EDISON, N.J., Feb. 11 /PRNewswire-FirstCall/ -- Mack-Cali Realty
Corporation (NYSE:CLI) today reported its results for the fourth
quarter 2009. Recent highlights include: -- Reported funds from
operations, excluding a non-cash item, of $0.78 per diluted share;
-- Reported net income, excluding a non-cash item, of $0.19 per
diluted share; -- Recognized a non-cash impairment charge of $0.18
per share; -- Reported funds from operations of $0.60 per diluted
share and net income of $0.01 per diluted share after taking the
non-cash impairment charge into effect; and -- Declared $0.45 per
share quarterly cash common stock dividend. FINANCIAL HIGHLIGHTS
Funds from operations (FFO) available to common shareholders for
the quarter ended December 31, 2009 amounted to $55.3 million, or
$0.60 per share. For the year ended December 31, 2009, FFO
available to common shareholders equaled $274.8 million, or $3.11
per share. Net income available to common shareholders for the
fourth quarter 2009 equaled $1.0 million, or $0.01 per share. For
the year ended December 31, 2009, net income available to common
shareholders amounted to $52.6 million, or $0.71 per share.
Included in net income and FFO for the fourth quarter 2009 was a
$16.6 million, or $0.18 per share, non-cash impairment charge.
Included in net income and FFO for the year ended December 31, 2009
were non-cash impairment charges totaling $20.0 million, or $0.23
per share, partially offset by a non-cash gain resulting from the
reduction of other obligations of $1.7 million, or $0.02 per share.
Excluding the net effect of these items results in net income for
the fourth quarter 2009 of $15.1 million, or $0.19 per share, and
FFO of $71.8 million, or $0.78 per share, and net income of $68.0
million, or $0.92 per share, and FFO of $293.1 million, or $3.32
per share, for the year ended December 31, 2009. Total revenues for
the fourth quarter 2009 were $194.9 million. For the year ended
December 31, 2009, total revenues amounted to $764.5 million. All
per share amounts presented above are on a diluted basis. The
Company had 78,969,752 shares of common stock, 10,000 shares of 8
percent Series C cumulative redeemable perpetual preferred stock
($25,000 liquidation value per share), and 13,495,036 common
operating partnership units outstanding as of December 31, 2009.
The Company had a total of 92,464,788 common shares/common units
outstanding at December 31, 2009. As of December 31, 2009, the
Company had total indebtedness of approximately $2.3 billion, with
a weighted average annual interest rate of 6.61 percent. The
Company had a debt-to-undepreciated assets ratio of 39.8 percent at
December 31, 2009. The Company had an interest coverage ratio of
2.4 times for the quarter ended December 31, 2009. On January 15,
2010, the Company refinanced its $150 million secured loan with The
Prudential Insurance Company of America. The new loan also includes
VPCM, LLC, a wholly-owned subsidiary of the Virginia Retirement
System, as co-lender. The mortgage loan, which is collateralized by
seven properties, is for a 7-year term and carries an effective
interest rate of 6.25 percent. "We're pleased to end the year with
a stabilized occupancy rate of 90.1 percent. This success is a
testament to our commitment to the highest levels of service for
our tenants in our premier properties. While we anticipate a period
of continued economic uncertainty, we have positioned Mack-Cali
well as the landlord of choice in the regions in which we operate
and to be poised to take advantage of opportunities as they
emerge," commented Mitchell E. Hersh, president and chief executive
officer. DIVIDENDS In December, the Company's Board of Directors
declared a cash dividend of $0.45 per common share (indicating an
annual rate of $1.80 per common share) for the fourth quarter 2009,
which was paid on January 15, 2010 to shareholders of record as of
January 6, 2010. The Board also declared a cash dividend on the
Company's 8 percent Series C cumulative redeemable perpetual
preferred stock ($25 liquidation value per depositary share, each
representing 1/100th of a share of preferred stock) equal to $0.50
per depositary share for the period October 15, 2009 through
January 14, 2010. The dividend was paid on January 15, 2010 to
shareholders of record as of January 6, 2010. LEASING INFORMATION
Mack-Cali's consolidated in-service portfolio was 90.1 percent
leased at December 31, 2009, as compared to 90.0 percent leased at
September 30, 2009. For the quarter ended December 31, 2009, the
Company executed 127 leases at its consolidated in-service
portfolio totaling 901,468 square feet, consisting of 722,011
square feet of office space and 179,457 square feet of office/flex
space. Of these totals, 307,882 square feet were for new leases and
593,586 square feet were for lease renewals and other tenant
retention transactions. For the year ended December 31, 2009, the
Company executed 492 leases totaling 3,191,762 square feet,
consisting of 2,273,557 square feet of office space, 869,105 square
feet of office/flex space, 39,800 square feet of
industrial/warehouse space, and 9,300 square feet of retail space.
