form10kcorp.htm
 
 

 


UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549

FORM 10-K

[X]
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
 
For the fiscal year ended December 31, 2014
 
[   ]
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

Commission File Number:  1-13274
 
 
   MACK-CALI REALTY CORPORATION  
   (Exact Name of Registrant as specified in its charter)  
 
 
Maryland   22-3305147
(State or other jurisdiction of   (IRS Employer
incorporation or organization)    Identification No.)
 
 
343 Thornall Street, Edison, New Jersey   08837-2206
(Address of principal executive offices)   (Zip code)
 
 
  (732) 590-1000  
  (Registrant’s telephone number, including area code)  
     
  Securities registered pursuant to Section 12(b) of the Act:   
 
 
(Title of Each Class)   (Name of Each Exchange on Which Registered)
     
Common Stock, $0.01 par value   New York Stock Exchange
 
 
Securities registered pursuant to Section 12(g) of the Act:
None

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.  Yes X No ___

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Exchange Act.  Yes ___ No X

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  Yes X   No ___

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).  Yes X   No ___

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of the registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendments to this Form 10-K.  [ X  ]

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company.  See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer  x                                                                                                Accelerated filer  ¨

Non-accelerated filer  ¨ (Do not check if a smaller reporting company)                 Smaller reporting company  ¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act.)  Yes ___ No X

As of June 30, 2014, the aggregate market value of the voting stock held by non-affiliates of the registrant was $1,877,183,962.  The aggregate market value was computed with reference to the closing price on the New York Stock Exchange on such date.  This calculation does not reflect a determination that persons are affiliates for any other purpose.  The registrant has no non-voting common stock.

As of February 13, 2015, 89,081,526 shares of common stock, $0.01 par value, of the Company (“Common Stock”) were outstanding.

LOCATION OF EXHIBIT INDEX:  The index of exhibits is contained herein on page number 126.

DOCUMENTS INCORPORATED BY REFERENCE:  Portions of the registrant’s definitive proxy statement for fiscal year ended December 31, 2014 to be issued in conjunction with the registrant’s annual meeting of shareholders expected to be held on May 11, 2015 are incorporated by reference in Part III of this Form 10-K.  The definitive proxy statement will be filed by the registrant with the SEC not later than 120 days from the end of the registrant’s fiscal year ended December 31, 2014. 


 
 
 
 

 




 



     
     
FORM 10-K
   
     
Table of Contents
   
     
PART I
 
Page No.
Item 1
Business
3
Item 1A
Risk Factors
10
Item 1B
Unresolved Staff Comments
20
Item 2
Properties
21
Item 3
Legal Proceedings
40
Item 4
Mine Safety Disclosures
40
     
PART II
   
Item 5
Market for Registrant’s Common Equity, Related Stockholder Matters
 
 
and Issuer Purchases of Equity Securities
41
Item 6
Selected Financial Data
44
Item 7
Management’s Discussion and Analysis of Financial Condition and
 
 
Results of Operations
45
Item 7A
Quantitative and Qualitative Disclosures About Market Risk
66
Item 8
Financial Statements and Supplementary Data
67
Item 9
Changes in and Disagreements with Accountants on Accounting and
 
 
Financial Disclosure
67
Item 9A
Controls and Procedures
67
Item 9B
Other Information
68
     
PART III
   
Item 10
Directors, Executive Officers and Corporate Governance
69
Item 11
Executive Compensation
69
Item 12
Security Ownership of Certain Beneficial Owners and Management
 
 
and Related Stockholder Matters
69
Item 13
Certain Relationships and Related Transactions, and Director Independence
69
Item 14
Principal Accounting Fees and Services
69
     
PART IV
   
Item 15
Exhibits and Financial Statement Schedules
70
     
SIGNATURES
 
124
     
EXHIBIT INDEX
 
126
     

 

 
2

 


PART I

ITEM 1.                 BUSINESS

GENERAL
Mack-Cali Realty Corporation, a Maryland corporation, together with its subsidiaries (collectively the “Company”), is a fully-integrated, self-administered and self-managed real estate investment trust (“REIT”) that owns and operates a real estate portfolio comprised predominantly of Class A office and office/flex properties located primarily in the Northeast with a recent emphasis on expansion into the multi-family rental sector in the same markets.  The Company performs substantially all real estate leasing, management, acquisition, development and construction services on an in-house basis.  Mack-Cali Realty Corporation was incorporated on May 24, 1994.  The Company’s executive offices are located at 343 Thornall Street, Edison, New Jersey 08837-2206, and its telephone number is (732) 590-1000.  The Company has an internet website at www.mack-cali.com.

As of December 31, 2014, the Company owned or had interests in 283  properties, consisting of 264  commercial properties, primarily class A office and office/flex properties, totaling approximately 31.0 million square feet, leased to approximately 2,000 commercial tenants and 19 multi-family rental properties containing 5,484 residential units, plus developable land (collectively, the “Properties”).  The Properties are comprised of: (a) 231 wholly-owned or Company-controlled properties consisting of 118 office buildings and 95 office/flex buildings aggregating approximately 24.9 million square feet, six industrial/warehouse buildings totaling approximately 387,400 square feet, six multi-family properties totaling 1,301 apartments, three stand-alone retail properties totaling approximately 40,000 square feet, and three land leases (collectively, the “Consolidated Properties”); and (b) 36 office properties totaling approximately 5.6 million square feet, 13 multi-family properties totaling 4,183 apartments, two retail properties totaling approximately 81,500 square feet and a 350-room hotel, which are owned by unconsolidated joint ventures in which the Company has investment interests.  Unless otherwise indicated, all references to square feet represent net rentable area.  As of December 31, 2014, the office, office/flex, industrial/warehouse and stand-alone retail properties included in the Consolidated Properties were 84.2 percent leased.  Percentage leased includes all 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.  Leases that expired as of December 31, 2014 aggregate 205,220 square feet, or 0.8 percent of the net rentable square footage.  The Properties are located in seven states, primarily in the Northeast, and the District of Columbia.  See Item 2: Properties.

The Company’s historical strategy has been to focus its operations, acquisition and development of office properties in high-barrier-to-entry markets and sub-markets where it believes it is, or can become, a significant and preferred owner and operator.  With changing work force demographics and reduced demand for suburban office properties in its markets, the Company intends to continue to leverage its experience and expertise in its core Northeast markets to pursue multi-family rental investments in those markets, primarily through development, both wholly owned and through joint ventures.  This strategy includes selectively disposing of office and office/flex assets and re-deploying proceeds to multi-family rental properties, as well as the repositioning of a portion of its office properties and land held for development to multi-family rental properties.

The Company believes that its Properties have excellent locations and access and are well-maintained and professionally managed.  As a result, the Company believes that its Properties attract high quality tenants and residents, and achieve high rental, occupancy and tenant retention rates within their markets.  The Company also believes that its extensive market knowledge provides it with a significant competitive advantage, which is further enhanced by its strong reputation for, and emphasis on, delivering highly responsive, professional management services.  See “Business Strategies.”

As of December 31, 2014, executive officers and directors of the Company and their affiliates owned approximately six percent of the Company’s outstanding shares of Common Stock (including Units redeemable into shares of Common Stock).  As used herein, the term “Units” refers to limited partnership interests in Mack-Cali Realty, L.P., a Delaware limited partnership (the “Operating Partnership”) through which the Company conducts its real estate activities.  The Company’s executive officers have been employed by the Company and/or its predecessor companies for an average of approximately 31 years.
 
BUSINESS STRATEGIES
Operations
Reputation: The Company has established a reputation as a highly-regarded landlord with an emphasis on delivering quality customer service in buildings it owns and/or manages.  The Company believes that its continued success depends in part on enhancing its reputation as an operator of choice, which will facilitate the retention of current tenants and residents and the attraction of new tenants and residents.  The Company believes it provides a superior level of service to its customers, which should in turn, allow the Company to maintain occupancy rates, at or above market levels, as well as improve tenant retention.
 

 
 
3

 

Communication with tenants: The Company emphasizes frequent communication with its customers to ensure first-class service to the Properties.  Property management personnel generally are located on site at the Properties to provide convenient access to management and to ensure that the Properties are well-maintained.  Property management’s primary responsibility is to ensure that buildings are operated at peak efficiency in order to meet both the Company’s and tenants’ needs and expectations.  Property management personnel additionally budget and oversee capital improvements and building system upgrades to enhance the Properties’ competitive advantages in their respective markets and to maintain the quality of the Properties.

The Company’s in-house leasing representatives for its office portfolio develop and maintain long-term relationships with the Company’s diverse tenant base and coordinate leasing, expansion, relocation and build-to-suit opportunities.  This approach allows the Company to offer office space in the appropriate size and location to current or prospective tenants in any of its sub-markets.

The Company’s in-house multi-family rental management team emphasizes meticulous attention to detail and an unwavering commitment to customer service to complement the quality, design excellence and luxury living attributes of its multi-family rental properties.  The Company believes this strategy will enable the Company to buttress management’s reputation with the market-leading designs, amenities and features of its multi-family rental properties to attract quality residents.

Portfolio Management: The Company plans to continue to own and operate a portfolio of office and office/flex properties in high-barrier-to-entry markets, with a primary focus in the Northeast.  The Company also expects to continue to complement its core portfolio of office and office/flex properties by pursuing acquisition and development opportunities in the multi-family rental sector. The Company’s primary objectives are to maximize operating cash flow and to enhance the value of its portfolio through effective management, acquisition, development and property sales strategies.

The Company seeks to maximize the value of its existing office and office/flex portfolio through implementing operating strategies designed to produce the highest effective rental and occupancy rates and lowest tenant installation costs within the markets that it operates, and further within the parameters of those markets.  The Company continues to pursue internal growth through leasing vacant space, re-leasing space at the highest possible effective rents in light of current market conditions with contractual rent increases and developing or redeveloping office space for its diverse base of high credit quality tenants, including Daiichi Sankyo, National Union Fire Insurance and The United States of America - GSA.  In addition, the Company seeks economies of scale through volume discounts to take advantage of its size and dominance in particular sub-markets, and operating efficiencies through the use of in-house management, leasing, marketing, financing, accounting, legal, development and construction services.

The Company continually reviews its portfolio and opportunities to divest office and office/flex properties that, among other things, no longer meet its long-term strategy, have reached their potential, are less efficient to operate or can be sold at attractive prices when market conditions are favorable.  The Company anticipates redeploying the proceeds from sales of office and office/flex properties to develop, redevelop and acquire multi-family rental properties, as well as reposition certain office properties into multi-family/mixed use properties, in its core Northeast sub-markets as part of its overall strategy to reposition its portfolio from office and office/flex to a mix of office, office/flex and multi-family rental properties.

The Company believes that the opportunity to invest in multi-family development properties at higher returns on cost will position the Company to potentially produce higher levels of net operating income than if the Company were to only purchase stabilized multi-family properties at market returns.  The Company anticipates that it will be several years before its multi-family development projects are income-producing.  The long-term nature of the Company’s multi-family rental strategy coupled with the continued weakness in the Company’s core office markets and the disposition of income-producing, non-core office properties to fund the Company’s multi-family rental acquisitions, development and repositioning of certain office properties into multi-family rental/mixed use properties will likely result in declining net operating income and cash flow relative to historical returns. As the Company continues to execute its multi-family residential strategy, the Company believes that over the long-term its net operating income and cash flow will stabilize at levels less than historical or current returns.  The Company believes that the transition to a company with a greater proportion of its properties in the multi-family residential sector will ultimately result in the creation of greater shareholder value than remaining a primarily suburban commercial office company, in part due to the lower capitalization rates associated with the multi-family sector.

Acquisitions: The Company also believes that growth opportunities exist through acquiring operating properties or properties for redevelopment with attractive returns in its core Northeast sub-markets where, based on its expertise in leasing, managing and operating properties, it believes it is, or can become, a significant and preferred owner and operator.  The Company intends either directly or through joint ventures to acquire, invest in or redevelop additional properties, principally in the multi-family rental sector, that: (i) are expected to provide attractive long-term yields; (ii) are well-located, of high quality and competitive in their respective sub-markets; (iii) are located in its existing sub-markets or in sub-markets in which the Company is or can become a significant and preferred owner and operator; and (iv) it believes have been under-managed or are otherwise capable of improved performance through intensive management, capital improvements and/or leasing that should result in increased effective rental and occupancy rates.
 
 
 
4

 
 

 
The Company has entered into and may continue in the future to enter into joint ventures (including limited liability companies and partnerships) through which it would own an indirect economic interest of less than 100 percent of a property owned directly by such joint ventures, and may include joint ventures that the Company does not control or manage, especially in connection with its expansion into the multi-family rental sector. The decision to pursue property acquisitions either directly or through joint ventures is based on a variety of factors and considerations, including: (i) the economic and tax terms required by a seller or co-developer of a property; (ii) the Company’s desire to diversify its portfolio by expanding into the multi-family rental sector and achieve a blended portfolio of office and multi-family rental properties by market and sub-market; (iii) the Company’s goal of maintaining a strong balance sheet; and (iv) the Company’s expectation that, in some circumstances, it will be able to achieve higher returns on its invested capital or reduce its risk if a joint venture vehicle is used.  Investments in joint ventures are not limited to a specified percentage of the Company’s assets.  Each joint venture agreement is individually negotiated, and the Company’s ability to operate and/or dispose of its interests in a joint venture in its sole discretion may be limited to varying degrees depending on the terms of the joint venture agreement.  Many of the Company’s joint venture agreements entitle it to receive leasing, management, development and similar fees and/or a promoted interest if certain return thresholds are met.  See Note 4: Investments in Unconsolidated Joint Ventures – to the Company’s Financial Statements.

Development: The Company seeks to selectively develop additional properties either directly or through joint ventures where it believes such development will result in a favorable risk-adjusted return on investment in coordination with the above operating strategies.  The Company identifies development opportunities primarily through its local market presence.   Such development primarily will occur:  (i) in stable core Northeast sub-markets where the demand for such space exceeds available supply; and (ii) where the Company is, or can become, a significant and preferred owner and operator.  As part of the Company’s strategy to expand its multi-family rental portfolio, the Company may consider development opportunities with respect to improved land with existing commercial uses and seek to rezone the sites for multi-family rental use and development. As a result of competitive market conditions for land suitable for development, the Company may be required to hold land prior to construction for extended periods while entitlements or rezoning is obtained. The Company also may undertake repositioning opportunities that may require the expenditure of significant amounts of capital.

Property Sales: While management’s principal intention is to own and operate its properties on a long-term basis, it periodically assesses the attributes of each of its properties, with a particular focus on the supply and demand fundamentals of the sub-markets in which they are located.  Based on these ongoing assessments, the Company may, from time to time, decide to sell any of its properties.  The Company continually reviews its portfolio and opportunities to divest properties that, among other things, no longer meet its long-term strategy, have reached their potential, are less efficient to operate, or can be sold at attractive prices when market conditions are favorable.

Financial
The Company currently intends to maintain a ratio of debt-to-undepreciated assets (total debt of the Company as a percentage of total undepreciated assets) of 50 percent or less, however there can be no assurance that the Company will be successful in maintaining this ratio.  As of December 31, 2014 and 2013, the Company’s total debt constituted approximately 37.3 percent and 39.9 percent of total undepreciated assets of the Company, respectively.  Although there is no limit in the Company’s organizational documents on the amount of indebtedness that the Company may incur, the Company has entered into certain financial agreements which contain covenants that limit the Company’s ability to incur indebtedness under certain circumstances.  The Company intends to utilize the most appropriate sources of capital for future acquisitions, development, capital improvements and other investments, which may include funds from operating activities, proceeds from property and land sales, joint venture capital, and short-term and long-term borrowings (including draws on the Company’s revolving credit facility), and the issuance of additional debt or equity securities.

EMPLOYEES

As of December 31, 2014, the Company had approximately 600 full-time employees.

COMPETITION

The leasing of real estate is highly competitive.  The Properties compete for tenants and residents with lessors and developers of similar properties located in their respective markets primarily on the basis of location, the quality of properties, leasing terms (including rent and other charges and allowances for tenant improvements), services or amenities provided, the design and condition of the Properties, and reputation as an owner and operator of quality properties in the relevant markets.  Additionally, the number of competitive multi-family rental properties in a particular area could have a material effect on the Company’s ability to lease residential units and on rents charged.  In addition, other forms of multi-family rental properties or single family housing provide alternatives to potential residents of multi-family properties.  The Company competes with other entities, some of which may have significant resources or who may be willing to accept lower returns or pay higher prices than the Company in terms of acquisition and development opportunities.  The Company also experiences competition when attempting to acquire or dispose of real estate, including competition from domestic and foreign financial institutions, other REITs, life insurance companies, pension trusts, trust funds, partnerships, individual investors and others. 
 
 
 
5

 
 

 
REGULATIONS

Many laws and governmental regulations apply to the ownership and/or operation of the Properties and changes in these laws and regulations, or their interpretation by agencies and the courts, occur frequently.

Under various laws and regulations relating to the protection of the environment and human health, an owner of real estate may be held liable for the costs of removal or remediation of certain hazardous or toxic substances located on or in the property.  These laws often impose liability without regard to whether the owner was responsible for, or even knew of, the presence of such substances.  The presence of such substances may adversely affect the owner’s ability to rent or sell the property or to borrow using such property as collateral and may expose it to liability resulting from any release of, or exposure to, such substances.  Persons who arrange for the disposal or treatment of hazardous or toxic substances at another location may also be liable for the costs of re­moval or remediation of such substances at the disposal or treatment facility, whether or not such facility is owned or operated by such person.  Certain environmental laws impose liability for the release of asbestos-containing materials into the air, and third parties may also seek recovery from owners or operators of real properties for personal injury associated with asbestos-containing materials and other hazardous or toxic substances.

In connection with the ownership (direct or indirect), operation, management and development of real properties, the Company may be considered an owner or operator of such properties or as having arranged for the disposal or treatment of hazardous or toxic substances and, therefore, potentially liable for removal or remediation costs, as well as certain other related costs, including governmental penalties and injuries to persons and property.

There can be no assurance that (i) future laws, ordinances or regulations will not impose any material environmental liability, (ii) the current environmental condition of the Properties will not be affected by tenants, by the condition of land or operations in the vicinity of the Properties (such as the presence of underground storage tanks), or by third parties unrelated to the Company, or (iii) the Company’s assessments reveal all environmental liabilities and that there are no material environmental liabilities of which the Company is aware.  If compliance with the various laws and regulations, now existing or hereafter adopted, exceeds the Company’s budgets for such items, the Company’s ability to make expected distributions to stockholders could be adversely affected.

There are no other laws or regulations which have a material effect on the Company’s operations, other than typical federal, state and local laws affecting the development and operation of real property, such as zoning laws.

INDUSTRY SEGMENTS

The Company operates in three industry segments:  (i) commercial and other real estate, (ii) multi-family real estate, and (iii) multi-family services.  As of December 31, 2014, the Company does not have any foreign operations and its business is not seasonal.  Please see our financial statements attached hereto and incorporated by reference herein for financial information relating to our industry segments.

RECENT DEVELOPMENTS
 
Acquisitions
On April 10, 2014, the Company acquired Andover Place, a 220-unit multi-family rental property located in Andover, Massachusetts, for approximately $37.7 million in cash.  The purchase price for the property was funded primarily through borrowings under the Company’s unsecured revolving credit facility.

On December 2, 2014, the Company acquired developable land in Conshohocken, Pennsylvania, for approximately $15.3 million, which was funded using available cash.

 
6

 



Sales
The Company sold the following office properties during the year ended December 31, 2014 (dollars in thousands):


                             
                             
       
Rentable
   
Net
   
Net
       
Sale
   
# of
Square
   
Sales
   
Book
   
Realized
 
Date
Property/Address
Location
Bldgs.
 Feet
   
Proceeds
   
Value
   
Gain
 
04/23/14
22 Sylvan Way
Parsippany, New Jersey
 1
 249,409
 
$
 94,897
 
$
 60,244
 
$
 34,653
 
06/23/14
30 Knightsbridge Road (a)
Piscataway, New Jersey
 4
 680,350
   
 54,641
   
 52,361
   
 2,280
 
06/23/14
470 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
 1
 52,500
   
 7,195
   
 7,109
   
 86
 
06/23/14
530 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
 1
 57,204
   
 6,299
   
 6,235
   
 64
 
06/27/14
400 Rella Boulevard
Suffern, New York
 1
 180,000
   
 27,539
   
 10,938
   
 16,601
 
06/30/14
412 Mount Kemble Avenue (a)
Morris Township, New Jersey
 1
 475,100
   
 44,751
   
 43,851
   
 900
 
07/29/14
17-17 Route 208 North (a) (b)
Fair Lawn, New Jersey
 1
 143,000
   
 11,835
   
 11,731
   
 104
 
08/20/14
555, 565, 570 Taxter Road (a)
Elmsford, New York
 3
 416,108
   
 41,057
   
 41,057
   
 -
 
08/20/14
200, 220 White Plains Road (a)
Tarrytown, New York
 2
 178,000
   
 12,619
   
 12,619
   
 -
 
08/20/14
1266 East Main Street (a) (b)
Stamford, Connecticut
 1
 179,260
   
 18,406
   
 18,246
   
 160
 
                           
Totals
 
 16
 2,610,931
 
$
 319,239
 
$
 264,391
 
$
 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.  See Note 4: Investments in Unconsolidated Joint Ventures.  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 $20.8 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.

Unconsolidated Joint Venture Activity
On May 21, 2014, the Company entered into a joint venture agreement with Ironstate Harborside-A LLC (“ISA”) to form Harborside Unit A Urban Renewal, L.L.C. (“URL-Harborside”), a newly-formed joint venture that will develop, own and operate a high-rise tower of approximately 763 multi-family apartment units above a parking pedestal to be located on land contributed by the Company at its Harborside complex in Jersey City, New Jersey (the “URL Project”).  The construction of the URL Project is estimated to cost a total of approximately $320 million (of which development costs of $65.1 million have been incurred by URL-Harborside through December 31, 2014).  The URL Project is projected to be ready for occupancy by the fourth quarter of 2016.  The URL Project has been awarded up to $33 million in future tax credits (“URL Tax Credits”), subject to certain conditions, from the New Jersey Economic Development Authority.  The venture has an agreement to sell these credits, subject to certain conditions.  On August 1, 2014, the venture obtained a construction/permanent loan with a maximum borrowing amount of $192 million (with no balance currently outstanding as of December 31, 2014), which bears interest at a rate of 5.197 percent and matures in August 2029.  The Company currently expects that it will fund approximately $59.1 million of the remaining development costs of the project, net of the loan financing.

The Company owns an 85 percent interest in URL-Harborside and the remaining interest is owned by ISA, with shared control over major decisions such as, approval of budgets, property financings and leasing guidelines.  Upon entering into the joint venture, the Company’s initial contribution was $30.6 million, which included a capital credit of $30 per approved developable square foot for its contributed land aggregating approximately $20.6 million with the balance consisting of previously incurred development costs, and ISA’s initial contribution was approximately $5.4 million.  Included in the Company’s investment in the unconsolidated joint venture is its land contribution with a carrying amount of $5.5 million.  The Company has funded an additional $19.2 million in development costs for the venture through December 31, 2014.

On June 6, 2014, the Company and an affiliate of Keystone Property Group (“KPG”) acquired 50 percent tenants-in-common interests each for $62.5 million in Curtis Center, an 885,000 square foot commercial office property  located at 601 Walnut Street in Philadelphia, Pennsylvania (the “Curtis Center Property”), which amounted to a total purchase price of  approximately $125.0 million for the property.  In connection with the transaction, the Company provided short-term loans to KPG affiliates, as follows:  a 90-day, $52.3 million loan which bore interest at an annual rate of 3.5 percent payable at maturity, which was collateralized by the KPG affiliates’ interest in the Curtis Center Property; and a 90-day, $10 million loan which also bore interest at an annual rate of 3.5 percent payable at maturity.  The $10 million loan was repaid in full on September 2, 2014 and the $52.3 million loan was subsequently repaid in full on October 1, 2014.  The investments were funded by the Company primarily through borrowing under its revolving credit facility.  The venture plans to reposition the property into a mixed-use property by converting a portion of existing office space into multi-family rental apartments.

 
7

 



Simultaneous with the acquisition of the Curtis Center Property, the Company and a KPG affiliate formed a new joint venture named KPG-MCG Curtis JV, LLC (the “Curtis Center JV”), which master leased the Curtis Center Property from the acquisition entities for approximately 29 years at market-based terms.  The Company and the KPG affiliate both own a 50 percent interest in the Curtis Center JV, with shared control over major decisions.

On August 6, 2014, the Stamford SM LLC joint venture received repayment in full on the joint venture’s senior mezzanine note receivable, of which the Company received a distribution of $37.8 million from the venture representing its share of the net proceeds.

On August 15, 2014, the Company acquired the equity interests of its joint venture partner in Overlook Ridge, L.L.C, Overlook Ridge JV, L.L.C. and Overlook Ridge JV 2C/3B, L.L.C. for $16.6 million, which was funded primarily through borrowing under the Company’s unsecured revolving credit facility.  As a result, the Company increased its ownership to 100 percent of the developable land and now consolidates these entities, which were previously accounted for through unconsolidated joint ventures (collectively, the “Consolidated Land”); and acquired an additional 25 percent, for a total of 50 percent of its subordinated, unconsolidated interests in two operating multi-family properties owned by those entities.  In conjunction with the Company’s acquisition of the Consolidated Land, the Company assumed loans with a total principal balance of $23.0 million, which bear interest in the range of LIBOR plus 2.50 to 3.50 percent.

Departures of Executive Officers
In March 2014, the Company entered into agreements with its Executive Vice President and Chief Financial Officer and Executive Vice President, General Counsel and Secretary pursuant to which these two executive officers left the Company.  In November 2014, the Company entered into an agreement with its President and Chief Executive Officer pursuant to which he will step down as an officer and director of the Company in May 2015.  For further information about these departures, see Item 7: Management’s Discussion and Analysis of Financial Condition and Results of Operations - Departure of Executive Officers.

Operations
The Company’s core office markets continue to be weak.  The percentage leased in the Company’s consolidated portfolio of stabilized operating commercial properties was 84.2 percent at December 31, 2014, as compared to 86.1 percent at December 31, 2013 and 87.2 percent at December 31, 2012.  Percentage leased includes all 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.  Leases that expired as of December 31, 2014, 2013 and 2012 aggregate 205,220, 690,895 and 378,901 square feet, respectively, or 0.8, 2.5 and 1.2 percentage of the net rentable square footage, respectively.  The Company believes that commercial vacancy rates may continue to increase in some of its markets through 2015 and possibly beyond.  As a result, the Company’s future earnings and cash flow may continue to be negatively impacted by current market conditions.

The Company expects that the continued impact of the current state of the economy, including historically weak employment in certain of its markets, will continue to have a negative effect on the fundamentals of its business, including in particular lower occupancy and reduced effective rents in respect of the Company’s commercial properties.  These conditions would negatively affect the Company’s future net income and cash flows and could have a material adverse effect on the Company’s financial condition.

FINANCING ACTIVITY

On February 17, 2014, the Company repaid its $200 million face amount of 5.125 percent senior unsecured notes at their maturity, using available cash and borrowing on the Company’s unsecured revolving credit facility.

On April 10, 2014, the Company obtained a $27.5 million mortgage loan, collateralized by its multi-family property located in Rahway, New Jersey.  The loan bears interest of LIBOR plus 1.75 percent and matures in April 2019 with two one-year extension options, subject to certain conditions, with a fee of 125 basis points.  The loan is interest-only during the initial three-year term.

On June 6, 2014, the Company and an affiliate of KPG acquired 50 percent tenants-in-common interests each for $62.5 million in the Curtis Center Property, which amounted to a total purchase of approximately $125.0 million for the property.  On October 1, 2014, the Company obtained $64.0 million in mortgage loan proceeds, representing its 50 percent interest in a $102 million senior loan with a current rate of 3.455 percent at December 31, 2014 and its 50 percent interest in a $26 million mezzanine loan (with a maximum borrowing capacity of $48 million) with a current rate of 9.661 percent at December 31, 2014.  These loans are scheduled to mature in October 2016 and are collateralized by the Curtis Center Property.  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.
 
 
 
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On December 17, 2014, the Company redeemed $150 million principal amount of its 5.125 percent Notes due January 15, 2015 (the “Notes”).  The redemption price, including a make-whole premium, was 100.380 percent of the principal amount of the Notes, plus all accrued and unpaid interest up to the Redemption Date. The Company funded the redemption price, including accrued and unpaid interest, of approximately $153.8 million using available cash and borrowings on the Company’s unsecured revolving credit facility.  In connection with the redemption, the Company recorded approximately $0.6 million as a loss from early extinguishment of debt (including the write-off of unamortized deferred financing costs).

AVAILABLE INFORMATION

The Company’s internet website is www.mack-cali.com.  The Company makes available free of charge on or through its website its annual reports on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K and amendments to those reports filed or furnished pursuant to Section 13(a) of the Securities Exchange Act of 1934, as amended, as soon as reasonably practicable after it electronically files or furnishes such materials to the Securities and Exchange Commission.  In addition, the Company’s internet website includes other items related to corporate governance matters, including, among other things, the Company’s corporate governance principles, charters of various committees of the Board of Directors, and the Company’s code of business conduct and ethics applicable to all employees, officers and directors.  The Company intends to disclose on its internet website any amendments to or waivers from its code of business conduct and ethics as well as any amendments to its corporate governance principles or the charters of various committees of the Board of Directors.  Copies of these documents may be obtained, free of charge, from our internet website.  Any shareholder also may obtain copies of these documents, free of charge, by sending a request in writing to: Mack-Cali Investor Relations Department, 343 Thornall Street, Edison, NJ  08837-2206.

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS

We consider portions of this report, including the documents incorporated by reference, to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended.  We intend 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 we cannot predict with accuracy and some of which we might not even anticipate.  Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, we 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 we have 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 our business and the financial condition of our tenants and residents;
·  
the value of our real estate assets, which may limit our ability to dispose of assets at attractive prices or obtain or maintain debt financing secured by our properties or on an unsecured basis;
·  
the extent of any tenant bankruptcies or of any early lease terminations;
·  
our 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;
·  
our ability to obtain adequate insurance, including coverage for terrorist acts;
·  
our credit worthiness and the availability of financing on attractive terms or at all, which may adversely impact our ability to pursue acquisition and development opportunities and refinance existing debt and our 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.
 
 
 
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For further information on factors which could impact us and the statements contained herein, see Item 1A: Risk Factors.  We assume no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.

ITEM 1A.        RISK FACTORS

Our results from operations and ability to make distributions on our equity and debt service on our indebtedness may be affected by the risk factors set forth below.  All investors should consider the following risk factors before deciding to purchase securities of the Company.  The Company refers to itself as “we” or “our” in the following risk factors.

Adverse economic and geopolitical conditions in general and the Northeastern suburban office markets in particular could have a material adverse effect on our results of operations, financial condition and our ability to pay distributions to you.

Our business may be affected by the continuing volatility in the financial and credit markets, the general global economic conditions, continuing high unemployment, and other market or economic challenges experienced by the U.S. economy or the real estate industry as a whole.  Our business also may be adversely affected by local economic conditions, as substantially all of our revenues are derived from our properties located in the Northeast, particularly in New Jersey and New York. Because our portfolio currently consists primarily of office and office/flex buildings (as compared to a more diversified real estate portfolio) located principally in the Northeast, if economic conditions persist or deteriorate, then our results of operations, financial condition and ability to service current debt and to pay distributions to our shareholders may be adversely affected by the following, among other potential conditions:

·  
significant job losses in the financial and professional services industries may occur, which may decrease demand for our office space, causing market rental rates and property values to be negatively impacted;
·  
our ability to borrow on terms and conditions that we find acceptable, or at all, may be limited, which could reduce our ability to pursue acquisition and development opportunities and refinance existing debt, reduce our returns from both our existing operations and our acquisition and development activities and increase our future interest expense;
·  
reduced values of our properties may limit our ability to dispose of assets at attractive prices or to obtain debt financing secured by our properties and may reduce the availability of unsecured loans;
·  
the value and liquidity of our short-term investments and cash deposits could be reduced as a result of a deterioration of the financial condition of the institutions that hold our cash deposits or the institutions or assets in which we have made short-term investments, the dislocation of the markets for our short-term investments, increased volatility in market rates for such investments or other factors;
·  
reduced liquidity in debt markets and increased credit risk premiums for certain market participants may impair our ability to access capital; and
·  
one or more lenders under our line of credit could refuse or be unable to fund their financing commitment to us and we may not be able to replace the financing commitment of any such lenders on favorable terms, or at all.

These conditions, which could have a material adverse effect on our results of operations, financial condition and ability to pay distributions, may continue or worsen in the future.

Our performance is subject to risks associated with the real estate industry.
General: Our business and our ability to make distributions or payments to our investors depend on the ability of our properties to generate funds in excess of operating expenses (including scheduled principal payments on debt and capital expenditures).  Events or conditions that are beyond our control may adversely affect our operations and the value of our Properties.  Such events or conditions could include:

·  
changes in the general economic climate and conditions;
·  
changes in local conditions, such as an oversupply of office space, a reduction in demand for office space, or reductions in office market rental rates;
·  
an oversupply or reduced demand for multi-family apartments caused by a decline in household formation, decline in employment or otherwise;
· decreased attractiveness of our properties to tenants and residents;
· competition from other office and office/flex and multi-family properties;
· development by competitors of competing multi-family communities;
· unwillingness of tenants to pay rent increases;
·  
rent control or rent stabilization laws, or other housing laws and regulations that could prevent us from raising multi-family rents to offset increases in operating costs;
· our inability to provide adequate maintenance;
·  
increased operating costs, including insurance premiums, utilities and real estate taxes, due to inflation and other factors which may not necessarily be offset by increased rents;
·  
changes in laws and regulations (including tax, environmental, zoning and building codes, landlord/tenant and other  housing laws and regulations) and agency or court interpretations of such laws and regulations and the related costs of compliance;
·  
changes in interest rate levels and the availability of financing;
·  
the inability of a significant number of tenants or residents to pay rent;
·  
our inability to rent office or multi-family rental space on favorable terms; and
·  
civil unrest, earthquakes, acts of terrorism and other natural disasters or acts of God that may result in uninsured losses.
 
 
 
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We may suffer adverse consequences if our revenues decline since our operating costs do not necessarily decline in proportion to our revenue: We earn a significant portion of our income from renting our properties.  Our operating costs, however, do not necessarily fluctuate in relation to changes in our rental revenue.  This means that our costs will not necessarily decline even if our revenues do.  Our operating costs could also increase while our revenues do not.  If our operating costs increase but our rental revenues do not, we may be forced to borrow to cover our costs and we may incur losses.  Such losses may adversely affect our ability to make distributions or payments to our investors.

Financially distressed tenants may be unable to pay rent: If a tenant defaults, we may experience delays and incur substantial costs in enforcing our rights as landlord and protecting our investments.  If a tenant files for bankruptcy, we cannot evict the tenant solely because of the bankruptcy and a potential court judgment rejecting and terminating such tenant’s lease (which would subject all future unpaid rent to a statutory cap) could adversely affect our ability to make distributions or payments to our investors as we may be unable to replace the defaulting tenant with a new tenant at a comparable rental rate without incurring significant expenses or a reduction in rental income.

Renewing leases or re-letting space could be costly: If a tenant does not renew its lease upon expiration or terminates its lease early, we may not be able to re-lease the space on favorable terms or at all.  If a tenant does renew its lease or we re-lease the space, the terms of the renewal or new lease, including the cost of required renovations or concessions to the tenant, may be less favorable than the current lease terms, which could adversely affect our ability to make distributions or payments to our investors.

Adverse developments concerning some of our major tenants and industry concentrations could have a negative impact on our revenue: Recent developments in the general economy and the global credit markets have had a significant adverse effect on many companies in numerous industries.  We have tenants concentrated in various industries that may be experiencing adverse effects of current economic conditions.  For instance, 13.6 percent of our revenue is derived from tenants in the Securities, Commodity Contracts and Other Financial industry, 10.1 percent from tenants in the Insurance Carriers and Related Activities industry and 7.5 percent from tenants in the Manufacturing industry.  Our business could be adversely affected if any of these industries suffered a downturn and/or these tenants or any other tenants became insolvent, declared bankruptcy or otherwise refused to pay rent in a timely manner or at all.

Our insurance coverage on our properties may be inadequate or our insurance providers may default on their obligations to pay claims: We currently carry comprehensive insurance on all of our properties, including insurance for liability, fire and flood.  We cannot guarantee that the limits of our current policies will be sufficient in the event of a catastrophe to our properties.  We cannot guarantee that we will be able to renew or duplicate our current insurance coverage in adequate amounts or at reasonable prices.  In addition, while our current insurance policies insure us against loss from terrorist acts and toxic mold, in the future, insurance companies may no longer offer coverage against these types of losses, or, if offered, these types of insurance may be prohibitively expensive.  If any or all of the foregoing should occur, we may not have insurance coverage against certain types of losses and/or there may be decreases in the limits of insurance available.  Should an uninsured loss or a loss in excess of our insured limits occur, we could lose all or a portion of the capital we have invested in a property or properties, as well as the anticipated future revenue from the property or properties.  Nevertheless, we might remain obligated for any mortgage debt or other financial obligations related to the property or properties.  We cannot guarantee that material losses in excess of insurance proceeds will not occur in the future.  If any of our properties were to experience a catastrophic loss, it could seriously disrupt our operations, delay revenue and result in large expenses to repair or rebuild the property.  Such events could adversely affect our ability to make distributions or payments to our investors.  If one or more of our insurance providers were to fail to pay a claim as a result of insolvency, bankruptcy or otherwise, the nonpayment of such claims could have an adverse effect on our financial condition and results of operations.  In addition, if one or more of our insurance providers were to become subject to insolvency, bankruptcy or other proceedings and our insurance policies with the provider were terminated or canceled as a result of those proceedings, we cannot guarantee that we would be able to find alternative coverage in adequate amounts or at reasonable prices.  In such case, we could experience a lapse in any or adequate insurance coverage with respect to one or more properties and be exposed to potential losses relating to any claims that may arise during such period of lapsed or inadequate coverage.
 
