Square
 
Parking
Property
Properties
Homes
Feet
 
Spaces
MULTI-FAMILY RENTAL PORTFOLIO (Section V on pages 49-53)
         
Stabilized Operating Communities:
         
Consolidated Properties
6
1,301
     
Unconsolidated Joint Venture Interests:
         
   Participating JVs
1
828
     
   Subordinated Interests
9
2,811
     
Total Stabilized Operating Communities-included in Property Count:
16
4,940
     
           
Communities in Lease-Up:
         
Unconsolidated Joint Venture Interests:
         
   Participating JVs
2
518
     
   Subordinated Interests
2
403
     
Total Properties in Lease-Up-Multi-Family-included in Property Count:
4
921
     
           
Development Communities:
         
Consolidated Properties
2
108
   
786
Unconsolidated Joint Venture Interests:
         
   Participating JVs
2
1,074
     
   Subordinated Interests
1
280
     
Total Development Communities-Multi-Family:
5
1,462
   
786
           
Total Land Holdings/Pre-Development-Multi-Family:
n/a
8,404
     
           
           
OFFICE PORTFOLIO (Section VI on pages 55 to 68)
         
Stabilized Operating Properties:
         
Consolidated Properties
224
 
25,266,990
 
850
Unconsolidated Joint Venture Interests:
         
   Participating JVs (incl. 350-room hotel)
8
 
1,645,306
   
   Subordinated Joint Ventures
31
 
4,033,049
   
Total Operating Properties-included in Property Count:
263
 
30,945,345
 
850
           
Total Land Holdings/Pre-Development-Office
 -
 
5,748,750
   







Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
31

 













IV. PORTFOLIO SUMMARY

Consolidated Property Listing




               
               
Office Properties
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
NEW JERSEY
             
               
BERGEN COUNTY
             
Fort Lee
             
One Bridge Plaza
1981
200,000
94.5
4,677
0.95
 
24.75
2115 Linwood Avenue
1981
68,000
89.8
1,070
0.22
 
17.52
Lyndhurst
             
210 Clay Avenue
1981
121,203
10.9
1,872
0.38
 
141.70
Montvale
             
135 Chestnut Ridge Road
1981
66,150
66.6
924
0.19
 
20.97
Paramus
             
15 East Midland Avenue
1988
259,823
53.6
3,135
0.63
 
22.51
140 East Ridgewood Avenue
1981
239,680
71.9
3,959
0.80
 
22.97
461 From Road
1988
253,554
91.1
2,821
0.57
 
12.21
650 From Road
1978
348,510
86.6
6,515
1.32
 
21.59
61 South Paramus Road (e)
1985
269,191
60.1
4,410
0.89
 
27.26
Rochelle Park
             
120 West Passaic Street
1972
52,000
46.2
1,303
0.26
 
54.24
365 West Passaic Street
1976
212,578
79.4
3,468
0.70
 
20.55
395 West Passaic Street
1979
100,589
64.1
1,190
0.24
 
18.46
Upper Saddle River
             
1 Lake Street
1973/94
474,801
100.0
7,761
1.57
 
16.35
10 Mountainview Road
1986
192,000
77.2
3,167
0.64
 
21.37
Woodcliff Lake
             
400 Chestnut Ridge Road
1982
89,200
100.0
1,979
0.40
 
22.19
50 Tice Boulevard
1984
235,000
91.3
5,436
1.10
 
25.34
300 Tice Boulevard
1991
230,000
100.0
5,908
1.20
 
25.69
               
ESSEX COUNTY
             
Millburn
             
150 J.F. Kennedy Parkway
1980
247,476
78.1
4,461
0.90
 
23.08
Borough of Roseland
             
4 Becker Farm Road
1983
281,762
94.9
6,975
1.41
 
26.09
5 Becker Farm Road
1982
118,343
67.9
1,815
0.37
 
22.59
6 Becker Farm Road
1982
129,732
78.3
2,575
0.52
 
25.35
101 Eisenhower Parkway
1980
237,000
81.7
4,569
0.92
 
23.60
103 Eisenhower Parkway
1985
151,545
76.1
2,473
0.50
 
21.44
105 Eisenhower Parkway
2001
220,000
38.1
2,317
0.47
 
27.64
75 Livingston Avenue
1985
94,221
64.2
1,266
0.26
 
20.93
85 Livingston Avenue
1985
124,595
81.8
2,595
0.53
 
25.46
               
HUDSON COUNTY
             
Jersey City
             
Harborside Plaza 1
1983
400,000
100.0
11,235
2.28
 
28.09
Harborside Plaza 2
1990
761,200
57.3
9,885
2.00
 
22.66
Harborside Plaza 3
1990
725,600
78.4
19,819
4.01
 
34.84
Harborside Plaza 4-A
2000
207,670
98.6
6,572
1.33
 
32.10
Harborside Plaza 5
2002
977,225
87.3
31,853
6.45
 
37.34
101 Hudson Street
1992
1,246,283
89.6
29,102
5.89
 
26.06
               
MERCER COUNTY
             
Hamilton Township
             
3 AAA Drive
1981
35,270
76.7
630
0.13
 
23.29
600 Horizon Drive
2002
95,000
100.0
1,191
0.24
 
12.54
700 Horizon Drive
2007
120,000
100.0
2,459
0.50
 
20.49
2 South Gold Drive
1974
33,962
72.0
505
0.10
 
20.65



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
32

 




IV. PORTFOLIO SUMMARY

Consolidated Property Listing




               
               
Office Properties
             
(Continued)
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
Princeton
             
103 Carnegie Center
1984
96,000
92.9
2,152
0.44
 
24.13
2 Independence Way
1981
67,401
29.5
1,381
0.28
 
69.46
3 Independence Way
1983
111,300
100.0
1,991
0.40
 
17.89
100 Overlook Center
1988
149,600
89.6
3,775
0.76
 
28.16
5 Vaughn Drive
1987
98,500
100.0
2,620
0.53
 
26.60
               
MIDDLESEX COUNTY
             
East Brunswick
             
377 Summerhill Road
1977
40,000
100.0
372
0.08
 
9.30
Edison
             
343 Thornall Street (c)
1991
195,709
100.0
3,850
0.78
 
19.67
Plainsboro
             
500 College Road East (e)
1984
158,235
58.5
2,890
0.59
 
31.22
Woodbridge
             
581 Main Street
1991
200,000
99.3
5,207
1.05
 
26.22
               
MONMOUTH COUNTY
             
Freehold
             
2 Paragon Way
1989
44,524
59.5
521
0.11
 
19.67
3 Paragon Way
1991
66,898
88.2
1,179
0.24
 
19.98
4 Paragon Way
2002
63,989
50.1
450
0.09
 
14.04
100 Willow Brook Road
1988
60,557
57.4
805
0.16
 
23.16
Holmdel
             
23 Main Street
1977
350,000
100.0
4,012
0.81
 
11.46
Middletown
             
One River Centre Bldg 1
1983
122,594
100.0
3,051
0.62
 
24.89
One River Centre Bldg 2
1983
120,360
97.5
2,752
0.56
 
23.45
One River Centre Bldg 3 and 4
1984
214,518
93.3
4,981
1.01
 
24.89
Neptune
             
3600 Route 66
1989
180,000
100.0
3,943
0.80
 
21.91
Wall Township
             
1305 Campus Parkway
1988
23,350
92.4
505
0.10
 
23.41
1350 Campus Parkway
1990
79,747
99.9
947
0.19
 
11.89
               
MORRIS COUNTY
             
Florham Park
             
325 Columbia Turnpike
1987
168,144
100.0
3,954
0.80
 
23.52
Morris Plains
             
201 Littleton Road
1979
88,369
74.3
1,290
0.26
 
19.65
Parsippany
             
4 Campus Drive
1983
147,475
72.5
2,113
0.43
 
19.76
6 Campus Drive
1983
148,291
77.3
2,469
0.50
 
21.54
7 Campus Drive
1982
154,395
86.3
2,888
0.58
 
21.67
8 Campus Drive
1987
215,265
67.4
3,767
0.76
 
25.96
9 Campus Drive
1983
156,495
89.2
974
0.20
 
6.98
4 Century Drive
1981
100,036
52.3
1,034
0.21
 
19.76
5 Century Drive
1981
79,739
59.7
983
0.20
 
20.65
6 Century Drive
1981
100,036
45.5
944
0.19
 
20.74
2 Dryden Way
1990
6,216
100.0
99
0.02
 
15.93
4 Gatehall Drive
1988
248,480
87.8
4,312
0.87
 
19.76



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
33

 






IV. PORTFOLIO SUMMARY

Consolidated Property Listing




               
               
Office Properties
             
(Continued)
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
2 Hilton Court
1991
181,592
100.0
6,526
1.32
 
35.94
1633 Littleton Road
1978
57,722
0.0
94
0.02
 
0.00
600 Parsippany Road
1978
96,000
93.2
1,649
0.33
 
18.43
1 Sylvan Way
1989
150,557
97.7
4,087
0.83
 
27.78
4 Sylvan Way
1984
105,135
100.0
1,632
0.33
 
15.52
5 Sylvan Way
1989
151,383
76.6
2,649
0.54
 
22.84
7 Sylvan Way
1987
145,983
0.0
10
0.00
 
0.00
14 Sylvan Way
2013
203,506
100.0
5,068
1.03
 
24.90
20 Waterview Boulevard
1988
225,550
93.8
4,723
0.96
 
22.32
35 Waterview Boulevard
1990
172,498
94.7
3,887
0.79
 
23.79
5 Wood Hollow Road
1979
317,040
68.8
4,198
0.85
 
19.25
               
PASSAIC COUNTY
             
Totowa
             
999 Riverview Drive
1988
56,066
91.8
920
0.19
 
17.87
               
SOMERSET COUNTY
             
Basking Ridge
             
222 Mount Airy Road
1986
49,000
75.1
692
0.14
 
18.80
233 Mount Airy Road
1987
66,000
67.5
957
0.19
 
21.48
Bridgewater
             
440 Route 22 East
1990
198,376
90.2
4,656
0.94
 
26.02
721 Route 202/206
1989
192,741
98.6
4,434
0.90
 
23.33
Warren
             
10 Indepedence Boulevard
1988
120,528
92.6
2,816
0.57
 
25.23
               
UNION COUNTY
             
Clark
             
100 Walnut Avenue
1985
182,555
94.1
4,319
0.87
 
25.14
Cranford
             
6 Commerce Drive
1973
56,000
95.4
1,059
0.21
 
19.82
11 Commerce Drive
1981
90,000
75.4
1,817
0.37
 
26.78
12 Commerce Drive
1967
72,260
84.7
929
0.19
 
15.18
14 Commerce Drive
1971
67,189
88.8
1,215
0.25
 
20.36
20 Commerce Drive
1990
176,600
98.3
4,112
0.83
 
23.69
25 Commerce Drive
1971
67,749
81.9
1,276
0.26
 
23.00
65 Jackson Drive
1984
82,778
53.9
1,010
0.20
 
22.64
New Providence
             
890 Mountain Avenue
1977
80,000
72.4
1,295
0.26
 
22.36
               
Total New Jersey Office
 
17,040,194
82.2
340,133
68.86
 
24.27
               
NEW YORK
             
               
NEW YORK COUNTY
             
New York
             
125 Broad Street
1970
524,476
100.0
18,393
3.73
 
35.07
               
WESTCHESTER COUNTY
             
Elmsford
             
100 Clearbrook Road (c)
1975
60,000
89.3
1,057
0.21
 
19.73
101 Executive Boulevard
1971
50,000
0.0
51
0.01
 
0.00
Hawthorne
             
1 Skyline Drive
1980
20,400
99.0
458
0.09
 
22.68
2 Skyline Drive
1987
30,000
100.0
542
0.11
 
18.07



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
34

 










IV. PORTFOLIO SUMMARY

Consolidated Property Listing




               
               
Office Properties
             
(Continued)
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
7 Skyline Drive
1987
109,000
76.8
2,034
0.41
 
24.30
17 Skyline Drive (e)
1989
85,000
100.0
1,697
0.34
 
19.96
White Plains
             
1 Barker Avenue
1975
68,000
84.8
1,463
0.30
 
25.37
3 Barker Avenue
1983
65,300
95.9
1,505
0.30
 
24.03
50 Main Street
1985
309,000
79.1
7,541
1.53
 
30.85
11 Martine Avenue
1987
180,000
77.7
4,327
0.88
 
30.94
1 Water Street
1979
45,700
66.9
809
0.16
 
26.46
Yonkers
             
1 Executive Boulevard
1982
112,000
100.0
2,813
0.57
 
25.12
3 Executive Boulevard
1987
58,000
100.0
1,703
0.34
 
29.36
               
Total New York Office
 
1,716,876
87.5
44,393
8.98
 
29.55
               
DISTRICT OF COLUMBIA
             
               
WASHINGTON
             
1201 Connecticut Avenue, NW
1940
169,549
90.1
6,773
1.37
 
44.34
1400 L Street, NW
1987
159,000
100.0
5,916
1.20
 
37.21
               
Total District of Columbia Office
 
328,549
94.9
12,689
2.57
 
40.70
               
MARYLAND
             
               
PRINCE GEORGE'S COUNTY
             
Greenbelt
             
9200 Edmonston Road
1973
38,690
100.0
1,057
0.21
 
27.32
6301 Ivy Lane
1979
112,003
71.1
1,559
0.32
 
19.58
6303 Ivy Lane
1980
112,047
17.7
348
0.07
 
17.55
6305 Ivy Lane
1982
112,022
80.6
1,972
0.40
 
21.84
6404 Ivy Lane
1987
165,234
73.9
2,450
0.50
 
20.06
6406 Ivy Lane
1991
163,857
77.0
2,175
0.44
 
17.24
6411 Ivy Lane
1984
138,405
73.7
2,211
0.45
 
21.68
Lanham
             
4200 Parliament Place
1989
122,000
97.4
3,061
0.62
 
25.76
               
Total Maryland Office
 
964,258
72.4
14,833
3.01
 
21.23
               
TOTAL OFFICE PROPERTIES
 
20,049,877
82.4
412,048
83.42
 
24.94




Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
35

 