Of these totals, 1,070,811 square feet were for new leases and
2,120,951 square feet were for lease renewals and other tenant
retention transactions. Highlights of the quarter's leasing
transactions include: NORTHERN NEW JERSEY: -- A&E Distribution,
Inc., a subsidiary of retailer A&E Stores, Inc., signed a
five-year renewal for 63,400 square feet at Mack-Cali Airport,
located at 200 Riser Road in Little Ferry. The 286,628 square-foot
office building is 100 percent leased. -- Law Firm Budd Larner P.C.
signed a 13-year, two-month renewal for 54,931 square feet at
Mack-Cali Short Hills, located at 150 JFK Parkway in Short Hills.
The 247,476 square-foot office building is 100 percent leased. --
Subsidiaries of Interpublic Group, a marketing and communications
firm, signed renewals until 2022 in Parsippany, as follows: --
Torre Lazur Healthcare Group, Inc. renewed 61,945 square feet at 20
Waterview Boulevard. The 225,550 square-foot office building in
Waterview Corporate Center is 100 percent leased. -- Integrated
Communications Corp. renewed 43,101 square feet at Five Sylvan Way.
The 151,383 square-foot office building in Mack-Cali Business
Campus is 96.5 percent leased. -- Pace LLC renewed 19,633 square
feet at 35 Waterview Boulevard. The 172,498 square-foot office
building in Waterview Corporate Center is 90.9 percent leased.
CENTRAL NEW JERSEY: -- Science Application International
Corporation, a scientific, engineering and technology applications
company, signed a three-year, three-month renewal for 22,781 square
feet at One River Centre, Building Two, in Red Bank. The 120,360
square-foot office building is 100 percent leased. -- FirstEnergy
Service Company, an energy conservation support services company,
signed a five-year renewal for 17,497 square feet at One River
Centre Building Three, in Red Bank. The 194,518 square-foot office
building is 100 percent leased. WESTCHESTER COUNTY, NEW YORK: --
Allstar Marketing Group LLC, a development, branding, marketing and
distribution company, signed a new 10-year lease for 24,883 square
feet at 2 Skyline Drive in Mid-Westchester Executive Park in
Hawthorne. The 30,000 square-foot office building is 82.9 percent
leased. -- Law firm Goldberg Segalla LLP, signed a new, seven-year,
three-month lease for 17,812 square feet at 11 Martine Avenue in
Westchester Financial Center in White Plains. The 180,000
square-foot office building is 78.4 percent leased. -- New York
Blood Center Inc. signed a 10-year renewal for 16,920 square feet
at 525 Executive Boulevard in Cross Westchester Executive Park in
Elmsford. The 61,700 square-foot office/flex building is 100
percent leased. NEW YORK, NEW YORK: -- Patrolmen's Benevolent
Association of the City of New York and Health and Welfare Fund of
the Patrolmen's Benevolent Association of the City of New York
signed a new 16-year, one month lease for 39,069 square feet at 125
Broad Street. Mack-Cali's ownership interests at the building total
524,476 square feet. SUBURBAN PHILADELPHIA: -- The Township of
Moorestown Police Department signed a new, 15,000 square-foot lease
for two years at 1245 North Church Street in Moorestown. The 52,810
square-foot office/flex building, located in Moorestown West
Corporate Center, is 100 percent leased. The supplemental
information is available on Mack-Cali's website, as follows:
http://www.mack-cali.com/graphics/shareholders/pdfs/4th.quarter.sp.09.pdf
ADDITIONAL INFORMATION The Company expressed comfort with net
income and FFO per diluted share for the full year 2010, as
follows: Full Year 2010 Range ---------- Net income available to
common shareholders $0.38 - $0.58 Add: Real estate-related
depreciation and amortization 2.32
----------------------------------------- ---- Funds from
operations available to common shareholders $2.70 - $2.90
========================================= ============= These
estimates reflect management's view of current market conditions
and certain assumptions with regard to rental rates, occupancy
levels and other assumptions/projections. Actual results could
differ from these estimates. An earnings conference call with
management is scheduled for today, February 11, 2010 at 10:00 a.m.