 
 
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Illiquidity of real estate limits our ability to act quickly: Real estate investments are relatively illiquid.  Such illiquidity may limit our ability to react quickly in response to changes in economic and other conditions.  If we want to sell an investment, we might not be able to dispose of that investment in the time period we desire, and the sales price of that investment might not recoup or exceed the amount of our investment.  The prohibition in the Internal Revenue Code of 1986, as amended (the “Code”), and related regulations on a real estate investment trust holding property for sale also may restrict our ability to sell property.  In addition, we acquired a significant number of our properties from individuals to whom the Operating Partnership issued Units as part of the purchase price.  In connection with the acquisition of these properties, in order to preserve such individual’s income tax deferral, we contractually agreed not to sell or otherwise transfer the properties for a specified period of time, except in a manner which does not result in recognition of any built-in-gain (which may result in an income tax liability) or which reimburses the appropriate individuals for the income tax consequences of the recognition of such built-in-gains.  As of December 31, 2014, seven of our properties, with an aggregate net book value of approximately $125.3 million, were subject to these restrictions which expire periodically through 2016.  For those properties where such restrictions have lapsed, we are generally required to use commercially reasonable efforts to prevent any sale, transfer or other disposition of the subject properties from resulting in the recognition of built-in gain to the appropriate individuals.  110 of our properties, with an aggregate net book value of approximately $1.3 billion, have lapsed restrictions and are subject to these conditions.  The above limitations on our ability to sell our investments could adversely affect our ability to make distributions or payments to our investors.

New acquisitions, including acquisitions of multi-family rental real estate, may fail to perform as expected and will subject us to additional new risks: We intend to and may acquire new properties, primarily in the multi-family rental sector, assuming that we are able to obtain capital on favorable terms.  Such newly acquired properties may not perform as expected and may subject us to unknown liability with respect to liabilities relating to such properties for clean-up of undisclosed environmental contamination or claims by tenants, residents, vendors or other persons against the former owners of the properties.  Inaccurate assumptions regarding future rental or occupancy rates could result in overly optimistic estimates of future revenues.  In addition, future operating expenses or the costs necessary to bring an acquired property up to standards established for its intended market position may be underestimated. The search for and process of acquiring such properties will also require a substantial amount of management’s time and attention.  As our portfolio shifts from primarily commercial office properties to increasingly more multi-family rental properties we will face additional and new risks such as:

·  
shorter-term leases of one-year on average for multi-family rental communities, which allow residents to leave after the term of the lease without penalty;
·  
increased competition from other housing sources such as other multi-family rental communities, condominiums and single-family houses that are available for rent as well as for sale;
·  
dependency on the convenience and attractiveness of the communities or neighborhoods in which our multi-family rental properties are located and the quality of local schools and other amenities;
·  
dependency on the financial condition of Fannie Mae or Freddie Mac which provide a major source of financing to the multi-family rental sector; and
·  
compliance with housing and other new regulations.

Americans with Disabilities Act compliance could be costly: Under the Americans with Disabilities Act of 1990 (“ADA”), all public accommodations and commercial facilities must meet certain federal requirements related to access and use by disabled persons.  Compliance with the ADA requirements could involve removal of structural barriers from certain disabled persons’ entrances.  Other federal, state and local laws may require modifications to or restrict further renovations of our properties with respect to such accesses.  Although we believe that our properties are substantially in compliance with present requirements, noncompliance with the ADA or related laws or regulations could result in the United States government imposing fines or private litigants being awarded damages against us.  Such costs may adversely affect our ability to make distributions or payments to our investors.

Environmental problems are possible and may be costly: Various federal, state and local laws and regulations subject property owners or operators to liability for the costs of removal or remediation of certain hazardous or toxic substances located on or in the property.  These laws often impose liability without regard to whether the owner or operator was responsible for or even knew of the presence of such substances.  The presence of or failure to properly remediate hazardous or toxic substances (such as toxic mold, lead paint and asbestos) may adversely affect our ability to rent, sell or borrow against contaminated property and may impose liability upon us for personal injury to persons exposed to such substances.  Various laws and regulations also impose liability on persons who arrange for the disposal or treatment of hazardous or toxic substances at another location for the costs of removal or remediation of such substances at the disposal or treatment facility.  These laws often impose liability whether or not the person arranging for such disposal ever owned or operated the disposal facility.  Certain other environmental laws and regulations impose liability on owners or operators of property for injuries relating to the release of asbestos-containing or other materials into the air, water or otherwise into the environment.  As owners and operators of property and as potential arrangers for hazardous substance disposal, we may be liable under such laws and regulations for removal or remediation costs, governmental penalties, property damage, personal injuries and related expenses.  Payment of such costs and expenses could adversely affect our ability to make distributions or payments to our investors.
 
 
 
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We face risks associated with property acquisitions: We have acquired in the past, and our long-term strategy is to continue to pursue the acquisition of properties and portfolios of properties in New Jersey, New York and Pennsylvania and in the Northeast generally, and particularly residential properties, including large real estate portfolios that could increase our size and result in alterations to our capital structure.  We may be competing for investment opportunities with entities that have greater financial resources.  Several office building developers and real estate companies may compete with us in seeking properties for acquisition, land for development and prospective tenants. Such competition may adversely affect our ability to make distributions or payments to our investors by:

·  
reducing the number of suitable investment opportunities offered to us;
·  
increasing the bargaining power of property owners;
·  
interfering with our ability to attract and retain tenants;
·  
increasing vacancies which lowers market rental rates and limits our ability to negotiate rental rates; and/or
·  
adversely affecting our ability to minimize expenses of operation.

Our acquisition activities and their success are subject to the following risks:

·  
adequate financing to complete acquisitions may not be available on favorable terms or at all as a result of the continuing volatility in the financial and credit markets;
·  
even if we enter into an acquisition agreement for a property, we may be unable to complete that acquisition and risk the loss of certain non-refundable deposits and incurring certain other acquisition-related costs;
·  
the actual costs of repositioning or redeveloping acquired properties may be greater than our estimates;
·  
any acquisition agreement will likely contain conditions to closing, including completion of due diligence investigations to our satisfaction or other conditions that are not within our control, which may not be satisfied; and
·  
we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios of properties, into our existing operations, and acquired properties may fail to perform as expected; which may adversely affect our results of operations and financial condition.

Development of real estate, including the development of multi-family rental real estate could be costly: As part of our operating strategy, we may acquire land for development or construct on owned land, under certain conditions.  Included among the risks of the real estate development business are the following, which may adversely affect our ability to make distributions or payments to our investors:

·  
financing for development projects may not be available on favorable terms;
·  
long-term financing may not be available upon completion of construction;
·  
failure to complete construction and lease-up on schedule or within budget may increase debt service expense and construction and other costs; and
·  
failure to rent the development at all or at rent levels originally contemplated.

Property ownership through joint ventures could subject us to the contrary business objectives of our co-venturers: We, from time to time, invest in joint ventures or partnerships in which we do not hold a controlling interest in the assets underlying the entities in which we invest, including joint ventures in which (i) we own a direct interest in an entity which controls such assets, or (ii) we own a direct interest in an entity which owns indirect interests, through one or more intermediaries, of such assets.  These investments involve risks that do not exist with properties in which we own a controlling interest with respect to the underlying assets, including the possibility that (i) our co-venturers or partners may, at any time, become insolvent or otherwise refuse to make capital contributions when due, (ii) we may be responsible to our co-venturers or partners for indemnifiable losses, (iii) we may become liable with respect to guarantees of payment or performance by the joint ventures, (iv) we may become subject to buy-sell arrangements which could cause us to sell our interests or acquire our co-venturer’s or partner’s interests in a joint venture, or (v) our co-venturers or partners may, at any time, have business, economic or other objectives that are inconsistent with our objectives.  Because we lack a controlling interest, our co-venturers or partners may be in a position to take action contrary to our instructions or requests or contrary to our policies or objectives.  While we seek protective rights against such contrary actions, there can be no assurance that we will be successful in procuring any such protective rights, or if procured, that the rights will be sufficient to fully protect us against contrary actions.  Our organizational documents do not limit the amount of available funds that we may invest in joint ventures or partnerships.  If the objectives of our co-venturers or partners are inconsistent with ours, it may adversely affect our ability to make distributions or payments to our investors.
 
 
 
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Our performance is subject to risks associated with repositioning a significant portion of the Company’s portfolio from office to multi-family rental properties.
Repositioning the Company’s office portfolio may result in impairment charges or less than expected returns on office properties: There can be no assurance that the Company, as it seeks to reposition a portion of its portfolio from office to the multi-family rental sector will be able to sell office properties and purchase multi-family rental properties at prices that in the aggregate are profitable for the Company or are efficient use of its capital or that would not result in a reduction of the Company’s cash flow. Because real estate investments are relatively illiquid, it also may be difficult for the Company to promptly sell its office properties that are held or may be designated for sale promptly or on favorable terms, which could have a material adverse effect on the Company’s financial condition.  In addition, as the Company identifies non-core office properties that may be held for sale or that it intends to hold for a shorter period of time than previously, it may determine that the carrying value of a property is not recoverable over the anticipated holding period of the property.  As a result, the Company may incur impairment charges for certain of these properties to reduce their carrying values to the estimated fair market values.  See Note 3: Real Estate Transactions – Impairments on Properties Held and Used.  Moreover, as the Company seeks to reposition a portion of its portfolio from office to the multi-family rental sector, the Company may be subject to a Federal income tax on gain from sales of properties due to limitations in the Code and related regulations on a real estate investment trust’s ability to sell properties.  The Company intends to structure its property dispositions in a tax-efficient manner and avoid the prohibition in the Code against a real estate investment trust holding properties for sale.  There is no guaranty, however, that such dispositions can be achieved without the imposition of federal income tax on any gain recognized.

If costs of developing multi-family rental properties increase, we do not expect to achieve as high a return on our multi-family development properties as compared with our historical or current returns in the commercial sector: Our current strategy involves disposing of non-core office and office/flex properties and redeploying the proceeds from those dispositions to acquire multi-family rental properties, including development projects. Although there has been widespread instability in capitalization rates in all real estate sectors since the credit market disruptions and economic slowdown in 2008, generally capitalization rates are higher in the office sector but more stable (and lower) in the multi-family residential sector.  The Company believes that the opportunity to invest in multi-family development properties at higher returns on cost will position the Company to potentially produce higher levels of net operating income than if the Company purchased a stabilized multi-family property at a lower anticipated return. However, if costs of developing a multi-family residential property increase, there could be less arbitrage between the costs to develop versus the price to purchase stabilized multi-family residential properties.  Consequently, the Company does not expect as high a return on its multi-family residential development properties as with our historical or current returns in the commercial sector.

Unfavorable changes in market and economic conditions could adversely affect multi-family rental occupancy, rental rates, operating expenses, and the overall market value of our assets, including joint ventures. Local conditions that may adversely affect conditions in multi-family residential markets include the following:

·  
plant closings, industry slowdowns and other factors that adversely affect the local economy;
·  
an oversupply of, or a reduced demand for, apartment units;
·  
a decline in household formation or employment or lack of employment growth;
·  
the inability or unwillingness of residents to pay rent increases;
·  
rent control or rent stabilization laws, or other laws regulating housing, that could prevent us from raising rents to offset increases in operating costs; and
·  
economic conditions that could cause an increase in our operating expenses, such as increases in property taxes, utilities, compensation of on-site associates and routine maintenance.

Changes in applicable laws, or noncompliance with applicable laws, could adversely affect our operations or expose us to liability: We must develop, construct and operate our communities in compliance with numerous federal, state and local laws and regulations, some of which may conflict with one another or be subject to limited judicial or regulatory interpretations.  These laws and regulations may include zoning laws, building codes, landlord tenant laws and other laws generally applicable to business operations.  Noncompliance with applicable laws could expose us to liability.  Lower revenue growth or significant unanticipated expenditures may result from our need to comply with changes in (i) laws imposing remediation requirements and the potential liability for environmental conditions existing on properties or the restrictions on discharges or other conditions, (ii) rent control or rent stabilization laws or other residential landlord/tenant laws, or (iii) other governmental rules and regulations or enforcement policies affecting the development, use and operation of our communities, including changes to building codes and fire and life-safety codes.
 
 
 
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Failure to succeed in new markets, or with new brands and community formats, or in activities other than the development, ownership and operation of residential rental communities may have adverse consequences: We are actively engaged in development and acquisition activity in new submarkets within our core, Northeast markets where we have owned and operated our historical portfolio of office properties.  Our historical experience with properties in our core, Northeast markets in developing, owning and operating properties does not ensure that we will be able to operate successfully in the new multi-family submarkets.  We will be exposed to a variety of risks in the multi-family submarkets, including:

·  
an inability to accurately evaluate local apartment market conditions;
·  
an inability to obtain land for development or to identify appropriate acquisition opportunities;
·  
an acquired property may fail to perform as we expected in analyzing our investment;
·  
our estimate of the costs of repositioning or developing an acquired property may prove inaccurate; and
·  
lack of familiarity with local governmental and permitting procedures.

Our real estate construction management activities are subject to risks particular to third-party construction projects.
As we may perform fixed price construction services for third parties, we are subject to a variety of risks unique to these activities.  If construction costs of a project exceed original estimates, such costs may have to be absorbed by us, thereby making the project less profitable than originally estimated, or possibly not profitable at all.  In addition, a construction project may be delayed due to government or regulatory approvals, supply shortages, or other events and circumstances beyond our control, or the time required to complete a construction project may be greater than originally anticipated.  If any such excess costs or project delays were to be material, such events may adversely effect our cash flow and liquidity and thereby impact our ability to make distributions or payments to our investors.

Debt financing could adversely affect our economic performance.
Scheduled debt payments and refinancing could adversely affect our financial condition: We are subject to the risks normally associated with debt financing.  These risks, including the following, may adversely affect our ability to make distributions or payments to our investors:

·  
our cash flow may be insufficient to meet required payments of principal and interest;
·  
payments of principal and interest on borrowings may leave us with insufficient cash resources to pay operating expenses;
·  
we may not be able to refinance indebtedness on our properties at maturity; and
·  
if refinanced, the terms of refinancing may not be as favorable as the original terms of the related indebtedness.

As of December 31, 2014, we had total outstanding indebtedness of $2.1 billion comprised of $1.3 billion of senior unsecured notes and approximately $821 million of mortgages, loans payable and other obligations.  We may have to refinance the principal due on our current or future indebtedness at maturity, and we may not be able to do so.

If we are unable to refinance our indebtedness on acceptable terms, or at all, events or conditions that may adversely affect our ability to make distributions or payments to our investors include the following:

·  
we may need to dispose of one or more of our properties upon disadvantageous terms or adjust our capital expenditures in general or with respect to our strategy of acquiring multi-family residential properties and development opportunities in particular;
·  
prevailing interest rates or other factors at the time of refinancing could increase interest rates and, therefore, our interest expense;
·  
we may be subject to an event of default pursuant to covenants for our indebtedness;
·  
if we mortgage property to secure payment of indebtedness and are unable to meet mortgage payments, the mortgagee could foreclose upon such property or appoint a receiver to receive an assignment of our rents and leases; and
·  
foreclosures upon mortgaged property could create taxable income without accompanying cash proceeds and, therefore, hinder our ability to meet the real estate investment trust distribution requirements of the Code.
 
 
 
15

 
 

 
We are obligated to comply with financial covenants in our indebtedness that could restrict our range of operating activities: The mortgages on our properties contain customary negative covenants, including limitations on our ability, without the prior consent of the lender, to further mortgage the property, to enter into new leases outside of stipulated guidelines or to materially modify existing leases.  In addition, our revolving credit facility contains customary requirements, including restrictions and other limitations on our ability to incur debt, debt to assets ratios, secured debt to total assets ratios, interest coverage ratios and minimum ratios of unencumbered assets to unsecured debt.  The indentures under which our senior unsecured debt have been issued contain financial and operating covenants including coverage ratios and limitations on our ability to incur secured and unsecured debt.  These covenants limit our flexibility in conducting our operations and create a risk of default on our indebtedness if we cannot continue to satisfy them.  Some of our debt instruments are cross-collateralized and contain cross default provisions with other debt instruments.  Due to this cross-collateralization, a failure or default with respect to certain debt instruments or properties could have an adverse impact on us or our properties that are subject to the cross-collateralization under the applicable debt instrument.  Failure to comply with these covenants could cause a default under the agreements and, in certain circumstances, our lenders may be entitled to accelerate our debt obligations.  Defaults under our debt agreements could materially and adversely affect our financial condition and results of operations.

Rising interest rates may adversely affect our cash flow: As of December 31, 2014, outstanding borrowings of approximately $160 million of our mortgage indebtedness bear interest at variable rates.  We may incur additional indebtedness in the future that bears interest at variable rates.  Variable rate debt creates higher debt service requirements if market interest rates increase.  Higher debt service requirements could adversely affect our ability to make distributions or payments to our investors and/or cause us to default under certain debt covenants.

Our degree of leverage could adversely affect our cash flow: We fund acquisition opportunities and development partially through short-term borrowings (including our revolving credit facility), as well as from proceeds from property sales and undistributed cash.  We expect to refinance projects purchased with short-term debt either with long-term indebtedness or equity financing depending upon the economic conditions at the time of refinancing.  Our Board of Directors has a general policy of limiting the ratio of our indebtedness to total undepreciated assets (total debt as a percentage of total undepreciated assets) to 50 percent or less, although there is no limit in the Operating Partnership’s or our organizational documents on the amount of indebtedness that we may incur.  However, we have entered into certain financial agreements which contain financial and operating covenants that limit our ability under certain circumstances to incur additional secured and unsecured indebtedness.  The Board of Directors could alter or eliminate its current policy on borrowing at any time at its discretion.  If this policy were changed, we could become more highly leveraged, resulting in an increase in debt service that could adversely affect our cash flow and our ability to make distributions or payments to our investors and/or could cause an increased risk of default on our obligations.

We are dependent on external sources of capital for future growth: To qualify as a real estate investment trust under the Code, we must distribute to our shareholders each year at least 90 percent of our net taxable income, excluding any net capital gain. Because of this distribution requirement, it is not likely that we will be able to fund all future capital needs, including for acquisitions and developments, from income from operations.  Therefore, we will have to rely on third-party sources of capital, which may or may not be available on favorable terms or at all.  Our access to third-party sources of capital depends on a number of things, including the market’s perception of our growth potential and our current and potential future earnings.  Moreover, additional equity offerings may result in substantial dilution of our shareholders’ interests, and additional debt financing may substantially increase our leverage.

Adverse changes in our credit ratings could adversely affect our business and financial condition: The credit ratings assigned to our senior unsecured notes by nationally recognized statistical rating organizations (the “NRSROs”) are based on our operating performance, liquidity and leverage ratios, overall financial position and other factors employed by the NRSROs in their rating analyses of us.  These ratings and similar ratings of us and any debt or preferred securities we may issue are subject to ongoing evaluation by the NRSROs, and we cannot assure you that any such ratings will not be changed by the NRSROs if, in their judgment, circumstances warrant.  Our credit ratings can affect the amount of capital we can access, as well as the terms of any financings we may obtain. There can be no assurance that we will be able to maintain our current credit ratings, and in the event our current credit ratings are downgraded, we would likely incur higher borrowing costs and may encounter difficulty in obtaining additional financing. 

Competition for skilled personnel could increase our labor costs.
We compete with various other companies in attracting and retaining qualified and skilled personnel and are currently conducting a search for a new chief executive officer to succeed our current chief executive officer who will step down in May 2015.  We depend on our ability to attract and retain skilled management personnel who are responsible for the day-to-day operations of our company.  Competitive pressures may require that we enhance our pay and benefits package to compete effectively for such personnel.  We may not be able to offset such added costs by increasing the rates we charge our tenants.  If there is an increase in these costs or if we fail to attract and retain qualified and skilled personnel, our business and operating results could be harmed. 
 
 
 
16

 

 
We are dependent on our key personnel whose continued service is not guaranteed.
We are dependent upon key personnel for strategic business direction and real estate experience, including our chief executive officer, a successor chief executive officer expected to be selected in 2015, and our chief financial officer and our chief legal officer.  While we believe that we could find replacements for these key personnel, loss of their services could adversely affect our operations.  We do not have key man life insurance for our key personnel.  In addition, as the Company seeks to reposition a portion of its portfolio from office to the multi-family rental sector, the Company may become increasingly dependent on non-executive personnel with residential development and leasing expertise to effectively execute the Company’s long-term strategy.

Certain provisions of Maryland law and our charter and bylaws could hinder, delay or prevent changes in control.
Certain provisions of Maryland law, our charter and our bylaws have the effect of discouraging, delaying or preventing transactions that involve an actual or threatened change in control.  These provisions include the following:

Classified Board of Directors: Our Board of Directors is divided into three classes with staggered terms of office of three years each.
At our 2014 annual meeting of stockholders, stockholders approved amendments to our charter and bylaws to declassify our Board of Directors over a three year period from 2015 through 2017 such that each director whose term expires at the annual meeting of stockholders in 2015 through 2017 will be elected to hold office until the next annual meeting of stockholders following their election, instead of the third-succeeding annual meeting, and until their successors are elected and qualify.  During this transition period, our Board of Directors will remain classified with respect to the directors whose three year terms have not yet expired during such period, and Maryland law permits the Board of Directors to re-classify the Board of Directors at any time.  The classification and staggered terms of office of our directors make it more difficult for a third party to gain control of our board of directors.  At least two annual meetings of stockholders, instead of one, generally would be required to affect a change in a majority of the board of directors.

Removal of Directors: Under our charter, subject to the rights of one or more classes or series of preferred stock to elect one or more directors, a director may be removed only for cause and only by the affirmative vote of at least two-thirds of all votes entitled to be cast by our stockholders generally in the election of directors.  Neither the Maryland General Corporation Law nor our charter define the term “cause.”  As a result, removal for “cause” is subject to Maryland common law and to judicial interpretation and review in the context of the facts and circumstances of any particular situation.

Number of Directors, Board Vacancies, Terms of Office: We have, in our bylaws, elected to be subject to certain provisions of Maryland law which vest in the Board of Directors the exclusive right to determine the number of directors and the exclusive right, by the affirmative vote of a majority of the remaining directors, even if the remaining directors do not constitute a quorum, to fill vacancies on the board.  These provisions of Maryland law, which are applicable even if other provisions of Maryland law or the charter or bylaws provide to the contrary, also provide that any director elected to fill a vacancy shall hold office for the remainder of the full term of the class of directors in which the vacancy occurred, rather than the next annual meeting of stockholders as would otherwise be the case, and until his or her successor is elected and qualifies.  We have, in our corporate governance principles, adopted a mandatory retirement age of 80 years old for directors.

Stockholder Requested Special Meetings: Our bylaws provide that our stockholders have the right to call a special meeting only upon the written request of the stockholders entitled to cast not less than a majority of all the votes entitled to be cast by the stockholders at such meeting.

Advance Notice Provisions for Stockholder Nominations and Proposals: Our bylaws require advance written notice for stockholders to nominate persons for election as directors at, or to bring other business before, any meeting of stockholders.  This bylaw provision limits the ability of stockholders to make nominations of persons for election as directors or to introduce other proposals unless we are notified in a timely manner prior to the meeting.

Exclusive Authority of the Board to Amend the Bylaws: Our bylaws provide that our board of directors has the exclusive power to adopt, alter or repeal any provision of the bylaws or to make new bylaws.  Thus, our stockholders may not effect any changes to our bylaws.

Preferred Stock: Under our charter, our Board of Directors has authority to issue preferred stock from time to time in one or more series and to establish the terms, preferences and rights of any such series of preferred stock, all without approval of our stockholders.  As a result, our Board of Directors may establish a series of preferred stock that could delay or prevent a transaction or a change in control.

Duties of Directors with Respect to Unsolicited Takeovers: Maryland law provides protection for Maryland corporations against unsolicited takeovers by limiting, among other things, the duties of the directors in unsolicited takeover situations. The duties of directors of Maryland corporations do not require them to (a) accept, recommend or respond to any proposal by a person seeking to acquire control of the corporation, (b) authorize the corporation to redeem any rights under, or modify or render inapplicable, any stockholders rights plan, (c) make a determination under the Maryland Business Combination Act or the Maryland Control Share Acquisition Act, or (d) act or fail to act solely because of the effect the act or failure to act may have on an acquisition or potential acquisition of control of the corporation or the amount or type of consideration that may be offered or paid to the stockholders in an acquisition.  Maryland law also contains a statutory presumption that an act of a director of a Maryland corporation satisfies the applicable standards of conduct for directors under Maryland law.
 
 
 
17

 
 

 
Ownership Limit: In order to preserve our status as a real estate investment trust under the Code, our charter generally prohibits any single stockholder, or any group of affiliated stockholders, from beneficially owning more than 9.8 percent of our outstanding capital stock unless our Board of Directors waives or modifies this ownership limit.

Maryland Business Combination Act: The Maryland Business Combination Act provides that unless exempted, a Maryland corporation may not engage in certain business combinations, including mergers, consolidations, share exchanges or, in circumstances specified in the statute, asset transfers, issuances or reclassifications of shares of stock and other specified transactions, with an “interested stockholder” or an affiliate of an interested stockholder, for five years after the most recent date on which the interested stockholder became an interested stockholder, and thereafter unless specified criteria are met.  An interested stockholder is generally a person owning or controlling, directly or indirectly, 10 percent or more of the voting power of the outstanding stock of the Maryland corporation.  Our board of directors has exempted from this statute business combinations between the Company and certain affiliated individuals and entities.  However, unless our board adopts other exemptions, the provisions of the Maryland Business Combination Act will be applicable to business combinations with other persons.

Maryland Control Share Acquisition Act: Maryland law provides that holders of “control shares” of a corporation acquired in a “control share acquisition” shall have no voting rights with respect to the control shares except to the extent approved by a vote of two-thirds of the votes eligible to cast on the matter under the Maryland Control Share Acquisition Act.  “Control shares” means shares of stock that, if aggregated with all other shares of stock previously acquired by the acquirer, would entitle the acquirer to exercise voting power in electing directors within one of the following ranges of the voting power:  one-tenth or more but less than one-third, one-third or more but less than a majority or a majority or more of all voting power.  A “control share acquisition” means the acquisition of control shares, subject to certain exceptions.

If voting rights of control shares acquired in a control share acquisition are not approved at a stockholder’s meeting, then subject to certain conditions and limitations, the issuer may redeem any or all of the control shares for fair value.  If voting rights of such control shares are approved at a stockholder’s meeting and the acquirer becomes entitled to vote a majority of the shares of stock entitled to vote, all other stockholders may exercise appraisal rights.  Our bylaws contain a provision exempting from the Maryland Control Share Acquisition Act any acquisitions of shares by certain affiliated individuals and entities, any directors, officers or employees of the Company and any person approved by the board of directors prior to the acquisition by such person of control shares.  Any control shares acquired in a control share acquisition which are not exempt under the foregoing provisions of our bylaws will be subject to the Maryland Control Share Acquisition Act.

Consequences of failure to qualify as a real estate investment trust could adversely affect our financial condition.
Failure to maintain ownership limits could cause us to lose our qualification as a real estate investment trust: In order for us to maintain our qualification as a real estate investment trust under the Code, not more than 50 percent in value of our outstanding stock may be actually and/or constructively owned by five or fewer individuals (as defined in the Code to include certain entities).  We have limited the ownership of our outstanding shares of our common stock by any single stockholder to 9.8 percent of the outstanding shares of our common stock.  Our Board of Directors could waive this restriction if they were satisfied, based upon the advice of tax counsel or otherwise, that such action would be in our best interests and would not affect our qualification as a real estate investment trust under the Code.  Common stock acquired or transferred in breach of the limitation may be redeemed by us for the lesser of the price paid and the average closing price for the 10 trading days immediately preceding redemption or sold at the direction of us.  We may elect to redeem such shares of common stock for Units, which are nontransferable except in very limited circumstances.  Any transfer of shares of common stock which, as a result of such transfer, causes us to be in violation of any ownership limit, will be deemed void.  Although we currently intend to continue to operate in a manner which will enable us to continue to qualify as a real estate investment trust under the Code, it is possible that future economic, market, legal, tax or other considerations may cause our Board of Directors to revoke the election for us to qualify as a real estate investment trust.  Under our organizational documents, our Board of Directors can make such revocation without the consent of our stockholders.

In addition, the consent of the holders of at least 85 percent of the Operating Partnership’s partnership units is required: (i) to merge (or permit the merger of) us with another unrelated person, pursuant to a transaction in which the Operating Partnership is not the surviving entity; (ii) to dissolve, liquidate or wind up the Operating Partnership; or (iii) to convey or otherwise transfer all or substantially all of the Operating Partnership’s assets.  As of February 13, 2015, as general partner, we own approximately 88.9 percent of the Operating Partnership’s outstanding common partnership units.
 
 
 
18

 
 

 
Tax liabilities as a consequence of failure to qualify as a real estate investment trust: We have elected to be treated and have operated so as to qualify as a real estate investment trust for federal income tax purposes since our taxable year ended December 31, 1994.  Although we believe we will continue to operate in such manner, we cannot guarantee that we will do so.  Qualification as a real estate investment trust involves the satisfaction of various requirements (some on an annual and some on a quarterly basis) established under highly technical and complex tax provisions of the Code.  Because few judicial or administrative interpretations of such provisions exist and qualification determinations are fact sensitive, we cannot assure you that we will qualify as a real estate investment trust for any taxable year.

If we fail to qualify as a real estate investment trust in any taxable year, we will be subject to the following:

·  
we will not be allowed a deduction for dividends paid to shareholders;
·  
we will be subject to federal income tax at regular corporate rates, including any alternative minimum tax, if applicable; and
·  
unless we are entitled to relief under certain statutory provisions, we will not be permitted to qualify as a real estate investment trust for the four taxable years following the year during which we were disqualified.

A loss of our status as a real estate investment trust could have an adverse effect on us.  Failure to qualify as a real estate investment trust also would eliminate the requirement that we pay dividends to our stockholders.

Other tax liabilities: Even if we qualify as a real estate investment trust under the Code, we are subject to certain federal, state and local taxes on our income and property and, in some circumstances, certain other state and local taxes.  From time to time changes in state and local tax laws or regulations are enacted, which may result in an increase in our tax liability. A shortfall in tax revenues for states and municipalities in which we operate may lead to an increase in the frequency and amount of such increase.  These actions could adversely affect our financial condition and results of operations. In addition, our taxable REIT subsidiaries will be subject to federal, state and local income tax for income received in connection with certain non-customary services performed for tenants and/or third parties.

Risk of changes in the tax law applicable to real estate investment trusts: Since the Internal Revenue Service, the United States Treasury Department and Congress frequently review federal income tax legislation, we cannot predict whether, when or to what extent new federal tax laws, regulations, interpretations or rulings will be adopted.  Any such legislative action may prospectively or retroactively modify our and the Operating Partnership’s tax treatment and, therefore, may adversely affect taxation of us, the Operating Partnership, and/or our investors.

Security breaches and other disruptions could compromise our information and expose us to liability, which would cause our business and reputation to suffer.
In the ordinary course of our business, we collect and store sensitive data, including intellectual property, our proprietary business information and that of our tenants and business partners, including personally identifiable information of our tenants and employees, in our data centers and on our networks.  Despite our security measures, our information technology and infrastructure may be vulnerable to attacks by hackers or breached due to employee error, malfeasance or other disruptions.  Any such breach could compromise our networks and the information stored there could be accessed, publicly disclosed, lost or stolen. Any such access, disclosure or other loss of information could result in legal claims or proceedings, liability under laws that protect the privacy of personal information, disrupt our operations, and damage our reputation, which could adversely affect our business.

We face possible risks associated with the physical effects of climate change.
We cannot predict with certainty whether climate change is occurring and, if so, at what rate.  However, the physical effects of climate change could have a material adverse effect on our properties, operations and business.  For example, many of our properties are located along the East coast, particularly those in New Jersey, New York and Connecticut.  To the extent climate change causes changes in weather patterns, our markets could experience increases in storm intensity and rising sea-levels.  Over time, these conditions could result in declining demand for office space in our buildings or the inability of us to operate the buildings at all.  Climate change may also have indirect effects on our business by increasing the cost of (or making unavailable) property insurance on terms we find acceptable, increasing the cost of energy and increasing the cost of snow removal or related costs at our properties.  Proposed legislation to address climate change could increase utility and other costs of operating our properties which, if not offset by rising rental income, would reduce our net income.  There can be no assurance that climate change will not have a material adverse effect on our properties, operations or business.
 
 
 
19

 
 

 
Changes in market conditions could adversely affect the market price of our common stock.
As with other publicly traded equity securities, the value of our common stock depends on various market conditions, which may change from time to time.  The market price of our common stock could change in ways that may or may not be related to our business, our industry or our operating performance and financial condition.  Among the market conditions that may affect the value of our common stock are the following:

·  
the extent of your interest in us;
·  
the general reputation of REITs and the attractiveness of our equity securities in comparison to other equity securities, including securities issued by other real estate-based companies;
·  
our financial performance; and
·  
general stock and bond market conditions.

The market value of our common stock is based primarily upon the market’s perception of our growth potential and our current and potential future earnings and cash dividends. Consequently, our common stock may trade at prices that are higher or lower than our net asset value per share of common stock.


ITEM 1B.        UNRESOLVED STAFF COMMENTS

None.

 
20

 


ITEM 2.             PROPERTIES

PROPERTY LIST

As of December 31, 2014, the Company’s Consolidated Properties consisted of 219 in-service office, office/flex and industrial/warehouse properties, as well as six multi-family properties, three stand-alone retail properties and three land leases.  The Consolidated Properties are located primarily in the Northeast.  The Consolidated Properties are easily accessible from major thoroughfares and are in close proximity to numerous amenities.  The Consolidated Properties contain a total of approximately 25.3 million square feet of commercial space and 1,301 apartments with the individual commercial properties ranging from 6,216 to 1,246,283 square feet.  The Consolidated Properties, managed by on-site employees, generally have attractively landscaped sites and atriums in addition to quality design and construction.  The Company’s commercial tenants include many service sector employers, including a large number of professional firms and national and international businesses.  The Company believes that all of its properties are well-maintained and do not require significant capital improvements.