IV. PORTFOLIO SUMMARY

Consolidated Property Listing

               
               
Office/Flex Properties
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
NEW JERSEY
             
               
BURLINGTON COUNTY
             
Burlington
             
3 Terri Lane
1991
64,500
100.0
499
0.10
 
7.74
5 Terri Lane
1992
74,555
100.0
623
0.13
 
8.36
Moorestown
             
2 Commerce Drive
1986
49,000
74.1
224
0.05
 
6.17
101 Commerce Drive
1988
64,700
100.0
275
0.06
 
4.25
102 Commerce Drive
1987
38,400
100.0
264
0.05
 
6.88
201 Commerce Drive
1986
38,400
60.4
80
0.02
 
3.45
202 Commerce Drive
1988
51,200
25.0
62
0.01
 
4.84
1 Executive Drive
1989
20,570
100.0
209
0.04
 
10.16
2 Executive Drive
1988
60,800
73.2
317
0.06
 
7.12
101 Executive Drive
1990
29,355
99.7
300
0.06
 
10.25
102 Executive Drive
1990
64,000
100.0
474
0.10
 
7.41
225 Executive Drive
1990
50,600
56.5
141
0.03
 
4.93
97 Foster Road
1982
43,200
83.3
168
0.03
 
4.67
1507 Lancer Drive
1995
32,700
100.0
146
0.03
 
4.46
1245 North Church Street
1998
52,810
77.8
171
0.04
 
4.16
1247 North Church Street
1998
52,790
67.9
216
0.04
 
6.03
1256 North Church Street
1984
63,495
100.0
477
0.10
 
7.51
840 North Lenola Road
1995
38,300
47.0
143
0.03
 
7.94
844 North Lenola Road
1995
28,670
100.0
204
0.04
 
7.12
915 North Lenola Road
1998
52,488
100.0
292
0.06
 
5.56
2 Twosome Drive
2000
48,600
100.0
406
0.08
 
8.35
30 Twosome Drive
1997
39,675
99.0
216
0.04
 
5.50
31 Twosome Drive
1998
84,200
100.0
429
0.09
 
5.10
40 Twosome Drive
1996
40,265
100.0
312
0.06
 
7.75
41 Twosome Drive
1998
43,050
88.9
283
0.06
 
7.39
50 Twosome Drive
1997
34,075
56.0
122
0.02
 
6.39
               
MERCER COUNTY
             
Hamilton Township
             
100 Horizon Center Boulevard
1989
13,275
100.0
146
0.03
 
11.00
200 Horizon Drive
1991
45,770
100.0
695
0.14
 
15.18
300 Horizon Drive
1989
69,780
53.2
533
0.11
 
14.36
500 Horizon Drive
1990
41,205
93.8
577
0.12
 
14.93
               
MONMOUTH COUNTY
             
Wall Township
             
1325 Campus Parkway
1988
35,000
100.0
612
0.12
 
17.49
1340 Campus Parkway
1992
72,502
75.1
717
0.15
 
13.17
1345 Campus Parkway
1995
76,300
100.0
978
0.20
 
12.82
1433 Highway 34
1985
69,020
98.1
645
0.13
 
9.53
1320 Wyckoff Avenue
1986
20,336
100.0
222
0.04
 
10.92
1324 Wyckoff Avenue
1987
21,168
100.0
191
0.04
 
9.02
               
PASSAIC COUNTY
             
Totowa
             
1 Center Court
1999
38,961
100.0
586
0.12
 
15.04
2 Center Court
1998
30,600
100.0
272
0.06
 
8.89
11 Commerce Way
1989
47,025
100.0
552
0.11
 
11.74
20 Commerce Way
1992
42,540
95.5
397
0.08
 
9.77


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
36

 








IV. PORTFOLIO SUMMARY

Consolidated Property Listing



               
               
Office/Flex Properties
             
(Continued)
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
29 Commerce Way
1990
48,930
100.0
455
0.09
 
9.30
40 Commerce Way
1987
50,576
86.3
568
0.11
 
13.01
45 Commerce Way
1992
51,207
100.0
536
0.11
 
10.47
60 Commerce Way
1988
50,333
87.3
365
0.07
 
8.31
80 Commerce Way
1996
22,500
100.0
249
0.05
 
11.07
100 Commerce Way
1996
24,600
88.6
272
0.06
 
12.48
120 Commerce Way
1994
9,024
100.0
106
0.02
 
11.75
140 Commerce Way
1994
26,881
99.5
317
0.06
 
11.85
               
Total New Jersey Office/Flex
 
2,167,931
88.3
17,044
3.45
 
8.90
               
NEW YORK
             
               
WESTCHESTER COUNTY
             
Elmsford
             
11 Clearbrook Road
1974
31,800
100.0
387
0.08
 
12.17
75 Clearbrook Road
1990
32,720
100.0
357
0.07
 
10.91
125 Clearbrook Road
2002
33,000
100.0
457
0.09
 
13.85
150 Clearbrook Road
1975
74,900
99.3
764
0.15
 
10.27
175 Clearbrook Road
1973
98,900
96.7
1,326
0.27
 
13.87
200 Clearbrook Road
1974
94,000
99.8
1,258
0.25
 
13.41
250 Clearbrook Road
1973
155,000
95.1
901
0.18
 
6.11
50 Executive Boulevard
1969
45,200
60.8
256
0.05
 
9.32
77 Executive Boulevard
1977
13,000
100.0
244
0.05
 
18.77
85 Executive Boulevard
1968
31,000
50.0
76
0.02
 
4.90
300 Executive Boulevard
1970
60,000
100.0
619
0.13
 
10.32
350 Executive Boulevard
1970
15,400
99.4
230
0.05
 
15.03
399 Executive Boulevard
1962
80,000
100.0
1,047
0.21
 
13.09
400 Executive Boulevard
1970
42,200
71.1
552
0.11
 
18.40
500 Executive Boulevard
1970
41,600
100.0
762
0.15
 
18.32
525 Executive Boulevard
1972
61,700
100.0
1,015
0.21
 
16.45
1 Westchester Plaza
1967
25,000
100.0
352
0.07
 
14.08
2 Westchester Plaza
1968
25,000
100.0
392
0.08
 
15.68
3 Westchester Plaza
1969
93,500
97.9
913
0.18
 
9.97
4 Westchester Plaza
1969
44,700
100.0
676
0.14
 
15.12
5 Westchester Plaza
1969
20,000
100.0
284
0.06
 
14.20
6 Westchester Plaza
1968
20,000
100.0
303
0.06
 
15.15
7 Westchester Plaza
1972
46,200
100.0
661
0.13
 
14.31
8 Westchester Plaza
1971
67,200
100.0
1,247
0.25
 
18.56
Hawthorne
             
200 Saw Mill River Road
1965
51,100
100.0
723
0.15
 
14.15
4 Skyline Drive
1987
80,600
93.0
1,281
0.26
 
17.09
5 Skyline Drive
1980
124,022
99.8
1,643
0.33
 
13.27
6 Skyline Drive
1980
44,155
72.8
554
0.11
 
17.23
8 Skyline Drive
1985
50,000
85.4
829
0.17
 
19.41
10 Skyline Drive
1985
20,000
100.0
392
0.08
 
19.60
11 Skyline Drive (e)
1989
45,000
100.0
997
0.20
 
22.16
12 Skyline Drive (e)
1999
46,850
71.7
555
0.11
 
16.52
15 Skyline Drive (e)
1989
55,000
55.5
195
0.04
 
6.39
Yonkers
             
100 Corporate Boulevard
1987
78,000
98.3
1,570
0.32
 
20.48
200 Corporate Boulevard South
1990
84,000
58.2
1,205
0.25
 
24.65
4 Executive Plaza
1986
80,000
100.0
1,524
0.31
 
19.05
6 Executive Plaza
1987
80,000
100.0
1,630
0.33
 
20.38
1 Odell Plaza
1980
106,000
93.7
1,608
0.33
 
16.19
3 Odell Plaza
1984
71,065
100.0
1,596
0.32
 
22.46



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
37

 





IV. PORTFOLIO SUMMARY

Consolidated Property Listing




               
Office/Flex Properties (continued)
and Industrial/Warehouse, Retail Properties, and Land Leases
         
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
5 Odell Plaza
1983
38,400
99.6
650
0.13
 
17.00
7 Odell Plaza
1984
42,600
100.0
873
0.18
 
20.49
               
Total New York Office/Flex
 
2,348,812
93.0
32,904
6.66
 
15.07
               
CONNECTICUT
             
               
FAIRFIELD COUNTY
             
Stamford
             
419 West Avenue
1986
88,000
100.0
1,576
0.32
 
17.91
500 West Avenue
1988
25,000
100.0
403
0.08
 
16.12
550 West Avenue
1990
54,000
81.3
785
0.16
 
17.88
600 West Avenue
1999
66,000
100.0
670
0.14
 
10.15
650 West Avenue
1998
40,000
100.0
600
0.12
 
15.00
               
Total Connecticut Office/Flex
 
273,000
96.3
4,034
0.82
 
15.34
               
               
TOTAL OFFICE/FLEX PROPERTIES
 
4,789,743
91.0
53,982
10.93
 
12.38
               
NEW YORK
             
               
WESTCHESTER COUNTY
             
Elmsford
             
1 Warehouse Lane (e)
1957
6,600
100.0
107
0.02
 
16.21
2 Warehouse Lane (e)
1957
10,900
100.0
159
0.03
 
14.59
3 Warehouse Lane (e)
1957
77,200
100.0
399
0.08
 
5.17
4 Warehouse Lane (e)
1957
195,500
97.0
2,145
0.43
 
11.31
5 Warehouse Lane (e)
1957
75,100
97.1
964
0.20
 
13.22
6 Warehouse Lane (e)
1982
22,100
100.0
555
0.11
 
25.11
               
Total Industrial/Warehouse Properties
 
387,400
97.9
4,329
0.87
 
11.41
               
NEW JERSEY
             
               
HUDSON COUNTY
             
Weehawken
             
500 Avenue at Port Imperial
2013
16,736
52.2
0
0.00
 
0.00
               
Total New Jersey Retail Properties
 
16,736
52.2
0
0.00
 
0.00
               
NEW YORK
             
               
WESTCHESTER COUNTY
             
Tarrytown
             
230 White Plains Road
1984
9,300
100.0
75
0.02
 
8.06
Yonkers
             
2 Executive Boulevard
1986
8,000
100.0
305
0.06
 
38.13
               
Total New York Retail Properties
 
17,300
100.0
380
0.08
 
21.97
               
Total Retail Properties
 
34,036
76.5
380
0.08
 
14.60
               
NEW YORK
             
               
WESTCHESTER COUNTY
             
Elmsford
             
700 Executive Boulevard
 -
 -
-
160
0.03
 
-







Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
38

 






IV. PORTFOLIO SUMMARY

Consolidated Property Listing




               
               
Land Leases
             
(continued)
             
               
     
Percentage
2015
   
2015
   
Net
Leased
Base
   
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
 
Year
Area
3/31/15
($000’s)
of Total 2015
 
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
               
Yonkers
             
1 Enterprise Boulevard
 -
 -
-
185
0.04
 
-
               
Total New York Land Leases
 
 -
-
345
0.07
 
-
               
MARYLAND
             
               
PRINCE GEORGE'S COUNTY
             
Greenbelt
             
Capital Office Park Parcel A
 -
 -
-
153
0.03
 
-
               
Total Maryland Land Leases
 
 -
-
153
0.03
 
-
               
Total Land Leases
 
 -
-
498
0.10
 
-
               
TOTAL COMMERCIAL PROPERTIES
 
25,261,056
84.3
471,237
95.40
 
22.13


                 
Multi-Family Properties
               
                 
                 
   
Net
 
Percentage
2015
 
Percentage
2015
   
Rentable
 
Leased
Base
 
of Total
Average
   
Commercial
 
as of
Rent
 
2015
Base Rent
 
Year
Area
Number
3/31/15
($000’s)
 
Base Rent
Per Home
 
Built
(Sq. Ft.)
of Units
(%) (a)
 (b) (c)
 
 (%)
($) (c) (h)
                 
NEW JERSEY
               
                 
MIDDLESEX COUNTY
               
New Brunswick
               
Richmond Court
1997
 -
82
100.0
1,465
 
0.30
1,489
Riverwatch Commons
1995
 -
118
99.2
2,092
 
0.42
1,490
                 
UNION COUNTY
               
Rahway
               
Park Square
2011
 5,934 
159
98.1
3,659
 
0.74
1,955
                 
Total New Jersey Multi-Family
 
 5,934 
359
98.9
7,216
 
1.46
1,694
                 
MASSACHUSETTS
               
                 
ESSEX COUNTY
               
Andover
               
Andover Place (f) (g)
1988
 -
220
96.8
3,163
 
0.64
1,269
                 
SUFFOLK COUNTY
               
Revere
               
Alterra at Overlook Ridge IA
2004
 -
310
97.4
5,241
 
1.06
1,446
Alterra at Overlook Ridge IB
2008
 -
412
96.4
7,092
 
1.44
1,489
                 
Total Massachusetts Multi-Family
 
 -
942
96.8
15,496
 
3.14
1,423
                 
Total Multi-Family Properties
 
5,934
1,301
97.4
22,712
 
4.60
1,499
                 
TOTAL PROPERTIES
 
25,266,990
1,301
 
493,949
(i)
100.00
 

See footnotes on page 40.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
39

 



IV. PORTFOLIO SUMMARY

Consolidated Property Listing

Footnotes for pages 32 through 39


   
(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 March 31, 2015 aggregating 558,288 square feet (representing 2.2 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 March 31, 2015, determined in accordance with generally accepted accounting principles (“GAAP”). Substantially all of the commercial 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. For the 12 months ended March 31, 2015, total escalations and recoveries from tenants were: $57,620, or $3.49 per leased square foot, for office properties; $9,840, or $2.26 per leased square foot, for office/flex properties; and $1,865, or $4.56 per leased square foot, for other properties.
(c)   
Excludes space leased by the Company.
(d)
Base rent for the 12 months ended March 31, 2015 divided by net rentable commercial square feet leased at March 31, 2015.
(e)   
This property is located on land leased by the Company.
(f)
As this property was acquired, commenced initial operations or initially consolidated by the Company during the 12 months ended March 31, 2015, the amounts represented in 2015 base rent reflect only that portion of those 12 months during which the Company owned or consolidated the property. Accordingly, these amounts may not be indicative of the property’s full year results.  For comparison purposes, the amounts represented in 2015 average base rent per sq. ft. and per unit for this property have been calculated by taking the 12 months ended March 31, 2015 base rent for such property and annualizing these partial-year results, dividing such annualized amounts by the net rentable square feet leased or occupied units at March 31, 2015. These annualized per square foot and per unit amounts may not be indicative of the property’s results had the Company owned or consolidated the property for the entirety of the 12 months ended March 31, 2015.
(g)
Acquired on April 10, 2014. Amounts reflect period of ownership.
(h)
Annualized base rent for the 12 months ended March 31, 2015 divided by units occupied at March 31, 2015, divided by 12.
(i)
Excludes $12.5 million from properties which were sold during the 12 months ended March 31, 2015.








Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
40

 

IV. PORTFOLIO SUMMARY

Unconsolidated Joint Ventures Summary
(as of March 31, 2015)

Breakdown of Unconsolidated Joint Ventures
(dollars in thousands)




                                                     
               
Company’s
   
Net Operating
                             
         
# of
 
Revenue
Effective
   
Income (c)
 
Property Debt
Preferred
   
Year
Percentage
 
Apartment
 
Per
Ownership
   
3 Mos
     
Maturity
Interest
   
Company
   
Capital
 
Return
   
Joint Venture / Property Name
Location
Built
Leased
 
Homes
 
Home (b)
%
   
03/31/15
   
Balance
Date
Rate
   
Balance (m)
   
Balance (d)
 
Rate
 
Investor
Operating Multi-family Residential: (a)
                                                   
Marbella RoseGarden, L.L.C. / Marbella
Jersey City, NJ
2003
99.3%
 
 412
$
 2,915
24.27%
 
$
 2,373
 
$
 95,000
05/01/18
4.99%
 
$
 125
(t)
$
 7,567
 
9.50%
 
Prudential
RoseGarden Monaco, L.L.C. / Monaco
Jersey City, NJ
2011
98.5%
 
 523
 
 3,249
15.00%
   
 3,381
   
 165,000
02/01/21
4.19%
   
 -
   
 80,952
 
9.00%
 
Prudential
Rosewood Lafayette Holdings, L.L.C. / Highlands at Morristown Station
Morristown, NJ
2009
98.2%
 
 217
 
 2,632
25.00%
   
 1,068
   
 38,478
07/01/15
4.00%
   
 124
(u)
 
 33,880
 
9.00%
 
Prudential
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park
Morristown, NJ
2010
94.6%
 
 130
 
 3,222
12.50%
   
 680
   
 38,600
09/01/20
3.25%
   
 695
(e)
 
 21,064
(e)
9.00%
 
Prudential
PruRose Port Imperial South 15 LLC / RiversEdge at Port Imperial
Weehawken, NJ
2009
97.0%
 
 236
 
 3,040
50.00%
(f)
 
 1,173
   
 57,500
09/01/20
4.32%
   
 -
   
 41,622
 
9.00%
 
Prudential
PruRose Riverwalk G, L.L.C. / RiverTrace at Port Imperial
West New York, NJ
2013
98.7%
 
 316
 
 2,893
25.00%
   
 1,699
   
 79,154
07/15/21
6.00%
   
 -
   
 45,475
 
7.75%
 
UBS
Elmajo Urban Renewal Associates, L.L.C. / Lincoln Harbor (Bldg A&C)
Weehawken, NJ
2014
98.6%
 
 355
 
 2,913
7.50%
   
 1,857
   
 128,100
03/01/30
4.00%
   
 -
   
 15,380
 
8.50%
 
Hartz
Overlook Ridge JV, L.L.C. / Quarrystone at Overlook Ridge
Malden, MA
2008
97.6%
 
 251
 
 2,107
50.00%
   
 996
   
 69,420
03/15/16
(g)
   
 -
   
 40,026
(h)
15.00%
 
Lennar
Overlook Ridge JV 2C/3B, L.L.C. / The Chase at Overlook Ridge
Malden, MA
2014
96.8%
 
 371
 
 1,839
50.00%
   
 1,032
   
 51,447
12/26/15
L+2.50%
(k)
 
-
   
 27,505
 
6.50%
(y)
UBS
Crystal House Apartments Investors LLC / Crystal House
Arlington, VA
1962
97.2%
(x)
 828
 
 1,774
25.00%
(p)
 
 2,473
   
 165,000
04/01/20
3.17%
   
 -
   
-
 
 -
 
 -
                                                     
Total Operating Multi-family Residential:
   
97.7%
 
 3,639
$
 2,538
   
$
16,732
 
$
887,699
     
$
944
 
$
313,471
       
                                           
 -
       
               
Company’s
   
Net Operating
                             
               
Effective
   
Income (c)
 
Property Debt
 
Preferred
   
Year
Percentage
 
Square
   
Ownership
   
3 Mos
     
Maturity
Interest
   
Company
   
Capital
 
Return
   
Joint Venture / Property Name
Location
Built
Leased
 
Feet
   
%
   
03/31/15
   
Balance
Date
Rate
   
Balance (m)
   
Balance (d)
 
Rate
 
Investor
Operating Commercial:
                                                   
Roseland/North Retail, L.L.C. / Riverwalk at Port Imperial
West New York, NJ
2008
64.0%
 
 30,745
   
20.00%
 
$
157
   
 -
 -
 -
       
$
 6,318
 
9.00%
 
Prudential
BNES Associates III / Offices at Crystal Lake
West Orange, NJ
2003
100.0%
 
 106,345
   
31.25%
   
371
 
$
 6,603
11/01/23
4.76%
   
 -
   
 -
 
 -
 
 -
Red Bank Corporate Plaza / Red Bank
Red Bank, NJ
2007
100.0%
 
 92,878
   
50.00%
   
615
   
 15,682
05/17/16
L+3.00%
(i)
 
 -
   
 -
 
 -
 
 -
12 Vreeland Realty L.L.C. / 12 Vreeland Road
Florham Park, NJ
1984
100.0%
 
 139,750
   
50.00%
   
242
   
 13,679
07/01/23
2.87%
   
 -
   
 -
 
 -
 
 -
Rosewood Morristown, L.L.C. / Shops at 40 Park
Morristown, NJ
2010
60.4%
 
 50,973
   
12.50%
   
187
   
 6,500
08/13/18
3.63%
   
 -
(e)
 
 -
(e)
9.00%
 
Prudential
Keystone-Penn
Suburban Philadelphia, PA
Various
81.3%
 
 1,842,820
   
(n)
   
5,043
   
 205,946
(o)
(o)
   
 -
   
 28,041
 
15.00%
 
KPG
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
Philadelphia, PA
1965
97.9%
 
 339,615
   
33.33%
   
544
   
 61,500
09/09/16
L+7.00%
   
 -
   
 -
 
 -
 
 -
KPG-MCG Curtis JV, LLC / Curtis Center (r)
Philadelphia, PA
(q)
76.5%
 
 885,000
   
50.00%
   
2,060
   
(v)
 -
 -
   
 -
   
 -
 
 -
 
 -
Keystone-TriState
Northern NJ/NY/CT
Various
81.1%
 
 2,190,229
   
(w)
   
3,628
   
 205,112
(s)
(s)
   
 -
   
 15,253
 
15.00%
 
KPG
                                                     
Total Operating Commercial:
       
 5,678,355
       
$
12,847
 
$
 515,022
       
-
 
$
 49,612
       
                                                     
                                                     
               
Company’s
   
Net Operating
                             
         
Number
   
Effective
   
Income (c)
 
Property Debt
 
Preferred
   
Year
   
of
   
Ownership
   
3 Mos
     
Maturity
Interest
   
Company
   
Capital
 
Return
   
Joint Venture/Property Name
Location
Built
   
Rooms
   
%
   
03/31/15
   
Balance
Date
Rate
   
Balance
   
Balance
 
Rate
 
Investor
Hotel:
                                                   
Harborside South Pier / Hyatt Regency Jersey City on the Hudson
Jersey City, NJ
2002
   
350
   
50.00%
 
$
2,472
 
$
 65,308
(j)
(j)
   
-
   
 -
 
 -
 
 -

See footnotes on page 43.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
41

 

IV. PORTFOLIO SUMMARY

Breakdown of Unconsolidated Joint Ventures
(dollars in thousands)
(continued)




                                             
             
Company’s
                             
   
Estimated
   
# of
 
Effective
   
Property Debt
 
Preferred
   
Stabilization
Percentage
 
Apartment
 
Ownership
         
Maturity
Interest
     
Company
 
Capital
Return
 
Joint Venture/Property Name
Location
Date
Leased
 
Homes
 
%
     
Balance
 
Date
Rate
     
Balance (m)
 
Balance (d)
Rate
Investor
Communities in Lease Up: (a)
                                           
RiverPark at Harrison I Urban Renewal LLC / RiverPark at Harrison
Harrison, NJ
3Q-2015
97.2%
 
 141
 
36.00%
   
$
 23,095
 
06/27/16
L+2.35%
   
$
 3,203
$
 4,780
7.25%
 -
Portside Master Company, LLC / Portside at Pier One – Bldg 7
East Boston, MA
3Q-2015
54.7%
 
 176
 
38.25%
     
 38,990
 
12/04/15
L+2.50%
     
 -
 
 27,879
9.00%
Prudential
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)
Weehawken, NJ
4Q-2015
85.9%
 
 227
 
7.50%
     
 81,900
 
03/01/30
4.00%
     
 -
 
 9,853
8.50%
Hartz
Capitol Place Mezz LLC / Station Townhouses
Washington, D.C.
2Q-2016
7.1%
 
 377
 
50.00%
     
73,971
 
07/01/33
4.82%
     
 -
 
 -
 -
 -
                                             
Total Development Communities in Lease Up:
       
 921
       
$
 217,956
         
$
 3,203
$
 42,512
   
                                             
                                             
   
Estimated
       
Company’s
                             
   
Initial
   
# of
 
Effective
   
Property Debt
 
Preferred
   
Delivery
   
Apartment
 
Ownership
         
Maturity
Interest
     
Company
 
Capital
Return
 
Joint Venture/Property Name
Location
Date
   
Homes
 
%
     
Balance
 
Date
Rate
     
Balance (m)
 
Balance (d)
Rate
Investor
Development Communities: (a)
                                           
Prurose Port Imperial South 13, LLC /  RiverParc at Port Imperial
Weehawken, NJ
2Q-2015
   
 280
 
20.00%
(f)
 
$
 56,999
 
06/27/16
L+2.15%
(l)
 
$
 2,246
$
 51,439
9.00%
Prudential
RoseGarden Marbella South, L.L.C. / Marbella II
Jersey City, NJ
4Q-2015
   
 311
 
24.27%
     
 43,090
 
03/30/17
L+2.25%
     
 9,419
 
 29,644
9.00%
Prudential
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
Jersey City, NJ
3Q-2016
   
 763
 
85.00%
     
 -
 
08/01/29
5.20%
     
 -
 
 -
 -
 -
                                             
Total In-Process Development Projects:
       
 1,354
       
$
 100,089
         
$
11,665
$
81,083
   
                                             
                                             
             
Company’s
                             
     
Potential
 
Potential
 
Effective
   
Property Debt
 
Preferred
     
Apartment
 
Commercial
 
Ownership
         
Maturity
Interest
     
Company
 
Capital
Return
 
Joint Venture/Property Name
Location
 
Homes
 
Square Feet
 
%
     
Balance
 
Date
Rate
     
Balance (m)
 
Balance (d)
Rate
Investor
Land Holdings/Predevelopment: (a)
                                           
Hillsborough 206 Holdings, L.L.C. / Hillsborough 206
Hillsborough, NJ
 
n/a
 
 160,000
 
50.00%
     
 -
 
 -
 -
     
 -
 
 -
 -
 -
RoseGarden Monaco, L.L.C. / San Remo Land
Jersey City, NJ
 
 300
 
n/a
 
41.67%
     
 -
 
 -
 -
     
 -
 
 -
 -
 -
Grand Jersey Waterfront URA, L.L.C. / Liberty Landing
Jersey City, NJ
 
 1,000
 
n/a
 
50.00%
     
 -
 
 -
 -
     
 -
 
 -
 -
 -
Plaza VIII and IX Associates, L.L.C. / Vacant land/parking
Jersey City, NJ
 
n/a
 
 1,225,000
 
50.00%
     
 -
 
 -
 -
     
 -
 
 -
 -
 -
Roseland/Port Imperial Partners, L.P. / Port Imperial North
West New York, NJ
 
836
 
n/a
 
20.00%
     
 -
 
 -
 -
     
 -
 
 -
 -
 -
Crystal House Apartments Investors LLC / Crystal House
Arlington, VA
 
295
 
n/a
 
50.00%
     
 -
 
 -
 -
     
 -
 
 -
 -
 -
Rosewood Morristown, L.L.C. / Lofts at 40 Park
Morristown, NJ
 
 59
 
n/a
 
25.00%
   
$
 1,117
 
09/30/15
L+2.50 %
     
 -
 
 -
 -
 -
Roseland/Port Imperial Partners, L.P. / Riverwalk C
West New York, NJ
 
 363
 
n/a
 
20.00%
     
 -
 
 -
 -
   
$
 372
$
 26,979
10.00%
Prudential
                                             
Total Land Holdings/Predevelopment:
   