Eastern Time, which will be broadcast live via the Internet at:
http://phx.corporate-ir.net/phoenix.zhtml?p=irol-eventDetails&c=96021&even
tID=2695906 The live conference call is also accessible by calling
(913) 312-0408 and requesting the Mack-Cali conference call. The
conference call will be rebroadcast on Mack-Cali's website at
http://www.mack-cali.com/ beginning at 2:00 p.m. Eastern Time on
February 11, 2010 through February 18, 2010. A replay of the call
will also be accessible during the same time period by calling
(719) 457-0820 and using the pass code 4962767. Copies of
Mack-Cali's Form 10-K and Supplemental Operating and Financial Data
are available on Mack-Cali's website, as follows: 2009 Form 10-K:
http://www.mack-cali.com/graphics/shareholders/pdfs/10k.09.pdf
Fourth Quarter 2009 Supplemental Operating and Financial Data:
http://www.mack-cali.com/graphics/shareholders/pdfs/4th.quarter.sp.09.pdf
In addition, these items are available upon request from: Mack-Cali
Investor Relations Dept. 343 Thornall Street, Edison, New Jersey
08837-2206 (732) 590-1000 ext. 1143 INFORMATION ABOUT FFO Funds
from operations ("FFO") is defined as net income (loss) before
minority interest of unitholders, computed in accordance with
generally accepted accounting principles ("GAAP"), excluding gains
(or losses) from extraordinary items and sales of depreciable
rental property (which the Company believes includes unrealized
losses on properties held for sale), plus real estate-related
depreciation and amortization. The Company believes that FFO per
share is helpful to investors as one of several measures of the
performance of an equity REIT. The Company further believes that by
excluding the effect of depreciation and gains (or losses) from
sales of properties (all of which are based on historical costs
which may be of limited relevance in evaluating current
performance), FFO per share can facilitate comparison of operating
performance between equity REITs. FFO per share should not be
considered as an alternative to net income per share as an
indication of the Company's performance or to cash flows as a
measure of liquidity. FFO per share presented herein is not
necessarily comparable to FFO per share presented by other real
estate companies due to the fact that not all real estate companies
use the same definition. However, the Company's FFO per share is
comparable to the FFO per share of real estate companies that use
the current definition of the National Association of Real Estate
Investment Trusts ("NAREIT"). A reconciliation of net income per
share to FFO per share is included in the financial tables
accompanying this press release. ABOUT THE COMPANY Mack-Cali Realty
Corporation is a fully-integrated, self-administered, self-managed
real estate investment trust (REIT) providing management, leasing,
development, construction and other tenant-related services for its
class A real estate portfolio. Mack-Cali owns or has interests in
289 properties, primarily office and office/flex buildings located
in the Northeast, totaling approximately 33.2 million square feet.