 
21

 




                 
                 
Office Properties
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
NEW JERSEY
               
                 
BERGEN COUNTY
               
Fort Lee
               
One Bridge Plaza
1981
200,000
90.5
4,729
0.96
 
26.13
22.93
2115 Linwood Avenue
1981
68,000
87.8
1,042
0.21
 
17.45
14.57
Lyndhurst
               
210 Clay Avenue
1981
121,203
82.4
2,377
0.48
 
23.80
21.55
Montvale
               
135 Chestnut Ridge Road
1981
66,150
66.6
925
0.19
 
21.00
17.70
Paramus
               
15 East Midland Avenue
1988
259,823
54.2
3,146
0.64
 
22.34
18.73
140 East Ridgewood Avenue
1981
239,680
71.9
3,885
0.79
 
22.54
18.56
461 From Road
1988
253,554
91.1
2,583
0.52
 
11.18
9.80
650 From Road
1978
348,510
86.1
6,554
1.33
 
21.84
18.18
61 South Paramus Road (f)
1985
269,191
60.1
4,396
0.89
 
27.17
22.31
Rochelle Park
               
120 West Passaic Street
1972
52,000
99.6
1,502
0.30
 
29.00
26.99
365 West Passaic Street
1976
212,578
82.3
3,534
0.72
 
20.20
17.26
395 West Passaic Street
1979
100,589
62.5
1,140
0.23
 
18.13
14.40
Upper Saddle River
               
1 Lake Street
1973/94
474,801
100.0
7,467
1.52
 
15.73
15.73
10 Mountainview Road
1986
192,000
77.2
3,066
0.62
 
20.68
17.41
Woodcliff Lake
               
400 Chestnut Ridge Road
1982
89,200
100.0
1,950
0.40
 
21.86
19.14
50 Tice Boulevard
1984
235,000
89.0
5,426
1.10
 
25.94
22.56
300 Tice Boulevard
1991
230,000
100.0
5,806
1.18
 
25.24
22.72
                 
ESSEX COUNTY
               
Millburn
               
150 J.F. Kennedy Parkway
1980
247,476
64.0
4,557
0.92
 
28.77
22.83
Borough of Roseland
               
4 Becker Farm Road
1983
281,762
94.9
6,975
1.42
 
26.09
24.95
5 Becker Farm Road
1982
118,343
67.9
1,861
0.38
 
23.16
22.03
6 Becker Farm Road
1982
129,732
78.3
2,575
0.52
 
25.35
24.99
101 Eisenhower Parkway
1980
237,000
80.3
4,618
0.94
 
24.27
20.18
103 Eisenhower Parkway
1985
151,545
73.5
2,580
0.52
 
23.16
18.72
105 Eisenhower Parkway
2001
220,000
38.1
2,490
0.51
 
29.71
17.14
75 Livingston Avenue
1985
94,221
64.2
1,268
0.26
 
20.96
18.42
85 Livingston Avenue
1985
124,595
81.8
2,599
0.53
 
25.50
24.90
                 
HUDSON COUNTY
               
Jersey City
               
Harborside Plaza 1
1983
400,000
100.0
11,239
2.28
 
28.10
24.44
Harborside Plaza 2
1990
761,200
57.3
9,891
2.01
 
22.68
18.45
Harborside Plaza 3
1990
725,600
78.4
19,997
4.06
 
35.15
32.06
Harborside Plaza 4-A
2000
207,670
100.0
6,591
1.33
 
31.74
23.79
Harborside Plaza 5
2002
977,225
87.0
31,740
6.44
 
37.33
32.75
101 Hudson Street
1992
1,246,283
87.0
28,952
5.88
 
26.70
23.98
                 
MERCER COUNTY
               
Hamilton Township
               
3 AAA Drive
1981
35,270
83.0
617
0.13
 
21.08
15.61
600 Horizon Drive
2002
95,000
100.0
1,191
0.24
 
12.54
11.74
700 Horizon Drive
2007
120,000
100.0
2,459
0.50
 
20.49
18.33
2 South Gold Drive
1974
33,962
72.0
483
0.10
 
19.75
17.38




 
22

 




                 
                 
Office Properties
               
(Continued)
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
Princeton
               
103 Carnegie Center
1984
96,000
91.9
2,148
0.44
 
24.35
19.96
2 Independence Way
1981
67,401
100.0
1,537
0.31
 
22.80
22.24
3 Independence Way
1983
111,300
100.0
1,828
0.37
 
16.42
11.49
100 Overlook Center
1988
149,600
89.6
3,766
0.76
 
28.10
25.01
5 Vaughn Drive
1987
98,500
100.0
2,588
0.53
 
26.27
22.09
                 
MIDDLESEX COUNTY
               
East Brunswick
               
377 Summerhill Road
1977
40,000
100.0
372
0.08
 
9.30
8.98
Edison
               
343 Thornall Street (c)
1991
195,709
98.4
3,774
0.77
 
19.60
16.35
Plainsboro
               
500 College Road East (f)
1984
158,235
89.1
3,140
0.64
 
22.27
17.92
Woodbridge
               
581 Main Street
1991
200,000
99.3
5,202
1.06
 
26.19
22.32
                 
MONMOUTH COUNTY
               
Freehold
               
2 Paragon Way
1989
44,524
59.5
501
0.10
 
18.91
15.63
3 Paragon Way
1991
66,898
88.2
1,176
0.24
 
19.93
17.34
4 Paragon Way
2002
63,989
50.1
450
0.09
 
14.04
13.19
100 Willow Brook Road
1988
60,557
57.4
772
0.16
 
22.21
19.74
Holmdel
               
23 Main Street
1977
350,000
100.0
4,012
0.81
 
11.46
8.64
Middletown
               
One River Centre Bldg 1
1983
122,594
96.6
2,975
0.60
 
25.12
21.02
One River Centre Bldg 2
1983
120,360
97.5
2,658
0.54
 
22.65
19.51
One River Centre Bldg 3 and 4
1984
214,518
93.3
4,859
0.99
 
24.28
22.44
Neptune
               
3600 Route 66
1989
180,000
100.0
3,395
0.69
 
18.86
14.97
Wall Township
               
1305 Campus Parkway
1988
23,350
92.4
501
0.10
 
23.22
18.08
1350 Campus Parkway
1990
79,747
99.9
953
0.19
 
11.96
11.35
                 
MORRIS COUNTY
               
Florham Park
               
325 Columbia Turnpike
1987
168,144
100.0
4,006
0.81
 
23.82
20.17
Morris Plains
               
201 Littleton Road
1979
88,369
75.4
1,286
0.26
 
19.30
15.08
Parsippany
               
4 Campus Drive
1983
147,475
72.5
2,195
0.45
 
20.53
16.82
6 Campus Drive
1983
148,291
77.3
2,415
0.49
 
21.07
17.65
7 Campus Drive
1982
154,395
86.3
2,880
0.58
 
21.61
17.94
8 Campus Drive
1987
215,265
67.4
3,746
0.76
 
25.82
22.59
9 Campus Drive
1983
156,495
37.4
1,003
0.20
 
17.14
14.68
4 Century Drive
1981
100,036
52.8
1,025
0.21
 
19.41
15.13
5 Century Drive
1981
79,739
59.7
959
0.19
 
20.15
15.38
6 Century Drive
1981
100,036
45.5
1,016
0.21
 
22.32
18.72
2 Dryden Way
1990
6,216
100.0
99
0.02
 
15.93
14.64
4 Gatehall Drive
1988
248,480
84.9
4,564
0.93
 
21.63
18.62


 
23

 




                 
                 
Office Properties
               
(Continued)
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
2 Hilton Court
1991
181,592
100.0
6,528
1.33
 
35.95
32.83
1633 Littleton Road
1978
57,722
0.0
377
0.08
 
0.00
0.00
600 Parsippany Road
1978
96,000
93.2
1,638
0.33
 
18.31
14.81
1 Sylvan Way
1989
150,557
96.0
4,089
0.83
 
28.29
22.62
4 Sylvan Way
1984
105,135
100.0
1,548
0.31
 
14.72
14.35
5 Sylvan Way
1989
151,383
76.6
2,501
0.51
 
21.57
19.10
7 Sylvan Way
1987
145,983
0.0
10
0.00
 
0.00
0.00
14 Sylvan Way
2013
203,506
100.0
5,068
1.03
 
24.90
22.67
20 Waterview Boulevard
1988
225,550
93.8
4,725
0.96
 
22.33
20.13
35 Waterview Boulevard
1990
172,498
87.0
3,907
0.79
 
26.03
23.64
5 Wood Hollow Road
1979
317,040
60.5
4,834
0.98
 
25.20
19.68
                 
PASSAIC COUNTY
               
Totowa
               
999 Riverview Drive
1988
56,066
91.8
890
0.18
 
17.29
13.85
                 
SOMERSET COUNTY
               
Basking Ridge
               
222 Mount Airy Road
1986
49,000
75.1
705
0.14
 
19.16
14.35
233 Mount Airy Road
1987
66,000
67.5
886
0.18
 
19.89
16.30
Bridgewater
               
440 Route 22 East
1990
198,376
90.2
4,711
0.96
 
26.33
22.41
721 Route 202/206
1989
192,741
98.6
4,414
0.90
 
23.23
16.69
Warren
               
10 Indepedence Boulevard
1988
120,528
92.6
2,816
0.57
 
25.23
24.04
                 
UNION COUNTY
               
Clark
               
100 Walnut Avenue
1985
182,555
90.1
4,301
0.87
 
26.15
22.74
Cranford
               
6 Commerce Drive
1973
56,000
95.4
1,046
0.21
 
19.58
16.98
11 Commerce Drive
1981
90,000
79.6
1,865
0.38
 
26.03
22.29
12 Commerce Drive
1967
72,260
84.7
928
0.19
 
15.16
13.15
14 Commerce Drive
1971
67,189
88.8
1,168
0.24
 
19.58
16.68
20 Commerce Drive
1990
176,600
98.3
3,970
0.81
 
22.87
20.01
25 Commerce Drive
1971
67,749
81.9
1,298
0.26
 
23.39
19.99
65 Jackson Drive
1984
82,778
53.9
990
0.20
 
22.19
18.76
New Providence
               
890 Mountain Avenue
1977
80,000
77.1
1,251
0.25
 
20.28
17.96
                 
Total New Jersey Office
 
17,040,194
82.2
340,476
69.12
 
24.31
21.03
                 
NEW YORK
               
                 
NEW YORK COUNTY
               
New York
               
125 Broad Street
1970
524,476
100.0
18,301
3.71
 
34.89
29.14
                 
WESTCHESTER COUNTY
               
Elmsford
               
100 Clearbrook Road (c)
1975
60,000
91.7
1,058
0.21
 
19.23
17.56
101 Executive Boulevard
1971
50,000
0.0
52
0.01
 
0.00
0.00
Hawthorne
               
1 Skyline Drive
1980
20,400
99.0
415
0.08
 
20.55
20.20
2 Skyline Drive
1987
30,000
100.0
543
0.11
 
18.10
13.70


 
24

 



                 
                 
Office Properties
               
(Continued)
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
7 Skyline Drive
1987
109,000
78.4
2,059
0.42
 
24.09
19.20
17 Skyline Drive (f)
1989
85,000
100.0
1,461
0.30
 
17.19
16.76
White Plains
               
1 Barker Avenue
1975
68,000
87.8
1,488
0.30
 
24.92
22.63
3 Barker Avenue
1983
65,300
95.9
1,479
0.30
 
23.62
21.91
50 Main Street
1985
309,000
79.1
7,735
1.57
 
31.65
28.03
11 Martine Avenue
1987
180,000
77.7
4,331
0.88
 
30.97
26.92
1 Water Street
1979
45,700
66.9
793
0.16
 
25.94
22.21
Yonkers
               
1 Executive Boulevard
1982
112,000
100.0
2,868
0.58
 
25.61
22.73
3 Executive Boulevard
1987
58,000
100.0
1,697
0.35
 
29.26
27.50
                 
Total New York Office
 
1,716,876
87.8
44,280
8.98
 
29.38
25.44
                 
DISTRICT OF COLUMBIA
               
                 
WASHINGTON
               
1201 Connecticut Avenue, NW
1940
169,549
89.1
6,671
1.35
 
44.16
39.25
1400 L Street, NW
1987
159,000
100.0
5,895
1.21
 
37.08
31.48
                 
Total District of Columbia Office
 
328,549
94.4
12,566
2.56
 
40.53
35.26
                 
MARYLAND
               
                 
PRINCE GEORGE'S COUNTY
               
Greenbelt
               
9200 Edmonston Road
1973
38,690
100.0
1,057
0.21
 
27.32
26.05
6301 Ivy Lane
1979
112,003
68.5
1,513
0.31
 
19.72
16.83
6303 Ivy Lane
1980
112,047
17.7
497
0.10
 
25.06
21.73
6305 Ivy Lane
1982
112,022
87.2
1,965
0.40
 
20.12
17.33
6404 Ivy Lane
1987
165,234
72.2
2,522
0.51
 
21.14
16.44
6406 Ivy Lane
1991
163,857
77.0
1,559
0.32
 
12.36
9.57
6411 Ivy Lane
1984
138,405
71.7
2,243
0.46
 
22.60
19.09
Lanham
               
4200 Parliament Place
1989
122,000
97.4
2,904
0.59
 
24.44
22.48
                 
Total Maryland Office
 
964,258
72.2
14,260
2.90
 
20.47
17.46
                 
TOTAL OFFICE PROPERTIES
 
20,049,877
82.4
411,582
83.56
 
24.92
21.55



 
25

 


                 
                 
Office/Flex Properties
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
NEW JERSEY
               
                 
BURLINGTON COUNTY
               
Burlington
               
3 Terri Lane
1991
64,500
100.0
460
0.09
 
7.13
6.28
5 Terri Lane
1992
74,555
100.0
623
0.13
 
8.36
6.65
Moorestown
               
2 Commerce Drive
1986
49,000
74.1
222
0.05
 
6.11
5.15
101 Commerce Drive
1988
64,700
100.0
275
0.06
 
4.25
3.85
102 Commerce Drive
1987
38,400
100.0
259
0.05
 
6.74
5.86
201 Commerce Drive
1986
38,400
60.4
58
0.01
 
2.50
2.29
202 Commerce Drive
1988
51,200
25.0
59
0.01
 
4.61
4.38
1 Executive Drive
1989
20,570
100.0
206
0.04
 
10.01
7.19
2 Executive Drive
1988
60,800
73.2
310
0.06
 
6.97
5.89
101 Executive Drive
1990
29,355
99.7
296
0.06
 
10.11
8.34
102 Executive Drive
1990
64,000
100.0
474
0.10
 
7.41
7.30
225 Executive Drive
1990
50,600
45.8
163
0.03
 
7.03
4.62
97 Foster Road
1982
43,200
100.0
170
0.03
 
3.94
3.06
1507 Lancer Drive
1995
32,700
100.0
146
0.03
 
4.46
3.43
1245 North Church Street
1998
52,810
77.8
169
0.03
 
4.11
3.19
1247 North Church Street
1998
52,790
77.6
227
0.05
 
5.54
4.69
1256 North Church Street
1984
63,495
100.0
477
0.10
 
7.51
6.58
840 North Lenola Road
1995
38,300
47.0
143
0.03
 
7.94
7.11
844 North Lenola Road
1995
28,670
100.0
204
0.04
 
7.12
5.72
915 North Lenola Road
1998
52,488
100.0
292
0.06
 
5.56
4.57
2 Twosome Drive
2000
48,600
100.0
404
0.08
 
8.31
7.43
30 Twosome Drive
1997
39,675
74.8
211
0.04
 
7.11
5.63
31 Twosome Drive
1998
84,200
100.0
429
0.09
 
5.10
4.56
40 Twosome Drive
1996
40,265
100.0
312
0.06
 
7.75
6.66
41 Twosome Drive
1998
43,050
100.0
283
0.06
 
6.57
5.32
50 Twosome Drive
1997
34,075
56.0
122
0.02
 
6.39
5.87
                 
GLOUCESTER COUNTY
               
West Deptford
               
1451 Metropolitan Drive
1996
21,600
100.0
134
0.03
 
6.20
5.60
                 
MERCER COUNTY
               
Hamilton Township
               
100 Horizon Center Boulevard
1989
13,275
100.0
158
0.03
 
11.90
7.31
200 Horizon Drive
1991
45,770
100.0
695
0.14
 
15.18
13.33
300 Horizon Drive
1989
69,780
53.2
530
0.11
 
14.28
10.86
500 Horizon Drive
1990
41,205
93.8
577
0.12
 
14.93
12.88
                 
MONMOUTH COUNTY
               
Wall Township
               
1325 Campus Parkway
1988
35,000
100.0
612
0.12
 
17.49
14.20
1340 Campus Parkway
1992
72,502
75.1
771
0.16
 
14.16
11.28
1345 Campus Parkway
1995
76,300
100.0
966
0.20
 
12.66
9.90
1433 Highway 34
1985
69,020
98.1
616
0.13
 
9.10
6.82
1320 Wyckoff Avenue
1986
20,336
100.0
222
0.05
 
10.92
8.36
1324 Wyckoff Avenue
1987
21,168
100.0
188
0.04
 
8.88
6.76
                 
PASSAIC COUNTY
               
Totowa
               
1 Center Court
1999
38,961
100.0
592
0.12
 
15.19
12.88
2 Center Court
1998
30,600
100.0
224
0.05
 
7.32
6.73
11 Commerce Way
1989
47,025
100.0
548
0.11
 
11.65
8.51
20 Commerce Way
1992
42,540
95.5
335
0.07
 
8.25
7.95
                 


 
26

 


                 
                 
Office/Flex Properties
               
(Continued)
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
29 Commerce Way
1990
48,930
100.0
384
0.08
 
7.85
6.99
40 Commerce Way
1987
50,576
86.3
569
0.12
 
13.04
9.10
45 Commerce Way
1992
51,207
100.0
529
0.11
 
10.33
8.48
60 Commerce Way
1988
50,333
87.3
393
0.08
 
8.94
6.83
80 Commerce Way
1996
22,500
100.0
246
0.05
 
10.93
8.93
100 Commerce Way
1996
24,600
88.6
268
0.05
 
12.30
10.09
120 Commerce Way
1994
9,024
100.0
106
0.02
 
11.75
10.31
140 Commerce Way
1994
26,881
99.5
317
0.06
 
11.85
10.51
                 
Total New Jersey Office/Flex
 
2,189,531
88.5
16,974
3.46
 
8.76
7.23
                 
NEW YORK
               
                 
WESTCHESTER COUNTY
               
Elmsford
               
11 Clearbrook Road
1974
31,800
100.0
416
0.09
 
13.08
11.64
75 Clearbrook Road
1990
32,720
100.0
516
0.10
 
15.77
14.88
125 Clearbrook Road
2002
33,000
100.0
450
0.09
 
13.64
10.27
150 Clearbrook Road
1975
74,900
99.3
770
0.16
 
10.35
9.01
175 Clearbrook Road
1973
98,900
96.7
1,186
0.24
 
12.40
11.41
200 Clearbrook Road
1974
94,000
99.8
1,234
0.25
 
13.15
11.41
250 Clearbrook Road
1973
155,000
95.1
900
0.18
 
6.11
4.62
50 Executive Boulevard
1969
45,200
60.8
257
0.05
 
9.35
7.86
77 Executive Boulevard
1977
13,000
100.0
244
0.05
 
18.77
16.62
85 Executive Boulevard
1968
31,000
40.6
26
0.01
 
2.07
1.11
300 Executive Boulevard
1970
60,000
100.0
609
0.12
 
10.15
9.10
350 Executive Boulevard
1970
15,400
99.4
230
0.05
 
15.03
12.80
399 Executive Boulevard
1962
80,000
100.0
1,047
0.21
 
13.09
12.51
400 Executive Boulevard
1970
42,200
71.1
559
0.11
 
18.63
15.00
500 Executive Boulevard
1970
41,600
100.0
762
0.15
 
18.32
16.51
525 Executive Boulevard
1972
61,700
100.0
1,000
0.20
 
16.21
14.86
1 Westchester Plaza
1967
25,000
100.0
352
0.07
 
14.08
11.16
2 Westchester Plaza
1968
25,000
100.0
380
0.08
 
15.20
12.12
3 Westchester Plaza
1969
93,500
97.9
992
0.20
 
10.84
9.00
4 Westchester Plaza
1969
44,700
100.0
682
0.14
 
15.26
12.33
5 Westchester Plaza
1969
20,000
100.0
279
0.06
 
13.95
10.50
6 Westchester Plaza
1968
20,000
100.0
302
0.06
 
15.10
13.25
7 Westchester Plaza
1972
46,200
100.0
661
0.13
 
14.31
13.68
8 Westchester Plaza
1971
67,200
100.0
1,284
0.26
 
19.11
16.26
Hawthorne
               
200 Saw Mill River Road
1965
51,100
100.0
725
0.15
 
14.19
12.94
4 Skyline Drive
1987
80,600
93.0
1,282
0.26
 
17.10
14.71
5 Skyline Drive
1980
124,022
99.8
1,571
0.32
 
12.69
10.86
6 Skyline Drive
1980
44,155
72.8
565
0.11
 
17.58
12.23
8 Skyline Drive
1985
50,000
85.4
821
0.17
 
19.23
16.46
10 Skyline Drive
1985
20,000
100.0
392
0.08
 
19.60
16.35
11 Skyline Drive (f)
1989
45,000
100.0
999
0.20
 
22.20
21.62
12 Skyline Drive (f)
1999
46,850
71.7
555
0.11
 
16.52
14.88
15 Skyline Drive (f)
1989
55,000
55.5
196
0.04
 
6.42
4.36
Yonkers
               
100 Corporate Boulevard
1987
78,000
98.3
1,570
0.32
 
20.48
19.39
200 Corporate Boulevard South
1990
84,000
58.2
1,413
0.29
 
28.90
25.38
4 Executive Plaza
1986
80,000
100.0
1,507
0.31
 
18.84
15.99
6 Executive Plaza
1987
80,000
100.0
1,636
0.33
 
20.45
19.03
1 Odell Plaza
1980
106,000
93.7
1,556
0.32
 
15.67
14.25
3 Odell Plaza
1984
71,065
100.0
1,596
0.32
 
22.46
20.83


 
27

 


                 
Office/Flex Properties (continued)
 
and Industrial/Warehouse, Retail Properties, and Land Leases
           
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
5 Odell Plaza
1983
38,400
99.6
650
0.13
 
17.00
15.50
7 Odell Plaza
1984
42,600
100.0
895
0.18
 
21.01
19.30
                 
Total New York Office/Flex
 
2,348,812
92.8
33,067
6.70
 
15.16
13.34
                 
CONNECTICUT
               
                 
FAIRFIELD COUNTY
               
Stamford
               
419 West Avenue
1986
88,000
100.0
1,576
0.32
 
17.91
15.27
500 West Avenue
1988
25,000
100.0
371
0.08
 
14.84
12.84
550 West Avenue
1990
54,000
81.3
782
0.16
 
17.81
16.92
600 West Avenue
1999
66,000
100.0
670
0.14
 
10.15
9.30
650 West Avenue
1998
40,000
100.0
561
0.11
 
14.03
11.18
                 
Total Connecticut Office/Flex
 
273,000
96.3
3,960
0.81
 
15.06
13.20
                 
                 
TOTAL OFFICE/FLEX PROPERTIES
 
4,811,343
91.1
54,001
10.97
 
12.33
10.63
                 
NEW YORK
               
                 
WESTCHESTER COUNTY
               
Elmsford
               
1 Warehouse Lane (f)
1957
6,600
100.0
107
0.02
 
16.21
15.00
2 Warehouse Lane (f)
1957
10,900
100.0
158
0.03
 
14.50
12.48
3 Warehouse Lane (f)
1957
77,200
100.0
399
0.08
 
5.17
4.96
4 Warehouse Lane (f)
1957
195,500
97.0
2,025
0.41
 
10.68
7.60
5 Warehouse Lane (f)
1957
75,100
97.1
958
0.19
 
13.14
11.93
6 Warehouse Lane (f)
1982
22,100
100.0
555
0.11
 
25.11
23.98
                 
Total Industrial/Warehouse Properties
 
387,400
97.9
4,202
0.84
 
11.08
9.12
                 
NEW JERSEY
               
                 
HUDSON COUNTY
               
Weehawken
               
500 Avenue at Port Imperial
2013
16,736
52.2
0
0.00
 
0.00
0.00
                 
Total New Jersey Retail Properties
 
16,736
52.2
0
0.00
 
0.00
0.00
                 
NEW YORK
               
                 
WESTCHESTER COUNTY
               
Tarrytown
               
230 White Plains Road
1984
9,300
0.0
119
0.02
 
0.00
0.00
Yonkers
               
2 Executive Boulevard
1986
8,000
100.0
305
0.06
 
38.13
38.13
                 
Total New York Retail Properties
 
17,300
46.2
424
0.08
 
53.00
52.88
                 
Total Retail Properties
 
34,036
49.2
424
0.08
 
25.33
25.27
                 
NEW YORK
               
                 
WESTCHESTER COUNTY
               
Elmsford
               
700 Executive Boulevard
 -
 -
-
160
0.03
 
-
-


 
28

 


                 
                 
Land Leases
               
(continued)
               
                 
     
Percentage
2014
   
2014
2014
   
Net
Leased
Base
   
Average
Average
   
Rentable
as of
Rent
Percentage
 
Base Rent
Effective Rent
 
Year
Area
12/31/14
($000’s)
of Total 2014
 
Per Sq. Ft.
Per Sq. Ft.
Property Location
Built
(Sq. Ft.)
(%) (a)
 (b) (c)
Base Rent (%)
 
($) (c) (d)
($) (c) (e)
                 
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
 
25,282,656
84.2
470,707
95.55
 
22.10
19.11
                 
Multi-Family Properties
               
                 
                 
   
Net
 
Percentage
2014
 
Percentage
2014
   
Rentable
 
Leased
Base
 
of Total
Average
   
Commercial
 
as of
Rent
 
2014
Base Rent
 
Year
Area
Number
12/31/14
($000’s)
 
Base Rent
Per Home
 
Built
(Sq. Ft.)
of Units
(%) (a)
 (b) (c)
 
 (%)
($) (c) (i)
                 
NEW JERSEY
               
                 
MIDDLESEX COUNTY
               
New Brunswick
               
Richmond Court
1997
 -
82
100.0
1,466
 
0.30
1,490
Riverwatch Commons
1995
 -
118
98.3
2,093
 
0.42
1,504
                 
UNION COUNTY
               
Rahway
               
Park Square
2011
 5,934 
159
96.9
3,659
 
0.74
1,980
                 
Total New Jersey Multi-Family
 
 5,934 
359
98.1
7,218
 
1.46
1,709
                 
MASSACHUSETTS
               
                 
ESSEX COUNTY
               
Andover
               
Andover Place (g) (h)
1988
 -
220
94.5
2,350
 
0.48
1,292
                 
SUFFOLK COUNTY
               
Revere
               
Alterra at Overlook Ridge IA
2004
 -
310
96.5
5,265
 
1.07
1,467
Alterra at Overlook Ridge IB
2008
 -
412
95.1
7,117
 
1.44
1,513
                 
Total Massachusetts Multi-Family
 
 -
942
95.4
14,732
 
2.99
1,447
                 
Total Multi-Family Properties
 
5,934
1,301
96.2
21,950
 
4.45
1,520
                 
TOTAL PROPERTIES
 
25,288,590
1,301
 
492,657
(j)
100.00
 


 
29

 

Footnotes to Property List (dollars in thousands except per square foot amounts):


   
(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 December 31, 2014 aggregating 205,220 square feet (representing 0.8 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 December 31, 2014, 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 December 31, 2014, total escalations and recoveries from tenants were: $61,255, or $3.71 per leased square foot, for office properties; $9,797, or $2.24 per leased square foot, for office/flex properties; and $1,810, or $4.54 per leased square foot, for other properties.
(c)   
Excludes space leased by the Company.
(d)
Base rent for the 12 months ended December 31, 2014 divided by net rentable commercial square feet leased at December 31, 2014.
(e)   
Total base rent for 2014 minus 2014 amortization of tenant improvements, leasing commissions and other concessions and costs, determined in accordance with GAAP, divided by net rentable square feet leased at December 31, 2014.
(f)
This property is located on land leased by the Company.
(g)
As this property was acquired, commenced initial operations or initially consolidated by the Company during the 12 months ended December 31, 2014, the amounts represented in 2014 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 2014 average base rent per sq. ft. and per unit for this property have been calculated by taking the 12 months ended December 31, 2014 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 December 31, 2014. 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 December 31, 2014.
(h)
Acquired on April 10, 2014. Amounts reflect period of ownership.
(i)
Annualized base rent for the 12 months ended December 31, 2014 divided by units occupied at December 31, 2014, divided by 12.
(j)
Excludes $24.1 million from properties which were sold during the year ended December 31, 2014.


PERCENTAGE LEASED

The following table sets forth the year-end percentages of commercial square feet leased in the Company’s stabilized operating Consolidated Properties for the last five years:


   
 
Percentage of
December 31,
Square Feet Leased (%) (a)
2014
84.2
   
2013
86.1
   
2012
87.2
   
2011
88.3
   
2010
89.1
   
(a)  
Percentage of square-feet leased includes all 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.

 
30

 

SIGNIFICANT TENANTS

The following table sets forth a schedule of the Company’s 50 largest commercial tenants for the Consolidated Properties as of December 31, 2014 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
12,335,217
2.5
409,166
2.0
2017
National Union Fire Insurance
           
  Company of Pittsburgh, PA
2
10,956,822
2.2
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
11
8,803,753
1.8
285,343
1.4
(d)
Prentice-Hall, Inc.
1
8,643,699
1.7
474,801
2.3
2015
Montefiore Medical Center
7
7,369,543
1.5
312,824
1.5
(e)
ICAP Securities USA, LLC
1
6,904,128
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)
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
(g)
HQ Global Workplaces, LLC
14
4,177,984
0.8
228,214
1.1
(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)
Morgan Stanley Smith Barney
3
3,099,988
0.6
103,173
0.5
(k)
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
(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)
Tower Insurance Company of New York
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
2,259,736
0.5
86,913
0.4
2017
Pitney Bowes Software, Inc.
1
2,253,645
0.5
73,379
0.4
2015
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
             
Totals
 
208,671,516
41.9
7,585,579
36.4
 
 See footnotes on subsequent page.  
 
 
 
31

 
 

 
Significant Tenants Footnotes

   
(a)
Annualized base rental revenue is based on actual December 2014 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.
(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)
194,872 square feet expire in 2015; 15,851 square feet expire in 2016; 7,046 square feet expire in 2018; 26,276 square feet expire in 2020; 21,596 square feet expire in 2022; 19,702 square feet expire in 2023.
(e)
21,110 square feet expire in 2015; 20,712 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)
1,021 square feet expire in 2018; 154,035 square feet expire in 2020.
(h)
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.
(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)
26,262 square feet expire in 2018; 34,516 square feet expire in 2025; 42,395 square feet expire in 2026.
(l)
10,271 square feet expire in 2015; 106,618 square feet expire in 2020.
(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.









 
32

 

SCHEDULE OF LEASE EXPIRATIONS: ALL CONSOLIDATED PROPERTIES

The following table sets forth a schedule of lease expirations for the total of the Company’s office, office/flex, industrial/warehouse and stand-alone retail properties included in the Consolidated Properties beginning January 1, 2015, assuming that none of the tenants exercise renewal or termination options:

               
           
Average
 
           
Annual Base
 
     
Percentage Of
 
Rent Per Net
 
   
Net Rentable
Total Leased
Annualized
Rentable
Percentage Of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
 
Number Of
To Expiring
Represented
Revenue Under
Represented
Rent Under
Year Of
Leases
Leases
By Expiring
Expiring
By Expiring
Expiring
Expiration
Expiring (a)
(Sq. Ft.)
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015
268
2,249,007
 
10.9
49,665,016
22.08
10.1
               
2016
308
2,415,019
 
11.6
54,613,393
22.61
11.1
               
2017
293
3,541,656
 
17.0
84,454,331
23.85
17.0
               
2018
257
2,440,884
 
11.7
55,229,167
22.63
11.1
               
2019
217
2,181,594
 
10.5
47,051,967
21.57
9.5
               
2020
178
1,636,918
 
7.9
36,339,022
22.20
7.3
               
2021
89
1,189,736
 
5.7
31,737,140
26.68
6.4
               
2022
80
1,107,309
 
5.3
27,298,832
24.65
5.5
               
2023
46
1,050,586
 
5.0
26,970,030
25.67
5.4
               
2024
55
1,069,540
 
5.1
26,755,463
25.02
5.4
               
2025
33
585,206
 
2.8
12,976,959
22.18
2.6
               
2026 and thereafter
31
1,358,723
 
6.5
42,680,036
31.41
8.6
Totals/Weighted
             
  Average
1,855
20,826,178
(c) (d)
100.0
495,771,356
23.81
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 December 2014 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.
(c)  
Includes leases expiring December 31, 2014 aggregating 184,140 square feet and representing annualized rent of $4,455,355 for which no new leases were signed.
(d)  
Reconciliation to Company’s total net rentable commercial square footage is as follows:

     
     
   
Square Feet
Square footage leased to commercial tenants
 
20,826,178
Square footage used for corporate offices, management offices, building use, retail tenants, food services, other ancillary service tenants and occupancy adjustments
 
472,559
Square footage unleased
 
3,989,853
Total net rentable commercial square footage (does not include land leases)
 
25,288,590
     



 
33

 

SCHEDULE OF LEASE EXPIRATIONS: OFFICE PROPERTIES

The following table sets forth a schedule of lease expirations for the office properties beginning January 1, 2015, assuming that none of the tenants exercise renewal or termination options:


               
           
Average
 
           
Annual Base
 
     
Percentage Of
 
Rent Per Net
 
   
Net Rentable
Total Leased
Annualized
Rentable
Percentage Of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
 
Number Of
To Expiring
Represented By
Revenue Under
Represented
Rent Under
Year Of
Leases
Leases
Expiring
Expiring
By Expiring
Expiring
Expiration
Expiring (a)
(Sq. Ft.)
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015
212
1,819,461
 
11.2
44,880,149
24.67
10.4
               
2016
225
1,630,800
 
10.2
43,292,379
26.55
10.0
               
2017
217
2,932,320
 
18.3
76,144,181
25.97
17.6
               
2018
168
1,589,362
 
9.9
44,842,544
28.21
10.4
               
2019
161
1,453,549
 
9.1
36,781,619
25.30
8.5
               
2020
133
1,245,356
 
7.8
31,136,002
25.00
7.2
               
2021
75
1,031,652
 
6.4
29,557,295
28.65
6.8
               
2022
68
968,505
 
6.0
25,357,427
26.18
5.9
               
2023
36
835,658
 
5.2
24,075,147
28.81
5.6
               
2024
39
848,266
 
5.3
23,320,054
27.49
5.4
               
2025
17
373,419
 
2.3
10,241,533
27.43
2.4
               
2026 and thereafter
30
1,338,438
 
8.3
42,265,816
31.58
9.8
Totals/Weighted
             
  Average
1,381
16,066,786
(c)
100.0
431,894,146
26.88
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 December 2014 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.
(c)  
Includes leases expiring December 31, 2014 aggregating 180,810 square feet and representing annualized rent of $4,420,390 for which no new leases were signed.



 
34

 

SCHEDULE OF LEASE EXPIRATIONS: OFFICE/FLEX PROPERTIES

The following table sets forth a schedule of lease expirations for the office/flex properties beginning January 1, 2015, assuming that none of the tenants exercise renewal or termination options:


               
         
Average
 
         
Annual Base
 
     
Percentage Of
 
Rent Per Net
 
   
Net Rentable
Total Leased
Annualized
Rentable
Percentage Of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
 
Number Of
To Expiring
Represented By
Revenue Under
Represented
Rent Under
Year Of
Leases
Leases
Expiring
Expiring
By Expiring
Expiring
Expiration
Expiring (a)
(Sq. Ft.)
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015
53
418,832
 
9.6
4,574,567
10.92
7.7
               
2016
79
763,971
 
17.5
11,045,354
14.46
18.7
               
2017
76
609,336
 
14.0
8,310,150
13.64
14.1
               
2018
86
758,039
 
17.4
9,790,650
12.92
16.6
               
2019
53
683,600
 
15.7
9,460,932
13.84
16.0
               
2020
42
310,440
 
7.1
4,101,977
13.21
7.0
               
2021
14
158,084
 
3.6
2,179,845
13.79
3.7
               
2022
12
138,804
 
3.2
1,941,405
13.99
3.3
               
2023
7
127,407
 
2.9
1,921,530
15.08
3.3
               
2024
15
175,274
 
4.0
3,018,649
17.22
5.1
               
2025
14
195,051
 
4.5
2,265,106
11.61
3.8
               
2026 and thereafter
1
20,285
 
0.5
414,220
20.42
0.7
Totals/Weighted
           
  Average
452
4,359,123
(c)
100.0
59,024,385
13.54
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 December 2014 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 December 31, 2014 aggregating 3,330 square feet and representing annualized rent of $34,965 for which no new leases were signed.





 
35

 

SCHEDULE OF LEASE EXPIRATIONS: INDUSTRIAL/WAREHOUSE PROPERTIES

The following table sets forth a schedule of lease expirations for the industrial/warehouse properties beginning January 1, 2015, assuming that none of the tenants exercise renewal or termination options:


               
           
Average
 
           
Annual Base
 
     
Percentage Of
 
Rent Per Net
 
   
Net Rentable
Total Leased
Annualized
Rentable
Percentage Of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
 
Number Of
To Expiring
Represented By
Revenue Under
Represented
Rent Under
Year Of
Leases
Leases
Expiring
Expiring
By Expiring
Expiring
Expiration
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 December 2014 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, the historical results may differ from those set forth above.


 
36

 

SCHEDULE OF LEASE EXPIRATIONS: STAND-ALONE RETAIL PROPERTIES

The following table sets forth a schedule of lease expirations for the stand-alone retail properties beginning January 1, 2015 assuming that none of the tenants exercise renewal or termination options:

               
           
Average
 
           
Annual Base
 
     
Percentage Of
 
Rent Per Net
 
   
Net Rentable
Total Leased
Annualized
Rentable
Percentage Of
   
Area Subject
Square Feet
Base Rental
Square Foot
Annual Base
 
Number Of
To Expiring
Represented By
Revenue Under
Represented
Rent Under
Year Of
Leases
Leases
Expiring
Expiring
By Expiring
Expiring
Expiration
Expiring (a)
(Sq. Ft.)
Leases (%)
Leases ($) (b)
Leases ($)
Leases (%)
               
2015
2
3,014
 
14.5
71,700
23.79
12.7
               
2016
1
1,060
 
5.1
23,856
22.51
4.2
               
2025
2
16,736
 
80.4
470,320
28.10
83.1
Totals/Weighted
             
  Average
5
20,810
 
100.0
565,876
27.19
100.0

(a)  
Includes stand-alone retail property tenants only.
(b)  
Annualized base rental revenue is based on actual December 2014 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.


 
37

 

INDUSTRY DIVERSIFICATION

The following table lists the Company’s 30 largest commercial tenants industry classifications based on annualized contractual base rent of the Consolidated 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
67,022,645
13.6
2,214,666
10.7
Insurance Carriers & Related Activities
49,707,674
10.1
1,830,595
8.9
Manufacturing
37,019,351
7.5
1,732,265
8.3
Legal Services
34,368,512
6.9
1,283,503
6.2
Credit Intermediation & Related Activities
31,667,951
6.4
1,041,002
5.0
Telecommunications
21,423,813
4.3
1,128,014
5.4
Computer System Design Svcs.
21,394,596
4.3
940,671
4.5
Health Care & Social Assistance
19,568,374
3.9
1,047,300
5.0
Accounting/Tax Prep.
19,139,241
3.9
715,463
3.4
Wholesale Trade
17,961,068
3.6
1,210,602
5.8
Scientific Research/Development
14,949,699
3.0
489,757
2.4
Public Administration
14,362,713
2.9
530,258
2.5
Architectural/Engineering
13,495,108
2.7
521,491
2.5
Admin & Support, Waste Mgt. & Remediation Svcs.
12,618,315
2.5
616,428
3.0
Arts, Entertainment & Recreation
11,871,083
2.4
709,503
3.4
Other Professional
11,545,871
2.3
505,500
2.4
Other Services (except Public Administration)
11,148,055
2.2
446,654
2.1
Management/Scientific
11,003,200
2.2
427,923
2.1
Real Estate & Rental & Leasing
8,408,224
1.7
452,853
2.2
Advertising/Related Services
7,752,453
1.6
288,134
1.4
Retail Trade
7,684,538
1.6
478,344
2.3
Utilities
6,845,346
1.4
292,220
1.4
Accommodation & Food Services
6,329,326
1.3
270,962
1.3
Transportation
5,607,017
1.1
282,731
1.4
Broadcasting
4,799,462
1.0
173,323
0.8
Construction
4,575,212
0.9
262,651
1.3
Educational Services
4,547,641
0.9
192,979
0.9
Data Processing Services
4,094,078
0.8
144,448
0.7
Publishing Industries
3,908,541
0.8
193,519
0.9
Information Services
3,708,762
0.7
132,619
0.6
Other
7,243,487
1.5
269,800
1.2
         
TOTAL
495,771,356
100.0
20,826,178
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 December 2014 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.
(c)  
Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring December 31, 2014 aggregating 184,140 square feet and representing annualized rent of $4,455,355 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.


 
38

 

MARKET DIVERSIFICATION

The following table lists the Company’s markets (MSAs), based on annualized commercial contractual base rent of the Consolidated 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 (%)
Jersey City, NJ
 112,273,764 
22.6
 4,334,714 
 17.0 
Newark, NJ
       
 (Essex-Morris-Union Counties)
 109,519,236 
22.1
 5,905,646 
 23.4 
Bergen-Passaic, NJ
 72,193,675 
14.6
 3,911,522 
 15.5 
Westchester-Rockland, NY
 67,999,671 
13.7
 3,945,912 
 15.6 
Washington, DC-MD-VA-WV
 28,503,264 
5.7
 1,292,807 
 5.1 
Monmouth-Ocean, NJ
 28,093,138 
5.7
 1,620,863 
 6.4 
Middlesex-Somerset-Hunterdon, NJ
 27,672,167 
5.6
 1,241,055 
 4.9 
Trenton, NJ
 19,747,125 
4.0
 956,597 
 3.8 
New York (Manhattan)
 17,874,043 
3.6
 524,476 
 2.1 
Philadelphia, PA-NJ
 7,739,929 
1.6
 1,281,998 
 5.1 
Stamford-Norwalk, CT
 4,155,344 
0.8
 273,000 
 1.1 
         
Totals
495,771,356
100.0
25,288,590
100.0

(a)  
Annualized base rental revenue is based on actual December 2014 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.
(b)  
Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring December 31, 2014 aggregating 184,140 square feet and representing annualized rent of $4,455,355 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.



 
39

 


ITEM 3.                 LEGAL PROCEEDINGS

There are no material pending legal proceedings, other than ordinary routine litigation incidental to its business, to which the Company is a party or to which any of the Properties is subject.

ITEM 4.                 MINE SAFETY DISCLOSURES

Not applicable.



 
40

 

PART II

ITEM 5.
MARKET FOR REGISTRANT’S COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER PURCHASES OF EQUITY SECURITIES

MARKET INFORMATION

The shares of the Company’s Common Stock are traded on the New York Stock Exchange (“NYSE”) under the symbol “CLI.”

The following table sets forth the quarterly high, low, and closing price per share of Common Stock reported on the NYSE for the years ended December 31, 2014 and 2013, respectively:


                 
For the Year Ended December 31, 2014
               
                 
   
High
   
Low
   
Close
First Quarter
$
23.23
 
$
19.75
 
$
20.79
Second Quarter
$
22.44
 
$
19.98
 
$
21.48
Third Quarter
$
22.05
 
$
18.95
 
$
19.11
Fourth Quarter
$
20.11
 
$
17.92
 
$
19.06
                 
For the Year Ended December 31, 2013
               
                 
   
High
   
Low
   
Close
First Quarter
$
29.03
 
$
25.78
 
$
28.61
Second Quarter
$
29.39
 
$
22.59
 
$
24.49
Third Quarter
$
25.13
 
$
20.60
 
$
21.94
Fourth Quarter
$
22.49
 
$
19.05
 
$
21.48

On February 13, 2015, the closing Common Stock price reported on the NYSE was $19.81 per share.