 2,853
 
 1,385,000
       
$
 1,117
         
$
 372
$
 26,979
   

See footnotes on page 43.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
42

 


IV. PORTFOLIO SUMMARY

Breakdown of Unconsolidated Joint Ventures
(continued, dollars in thousands)

Footnotes for pages 41 and 42:
 
   
(a)
See additional details related to the multi-family joint ventures in Section V on pages 50-54.
(b)
Total apartment revenue for the quarter ended March 31, 2015 divided by the average percent occupied for the quarter ended March 31, 2015, divided by the number of units and divided by 3.
(c) 
Net operating income equals total property revenues less real estate taxes, utilities and operating expenses.
(d)
Includes third party capital account balance and accrued unpaid preferred return where applicable (excludes Company capital).
(e)
Capital balances apply to both properties.
(f)
A third party has a 20 percent economic interest in net Company distributions.
(g)
The senior loan, with a balance of $52,420 bears interest at LIBOR+2.00 percent and the junior loan, with a balance of $17,000, bears interest at LIBOR+0.90 percent.
(h)
Includes a priority partnership loan which has an accrued interest balance of $21,197 as of March 31, 2015.
(i)
On September 22, 2011, the venture entered into an interest rate swap agreement with a commercial bank. The swap agreement fixes the all-in rate to 3.99375 percent per annum on an initial notional amount of $13.65 million and then adjusting in accordance with an amortization schedule, which is effective from October 17, 2011 through loan maturity.
(j)
The balance includes: (i) mortgage loan, collateralized by the hotel property, has a balance of $61,184, bears interest of 6.15 percent and matures in November 2016, and (ii) loan with a balance of $4.1 million, bears interest at fixed rates ranging from 6.09 percent to 6.62 percent and matures in August 1, 2020.
(k)
On January 18, 2013, Overlook Apartments Investors entered into an interest rate swap agreement with a commercial bank. The swap agreement fixes the all-in rate to 3.0875 percent per annum on an initial notional amount of $1.84 million, increasing to $52 million, for the period from September 3, 2013 to November 2, 2015.
(l)
On December 28, 2012, PruRose 13 entered into an interest rate swap agreement with a commercial bank. The swap agreement fixes the all-in rate to 2.79 percent per annum on an initial notional amount of $1.62 million, increasing to $69.5 million, for the period  from July 1, 2013 to January 1, 2016.
(m)
Consists of preferred capital balances the Company is participating in.
(n)
The Company’s equity interests in the joint ventures will be subordinated to affiliates of the Keystone Property Group receiving a 15 percent internal rate of return (“IRR”) after which the Company will receive a ten percent IRR on its subordinate equity and then all profit will be split equally.
(o)
Principal balance of $127,600 bears interest at 5.114 percent and matures in August 27, 2023; principal balance of $67,921 bears interest at rates ranging from LIBOR+5.0 percent to LIBOR+5.75 percent and matures in August 27, 2016; principal balance of $10,425 bears interest at LIBOR+6.0 percent and matures in August 27, 2015.
(p)
On a capital event, the Company receives a promoted additional 25 percent interest over 9.00 percent IRR.
(q)
Property constructed between 1909 and 1921. Extensive renovation in 1988-2000.
(r)
The Company and Keystone plan to convert approximately 90,000 square feet of existing office space within the building into 90 luxury rental apartments, with possibilities to provide additional housing as office leases expire and additional space becomes available.
(s)
Principal balance of $41,240 bears interest at 4.95 percent and matures on July 1, 2017; principal balance of $71,172 bears interest at rates ranging from 5.65 percent to 6.75 percent and matures on September 9, 2017; principal balance of $14,250 bears interest at 4.88 percent and matures on July 6, 2024; principal balance of $63,400 bears interest at 4.93 percent and matures on July 6, 2044; principal balance of $15,050 bears interest at 4.71 percent and matures on August 6, 2044.
(t)
Balance represents capital account held by Marbella Rosegarden, L.L.C., of which the Company owns a 48.53 percent interest.
(u)
Balance represents capital account held by Rosewood Lafayette Holdings, L.L.C., of which the Company owns a 50 percent interest.
(v)
Debt secured by interest in this asset (see Debt Detail - page 16).
(w)
Includes the Company's pari-passu interests of $4.8 million in five properties and Company's subordinated equity interests to Keystone Entities receiving a 15 percent internal rate of return ("IRR") after which the Company will receive a 10 percent IRR on its subordinate equity and then all profit will be split equally.
(x)
The property currently has 30 units offline to facilitate the execution of unit renovations, which are excluded from the percentage leased calculation for periods presented.
(y)
The operating agreement allows for Mack-Cali to participate in operating cash flows after their partner receives a 6.5 percent preferred return on their capital balance. Upon a capital event, the partner receives 100 percent of cash flows until receiving a 9 percent IRR.  Then, 70 percent is distributed to the partner and 30 percent is distributed to Mack-Cali until the partner receives an 11 percent IRR, with excess proceeds distributed in accordance with the members’ ownership percentages.










Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
43

 

IV. PORTFOLIO SUMMARY
 

 
Consolidated Operating Portfolio Analysis (a)
 
(as of March 31, 2015)
 

Breakdown by Number of Properties
 

PROPERTY TYPE:


                             
             
Stand-
             
   
% of
 
% of
Industrial/
% of
Alone
% of
Land
% of
Multi-
% of
Totals
% of
STATE
Office
Total
Office/Flex
Total
Warehouse
Total
Retail
Total
Leases
Total
Family
Total
By State
Total
New Jersey
94
40.9%
48
20.9%
 -
 -
1
0.4%
 -
 -
3
1.3%
146
63.5%
New York
14
6.1%
41
17.8%
6
2.6%
2
0.9%
2
0.9%
 -
 -
65
28.3%
Connecticut
 -
 -
5
2.2%
 -
 -
 -
 -
 -
 -
 -
 -
5
2.2%
Wash., D.C./Maryland
10
4.3%
 -
 -
 -
 -
 -
 -
1
0.4%
 -
 -
11
4.7%
Massachusetts
 -
 -
 -
 -
 -
 -
 -
 -
 -
 -
3
1.3%
3
1.3%
TOTALS
                           
    By Type:
118
51.3%
94
40.9%
6
2.6%
3
1.3%
3
1.3%
6
2.6%
230
100.0%

 
(a)  
Excludes 53 operating properties, aggregating approximately 5.7 million of commercial square feet and 4,560 apartment homes, which are not consolidated by the Company. See pages 41 and 42.
 


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
44

 

IV. PORTFOLIO SUMMARY
 

 
Consolidated Operating Portfolio Analysis (a)
 
(as of March 31, 2015)
 

Breakdown by Square Footage for Commercial Properties

PROPERTY TYPE:

                     
             
Stand-
     
   
% of
 
% of
Industrial/
% of
Alone
% of
Totals
% of
STATE
Office
Total
Office/Flex
Total
Warehouse
Total
Retail
Total
By State
Total
New Jersey
17,040,194
67.5%
2,167,931
8.6%
 -
 -
16,736
0.1%
19,224,861
76.2%
New York
1,716,876
6.7%
2,348,812
9.3%
387,400
1.5%
17,300
0.1%
4,470,388
17.6%
Connecticut
-
 -
273,000
1.1%
 -
 -
 -
 -
273,000
1.1%
Wash., D.C./Maryland
1,292,807
5.1%
 -
 -
 -
 -
 -
 -
1,292,807
5.1%
TOTALS
                   
    By Type:
20,049,877
79.3%
4,789,743
19.0%
387,400
1.5%
34,036
0.2%
25,261,056
100.0%

(a)  
Excludes six consolidated operating multi-family properties, aggregating 1,301 apartment homes; as well as 53 operating properties, aggregating approximately 5.7 million commercial square feet and 4,560 apartment homes, which are not consolidated by the Company. See pages 41 and 42.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
45

 

IV. PORTFOLIO SUMMARY
 

 
Consolidated Operating Portfolio Analysis (a)
 
(12 Months ended March 31, 2015)
 

Breakdown by Base Rental Revenue (b)
(Dollars in thousands)

PROPERTY TYPE:

                                             
                     
Stand-
                     
     
% of
 
Office/
% of
 
Indust./
% of
 
Alone
% of
 
Land
% of
 
Multi-
% of
 
Totals
 
% of
STATE
 
Office
Total
 
Flex
Total
 
Warehouse
Total
 
Retail
Total
 
Leases
Total
 
Family
Total
 
By State
 
Total
                                             
New Jersey
$
340,133
68.8%
$
17,044
3.4%
 
 -
 -
 
 -
 -
 
 -
 -
$
7,216
1.5%
$
364,393
 
73.7%
New York
 
44,393
9.0%
 
32,904
6.7%
$
4,329
0.9%
$
380
0.1%
$
345
0.1%
 
 -
 -
 
82,351
 
16.8%
Connecticut
 
-
 -
 
4,034
0.8%
 
 -
 -
 
 -
 -
 
 -
 -
 
 -
 -
 
4,034
 
0.8%
Wash., D.C./Maryland
 
27,522
5.6%
 
 -
 -
 
 -
 -
 
 -
 -
 
153
 -
 
 -
 -
 
27,675
 
5.6%
Massachusetts
   
 -
 
 -
 -
 
 -
 -
 
 -
 -
 
 -
 -
 
15,496
3.1%
 
15,496
 
3.1%
TOTALS
                                           
   By Type:
$
412,048
83.4%
$
53,982
10.9%
$
4,329
0.9%
$
380
0.1%
$
498
0.1%
$
22,712
4.6%
$
493,949
(c)
100.0%

(a) Excludes 53 operating properties, aggregating approximately 5.7 million commercial square feet and 4,560 apartment homes, which are not consolidated by the Company. See pages 41 and 42.
(b)  
Total base rent for the 12 months ended March 31, 2015, determined in accordance with GAAP. Substantially all of the commercial leases provide for annual base rents plus recoveries and 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.
(c)  
Excludes $12.5 million from properties which were sold during the 12 months ended March 31, 2015.



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
46

 

IV. PORTFOLIO SUMMARY

Consolidated Operating Portfolio Analysis (a) (b)
 
(as of March 31, 2015)
 
 
Breakdown by Percentage Leased for Commercial Properties
 

PROPERTY TYPE:

           
         
WEIGHTED AVG.
STATE
Office
Office/Flex
Industrial/Warehouse
Stand-Alone Retail
By State
New Jersey
82.2%
88.3%
 -
52.2%
82.9%
New York
87.5%
93.0%
97.9%
100.0%
91.3%
Connecticut
 -
96.3%
 -
 -
96.3%
Washington, D.C./ Maryland
78.1%
 -
 -
 -
78.1%
           
WEIGHTED AVG. By Type:
82.4%
91.0%
97.9%
76.5%
84.3%

(a)  
Excludes six consolidated operating multi-family properties, aggregating 1,301 apartment homes; as well as 53 operating properties, aggregating approximately 5.7 million commercial square feet and 4,560 apartment homes, which are not consolidated by the Company, and parcels of land leased to others. See pages 41 and 42.
(b)  
Percentage leased includes all commercial leases in effect as of the period end date, some of which have commencement dates in the future as well as leases expiring March 31, 2015, aggregating 558,288 square feet for which no new leases were signed.







Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
47

 











V.  MULTI-FAMILY RENTAL PORTFOLIO
 
 
 


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
48

 



V. MULTI-FAMILY RENTAL PORTFOLIO

Summary of Stabilized Operating Communities
(dollars in thousands, except per home amounts)

As of March 31, 2015

                                 
   
Date Acquired/
     
Company's
 
Results
   
Placed in
   
# of
Effective
 
Percentage
 
Percentage
   
Revenue
 
Revenue
 
   
Service by
Year
# of
Apartment
Ownership
 
Leased
 
Leased
   
per Home
 
per Home
 
Community
Location
 Company
Built
Properties
Homes
Percentage
 
3/31/2015
 
12/31/2014
   
3/31/15 (a)
 
12/31/14 (a)
 
Consolidated:
                               
Richmond Court (b)
New Brunswick, NJ
12/19/13
1997
1
82
100.00%
 
100.0%
 
100.0%
 
$
1,628
$
1,649
 
Riverwatch Commons (b)
New Brunswick, NJ
12/19/13
1995
1
118
100.00%
 
99.2%
 
98.3%
   
1,649
 
1,635
 
Park Square
Rahway, NJ
11/20/13
2011
1
159
100.00%
 
98.1%
 
96.9%
   
2,077
 
2,032
 
Alterra at Overlook Ridge 1A (b)
Revere, MA
01/18/13
2004
1
310
100.00%
 
97.4%
 
96.5%
   
1,668
 
1,658
 
Alterra at Overlook Ridge 1B (b)
Revere, MA
04/04/13
2008
1
412
100.00%
 
96.4%
 
95.1%
   
1,672
 
1,697
 
Andover Place (b)
Andover, MA
04/10/14
1988
1
220
100.00%
 
96.8%
 
94.5%
   
1,418
 
1,375
 
Total Consolidated
     
6
1,301
100.00%
 
97.4%
 
96.2%
 
$
1,673
$
1,666
 
                                 
Net operating income for the Consolidated Stabilized Operating Communities for the three months ended March 31, 2015 was $3.5 million. Net operating income is defined as total revenues less the sum of real estate taxes, utilities and operating expenses.
                                 