The properties enable the Company to provide a full complement of
real estate opportunities to its diverse base of approximately
2,100 tenants. Additional information on Mack-Cali Realty
Corporation is available on the Company's website at
http://www.mack-cali.com/. The information in this press release
must be read in conjunction with, and is modified in its entirety
by, the Annual Report on Form 10-K (the "10-K") filed by the
Company for the same period with the Securities and Exchange
Commission (the "SEC") and all of the Company's other public
filings with the SEC (the "Public Filings"). In particular, the
financial information contained herein is subject to and qualified
by reference to the financial statements contained in the 10-K, the
footnotes thereto and the limitations set forth therein. Investors
may not rely on the press release without reference to the 10-K and
the Public Filings. Statements made in this press release may be
forward-looking statements within the meaning of Section 21E of the
Securities Exchange Act of 1934, as amended. Forward-looking
statements can be identified by the use of words such as "may,"
"will," "plan," "should," "expect," "anticipate," "estimate,"
"continue," or comparable terminology. Such forward-looking
statements are inherently subject to certain risks, trends and
uncertainties, many of which the Company cannot predict with
accuracy and some of which the Company might not even anticipate,
and involve factors that may cause actual results to differ
materially from those projected or suggested. Readers are cautioned
not to place undue reliance on these forward-looking statements and
are advised to consider the factors listed above together with the
additional factors under the heading "Disclosure Regarding
Forward-Looking Statements" and "Risk Factors" in the Company's
Annual Reports on Form 10-K, as may be supplemented or amended by
the Company's Quarterly Reports on Form 10-Q, which are
incorporated herein by reference. The Company assumes no obligation
to update or supplement forward-looking statements that become
untrue because of subsequent events, new information or otherwise.
Mack-Cali Realty Corporation Consolidated Statements of Operations
(in thousands, except per share amounts) (unaudited) Quarter Ended
Year Ended December 31, December 31, Revenues 2009 2008 2009 2008
-------- ---- ---- ---- ---- Base rents $156,896 $149,399 $615,839
$593,898 Escalations and recoveries from tenants 25,999 27,625
103,887 109,690 Construction services 5,444 4,346 21,910 40,680
Real estate services 2,909 3,471 9,359 13,487 Other income 3,656
1,259 13,530 20,214 ------------ ----- ----- ------ ------ Total
revenues 194,904 186,100 764,525 777,969 -------------- -------
------- ------- ------- Expenses -------- Real estate taxes 23,476
16,479 93,998 88,001 Utilities 16,455 18,433 71,545 84,227
Operating services 31,674 28,536 111,449 107,616 Direct
construction costs 4,976 3,562 20,323 37,649 General and
administrative 9,256 10,885 39,807 43,984 Depreciation and
amortization 52,725 50,085 202,543 194,635 Impairment charge on
rental property 16,563 -- 16,563 -- ---------------- ------ ---
------ --- Total expenses 155,125 127,980 556,228 556,112
-------------- ------- ------- ------- ------- Operating income
39,779 58,120 208,297 221,857 Other (Expense) Income
---------------------- Interest expense (38,923) (33,182) (141,273)
(128,145) Interest and other investment income 20 270 571 1,385
Equity in earnings (loss) of unconsolidated joint ventures 841
(39,219) (5,560) (39,752) Gain on reduction of other obligations --
9,063 1,693 9,063 Gain on sale of investment in marketable
securities -- -- -- 471 ------------------------- --- --- --- ---
Total other (expense) income (38,062) (63,068) (144,569) (156,978)
-------------------- ------- ------- -------- -------- Income from
continuing operations 1,717 (4,948) 63,728 64,879
---------------------- ----- ------ ------ ------ Net income 1,717
(4,948) 63,728 64,879 Noncontrolling interest in consolidated joint
ventures (37) 378 943 664 Noncontrolling interest in Operating
Partnership (174) 934 (10,103) (11,817) Preferred stock dividends
(500) (500) (2,000) (2,000) ------------------------- ---- ----
------ ------ Net income available to common shareholders $1,006
$(4,136) $52,568 $51,726 ======================= ====== =======