On June 9, 2014, the Company filed with the NYSE its annual CEO Certification and Annual Written Affirmation pursuant to Section 303A.12 of the NYSE Listed Company Manual, each certifying that the Company was in compliance with all of the listing standards of the NYSE.

HOLDERS

On February 13, 2015, the Company had 404 common shareholders of record.  This does not include beneficial owners for whom Cede & Co. or others act as nominee.

RECENT SALES OF UNREGISTERED SECURITIES; USES OF PROCEEDS FROM REGISTERED SECURITIES

During the three months ended December 31, 2014, the Company issued 8,168 shares of Common Stock to holders of common units in the Operating Partnership upon the redemption of such common units in private offerings pursuant to Section 4(2) of the Securities Act.  The holders of the common units were limited partners of the Operating Partnership and accredited investors under Rule 501 of the Securities Act.  The common units were converted into an equal number of shares of Common Stock.  The Company has registered the resale of such shares under the Securities Act.

DIVIDENDS AND DISTRIBUTIONS

During the year ended December 31, 2014, the Company declared four quarterly cash dividends on its common stock and common units of $0.30 per share and unit for the first quarter and $0.15 per share and unit for each of the second to the fourth quarters.

During the year ended December 31, 2013, the Company declared four quarterly cash dividends on its common stock and common units of $0.45 per share and unit for the first quarter and $0.30 per share and unit for each of the second to the fourth quarters.

 
41

 


The declaration and payment of dividends and distributions will continue to be determined by the Board of Directors in light of conditions then existing, including the Company’s earnings, cash flows, financial condition, capital requirements, debt maturities, the availability of debt and equity capital, applicable REIT and legal restrictions and the general overall economic conditions and other factors.

PERFORMANCE GRAPH

The following graph compares total stockholder returns from the last five fiscal years to the Standard & Poor’s 500 Index (“S&P 500”) and to the National Association of Real Estate Investment Trusts, Inc.’s FTSE NAREIT Equity REIT Index (“NAREIT”).  The graph assumes that the value of the investment in the Company’s Common Stock and in the S&P 500 and NAREIT indices was $100 at December 31, 2009 and that all dividends were reinvested.  The price of the Company’s Common Stock on December 31, 2009 (on which the graph is based) was $34.57.  The past stockholder return shown on the following graph is not necessarily indicative of future performance.

Comparison of Five-Year Cumulative Total Return
 

 





 
42

 


SECURITIES AUTHORIZED FOR ISSUANCE UNDER EQUITY COMPENSATION PLANS


Equity Compensation Plan Information
 
The following table summarizes information, as of December 31, 2014, relating to equity compensation plans of the Company (including individual compensation arrangements) pursuant to which equity securities of the Company are authorized for issuance.

                 
                 
Plan Category
(a)
Number of Securities to be Issued Upon Exercise of Outstanding Options and Rights
 
(b)
Weighted-Average Exercise Price of Outstanding Options and Rights
 
(c)
Number of Securities Remaining Available
for Future Issuance
Under Equity Compensation Plans (excluding
securities reflected
in column(a))
Equity Compensation Plans
               
Approved by
               
Stockholders……………………
356,946
(2)
 
33.36
(3)
 
4,424,013
 
Equity Compensation Plans
               
Not Approved by
               
Stockholders(1)…………………
157,730
   
N/A
   
N/A
(4)
Total
514,676
   
N/A
   
4,424,013
 


 
   
(1)
The only plan included in the table that was adopted without stockholder approval was the Directors’ Deferred Compensation Plan.  See Note 15: Mack-Cali Realty Corporation Stockholders’ Equity - Deferred Stock Compensation Plan For Directors.

(2)           Includes 346,946 shares of restricted Common Stock.

(3)           Weighted-average exercise price of outstanding options; excludes restricted Common Stock.

(4)
The Directors’ Deferred Compensation Plan does not limit the number of stock units issuable thereunder, but applicable SEC and NYSE rules restricted the aggregate number of stock units issuable thereunder to one percent (1%) of the Company’s outstanding shares when the plan commenced on January 1, 1999.


 
43

 


ITEM 6.                 SELECTED FINANCIAL DATA

The following table sets forth selected financial data on a consolidated basis for the Company.  The consolidated selected operating and balance sheet data of the Company as of December 31, 2014, 2013, 2012, 2011 and 2010, and for the years then ended have been derived from the Company’s financial statements for the respective periods.


Operating Data (a)
                Year Ended December 31,
In thousands, except per share data
 
2014
   
2013
   
2012
   
2011
   
2010
Total revenues
$
 636,799
 
$
 667,031 
 
$
 650,632 
 
$
 652,235 
 
$
 715,492 
Property expenses (b)
$
 276,193
 
$
 254,474 
 
$
 241,955 
 
$
 248,107 
 
$
 250,763 
Direct construction costs
$
 -
 
$
 14,945 
 
$
 12,647 
 
$
 11,458 
 
$
 60,255 
Real estate services expenses
$
 26,136 
 
$
 22,716 
 
$
 3,746 
 
$
 1,065 
 
$
 1,719 
General and administrative (c)
$
 73,169
 
$
 47,682 
 
$
 47,664 
 
$
 35,137 
 
$
 34,464 
Interest expense
$
 112,878
 
$
 123,701 
 
$
 122,039 
 
$
 123,858 
 
$
 148,033 
Income (loss) from continuing operations
$
 31,391
 
$
 (89,686)
 
$
 37,566 
 
$
 59,499 
 
$
 46,431 
Net income (loss) available to common shareholders
$
 28,567
 
$
 (14,909)
 
$
 40,922 
 
$
 69,684 
 
$
 52,900 
Income (loss) from continuing operations
                           
  per share – basic
$
 0.32
 
$
 (0.88)
 
$
 0.38 
 
$
 0.59 
 
$
 0.48 
Income (loss) from continuing operations
                           
  per share – diluted
$
 0.32
 
$
 (0.88)
 
$
 0.38 
 
$
 0.59 
 
$
 0.48 
Net income (loss) per share – basic
$
 0.32
 
$
 (0.17)
 
$
 0.47 
 
$
 0.81 
 
$
 0.67 
Net income (loss) per share – diluted
$
 0.32
 
$
 (0.17)
 
$
 0.47 
 
$
 0.81 
 
$
 0.67 
Dividends declared per common share
$
 0.75
 
$
 1.35 
 
$
 1.80 
 
$
 1.80 
 
$
 1.80 
Basic weighted average shares outstanding
 
 88,727
   
 87,762 
   
 87,742 
   
 86,047 
   
 79,224 
Diluted weighted average shares outstanding
 
 100,041
   
 99,785 
   
 99,996 
   
 98,962 
   
 92,477 
                             
Balance Sheet Data
       
December 31,                              
In thousands
 
2014
   
2013
   
2012
   
2011
   
2010
Rental property, before accumulated
                           
  depreciation and amortization
$
 4,958,179
 
$
 5,129,933 
 
$
 5,379,436 
 
$
 5,279,770 
 
$
 5,216,720 
Total assets
$
 4,192,247
 
$
 4,515,328 
 
$
 4,526,045 
 
$
 4,295,759 
 
$
 4,362,466 
Total debt (d)
$
 2,088,654 
 
$
 2,362,766 
 
$
 2,204,389 
 
$
 1,914,215 
 
$
 2,089,494 
Total liabilities
$
 2,310,236
 
$
 2,596,873 
 
$
 2,457,538 
 
$
 2,141,759 
 
$
 2,318,529 
Total Mack-Cali Realty Corporation
                           
  stockholders’ equity
$
 1,624,781
 
$
 1,642,359 
 
$
 1,766,974 
 
$
 1,889,564 
 
$
 1,758,272 
Total noncontrolling interests in subsidiaries
$
 257,230
 
$
 276,096 
 
$
 301,533 
 
$
 264,436 
 
$
 285,665 

(a)
Certain reclassifications have been made to prior period amounts in order to conform with current period presentation.
(b)
Property expenses is calculated by taking the sum of real estate taxes, utilities and operating services for each of the periods presented.
(c)
Amount for the year ended December 31, 2014 includes $23.8 million of severance costs related to the pending departure of the Company’s Chief Executive Officer and departure of certain of the Company’s other executive officers in 2014.
(d)
Total debt is calculated by taking the sum of senior unsecured notes, revolving credit facilities, and mortgages, loans payable and other obligations.


 
44

 


ITEM 7.
MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND
RESULTS OF OPERATIONS

The following discussion should be read in conjunction with the Consolidated Financial Statements of Mack-Cali Realty Corporation and the notes thereto (collectively, the “Financial Statements”).  Certain defined terms used herein have the meaning ascribed to them in the Financial Statements.


Executive Overview

Mack-Cali Realty Corporation together with its subsidiaries, (the “Company”) is one of the largest real estate investment trusts (REITs) in the United States.  The Company 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.  The Company owns or has interests in 283 properties (collectively, the “Properties”), consisting of 264 commercial properties, primarily class A office and office/flex buildings, totaling approximately 31.0 million square feet, leased to approximately 2,000 commercial tenants and 19 multi-family rental properties containing 5,484 residential units.  The Properties are located primarily in suburban markets of the Northeast, some with adjacent, Company-controlled developable land sites able to accommodate up to 5.7 million square feet of additional commercial space and up to 8,104 apartment units. 

The Company’s historical strategy has been to focus its operations, acquisition and development of office properties in high-barrier-to-entry markets and sub-markets where it believes it is, or can become, a significant and preferred owner and operator.  With changing work force demographics and reduced demand for suburban office properties in its current markets, the Company intends to continue to leverage its experience and expertise in its core Northeast markets to pursue multi-family rental investments in those markets, both through acquisitions and developments, both wholly owned and through joint ventures.  This strategy includes selectively disposing of office and office/flex assets and re-deploying proceeds to multi-family rental properties, as well as the repositioning of a portion of its office properties and land held for development to multi-family rental properties.
 
As an owner of real estate, almost all of the Company’s earnings and cash flow is derived from rental revenue received pursuant to leased space at the Properties.  Key factors that affect the Company’s business and financial results include the following: 

   
· 
 
· 
the general economic climate;
· 
the occupancy rates of the Properties;
· 
rental rates on new or renewed leases;
· 
tenant improvement and leasing costs incurred to obtain and retain tenants;
· 
the extent of early lease terminations;
· 
the value of our office properties and the cash flow from the sale of such properties;
· 
operating expenses;
· 
anticipated acquisition and development costs for multi-family rental properties and the revenues and earnings from these properties;
· 
cost of capital; and
· 
the extent of acquisitions, development and sales of real estate.
 
Any negative effects of the above key factors could potentially cause a deterioration in the Company’s revenue and/or earnings.  Such negative effects could include: (1) failure to renew or execute new leases as current leases expire; (2) failure to renew or execute new leases with rental terms at or above the terms of in-place leases; and (3) tenant defaults. 
 
A failure to renew or execute new leases as current leases expire or to execute new leases with rental terms at or above the terms of in-place leases may be affected by several factors such as: (1) the local economic climate, which may be adversely impacted by business layoffs or downsizing, industry slowdowns, changing demographics and other factors; and (2) local real estate conditions, such as oversupply of the Company’s product types or competition within the market. 
 
The Company’s core office markets continue to be weak.  The percentage leased in the Company’s consolidated portfolio of stabilized operating commercial properties aggregating 25 million, 28 million and 31 million square feet at December 31, 2014, 2013 and 2012, respectively, was 84.2 percent leased at December 31, 2014, as compared to 86.1 percent leased at December 31, 2013 and 87.2 percent leased at December 31, 2012.  Percentage leased includes all 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.  Leases that expired as of December 31, 2014, 2013 and 2012 aggregate 205,220, 690,895 and 378,901 square feet, respectively, or 0.8, 2.5 and 1.2 percentage of the net rentable square footage, respectively.  Rental rates (including escalations) on the Company’s commercial space that was renewed (based on first rents payable) during the year ended December 31, 2014 (on 1,649,145 square feet of renewals) decreased an average of 4.7 percent compared to rates that were in effect under the prior leases, as compared to a 7.1 percent decrease during 2013 (on 2,420,483 square feet of renewals) and a 2.4 percent decrease in 2012 (on 2,221,503 square feet of renewals).  Estimated lease costs for the renewed leases in 2014 averaged $2.33 per square foot per year for a weighted average lease term of 4.0 years, estimated lease costs for the renewed leases in 2013 averaged $2.22 per square foot per year for a weighted average lease term of 3.8 years and estimated lease costs for the renewed leases in 2012 averaged $2.06 per square foot per year for a weighted average lease term of 4.0 years.  The Company believes that commercial vacancy rates may continue to increase and commercial rental rates may continue to decline in some of its markets in 2015 and possibly beyond.  For example, a significant tenant aggregating 474,801 square feet and approximately $8.6 million in annualized base rent, whose lease expires in the near-term is not renewing its lease.  As of December 31, 2014, commercial leases which comprise approximately 10.1 percent of the Company’s annualized base rent are scheduled to expire during the year ended December 31, 2015.  With the decline of rental rates in the Company’s office markets over the past few years, as leases expire in 2015, assuming no further changes in current market rental rates, the Company expects that the rental rates it is likely to achieve on new leases will generally be lower than the rates currently being paid, thereby resulting in less revenue from the same space.  As a result of the above factors, the Company’s future earnings and cash flow may continue to be negatively impacted by current market conditions affecting its commercial portfolio. 
 
 
 
45

 
 

 
The Company expects that the continued impact of the current state of the economy, including historically weak employment in certain of its markets, will continue to have a negative effect on the fundamentals of its business, including in particular lower occupancy and reduced effective rents, in respect of the Company’s commercial properties.  These conditions would negatively affect the Company’s future earnings and cash flow and could have a material adverse effect on the Company’s financial condition.  

As a result of the continued weakness in the Company's core office markets, the Company intends to continue to expand its holdings in the multi-family rental sector, which it believes has traditionally been a more stable product type.  The Company believes that the opportunity to invest in multi-family development properties at higher returns on cost will position the Company to potentially produce higher levels of net operating income than if the Company were to only purchase stabilized multi-family rental properties at market returns.  The Company anticipates that it will be several years before many of its multi-family development projects are income-producing.  The long-term nature of the Company’s multi-family strategy coupled with the continued weakness in the Company’s core office markets and the disposition of income-producing non-core office properties, to fund the Company’s multi-family rental acquisitions and development will likely result in declining net operating income and cash flow relative to historical returns. As the Company continues to execute its multi-family residential strategy, the Company believes that over the long-term its net operating income and cash flow will stabilize at levels less than historical or current returns.

As a result of the factors described above, the Company believes that there is a potential for one or more of the three nationally recognized statistical rating organizations to lower their current investment grade ratings on the Company’s senior unsecured debt to sub-investment grade in 2015.  Amongst other things, any such downgrade will increase the interest rate on outstanding borrowings under the Company’s $600 million unsecured revolving credit facility from LIBOR plus 130 basis points to LIBOR plus 170 basis points and the annual credit facility fee it pays will increase from 30 to 35 basis points.  In addition, a downgrade in its ratings to sub-investment grade would result in higher interest rates on senior unsecured debt that the Company may issue in the future as compared to issuing such debt with investment grade ratings.

Extended winter freeze conditions in early 2014 resulted in record electricity demand, as well as reduced natural gas production and distribution disruptions in the Company’s northeast markets.  These conditions in turn resulted in significant increases in the utility costs at most of the Company’s properties (including both natural gas and electricity prices – the latter now being heavily dependent on gas fired power plants).  The pricing situation has since stabilized and did not reoccur for the remainder of 2014 but could recur in future winters.  The Company expects to recover a portion of these additional costs pursuant to the terms of most of its leases with tenants.

The remaining portion of this Management’s Discussion and Analysis of Financial Condition and Results of Operations should help the reader understand our: 

 
 
 
 
· 
recent transactions;
· 
critical accounting policies and estimates;
· 
results of operations for the year ended December 31, 2014 as compared to the year ended December 31, 2013;
· 
results of operations for the year ended December 31, 2013 as compared to the year ended December 31, 2012; and
· 
liquidity and capital resources. 
 
 
 
 
46

 
 
 
Recent Transactions

Acquisitions
On April 10, 2014, the Company acquired Andover Place, a 220-unit multi-family rental property located in Andover, Massachusetts, for approximately $37.7 million in cash.  The purchase price for the property was funded primarily through borrowings under the Company’s unsecured revolving credit facility.

On December 2, 2014, the Company acquired developable land in Conshohocken, Pennsylvania, for approximately $15.3 million, which was funded using available cash.

Sales
The Company sold the following office properties during the year ended December 31, 2014 (dollars in thousands):


                             
                             
       
Rentable
   
Net
   
Net
       
Sale
   
# of
Square
   
Sales
   
Book
   
Realized
 
Date
Property/Address
Location
Bldgs.
 Feet
   
Proceeds
   
Value
   
Gain
 
04/23/14
22 Sylvan Way
Parsippany, New Jersey
 1
 249,409
 
$
 94,897
 
$
 60,244
 
$
 34,653
 
06/23/14
30 Knightsbridge Road (a)
Piscataway, New Jersey
 4
 680,350
   
 54,641
   
 52,361
   
 2,280
 
06/23/14
470 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
 1
 52,500
   
 7,195
   
 7,109
   
 86
 
06/23/14
530 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
 1
 57,204
   
 6,299
   
 6,235
   
 64
 
06/27/14
400 Rella Boulevard
Suffern, New York
 1
 180,000
   
 27,539
   
 10,938
   
 16,601
 
06/30/14
412 Mount Kemble Avenue (a)
Morris Township, New Jersey
 1
 475,100
   
 44,751
   
 43,851
   
 900
 
07/29/14
17-17 Route 208 North (a) (b)
Fair Lawn, New Jersey
 1
 143,000
   
 11,835
   
 11,731
   
 104
 
08/20/14
555, 565, 570 Taxter Road (a)
Elmsford, New York
 3
 416,108
   
 41,057
   
 41,057
   
 -
 
08/20/14
200, 220 White Plains Road (a)
Tarrytown, New York
 2
 178,000
   
 12,619
   
 12,619
   
 -
 
08/20/14
1266 East Main Street (a) (b)
Stamford, Connecticut
 1
 179,260
   
 18,406
   
 18,246
   
 160
 
                           
Totals
 
 16
 2,610,931
 
$
 319,239
 
$
 264,391
 
$
 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.  See Note 4: Investments in Unconsolidated Joint Ventures.  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 $20.8 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.

On January 1, 2014, the Company early adopted the new discontinued operations accounting standard and as the properties sold during the year ended December 31, 2014 did not represent a strategic shift (as the Company is not entirely exiting markets or property types), they have not been reflected as part of discontinued operations.

Unconsolidated Joint Venture Activity
On May 21, 2014, the Company entered into a joint venture agreement with Ironstate Harborside-A LLC (“ISA”) to form Harborside Unit A Urban Renewal, L.L.C. (“URL-Harborside”), a newly-formed joint venture that will develop, own and operate a high-rise tower of approximately 763 multi-family apartment units above a parking pedestal to be located on land contributed by the Company at its Harborside complex in Jersey City, New Jersey (the “URL Project”).  The construction of the URL Project is estimated to cost a total of approximately $320 million (of which development costs of $65.1 million have been incurred by URL-Harborside through December 31, 2014).  The URL Project is projected to be ready for occupancy by the fourth quarter of 2016.  The URL Project has been awarded up to $33 million in future tax credits (“URL Tax Credits”), subject to certain conditions, from the New Jersey Economic Development Authority.  The venture has an agreement to sell these credits, subject to certain conditions.  On August 1, 2014, the venture obtained a construction/permanent loan with a maximum borrowing amount of $192 million (with no balance currently outstanding as of December 31, 2014), which bears interest at a rate of 5.197 percent and matures in August 2029.  The Company currently expects that it will fund approximately $59.1 million of the remaining development costs of the project, net of the loan financing.

The Company owns an 85 percent interest in URL-Harborside and the remaining interest is owned by ISA, with shared control over major decisions such as, approval of budgets, property financings and leasing guidelines.  Upon entering into the joint venture, the Company’s initial contribution was $30.6 million, which included a capital credit of $30 per approved developable square foot for its contributed land aggregating approximately $20.6 million with the balance consisting of previously incurred development costs, and ISA’s initial contribution was approximately $5.4 million.  Included in the Company’s investment in the unconsolidated joint venture is its land contribution with a carrying amount of $5.5 million.  The Company has funded an additional $19.2 million in development costs for the venture through December 31, 2014.
 
 
 
47

 
 

 
On June 6, 2014, the Company and an affiliate of Keystone Property Group (“KPG”) acquired 50 percent tenants-in-common interests each for $62.5 million in Curtis Center, an 885,000 square foot commercial office property  located at 601 Walnut Street in Philadelphia, Pennsylvania (the “Curtis Center Property”), which amounted to a total purchase price of  approximately $125.0 million for the property.  In connection with the transaction, the Company provided short-term loans to KPG affiliates, as follows:  a 90-day, $52.3 million loan which bore interest at an annual rate of 3.5 percent payable at maturity, which was collateralized by the KPG affiliates’ interest in the Curtis Center Property; and a 90-day, $10 million loan which also bore interest at an annual rate of 3.5 percent payable at maturity.  The $10 million loan was repaid in full on September 2, 2014 and the $52.3 million loan was repaid in full on October 1, 2014.  The investments were funded by the Company primarily through borrowing under its revolving credit facility.  The venture plans to reposition the property into a mixed-use property by converting a portion of existing office space into multi-family rental apartments.

Simultaneous with the acquisition of the Curtis Center Property, the Company and a KPG affiliate formed a new joint venture named KPG-MCG Curtis JV, LLC (the “Curtis Center JV”), which master leased the Curtis Center Property from the acquisition entities for approximately 29 years at market-based terms.  The Company and the KPG affiliate both own a 50 percent interest in the Curtis Center JV, with shared control over major decisions.

On August 15, 2014, the Company acquired the equity interests of its joint venture partner in Overlook Ridge, L.L.C, Overlook Ridge JV, L.L.C. and Overlook Ridge JV 2C/3B, L.L.C. for $16.6 million, which was funded primarily through borrowing under the Company’s unsecured revolving credit facility.  As a result, the Company increased its ownership to 100 percent of the developable land and now consolidates these entities, which were previously accounted for through unconsolidated joint ventures (collectively, the “Consolidated Land”); and acquired an additional 25 percent, for a total of 50 percent of its subordinated, unconsolidated interests in two operating multi-family properties owned by those entities.  See Note 4: Investments in Unconsolidated Joint Ventures.  In conjunction with the Company’s acquisition of the Consolidated Land, the Company assumed loans with a total principal balance of $23.0 million, which bear interest in the range of LIBOR plus 2.50 to 3.50 percent.  See Note 10: Mortgages, Loans Payable and Other Obligations.

For the year ended December 31, 2014, included in general and administrative expense was an aggregate of approximately $2.1 million in transactions costs related to the Company’s property and joint venture acquisitions.


Critical Accounting Policies and Estimates

The Financial Statements have been prepared in conformity with generally accepted accounting principles.  The preparation of the Financial Statements requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the Financial Statements, and the reported amounts of revenues and expenses during the reported period.  These estimates and assumptions are based on management’s historical experience that are believed to be reasonable at the time.  However, because future events and their effects cannot be determined with certainty, the determination of estimates requires the exercise of judgment.  The Company’s critical accounting policies are those which require assumptions to be made about matters that are highly uncertain.  Different estimates could have a material effect on the Company’s financial results.  Judgments and uncertainties affecting the application of these policies and estimates may result in materially different amounts being reported under different conditions and circumstances.

Rental Property:
Rental properties are stated at cost less accumulated depreciation and amortization.  Costs directly related to the acquisition, development and construction of rental properties are capitalized.  Acquisition-related costs are expensed as incurred.  Capitalized development and construction costs include pre-construction costs essential to the development of the property, development and construction costs, interest, property taxes, insurance, salaries and other project costs incurred during the period of development.  Interest capitalized by the Company for the years ended December 31, 2014, 2013 and 2012 was $15.5 million, $12.9 million and $4.3 million, respectively.  Ordinary repairs and maintenance are expensed as incurred; major replacements and betterments, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.  Fully-depreciated assets are removed from the accounts.

The Company considers a construction project as substantially completed and held available for occupancy upon the substantial completion of tenant improvements, but no later than one year from cessation of major construction activity (as distinguished from activities such as routine maintenance and cleanup).  If portions of a rental project are substantially completed and occupied by tenants, or held available for occupancy, and other portions have not yet reached that stage, the substantially completed portions are accounted for as a separate project.  The Company allocates costs incurred between the portions under construction and the portions substantially completed and held available for occupancy, primarily based on a percentage of the relative square footage of each portion, and capitalizes only those costs associated with the portion under construction.
 
 
 
48

 
 

 
Properties are depreciated using the straight-line method over the estimated useful lives of the assets.  The estimated useful lives are as follows:

   
Leasehold interests
Remaining lease term
Buildings and improvements
5 to 40 years
Tenant improvements
The shorter of the term of the
 
related lease or useful life
Furniture, fixtures and equipment
5 to 10 years

Upon acquisition of rental property, the Company estimates the fair value of acquired tangible assets, consisting of land, building and improvements, and identified intangible assets and liabilities assumed, generally consisting of the fair value of (i) above and below market leases, (ii) in-place leases and (iii) tenant relationships.  The Company allocates the purchase price to the assets acquired and liabilities assumed based on their fair values. The Company records goodwill or a gain on bargain purchase (if any) if the net assets acquired/liabilities assumed exceed the purchase consideration of a transaction. In estimating the fair value of the tangible and intangible assets acquired, the Company considers information obtained about each property as a result of its due diligence and marketing and leasing activities, and utilizes various valuation methods, such as estimated cash flow projections utilizing appropriate discount and capitalization rates, estimates of replacement costs net of depreciation, and available market information.  The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant.

Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the remaining initial term plus the term of any below-market fixed rate renewal options for below-market leases.  The capitalized above-market lease values are amortized as a reduction of base rental revenue over the remaining terms of the respective leases, and the capitalized below-market lease values are amortized as an increase to base rental revenue over the remaining initial terms plus the terms of any below-market fixed rate renewal options of the respective leases.

Other intangible assets acquired include amounts for in-place lease values and tenant relationship values, which are based on management’s evaluation of the specific characteristics of each tenant’s lease and the Company’s overall relationship with the respective tenant.  Factors to be considered by management in its analysis of in-place lease values include an estimate of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases.  In estimating carrying costs, management includes real estate taxes, insurance and other operating expenses and estimates of lost rentals at market rates during the expected lease-up periods, depending on local market conditions.  In estimating costs to execute similar leases, management considers leasing commissions, legal and other related expenses.  Characteristics considered by management in valuing tenant relationships include the nature and extent of the Company’s existing business relationships with the tenant, growth prospects for developing new business with the tenant, the tenant’s credit quality and expectations of lease renewals.  The value of in-place leases are amortized to expense over the remaining initial terms of the respective leases.  The value of tenant relationship intangibles are amortized to expense over the anticipated life of the relationships.

On a periodic basis, management assesses whether there are any indicators that the value of the Company’s rental properties held for use may be impaired.  In addition to identifying any specific circumstances which may affect a property or properties, management considers other criteria for determining which properties may require assessment for potential impairment.  The criteria considered by management include reviewing low leased percentages, significant near-term lease expirations, recently acquired properties, current and historical operating and/or cash flow losses, near-term mortgage debt maturities or other factors that might impact the Company’s intent and ability to hold the property.  A property’s value is impaired only if management’s estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the property over the fair value of the property.  The Company’s estimates of aggregate future cash flows expected to be generated by each property are based on a number of assumptions.  These assumptions are generally based on management’s experience in its local real estate markets and the effects of current market conditions.  The assumptions are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and costs to operate each property.  As these factors are difficult to predict and are subject to future events that may alter management’s assumptions, the future cash flows estimated by management in its impairment analyses may not be achieved, and actual losses or impairments may be realized in the future.
 
 
 
 
49

 
 

 
Rental Property Held for Sale:
When assets are identified by management as held for sale, the Company discontinues depreciating the assets and estimates the sales price, net of selling costs, of such assets.  If, in management’s opinion, the estimated net sales price of the assets which have been identified as held for sale is less than the net book value of the assets, a valuation allowance is established.

If circumstances arise that previously were considered unlikely and, as a result, the Company decides not to sell a property previously classified as held for sale, the property is reclassified as held and used.  A property that is reclassified is measured and recorded individually at the lower of (a) its carrying amount before the property was classified as held for sale, adjusted for any depreciation (amortization) expense that would have been recognized had the property been continuously classified as held and used, or (b) the fair value at the date of the subsequent decision not to sell.

Investments in Unconsolidated Joint Ventures:
The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting.  The Company applies the equity method by initially recording these investments at cost, as Investments in Unconsolidated Joint Ventures, subsequently adjusted for equity in earnings and cash contributions and distributions.  The outside basis portion of the Company’s joint ventures is amortized over the anticipated useful lives of the underlying ventures’ tangible and intangible assets acquired and liabilities assumed.  Generally, the Company would discontinue applying the equity method when the investment (and any advances) is reduced to zero and would not provide for additional losses unless the Company has guaranteed obligations of the venture or is otherwise committed to providing further financial support for the investee.    If the venture subsequently generates income, the Company only recognizes its share of such income to the extent it exceeds its share of previously unrecognized losses.

On a periodic basis, management assesses whether there are any indicators that the value of the Company’s investments in unconsolidated joint ventures may be impaired.  An investment is impaired only if management’s estimate of the value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the value of the investment.  The Company’s estimates of value for each investment (particularly in real estate joint ventures) are based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and operating costs.  As these factors are difficult to predict and are subject to future events that may alter management’s assumptions, the values estimated by management in its impairment analyses may not be realized, and actual losses or impairment may be realized in the future.  See Note 4: Investments in Unconsolidated Joint Ventures – to the Financial Statements.

Revenue Recognition:
Base rental revenue is recognized on a straight-line basis over the terms of the respective leases.  Unbilled rents receivable represents the cumulative amount by which straight-line rental revenue exceeds rents currently billed in accordance with the lease agreements.

Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the remaining initial term plus the term of any below-market fixed-rate renewal options for below-market leases.  The capitalized above-market lease values for acquired properties are amortized as a reduction of base rental revenue over the remaining terms of the respective leases, and the capitalized below-market lease values are amortized as an increase to base rental revenue over the remaining initial terms plus the terms of any below-market fixed-rate renewal options of the respective leases.

Escalations and recoveries from tenants are received from tenants for certain costs as provided in the lease agreements.  These costs generally include real estate taxes, utilities, insurance, common area maintenance and other recoverable costs.

Construction services revenue includes fees earned and reimbursements received by the Company for providing construction management and general contractor services to clients.  Construction services revenue is recognized on the percentage of completion method.  Using this method, profits are recorded on the basis of our estimates of the overall profit and percentage of completion of individual contracts.  A portion of the estimated profits is accrued based upon estimates of the percentage of completion of the construction contract.  This revenue recognition method involves inherent risks relating to profit and cost estimates.
 
 
 
50

 
 

 
Real estate services revenue includes property management, development and leasing commission fees and other services, and payroll and related costs reimbursed from clients.  Fee income derived from the Company’s unconsolidated joint ventures (which are capitalized by such ventures) are recognized to the extent attributable to the unaffiliated ownership interests.

Parking income includes income from parking spaces leased to tenants and others.

Other income includes income from tenants for additional services arranged for by the Company and income from tenants for early lease terminations.

Allowance for Doubtful Accounts:
Management performs a detailed review of amounts due from tenants to determine if an allowance for doubtful accounts is required based on factors affecting the collectability of the accounts receivable balances. The factors considered by management in determining which individual tenant receivable balances, or aggregate receivable balances, require a collectability allowance include the age of the receivable, the tenant’s payment history, the nature of the charges, any communications regarding the charges and other related information. Management’s estimate of the allowance for doubtful accounts requires management to exercise significant judgment about the timing, frequency and severity of collection losses, which affects the allowance and net income.

Discontinued Operations:
In April 2014, the FASB issued guidance related to the reporting of discontinued operation and disclosures of disposals of components of an entity.  This guidance defines a discontinued operation as a component or group of components disposed or classified as held for sale and represents a strategic shift that has (or will have) a major effect on an entity’s operations and final result; the guidance states that a strategic shift could include a disposal of a major geographical area of operations, a major line of business, a major equity method investment or other major parts of an entity.  The guidance also provides for additional disclosure requirements in connection with both discontinued operations and other dispositions not qualifying as discontinued operations.  The guidance will be effective for all companies for annual and interim periods beginning on or after December 15, 2014. The guidance applies prospectively to new disposals and new classifications of disposal groups as held for sale after the effective date.  All entities may early adopt the guidance for new disposals (or new classifications as held for sale) that have not been reported in financial statements previously issued or available for issuance. The Company has elected to early adopt this standard effective with the interim period beginning January 1, 2014. Prior to January 1, 2014, properties identified as held for sale and/or disposed of were presented in discontinued operations for all periods presented. See Note 7: Discontinued Operations – to the Financial Statements.


Results From Operations

The following comparisons for the year ended December 31, 2014 (“2014”), as compared to the year ended December 31, 2013 (“2013”), and for 2013 as compared to the year ended December 31, 2012 (“2012”) make reference to the following:  (i) the effect of the “Same-Store Properties,” which represent all in-service properties owned by the Company at December 31, 2012, (for the 2014 versus 2013 comparisons), and which represent all in-service properties owned by the Company at December 31, 2011 (for the 2013 versus 2012 comparisons), excluding properties sold through December 31, 2014; (ii) the effect of the “Acquired Properties,” which represent all properties acquired by the Company or commencing initial operation from January 1, 2013 through December 31, 2014 (for the 2014 versus 2013 comparisons), and which represents all properties acquired by the Company or commencing initial operations from January 1, 2012 through December 31, 2013 (for the 2013 versus 2012 comparisons), and (iii) the effect of “Properties Sold in 2014,” which represent properties sold by the Company during the year ended December 31, 2014.   



 
51

 


Year Ended December 31, 2014 Compared to Year Ended December 30, 2013


                       
                       
   
     Year Ended
           
   
       December 31,
   
Dollar
  Percent
 
(dollars in thousands)
 
2014
   
2013
   
Change
  Change
 
Revenue from rental operations and other:
                     
Base rents
$
 516,727
 
$
 540,165 
 
$
 (23,438)
 
 (4.3)
%
Escalations and recoveries from tenants
 
 78,554 
   
 72,758 
   
 5,796 
 
 8.0 
 
Parking income
 
 9,107 
   
 6,840 
   
 2,267 
 
 33.1 
 
Other income
 
 3,773 
   
 4,683 
   
 (910)
 
 (19.4)
 
Total revenues from rental operations
 
 608,161
   
 624,446 
   
 (16,285)
 
 (2.6)
 
                       
Property expenses:
                     
Real estate taxes
 
 90,750 
   
 85,574 
   
 5,176 
 
 6.0 
 
Utilities
 
 72,822 
   
 63,622 
   
 9,200 
 
 14.5 
 
Operating services
 
 112,621 
   
 105,278 
   
 7,343 
 
 7.0 
 
Total property expenses
 
 276,193 
   
 254,474 
   
 21,719 
 
 8.5 
 
                       
Non-property revenues:
                     
Construction services
 
 -
   
 15,650 
   
 (15,650)
 
 (100.0)
 
Real estate services
 
 28,638 
   
 26,935 
   
 1,703 
 
 6.3 
 
Total non-property revenues
 
 28,638 
   
 42,585 
   
 (13,947)
 
 (32.8)
 
                       
Non-property expenses:
                     
Direct construction costs
 
 -
   
 14,945 
   
 (14,945)
 
 (100.0)
 
Real estate services expenses
 
 26,136 
   
 22,716 
   
 3,420 
 
 15.1 
 
General and administrative
 
 73,169
   
 47,682 
   
 25,487
 
 53.5
 
Depreciation and amortization
 
 172,490 
   
 182,766 
   
 (10,276)
 
 (5.6)
 
Impairments
 
 -
   
 110,853 
   
 (110,853)
 
 (100.0)
 
Total non-property expenses
 
 271,795
   
 378,962 
   
 (107,167)
 
 (28.3)
 
Operating income (loss)
 
 88,811
   
 33,595 
   
 55,216
 
 164.4
 
Other (expense) income:
                     
Interest expense
 
 (112,878)
   
 (123,701)
   
 10,823 
 
 8.7 
 
Interest and other investment income
 
 3,615 
   
 2,903 
   
 712 
 
 24.5 
 
Equity in earnings (loss) of unconsolidated joint ventures
 
 (2,423)
   
 (2,327)
   
 (96)
 
 (4.1)
 
Realized gains (losses) on disposition
                     
   of rental property, net
 
 54,848 
   
 -
   
 54,848 
 
 -
 
Loss from early extinguishment of debt
 
 (582)
   
 (156)
   
 (426)
 
 (273.1)
 
Total other (expense) income
 
 (57,420)
   
 (123,281)
   
 65,861 
 
 53.4 
 
Income (loss) from continuing operations
 
 31,391
   
 (89,686)
   
 121,077
 
 135.0
 
Discontinued operations:
                     
Income from discontinued operations
 
 -
   
 11,811 
   
 (11,811)
 
 (100.0)
 
Loss on early extinguishment of debt
 
 -
   
 (703)
   
 703 
 
 100.0 
 
Realized gains (losses) and unrealized losses on
                     
disposition of rental property and impairments, net
 
 -
   
 59,520 
   
 (59,520)
 
 (100.0)
 
Total discontinued operations, net
 
 -
   
 70,628 
   
 (70,628)
 
 (100.0)
 
Net income
 
 31,391
   
 (19,058)
   
 50,449
 
 264.7
 
Noncontrolling interest in consolidated joint ventures
 
 778 
   
 2,199 
   
 (1,421)
 
 (64.6)
 
Noncontrolling interest in Operating Partnership
 
 (3,602)
   
 10,459 
   
 (14,061)
 
 (134.4)
 
Noncontrolling interest in discontinued operations
 
 -
   
 (8,509)
   
 8,509 
 
 100.0 
 
Net income available to common shareholders
$
 28,567
 
$
 (14,909)
 
$
 43,476
 
 291.6
%



 
52

 


The following is a summary of the changes in revenue from rental operations and property expenses in 2014 as compared to 2013 divided into Same-Store Properties, Acquired Properties and Properties Sold in 2014:


                                               
                                               
   
Total
     
Same-Store
     
Acquired
     
Properties
 
   
Company
     
Properties
     
Properties
     
Sold in 2014
 
   
Dollar
 
                Percent
   
Dollar
 
       Percent
   
Dollar
 
           Percent
 
Dollar
 
                  Percent
(dollars in thousands)
 
Change
 
                  Change
   
Change
 
       Change
   
Change
 
            Change
 
Change
 
                  Change
Revenue from rental
                                             
  operations and other:
                                             
Base rents
$
 (23,438)
 
 (4.3)
%
 
$
 (13,831)
 
 (2.5)
%
 
$
 13,073 
 
 2.4 
%
 
$
 (22,680)
 
 (4.2)
%
Escalations and recoveries
                             
 
             
  from tenants
 
 5,796 
 
 8.0 
     
 8,840 
 
 12.2 
     
 1,042 
 
 1.4 
     
 (4,086)
 
 (5.6)
 
Parking income
 
 2,267 
 
 33.1 
     
 (210)
 
 (3.1)
     
 2,485 
 
 36.3 
     
 (8)
 
 (0.1)
 
Other income
 
 (910)
 
 (19.4)
     
 (1,475)
 
 (31.5)
     
 644 
 
 13.8 
     
 (79)
 
 (1.7)
 
Total
$
 (16,285)
 
 (2.6)
%
 
$
 (6,676)
 
 (1.0)
%
 
$
 17,244 
 
 2.7 
%
 
$
 (26,853)
 
 (4.3)
%
                                               
Property expenses:
                                             
Real estate taxes
$
 5,176 
 
 6.0 
%
 
$
 6,113 
 
 7.1 
%
 
$
 2,483 
 
 2.9 
%
 
$
 (3,420)
 
 (4.0)
%
Utilities
 
 9,200 
 
 14.5 
     
 11,025 
 
 17.3 
     
 862 
 
 1.4 
     
 (2,687)
 
 (4.2)
 
Operating services
 
 7,343 
 
 7.0 
     
 9,149 
 
 8.7 
     
 2,732 
 
 2.6 
     
 (4,538)
 
 (4.3)
 
Total
$
 21,719 
 
 8.5 
%
 
$
 26,287 
 
 10.3 
%
 
$
 6,077 
 
 2.4 
%
 
$
 (10,645)
 
 (4.2)
%
                                               
OTHER DATA:
                                             
Number of Consolidated Properties
 
 232 
         
 224 
         
 8 
         
 16 
     
Commercial Square feet (in thousands)
 
 25,363 
         
 25,137 
         
 226 
         
 2,611 
     
Multi-family portfolio (number of units)
 
 1,301 
         
 -
         
 1,301 
         
 -
     

Base rents for the Same-Store Properties decreased $13.8 million, or 2.5 percent, for 2014 as compared to 2013, due primarily to a decrease in occupancy and rental rates in 2014 as compared to 2013.  Escalations and recoveries from tenants for the Same-Store Properties increased $8.8 million, or 12.2 percent, for 2014 over 2013 due primarily to recoveries from tenants of higher electric expenses in 2014 which the Company partially recovers from tenants pursuant to the terms of most of its leases.  Related to the Company’s recovery from tenants of the increases in 2014 of real estate taxes and operating services, the portion the Company is recovering of those expenses has generally been reduced in 2014 primarily as a result of lower occupancies, in conjunction with the re-set of base years on new and renewed leases, in 2014.  Parking income for the Same-Store Properties was relatively unchanged for 2014 as compared to 2013.  Other income for the Same-Store Properties decreased $1.5 million, or 31.5 percent, due primarily to a decrease in lease breakage fees recognized in 2014 as compared to 2013.