Unconsolidated Joint Venture Interests
(See the schedule below for capitalization information):
                           
Participating JVs
                               
Crystal House Apartments (b)
Arlington, VA
03/21/13
1962
1
828
25.00%
 
97.2%
(d)
98.4%
 
$
1,774
$
1,868
 
   Sub-total Participating JVs
     
1
828
25.00%
 
97.2%
 
98.4%
 
$
1,774
$
1,868
 
                                 
Subordinated Interests (c)
                               
Marbella
Jersey City, NJ
10/23/12
2003
1
412
24.27%
 
99.3%
 
98.8%
 
$
2,915
$
2,856
 
Monaco
Jersey City, NJ
10/23/12
2011
1
523
15.00%
 
98.5%
 
98.9%
   
3,249
 
3,255
 
Highlands at Morristown Station
Morristown, NJ
10/23/12
2009
1
217
25.00%
 
98.2%
 
98.2%
   
2,632
 
2,606
 
Metropolitan at 40 Park
Morristown, NJ
10/23/12
2010
1
130
12.50%
 
94.6%
 
94.6%
   
3,222
 
3,335
 
RiversEdge at Port Imperial
Weehawken, NJ
10/23/12
2009
1
236
50.00%
 
97.0%
 
98.3%
   
3,040
 
2,974
 
RiverTrace at Port Imperial
West New York, NJ
12/01/13
2013
1
316
25.00%
 
98.7%
 
98.1%
   
2,893
 
2,876
 
Lincoln Harbor (Bldg A&C)
Weehawken, NJ
04/01/14
2014
1
355
7.50%
 
98.6%
 
98.0%
   
2,913
 
3,051
 
Quarrystone at Overlook Ridge
Malden, MA
10/23/12
2008
1
251
50.00%
 
97.6%
 
97.2%
   
2,107
 
2,151
 
The Chase at Overlook Ridge
Malden/Revere, MA
04/01/14
2014
1
371
50.00%
 
96.8%
 
93.5%
   
1,839
 
1,831
 
   Sub-total Subordinated Interests
   
9
2,811
   
98.0%
 
97.5%
 
$
2,763
$
2,772
 
                                 
Total Stabilized Operating Communities:
   
16
4,940
   
97.8%
(d)
97.3%
 
$
2,310
$
2,329
 

 
   
(a)
Total apartment revenue for the quarter divided by the average percent occupied for the quarter, divided by the number of apartment homes, and then divided by three.
(b)
The Company plans to reposition this property, which is targeted for additional renovation investment by the Company.  During repositioning, it is often necessary to take apartment homes off line for a short period of time to allow for renovations which can impact occupancy and operations.  See the "Stabilized Operating Communities-Repositioning" schedule on the next page for the Company's current Repositioning Program.
(c)
The Company participates in property cash flow and capital events after partner's preferred capital is serviced based on its effective ownership percentage.
(d)
Crystal House currently has 30 homes offline to facilitate the execution of unit renovations, which are excluded from the percentage leased calculation for periods presented.




Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
49

 



V. MULTI-FAMILY RENTAL PORTFOLIO

Summary of Stabilized Operating Communities-Capitalization of Unconsolidated Joint Venture Interests
(dollars in thousands)

As of March 31, 2015

                           
 
Company's
   
Net Operating
 
Property Debt
 
Preferred Capital
 
Effective
                   
Other
Preferred
 
Ownership
   
3 Mos
   
Maturity
Interest
 
Company
 
Partners'
Return
Community
Percentage
   
03/31/15
 
Amount
Date
Rate
 
Balance (c)
 
Balance
Rate
Unconsolidated Joint Venture Interests:
                         
Participating JVs
                         
Crystal House Apartments
25.00%
 
$
2,473
$
165,000
04/01/20
3.17%
 
 -
 
 -
 -
   Sub-total Participating JVs
25.00%
 
$
2,473
$
165,000
     
 -
 
 -
 -
                           
Subordinated Interests
                         
Marbella
24.27%
 
$
2,373
$
95,000
05/01/18
4.99%
$
125
$
7,567
9.5%
Monaco
15.00%
   
3,381
 
165,000
02/01/21
4.19%
 
 -
 
80,952
9.0%
Highlands at Morristown Station
25.00%
   
1,068
 
38,478
07/01/15
4.00%
 
124
 
33,880
9.0%
Metropolitan at 40 Park
12.50%
   
680
 
38,600
09/01/20
3.25%
 
695
 
21,064
9.0%
RiversEdge at Port Imperial
50.00%
   
1,173
 
57,500
09/01/20
4.32%
 
 -
 
41,622
9.0%
RiverTrace at Port Imperial
25.00%
   
1,699
 
79,154
07/15/21
6.00%
 
 -
 
45,475
7.8%
Lincoln Harbor (Bldg A&C)
7.50%
   
1,857
 
128,100
03/01/30
4.00%
 
 -
 
15,380
8.5%
Quarrystone at Overlook Ridge
50.00%
   
996
 
69,420
03/15/16
(a)
 
 -
 
40,026
(b)
The Chase at Overlook Ridge
50.00%
   
1,032
 
51,447
12/26/15
L+2.50%
 
 -
 
27,505
6.5%
   Sub-total Subordinated Interests
   
$
14,259
$
722,699
   
$
 944
$
313,471
 
                           
Total Unconsolidated Joint Venture Interests
   
$
16,732
$
887,699
   
$
 944
$
313,471
 


   
   
(a)
Property debt balance consists of: (i) the senior loan, collateralized by the Quarrystone property, which has a balance of $52,420 and bears interest at LIBOR plus 200 basis points and (ii) the junior loan, with a balance of $17,000 and bears interest at LIBOR plus 90 basis points, and is collateralized by a $17,000 letter of credit provided by an affiliate of the partner.
(b)
Partner capital balance consists of: $18,829 of principal, $3,000 of which earns interest at a rate of 20 percent; and $15,829 of which earns interest at a rate of 15 percent, and $21,197 of accrued unpaid return.
(c)
Consists of preferred capital balances in which the Company has an approximate 50 percent interest.


Stabilized Operating Communities-Repositioning
(dollars in thousands, except per home amounts)

As of March 31, 2015

                                       
             
Projected Repositioning Results (b)
 
Timing
                       
Company
             
                       
Share of
             
       
Company
Company's
           
Costs
     
Projected
     
   
Property
 
Share of
Effective
 
Estimated
   
Company
 
 Incurred
 
Pre-
 
Post-
 
Estimated
Estimated
   
Acquisition
 
Acquisition
Ownership
 
Repositioning
   
Share of
 
Through
 
Repositioning
 
Repositioned
 
Quarter
Quarter of
Community
 
Cost
 
Cost
Percentage
 
Budget
   
Budget
3/31/15 (c)
 
Rent/Home
 
Rent/Home
  Complete
Stabilization
Consolidated:
                                     
Richmond Court
$
 20,492
$
 20,492
100.00%
$
 3,075
 
$
 3,075
$
 179
$
 1,541
$
 1,892
 
3Q-2017
4Q-2017
Riverwatch Commons
 
 20,493
 
 20,493
100.00%
 
 4,425
   
 4,425
 
 165
 
 1,507
 
 1,856
 
3Q-2017
4Q-2017
Alterra at Overlook Ridge 1A
 
 61,250
 
 61,250
100.00%
 
 5,800
   
 5,800
 
 2,310
 
 1,414
 
 1,600
 
4Q-2015
1Q-2016
Alterra at Overlook Ridge 1B
 
 87,950
 
 87,950
100.00%
 
 3,800
   
 3,800
 
 1,770
 
 1,499
 
 1,650
 
4Q-2015
1Q-2016
Andover Place
 
 37,700
 
 37,700
100.00%
 
 5,930
   
 5,930
 
 131
 
 1,345
 
 1,637
 
1Q-2017
2Q-2017
Total Consolidated
$
 227,885
$
 227,885
 
$
 23,030
 
$
 23,030
$
 4,555
$
1,450
$
 1,672
     
                                       
Unconsolidated Joint Venture Interests:
                                     
Participating JVs
                                     
Crystal House Apartments (a)
$
 262,500
$
 30,210
25.00%
$
 29,900
 
$
 7,475
$
 1,072
$
1,888
$
2,282
 
1Q-2017
2Q-2017
Total Unconsolidated Joint Venture Interests
$
 262,500
$
 30,210
 
$
 29,900
 
$
 7,475
$
 1,072
$
1,888
$
 2,282
     
                                       
Total Stabilized Repositioning Communities:
$
 490,385
$
 258,095
 
$
 52,930
 
$
 30,505
$
 5,627
$
1,634
$
 1,928
     



   
(a)
The unconsolidated joint venture acquired the operating property, which is encumbered by $165 million mortgage, for $247.5 million and a developable land parcel for $15 million. The Company owns 25 percent interest in the operating property and a 50 interest in the 295 apartment home development parcel.
(b)
The increase in weighted average projected net operating income yield of the stabilized operating communities-repositioning is estimated to be 100 basis points.
(c)
Company's total share of costs remaining is $24.9 million at March 31, 2015.





Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
50

 

V. MULTI-FAMILY RENTAL PORTFOLIO

Summary of Communities in Lease-Up
(dollars in thousands)

As of March 31, 2015

                                                             
       
Company's
Timing
 
Costs
 
Company Share of Equity
           
Property Debt
 
Preferred Capital
     
# of
Effective
Commenced
   
Incurred
 
Total
         
Percentage
 
Projected
       
Maximum
         
Other
Preferred
   
# of
Apartment
Ownership
Initial
Stabilization
 
Through
 
Estimated
         
Leased
 
NOI (b)
       
Borrowing
Maturity
Interest
 
Company
 
Partners'
Return
Community
Location
Properties
Homes
Percentage
Operations
Date
 
03/31/15
 
Costs
 
Incurred
 
Remaining
 
03/31/15
 
(Stabilized)
   
Amount
 
Capacity
Date
Rate
 
Balance
 
Balance
Rate
                                                             
Unconsolidated Joint Ventures:
                                                         
                                                             
Participating JVs
                                                           
RiverPark at Harrison
Harrison, NJ
1
141
36.00%
10/01/14
3Q-2015
$
27,600
$
27,900
$
1,833
 
-
 
97.2%
$
1,900
 
$
23,095
$
23,400
06/27/16
L+2.35%
$
3,203
$
4,780
7.25%
Station Townhouses
Washington, D.C.
1
377
50.00%
03/01/15
2Q-2016
 
171,503
 
194,357
 
46,500
 
-
 
7.1%
 
11,400
   
73,971
 
100,700
07/01/33
4.82%
 
-
 
-
-
   Sub-total
 
2
518
     
$
199,103
$
222,257
$
48,333
 
-
   
$
13,300
 
$
97,066
$
124,100
   
$
3,203
$
4,780
 
                                                             
Subordinated Interests (a)
                                                           
Portside at Pier One – Bldg 7
East Boston, MA
1
176
38.25%
12/01/14
3Q-2015
$
65,917
$
66,300
 
-
 
-
 
54.7%
$
4,300
 
$
38,990
$
42,500
12/04/15
L+2.50%
 
-
$
27,879
9.00%
Lincoln Harbor (Bldg B)
Weehawken, NJ
1
227
7.50%
12/01/14
4Q-2015
 
74,814
 
82,700
 
-
 
-
 
85.9%
 
5,600
   
81,900
 
81,900
03/01/30
4.00%
 
-
 
9,853
8.50%
   Sub-total
 
2
403
     
$
140,731
$
149,000
 
-
 
-
   
$
9,900
 
$
120,890
$
124,400
     
-
$
37,732
 
                                                             
Total Lease-Up Communities:
4
921
     
$
339,834
$
371,257
$
48,333
 
-
   
$
23,200
 
$
217,956
$
248,500
   
$
3,203
$
42,512
 



   
(a)
The Company participates in property cash flow and capital events after partner's preferred capital is serviced based on its effective ownership percentage.
(b)
Net Operating Income (NOI) is defined as total revenues les the sum of real estate taxes, utilities and operating expenses.
   













Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
51

 

V. MULTI-FAMILY RENTAL PORTFOLIO

Summary of Development Communities
(dollars in thousands)

As of March 31, 2015

                                                                 
         
Timing
 
Costs
 
Company Share of Equity
       
Property Debt
   
Preferred Capital
     
Company's
                         
Estimate of
                             
   
# of
Effective
 
Initial
       
Incurred
 
Estimated
   
Incurred
 
Remaining
 
Projected
       
Maximum
           
Other
Preferred
   
Apartment
Ownership
 
Occupancy
Completion
Stabilization
   
Through
 
Total
   
Through
 
Costs to
 
NOI (c)
       
Borrowing
Maturity
Interest
   
Company
 
Partners'
Return
Community
Location
Homes
Percentage
 
Date
Date
Date
   
03/31/15
 
Costs
   
3/31/2015
 
Fund
 
(Stabilized)
   
Amount
 
Capacity
Date
Rate
   
Balance
 
Balance
Rate
                                                                 
Consolidated;
                                                               
150 Main Street
Eastchester, NY
108
76.25%
 
2Q-2016
2Q-2016
1Q-2017
 
$
15,453
$
49,950
 
$
12,307
$
8,634
$
3,300
 
$
1,963
$
28,750
03/30/17
L+2.35%
 
$
13,612
$
741
8.00%
Port Imperial 1/3 Garage/Retail (b)
Weehawken, NJ
-
100.00%
 
4Q-2015
4Q-2015
4Q-2015
   
9,692
 
31,200
   
4,317
 
26,883
 
1,975
   
-
 
-
-
-
   
-
 
-
-
Total Consolidated
 
108
           
$
25,145
$
81,150
 
$
16,624
$
35,517
$
5,275
 
$
1,963
$
28,750
     
$
13,612
$
741
 
                                                                 
Unconsolidated Joint Venture Interests:
                                                             
                                                                 
Participating JVs
                                                               
Marbella II
Jersey City, NJ
311
24.27%
 
4Q-2015
2Q-2016
4Q-2016
 
$
81,711
$
132,100
 
$
8,653
$
4,618
$
8,470
 
$
43,090
$
77,400
03/30/17
L+2.25%
 
$
9,419
$
29,644
9.00%
URL Harborside
Jersey City, NJ
763
85.00%
 
4Q-2016
2Q-2017
3Q-2018
   
65,052
 
320,305
   
66,714
 
42,175
 
19,500
   
-
 
192,000
08/01/29
5.20%
   
 -
 
 -
 -
   Sub-total Participating Joint Ventures
1,074
           
$
146,763
$
452,405
 
$
75,367
$
46,793
$
27,970
 
$
43,090
$
269,400
     
$
9,419
$
29,644
 
                                                                 
Subordinated Interests (a)
                                                               
RiverParc at Port Imperial
Weehawken, NJ
280
20.00%
 
2Q-2015
3Q-2015
3Q-2016
 
$
84,480
$
96,400
   
-
 
-
$
6,700
 
$
56,999
$
73,350
06/27/16
L+2.15%
 
$
2,246
$
51,439
9.00%
   Sub-total Subordinated Interests
280
           
$
84,480
$
96,400
   
-
 
-
$
6,700
 
$
56,999
$
73,350
     
$
2,246
$
51,439
 
                                                                 
Total Unconsolidated Joint Venture Interests
1,354
           
$
231,243
$
548,805
 
$
75,367
$
46,793
$
34,670
 
$
100,089
$
342,750
     
$
11,665
$
81,083
 
                                                                 
Total Development Communities:
1,462
           
$
256,388
$
629,955
 
$
91,991
$
82,310
$
39,945
 
$
102,052
$
371,500
     
$
25,277
$
81,824
 

 
   
(a)
The Company participates in property cash flow and capital events after partner's preferred capital is serviced based on its effective ownership percentage.
(b)
Project contains an estimated 8,300 square feet of retail space and 786 garage parking spaces.
(c)
Net Operating Income (NOI) is defined as total revenues les the sum of real estate taxes, utilities and operating expenses.












Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
52

 



V. MULTI-FAMILY RENTAL PORTFOLIO

Summary of Land Holdings/Pre-Development

As of March 31, 2015

                 
       
Company's
       
     
# of
Effective
Anticipated
 
PRE-DEVELOPMENT STAGE
     
Apartment
Ownership
Construction
 
Approved/
Design
Pre-Development
Location
State
Homes (a)
Percentage
Start
 
Entitled
Development
Port Imperial South Hotel (b)
Weehawken
NJ
-
50%
2Q-2015
 
X
X
Overlook Ridge II B
Malden
MA
174
100%
2Q-2015
 
X
 
Overlook Ridge III D
Malden
MA
113
100%
2Q-2015
 
X
 
Worcester
Worcester
MA
370
100%
3Q-2015
 
X
X
Conshohocken
Conshohocken
PA
294
100%
3Q-2015
 
X
X
Port Imperial South Building # 11
Weehawken
NJ
296
50%
3Q-2015
 
X
X
Lofts at 40 Park
Morristown
NJ
59
25%
4Q-2015
     
Chestnut Street
Philadelphia
PA
300
(c)
2016
     
Freehold
Freehold
NJ
400
(c)
2016
     
Riverwalk C
West New York
NJ
363
20%
2016
 
X
X
Portside at Pier One 5-6
East Boston
MA
267
85%
2016
 
X
X
Crystal House III
Arlington
VA
295
50%
2016
 
X
 
Port Imperial North J
West New York
NJ
141
20%
2016
 
X
 
Port Imperial North I
West New York
NJ
224
20%
2016
 
X
 
Liberty Landing - I
Jersey City
NJ
175
50%
2016
     
San Remo
Jersey City
NJ
300
42%
2017
 
X
 
Portside at Pier One 1-4
East Boston
MA
160
85%
2017
 
X
 
Port Imperial South 8/9
Weehawken
NJ
275
50%
2017
 
X
 
Overlook Ridge III C
Malden
MA
252
100%
2017
 
X
 
Port Imperial North Riverbend 6
West New York
NJ
471
20%
2018
 
X
 
Overlook Ridge III A
Malden
MA
420
100%
2018
 
X
 
Port Imperial South Building 16
Weehawken
NJ
131
50%
2018
 
X
 
Port Imperial South Park Parcel
Weehawken
NJ
262
50%
2019
 
X
 
Overlook Ridge 4
Malden
MA
45
100%
2020
 
X
 
Port Imperial South Building 2
Weehawken
NJ
200
50%
2021
 
X
 
Liberty Landing
Jersey City
NJ
825
50%
TBD
     
Harborside
Jersey City
NJ
1,592
100%
TBD
     
Total Land Holdings/Pre-Development
 
8,404
         

 
(a)  
Number of apartment homes are estimates and subject to change.
(b)  
Project is estimated to be a 364-key hotel.
(c)  
The Company has a signed agreement to acquire this land, subject to certain conditions.






Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
53

 











VI.  OFFICE PORTFOLIO
 
 



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
54

 



VI. OFFICE PORTFOLIO

Summary of Development Projects
(dollars in thousands)

As of March 31, 2015

               
       
Costs
   
Estimated
       
Incurred
 
Total
Initial
       
Through
 
Estimated
Delivery
Property
Location
Type
 
03/31/15
 
Costs
Date
Consolidated;
             
Wegmans Food Markets
Hanover, NJ
Retail pad/Land Lease
$
9,291
$
25,272
4Q-2016
               
Total In-Process Development Projects:
 
$
9,291
$
25,272
 




Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
55

 



VI. OFFICE PORTFOLIO

Summary of Land Holdings

As of March 31, 2015

         
     
Potential
 
     
Commercial
 
Property
Location
State
Square Feet (a)
Type of Space
Office:
       
Capital Office Park
Greenbelt
MD
595,000
Office
Eastpoint II
Lanham
MD
122,000
Office/Hotel
3 & 5 AAA Drive (b)
Hamilton Township
NJ
112,000
Office
6 AAA Drive
Hamilton Township
NJ
32,000
Office
2 South Gold Drive (c)
Hamilton Township
NJ
75,000
Office
Hillsborough 206 (d)
Hillsborough
NJ
160,000
Office
Plaza VIII and IX Associates, L.L.C. (d)
Jersey City
NJ
1,225,000
Office
Harborside
Jersey City
NJ
1,067,000
Office
One Newark Center (d)
Newark
NJ
400,000
Office
3 Campus Drive
Parsippany
NJ
124,000
Office
Mack-Cali Business Campus
Parsippany & Hanover
NJ
150,000
Office/Retail
Princeton Metro
West Windsor
NJ
97,000
Office
Princeton Overlook II
West Windsor
NJ
149,500
Office
Mack-Cali Princeton Executive Park
West Windsor
NJ
760,000
Office/Hotel
Total Office:
   
5,068,500
 
         
Office/Flex:
       
Horizon Center
Hamilton Township
NJ
68,000
Office/Flex/Retail
Mack-Cali Commercenter
Totowa
NJ
30,000
Office/Flex
Mid-Westchester Executive Park
Hawthorne
NY
82,250
Office/Flex
South Westchester Executive Park (e)
Yonkers
NY
350,000
Office/Flex
South Westchester Executive Park
Yonkers
NY
50,000
Office/Flex
Total Office/Flex:
   
580,250
 
         
Industrial/Warehouse:
       
Elmsford Distribution Center (e)
Elmsford
NY
100,000
Industrial/Warehouse
Total Warehouse:
   
100,000
 
         
Total
   
5,748,750
 

(a)  
Amount of square feet is subject to change.
(b)  
This land parcel also includes an existing office building totaling 35,270 square feet.
(c)  
This land parcel also includes an existing office building totaling 33,962 square feet.
(d)  
Land owned or controlled by joint venture in which Mack-Cali is an equity partner.
(e)  
Mack-Cali holds an option to purchase this land.



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
56

 




VI. OFFICE PORTFOLIO

Leasing Statistics
(For the three months ended March 31, 2015)
 
Consolidated Commercial In-Service Portfolio
 
 
SUMMARY OF SPACE LEASED

                     
       
LEASING ACTIVITY
     
 
Sq. Ft.
Leased
 
Expiring/
 
Net
 
Sq. Ft.
Pct.
Pct.
 
Leased
Sq. Ft.
 
Adjustment
Incoming
Leasing
 
Leased
Leased
Leased
Market
12/31/14
Acquired/Sold (a)
 
Sq. Ft. (b)
Sq. Ft.
Activity
 
3/31/15 (c)
03/31/15
12/31/14
                     
  Northern NJ
10,569,015
 -
 
(232,756)
331,614
98,858
 
10,667,873
80.4%
79.6%
  Central NJ
4,281,721
 -
 
(176,115)
85,935
(90,180)
 
4,191,541
89.2%
91.1%
  Westchester Co., NY
3,550,884
 -
 
(123,519)
130,468
6,949
 
3,557,833
90.2%
90.0%
  Manhattan
524,476
 -
 
-
-
-
 
524,476
100.0%
100.0%
  Sub. Philadelphia
1,103,105
(21,600)
 
(110,735)
108,605
(2,130)
 
1,079,375
85.6%
86.0%
  Fairfield, CT
262,928
 -
 
-
-
-
 
262,928
96.3%
96.3%
  Washington, DC/MD
1,006,608
 -
 
(99,435)
102,297
2,862
 
1,009,470
78.1%
77.9%
                     
Totals
21,298,737
(21,600)
 
(742,560)
758,919
16,359
 
21,293,496
84.3%
84.2%
                     

 
RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE

   
   
Total sq. ft. as of December 31, 2014
25,288,590
    Total sq. ft. of property sold
 (21,600)
Total sq. ft. as of March 31, 2015
25,266,990
   

(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 March 31, 2015 aggregating 558,288 square feet for which no new leases were signed.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
57

 



VI. OFFICE PORTFOLIO
 
Leasing Statistics
 
(For the three months ended March 31, 2015)
 
Consolidated Commercial In-Service Portfolio (continued)
 
 
DETAIL OF TRANSACTION ACTIVITY

                   
Detail by Market
                 
           
Sq. Ft.
   
Leasing
           
Renewed And
Wtd. Avg.
Wtd. Avg.
Costs Per
   
# of
 
Total
Sq. Ft. New
Other
Term
Base
Sq. Ft. Per
Market
Property Type
Transactions
 
Sq. Ft.
Leases
Retained (a)
(Yrs.)
Rent (b)
Year (c)
                   
Northern NJ
Office
49
 
328,115
193,709
134,406
8.6
25.67
5.11
 
Office/Flex
1
 
3,499
-
3,499
2.0
16.15
0.20
Central NJ
Office
20
 
77,622
25,437
52,185
4.2
23.85
3.63
 
Office/Flex
1
 
8,313
-
8,313
1.1
15.42
0.20
Westchester Co., NY
Office
13
 
31,687
-
31,687
2.2
28.44
2.29
 
Office/Flex
13
 
89,481
25,936
63,545
5.4
13.89
0.53
 
Retail
1
 
9,300
9,300
-
15.4
35.99
2.20
Sub. Philadelphia
Office/Flex
8
 
108,605
15,000
93,605
3.7
10.87
1.28
Washington, DC/MD
Office
17
 
102,297
7,274
95,023
3.3
24.32
2.52
                   
Totals
 
123
 
758,919
276,656
482,263
6.1
21.88
3.85
                   
Detail by Property Type
               
 
Office
99
 
539,721
226,420
313,301
6.6
25.32
4.68
 
Office/Flex
23
 
209,898
40,936
168,962
4.3
12.43
0.86
 
Retail
1
 
9,300
9,300
-
15.4
35.99
2.20
                   
Totals
 
123
 
758,919
276,656
482,263
6.1
21.88
3.85
                   
Tenant Retention:
Leases Retained
77.4
%
           
 
Sq. Ft. Retained
64.9
%
           
                   

(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 $13,109,402 and commissions of $4,576,815 committed, but not necessarily expended, during the period for second generation space aggregating 758,919 square feet.



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
58

 


VI. OFFICE PORTFOLIO

Leasing Statistics
(For the three months ended March 31, 2015)
 
Unconsolidated Commercial Joint Venture Properties
 
 
SUMMARY OF SPACE LEASED
 
                           
             
LEASING ACTIVITY
       
         
Leased
               
   
Inventory
 
Sq. Ft.
Sq. Ft.
 
Expiring/
Sq. Ft.
Net
 
Sq. Ft.
Pct.
Pct.
 
Inventory
Acquired/
Inventory
Leased
Acquired/
 
Adjustment
Incoming
Leasing
 
Leased
Leased
Leased
Market
12/31/14
Disposed
03/31/15
12/31/14
Disposed (a)
 
Sq. Ft. (b)
Sq. Ft.
Activity
 
03/31/15
03/31/15
12/31/14
                           
   Northern NJ
982,606
-
982,606
780,474
-
 
-
-
-
 
780,474
79.4%
79.4%
   Central NJ
773,228
-
773,228
720,851
-
 
-
1,818
1,818
 
722,669
93.5%
93.2%
   Westchester, NY
594,108
-
594,108
490,879
-
 
(57,254)
40,325
(16,929)
 
473,950
79.8%
82.6%
   Fairfield, CT
179,260
-
179,260
169,790
-
 
(52,045)
20,059
(31,986)
 
137,804
76.9%
94.7%
   Sub. Philadelphia
1,842,820
-
1,842,820
1,577,956
-
 
(181,818)
102,369
(79,449)
 
1,498,507
81.3%
85.6%
   CBD Philadelphia
1,219,557
-
1,219,557
1,006,103
-
 
(129)
-
(129)
 
1,005,974
82.5%
82.5%
                           
Totals
5,591,579
-
5,591,579
4,746,053
-
 
(291,246)
164,571
(126,675)
 
4,619,378
82.6%
84.9%
                           
 

 
DETAIL OF TRANSACTION ACTIVITY
 
               
Detail by Market
     
Sq. Ft.
   
Leasing
       
Renewed
Wtd. Avg.
Wtd. Avg.
Costs Per
 
# of
Total
Sq. Ft. New
And Other
Term
Base
Sq. Ft. Per
Market
Transactions
Sq. Ft.
Leases
Retained (c)
(Yrs.)
Rent (d)
Year (e)
               
   Central NJ
1
1,818
1,818
-
5.3
19.08
5.50
   Westchester, NY
7
40,325
-
40,325
4.1
25.74
5.11
   Fairfield, CT
3
20,059
5,889
14,170
7.1
25.67
5.85
   Sub. Philadelphia
11
102,369
15,446
86,923
3.7
23.33
3.69
               
Totals
22
164,571
23,153
141,418
4.2
24.33
4.50
               

 
Unconsolidated Retail Joint Venture Properties
 
 
SUMMARY OF SPACE LEASED
 
                           
             
LEASING ACTIVITY
       
         
Leased
               
   
Inventory
 
Sq. Ft.
Sq. Ft.
 