======= ======= PER SHARE DATA: --------------- Basic earnings per
common share $0.01 $(0.06) $0.71 $0.79 =========================
===== ====== ===== ===== Diluted earnings per common share $0.01
$(0.06) $0.71 $0.79 =========================== ===== ====== =====
===== Basic weighted average shares outstanding 78,561 65,640
74,318 65,489 -- ------------------- ------ ------ ------ ------
Diluted weighted average shares outstanding 92,303 80,501 88,389
80,648 ------------------------ ------ ------ ------ ------
Mack-Cali Realty Corporation Statements of Funds from Operations
(in thousands, except per share/unit amounts) (unaudited) Quarter
Ended Year Ended December 31, December 31, 2009 2008 2009 2008 ----
---- ---- ---- Net income available to common shareholders $1,006
$(4,136) $52,568 $51,726 Add: Noncontrolling interest in Operating
Partnership 174 (934) 10,103 11,817 Real estate-related
depreciation and amortization on continuing operations (1) 54,086
55,955 212,163 215,556 --------------------- ------ ------ -------
------- Funds from operations available to common shareholders (2)
$55,266 $50,885 $274,834 $279,099 ===================== =======
======= ======== ======== Diluted weighted average shares/units
outstanding (3) 92,303 80,501 88,389 80,648 Funds from operations
per share/unit - diluted $0.60 $0.63 $3.11 $3.46 Dividends declared
per common share $0.45 $0.64 $1.80 $2.56 Dividend payout ratio:
Funds from operations- diluted 75.16% 101.25% 57.89% 73.97%
Supplemental Information: Non-incremental revenue generating
capital expenditures: Building improvements $5,004 $4,070 $10,885
$11,562 Tenant improvements and leasing commissions $14,642 $12,479
$51,267 $50,557 Straight-line rent adjustments (4) $2,502 $3,061
$7,606 $8,305 Amortization of (above)/below market lease
intangibles, net (5) $1,226 $2,081 $6,050 $8,069 Impairment charge
on rental property $16,563 -- $16,563 -- Gain on reduction of other
obligations -- $9,062 $1,693 $9,062 Impairment charge included in
equity in earnings (loss) -- $38,938 $4,010(6) $38,938 (1) Includes
the Company's share from unconsolidated joint ventures of $1,514
and $5,956 for the quarter ended December 31, 2009 and 2008,
respectively, and $10,294 and $21,250 for the year ended December
31, 2009 and 2008, respectively. (2) Funds from operations is
calculated in accordance with the definition of FFO of the National
Association of Real Estate Investment Trusts (NAREIT) definition.
For further discussion, see "Information About FFO" in this
release. (3) Calculated based on weighted average common shares
outstanding, assuming redemption of Operating Partnership common
units into common shares (13,605 shares and 14,826 shares for the
quarter ended December 31, 2009 and 2008, respectively, and 14,028
and 14,915 for the year ended December 31, 2009 and 2008,
respectively), plus dilutive Common Stock Equivalents (i.e. stock
options). (4) Includes the Company's share from unconsolidated
joint ventures of $30 and $103 for the quarter for the quarter
ended December 31, 2009 and 2008, respectively, and $285 and $1,003
for the year ended December 31, 2009 and 2008, respectively. (5)
Includes the Company's share from unconsolidated joint ventures of
$7 and $455 for the quarter ended December 31, 2009 and 2008,
respectively, and $582 and $1,695 for the year ended December 31,
2009 and 2008, respectively. (6) Noncontrolling interest in
consolidated joint ventures share of loss was $587. Mack-Cali
Realty Corporation Statements of Funds from Operations Per Diluted
Share and Funds from Operations Excluding Certain Non-Cash Items
Per Diluted Share (amounts are per diluted share, except share
count in thousands) (unaudited) Quarter Ended Year Ended December
31, December 31, 2009 2008 2009 2008 ---- ---- ---- ---- Net income
available to common shareholders $0.01 $(0.06) $0.71 $0.79 Add:
Real estate-related depreciation and amortization on continuing
operations (1) 0.59 0.70 2.40 2.67 Deduct: Noncontrolling interest/
rounding adjustment -- (0.01) -- -- -------------------------------
--- ----- --- --- Funds from operations available to common
shareholders (2) $0.60 $0.63 $3.11 $3.46
------------------------------- ----- ----- ----- ----- Add:
Non-cash impairment charge on rental property 0.18 -- 0.19 --