Real estate taxes on the Same-Store Properties increased $6.1 million, or 7.1 percent, for 2014 as compared to 2013. The change in real estate taxes principally results from a decrease in tax appeal proceeds received in 2014 as compared to 2013.  Real estate taxes, without the effect of net tax appeal proceeds, increased $0.7 million, or 0.9 percent, for 2014 as compared to 2013 due primarily to increased rates.  Utilities for the Same-Store Properties increased $11.0 million, or 17.3 percent, for 2014 as compared to 2013.  As more fully discussed in the “Executive Overview”, extended winter freeze conditions in early 2014 caused record electricity demand, and combined with reduced natural gas production and distribution disruptions, resulted in significant market price increases for electricity during the period.  Operating services for the Same-Store Properties increased $9.1 million, or 8.7 percent, due primarily to an increase in repairs and maintenance, snow removal and insurance costs for 2014 as compared to 2013.

Construction services revenue decreased $15.7 million to zero and direct construction costs decreased $14.9 million to zero in 2014 as compared to 2013 due to the Company’s phase out of this business segment.  Real estate services revenues (primarily reimbursement of property personnel costs) increased by $1.7 million, or 6.3 percent, for 2014 as compared to 2013, due primarily to increased development and management activity in multi-family services in 2014 as compared to 2013.  Real estate services expenses increased $3.4 million, or 15.1 percent, for 2014 as compared to 2013.  This increase was due primarily to increased compensation and related costs from increased development and management activity in multifamily services in 2014 as compared to 2013.

General and administrative expenses increased $25.5 million in 2014 as compared to 2013, which was primarily due to severance costs related to the pending departure of the Company’s Chief Executive Officer and the departure of certain of the Company’s other executive officers in 2014.


 
53

 

Depreciation and amortization decreased by $10.3 million, or 5.6 percent, for 2014 over 2013.  This decrease was due primarily to a decrease of $4.6 million for the Same-Store Properties due to assets becoming fully amortized, and a decrease of $8.7 million for 2014 as compared to 2013 for the properties sold in 2014 (which were not classified as discontinued operations).  These were partially offset by an increase of $3.0 million for 2014 as compared to 2013 for the Acquired Properties.

The Company recorded $110.9 million in impairment charges in 2013, primarily on 18 properties to reduce their carrying values to their estimated fair market values, with no such charges taken in 2014.

Interest expense decreased by $10.8 million, or 8.7 percent, for 2014 as compared to 2013.  This decrease was primarily the result of lower overall average debt balances in 2014 as compared to 2013.

Interest and other investment income increased $0.7 million, or 24.5 percent, for 2014 as compared to 2013.  This was primarily due to interest income on higher average notes receivable balances in 2014.

Equity in earnings of unconsolidated joint ventures decreased $0.1 million, or 4.1 percent, for 2014 as compared to 2013.  The Company had decreased income in 2014 of $1.4 million from the Stamford SM venture (due to the venture’s note receivable being repaid in 2014), and an increased loss of $1.2 million in 2014 from the PruRose Riverwalk G venture.  These were partially offset by increased income of $2.5 million from the Crystal House Apartments Investors venture in 2014 (as a result of the joint venture being entered into in March 2013).

The Company had realized gains on disposition of rental property of $54.8 million in 2014 (which were not classified as discontinued operations).  See Note 3: Real Estate Transactions – Sales – to the Financial Statements.

In 2014, the Company recognized losses from early extinguishment of debt of $582,000 as compared to $156,000 in 2013.  The 2014 amount was due to the early redemption of $150 million principal amount of 5.125 percent Notes in December 2014, which were scheduled to mature in January 2015.  The 2013 amount was due to the partial early termination and extension of the Company’s revolving credit facility as a result of decreased participation of certain lenders in the facility.

Income from continuing operations increased to $31.4 million in 2014 from a loss of $89.7 million in 2013.  The increase of $121.1 million was due to the factors discussed above.

Net income available to common shareholders increased by $43.5 million, or 291.6 percent, from a loss of $14.9 million in 2013 to income of $28.6 million in 2014.  The increase was primarily due to an increase in income from continuing operations of $121.1 million for 2014 as compared to 2013 (mostly due to the impairment charges in 2013 of $110.9 million), an impairment charge of $23.9 million on discontinued operations in 2013, a decrease in noncontrolling interest in discontinued operations of $8.5 million for 2014 as compared to 2013 and a loss on early extinguishment of debt of $0.7 million in 2013.  These were partially offset by realized gains on disposition of rental property, net of $83.4 million in 2013 (which were classified as discontinued operations), a decrease in noncontrolling interest in Operating Partnership of $14.1 million for 2014 as compared to 2013, a decrease in income from discontinued operations of $11.8 million for 2014 as compared to 2013, and a decrease in noncontrolling interest in consolidated joint ventures of $1.4 million for 2014 as compared to 2013.


 
54

 


Year Ended December 31, 2013 Compared to Year Ended December 31, 2012

                       
                       
   
      Year Ended
           
   
      December 31,
   
Dollar
 
                Percent
(dollars in thousands)
 
2013
   
2012
   
Change
 
                 Change
Revenue from rental operations and other:
                     
Base rents
$
 540,165 
 
$
 535,822 
 
$
 4,343 
 
 0.8 
%
Escalations and recoveries from tenants
 
 72,758 
   
 74,535 
   
 (1,777)
 
 (2.4)
 
Parking income
 
 6,840 
   
 6,021 
   
 819 
 
 13.6 
 
Other income
 
 4,683 
   
 12,091 
   
 (7,408)
 
 (61.3)
 
Total revenues from rental operations
 
 624,446 
   
 628,469 
   
 (4,023)
 
 (0.6)
 
                       
Property expenses:
                     
Real estate taxes
 
 85,574 
   
 86,683 
   
 (1,109)
 
 (1.3)
 
Utilities
 
 63,622 
   
 58,267 
   
 5,355 
 
 9.2 
 
Operating services
 
 105,278 
   
 97,005 
   
 8,273 
 
 8.5 
 
Total property expenses
 
 254,474 
   
 241,955 
   
 12,519 
 
 5.2 
 
                       
Non-property revenues:
                     
Construction services
 
 15,650 
   
 13,557 
   
 2,093 
 
 15.4 
 
Real estate services
 
 26,935 
   
 8,606 
   
 18,329 
 
 213.0 
 
Total non-property revenues
 
 42,585 
   
 22,163 
   
 20,422 
 
 92.1 
 
                       
Non-property expenses:
                     
Direct construction costs
 
 14,945 
   
 12,647 
   
 2,298 
 
 18.2 
 
Real estate services expenses
 
 22,716 
   
 3,746 
   
 18,970 
 
 506.4 
 
General and administrative
 
 47,682 
   
 47,664 
   
 18 
 
 0.0 
 
Depreciation and amortization
 
 182,766 
   
 174,333 
   
 8,433 
 
 4.8 
 
Impairments
 
 110,853 
   
 9,845 
   
 101,008 
 
 1,026.0 
 
Total non-property expenses
 
 378,962 
   
 248,235 
   
 130,727 
 
 52.7 
 
Operating income
 
 33,595 
   
 160,442 
   
 (126,847)
 
 (79.1)
 
Other (expense) income:
                     
Interest expense
 
 (123,701)
   
 (122,039)
   
 (1,662)
 
 (1.4)
 
Interest and other investment income
 
 2,903 
   
 34 
   
 2,869 
 
 8,438.2 
 
Equity in earnings (loss) of unconsolidated joint ventures
 
 (2,327)
   
 4,089 
   
 (6,416)
 
 (156.9)
 
Loss from early extinguishment of debt
 
 (156)
   
 (4,960)
   
 4,804 
 
 96.9 
 
Total other (expense) income
 
 (123,281)
   
 (122,876)
   
 (405)
 
 (0.3)
 
Income (loss) from continuing operations
 
 (89,686)
   
 37,566 
   
 (127,252)
 
 (338.7)
 
Discontinued operations:
                     
Income from discontinued operations
 
 11,811 
   
 21,878 
   
 (10,067)
 
 (46.0)
 
Loss from early extinguishment of debt
 
 (703)
   
 -
   
 (703)
 
 -
 
Realized gains (losses) and unrealized losses on
                     
   disposition of rental property and impairments, net
 
 59,520 
   
 (13,175)
   
 72,695 
 
 551.8 
 
Total discontinued operations, net
 
 70,628 
   
 8,703 
   
 61,925 
 
 711.5 
 
Net income (loss)
 
 (19,058)
   
 46,269 
   
 (65,327)
 
 (141.2)
 
Noncontrolling interest in consolidated joint ventures
 
 2,199 
   
 330 
   
 1,869 
 
 566.4 
 
Noncontrolling interest in Operating Partnership
 
 10,459 
   
 (4,619)
   
 15,078 
 
 326.4 
 
Noncontrolling interest in discontinued operations
 
 (8,509)
   
 (1,058)
   
 (7,451)
 
 (704.3)
 
Net income (loss) available to common shareholders
$
 (14,909)
 
$
 40,922 
 
$
 (55,831)
 
 (136.4)
%



 
55

 


The following is a summary of the changes in revenue from rental operations and property expenses in 2013 as compared to 2012 divided into Same-Store Properties and Acquired Properties:

                                     
                                     
   
Total
     
Same-Store
     
Acquired
   
   
Company
     
Properties
     
Properties
   
   
Dollar
 
                Percent
   
Dollar
 
                Percent
   
Dollar
 
                      Percent
 
(dollars in thousands)
 
Change
 
                Change
   
Change
 
                 Change
   
Change
 
                       Change
 
Revenue from rental
                                   
  operations and other:
                                   
Base rents
$
 4,343 
 
0.8
%
 
$
 (9,602)
 
(1.8)
%
 
$
 13,945 
 
2.6
%
 
Escalations and recoveries
                             
 
   
  from tenants
 
 (1,777)
 
(2.4)
     
 (2,700)
 
(3.6)
     
 923 
 
1.2
   
Parking income
 
 819 
 
13.6
     
 (335)
 
(5.6)
     
 1,154 
 
19.2
   
Other income
 
 (7,408)
 
(61.3)
     
 (7,998)
 
(66.2)
     
 590 
 
4.9
   
Total
$
 (4,023)
 
(0.6)
%
 
$
 (20,635)
 
(3.3)
%
 
$
 16,612 
 
2.7
%
 
                                     
Property expenses:
                                   
Real estate taxes
$
 (1,109)
 
(1.3)
%
 
$
 (3,161)
 
(3.7)
%
 
$
 2,052 
 
2.4
%
 
Utilities
 
 5,355 
 
9.2
     
 4,326 
 
7.4
     
 1,029 
 
1.8
   
Operating services
 
 8,273 
 
8.5
     
 6,380 
 
6.6
     
 1,893 
 
1.9
   
Total
$
 12,519 
 
5.2
%
 
$
 7,545 
 
3.1
%
 
$
 4,974 
 
2.1
%
 
                                     
OTHER DATA:
                                   
Number of Consolidated Properties
 
 247 
         
 240 
         
 7 
       
Commercial Square feet (in thousands)
 
 27,975 
         
 27,749 
         
 226 
       
Multi-family portfolio (number of units)
 
 1,081 
         
 -
         
 1,081 
       

Base rents for the Same-Store Properties decreased $9.6 million, or 1.8 percent, for 2013 as compared to 2012, due primarily to a decrease in occupancy and rental rates in 2013 as compared to 2012.  Escalations and recoveries from tenants for the Same-Store Properties decreased $2.7 million, or 3.6 percent, for 2013 over 2012, due primarily to lower recoveries from tenants in 2013 (as a result of lower occupancies and the re-set of base years on new and renewed leases) as well as reimbursing tenants for their share of the tax appeal proceeds received in the periods.  Parking income for the Same-Store Properties decreased $0.3 million, or 5.6 percent, due primarily to decreased usage in 2013 as compared to 2012.  Other income for the Same-Store Properties decreased $8.0 million, or 66.2 percent, due primarily to a decrease in lease breakage fees recognized in 2013 as compared to 2012.

Real estate taxes on the Same-Store Properties decreased $3.2 million, or 3.7 percent, for 2013 as compared to 2012. The change in real estate taxes principally results from tax appeal proceeds, net of associated professional fees, increasing by approximately $3.2 million from 2012 to 2013.  Real estate taxes, without the effect of net tax appeal proceeds, did not increase significantly in 2013 compared to 2012.  Utilities for the Same-Store Properties increased $4.3 million, or 7.4 percent, for 2013 as compared to 2012, due primarily to increased rates in 2013 as compared to 2012.  Operating services for the Same-Store Properties increased $6.4 million, or 6.6 percent, due primarily to an increase in snow removal costs of $3.1 million and in maintenance costs of $2.5 million for 2013 as compared to 2012.

Construction services revenue increased $2.1 million, or 15.4 percent, in 2013 as compared to 2012, due primarily to increased revenue from construction contracts in 2013.  Real estate services revenues (primarily reimbursement of property personnel costs) increased by $18.3 million, or 213.0 percent, for 2013 as compared to 2012, due primarily to the full year effect of Roseland (which was acquired in 2012).

Direct construction costs increased $2.3 million, or 18.2 percent, in 2013 as compared to 2012, due primarily to increased costs from construction contracts in 2013.

Real estate services expenses increased $19.0 million, or 506.4 percent, for 2013 as compared to 2012.  This increase was due primarily to compensation costs related to Roseland (which was acquired in late 2012).

General and administrative expenses was relatively unchanged for 2013 as compared to 2012.  Roseland general and administrative expenses increased by $8.2 million for 2013 as compared to 2012 due to the full year effect of Roseland (which was acquired in late 2012).  This was partially offset by transaction costs incurred of $5.8 million in 2012 in conjunction with the Roseland Transaction, and $1.4 million in costs related to the departure of one of the Company’s executive vice presidents in 2012.
 
 
 
56

 
 

 
Depreciation and amortization increased by $8.4 million, or 4.8 percent, for 2013 over 2012.  This increase was due primarily to an increase of $11.7 million for 2013 as compared to 2012 related to depreciation and amortization on assets from Roseland and the Acquired Properties, partially offset by assets becoming fully amortized in 2013.

The Company recorded $110.9 million in impairment charges in 2013 on 18 properties in order to reduce their carrying values to their estimated fair market values.

In 2012, the Company incurred impairment charges totaling $9.8 million, consisting of: (i) an impairment charge on other investments of $6.3 million in connection with a write-down of the Company’s development rights in an East Rutherford, New Jersey mixed use development project;  (ii) an impairment charge of approximately $3.0 million on one of its properties in Greenbelt, Maryland; and (iii) an impairment charge on another rental property investment of $0.5 million related to an office property in Newark, New Jersey.

Interest expense increased $1.7 million, or 1.4 percent, for 2013 as compared to 2012.  This increase was primarily as a result of higher average debt balances in 2013, partially offset by higher capitalized interest in 2013, as a result of increased development activity in 2013.

Interest and other investment income increased $2.9 million for 2013 as compared to 2012.  This was primarily due to a benefit of $2.3 million in 2013 related to changes in the Roseland Transaction Earn-Out.

Equity in earnings of unconsolidated joint ventures decreased $6.4 million, or 156.9 percent, for 2013 as compared to 2012.  The decrease was due primarily to increased losses of $6.2 million from the joint venture interests acquired in the Roseland Transaction in late 2012 and a loss in 2013 of $2.6 million from the Crystal House Apartments venture (which was entered into in March 2013), partially offset by increased income of $1.1 million from the sale of the Boston Downtown Crossing venture for 2013 as compared to 2012.

In 2012, the Company recognized losses from early extinguishment of debt of $5.0 million compared to $156,000 in 2013.  The 2012 losses resulted primarily from approximately $4.4 million due to the early redemption of senior unsecured notes and approximately $0.5 million for the early repayment of a mortgage loan on the Company’s property in Woodbridge, New Jersey.  The 2013 amount was due to the partial early termination and extension of the Company’s revolving credit facility as a result of decreased participation of certain lenders in the facility.

Income from continuing operations decreased to a loss of $89.7 million in 2013 from income of $37.6 million in 2012.  The decrease of $127.3 million was due to the factors discussed above.

Net income available to common shareholders decreased by $55.8 million, or 136.4 percent, from income of $40.9 million in 2012 to a loss of $14.9 million in 2013.  The decrease was primarily the result of a decrease in income from continuing operations of $127.3 million for 2013 as compared to 2012, an impairment charge of $23.9 million on discontinued operations in 2013, a decrease in income from discontinued operations of $10.1 million for 2013 as compared to 2012, an increase in noncontrolling interest in discontinued operations of approximately $7.4 million for 2013 as compared to 2012, realized gains on disposition of rental property of $2.3 million in 2012, and a loss on early extinguishment of debt on discontinued operations of $0.7 million in 2013.  These were partially offset by a realized gain on disposition of rental property of $83.4 million in 2013, a decrease in noncontrolling interest in Operating Partnership of $15.1 million for 2013 as compared to 2012, an impairment charge on discontinued operations of $8.4 million in 2012, an unrealized loss on disposition of rental property of $7.1 million in 2012 and an increase in noncontrolling interest in consolidated joint ventures of $1.9 million for 2013 as compared to 2012.

LIQUIDITY AND CAPITAL RESOURCES

Liquidity

Overview:
Historically, rental revenue has been the Company’s principal source of funds to pay operating expenses, debt service, capital expenditures and dividends, excluding non-recurring capital expenditures.  To the extent that the Company’s cash flow from operating activities is insufficient to finance its non-recurring capital expenditures such as property acquisitions, development and construction costs and other capital expenditures, the Company has and expects to continue to finance such activities through borrowings under its revolving credit facility, other debt and equity financings, proceeds from the sale of properties and joint venture capital.


 
57

 

The Company believes that with the reduced demand for suburban office properties in recent years, it is reasonably likely that vacancy rates in the office sector may continue to increase, effective rental rates on new and renewed leases at office properties may continue to decrease and tenant installation costs at office properties, including concessions, may continue to increase in most or all of its markets in 2014 and possibly beyond.  As a result of the potential negative effects on the Company’s revenue from the overall reduced demand for office space and the redeployment of capital from the sale of income-producing office properties to fund the Company’s expansion into the multi-family rental sector, the Company’s cash flow could be insufficient to cover increased tenant installation costs over the short-term.  If this situation were to occur, the Company expects that it would finance any shortfalls through borrowings under its revolving credit facility and other debt and equity financings.

The Company expects to meet its short-term liquidity requirements generally through its working capital, which may include proceeds from the sales of office properties, net cash provided by operating activities and from its revolving credit facility.  The Company frequently examines potential property acquisitions and development projects and, at any given time, one or more of such acquisitions or development projects may be under consideration.  Accordingly, the ability to fund property acquisitions and development projects is a major part of the Company’s financing requirements.  The Company expects to meet its financing requirements through funds generated from operating activities, to the extent available, proceeds from property sales, joint venture capital, long-term and short-term borrowings (including draws on the Company’s revolving credit facility) and the issuance of additional debt and/or equity securities.

Repositioning of the Company’s Portfolio:
The Company continually reviews its portfolio and opportunities to divest office properties that no longer meet its long-term strategy, have reached their potential, are less efficient to operate, or when market conditions are favorable to be sold at attractive prices.  The Company anticipates redeploying the proceeds from sales of office and office/flex properties in the near-term to develop, redevelop and acquire multi-family rental properties as well as reposition certain office properties into multi-family/mixed use properties, in its core Northeast sub-markets as part of its overall strategy to reposition its portfolio from office and office/flex to a mix of office, office/flex and multi-family rental properties.  In continuation of this strategy, the Company entered into the following transactions:

Construction Projects:
On May 21, 2014, the Company entered into a joint venture agreement with Ironstate Harborside-A LLC (“ISA”) to form Harborside Unit A Urban Renewal, L.L.C. (“URL-Harborside”), a newly-formed joint venture that will develop, own and operate a high-rise tower of approximately 763 multi-family apartment units above a parking pedestal to be located on land contributed by the Company at its Harborside complex in Jersey City, New Jersey (the “URL Project”).  The construction of the URL Project is estimated to cost a total of approximately $320 million (of which development costs of $65.1 million have been incurred by URL-Harborside through December 31, 2014).  The URL Project is projected to be ready for occupancy by the fourth quarter of 2016.  The URL Project has been awarded up to $33 million in future tax credits (“URL Tax Credits”), subject to certain conditions, from the New Jersey Economic Development Authority.  The venture has an agreement to sell these credits, subject to certain conditions.  On August 1, 2014, the venture obtained a construction/permanent loan with a maximum borrowing amount of $192 million (with no balance currently outstanding as of December 31, 2014), which bears interest at a rate of 5.197 percent and matures in August 2029.  The Company currently expects that it will fund approximately $59.1 million of the remaining development costs of the project, net of the loan financing.

The Company owns an 85 percent interest in URL-Harborside and the remaining interest is owned by ISA, with shared control over major decisions such as, approval of budgets, property financings and leasing guidelines.  Upon entering into the joint venture, the Company’s initial contribution was $30.6 million, which included a capital credit of $30 per approved developable square foot for its contributed land aggregating approximately $20.6 million with the balance consisting of previously incurred development costs, and ISA’s initial contribution was approximately $5.4 million.  Included in the Company’s investment in the unconsolidated joint venture is its land contribution with a carrying amount of $5.5 million.  The Company has funded an additional $19.2 million in development costs for the venture through December 31, 2014.

In July 2012, the Company entered into a ground lease with Wegmans Food Markets, Inc. (“Wegmans”) at the Company’s undeveloped site located at Sylvan Way and Ridgedale Avenue in Hanover Township, New Jersey. Subject to receiving all necessary governmental approvals, Wegmans intends to construct a store of approximately 140,000 square feet on a finished pad scheduled to be completed in late 2016.  The Company expects to incur costs of approximately $25.3 million for the development of the site (of which the Company has incurred $8.0 million through December 31, 2014). 

On August 22, 2013, the Company contributed an additional $4.9 million and the operating agreement of Eastchester was modified which increased the Company’s effective ownership to 76.25 percent, with the remaining 23.75 percent owned by HVLH.  The agreement also provided the Company with control of all major decisions.  Accordingly, effective August 22, 2013, the Company consolidated Eastchester under the provisions of ASC 810, Consolidation.  As the carrying value approximated the fair value of the net assets acquired, there was no holding period gain or loss recognized on this transaction.  The Company had acquired a 26.25 percent interest in a to-be-built, 108-unit multi-family rental property located in Eastchester, New York (the “Eastchester Project”) for approximately $2.1 million.  The remaining interests in the development project-owning entity, 150 Main Street, L.L.C. (“Eastchester”) was owned 26.25 percent by JMP Eastchester, L.L.C. and 47.5 percent by Hudson Valley Land Holdings, L.L.C. (“HVLH”).  The Eastchester Project began construction in late 2013.  Estimated total development costs of $50 million (of which $13.9 million have been incurred through December 31, 2014) are expected to be funded with a $28.8 million construction loan and the balance of $21.2 million from member’s capital, of which the Company’s share is $20.9 million.
 
 
 
58

 
 

 
REIT Restrictions:
To maintain its qualification as a REIT under the Code, the Company must make annual distributions to its stockholders of at least 90 percent of its REIT taxable income, determined without regard to the dividends paid deduction and by excluding net capital gains.  Moreover, the Company intends to continue to make regular quarterly distributions to its common stockholders.  Based upon the most recently paid common stock dividend rate of $0.15 per common share, in the aggregate, such distributions would equal approximately $53.4 million ($60.1 million, including common units in the Operating Partnership held by parties other than the Company) on an annualized basis.  However, any such distributions, whether for federal income tax purposes or otherwise, would be paid out of available cash, including borrowings and other sources, after meeting operating requirements, preferred stock dividends and distributions, and scheduled debt service on the Company’s debt.  If and to the extent the Company retains and does not distribute any net capital gains, the Company will be required to pay federal, state and local taxes on such net capital gains at the rate applicable to capital gains of a corporation.

Property Lock-Ups:
The Company may not dispose of or distribute certain of its properties, currently comprised of seven properties with an aggregate net book value of approximately $125.3 million, which were originally contributed by certain unrelated common unitholders of the Operating Partnership, without the express written consent of such common unitholders, as applicable, except in a manner which does not result in recognition of any built-in-gain (which may result in an income tax liability) or which reimburses the appropriate specific common unitholders for the tax consequences of the recognition of such built-in-gains (collectively, the “Property Lock-Ups”).  The aforementioned restrictions do not apply in the event that the Company sells all of its properties or in connection with a sale transaction which the Company’s Board of Directors determines is reasonably necessary to satisfy a material monetary default on any unsecured debt, judgment or liability of the Company or to cure any material monetary default on any mortgage secured by a property.  The Property Lock-Ups expire periodically through 2016. 

Upon the expiration of the Property Lock-Ups, the Company is generally required to use commercially reasonable efforts to prevent any sale, transfer or other disposition of the subject properties from resulting in the recognition of built-in gain to the specific common unitholders, which include members of the Mack Group (which includes William L. Mack, Chairman of the Company’s Board of Directors; David S. Mack, director; Earle I. Mack, a former director; and Mitchell E. Hersh, president, chief executive officer and director), the Robert Martin Group (which includes Robert F. Weinberg, a former director and current member of its Advisory Board), and the Cali Group (which includes John R. Cali, a former director and current member of its Advisory Board).  As of December 31, 2014, 110 of the Company’s properties, with an aggregate net book value of approximately $1.3 billion, have lapsed restrictions and are subject to these conditions.

Unencumbered Properties:
As of December 31, 2014, the Company had 206 unencumbered properties with a carrying amount of $2.5 billion representing 89.2 percent of the Company’s total consolidated property count.


Cash Flows

Cash and cash equivalents decreased by $192.1 million to $29.6 million at December 31, 2014, compared to $221.7 million at December 31, 2013.  This decrease is comprised of the following net cash flow items:

(1)  
$159.3 million provided by operating activities.

(2)  
$50.3 million provided by investing activities, consisting primarily of the following:

(a)  
$274.8 million from proceeds from the sale of rental property; plus
(b)  
$62.5 million from repayments of notes receivable; plus
(c)  
$35.9 million received from distributions in excess of cumulative earnings from unconsolidated joint ventures; minus
(d)  
$91.8 million used for additions to rental property and improvements; minus
(e)  
$67.3 million used for investments in unconsolidated joint ventures; minus
(f)  
$62.3 million used for the issuance of notes and mortgage receivables; minus
(g)  
$61.9 million used for rental property acquisitions and related intangibles; minus
(h)  
$25.1 million used for the development of rental property, other related costs and deposits; minus
(i)  
$14.5 million used for restricted cash.
 
 
 
59

 
 

 
(3)  
$401.7 million used in financing activities, consisting primarily of the following:

(a)  
$350.0 million used for repayments of senior unsecured notes; plus
(b)  
$277.3 million used for repayments of revolving credit facility borrowings; plus
(c)  
$89.8 million used for payments of dividends and distributions; plus
(d)  
$83.8 million used for repayments of mortgages, loans payable and other obligations; plus
(e)  
$5.2 million used for the payments of contingent consideration payments; plus
(f)  
$3.1 million used for payment of finance costs; minus
(g)  
$277.3 million from borrowings under the revolving credit facility; minus
(h)  
$130.1 million from proceeds received from mortgages; minus
(i)  
$145,000 from cash received from noncontrolling interests.
 

Debt Financing

Summary of Debt:
The following is a breakdown of the Company’s debt between fixed and variable-rate financing as of December 31, 2014:

                 
   
Balance
   
Weighted Average
   
Weighted Average
   
($000’s)
% of Total
 
Interest Rate (a)
   
Maturity in Years
Fixed Rate Unsecured Debt and
               
  Other Obligations
$
 1,267,744
 60.70
%
 4.88
%
 
 5.16
Fixed Rate Secured Debt
 
 661,050
 31.65
%
 7.53
%
 
 3.19
Variable Rate Secured Debt
 
 159,860
 7.65
%
 3.83
%
 
 1.69
                 
Totals/Weighted Average:
$
 2,088,654
 100.00 
%
 5.64
%
(b)
 4.27
                 
(a)
The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 0.17 percent as of December 31, 2014, plus the applicable spread.
(b)
Excludes amortized deferred financing costs pertaining to the Company’s unsecured revolving credit facility which amounted to $2.7 million for the year ended December 31, 2014.
 
Debt Maturities:
Scheduled principal payments and related weighted average annual effective interest rates for the Company’s debt as of December 31, 2014 are as follows:

                         
   
Scheduled
   
Principal
       
Weighted Avg.
 
   
Amortization
   
Maturities
   
Total
 
Effective Interest Rate of
 
Period
 
($000’s)
   
($000’s)
   
($000’s)
 
Future Repayments (a)
 
2015
 
 8,811
   
 167,589
   
 176,400
 
 7.03
%
 
2016
 
 8,311
   
 333,272
   
 341,583
 
 6.94
%
 
2017
 
 7,275
   
 392,345
   
 399,620
 
 4.11
%
 
2018
 
 7,311
   
 231,536
   
 238,847
 
 6.67
%
 
2019
 
 723
   
 331,567
   
 332,290
 
 7.44
%
 
Thereafter
 
 6,329
   
 605,205
   
 611,534
 
 4.13
%
 
Sub-total
 
 38,760
   
 2,061,514
   
 2,100,274
       
Adjustment for unamortized debt
                       
  discount/premium, net, as of
                       
 December 31, 2014
 
 (11,620)
   
 -
   
 (11,620)
       
                         
Totals/Weighted Average
$
 27,140
 
$
 2,061,514
 
$
 2,088,654
 
 5.64
%
(b)
 
 
 
60

 
 

 
(a)
The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 0.17 percent as of December 31, 2014, plus the applicable spread.
(b)
Excludes amortized deferred financing costs pertaining to the Company’s unsecured revolving credit facility which amounted to $2.7 million for the year ended December 31, 2014.
 
Senior Unsecured Notes:
On February 17, 2014, the Company repaid its $200 million face amount of 5.125 percent senior unsecured notes at their maturity, using available cash and borrowing on the Company’s unsecured revolving credit facility. 

On December 17, 2014, the Company redeemed $150 million principal amount of its 5.125 percent Notes due January 15, 2015 (the “Notes”). The redemption price, including a make-whole premium, was 100.380 percent of the principal amount of the Notes, plus all accrued and unpaid interest up to the Redemption Date. The Company funded the redemption price, including accrued and unpaid interest, of approximately $153.8 million using available cash and borrowings on the Company’s unsecured revolving credit facility. In connection with the redemption, the Company recorded approximately $0.6 million as a loss from early extinguishment of debt (including the write-off of unamortized deferred financing costs).

The terms of the Company’s senior unsecured notes (which totaled approximately $1.3 billion as of December 31, 2014) include certain restrictions and covenants which require compliance with financial ratios relating to the maximum amount of debt leverage, the maximum amount of secured indebtedness, the minimum amount of debt service coverage and the maximum amount of unsecured debt as a percent of unsecured assets.

Unsecured Revolving Credit Facility:
On July 16, 2013, the Company amended and restated its unsecured revolving credit facility with a group of 17 lenders.  The $600 million facility 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, as follows:

         
Operating Partnership's
 
Interest Rate -
   
Unsecured Debt Ratings:
 
Applicable Basis Points
 
Facility Fee
Higher of S&P or Moody's
 
Above LIBOR
 
Basis Points
No ratings or less than BBB-/Baa3
 
170.0
 
35.0
BBB- or Baa3 (current)
 
130.0
 
30.0
BBB or Baa2
 
110.0
 
20.0
BBB+ or Baa1
 
100.0
 
15.0
A- or A3 or higher
 
92.5
 
12.5

The facility has a competitive bid feature, which allows the Company to solicit bids from lenders under the facility to borrow up to $300 million at interest rates less than those above.

The terms of the unsecured facility include certain restrictions and covenants which limit, among other things the incurrence of additional indebtedness, the incurrence of liens and the disposition of real estate properties (to the extent that: (i) such property dispositions cause the Company to default on any of the financial ratios of the facility described below, or (ii) the property dispositions are completed while the Company is under an event of default under the facility, unless, under certain circumstances, such disposition is being carried out to cure such default), and which require compliance with financial ratios relating to the maximum leverage ratio (60 percent), the maximum amount of secured indebtedness (40 percent), the minimum amount of fixed charge coverage (1.5 times), the maximum amount of unsecured indebtedness (60 percent), the minimum amount of unencumbered property interest coverage (2.0 times) and certain investment limitations (generally 15 percent of total capitalization).  If an event of default has occurred and is continuing, the Company will not make any excess distributions except to enable the Company to continue to qualify as a REIT under the Code.

The lending group for the credit facility consists of: JPMorgan Chase Bank, N.A., as administrative agent; Bank of America, N.A., as syndication agent; Deutsche Bank AG New York Branch; U.S. Bank National Association and Wells Fargo Bank, N.A., as documentation agents; Capital One, National Association; Citibank N.A.; Comerica Bank; PNC Bank, National Association; SunTrust Bank; The Bank of Tokyo-Mitsubishi UFJ, LTD.; The Bank of New York Mellon; as managing agents; and Compass Bank; Branch Banking and Trust Company; TD Bank, N.A.; Citizens Bank of Pennsylvania; Mega International Commercial Bank Co., LTD.  New York Branch, as participants.

Through July 15, 2013, the Company had a $600 million unsecured revolving credit facility, which had an interest rate on outstanding borrowings of LIBOR plus 125 basis points and a facility fee of 25 basis points.
 
 
 
61

 
 

 
As of February 13, 2015, the Company had outstanding borrowings of $25.0 million under its unsecured revolving credit facility.

Mortgages, Loans Payable and Other Obligations and Notes Receivables:
On April 10, 2014, the Company obtained a $27.5 million mortgage loan, collateralized by its multi-family property located in Rahway, New Jersey.  The loan bears interest of LIBOR plus 1.75 percent and matures in April 2019 with two one-year extension options, subject to certain conditions, with a fee of 125 basis points.  The loan is interest-only during the initial three-year term.

On June 6, 2014, the Company and an affiliate of KPG acquired 50 percent tenants-in-common interests each for $62.5 million in the Curtis Center Property, which amounted to a total purchase price of approximately $125.0 million for the property.  On October 1, 2014, the Company obtained $64.0 million in mortgage loan proceeds, representing its 50 percent interest in a $102 million senior loan with a current rate of 3.45 percent at December 31, 2014 and its 50 percent interest in a $26 million mezzanine loan (with a maximum borrowing capacity of $48 million) with a current rate of 9.661 percent at December 31, 2014.  These loans are scheduled to mature in October 2016 and are collateralized by the Curtis Center Property.  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.

The Company has other mortgages, loans payable and other obligations which consist of various loans collateralized by certain of the Company’s rental properties.  Payments on mortgages, loans payable and other obligations are generally due in monthly installments of principal and interest, or interest only.

Unconsolidated Joint Venture Activity:
On August 6, 2014, the Stamford SM LLC joint venture received repayment in full on the joint venture’s senior mezzanine note receivable, of which the Company received a distribution of $37.8 million from the venture representing its share of the net proceeds.