Expiring/
Sq. Ft.
Net
 
Sq. Ft.
Pct.
Pct.
 
Inventory
Acquired/
Inventory
Leased
Acquired/
 
Adjustment
Incoming
Leasing
 
Leased
Leased
Leased
Market
12/31/14
Disposed
03/31/15
12/31/14
Disposed (a)
 
Sq. Ft. (b)
Sq. Ft.
Activity
 
03/31/15
03/31/15
12/31/14
                           
   Northern NJ
81,516
 -
81,516
49,464
 -
 
 -
 -
 -
 
49,464
60.7%
60.7%
                           

DETAIL OF TRANSACTION ACTIVITY

 
None.

(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 $1,694,038 and commissions of $768,902 committed, but not necessarily expended, during the period for second generation space aggregating 147,264 square feet.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
59

 




VI. OFFICE PORTFOLIO

Market Diversification


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

         
   
Percentage of
   
   
Company
   
 
Annualized Base
Annualized
Total Property
 
 
Rental Revenue
Base Rental
Size Rentable
Percentage of
Market (MSA)
($) (a) (b) (c)
Revenue (%)
Area (b) (c)
Rentable Area (%)
Newark, NJ (Essex-Morris-Union Counties)
 113,810,679
22.9
 5,905,646
 23.3
Jersey City, NJ
 113,611,134
22.9
 4,334,714
 17.2
Bergen-Passaic, NJ
 69,524,422
14.0
 3,911,522
 15.5
Westchester-Rockland, NY
 68,396,611
13.8
 3,945,912
 15.6
Monmouth-Ocean, NJ
 28,221,865
5.7
 1,620,863
 6.4
Washington, DC-MD-VA-WV
 27,691,087
5.6
 1,292,807
 5.1
Middlesex-Somerset-Hunterdon, NJ
 26,557,044
5.4
 1,241,055
 4.9
Trenton, NJ
 18,610,213
3.8
 956,597
 3.8
New York (Manhattan)
 17,874,043
3.6
 524,476
 2.1
Philadelphia, PA-NJ
 7,611,629
1.5
 1,260,398
 5.0
Stamford-Norwalk, CT
 4,155,344
0.8
 273,000
 1.1
         
Totals
496,064,071
100.0
25,266,990
100.0


(a)  
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after April 1, 2015, 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 March 31, 2015 aggregating 558,288 square feet and representing annualized rent of $10,700,876 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 March 31, 2015

 
 
60

 



VI. OFFICE PORTFOLIO

Industry Diversification

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

         
 
Annualized
Percentage of
 
Percentage of
 
Base Rental
Company
Square
Total Company
 
Revenue
Annualized Base
Feet Leased
Leased
Industry Classification (a)
($) (b) (c) (d)
Rental Revenue (%)
(c) (d)
Sq. Ft. (%)
Securities, Commodity Contracts & Other Financial
67,219,065
13.5
2,223,272
10.8
Insurance Carriers & Related Activities
51,347,841
10.4
1,874,159
9.1
Manufacturing
35,950,783
7.2
1,710,011
8.2
Legal Services
34,344,888
6.9
1,282,105
6.2
Credit Intermediation & Related Activities
32,429,238
6.5
1,063,597
5.1
Computer System Design Services
21,641,266
4.4
946,216
4.5
Telecommunications
20,482,201
4.1
1,090,751
5.2
Health Care & Social Assistance
19,683,414
4.0
1,048,719
5.0
Accounting/Tax Prep.
19,299,297
3.9
721,499
3.5
Wholesale Trade
16,842,507
3.4
1,156,437
5.6
Scientific Research/Development
15,477,758
3.1
510,303
2.5
Public Administration
14,437,912
2.9
532,084
2.6
Admin & Support, Waste Mgt. & Remediation Services
14,434,151
2.9
708,714
3.4
Architectural/Engineering
13,476,201
2.7
520,442
2.5
Other Professional
12,328,680
2.5
542,500
2.6
Arts, Entertainment & Recreation
11,902,994
2.4
714,903
3.4
Management/Scientific
11,828,384
2.4
463,308
2.2
Other Services (except Public Administration)
11,176,834
2.3
447,425
2.1
Real Estate & Rental & Leasing
8,473,699
1.7
452,853
2.2
Retail Trade
7,780,922
1.6
484,252
2.3
Advertising/Related Services
7,562,851
1.5
280,376
1.3
Utilities
6,857,646
1.4
292,220
1.4
Accommodation & Food Services
6,716,755
1.4
282,230
1.4
Transportation
5,584,835
1.1
282,731
1.4
Educational Services
4,655,268
0.9
196,935
0.9
Construction
4,551,430
0.9
253,864
1.2
Data Processing Services
4,065,078
0.8
142,998
0.7
Publishing Industries
3,908,541
0.8
193,519
0.9
Broadcasting
2,439,477
0.5
75,670
0.4
Agriculture, Forestry, Fishing & Hunting
2,221,151
0.4
66,303
0.3
Other
6,943,004
1.5
266,478
1.1
         
TOTAL
496,064,071
100.0
20,826,874
100.0

(a)  
The Company’s tenants are classified according to the U.S. Government’s North American Industrial Classification System (NAICS).
(b)  
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after April 1, 2015, 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.
(c)  
Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring March 31, 2015 aggregating 558,288  square feet and representing annualized rent of $10,700,876 for which no new leases were signed.
(d)  
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 March 31, 2015

 
 
61

 

VI. OFFICE PORTFOLIO

Significant Tenants


The following table sets forth a schedule of the Company’s 50 largest tenants for the Consolidated Commercial Properties as of March 31, 2015, based upon annualized base rental revenue:





             
     
Percentage of
     
   
Annualized
Company
Square
Percentage
Year of
 
Number of
Base Rental
Annualized Base
Feet
Total Company
Lease
 
Properties
Revenue ($) (a)
Rental Revenue (%)
Leased
Leased Sq. Ft. (%)
Expiration
             
DB Services New Jersey, Inc.
2
12,335,214
2.6
409,166
2.0
2017
National Union Fire Insurance Company of Pittsburgh, PA
2
11,191,058
2.3
388,651
1.9
(b)
Bank Of Tokyo-Mitsubishi FUJI, Ltd.
1
10,540,716
2.1
282,606
1.4
(c)
Forest Research Institute, Inc.
1
9,070,892
1.8
215,659
1.0
2017
United States of America-GSA
12
8,872,228
1.8
287,169
1.4
(d)
Montefiore Medical Center
7
7,412,093
1.5
314,049
1.5
(e)
ICAP Securities USA, LLC
1
6,975,342
1.4
159,834
0.8
2017
TD Ameritrade Online Holdings
1
6,294,189
1.3
188,776
0.9
2020
Daiichi Sankyo, Inc.
1
6,256,513
1.3
171,900
0.8
2022
Merrill Lynch Pierce Fenner
1
5,883,780
1.2
294,189
1.4
2017
Wyndham Worldwide Operations
1
4,983,862
1.0
203,506
1.0
2029
New Cingular Wireless PCS, LLC
2
4,841,564
1.0
212,816
1.0
2018
KPMG, LLP
2
4,676,177
0.9
170,023
0.8
(f)
HQ Global Workplaces, LLC
15
4,598,999
0.9
243,622
1.2
(g)
Vonage America, Inc.
1
4,427,500
0.9
350,000
1.7
2017
CohnReznick, LLP
2
4,333,954
0.9
155,056
0.7
(h)
Arch Insurance Company
1
4,005,563
0.8
106,815
0.5
2024
AECOM Technology Corporation
1
3,707,752
0.7
91,414
0.4
2029
Allstate Insurance Company
6
3,364,195
0.7
141,164
0.7
(i)
SunAmerica Asset Management, LLC
1
3,167,756
0.6
69,621
0.3
2018
Tullett Prebon Holdings Corp.
1
3,127,970
0.6
100,759
0.5
2023
United Water Management & Services, Inc.
2
3,116,100
0.6
141,260
0.7
(j)
Alpharma, LLC
1
3,098,092
0.6
112,235
0.5
2018
Xand Operations, LLC
2
3,014,150
0.6
131,078
0.6
2024
Plymouth Rock Management Company of New Jersey
2
2,961,873
0.6
116,889
0.6
(k)
Morgan Stanley Smith Barney
3
2,951,125
0.6
103,173
0.5
(l)
E*Trade Financial Corporation
1
2,930,757
0.6
106,573
0.5
2022
Natixis North America, Inc.
1
2,823,569
0.6
89,907
0.4
2021
Continental Casualty Company
2
2,784,736
0.6
100,712
0.5
(m)
AAA Mid-Atlantic, Inc.
2
2,772,589
0.6
129,784
0.6
(n)
Tradeweb Markets, LLC
1
2,721,070
0.5
65,242
0.3
2027
Connell Foley, LLP
2
2,657,218
0.5
97,822
0.5
(o)
Virgin Mobile USA, LP
1
2,614,528
0.5
93,376
0.4
2016
New Jersey Turnpike Authority
1
2,605,798
0.5
100,223
0.5
2017
Lowenstein Sandler LLP
1
2,540,933
0.5
98,677
0.5
2017
Savvis Communications Corporation
1
2,430,116
0.5
71,474
0.3
2025
UBS Financial Services, Inc.
3
2,391,327
0.5
82,413
0.4
(p)
AMTrust Financial Services, Inc.
1
2,306,760
0.5
76,892
0.4
2023
Bozzuto & Associates, Inc.
1
2,301,992
0.5
104,636
0.5
2025
Movado Group, Inc.
1
2,261,498
0.5
98,326
0.5
2018
Norris, McLaughlin & Marcus, PA
1
2,259,738
0.5
86,913
0.4
2017
Bunge Management Services, Inc.
1
2,221,151
0.4
66,303
0.3
2020
Barr Laboratories, Inc.
1
2,209,107
0.4
89,510
0.4
2015
Sumitomo Mitsui Banking Corp.
2
2,170,167
0.4
71,153
0.3
2021
Herzfeld & Rubin, P.C.
1
2,140,236
0.4
56,322
0.3
2030
New Jersey City University
1
2,084,614
0.4
68,348
0.3
2035
Sun Chemical Management, LLC
1
2,034,798
0.4
66,065
0.3
2019
Syncsort, Inc.
1
1,991,439
0.4
73,757
0.4
2018
Jeffries, LLC
1
1,945,653
0.4
62,763
0.3
2023
American General Life Insurance Company
1
1,854,975
0.4
74,199
0.4
2024
Totals
 
202,263,426
40.8
7,192,820
34.5
 


See footnotes on subsequent page.


Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
62

 

VI. OFFICE PORTFOLIO

Significant Tenants
(Continued)
 
   
(a)
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after April 1, 2015, 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)
271,533 square feet expire in 2018; 117,118 square feet expire in 2019.
(c) 
20,649 square feet expire in 2018; 24,607 square feet expire in 2019; 237,350 square feet expire in 2029.
(d)
154,453 square feet expire in 2015; 56,270 square feet expire in 2016; 7,046 square feet expire in 2018; 28,102 square feet expire in 2020; 21,596 square feet expire in 2022; 19,702 square feet expire in 2023.
(e)
11,070 square feet expire in 2015; 31,977 square feet expire in 2016; 59,302 square feet expire in 2017; 36,385 square feet expire in 2018; 133,763 square feet expire in 2019; 8,600 square feet expire in 2020; 14,842 square feet expire in 2021; 9,610 square feet expire in 2022; 8,500 square feet expire in 2023.
(f)
88,652 square feet expire in 2017; 81,371 square feet expire in 2019.
(g)
22,279 square feet expire in 2015; 12,407 square feet expire in 2017; 41,549 square feet expire in 2019; 21,008 square feet expire in 2020; 14,724 square feet expire in 2021; 36,158 square feet expire in 2023; 80,089 square feet expire in 2024; 15,408 square feet expire in 2027.
(h)
1,021 square feet expire in 2018; 154,035 square feet expire in 2020.
(i)
5,348 square feet expire in 2015; 4,014 square feet expire in 2016; 75,740 square feet expire in 2017; 51,606 square feet expire in 2018; 4,456 square feet expire in 2019.
(j)
24,900 square feet expire in 2015; 116,360 square feet expire in 2035.
(k)
10,271 square feet expire in 2015; 106,618 square feet expire in 2020.
(l)
26,262 square feet expire in 2018; 34,516 square feet expire in 2025; 42,395 square feet expire in 2026.
(m)
6,488 square feet expire in 2015; 19,416 square feet expire in 2016; 74,808 square feet expire in 2031.
(n)
9,784 square feet expire in 2017; 120,000 square feet expire in 2022.
(o)
84,835 square feet expire in 2015; 12,987 square feet expire in 2026.
(p)
42,360 square feet expire in 2016; 13,340 square feet expire in 2022; 26,713 square feet expire in 2024.











Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
63

 

VI. OFFICE PORTFOLIO

Schedule of Lease Expirations

All Consolidated Commercial 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 Commercial Properties beginning April 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 through 2017 only):

             
         
Average Annualized
 
     
Percentage of
 
 Base Rent Per
 
   
Net Rentable
Total Leased
Annualized
Net Rentable
Percentage of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
Year of
Number of
To Expiring
Represented By
Revenue Under
Represented
Rent Under
Expiration/
Leases
Leases
Expiring
Expiring
By Expiring
Expiring
Market
Expiring (a)
(Sq. Ft.)
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
             
   Second Quarter 2015
75
929,320
4.4
18,631,330
20.05
3.8
   Third Quarter 2015
60
421,814
2.0
10,809,014
25.63
2.2
   Fourth Quarter 2015
50
285,229
1.4
6,623,586
23.22
1.3
TOTAL – 2015
185
1,636,363
7.8
36,063,930
22.04
7.3
             
2015 (c)
           
   Northern  NJ
66
883,327
4.2
18,459,903
20.90
3.7
   Central NJ
42
257,221
1.2
5,677,670
22.07
1.1
   Westchester Co., NY
38
185,173
0.9
3,631,287
19.61
0.7
   Manhattan
1
6,488
(d)
188,152
29.00
0.1
   Sub. Philadelphia
6
31,395
0.2
220,734
7.03
0.1
   Fairfield, CT
1
7,000
(d)
66,010
9.43
(d)
   Washington, DC/MD
31
265,759
1.3
7,820,174
29.43
1.6
TOTAL – 2015
185
1,636,363
7.8
36,063,930
22.04
7.3
             
             
2016
           
   Northern  NJ
116
947,715
4.5
24,439,244
25.79
4.9
   Central NJ
78
649,355
3.1
15,130,713
23.30
3.1
   Westchester Co., NY
85
423,831
2.0
7,997,869
18.87
1.6
   Manhattan
-
-
-
-
-
-
   Sub. Philadelphia
12
141,693
0.7
985,391
6.95
0.2
   Fairfield, CT
3
117,649
0.6
2,034,809
17.30
0.4
   Washington, DC/MD
31
148,730
0.7
3,899,687
26.22
0.8
TOTAL – 2016
325
2,428,973
11.6
54,487,713
22.43
11.0
             
             
2017
           
   Northern  NJ
114
1,829,786
8.7
52,271,886
28.57
10.5
   Central NJ
69
973,918
4.7
18,885,427
19.39
3.8
   Westchester Co., NY
69
349,345
1.7
7,194,190
20.59
1.5
   Manhattan
1
14,863
0.1
505,342
34.00
0.1
   Sub. Philadelphia
18
189,406
0.9
1,449,596
7.65
0.3
   Fairfield, CT
2
102,928
0.5
1,466,524
14.25
0.3
   Washington, DC/MD
21
100,083
0.5
2,992,962
29.90
0.6
TOTAL – 2017
294
3,560,329
17.1
84,765,927
23.81
17.1

Schedule continued, with footnotes, on subsequent page.



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
64

 

VI. OFFICE PORTFOLIO

Schedule of Lease Expirations

All Consolidated Commercial Properties
(continued)

             
         
Average Annualized
 
     
Percentage of
 
 Base Rent Per
 
   
Net Rentable
Total Leased
Annualized
Net Rentable
Percentage of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
Year of
Number of
To Expiring
Represented By
Revenue Under
Represented
Rent Under
Expiration/
Leases
Leases
Expiring
Expiring
By Expiring
Expiring
Market
Expiring (a)
(Sq. Ft.)
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
             
2018
276
2,577,162
12.4
57,974,648
22.50
11.7
             
2019
225
2,214,529
10.6
48,099,365
21.72
9.7
             
2020
200
1,742,448
8.4
39,065,071
22.42
7.9
             
2021
101
1,279,041
6.1
33,881,410
26.49
6.8
             
2022
86
1,136,015
5.5
28,001,755
24.65
5.6
             
2023
46
1,042,323
5.0
26,929,128
25.84
5.4
             
2024
56
1,073,844
5.2
26,879,579
25.03
5.4
             
2025
33
559,534
2.7
12,046,428
21.53
2.4
             
2026 and thereafter
40
1,576,313
7.6
47,869,117
30.37
9.7
Totals/Weighted
           
Average
1,867
20,826,874
100.0
496,064,071
23.82
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)  
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after April 1, 2015 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.
(c)  
Includes leases expiring March 31, 2015 aggregating 558,288 square feet and representing annualized rent of $10,700,876 for which no new leases were signed.
(d)  
Represents 0.05% or less.
(e)  
Reconciliation to Company’s total net rentable square footage is as follows:

   
 
Square Feet
Square footage leased to commercial tenants
20,826,874
Square footage used for corporate offices, management offices,
 
building use, retail tenants, food services, other ancillary
 
service tenants and occupancy adjustments
466,622
Square footage unleased
3,973,494
Total net rentable square footage (does not include land leases)
25,266,990



Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
65

 

VI. OFFICE PORTFOLIO

Schedule of Lease Expirations

Office Properties

The following table sets forth a schedule of lease expirations for the office properties beginning April 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 through 2017 only):

               
           
Average Annualized
 
       
Percentage of
 
 Base Rent Per
 
   
Net Rentable
 
Total Leased
Annualized
Net Rentable
Percentage of
   
Area Subject
 
Square Feet
Base Rental
Square Foot
Annual Base
Year of
Number of
To Expiring
 
Represented By
Revenue Under
Represented
Rent Under
Expiration/
Leases
Leases
 
Expiring
Expiring
By Expiring
Expiring
Market
Expiring (a)
(Sq. Ft.)
 
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015 (c)
             
   Northern  NJ
63
855,777
 
5.2
18,132,806
21.19
4.3
   Central NJ
33
169,711
 
1.0
4,487,388
26.44
1.0
   Westchester Co., NY
19
59,414
 
0.4
1,773,315
29.85
0.4
   Manhattan
1
6,488
 
(d)
188,152
29.00
(d)
   Washington, DC/MD
31
265,759
 
1.7
7,820,174
29.43
1.8
TOTAL – 2015
147
1,357,149
 
8.3
32,401,835
23.87
7.5
               
2016
             
   Northern  NJ
109
882,082
 
5.5
23,626,255
26.78
5.5
   Central NJ
64
518,507
 
3.2
13,135,100
25.33
3.0
   Westchester Co., NY
33
120,402
 
0.8
3,255,710
27.04
0.8
   Manhattan
-
-
 
-
-
-
-
   Washington, DC/MD
31
148,730
 
0.9
3,899,687
26.22
0.9
TOTAL – 2016
237
1,669,721
 
10.4
43,916,752
26.30
10.2
               
2017
             
   Northern NJ
107
1,800,160
 
11.3
51,935,852
28.85
12.0
   Central NJ
59
939,045
 
5.8
18,509,709
19.71
4.3
   Westchester Co., NY
28
83,574
 
0.5
2,435,962
29.15
0.6
   Manhattan
1
14,863
 
0.1
505,342
34.00
0.1
   Washington, DC/MD
21
100,083
 
0.6
2,992,962
29.90
0.7
TOTAL – 2017
216
2,937,725
 
18.3
76,379,827
26.00
17.7
               
2018
185
1,663,704
 
10.4
47,060,001
28.29
10.9
               
2019
167
1,474,884
 
9.2
37,610,967
25.50
8.7
               
2020
153
1,339,476
 
8.3
33,702,937
25.16
7.8
               
2021
85
1,075,402
 
6.7
30,895,216
28.73
7.2
               
2022
73
994,298
 
6.2
26,004,570
26.15
6.0
               
2023
36
835,658
 
5.2
24,123,680
28.87
5.6
               
2024
40
852,570
 
5.3
23,444,170
27.50
5.4
               
2025
18
356,483
 
2.2
9,498,877
26.65
2.2
               
2026 and thereafter
36
1,520,129
 
9.5
46,824,986
30.80
10.8
Totals/Weighted
             
  Average
1,393
16,077,199
(c)
100.0
431,863,818
26.86
100.0

(a)  
Includes office tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.
(b)  
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after April 1, 2015 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.
(c)  
Includes leases expiring March 31, 2015 aggregating 538,427 square feet and representing annualized rent of $10,453,254 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 March 31, 2015

 
 
66

 

VI. OFFICE PORTFOLIO

Schedule of Lease Expirations

Office/Flex Properties

The following table sets forth a schedule of lease expirations for the office/flex properties beginning April 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 through 2017 only):

               
           
Average Annualized
 
       
Percentage of
 
 Base Rent Per
 
   
Net Rentable
 
Total Leased
Annualized
Net Rentable
Percentage of
   
Area Subject
 
Square Feet
Base Rental
Square Foot
Annual Base
Year of
Number of
To Expiring
 
Represented By
Revenue Under
Represented
Rent Under
Expiration/
Leases
Leases
 
Expiring
Expiring
By Expiring
Expiring
Market
Expiring (a)
(Sq. Ft.)
 
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015 (c)
             
   Northern  NJ
3
27,550
 
0.5
327,097
11.87
0.6
   Central NJ
7
84,496
 
2.0
1,118,582
13.24
1.9
   Westchester Co., NY
18
118,059
 
2.7
1,719,372
14.56
2.9
   Sub. Philadelphia
6
31,395
 
0.7
220,734
7.03
0.4
   Fairfield Co., CT
1
7,000
 
0.2
66,010
9.43
0.1
TOTAL – 2015
35
268,500
 
6.1
3,451,795
12.86
5.9
               
2016
             
   Northern  NJ
7
65,633
 
1.4
812,989
12.39
1.3
   Central NJ
13
129,788
 
3.0
1,971,757
15.19
3.3
   Westchester Co., NY
49
284,241
 
6.6
4,490,355
15.80
7.6
   Sub. Philadelphia
12
141,693
 
3.3
985,391
6.95
1.7
   Fairfield Co., CT
3
117,649
 
2.7
2,034,809
17.30
3.5
TOTAL – 2016
84
739,004
 
17.0
10,295,301
13.93
17.4
               
2017
             
   Northern NJ
7
29,626
 
0.7
336,034
11.34
0.5
   Central NJ
10
34,873
 
0.8
375,718
10.77
0.6
   Westchester Co., NY
41
265,771
 
6.1
4,758,228
17.90
8.1
   Sub. Philadelphia
18
189,406
 
4.4
1,449,596
7.65
2.5
   Fairfield Co., CT
2
102,928
 
2.4
1,466,524
14.25
2.5
TOTAL – 2017
78
622,604
 
14.4
8,386,100
13.47
14.2
               
2018
88
819,975
 
18.9
10,318,674
12.58
17.5
               
2019
55
695,200
 
16.0
9,678,982
13.92
16.4
               
2020
44
321,850
 
7.4
4,261,091
13.24
7.2
               
2021
16
203,639
 
4.7
2,986,194
14.66
5.1
               
2022
13
141,717
 
3.3
1,997,185
14.09
3.4
               
2023
7
119,144
 
2.8
1,832,095
15.38
3.1
               
2024
15
175,274
 
4.0
3,018,649
17.22
5.1
               
2025
14
195,051
 
4.5
2,251,951
11.55
3.8
               
2026 and thereafter
2
38,148
 
0.9
539,261
14.14
0.9
Totals/Weighted
             
  Average
451
4,340,106
(c)
100.0
59,017,278
13.60
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)  
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after January 1, 2015, 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. Includes office/flex tenants only.  Excludes leases for amenity, retail, parking and month-to-month tenants.  Some tenants have multiple leases.
(c)  
Includes leases expiring March 31, 2015 aggregating 19,861 square feet and representing annualized rent of $247,621 for which no new leases were signed.




Mack-Cali Realty Corporation
Supplemental Operating and Financial Data for the Quarter Ended March 31, 2015

 
 
67

 

VI. OFFICE PORTFOLIO

Schedule of Lease Expirations

Industrial/Warehouse Properties

The following table sets forth a schedule of lease expirations for the industrial/warehouse properties beginning April 1, 2015, assuming that none of the tenants exercise renewal or termination options. All industrial/warehouse properties are located in the Westchester County, NY market:

               
           
Average Annualized
 
       
Percentage of
 
 Base Rent Per
 
   
Net Rentable
 
Total Leased
Annualized
Net Rentable
Percentage of
   
Area Subject
 
Square Feet
Base Rental
Square Foot
Annual Base
Year of
Number of
To Expiring
 
Represented By
Revenue Under
Represented
Rent Under
Expiration/
Leases
Leases
 
Expiring
Expiring
By Expiring
Expiring
Market
Expiring (a)
(Sq. Ft.)
 
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015
1
7,700
 
2.0
138,600
18.00
3.2
               
2016
3
19,188
 
5.1
251,804
13.12
5.9
               
2018
3
93,483
 
24.6
595,973
6.38
13.9
               
2019
3
44,445
 
11.7
809,416
18.21
18.9
               
2020
3
81,122
 
21.4
1,101,043
13.57
25.7
               
2023
3
87,521
 
23.1
973,353
11.12
22.7
               
2024
1
46,000
 
12.1
416,760
9.06
9.7
Totals/Weighted
             
  Average
17
379,459
 
100.0
4,286,949
11.30
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 March 2015 billings times 12. For leases whose rent commences after April 1, 2015, 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 April 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 and 2016 only):

               
           
Average Annualized
 
       
Percentage of
 
 Base Rent Per
 
   
Net Rentable
 
Total Leased
Annualized
Net Rentable
Percentage of
   
Area Subject
 
Square Feet
Base Rental
Square Foot
Annual Base
Year of
Number of
To Expiring
 
Represented By
Revenue Under
Represented
Rent Under
Expiration/
Leases
Leases
 
Expiring
Expiring
By Expiring
Expiring
Market
Expiring (a)
(Sq. Ft.)
 
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015 (c)
             
   Central NJ
2
3,014
 
10.0
71,700
23.79
8.0
   Westchester
-
-
 
-
-
-
-
TOTAL – 2015
2
3,014
 
10.0
71,700
23.79
8.0
               
2016
             
   Central NJ
1
1,060
 
3.4
23,856
22.51
2.6
   Westchester
-
-
 
-
-
-
-
TOTAL – 2016
1
1,060
 
3.4
23,856
22.51
2.6
               
2025
1
8,000
 
26.6
295,600
36.95
33.0
               
2026 and thereafter
2
18,036
 
60.0
504,870
27.99
56.4
               
Totals/Weighted
             
  Average
6
30,110
 
100.0
896,026
29.76
100.0

(a)  
Includes stand-alone retail property tenants only.
Annualized base rental revenue is based on actual March 2015 billings times 12. For leases whose rent commences after April1, 2015 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 March 31, 2015

 
 
68