Non-cash impairment charges from equity in earnings (loss) in
unconsolidated joint ventures -- 0.48 0.04 0.48 Deduct: Non-cash
gain from reduction of other obligations -- (0.11) (0.02) (0.11)
------------------------------- --- ----- ----- ----- FFO Excluding
Items $0.78 $1.00 $3.32 $3.83 =================== ===== ===== =====
===== Dividend payout ratio for FFO Excluding Items 57.83% 63.80%
54.17% 66.82% Diluted weighted average shares/units outstanding (3)
92,303 80,501 88,389 80,648 ------------------------- ------ ------
------ ------ (1) Includes the Company's share from unconsolidated
joint ventures of $0.02 and $0.07 for the quarter ended December
31, 2009 and 2008, respectively, and $0.12 and $0.26 for the year
ended December 31, 2009 and 2008, respectively. (2) Funds from
operations is calculated in accordance with the definition of FFO
of the National Association of Real Estate Investment Trusts
(NAREIT) definition. For further discussion , see "Information
About FFO" in this release. (3) Calculated based on weighted
average common shares outstanding, assuming redemption of Operating
Partnership common units into common shares (13,605 shares and
14,826 shares for the quarter ended December 31, 2009 and 2008,
respectively, and 14,028 and 14,915 for the year ended December 31,
2009 and 2008, respectively), plus dilutive Common Stock
Equivalents (i.e. stock options). Mack-Cali Realty Corporation
Consolidated Balance Sheets (in thousands, except share amounts)
(unaudited) December 31, 2009 2008 ---- ---- Assets: Rental
property Land and leasehold interests $771,794 $731,086 Buildings
and improvements 3,948,509 3,792,186 Tenant improvements 456,547
431,616 Furniture, fixtures and equipment 9,358 8,892
--------------------------------- ----- ----- 5,186,208 4,963,780
Less-accumulated deprec. & amort. (1,153,223) (1,040,778)
-------------------------------- ---------- ---------- Net
investment in rental property 4,032,985 3,923,002 Cash and cash
equivalents 291,059 21,621 Investments in unconsolidated joint
ventures 35,680 138,495 Unbilled rents receivable, net 119,469
112,524 Deferred charges and other assets, net 213,674 212,422
Restricted cash 20,681 12,719 Accounts receivable, net 8,089 23,139
------------------------ ----- ------ Total assets $4,721,637
$4,443,922 ============ ========== ========== Liabilities and
Equity: Senior unsecured notes $1,582,434 $1,533,349 Revolving
credit facility -- 161,000 Mortgages, loans payable and other
obligations 755,003 531,126 Dividends and distributions payable
42,109 52,249 Accounts payable, accrued expenses and other
liabilities 106,878 119,451 Rents received in advance and security
deposits 54,693 54,406 Accrued interest payable 37,330 32,978
------------------------ ------ ------ Total liabilities 2,578,447
2,484,559 ----------------- --------- --------- Commitments and
contingencies Equity: Mack-Cali Realty Corporation stockholders'
equity: Preferred stock, $0.01 par value, 5,000,000 shares
authorized, 10,000 and 10,000 shares outstanding, at liquidation
preference 25,000 25,000 Common stock, $0.01 par value, 190,000,000
shares authorized, 78,969,752 and 66,419,055 shares outstanding 789
664 Additional paid-in capital 2,275,716 1,905,386 Dividends in
excess of net earnings (470,047) (386,587)
----------------------------------- -------- -------- Total
Mack-Cali Realty Corporation stockholders' equity 1,831,458
1,544,463 --------------------------------- --------- ---------
Noncontrolling interests in subsidiaries: Operating Partnership
308,703 414,114 Consolidated joint ventures 3,029 786
--------------------------- ----- --- Total noncontrolling
interests in subsidiaries 311,732 414,900
--------------------------------- ------- ------- Total equity
2,143,190 1,959,363 Total liabilities and equity $4,721,637
$4,443,922 ============================ ========== ==========
Contact: Barry Lefkowitz Ilene Jablonski Executive Vice President
Senior Director, Marketing and Chief Financial Officer and Public
Relations (732) 590-1000 (732) 590-1000 DATASOURCE: Mack-Cali
Realty Corporation CONTACT: Barry Lefkowitz, Executive Vice
President and Chief Financial Officer, +1-732-590-1000, or Ilene
Jablonski, Senior Director, Marketing and Public Relations,
+1-732-590-1000 Web Site: http://www.mack-cali.com/
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