Debt Strategy:
The Company does not intend to reserve funds to retire the Company’s senior unsecured notes, outstanding borrowings under its unsecured revolving credit facility, or its mortgages, loans payable and other obligations upon maturity.  Instead, the Company will seek to refinance such debt at maturity or retire such debt through the issuance of additional equity or debt securities on or before the applicable maturity dates.  If it cannot raise sufficient proceeds to retire the maturing debt, the Company may draw on its revolving credit facility to retire the maturing indebtedness, which would reduce the future availability of funds under such facility.  As of February 13, 2015, the Company had outstanding borrowings of $25.0 million under its unsecured revolving credit facility.  The Company is reviewing various financing and refinancing options, including the purchase of its senior unsecured notes in privately-negotiated transactions, the issuance of additional, or exchange of current, unsecured debt, common and preferred stock, and/or obtaining additional mortgage debt, some or all of which may be completed in 2015.  The Company currently anticipates that its available cash and cash equivalents, cash flows from operating activities and proceeds from the sale of office properties, together with cash available from borrowings and other sources, will be adequate to meet the Company’s capital and liquidity needs in the short term.  However, if these sources of funds are insufficient or unavailable, due to current economic conditions or otherwise, or if capital needs to fund acquisition and development opportunities in the multi-family rental sector arise, the Company’s ability to make the expected distributions discussed in “REIT Restrictions” above may be adversely affected.


Equity Financing and Registration Statements


Common Equity:
The following table presents the changes in the Company’s issued and outstanding shares of Common Stock and the Operating Partnership’s Common Units from January 1, 2014 to December 31, 2014:


       
 
Common
 Common
 
 
Stock
Units
Total
Outstanding at January 1, 2014
 88,247,591
 11,864,775
 100,112,366
Common units redeemed for Common Stock
 780,899
 (780,899)
 -
Shares issued under Dividend Reinvestment
     
  and Stock Purchase Plan
 6,274
 -
 6,274
Restricted shares issued, net of cancellations
 41,814
 -
 41,814
       
Outstanding at December 31, 2014
 89,076,578
 11,083,876
 100,160,454
 
 
 
62

 
 

 
Share Repurchase Program:
The Company has a share repurchase program which was renewed and authorized by its Board of Directors in September 2012 to purchase up to $150 million of the Company’s outstanding common stock (“Repurchase Program”), which it may repurchase from time to time in open market transactions at prevailing prices or through privately negotiated transactions.  As of December 31, 2014, the Company has a remaining authorization under the Repurchase Program of $139 million.  There were no common stock repurchases in the years ended December 31, 2013 and 2014 and through February 13, 2015.   

Dividend Reinvestment and Stock Purchase Plan:
The Company has a Dividend Reinvestment and Stock Purchase Plan (the “DRIP”) which commenced in March 1999 under which approximately 5.5 million shares of the Company’s common stock have been reserved for future issuance.  The DRIP provides for automatic reinvestment of all or a portion of a participant’s dividends from the Company’s shares of common stock.  The DRIP also permits participants to make optional cash investments up to $5,000 a month without restriction and, if the Company waives this limit, for additional amounts subject to certain restrictions and other conditions set forth in the DRIP prospectus filed as part of the Company’s effective registration statement on Form S-3 filed with the Securities and Exchange Commission (“SEC”) for the approximately 5.5 million shares of the Company’s common stock reserved for issuance under the DRIP.

Shelf Registration Statements:
The Company has an effective shelf registration statement on Form S-3 filed with the SEC for an aggregate amount of $2.0 billion in common stock, preferred stock, depositary shares, and/or warrants of the Company, under which no securities have been sold as of February 13, 2015.

The Company and the Operating Partnership also have an effective shelf registration statement on Form S-3 filed with the SEC for an aggregate amount of $2.5 billion in common stock, preferred stock, depositary shares and guarantees of the Company and debt securities of the Operating Partnership, under which no securities have been sold as of February 13, 2015.
 

Off-Balance Sheet Arrangements

Unconsolidated Joint Venture Debt:
The debt of the Company’s unconsolidated joint ventures generally provide for recourse to the Company for customary matters such as intentional misuse of funds, environmental conditions and material misrepresentations. The Company has agreed to guarantee repayment of a portion of the debt of its unconsolidated joint ventures.  Such debt has a total facility amount of $477 million of which the Company has agreed to guarantee up to $93.5 million.  As of December 31, 2014, the outstanding balance of such debt totaled $238 million of which $62.6 million was guaranteed by the Company.  The Company has also posted a $4.1 million letter of credit in support of the Harborside South Pier joint venture, half of which is indemnified by Hyatt Corporation, the Company’s joint venture partner.

The Company’s off-balance sheet arrangements are further discussed in Note 4: Investments in Unconsolidated Joint Ventures to the Financial Statements.


Contractual Obligations

The following table outlines the timing of payment requirements related to the Company’s debt (principal and interest), PILOT agreements, ground lease agreements and other obligations, as of December 31, 2014:
                                   
                                   
         
Payments Due by Period
         
Less than 1
   
1 – 3
   
4 – 5
   
6 – 10
   
After 10
(dollars in thousands)
 
Total
   
Year
   
Years
   
Years
   
Years
   
Years
Senior unsecured notes
$
 1,582,907 
 
$
 59,388 
 
$
 551,375 
 
$
 333,075 
 
$
 639,069 
   
 -
Mortgages, loans payable
                                 
  and other obligations (a)
 
 972,420 
   
 226,638 
   
 350,465 
   
 344,224 
   
 14,514 
 
$
 36,579 
Payments in lieu of taxes
                                 
  (PILOT)
 
 32,531 
   
 4,407 
   
 13,222 
   
 8,815 
   
 6,087 
   
 -
Ground lease payments
 
 17,060 
   
 371 
   
 870 
   
 467 
   
 1,168 
   
 14,184 
Other
 
 1,346 
   
 941 
   
 405 
   
 -
   
 -
   
 -
Total
$
 2,606,264 
 
$
 291,745 
 
$
 916,337 
 
$
 686,581 
 
$
 660,838 
 
$
 50,763 
 
 
 
63

 
 

 
(a)
Interest payments assume LIBOR rate of 0.17 percent, which is the weighted average rate on its outstanding variable rate mortgage debt at December 31, 2014, plus the applicable spread. 

Departure of Executive Officers:
On March 3, 2014, the Company announced that it had entered into a Settlement and General Release Agreement with Barry Lefkowitz (the “Lefkowitz Separation Agreement”) pursuant to which Mr. Lefkowitz left his position as Executive Vice President and Chief Financial Officer of the Company effective March 31, 2014 after twenty (20) years with the Company and its predecessor.  The Lefkowitz Separation Agreement provides, pursuant to the terms of his employment agreement, for (i) vesting of 68,667 shares of restricted common stock pursuant to Mr. Lefkowitz’s multi-year performance award, (ii) vesting of 11,457 newly issued shares of common stock of the Company pursuant to Mr. Lefkowitz’s TSR-based performance award, (iii) a cash payment to Mr. Lefkowitz of $2.5 million, (iv) a cash payment of $763,021 pursuant to his deferred retirement compensation award, and (v) a cash payment of $123,601 in accrued but unpaid dividend equivalents pursuant to his multi-year performance award. All such cash amounts were paid to Mr. Lefkowitz on October 1, 2014. The Company also will pay the premiums for the continuation of Mr. Lefkowitz’s existing health insurance for a period up to 48 months following March 31, 2014.

Also on March 3, 2014, the Company announced that it had entered into a Settlement and General Release Agreement with Roger W. Thomas (the “Thomas Separation Agreement”) pursuant to which Mr. Thomas left his position as Executive Vice President, General Counsel and Secretary of the Company effective March 31, 2014 after twenty (20) years with the Company and its predecessor.  The Thomas Separation Agreement provides, pursuant to the terms of his employment agreement, for (i) vesting of 41,000 shares of restricted common stock pursuant to Mr. Thomas’ multi-year performance award, (ii) acceleration but discretionary full vesting of 33,605 newly issued shares of common stock of the Company pursuant to Mr. Thomas’ TSR-based performance award, (iii) a cash payment to Mr. Thomas of $2.5 million, (iv) a cash payment of $476,888 pursuant to his deferred retirement compensation award, and (v) a cash payment of $73,800 in accrued but unpaid dividend equivalents pursuant to his multi-year performance award. All such cash amounts were paid to Mr. Thomas on October 1, 2014.  The Company also will pay the premiums for the continuation of Mr. Thomas’ existing health insurance for a period up to 48 months following September 30, 2014.  Mr. Thomas remained as a consultant to the Company from April 1, 2014 through September 30, 2014 for aggregate cash compensation of $300,000. 

On November 4, 2014, the Company announced that Mitchell E. Hersh will step down as President and Chief Executive Officer of the Company effective May 11, 2015 (the “Separation Date”) and will not stand for re-election to the Company’s Board of Directors (the “Board of Directors”) at the 2015 annual meeting of the Company’s stockholders. In connection with Mr. Hersh’s departure from the Company, the Company and Mr. Hersh entered into a Separation and General Release Agreement (the “Separation Agreement”) dated November 4, 2014 (the “Effective Date”). The Separation Agreement provides that Mr. Hersh’s employment with the Company is being terminated without cause, and further provides, pursuant to the terms of Mr. Hersh’s employment agreement, multi-year performance award agreement, TSR-based performance award agreement and deferred retirement compensation agreement, for (i) a cash payment to Mr. Hersh of $8 million, (ii) payment of the premiums for the continuation of Mr. Hersh’s health, dental and vision insurance for 48 months following the Separation Date, (iii) vesting of 210,000 shares of restricted common stock pursuant to Mr. Hersh’s multi-year performance award agreement, (iv) a cash payment equal to the sum of (X) $504,000, plus (Y) the product of (1) 210,000 multiplied by (2) the aggregate amount of dividends on the Company’s common stock that are declared and paid between the Effective Date and the Separation Date in payment of accrued but unpaid dividend equivalents pursuant to his multi-year performance award agreement, (v) issuance of 41,811 shares of common stock of the Company (the “Deferred Shares”) pursuant to the acceleration of vesting of 675 performance shares pursuant to Mr. Hersh’s TSR-based performance award agreement, and (vi) a cash payment of $2,311,792 pursuant to Mr. Hersh’s deferred retirement compensation award agreement. All such cash amounts and Deferred Shares will be paid to Mr. Hersh on the date that is six months and one day from the Separation Date, except in the event of death or if the payment event is due to Mr. Hersh’s disability, in which case the payments will occur shortly after such death or disability. Under the terms of the Separation Agreement, Mr. Hersh will continue to receive his base salary in accordance with his employment agreement and will continue to be eligible to participate in the Company’s executive incentive compensation and bonus programs. In addition, upon departure Mr. Hersh will also be entitled to receive his accrued but unpaid base salary and to have his expenses reimbursed. The Separation Agreement provides that the Separation Date may be extended at the election of the Company to June 30, 2015 or accelerated by Mr. Hersh for good reason, as such term is defined in the Separation Agreement.

The Company’s total estimated costs for the pending departure of the Company’s Chief Executive Officer and of the departure of certain of the Company’s executive officers of approximately $23.8 million during the year ended December 31, 2014 was included in general and administrative expense (approximately $11.6 million was included in accounts payable, accrued expenses and other liabilities as of December 31, 2014).   
 

 
64

 


Funds from Operations 
 
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 is helpful to investors as one of several measures of the performance of an equity REIT.  The Company further believes that as FFO 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 can facilitate comparison of operating performance between equity REITs.   
 
FFO should not be considered as an alternative to net income available to common shareholders as an indication of the Company’s performance or to cash flows as a measure of liquidity.    FFO presented herein is not necessarily comparable to FFO 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 is comparable to the FFO of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). 
 
As the Company considers its primary earnings measure, net income available to common shareholders, as defined by GAAP, to be the most comparable earnings measure to FFO, the following table presents a reconciliation of net income available to common shareholders to FFO, as calculated in accordance with NAREIT’s current definition, for the years ended December 31, 2014, 2013 and 2012 (in thousands): 


                 
               
 
Year Ended December 31,
   
2014
   
2013
   
2012
Net income (loss) available to common shareholders
$
 28,567
 
$
 (14,909)
 
$
 40,922 
Add (deduct):  Noncontrolling interests in Operating Partnership
 
 3,602
   
 (10,459)
   
 4,619 
Noncontrolling interests in discontinued operations
 
 -
   
 8,509 
   
 1,058 
Real estate-related depreciation and amortization on
               
   continuing operations (a)
 
 185,339
   
 194,741 
   
 179,581 
Real estate-related depreciation and amortization
               
   on discontinued operations
 
 -
   
 8,218 
   
 17,764 
Impairments
 
 -
   
 134,704 
   
 18,245 
Realized (gains) losses and unrealized losses
               
  on disposition of rental property, net
 
 (54,848)
   
 (83,371)
   
 4,775 
Funds from operations
$
 162,660
 
$
 237,433 
 
$
 266,964 

(a)  
Includes the Company’s share from unconsolidated joint ventures of $13.7 million, $13.8 million and $5.5 million for the years ended December 31, 2014, 2013 and 2012, respectively.  Excludes non-real estate-related depreciation and amortization of $348,000, $287,000 and $276,000 for the years ended December 31, 2014, 2013 and 2012, respectively and $492,000 of depreciation expense allocable to the Company’s noncontrolling interest in consolidated joint ventures for the year ended December 31, 2014.


Inflation

The Company’s leases with the majority of its commercial tenants provide for recoveries and escalation charges based upon the tenant’s proportionate share of, and/or increases in, real estate taxes and certain operating costs, which reduce the Company’s exposure to increases in operating costs resulting from inflation.

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS

We consider portions of this information, including the documents incorporated by reference, to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended.  We intend 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 we cannot predict with accuracy and some of which we might not even anticipate.  Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, we 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.
 
 
 
65

 
 

 
Among the factors about which we have 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 our business and the financial condition of our tenants;
·  
the value of our real estate assets, which may limit our ability to dispose of assets at attractive prices or obtain or maintain debt financing secured by our properties or on an unsecured basis;
·  
the extent of any tenant bankruptcies or of any early lease terminations;
·  
our 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;
·  
our ability to obtain adequate insurance, including coverage for terrorist acts;
·  
our credit worthiness and the availability of financing on attractive terms or at all, which may adversely impact our ability to pursue acquisition and development opportunities and refinance existing debt and our future interest expense;
·  
changes in governmental regulation, tax rates and similar matters; and
·  
other risks associated with the development and acquisition of properties, including risks that the development may not be completed on schedule, that the tenants will not take occupancy or pay rent, or that development or operating costs may be greater than anticipated.

For further information on factors which could impact us and the statements contained herein, see Item 1A: Risk Factors.  We assume no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.


ITEM 7A.  QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Market risk is the exposure to loss resulting from changes in interest rates, foreign currency exchange rates, commodity prices and equity prices.  In pursuing its business plan, the primary market risk to which the Company is exposed is interest rate risk.  Changes in the general level of interest rates prevailing in the financial markets may affect the spread between the Company’s yield on invested assets and cost of funds and, in turn, its ability to make distributions or payments to its investors.

Approximately $1.9 billion of the Company’s long-term debt as of December 31, 2014 bears interest at fixed rates and therefore the fair value of these instruments is affected by changes in market interest rates.  The following table presents principal cash flows (in thousands) based upon maturity dates of the debt obligations and the related weighted-average interest rates by expected maturity dates for the fixed rate debt.  The interest rates on the Company’s variable rate debt as of December 31, 2014 ranged from LIBOR plus 175 basis points to LIBOR plus 950 basis points.  Assuming interest-rate caps are not in effect, if market rates of interest on the Company’s variable rate debt increased or decreased by 100 basis points, then the increase or decrease in interest costs on the Company’s variable rate debt would be approximately $1.6 million annually and the increase or decrease in the fair value of the Company’s fixed rate debt as of December 31, 2014 would be approximately $77 million.


                                                         
                                                         
December 31, 2014
                                                       
Debt,
including current portion
                                                     
Fair
($s in thousands)
 
2015
   
2016
   
2017
   
2018
   
2019
 
Thereafter
   
Sub-total
   
Other (a)
   
Total
   
Value
                                                         
Fixed Rate
$
109,233
 
$
277,583
 
$
397,493
 
$
237,447
 
$
307,124
$
611,534
 
$
1,940,414
 
$
(11,620)
 
$
1,928,794
 
$
1,973,354
Average Interest Rate
 
10.58
%
 
7.14
%
 
4.12
%
 
6.70
%
 
7.88
4.13
%
             
5.79
%
   
                                                         
Variable Rate
$
67,167
 
$
 64,000
 
$
2,127
  $
 1,400
  $
 25,166
 
-
 
$
159,860
   
 -
 
$
159,860
 
$
159,860

(a)      Adjustment for unamortized debt discount/premium, net, as of December 31, 2014.

While the Company has not experienced any significant credit losses, in the event of a significant rising interest rate environment and/or economic downturn, defaults could increase and result in losses to the Company which could adversely affect its operating results and liquidity. 

 
66

 

ITEM 8.          FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

The Consolidated Financial Statements of the Company and the Report of PricewaterhouseCoopers LLP, together with the notes to the Consolidated Financial Statements of the Company, as set forth in the index in Item 15: Exhibits and Financial Statements, are filed under this Item 8: Financial Statements and Supplementary Data and are incorporated herein by reference.


ITEM 9.          CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING
AND FINANCIAL DISCLOSURE

None.


ITEM 9A.       CONTROLS AND PROCEDURES

Disclosure Controls and Procedures. The Company’s management, with the participation of the Company’s chief executive officer and chief financial officer, has evaluated the effectiveness of the Company’s disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as amended (the “Exchange Act”)) as of the end of the period covered by this report. Based on such evaluation, the Company’s chief executive officer and chief financial officer have concluded that, as of the end of such period, the Company’s disclosure controls and procedures were effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Company in the reports that it files or submits under the Exchange Act.

Management’s Report on Internal Control Over Financial Reporting.  Internal control over financial reporting, as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act, is a process designed by, or under the supervision of, the Company’s chief executive officer and chief financial officer, or persons performing similar functions, and effected by the Company’s board of directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.  The Company’s management, with the participation of the Company’s chief executive officer and chief financial officer, has established and maintained policies and procedures designed to maintain the adequacy of the Company’s internal control over financial reporting, and includes those policies and procedures that:

 
(1)
Pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions and dispositions of the assets of the Company;
 
 
(2)
Provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the Company are being made only in accordance with authorizations of management and directors of the Company; and

 
(3)
Provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the Company’s assets that could have a material effect on the financial statements.

The Company’s management has evaluated the effectiveness of the Company’s internal control over financial reporting as of December 31, 2014 based on the criteria established in a report entitled Internal Control—Integrated Framework, issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO) in 2013.  Based on our assessment and those criteria, the Company’s management has concluded that the Company’s internal control over financial reporting was effective as of December 31, 2014.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree or compliance with the policies or procedures may deteriorate.

The effectiveness of the Company’s internal control over financial reporting as of December 31, 2014 has been audited by PricewaterhouseCoopers LLP, an independent registered public accounting firm, as stated in their report which appears herein.


 
67

 

Changes In Internal Control Over Financial Reporting.  There have not been any changes in the Company’s internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fourth fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, the Company’s internal control over financial reporting.


ITEM 9B.               OTHER INFORMATION

Not Applicable.
 

 
68

 


PART III

ITEM 10.              DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE

The information required by Item 10 will be set forth in the Company’s definitive proxy statement for its annual meeting of shareholders expected to be held on May11, 2015, and is incorporated herein by reference.


ITEM 11.              EXECUTIVE COMPENSATION

The information required by Item 11 will be set forth in the Company’s definitive proxy statement for its annual meeting of shareholders expected to be held on May11, 2015, and is incorporated herein by reference.


ITEM 12.
SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND RELATED STOCKHOLDER MATTERS

The information required by Item 12 will be set forth in the Company’s definitive proxy statement for its annual meeting of shareholders expected to be held on May11, 2015, and is incorporated herein by reference.


ITEM 13.
CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR INDEPENDENCE

The information required by Item 13 will be set forth in the Company’s definitive proxy statement for its annual meeting of shareholders expected to be held on May11, 2015, and is incorporated herein by reference.


ITEM 14.              PRINCIPAL ACCOUNTING FEES AND SERVICES

The information required by Item 14 will be set forth in the Company’s definitive proxy statement for its annual meeting of shareholders expected to be held on May11, 2015, and is incorporated herein by reference.
 

 
69

 


PART IV


ITEM 15.             EXHIBITS AND FINANCIAL STATEMENT SCHEDULES


(a) 1.
All Financial Statements

Report of Independent Registered Public Accounting Firm

Consolidated Balance Sheets as of December 31, 2014 and 2013

Consolidated Statements of Operations for the Years Ended December 31, 2014, 2013 and 2012

Consolidated Statements of Changes in Equity for the Years Ended December 31, 2014, 2013 and 2012

Consolidated Statements of Cash Flows for the Years Ended December 31, 2014, 2013 and 2012

Notes to Consolidated Financial Statements


(a) 2.       Financial Statement Schedules

(i)      Mack-Cali Realty Corporation:

Schedule III – Real Estate Investments and Accumulated Depreciation as of December 31, 2014

All other schedules are omitted because they are not required or the required information is shown in the financial statements or notes thereto.

(a) 3.       Exhibits
The exhibits required by this item are set forth on the Exhibit Index attached hereto.

 
70

 


Report of Independent Registered Public Accounting Firm


To Board of Directors and Shareholders
of Mack-Cali Realty Corporation:

In our opinion, the consolidated financial statements listed in the index appearing under Item 15(a)(1) present fairly, in all material respects, the financial position of Mack-Cali Realty Corporation and its subsidiaries (collectively, the “Company”) at December 31, 2014 and 2013, and the results of their operations and their cash flows for each of the three years in the period ended December 31, 2014 in conformity with accounting principles generally accepted in the United States of America.  In addition, in our opinion, the financial statement schedule listed in the index appearing under Item 15(a)(2)(i) presents fairly, in all material respects, the information set forth therein when read in conjunction with the related consolidated financial statements.  Also in our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2014, based on criteria established in Internal Control - Integrated Framework 2013 issued by the Committee of Sponsoring Organizations of the Treadway Commission (COSO).  The Company's management is responsible for these financial statements and financial statement schedule, for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in Management's Report on Internal Control over Financial Reporting appearing under Item 9A.  Our responsibility is to express opinions on these financial statements, on the financial statement schedule, and on the Company's internal control over financial reporting based on our integrated audits.  We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).  Those standards require that we plan and perform the audits to obtain reasonable assurance about whether the financial statements are free of material misstatement and whether effective internal control over financial reporting was maintained in all material respects.  Our audits of the financial statements included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements, assessing the accounting principles used and significant estimates made by management, and evaluating the overall financial statement presentation.  Our audit of internal control over financial reporting included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, and testing and evaluating the design and operating effectiveness of internal control based on the assessed risk.  Our audits also included performing such other procedures as we considered necessary in the circumstances. We believe that our audits provide a reasonable basis for our opinions.

As discussed in Note 2 to the consolidated financial statements, the Company adopted accounting standards update (“ASU”) No. 2014-08, “Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity”, which changed the criteria for reporting discontinued operations in 2014.

A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles.  A company’s internal control over financial reporting includes those policies and procedures that (i) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (ii) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and directors of the company; and (iii) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements.  Also, projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

/s/ PricewaterhouseCoopers LLP
New York, New York
February 18, 2015



 


 
71

 

MACK-CALI REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED BALANCE SHEETS (in thousands, except per share amounts)
           
           
   
            December 31,
ASSETS
 
2014
   
2013
Rental property
         
Land and leasehold interests
$
 760,855
 
$
 750,658
Buildings and improvements
 
 3,753,300
   
 3,915,800
Tenant improvements
 
 431,969
   
 456,003
Furniture, fixtures and equipment
 
 12,055
   
 7,472
   
 4,958,179
   
 5,129,933
Less – accumulated depreciation and amortization
 
 (1,414,305)
   
 (1,400,988)
Net investment in rental property
 
 3,543,874
   
 3,728,945
Cash and cash equivalents
 
 29,549
   
 221,706
Investments in unconsolidated joint ventures
 
 247,468
   
 181,129
Unbilled rents receivable, net
 
 123,885
   
 136,304
Deferred charges, goodwill and other assets, net
 
 204,650
   
 218,519
Restricted cash
 
 34,245
   
 19,794
Accounts receivable, net of allowance for doubtful accounts
         
of $2,584 and $2,832
 
 8,576
   
 8,931
           
Total assets
$
 4,192,247
 
$
 4,515,328
           
LIABILITIES AND EQUITY
         
Senior unsecured notes
$
 1,267,744
 
$
 1,616,575
Mortgages, loans payable and other obligations
 
 820,910
   
 746,191
Dividends and distributions payable
 
 15,528
   
 29,938
Accounts payable, accrued expenses and other liabilities
 
 126,971
   
 121,286
Rents received in advance and security deposits
 
 52,146
   
 53,730
Accrued interest payable
 
 26,937
   
 29,153
Total liabilities
 
 2,310,236
   
 2,596,873
Commitments and contingencies
         
           
Equity:
         
Mack-Cali Realty Corporation stockholders’ equity:
         
Common stock, $0.01 par value, 190,000,000 shares authorized,
         
89,076,578 and 88,247,591 shares outstanding
 
 891
   
 882
Additional paid-in capital
 
 2,560,183
   
 2,539,326
Dividends in excess of net earnings
 
 (936,293)
   
 (897,849)
Total Mack-Cali Realty Corporation stockholders’ equity
 
 1,624,781
   
 1,642,359
           
Noncontrolling interests in subsidiaries:
         
Operating Partnership
 
 202,173
   
 220,813
Consolidated joint ventures
 
 55,057
   
 55,283
Total noncontrolling interests in subsidiaries
 
 257,230
   
 276,096
           
Total equity
 
 1,882,011
   
 1,918,455
           
Total liabilities and equity
$
 4,192,247
 
$
 4,515,328


The accompanying notes are an integral part of these consolidated financial statements.

 
72

 


MACK-CALI REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF OPERATIONS (in thousands, except per share amounts)
                   
                   
             
     
             Year Ended December 31,
REVENUES
   
2014
   
2013
   
2012
Base rents
 
$
 516,727
 
$
 540,165 
 
$
 535,822 
Escalations and recoveries from tenants
   
 78,554
   
 72,758 
   
 74,535 
Construction services
   
 -
   
 15,650 
   
 13,557 
Real estate services
   
 28,638 
   
 26,935 
   
 8,606 
Parking income
   
 9,107 
   
 6,840 
   
 6,021 
Other income
   
 3,773 
   
 4,683 
   
 12,091 
Total revenues
   
 636,799
   
 667,031 
   
 650,632 
                   
EXPENSES
                 
Real estate taxes
   
 90,750 
   
 85,574 
   
 86,683 
Utilities
   
 72,822 
   
 63,622 
   
 58,267 
Operating services
   
 112,621
   
 105,278 
   
 97,005 
Direct construction costs
   
 -
   
 14,945 
   
 12,647 
Real estate services expenses
   
 26,136
   
 22,716 
   
 3,746 
General and administrative
   
 73,169
   
 47,682 
   
 47,664 
Depreciation and amortization
   
 172,490 
   
 182,766 
   
 174,333 
Impairments
   
 -
   
 110,853 
   
 9,845 
Total expenses
   
 547,988
   
 633,436 
   
 490,190 
Operating income
   
 88,811
   
 33,595 
   
 160,442 
                   
OTHER (EXPENSE) INCOME
                 
Interest expense
   
 (112,878)
   
 (123,701)
   
 (122,039)
Interest and other investment income
   
 3,615 
   
 2,903 
   
 34 
Equity in earnings (loss) of unconsolidated joint ventures
   
 (2,423)
   
 (2,327)
   
 4,089 
Realized gains (losses) on disposition of rental property, net
   
 54,848 
   
 -
   
 -
Loss from early extinguishment of debt
   
 (582)
   
 (156)
   
 (4,960)
Total other (expense) income
   
 (57,420)
   
 (123,281)
   
 (122,876)
Income (loss) from continuing operations
   
 31,391
   
 (89,686)
   
 37,566 
Discontinued operations:
                 
Income from discontinued operations
   
 -
   
 11,811 
   
 21,878 
Loss from early extinguishment of debt
   
 -
   
 (703)
   
 -
Realized gains (losses) and unrealized losses on
                 
  disposition of rental property and impairments, net
   
 -
   
 59,520 
   
 (13,175)
Total discontinued operations, net
   
 -
   
 70,628 
   
 8,703 
Net income (loss)
   
 31,391
   
 (19,058)
   
 46,269 
Noncontrolling interest in consolidated joint ventures
   
 778 
   
 2,199 
   
 330 
Noncontrolling interest in Operating Partnership
   
 (3,602)
   
 10,459 
   
 (4,619)
Noncontrolling interest in discontinued operations
   
 -
   
 (8,509)
   
 (1,058)
Net income (loss) available to common shareholders
 
$
 28,567
 
$
 (14,909)
 
$
 40,922 
                   
Basic earnings per common share:
                 
Income (loss) from continuing operations
 
$
 0.32 
 
$
 (0.88)
 
$
 0.38 
Discontinued operations
   
 -
   
 0.71 
   
 0.09 
Net income (loss) available to common shareholders
 
$
 0.32 
 
$
 (0.17)
 
$
 0.47 
                   
Diluted earnings per common share:
                 
Income (loss) from continuing operations
 
$
 0.32 
 
$
 (0.88)
 
$
 0.38 
Discontinued operations
   
 -
   
 0.71 
   
 0.09 
Net income (loss) available to common shareholders
 
$
 0.32 
 
$
 (0.17)
 
$
 0.47 
                   
Basic weighted average shares outstanding
   
 88,727
   
 87,762 
   
 87,742 
                   
Diluted weighted average shares outstanding
   
 100,041
   
 99,785 
   
 99,996 


The accompanying notes are an integral part of these consolidated financial statements.

 
 
 
73

 
 

 
MACK-CALI REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENT OF CHANGES IN EQUITY (in thousands)
                                   
                                   
         
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, 2012
 
 87,800
 
$
 878
 
$
 2,536,184
 
$
 (647,498)
 
$
 264,436
 
$
 2,154,000
Net income
 
 -
   
 -
   
 -
   
 40,922
   
 5,347
   
 46,269
Common stock dividends
 
 -
   
 -
   
 -
   
 (157,946)
   
 -
   
 (157,946)
Common unit distributions
 
 -
   
 -
   
 -
         
 (21,908)
   
 (21,908)
Increase in noncontrolling interest
                                 
  in consolidated joint ventures
 
 -
   
 -
   
 -
   
 -
   
 54,835
   
 54,835
Redemption of common units
                                 
  for common stock
 
 55
   
 -
   
 1,162
   
 -
   
 (1,162)
   
 -
Shares issued under Dividend
                                 
  Reinvestment and Stock Purchase Plan
 
 10
   
 -
   
 259
   
 -
   
 -
   
 259
Directors' deferred compensation plan
 
 -
   
 -
   
 490
   
 -
   
 -
   
 490
Stock compensation
 
 66
   
 1
   
 3,518
   
 -
   
 -
   
 3,519
Repurchase of Common Stock
 
 (395)
   
 (4)
   
 (11,007)
   
 -
   
 -
   
 (11,011)
Rebalancing of ownership percentage
                                 
  between parent and subsidiaries
 
 -
   
 -
   
 15
   
 -
   
 (15)
   
 -
Balance at December 31, 2012
 
 87,536
 
$
 875
 
$
 2,530,621
 
$
 (764,522)
 
$
 301,533
 
$
 2,068,507
Net income (loss)
 
 -
   
 -
   
 -
   
 (14,909)
   
 (4,149)
   
 (19,058)
Common stock dividends
 
 -
   
 -
   
 -
   
 (118,418)
   
 -
   
 (118,418)
Common unit distributions
 
 -
   
 -
   
 -
         
 (16,193)
   
 (16,193)
Increase in noncontrolling interest
                                 
  in consolidated joint ventures
 
 -
   
 -
   
 -
   
 -
   
 1,040
   
 1,040
Redemption of common units
                                 
  for common stock
 
 277
   
 3
   
 5,475
   
 -
   
 (5,478)
   
 -
Shares issued under Dividend
                                 
  Reinvestment and Stock Purchase Plan
 
 10
   
 -
   
 243
   
 -
   
 -
   
 243
Directors' deferred compensation plan
 
 -
   
 -
   
 529
   
 -
   
 -
   
 529
Stock compensation
 
 425
   
 4
   
 1,801
   
 -
   
 -
   
 1,805
Rebalancing of ownership percentage
                                 
  between parent and subsidiaries
 
 -
   
 -
   
 657
   
 -
   
 (657)
   
 -
Balance at December 31, 2013
 
 88,248
 
$
 882
 
$
 2,539,326
 
$
 (897,849)
 
$
 276,096
 
$
 1,918,455
Net income
 
 -
   
 -
   
 -
   
 28,567
   
 2,824
   
 31,391
Common stock dividends
 
 -
   
 -
   
 -
   
 (67,011)
   
 -
   
 (67,011)
Common unit distributions
 
 -
   
 -
   
 -
         
 (8,456)
   
 (8,456)
Increase in noncontrolling interest
                                 
  in consolidated joint ventures
 
 -
   
 -
   
 -
   
 -
   
 552
   
 552
Redemption of common units
                                 
  for common stock
 
 781
   
 8
   
 14,354
   
 -
   
 (14,362)
   
 -
Shares issued under Dividend
                                 
  Reinvestment and Stock Purchase Plan
 
 6
   
 -
   
 118
   
 -
   
 -
   
 118
Directors' deferred compensation plan
 
 -
   
 -
   
 407
   
 -
   
 -
   
 407
Stock compensation
 
 42
   
 1
   
 6,554
   
 -
   
 -
   
 6,555
Rebalancing of ownership percentage
                                 
  between parent and subsidiaries
 
 -
   
 -
   
 (576)
   
 -
   
 576
   
 -
Balance at December 31, 2014
 
 89,077
 
$
 891
 
$
 2,560,183
 
$
 (936,293)
 
$
 257,230
 
$
 1,882,011


The accompanying notes are an integral part of these consolidated financial statements.

 
74

 

MACK-CALI REALTY CORPORATION AND SUBSIDIARIES
CONSOLIDATED STATEMENTS OF CASH FLOWS (in thousands)
                   
                   
     
          Year Ended December 31,
CASH FLOWS FROM OPERATING ACTIVITIES
   
2014
   
2013
   
2012
Net income (loss)
 
$
 31,391 
 
$
 (19,058)
 
$
 46,269 
Adjustments to reconcile net income to net cash provided by
                 
Operating activities:
                 
Depreciation and amortization, including related intangible assets
   
 173,848 
   
 183,303 
   
 174,397 
Depreciation and amortization on discontinued operations
   
 -
   
 8,218 
   
 17,765 
Amortization of deferred stock units
   
 407 
   
 529 
   
 490 
Amortization of stock compensation
   
 11,097 
   
 2,387 
   
 3,642 
Amortization of deferred financing costs and debt discount
   
 3,274 
   
 3,172 
   
 2,669 
Write-off of unamortized discount on senior unsecured notes
   
 12 
   
 156 
   
 593 
Equity in (earnings) loss of unconsolidated joint venture, net
   
 2,423 
   
 2,327 
   
 (4,089)
Distributions of cumulative earnings from unconsolidated joint ventures
   
 11,213 
   
 8,485 
   
 3,990 
Realized (gains) loss on disposition of rental property, net
   
 (54,848)
   
 (59,520)
   
 13,175 
Impairments
   
 -
   
 110,853 
   
 9,845 
Changes in operating assets and liabilities:
                 
Increase in unbilled rents receivable, net
   
 (4,083)
   
 (10,105)
   
 (6,488)
Increase in deferred charges, goodwill and other assets
   
 (27,895)
   
 (24,623)
   
 (17,224)
Decrease (increase) in accounts receivable, net
   
 355 
   
 248 
   
 (2,065)
Increase (decrease) in accounts payable, accrued expenses and other liabilities
   
 15,858 
   
 (7,090)
   
 (1,816)
(Decrease) increase in rents received in advance and security deposits
   
 (1,583)
   
 (2,187)
   
 2,898 
(Decrease) increase in accrued interest payable
   
 (2,216)
   
 1,598 
   
 655 
                   
Net cash (used in) provided by operating activities
 
$
 159,253 
 
$
 198,693 
 
$
 244,706 
                   
CASH FLOWS FROM INVESTING ACTIVITIES
                 
Rental property acquisitions and related intangibles
 
$
 (61,938)
 
$
 (178,294)
 
$
 (115,460)
Rental property additions and improvements
   
 (91,813)
   
 (89,869)
   
 (47,191)
Development of rental property, other related costs and deposits
   
 (25,140)
   
 (13,772)
   
 (60,354)
Proceeds from the sale of rental property
   
 274,839 
   
 332,102 
   
 23,429 
Issuance of notes and mortgage receivable
   
 (62,276)
   
 (16,425)
   
 -
Repayment of notes receivable
   
 62,526 
   
 333 
   
 -
Investment in unconsolidated joint ventures
   
 (67,325)
   
 (86,504)
   
 (36,051)
Distributions in excess of cumulative earnings from unconsolidated joint ventures
   
 35,901 
   
 23,907 
   
 1,547 
(Increase) decrease in restricted cash
   
 (14,451)
   
 (455)
   
 1,724 
                   
Net cash provided by (used in) investing activities
 
$
 50,323 
 
$
 (28,977)
 
$
 (232,356)
                   
CASH FLOW FROM FINANCING ACTIVITIES
                 
Borrowings from revolving credit facility
 
$
 277,328 
 
$
 289,000 
 
$
 591,026 
Repayment of revolving credit facility
   
 (277,328)
   
 (289,000)
   
 (646,526)
Proceeds from senior unsecured notes
   
 -
   
 268,928 
   
 547,926 
Repayment of senior unsecured notes
   
 (350,000)
   
 (100,000)
   
 (221,019)
Proceeds from mortgages and loans payable
   
 130,135 
   
 3,170 
   
 1,937 
Repayment of mortgages, loans payable and other obligations
   
 (83,808)
   
 (20,715)
   
 (52,318)
Payment of contingent consideration
   
 (5,228)
   
 (2,755)
   
 -
Payment of financing costs
   
 (3,147)
   
 (5,429)
   
 (4,711)
Cash from noncontrolling interests
   
 145 
   
 -
   
 -
Repurchase of common stock
   
 -
   
 -
   
 (11,011)
Payment of dividends and distributions
   
 (89,830)
   
 (149,454)
   
 (179,905)
                   
Net cash (used in) provided by financing activities
 
$
 (401,733)
 
$
 (6,255)
 
$
 25,399 
                   
Net (decrease) increase in cash and cash equivalents
 
$
 (192,157)
 
$
 163,461 
 
$
 37,749 
Cash and cash equivalents, beginning of period
   
 221,706 
   
 58,245 
   
 20,496 
                   
Cash and cash equivalents, end of period
 
$
 29,549 
 
$
 221,706 
 
$
 58,245 



The accompanying notes are an integral part of these consolidated financial statements.
 
 
 
 
75

 
 
 
MACK-CALI REALTY CORPORATION AND SUBSIDIARIES
NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (square footage and apartment unit counts unaudited)

1.    ORGANIZATION AND BASIS OF PRESENTATION

ORGANIZATION
Mack-Cali Realty Corporation, a Maryland corporation, together with its subsidiaries (collectively, the “Company”), is a fully-integrated, self-administered, self-managed real estate investment trust (“REIT”) providing leasing, management, acquisition, development, construction and tenant-related services for its properties and third parties.  As of December 31, 2014, the Company owned or had interests in 283 properties, consisting of 264 commercial properties, primarily class A office and office/flex properties, totaling approximately 31.0 million square feet, leased to approximately 2,000 commercial tenants, and 19 multi-family rental properties containing 5,484 residential units, plus developable land (collectively, the “Properties”).  The Properties are comprised of 249 buildings, primarily office and office/flex buildings totaling approximately 30.5 million square feet (which include 36 buildings, primarily office buildings aggregating approximately 5.6 million square feet owned by unconsolidated joint ventures in which the Company has investment interests), six industrial/warehouse buildings totaling approximately 387,400 square feet, 19 multi-family properties totaling 5,484 apartments (which include 13 properties aggregating 4,183 apartments owned by unconsolidated joint ventures in which the Company has investment interests), five parking/retail properties totaling approximately 121,500 square feet (which include two buildings aggregating 81,500 square feet owned by unconsolidated joint ventures in which the Company has investment interests), one hotel (which is owned by an unconsolidated joint venture in which the Company has an investment interest) and three parcels of land leased to others.  The Properties are located in seven states, primarily in the Northeast, plus the District of Columbia.

BASIS OF PRESENTATION
The accompanying consolidated financial statements include all accounts of the Company, its majority-owned and/or controlled subsidiaries, which consist principally of Mack-Cali Realty, L.P. (the “Operating Partnership”), and variable interest entities for which the Company has determined itself to be the primary beneficiary, if any.  See Note 2: Significant Accounting Policies – Investments in Unconsolidated Joint Ventures, for the Company’s treatment of unconsolidated joint venture interests.  Intercompany accounts and transactions have been eliminated.

Accounting Standards Codification (“ASC”) 810, Consolidation, provides guidance on the identification of entities for which control is achieved through means other than voting rights (“variable interest entities” or “VIEs”) and the determination of which business enterprise, if any, should consolidate the VIEs. Generally, the consideration of whether an entity is a VIE applies when either: (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest; (2) the equity investment at risk is insufficient to finance that entity’s activities without additional subordinated financial support; or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest.  The Company consolidates VIEs in which it is considered to be the primary beneficiary.  The primary beneficiary is defined by the entity having both of the following characteristics: (1) the power to direct the activities that, when taken together, most significantly impact the variable interest entity’s performance: and (2) the obligation to absorb losses and right to receive the returns from the VIE that would be significant to the VIE.

As of December 31, 2014 and 2013, the Company’s investments in consolidated real estate joint ventures in which the Company is deemed to be the primary beneficiary have total real estate assets of $242.9 million and $219.9 million, respectively, mortgages of $94.3 million and $81.9 million, respectively, and other liabilities of $15.7 million and $18.3 million, respectively.

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period.  Actual results could differ from those estimates.  Certain reclassifications have been made to prior period amounts in order to conform with current period presentation.
 

2.    SIGNIFICANT ACCOUNTING POLICIES

Rental
Property
Rental properties are stated at cost less accumulated depreciation and amortization.  Costs directly related to the acquisition, development and construction of rental properties are capitalized.  Acquisition–related costs are expensed as incurred.  Capitalized development and construction costs include pre-construction costs essential to the development of the property, development and construction costs, interest, property taxes, insurance, salaries and other project costs incurred during the period of development.  Capitalized development and construction salaries and related costs approximated $3.1 million, $4.4 million and $3.8 million for the years ended December 31, 2014, 2013 and 2012, respectively.  Included in total rental property is construction, tenant improvement and development in-progress of $62.8 million and $40.8 million as of December 31, 2014 and 2013, respectively.  Ordinary repairs and maintenance are expensed as incurred; major replacements and betterments, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.  Fully-depreciated assets are removed from the accounts.
 
 

 
 
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The Company considers a construction project as substantially completed and held available for occupancy upon the substantial completion of tenant improvements, but no later than one year from cessation of major construction activity (as distinguished from activities such as routine maintenance and cleanup).  If portions of a rental project are substantially completed and occupied by tenants, or held available for occupancy, and other portions have not yet reached that stage, the substantially completed portions are accounted for as a separate project.  The Company allocates costs incurred between the portions under construction and the portions substantially completed and held available for occupancy, primarily based on a percentage of the relative square footage of each portion, and capitalizes only those costs associated with the portion under construction.

Properties are depreciated using the straight-line method over the estimated useful lives of the assets.  The estimated useful lives are as follows:

Leasehold interests
Remaining lease term
Buildings and improvements
5 to 40 years
Tenant improvements
The shorter of the term of the
 
related lease or useful life
Furniture, fixtures and equipment
5 to 10 years

Upon acquisition of rental property, the Company estimates the fair value of acquired tangible assets, consisting of land, building and improvements, and identified intangible assets and liabilities assumed, generally consisting of the fair value of (i) above and below market leases, (ii) in-place leases and (iii) tenant relationships.  The Company allocates the purchase price to the assets acquired and liabilities assumed based on their fair values.  The Company records goodwill or a gain on bargain purchase (if any) if the net assets acquired/liabilities assumed exceed the purchase consideration of a transaction.  In estimating the fair value of the tangible and intangible assets acquired, the Company considers information obtained about each property as a result of its due diligence and marketing and leasing activities, and utilizes various valuation methods, such as estimated cash flow projections utilizing appropriate discount and capitalization rates, estimates of replacement costs net of depreciation, and available market information.  The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant.

Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the remaining initial term plus the term of any below-market fixed rate renewal options for below-market leases. The capitalized above-market lease values are amortized as a reduction of base rental revenue over the remaining terms of the respective leases, and the capitalized below-market lease values are amortized as an increase to base rental revenue over the remaining initial terms plus the terms of any below-market fixed rate renewal options of the respective leases.

Other intangible assets acquired include amounts for in-place lease values and tenant relationship values, which are based on management’s evaluation of the specific characteristics of each tenant’s lease and the Company’s overall relationship with the respective tenant.  Factors to be considered by management in its analysis of in-place lease values include an estimate of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases.  In estimating carrying costs, management includes real estate taxes, insurance and other operating expenses and estimates of lost rentals at market rates during the expected lease-up periods, depending on local market conditions.  In estimating costs to execute similar leases, management considers leasing commissions, legal and other related expenses.  Characteristics considered by management in valuing tenant relationships include the nature and extent of the Company’s existing business relationships with the tenant, growth prospects for developing new business with the tenant, the tenant’s credit quality and expectations of lease renewals.  The value of in-place leases are amortized to expense over the remaining initial terms of the respective leases.  The value of tenant relationship intangibles are amortized to expense over the anticipated life of the relationships.
 
 
 
 
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On a periodic basis, management assesses whether there are any indicators that the value of the Company’s rental properties held for use may be impaired.  In addition to identifying any specific circumstances which may affect a property or properties, management considers other criteria for determining which properties may require assessment for potential impairment.  The criteria considered by management include reviewing low leased percentages, significant near-term lease expirations, recently acquired properties, current and historical operating and/or cash flow losses, near-term mortgage debt maturities or other factors that might impact the Company’s intent and ability to hold the property.  A property’s value is impaired only if management’s estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the property over the fair value of the property.  The Company’s estimates of aggregate future cash flows expected to be generated by each property are based on a number of assumptions.  These assumptions are generally based on management’s experience in its local real estate markets and the effects of current market conditions.  The assumptions are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and costs to operate each property.  As these factors are difficult to predict and are subject to future events that may alter management’s assumptions, the future cash flows estimated by management in its impairment analyses may not be achieved, and actual losses or impairments may be realized in the future.

Rental Property
 
Held for Sale
 
When assets are identified by management as held for sale, the Company discontinues depreciating the assets and estimates the sales price, net of selling costs, of such assets.  If, in management’s opinion, the estimated net sales price of the assets which have been identified as held for sale is less than the net book value of the assets, a valuation allowance is established.
 
If circumstances arise that previously were considered unlikely and, as a result, the Company decides not to sell a property previously classified as held for sale, the property is reclassified as held and used.  A property that is reclassified is measured and recorded individually at the lower of (a) its carrying amount before the property was classified as held for sale, adjusted for any depreciation (amortization) expense that would have been recognized had the property been continuously classified as held and used, or (b) the fair value at the date of the subsequent decision not to sell. 

Investments in
Unconsolidated
Joint Ventures
The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting.  The Company applies the equity method by initially recording these investments at cost, as Investments in Unconsolidated Joint Ventures, subsequently adjusted for equity in earnings and cash contributions and distributions.  The outside basis portion of the Company’s joint ventures is amortized over the anticipated useful lives of the underlying ventures’ tangible and intangible assets acquired and liabilities assumed.  Generally, the Company would discontinue applying the equity method when the investment (and any advances) is reduced to zero and would not provide for additional losses unless the Company has guaranteed obligations of the venture or is otherwise committed to providing further financial support for the investee.    If the venture subsequently generates income, the Company only recognizes its share of such income to the extent it exceeds its share of previously unrecognized losses.
 
On a periodic basis, management assesses whether there are any indicators that the value of the Company’s investments in unconsolidated joint ventures may be impaired.  An investment is impaired only if management’s estimate of the value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the value of the investment.  The Company’s estimates of value for each investment (particularly in real estate joint ventures) are based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and operating costs.  As these factors are difficult to predict and are subject to future events that may alter management’s assumptions, the values estimated by management in its impairment analyses may not be realized, and actual losses or impairment may be realized in the future.  See Note 4: Investments in Unconsolidated Joint Ventures. 
 
 
 
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Cash and Cash
 
Equivalents
All highly liquid investments with a maturity of three months or less when purchased are considered to be cash equivalents. 
 
 
Deferred
Financing Costs
Costs incurred in obtaining financing are capitalized and amortized over the term of the related indebtedness. Amortization of such costs is included in interest expense and was $3,274,000, $3,172,000 and $2,669,000 for the years ended December 31, 2014, 2013 and 2012, respectively.  If a financing obligation is extinguished early, any unamortized deferred financing costs are written off and included in gains (loss) from early extinguishment of debt.  Such unamortized costs which were written off amounted to $12,000, $156,000 and $593,000 for the years ended December 31, 2014, 2013 and 2012.
 
 
Deferred
Leasing Costs
Costs incurred in connection with commercial leases are capitalized and amortized on a straight-line basis over the terms of the related leases and included in depreciation and amortization.  Unamortized deferred leasing costs are charged to amortization expense upon early termination of the lease.  Certain employees of the Company are compensated for providing leasing services to the Properties.  The portion of such compensation related to commercial leases, which is capitalized and amortized, approximated $3,840,000, $4,223,000 and $4,354,000 for the years ended December 31, 2014, 2013 and 2012, respectively.
 
 
Goodwill
Goodwill represents the excess of the purchase price over the fair value of net tangible and intangible assets acquired in a business combination. Goodwill is allocated to various reporting units, as applicable.  Each of the Company’s segments consists of a reporting unit. Goodwill is not amortized.  Management performs an annual impairment test for goodwill during the fourth quarter and between annual tests, management evaluates the recoverability of goodwill whenever events or changes in circumstances indicate that the carrying amount of goodwill may not be fully recoverable.  In its impairment tests of goodwill, management first assesses qualitative factors to determine whether it is more likely than not that the fair value of a reporting unit is less than its carrying amount.  If based on this assessment, management determines that the fair value of the reporting unit is not less than its carrying amount, then performing the additional two-step impairment test is unnecessary. If the carrying amount of goodwill exceeds its fair value, an impairment charge is recognized.  The Company determined that its goodwill was not impaired at December 31, 2014 after management performed its impairment tests.
 
 
Derivative
Instruments
The Company measures derivative instruments, including certain derivative instruments embedded in other contracts, at fair value and records them as an asset or liability, depending on the Company’s rights or obligations under the applicable derivative contract.  For derivatives designated and qualifying as fair value hedges, the changes in the fair value of both the derivative instrument and the hedged item are recorded in earnings.  For derivatives designated as cash flow hedges, the effective portions of the derivative are reported in other comprehensive income (“OCI”) and are subsequently reclassified into earnings when the hedged item affects earnings. Changes in fair value of derivative instruments not designated as hedging and ineffective portions of hedges are recognized in earnings in the affected period.

 
 
Revenue
Recognition
Base rental revenue is recognized on a straight-line basis over the terms of the respective leases.  Unbilled rents receivable represents the cumulative amount by which straight-line rental revenue exceeds rents currently billed in accordance with the lease agreements.

Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the remaining initial term plus the term of any below-market fixed-rate renewal options for below-market leases.  The capitalized above-market lease values for acquired properties are amortized as a reduction of base rental revenue over the remaining terms of the respective leases, and the capitalized below-market lease values are amortized as an increase to base rental revenue over the remaining initial terms plus the terms of any below-market fixed-rate renewal options of the respective leases.
 
 
 
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Escalations and recoveries from tenants are received from tenants for certain costs as provided in the lease agreements.  These costs generally include real estate taxes, utilities, insurance, common area maintenance and other recoverable costs.  See Note 14: Tenant Leases.

Construction services revenue includes fees earned and reimbursements received by the Company for providing construction management and general contractor services to clients.  Construction services revenue is recognized on the percentage of completion method.  Using this method, profits are recorded on the basis of our estimates of the overall profit and percentage of completion of individual contracts.  A portion of the estimated profits is accrued based upon estimates of the percentage of completion of the construction contract.  This revenue recognition method involves inherent risks relating to profit and cost estimates.

Real estate services revenue includes property management, development and leasing commission fees and other services, and payroll and related costs reimbursed from clients.  Fee income derived from the Company’s unconsolidated joint ventures (which are capitalized by such ventures) are recognized to the extent attributable to the unaffiliated ownership interests.

Parking income includes income from parking spaces leased to tenants and others.

Other income includes income from tenants for additional services arranged for by the Company and income from tenants for early lease terminations.

Allowance for
Doubtful Accounts
Management performs a detailed review of amounts due from tenants to determine if an allowance for doubtful accounts is required based on factors affecting the collectability of the accounts receivable balances.  The factors considered by management in determining which individual tenant receivable balances, or aggregate receivable balances, require a collectability allowance include the age of the receivable, the tenant’s payment history, the nature of the charges, any communications regarding the charges and other related information. Management’s estimate of the allowance for doubtful accounts requires management to exercise significant judgment about the timing, frequency and severity of collection losses, which affects the allowance and net income. 
 
 
Income and
Other Taxes
The Company has elected to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”).  As a REIT, the Company generally will not be subject to corporate federal income tax (including alternative minimum tax) on net income that it currently distributes to its shareholders, provided that the Company satisfies certain organizational and operational requirements including the requirement to distribute at least 90 percent of its REIT taxable income (determined by excluding any net capital gains) to its shareholders.  If and to the extent the Company retains and does not distribute any net capital gains, the Company will be required to pay federal, state and local taxes on such net capital gains at the rate applicable to capital gains of a corporation.  The Company has elected to treat certain of its corporate subsidiaries as taxable REIT subsidiaries (each a “TRS”).  In general, a TRS of the Company may perform additional services for tenants of the Company and generally may engage in any real estate or non-real estate related business (except for the operation or management of health care facilities or lodging facilities or the providing to any person, under a franchise, license or otherwise, rights to any brand name under which any lodging facility or health care facility is operated).  A TRS is subject to corporate federal income tax.   The Company has conducted business through its TRS entities for certain property management, development, construction and other related services, as well as to hold a joint venture interest in a hotel and other matters.

As of December 31, 2014, the Company had a deferred tax asset related to its TRS activity with a balance of approximately $14.4 million which has been fully reserved for through a valuation allowance.  If the Company fails to qualify as a REIT in any taxable year, the Company will be subject to federal income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates.  The Company is subject to certain state and local taxes.

Pursuant to the amended provisions related to uncertain tax provisions of ASC 740, Income Taxes, the Company recognized no material adjustments regarding its tax accounting treatment.  The Company expects to recognize interest and penalties related to uncertain tax positions, if any, as income tax expense, which is included in general and administrative expense.
 
 
 
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In the normal course of business, the Company or one of its subsidiaries is subject to examination by federal, state and local jurisdictions in which it operates, where applicable.  As of December 31, 2014, the tax years that remain subject to examination by the major tax jurisdictions under the statute of limitations are generally from the year 2010 forward.
 
 
Earnings
 
Per Share
The Company presents both basic and diluted earnings per share (“EPS”).  Basic EPS excludes dilution and is computed by dividing net income available to common shareholders by the weighted average number of shares outstanding for the period.  Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock, where such exercise or conversion would result in a lower EPS from continuing operations amount.  Shares whose issuance is contingent upon the satisfaction of certain conditions shall be considered outstanding and included in the computation of diluted EPS as follows (i) if all necessary conditions have been satisfied by the end of the period (the events have occurred), those shares shall be included as of the beginning of the period in which the conditions were satisfied (or as of the date of the grant, if later) or (ii) if all necessary conditions have not been satisfied by the end of the period, the number of contingently issuable shares included in diluted EPS shall be based on the number of shares, if any, that would be issuable if the end of the reporting period were the end of the contingency period (for example, the number of shares that would be issuable based on current period earnings or period-end market price) and if the result would be dilutive. Those contingently issuable shares shall be included in the denominator of diluted EPS as of the beginning of the period (or as of the date of the grant, if later).

Dividends and
 
Distributions
Payable
The dividends and distributions payable at December 31, 2014 represents dividends payable to common shareholders (88,866,652 shares) and distributions payable to noncontrolling interest common unitholders of the Operating Partnership (11,083,876 common units) for all such holders of record as of January 6, 2015 with respect to the fourth quarter 2014.  The fourth quarter 2014 common stock dividends and common unit distributions of $0.15 per common share and unit were approved by the Board of Directors on December 9, 2014.  The common stock dividends and common unit distributions payable were paid on January 14, 2015.

The dividends and distributions payable at December 31, 2013 represents dividends payable to common shareholders (87,928,002 shares) and distributions payable to noncontrolling interest common unitholders of the Operating Partnership (11,864,775 common units) for all such holders of record as of January 6, 2014 with respect to the fourth quarter 2013.  The fourth quarter 2013 common stock dividends and common unit distributions of $0.30 per common share and unit were approved by the Board of Directors on December 10, 2013.  The common stock dividends and common unit distributions payable were paid on January 15, 2014.

The Company has determined that the $0.90 dividend per common share paid during the year ended December 31, 2014 represented approximately 77 percent ordinary income and approximately 23 percent return of capital to its stockholders; the $1.50 dividend per common share paid during the year ended December 31, 2013 represented approximately 53 percent ordinary income, approximately 33 percent return of capital and approximately 14 percent capital gain to its stockholders; and the $1.80 dividend per common share paid during the year ended December 31, 2012 represented approximately 75 percent ordinary income and approximately 25 percent return of capital to its stockholders.

Costs Incurred
For Stock
 
Issuances
Costs incurred in connection with the Company’s stock issuances are reflected as a reduction of additional paid-in capital.


 
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Stock
Compensation
The Company accounts for stock compensation in accordance with the provisions of ASC 718, Compensation-Stock Compensation.  These provisions require that the estimated fair value of restricted stock (“Restricted Stock Awards”), total stockholder return (“TSR”) based performance shares and stock options at the grant date be amortized ratably into expense over the appropriate vesting period.  The Company recorded stock compensation expense of $8,139,000, $2,387,000 and $3,642,000 for the years ended December 31, 2014, 2013 and 2012, respectively.  The amount for 2014 included $5,824,000 related to the departure of executive officers.  See Note 13: Commitments and Contingencies - Departure of Executive Officers.

Other
 
Comprehensive
 
Income
Other comprehensive income (loss) includes items that are recorded in equity, such as unrealized holding gains or losses on marketable securities available for sale.  There was no difference in other comprehensive income to net income for the years ended December 31, 2014, 2013 and 2012, and no accumulated other comprehensive income as of December 31, 2014 and 2013.

Fair Value
 
Hierarchy
The standard Fair Value Measurements specifies a hierarchy of valuation techniques based upon whether the inputs to those valuation techniques reflect assumptions other market participants would use based upon market data obtained from independent sources (observable inputs).  The following summarizes the fair value hierarchy:

·  
Level 1: Quoted prices in active markets that are unadjusted and accessible at the measurement date for identical, unrestricted assets or liabilities;
·  
Level 2: Quoted prices for identical assets and liabilities in markets that are inactive, quoted prices for similar assets and liabilities in active markets or financial instruments for which significant inputs are observable, either directly or indirectly, such as interest rates and yield curves that are observable at commonly quoted intervals and
·  
Level 3: Prices or valuations that require inputs that are both significant to the fair value measurement and unobservable.

In certain cases, the inputs used to measure fair value may fall into different levels of the fair value hierarchy.  In such cases, the level in the fair value hierarchy within which the fair value measurement in its entirety falls has been determined based on the lowest level input that is significant to the fair value measurement in its entirety.  The Company’s assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers factors specific to the asset or liability.

Discontinued
 
Operations
In April 2014, the FASB issued guidance related to the reporting of discontinued operation and disclosures of disposals of components of an entity.  This guidance defines a discontinued operation as a component or group of components disposed or classified as held for sale and represents a strategic shift that has (or will have) a major effect on an entity’s operations and final result; the guidance states that a strategic shift could include a disposal of a major geographical area of operations, a major line of business, a major equity method investment or other major parts of an entity.  The guidance also provides for additional disclosure requirements in connection with both discontinued operations and other dispositions not qualifying as discontinued operations.  The guidance will be effective for all companies for annual and interim periods beginning on or after December 15, 2014.  The guidance applies prospectively to new disposals and new classifications of disposal groups as held for sale after the effective date.  All entities may early adopt the guidance for new disposals (or new classifications as held for sale) that have not been reported in financial statements previously issued or available for issuance. The Company has elected to early adopt this standard effective with the interim period beginning January 1, 2014. Prior to January 1, 2014, properties identified as held for sale and/or disposed of were presented in discontinued operations for all periods presented.  See Note 7: Discontinued Operations.

Out of Period
Adjustments
During the year ended December 31, 2014, the Company identified and recorded out-of-period adjustments to reduce base rental revenue by a total of $686,000 to correct errors in the cumulative calculations of unbilled rents receivable attributable to two leases from prior years.  The Company has determined that the adjustments were not material to the year ended December 31, 2014 or the prior periods.

 
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Impact Of
Recently-Issued
Accounting
Standards
In May 2014, the Financial Accounting Standards Board (“FASB”) issued Accounting Standards Update ("ASU") 2014-09 Revenue from Contracts with Customers (Topic 606) ("ASU 2014-09"). ASU 2014-09 is a comprehensive new revenue recognition model requiring a company to recognize revenue to depict the transfer of goods or services to a customer at an amount reflecting the consideration it expects to receive in exchange for those goods or services. In adopting ASU 2014-09, companies may use either a full retrospective or a modified retrospective approach. Additionally, this guidance requires improved disclosures regarding the nature, amount, timing and uncertainty of revenue and cash flows arising from contracts with customers.  ASU 2014-09 is effective for the first interim period within annual reporting periods beginning after December 15, 2016, and early adoption is not permitted.  The Company is currently in the process of evaluating the impact the adoption of ASU 2014-09 will have on the Company’s financial position or results of operations. 

In August 2014, the FASB issued ASU 2014-15, which requires management to evaluate whether there are conditions or events that raise substantial doubt about the entity’s ability to continue as a going concern, and to provide certain disclosures when it is probable that the entity will be unable to meet its obligations as they become due within one year after the date that the financial statements are issued. ASU 2014-15 is effective for the annual period ended December 31, 2016 and for annual periods and interim periods thereafter with early adoption permitted. The adoption of ASU 2014-15 is not expected to materially impact the Company’s consolidated financial statements. 
 

3.    REAL ESTATE TRANSACTIONS

Acquisitions
2014
On April 10, 2014, the Company acquired Andover Place, a 220-unit multi-family rental property located in Andover, Massachusetts, for approximately $37.7 million, which was funded primarily through borrowing under the Company’s unsecured revolving credit facility.

The purchase price was allocated to the net assets acquired, as follows (in thousands):
       
   
Andover
 
   
Place
 
Land
$
 8,535
 
Buildings and improvements
 
 27,609
 
Furniture, fixtures and equipment
 
 459
 
In-place lease values (1)
 
 1,118
 
   
 37,721
 
       
Less: Below market lease values (1)
 
 (25)
 
       
Net cash paid at acquisition
$
 37,696
 

(1)      In-place lease values and below market lease values will be amortized over one year or less.

On August 15, 2014, the Company acquired the equity interests of its joint venture partner in Overlook Ridge, L.L.C, Overlook Ridge JV, L.L.C. and Overlook Ridge JV 2C/3B, L.L.C. for $16.6 million, which was funded primarily through borrowing under the Company’s unsecured revolving credit facility.  As a result, the Company increased its ownership to 100 percent of the developable land and now consolidates these entities, which were previously accounted for through unconsolidated joint ventures, (collectively, the “Consolidated Land”); and acquired an additional 25 percent, for a total of 50 percent of its subordinated, unconsolidated interests in two operating multi-family properties owned by those entities.  See Note 4: Investments in Unconsolidated Joint Ventures.  In conjunction with the Company’s acquisition of the Consolidated Land, the Company assumed loans with a total principal balance of $23.0 million, which bear interest in the range of LIBOR plus 2.50 to 3.50 percent.  See Note 10: Mortgages, Loans Payable and Other Obligations.
 
 
 
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On December 2, 2014, the Company acquired developable land in Conshohocken, Pennsylvania, for approximately $15.3 million, which was funded using available cash.

For the year ended December 31, 2014, included in general and administrative expense was an aggregate of approximately $2.1 million in transactions costs related to the Company’s property and joint venture acquisitions.

Excluded from the cash flow statement for the year ended December 31, 2014 was $44.4 million of acquisition and other investment fundings (of which $40.1 million related to the acquisition of 50 percent tenants in common interests in the Curtis Center property.  See Unconsolidated Joint Venture Transactions in Note 4: Investments in Unconsolidated Joint Ventures), which were handled through a qualified intermediary using proceeds from prior sales structured for tax purposes as Section 1031 transactions.

2013
The following multi-family rental properties were acquired during the year ended December 31, 2013 (dollars in thousands):

                 
Acquisition
   
# of
 # of
   
Acquisition
 
Date
Property
Location
Properties
Apartment Units
   
Cost
 
01/18/13
Alterra at Overlook Ridge 1A
Revere, Massachusetts
1
310
 
$
61,250
(a)
04/04/13
Alterra at Overlook Ridge 1B
Revere, Massachusetts
1
412
   
87,950
(a)
11/20/13
Park Square
Rahway, New Jersey
1
159
   
46,376
(b)
12/19/13
Richmond  Ct / Riverwatch Commons
New Brunswick, New Jersey
2
200
   
40,983
(c)
                 
Total Acquisitions
   
5
1,081
 
$
236,559
 

(a)      The acquisition cost was funded primarily through borrowings under the Company’s unsecured revolving credit facility.
(b)
The acquisition cost consisted of $43,421,000 in cash consideration and future purchase price earn out payment obligations, subsequent to conditions related to a real estate tax appeal, recorded at fair value of $2,955,000 at closing.  $42,613,355 of the cash consideration was funded from funds held by a qualified intermediary, which were proceeds from the Company’s prior property sales.  The remaining cash consideration was funded primarily from available cash on hand.  $2,550,000 of the earn-out obligation amount was paid in January 2014, with the remaining balance of $405,000 still potentially payable in the future.
(c)
$12,701,925 of the acquisition cost was funded from funds held by a qualified intermediary, which were proceeds from the Company’s prior property sales.  The remaining acquisition cost was funded primarily from available cash on hand.

The purchase prices were allocated to the net assets acquired during the year ended December 31, 2013, as follows (in thousands):
                                   
   
Alterra
   
Alterra
                       
   
at Overlook
   
at Overlook
   
Park
   
Richmond
   
Riverwatch
   
Total
   
Ridge 1A
   
Ridge 1B
   
Square
   
Court
   
Commons
   
Acquisitions
Land
$
 9,042 
 
$
12,055
 
$
4,000
 
$
 2,992 
 
$
 4,169 
 
$
32,258
Buildings and improvements
 
 50,671 
   
71,409
   
40,670
   
 13,534 
   
 18,974 
   
195,258
Furniture, fixtures and equipment
 
 801 
   
1,474
   
610
   
 177 
   
 228 
   
3,290
Above market leases (1)
 
 -
   
 -
   
24
   
 -
   
 -
   
24
In-place lease values (1)
 
 931 
   
3,148
   
1,249
   
 356 
   
 638 
   
6,322
   
 61,445 
   
88,086
   
46,553
   
17,059
   
24,009
   
237,152
                                   
Less: Below market lease values (1)
 
 195 
   
136
   
177
   
 36 
   
 49 
   
593
   
 195 
   
136
   
177
   
 36 
   
49
   
593
                                   
Net cash paid at acquisition
$
 61,250 
 
$
87,950
 
$
46,376
 
$
17,023
 
$
23,960
 
$
236,559

(1)      In-place lease values and above/below market lease values will be amortized over one year or less.

For the year ended December 31, 2013, included in general and administrative expense was an aggregate of approximately $642,000 in transaction costs related to the property acquisitions.

Consolidation
On August 22, 2013, the Company contributed an additional $4.9 million and the operating agreement of Eastchester was modified which increased the Company’s effective ownership to 76.25 percent, with the remaining 23.75 percent owned by HVLH.  The agreement also provided the Company with control of all major decisions.  Accordingly, effective August 22, 2013, the Company consolidated Eastchester under the provisions of ASC 810, Consolidation.  As the carrying value approximated the fair value of the net assets acquired, there was no holding period gain or loss recognized on this transaction.

The Company had previously acquired a 26.25 percent interest in a to-be-built, 108-unit multi-family rental property located in Eastchester, New York (the “Eastchester Project”) for approximately $2.1 million.  The remaining interests in the development project-owning entity, 150 Main Street, L.L.C. (“Eastchester”) was owned 26.25 percent by JMP Eastchester, L.L.C. and 47.5 percent by Hudson Valley Land Holdings, L.L.C. (“HVLH”).  The Eastchester Project began construction in late 2013.  Estimated total development costs of $50 million (of which $13.9 million have been incurred through December 31, 2014) are expected to be funded with a $28.8 million construction loan and the balance of $21.2 million from member’s capital, of which the Company’s share is $20.9 million.
 
 
 
84

 
 

 
The following table summarizes the net assets recorded upon consolidation (in thousands):
       
   Land
 
$
 5,585
   Construction in progress
   
 3,387
     
 8,972
   Cash and cash equivalents
   
 79
   Other assets
   
 47
   Accounts payable
   
 (325)
     
 (199)
       
Noncontrolling interest recorded upon consolidation
   
 (1,252)
       
Net assets recorded upon consolidation
 
$
 7,521

Properties Commencing Initial Operations
The following properties commenced initial operations during the year ended December 31, 2013 (dollars in thousands):
                           
                           
           
Garage
   
Development
     
Development
       
# of
Rentable
Parking
   
Costs Incurred
     
Costs Per
Date
Property/Address
Location
Type
Bldgs.
Square Feet
Spaces
   
by Company
     
Square Foot
06/05/13
14 Sylvan Way
Parsippany, New Jersey
Office
1
203,506
 -
 
$
 51,611
(a)
 
$
 254
08/01/13
Port Imperial South 4/5
Weehawken, New Jersey
Parking/Retail
1
16,736
 850
   
 50,656
(b)
   
N/A
                           
Totals
     
2
220,242
850
 
$
102,267
       

(a)      Development costs included approximately $13.0 million in land costs and $4.3 million in leasing costs.  Amounts are as of December 31, 2013.
(b)      Development costs included approximately $13.1 million in land costs.  Amounts are as of December 31, 2013.

Sales
2014
The Company sold the following office properties during the year ended December 31, 2014 (dollars in thousands):
                             
       
Rentable
   
Net
   
Net
       
Sale
   
# of
Square
   
Sales
   
Book
   
Realized
 
Date
Property/Address
Location
Bldgs.
 Feet
   
Proceeds
   
Value
   
Gain
 
04/23/14
22 Sylvan Way
Parsippany, New Jersey
 1
 249,409
 
$
 94,897
 
$
 60,244
 
$
 34,653
 
06/23/14
30 Knightsbridge Road (a)
Piscataway, New Jersey
 4
 680,350
   
 54,641
   
 52,361
   
 2,280
 
06/23/14
470 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
 1
 52,500
   
 7,195
   
 7,109
   
 86
 
06/23/14
530 Chestnut Ridge Road (a) (b)
Woodcliff Lake, New Jersey
 1
 57,204
   
 6,299
   
 6,235
   
 64
 
06/27/14
400 Rella Boulevard
Suffern, New York
 1
 180,000
   
 27,539
   
 10,938
   
 16,601
 
06/30/14
412 Mount Kemble Avenue (a)
Morris Township, New Jersey
 1
 475,100
   
 44,751
   
 43,851
   
 900
 
07/29/14
17-17 Route 208 North (a) (b)
Fair Lawn, New Jersey
 1
 143,000
   
 11,835
   
 11,731
   
 104
 
08/20/14
555, 565, 570 Taxter Road (a)
Elmsford, New York
 3
 416,108
   
 41,057
   
 41,057
   
 -
 
08/20/14
200, 220 White Plains Road (a)
Tarrytown, New York
 2
 178,000
   
 12,619
   
 12,619
   
 -
 
08/20/14
1266 East Main Street (a) (b)
Stamford, Connecticut
 1
 179,260
   
 18,406
   
 18,246
   
 160
 
                           
Totals
 
 16
 2,610,931
 
$
 319,239
 
$
 264,391
 
$
 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.  See Note 4: Investments in Unconsolidated Joint Ventures.  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 $20.8 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.

On January 1, 2014, the Company early adopted the new discontinued operations accounting standard and as the properties sold during the year ended December 31, 2014 did not represent a strategic shift (as the Company is not entirely exiting markets or property types), they have not been reflected as part of discontinued operations.


 
85

 

The following table summarizes income from the properties sold during the year ended December 31, 2014 for the years ended December 31, 2014, 2013 and 2012: (dollars in thousands)

                   
                   
   
                         Year Ended December 31,
     
2014
   
2013
   
2012
Total revenues
 
$
 28,823
 
$
 55,677
 
$
 54,753
Operating and other expenses
   
 (17,248)
   
 (27,993)
   
 (25,142)
Depreciation and amortization
   
 (6,371)
   
 (15,061)
   
 (14,522)
Interest income
   
 4
   
 -
   
 (615)
                   
Income from properties sold
 
$
 5,208
 
$
 12,623
 
$
 14,474
                   
Impairments
   
 -
   
 (20,761)
   
 -
Realized gains (losses) on sales, net
   
 54,848
   
 -
   
 -
                   
Total income (loss) from properties sold
 
$
 60,056
 
$
 (8,138)
 
$
 14,474
 
2013
The Company sold the following office properties during the year ended December 31, 2013, which were classified as discontinued operations – See Note 7: Discontinued Operations (dollars in thousands):


                             
       
Rentable
   
Net
   
Net
       
Sale
   
# of
Square
   
Sales
   
Book
   
Realized
 
Date
Property/Address
Location
Bldgs.
 Feet
   
Proceeds
   
Value
   
Gain (loss)
 
04/10/13
19 Skyline Drive (a)
Hawthorne, New York
1
248,400
 
$
16,131
 
$
16,005
 
$
 126
 
04/26/13
55 Corporate Drive
Bridgewater, New Jersey
1
204,057
   
70,967
   
51,308
   
 19,659
 
05/02/13
200 Riser Road
Little Ferry, New Jersey
1
286,628
   
31,775
   
14,852
   
 16,923
 
05/13/13
777 Passaic Avenue
Clifton, New Jersey
1
75,000
   
5,640
   
3,713
   
 1,927
 
05/30/13
16 and 18 Sentry Parkway West (b)
Blue Bell, Pennsylvania
2
188,103
   
19,041
   
19,721
   
 (680)
 
05/31/13
51 Imclone Drive (c)
Branchburg, New Jersey
1
63,213
   
6,101
   
5,278
   
 823
 
06/28/13
40 Richards Avenue
Norwalk, Connecticut
1
145,487
   
15,858
   
17,027
   
 (1,169)
 
07/10/13
106 Allen Road
Bernards Township, New Jersey
1
132,010
   
17,677
   
15,081
   
 2,596
 
08/27/13
Pennsylvania office portfolio (d) (e)
Suburban Philadelphia, Pennsylvania
15
1,663,511
   
207,425
   
164,259
   
 43,166
 
                             
Totals
   
24
 3,006,409
 
$
 390,615
(f)
$
 307,244
 
$
 83,371
(g)

 
 



(a)  
The Company recognized a valuation allowance of $7.1 million on this property identified as held for sale at December 31, 2012.  In connection with the sale, the Company provided an interest-free note receivable to the buyer of $5 million (with a net present value of $3.7 million at closing) which matures in 2023 and requires monthly payments of principal.  See Note 5: Deferred charges, goodwill and other assets.
(b)  
The Company recorded an $8.4 million impairment charge on these properties at December 31, 2012.  The Company has retained a subordinated interest in these properties.
(c)  
The property was encumbered by a mortgage loan which was satisfied by the Company at the time of the sale.  The Company incurred $0.7 million in costs for the debt satisfaction, which was included in discontinued operations:  loss from early extinguishment of debt for the year ended December 31, 2013.
(d)  
In order to reduce the carrying value of five of the properties to their estimated fair market values, the Company recorded impairment charges of $23,851,000 at June 30, 2013.   The fair value used in the impairment charges was based on the purchase and sale agreement for the properties ultimately sold.
(e)  
The Company completed the sale of this office portfolio and three developable land parcels for approximately $233 million: $201 million in cash ($55.3 million of which was held by a qualified intermediary until such funds were used in acquisitions), a $10 million mortgage on one of the properties ($8 million of which was funded at closing) and subordinated equity interests in each of the properties being sold with capital accounts aggregating $22 million.  Net sale proceeds from the sale aggregated $207 million which was comprised of the $233 million gross sales price less the subordinated equity interests of $22 million and $4 million in closing costs.  The purchasers of the Pennsylvania office portfolio are joint ventures formed between the Company and affiliates of the Keystone Property Group (the “Keystone Affiliates”).  The mortgage loan has a term of two years with a one year extension option and bears interest at LIBOR plus six percent.  The Company's equity interests in the joint ventures will be subordinated to Keystone Affiliates receiving a 15 percent internal rate of return (“IRR”) after which the Company will receive a ten percent IRR on its subordinated equity and then all profit will be split equally.  In connection with these partial sale transactions, because the buyer receives a preferential return, 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 subordinate equity interest at zero.  As part of the transaction, the Company has rights to own, after zoning-approval-subdivision, land at the 150 Monument Road property located in Bala Cynwyd, Pennsylvania, for a contemplated multi-family residential development.
(f)  
This amount excludes approximately $535,000 of net closing prorations and related adjustments received from sellers at closing.

(g)  
This amount, net of impairment charges recorded in 2013 of $23,851,000 on certain of the properties prior to their sale (per Note [d] above), comprises the $59,520,000 of realized gains (losses) and unrealized losses on disposition of rental property and impairments, net, for the year ended December 31, 2013.  See Note 7: Discontinued Operations.

Impairments on Properties Held and Used
For the year ended December 31, 2013, the Company recorded impairment charges of $110.9 million on 18 office properties.  Nine of the 18 properties located in Roseland, Parsippany, Warren and Lyndhurst, New Jersey, aggregating approximately 1.3 million square feet, are collateral for mortgage loans maturing on August 11, 2014 and May 11, 2016, with principal balances totaling $160 million as of December 31, 2013.  Seven of the 18 properties located in Fair Lawn, New Jersey, Woodcliff Lake, New Jersey, Stamford, Connecticut and Elmsford, New York, aggregating 646,000 square feet, were subsequently sold in 2014 (six of which are part of the Keystone Entities transaction described above).  Two of the 18 properties, located in Morris Plains and Upper Saddle River, New Jersey, aggregating approximately 550,000 square feet, are being considered for repositioning from office properties into multi-family rental properties.  The Company estimated that the carrying value of the 18 properties may not be recoverable over their anticipated holding periods.  The impairments in 2013 resulted primarily from the recent decline in leasing activity and market rents of the properties identified.
 
 
 
86

 
 

 
The Company’s estimated fair values for the year ended December 31, 2013 were derived utilizing a discounted cash flow (“DCF”) model including all estimated cash inflows and outflows over a specified holding period.  These cash flows were comprised of inputs which included contractual revenues and forecasted revenues and expenses based upon market conditions and expectations for growth.  The capitalization rate of 8.5 percent for the year ended December 31, 2013 and discount rates ranging from 10 percent to 15 percent for the year ended December 31, 2013, utilized in DCF were based upon the risk profile of the properties’ cash flows and observable rates that the Company believes to be within a reasonable range of current market rates for each respective property.  Based on these inputs the Company determined that its valuation of these investments was classified within Level 3 of the fair value hierarchy, as provided by ASC 820, Fair Value Measurements and Disclosures.


 

 
87

 

4.    INVESTMENTS IN UNCONSOLIDATED JOINT VENTURES

As of December 31, 2014, the Company had an aggregate investment of approximately $247.5 million in its equity method joint ventures.  The Company formed these ventures with unaffiliated third parties, or acquired interests in them, to develop or manage primarily office and multi-family rental properties, or to acquire land in anticipation of possible development of office and multi-family rental properties.  As of December 31, 2014, the unconsolidated joint ventures owned: 36 office properties aggregating approximately 5.6 million square feet, 13 multi-family properties totaling 4,183 apartments, two retail properties aggregating approximately 81,500 square feet, a 350-room hotel, development projects for up to approximately 1,731 apartments; and interests and/or rights to developable land parcels able to accommodate up to 2,853 apartments and 1.4 million square feet of office space.  The Company’s unconsolidated interests range from 7.5 percent to 85 percent subject to specified priority allocations in certain of the joint ventures.

On October 23, 2012, the Company acquired the real estate development and management businesses (the “Roseland Business”) of Roseland Partners, L.L.C. (“Roseland Partners”), a premier multi-family rental community developer and manager, and the Roseland Partners’ interests (the “Roseland Transaction”), principally through unconsolidated joint venture interests in various entities which, directly or indirectly, own or have rights with respect to various residential and/or commercial properties or vacant land (collectively, the “Roseland Assets”).  The locations of the properties extend from New Jersey to Massachusetts, with the majority of the properties located in New Jersey.  Certain of the entities which own the Roseland Assets are controlled by the Company upon acquisition and are therefore consolidated. However, many of the entities are not controlled by the Company and, therefore, are accounted for under the equity method as investments in unconsolidated joint ventures.

The amounts reflected in the following tables (except for the Company’s share of equity in earnings) are based on the historical financial information of the individual joint ventures.  The Company does not record losses of the joint ventures in excess of its investment balances unless the Company is liable for the obligations of the joint venture or is otherwise committed to provide financial support to the joint venture.  The outside basis portion of the Company’s investments in joint ventures is amortized over the anticipated useful lives of the underlying ventures’ tangible and intangible assets acquired and liabilities assumed.  Unless otherwise noted below, the debt of the Company’s unconsolidated joint ventures generally is non-recourse to the Company, except for customary exceptions pertaining to such matters as intentional misuse of funds, environmental conditions, and material misrepresentations.

The Company has agreed to guarantee repayment of a portion of the debt of its unconsolidated joint ventures.  As of December 31, 2014, such debt had a total facility amount of $477 million of which the Company agreed to guarantee up to $93.5 million.  As of December 31, 2014, the outstanding balance of such debt totaled $238 million of which $62.6 million was guaranteed by the Company.  The Company also posted a $4.1 million letter of credit in support of the South Pier at Harborside joint venture, half of which is indemnified by Hyatt Corporation, the Company’s joint venture partner.  The Company performed management, leasing, development and other services for the properties owned by the unconsolidated joint ventures and recognized $6.2 million and $5.8 million for such services in the years ended December 31, 2014 and 2013, respectively.  The Company had $1.0 million and $523,000 in accounts receivable due from its unconsolidated joint ventures as of December 31, 2014 and 2013.

Included in the Company’s investments in unconsolidated joint ventures as of December 31, 2014 are nine unconsolidated development joint ventures, which are VIEs for which the Company is not the primary beneficiary.  These joint ventures are primarily established to develop real estate property for long-term investment and were deemed VIEs primarily based on the fact that the equity investment at risk was not sufficient to permit the entities to finance their activities without additional financial support.  The initial equity contributed to these entities was not sufficient to fully finance the real estate construction as development costs are funded by the partners throughout the construction period.  The Company determined that it was not the primary beneficiary of these VIEs based on the fact that the Company has shared control of these entities along with the entity’s partners and therefore does not have controlling financial interests in these VIEs.  The Company’s aggregate investment in these VIEs was approximately $113.6 million as of December 31, 2014.  The Company’s maximum exposure to loss as a result of its involvement with these VIEs is estimated to be approximately $230.5 million, which includes the Company’s current investment and estimated future funding commitments/guarantees of approximately $116.9 million.  The Company has not provided financial support to these VIEs that it was not previously contractually required to provide.  In general, future costs of development not financed through third parties will be funded with capital contributions from the Company and its outside partners in accordance with their respective ownership percentages.   




 
88

 




The following is a summary of the Company's unconsolidated joint ventures as of December 31, 2014 and 2013:  (dollars in thousands)
                                   
                                   
                         
Property Debt
 
 
Number of
Company's
   
Carrying Amount
   
As of December 31, 2014
 
 
Apartment Units
Effective
   
As of December 31,
     
Maturity
Interest
 
Entity / Property Name
or Square Feet (sf)
Ownership % (a)
   
2014
   
2013
   
Balance
Date
Rate
 
Multi-family
                                 
Marbella RoseGarden, L.L.C./ Marbella  (b)
 412
units
 24.27
%
 
$
 15,779
 
$
 15,797
 
$
 95,000
05/01/18
 4.99
%
 
RoseGarden Monaco Holdings, L.L.C./ Monaco   (b)
 523
units
 15.00
%
   
 2,161
   
 3,201
   
 165,000
02/01/21
 4.19
%
 
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station  (b)
 217
units
 25.00
%
   
 62
   
 857
   
 38,665
07/01/15
 4.00
%
 
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (b)
 236
units
 50.00
%
   
 -
   
 -
   
 57,500
09/01/20
 4.32
%
 
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park  (c) (d)
 130
units
 12.50
%
   
 6,029
   
 6,455
   
 46,217
(e)
(e)
   
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge  (b) (f)
 251
units
 50.00
%
   
 -
   
 -
   
 69,501
(g)
(g)
   
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge  (b) (f)
 371
units
 50.00
%
   
 2,524
   
 -
   
 49,824
12/26/15
L+2.50
%
(h)
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial   (b)
 316
units
 25.00
%
   
 955
   
 3,117
   
 79,594
07/15/21
 6.00
%
(i)
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (b)
 355
units
 7.50
%
   
 -
   
 203
   
 81,264
06/27/16
L+2.10
%
(j)
Crystal House Apartments Investors LLC / Crystal House  (k)
 828
units
 25.00
%
   
 27,051
   
 26,838
   
 165,000
04/01/20
 3.17
%
 
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7  (b)
 176
units
 38.25
%
   
 1,747
   
 3,207
   
 37,093
12/04/15
L+2.50
%
(l)
PruRose Port Imperial South 13, LLC / RiverParc at Port Imperial  (b)
 280
units
 20.00
%
   
 1,087
   
 2,206
   
 49,084
06/27/16
L+2.15
%
(m)
Roseland/Port Imperial Partners, L.P./ Riverwalk C  (b) (n)
 363
units
 20.00
%
   
 1,800
   
 2,068
   
 -
-
-
   
RoseGarden Marbella South, L.L.C./ Marbella II
 311
units
 24.27
%
   
 11,282
   
 7,567
   
 31,564
03/30/17
L+2.25
%
(o)
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)  (b)
 227
units
 7.50
%
   
 -
   
 24
   
 40,366
01/25/17
L+2.10
%
(p)
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
 141
units
 36.00
%
   
 4,744
   
 3,655
   
 21,298
06/27/16
L+2.35
%
(q)
Capitol Place Mezz LLC / Station Townhouses
 377
units
 50.00
%
   
 49,327
   
 46,628
   
 73,971
07/01/33
 4.82
%
(r)
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside  (ab)
 763
units
 85.00
%
   
 34,954
   
 -
   
 -
08/01/29
 5.197
%
(aa)
RoseGarden Monaco, L.L.C./ San Remo Land
 300
potential units
 41.67
%
   
 1,283
   
 1,224
   
 -
-
-
   
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
 1,000
potential units
 50.00
%
   
 337
   
 337
   
 -
-
-
   
                                   
Office
                                 
Red Bank Corporate Plaza, L.L.C./ Red Bank
 92,878
sf
 50.00
%
   
 3,963
   
 4,046
   
 15,868
05/17/16
L+3.00
%
(s)
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
 139,750
sf
 50.00
%
   
 5,620
   
 5,514
   
 14,002
07/01/23
 2.87
%
 
BNES Associates III / Offices at Crystal Lake
 106,345
sf
 31.25
%
   
 1,993
   
 1,753
   
 6,756
11/01/23
 4.76
%
 
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
 160,000
sf
 50.00
%
   
 1,962
   
 1,962
   
 -
-
-
   
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
 339,615
sf
 33.33
%
   
 -
   
 1,887
   
 61,500
09/09/16
L+7.00
%
(t)
Keystone-Penn
 1,842,820
sf
(u)
     
 -
   
 -
   
 203,811
(v)
(v)
   
Keystone-TriState
 1,266,384
sf
(w)
     
 6,140
   
 -
   
 204,843
(x)
(x)
   
KPG-MCG Curtis JV, L.L.C./ Curtis Center  (ac)
 885,000
sf
 50.00
%
   
 59,911
   
 -
   
(ae)
(ae)
(ae)
   
                                   
Other
                                 
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
 1,225,000
sf
 50.00
%
   
 4,022
   
 3,702
   
 -
-
-
   
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial  (b)
 30,745
sf
 20.00
%
   
 1,828
   
 1,930
   
 -
-
-
   
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson
 350
rooms
 50.00
%
   
(af)
   
(af)
   
 65,643
(y)
(y)
   
Stamford SM LLC / Senior Mezzanine Loan  (z)
n/a
n/a
 80.00
%
   
 -
   
 36,258
   
 -
-
-
   
Other (ad)
           
 907
   
 693
   
 -
-
-
   
Totals:
         
$
 247,468
 
$
 181,129
 
$
 1,673,364
       

(a)  
Company's effective ownership % represents the Company's entitlement to residual distributions after payments of priority returns, where applicable.
(b)  
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.
(c)  
Through the joint venture, the Company also owns a 12.5 percent interest in a 50,973 square feet retail building ("Shops at 40 Park") and a 25 percent interest in a to-be-built 59-unit, five story multi-family rental development property ("Lofts at 40 Park").
(d)  
The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the payment of the outstanding balance remaining on a note ($975 as of December 31, 2014), and is not expected to meaningfully participate in the venture's cash flows in the near term.
(e)  
Property debt balance consists of: (i) a loan, collateralized by the Metropolitan at 40 Park, with a balance of $38,600 at December 31, 2014, bears interest at 3.25 percent, matures in September 2020 and is interest only through September 2015; (ii) a loan, collateralized by the Shops at 40 Park, with a balance of $6,500 at December 31, 2014, bears interest at 3.63 percent, matures in August 2018 and is interest-only through July 2015; and (iii) a loan, collateralized by the Lofts at 40 Park, with a balance of $1,117, bears interest at LIBOR plus 250 basis points and matures in September 2015.  The Shops at 40 Park mortgage loan also provides for additional borrowing proceeds of $1 million based on certain preferred thresholds being achieved.
(f)  
On August 15, 2014, the Company acquired the equity interests of its joint venture partner in Overlook Ridge JV 2C/3B, L.L.C. for $2.97 million and LR Overlook Phase II, L.L.C., the property-owning entity owned by Overlook Ridge JV, L.L.C., which increased its ownership to 50 percent in two operating multi-family properties.  The Company also acquired the equity interests of its joint venture partner in LR Overlook Phase III, L.L.C. and  Overlook Ridge, L.L.C. for $0.6 million and $12.99 million respectively, which increased its ownership to 100 percent in developable land (See Note 3: Real Estate Transactions – Acquisitions).
(g)  
Property debt balance consists of: (i) the senior loan, collateralized by the Quarrystone property, with a balance of $52,501 at December 31, 2014, bears interest at LIBOR plus 200 basis, matures in March 2016 and (ii) the junior loan, with a balance of $17,000, bears interest at LIBOR plus 90 basis points, matures in March 2016 and is collateralized by a $17,000 letter of credit provided by an affiliate of the partner.
(h)  
The construction loan has a maximum borrowing amount of $55,500 and provides, subject to certain conditions, two one-year extension options with a fee of 25 basis points each.  The joint venture has a swap agreement that fixes the all-in rate to 3.0875 percent per annum on an initial notional amount of $1,840, increasing to $52,000, for the period from September 3, 2013 to November 2, 2015.
(i)  
The construction loan with a maximum borrowing amount of $83,113 was converted to a permanent loan on December 26,2014 with a maximum borrowing amount of $80,249
(j)  
The construction loan has a maximum borrowing amount of $91,000 and provides, subject to certain conditions, a one-year extension option with a fee of 25 basis points.
(k)  
The Company also owns a 50 percent interest in a vacant land parcel to accommodate the development of approximately 295 additional units of which 252 are currently approved.
(l)  
The construction loan has a maximum borrowing amount of $42,500 and provides, subject to certain conditions, two two-year extension options with a fee of 12.5 basis points for the first two-year extension and 25 basis points for the second two-year extension.
 
 
 
89

 
 
 
(m)  
The construction loan has a maximum borrowing amount of $73,350 and provides, subject to certain conditions, one-year extension option followed by a six-month extension option with a fee of 25 basis points each. The joint venture has a swap agreement that fixes the all-in rate to 2.79 percent per annum on an initial notional amount of $1,620, increasing to $69,500 for the period from July 1, 2013 to January 1, 2016.
(n)  
The Company also owns a 20 percent residual interest in undeveloped land parcels: parcels 6, I, and J ("Port Imperial North Land") that can accommodate the development of 836 apartment units.
(o)  
The construction loan has a maximum borrowing amount of $77,400 and provides, subject to certain conditions, two one-year extension options with a fee of 25 basis points for each year.
(p)  
The construction loan has a maximum borrowing amount of $57,000 and provides, subject to certain conditions, a one-year extension option with a fee of 25 basis points.
(q)  
The construction loan has a maximum borrowing amount of $23,400 and provides, subject to certain conditions, two one-year extension options with a fee of 20 basis points for each year.
(r)  
The construction/permanent loan has a maximum borrowing amount of $100,700 with amortization starting in August 2017.
(s)  
The joint venture has a swap agreement that fixes the all-in rate to 3.99375 percent per annum on an initial notional amount of $13,650 and then adjusting in accordance with an amortization schedule, which is effective from October 17, 2011 through loan maturity.
(t)  
The mortgage loan has two one-year extension options, subject to certain conditions, and includes a $25 million construction escrow with a balance of $15.8 million to be drawn at December 31, 2014.
(u)  
The Company’s equity interests in the joint ventures will be subordinated 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.
(v)  
Principal balance of $127,600 bears interest at 5.114 percent and matures in August 27, 2023; principal balance of $65,786 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 matures in August 27, 2015.
(w)  
Includes the Company’s pari-passu interests of $6.2 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 (See Note 3: Real Estate Transactions – Sales).
(x)  
Principal balance of $41,240 bears interest at 4.95 percent and matures on July 1, 2017; principal balance of $70,903 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.
(y)  
Balance includes: (i) mortgage loan, collateralized by the hotel property, with a balance of $61,519, bears interest at 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.  The Company posted a $4.1 million letter of credit in support of this loan, half of which is indemnified by the partner.
(z)  
The joint venture collected net proceeds of $47.2 million at maturity, of which the Company received its share of $37.8 million on August 6, 2014.
(aa)  
The construction/permanent loan has a maximum borrowing amount of $192,000.
(ab)
See discussion in Unconsolidated Joint Venture Transactions following in this footnote.
(ac)
Includes undivided interests in the same manner as investments in noncontrolling partnership, pursuant to ASC 970-323-25-12.  See discussion in Unconsolidated Joint Venture Transactions following in this footnote.
(ad)
The Company owns other interests in various unconsolidated joint ventures, including interests in assets previously owned and interest in ventures whose businesses are related to its core operations. These ventures are not expected to significantly impact the Company's operations in the near term. 
(ae)  See Note 10: Mortgages, Loans Payable and Other Obligations for debt secured by interests in these assets.
(af)
The negative carrying amount for this venture of $1,854 and $1,706 as of December 31, 2014 and 2013, respectively, were included in accounts payable, accrued expenses and other liabilities. 


 
90

 


The following is a summary of the Company’s equity in earnings (loss) of unconsolidated joint ventures for the years ended December 31, 2014 and 2013: (dollars in thousands)
                 
     
   
Year Ended December 31,
Entity / Property Name
 
2014
   
2013
   
2012
Multi-family
               
Marbella RoseGarden, L.L.C./ Marbella
$
 (19)
 
$
 (540)
 
$
 13
RoseGarden Monaco Holdings, L.L.C./ Monaco
 
 (1,040)
   
 (1,560)
   
 (311)
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station
 
 (853)
   
 (1,131)
   
 (197)
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial
 
 -
   
 (606)
   
 (533)
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park
 
 (345)
   
 (509)
   
 (25)
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge
 
 -
   
 -
   
 -
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge
 
 (384)
   
 293
   
 (11)
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial
 
 (2,139)
   
 (985)
   
 (142)
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C)
 
 (203)
   
 (345)
   
 (83)
Crystal House Apartments Investors LLC / Crystal House
 
 (139)
   
 (2,639)
   
 -
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7
 
 (1,163)
   
 (421)
   
 (5)
PruRose Port Imperial South 13, LLC / RiverParc at Port Imperial
 
 (863)
   
 (664)
   
 (87)
Roseland/Port Imperial Partners, L.P./ Riverwalk C
 
 (646)
   
 (740)
   
 -
RoseGarden Marbella South, L.L.C./ Marbella II
 
 -
   
 (57)
   
 (13)
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B)
 
 (15)
   
 (157)
   
 -
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison
 
 (150)
   
 -
   
 -
Capitol Place Mezz LLC / Station Townhouses
 
 (75)
   
 -
   
 -
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside
 
 (218)
   
 -
   
 -
RoseGarden Monaco, L.L.C./ San Remo Land
 
 -
   
 -
   
 -
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing
 
 (54)
   
 (77)
   
 -
Office
               
Red Bank Corporate Plaza, L.L.C./ Red Bank
 
 380
   
 372
   
 360
12 Vreeland Associates, L.L.C./ 12 Vreeland Road
 
 106
   
 74
   
 427
BNES Associates III / Offices at Crystal Lake
 
 240
   
 (14)
   
 (323)
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206
 
 (10)
   
 (35)
   
 -
KPG-P 100 IMW JV, LLC / 100 Independence Mall West
 
 (1,887)
   
 (913)
   
 -
Keystone-Penn
 
 -
   
 -
   
 -
Keystone-TriState
 
 (318)
   
 -
   
 -
KPG-MCG Curtis JV, L.L.C./ Curtis Center
 
 624
   
 -
   
 -
Other
               
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)
 
 320
   
 99
   
 30
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial
 
 (102)
   
 (230)
   
 (80)
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson
 
 2,602
   
 2,519
   
 2,368
Stamford SM LLC / Senior Mezzanine Loan
 
 2,337
   
 3,719
   
 3,078
Other
 
 1,591
   
 2,220
   
 (377)
Company's equity in earnings (loss) of unconsolidated joint ventures
$
 (2,423)
 
$
 (2,327)
 
$
 4,089
 
The following is a summary of the combined financial position of the unconsolidated joint ventures in which the Company had investment interests as of December 31, 2014 and 2013: (dollars in thousands)
             
             
     
December 31,
   
December 31,
     
2014
   
2013
Assets:
           
   Rental property, net
 
$
 1,534,812 
 
$
 755,038 
   Loan receivable
   
 -
   
 45,050 
   Other assets
   
 398,173 
   
 582,989 
   Total assets
 
$
 1,932,985 
 
$
 1,383,077 
Liabilities and partners'/
           
members' capital:
           
   Mortgages and loans payable
 
$
 1,060,020 
 
$
 637,709 
   Other liabilities
   
 211,340 
   
 87,231 
   Partners'/members' capital
   
 661,625 
   
 658,137 
   Total liabilities and
           
   partners'/members' capital
 
$
 1,932,985 
 
$
 1,383,077 

The following is a summary of the combined results from operations of the unconsolidated joint ventures for the period in which the Company had investment interests during the years ended December 31, 2014, 2013 and 2012: (dollars in thousands)
                 
                 
   
Year Ended December 31,
   
2014
   
2013
   
2012
Total revenues
$
 305,034 
 
$
 255,510 
 
$
 68,183 
Operating and other expenses
 
 (233,320)
   
 (217,739)
   
 (37,008)
Depreciation and amortization
 
 (42,985)
   
 (32,889)
   
 (10,139)
Interest expense
 
 (32,862)
   
 (16,709)
   
 (6,775)
Net income (loss)
$
 (4,133)
 
$
 (11,827)
 
$
 14,261 

 
91

 


Unconsolidated Joint Venture Transactions
2014
Harborside Unit A Urban Renewal, L.L.C.
On May 21, 2014, the Company entered into a joint venture agreement with Ironstate Harborside-A LLC (“ISA”) to form Harborside Unit A Urban Renewal, L.L.C. (“URL-Harborside”), a newly-formed joint venture that will develop, own and operate a high-rise tower of approximately 763 multi-family apartment units above a parking pedestal to be located on land contributed by the Company at its Harborside complex in Jersey City, New Jersey (the “URL Project”).  The construction of the URL Project is estimated to cost a total of approximately $320 million (of which development costs of $65.1 million have been incurred by URL-Harborside through December 31, 2014).  The URL Project is projected to be ready for occupancy by the fourth quarter of 2016.   The URL Project has been awarded up to $33 million in future tax credits (“URL Tax Credits”), subject to certain conditions, from the New Jersey Economic Development Authority.  The venture has an agreement to sell these credits, subject to certain conditions.  On August 1, 2014, the venture obtained a construction/permanent loan with a maximum borrowing amount of $192 million (with no balance currently outstanding as of December 31, 2014), which bears interest at a rate of 5.197 percent and matures in August 2029.  The Company currently expects that it will fund approximately $59.1 million of the remaining development costs of the project, net of the loan financing.

The Company owns an 85 percent interest in URL-Harborside and the remaining interest is owned by ISA, with shared control over major decisions such as, approval of budgets, property financings and leasing guidelines.  Upon entering into the joint venture, the Company’s initial contribution was $30.6 million, which included a capital credit of $30 per approved developable square foot for its contributed land aggregating approximately $20.6 million with the balance consisting of previously incurred development costs, and ISA’s initial contribution was approximately $5.4 million.  Included in the Company’s investment in the unconsolidated joint venture is its land contribution with a carrying amount of $5.5 million.  The Company has funded an additional $19.2 million in development costs for the venture through December 31, 2014.

In general, the operating agreement of URL-Harborside provides that net operating cash flows are distributed first, to the members in respect of preferred return, as defined, until each member shall have received payment of the accrued and unpaid preferred return; and, thereafter, 75 percent to the Company and 25 percent to ISA.

Net cash flows from a capital event are distributed first, to the members in respect of preferred return, as defined, until each member shall have received payment of the accrued and unpaid preferred return; second, to the members pro rata based upon the ratio that their respective capital accounts bear to each other until each member shall have received their respective net capital, as defined; third, to the members at the rate of 75 percent to the Company and 25 percent to ISA until the Company shall have received distributions equal to an 18 percent internal rate of return on the Company’s capital contributions; and, thereafter, to the members, at the rate of 65 percent to the Company and 35 percent to ISA.

KPG-MCG Curtis JV, LLC / Curtis Center
On June 6, 2014, the Company and an affiliate of Keystone Property Group (“KPG”) acquired 50 percent tenants-in-common interests each for $62.5 million in Curtis Center, an 885,000 square foot commercial office property  located at 601 Walnut Street in Philadelphia, Pennsylvania (the “Curtis Center Property”), which amounted to a total purchase price of  approximately $125.0 million for the property.  In connection with the transaction, the Company provided short-term loans to KPG affiliates, as follows:  a 90-day, $52.3 million loan which bore interest at an annual rate of 3.5 percent payable at maturity, which was collateralized by the KPG affiliates’ interest in the Curtis Center Property; and a 90-day, $10 million loan which also bore interest at an annual rate of 3.5 percent payable at maturity.  The $10 million loan was repaid in full on September 2, 2014 and the $52.3 million loan was repaid in full on October 1, 2014.  The investments were funded by the Company primarily through borrowing under its revolving credit facility.  The venture plans to reposition the property into a mixed-use property by converting a portion of existing office space into multi-family rental apartments.

Simultaneous with the acquisition of the Curtis Center Property, the Company and a KPG affiliate formed a new joint venture named KPG-MCG Curtis JV, LLC (the “Curtis Center JV”), which master leased the Curtis Center Property from the acquisition entities for approximately 29 years at market-based terms.  The Company and the KPG affiliate both own a 50 percent interest in the Curtis Center JV, with shared control over major decisions.

In general, the operating agreement of the Curtis Center JV provides that net cash flows from operations and capital events are distributed first, to the members, pro rata in proportion to their unreturned capital contributions, until each member’s unreturned capital contributions have been reduced to zero; and, thereafter, to each member, pro rata, in accordance with their percentage interests.
 
 
 
92

 
 

 
2013
150 Main Street, L.L.C.
On October 23, 2012, the Company had acquired a 26.25 percent interest in a to-be-built, 108-unit multi-family rental property located in Eastchester, New York (the “Eastchester Project”) for approximately $2.1 million.  The remaining interests in the development project-owning entity, 150 Main Street, L.L.C. (“Eastchester”) was owned 26.25 percent by JMP Eastchester, L.L.C. and 47.5 percent by Hudson Valley Land Holdings, L.L.C. (“HVLH”).

The operating agreement of Eastchester provided, among other things, for the distribution of net operating cash flow to the members, as follows:

·  
to HVLH to the extent of its accrued but unpaid preferred return of eight percent on the unrecovered allocated land value, as defined;
·  
to the members, pro rata, to the extent of their respective accrued but unpaid return of eight percent on their unrecovered capital percentages; and
·  
to the members in accordance with their ownership percentages.

Net cash flows from a capital event are distributed to the members, first, in respect of unrecovered return and then unrecovered capital on a pro rata basis, with any excess in accordance with their ownership percentages.

On August 22, 2013, the Company contributed an additional $4.9 million and the operating agreement of Eastchester was modified which increased the Company’s effective ownership to 76.25 percent, with the remaining 23.75 percent owned by HVLH.  The agreement also provided the Company with control of all major decisions.  Accordingly, effective August 22, 2013, the Company consolidated Eastchester under the provisions of ASC 810, Consolidation.  As the carrying value approximated the fair value of the net assets acquired, there was no holding period gain or loss recognized on this transaction.

The Eastchester Project began construction in late 2013.  Estimated total development costs of $50 million (of which $13.9 million have been incurred through December 31, 2014) are expected to be funded with a $28.8 million construction loan and the balance of $21.2 million from member’s capital, of which the Company’s share is $20.9 million.

Crystal House Apartments Investors LLC
On March 20, 2013, the Company entered into a joint venture with a fund advised by UBS Global Asset Management (“UBS”) to form Crystal House Apartments Investors LLC (“CHAI”) which acquired the 828-unit multi-family property known as Crystal House located in Arlington, Virginia (“Crystal House Property”) for approximately $262.5 million.  The Company acquired a 25 percent interest in the Crystal House property and a 50 percent interest in the vacant land for approximately $30.2 million.  The acquisition included vacant land to accommodate the development of approximately 295 additional units of which 252 are currently approved.

In general, the operating agreement of CHAI provides that net operating cash flows are distributed to the members in accordance with ownership percentages.  Net cash flows from a capital event are distributed first to the members in accordance with ownership percentages until they receive a nine percent IRR, as defined, with any excess distributed 50 percent to the Company and 50 percent to UBS.

CHAI obtained a mortgage loan on the acquired property, which has a balance of $165 million as of December 31, 2014, bears interest at 3.17 percent and matures in April 2020.  The loan, which is interest-only during the initial 5-year term and amortizable over a 30-year period for the remaining term, is collateralized by the Crystal House Property.

KPG-P 100 IMW JV, LLC
On December 9, 2013, the Company entered into a joint venture partnership with the Keystone Property Group (“KPG”) and Parkway Corporation (“Parkway”) to form KPG-P 100 IMW JV, LLC (“KPG-P”).  The Company acquired a 33.33 percent indirect interest in KPG-IMW Owner, LLC (“KPG-IMW”), an entity that owns a nine- story, approximately 400,000 square-foot office building located at 100 Independence Mall West in Philadelphia, Pennsylvania (“100 IMW Property”) for $2.8 million.  The 100 IMW Property was acquired for approximately $40.5 million.  As part of a more than $20-million reinvestment strategy for 100 IMW Property, the partnership is planning upgrades to the building’s common areas, as well as build-out of offices and the conversion of approximately 55,000 square feet of lower-level space into a 110-space parking garage that will be managed by Parkway.

The Company, through subsidiaries, owns 57.7677 percent of KPG-MCG IMW, LLC (“KPG-MCG”) with the remaining interest owned by Fawkes Investments, LP.  KPG-MCG owns a 57.7024 percent interest in KPG-P and the remaining interests are owned 17.8928 percent by KPG and 24.4048 percent by Parkway.
 
 
 
93

 
 

 
In general, the operating agreement of KPG-P provides that net operating cash flows are distributed first, to the members in proportion to their unreturned capital contributions, until each member’s unreturned capital contributions have been reduced to zero; and, thereafter, to the members, in accordance with their percentage interests.  Net cash flows from a capital event are distributed first, to the members in proportion to the members’ unreturned capital contributions, until each member’s unreturned capital contributions have been reduced to zero; second, to the members in proportion to the members’ unreturned deferred capital contributions, until each member’s deferred unreturned capital contributions have been reduced to zero; and, thereafter, to the members in accordance with their percentage interests.
 
 
KPG-IMW obtained a mortgage loan collateralized by 100 IMW Property, which has a balance of $61.5 million as of December 31, 2014, bears interest at LIBOR plus 700 basis points and matures in September 2016 and has two one-year extension options, subject to certain conditions, and includes a $25 million construction reserve with a balance of $15.8 million at December 31, 2014.

Capitol Place Mezz LLC
On December 23, 2013, the Company entered into a joint venture with FB Capitol Place LLC (“FB”) to form Capitol Place Mezz LLC (“Capitol”).  The Company acquired a 50 percent ownership interest in an entity that owns a 377-unit multi-family development project that includes approximately 25,000 square feet of retail space and a 309-space underground parking garage, which are currently under construction, located at 701 2nd Street, NE in Washington, D.C. (the “WDC Project”) for approximately $46.5 million. It is expected that the WDC Project will be completed by mid-2015, with leasing beginning in the first quarter 2015.  The venture expects to incur approximately $194.4 million in total estimated costs to complete the WDC Project, of which $171.5 million has been incurred through December 31, 2014.  The Company is not required to fund any additional costs (with some limitation) for the completion of the WDC Project beyond its $46.5 million initial contribution.

In general, the operating agreement of Capitol provides that net cash flows from a capital event are distributed first, to each holder of a member loan, as defined, until all member loans have been paid in full; second, to FB until FB has received the aggregate amount of $2,500,000; and third, to the members in accordance with their percentage interests.  The operating agreement also includes specific provisions, including a right of first offer on all development deals in the D.C. metro area that involve either party, with specific qualifications on any properties in Arlington County, Virginia.
 
 
The WDC Project has a 20-year construction loan of $100.7 million with a balance of $74 million as of December 31, 2014.  The loan bears interest at 4.82 percent and matures in July 2033.  The loan is amortizable over a 30-year period starting in August 2017.
 

5.    DEFERRED CHARGES, GOODWILL AND OTHER ASSETS, NET
           
   
            December 31,
(dollars in thousands)
 
2014
   
2013
Deferred leasing costs
$
 239,138
 
$
 258,648
Deferred financing costs
 
 24,042
   
 25,366
   
 263,180
   
 284,014
Accumulated amortization
 
 (122,358)
   
 (131,669)
Deferred charges, net
 
 140,822
   
 152,345
Notes receivable (1)
 
 21,491
   
 21,986
In-place lease values, related intangibles and other assets, net (2) (3)
 
 6,565
   
 13,659
Goodwill
 
 2,945
   
 2,945
Prepaid expenses and other assets, net
 
 32,827
   
 27,584
           
Total deferred charges, goodwill and other assets, net
$
 204,650
 
$
 218,519

(1)
Includes as of December 31, 2014: a mortgage receivable for $10.4 million which bears interest at LIBOR plus six percent and matures in August 2015; a note receivable for $7.8 million which bears interest at eight percent and matures in October 2017; and an interest-free note receivable with a net present value of $3.3 million and matures in April 2023.  The Company believes these balances are fully collectable.
(2)
In accordance with ASC 805, Business Combinations, the Company recognizes rental revenue of acquired above and below market lease intangibles over the terms of the respective leases.  The impact of amortizating the acquired above and below-market lease intangibles increased revenue by approximately $0.7 million, $1.5 million and $1.4 million for the years ended December 31, 2014, 2013 and 2012, respectively.  The following table summarizes, as of December 31, 2014, the scheduled amortization of the Company’s acquired above and below-market lease intangibles for each of the five succeeding years (dollars in thousands).

 
94

 



                 
   
Acquired Above-
   
Acquired Below-
     
   
Market Lease
   
Market Lease
   
Total
Year
 
Intangibles
   
Intangibles
   
Amortization
2015
$
 (338)
 
$
 564 
 
$
 226 
2016
 
 (288)
   
 370 
   
 82 
2017
 
 (261)
   
 364 
   
 103 
2018
 
 (233)
   
 310 
   
 77 
2019
 
 (209)
   
 156 
   
 (53)

(3)
In accordance with ASC 805, Business Combinations, the value of acquired in-place lease intangibles are amortized to expense over the remaining initial terms of the respective leases.  The impact of the amortization of acquired in-place lease values is included in depreciation and amortization expense and amounted to approximately $6.9 million, $10.7 million and $10.2 million for the years ended December 31, 2014, 2013 and 2012, respectively.  The following table summarizes, as of December 31, 2014, the scheduled amortization of the Company’s acquired in-place lease values for each of the five succeeding years (dollars in thousands).
       
       
Year
     
2015
 
$
 1,231
2016
   
 1,224
2017
   
 918
2018
   
 -
2019
   
 -


DERIVATIVE FINANCIAL INSTRUMENTS
The Company does not have any derivative instruments designated as cash flow hedges.  The following table summarizes the notional and fair value of the Company’s derivative financial instruments, designated as fair value hedges, as of December 31, 2014 (dollars in thousands):

                           
                           
   
Notional
   
Strike
   
Effective
 
Expiration
     
   
Value
(a)
 
Rate
   
Date
 
Date
   
Fair Value
LIBOR Cap
$
 51,000 
   
1.5
%
 
September 2014
 
October 2015
 
$
 1
LIBOR Cap
 
 24,000 
   
1.5
%
 
September 2014
 
October 2015
   
 1
LIBOR Cap
 
 51,000 
   
1.75
%
 
October 2015
 
October 2016
   
 64
LIBOR Cap
 
 24,000 
   
1.75
%
 
October 2015
 
October 2016
   
 29
                       
$
 95

(a)  
The notional value is an indication of the extent of our involvement in these instruments at that time, but does not represent exposure to credit, interest rate or market risks.

The Company includes these derivative financial instruments in deferred charges, goodwill and other assets, net.  As changes in the fair value of these derivative financial instruments are recorded in earnings, during the year ended December 31, 2014, the Company recorded a loss on the change in fair value of $79,000, which is included in interest and other investment income in the consolidated statements of operations.
 
 

6.    RESTRICTED CASH

Restricted cash generally includes tenant and resident security deposits for certain of the Company’s properties, and escrow and reserve funds for debt service, real estate taxes, property insurance, capital improvements, tenant improvements, and leasing costs established pursuant to certain mortgage financing arrangements, and is comprised of the following:  (dollars in thousands)
           
           
   
                December 31,
   
2014
   
2013
Security deposits
$
 7,795
 
$
 8,534
Escrow and other reserve funds
 
 26,450
   
 11,260
           
Total restricted cash
$
 34,245
 
$
 19,794
 
 
 
95

 
 

 

7.    DISCONTINUED OPERATIONS

On January 1, 2014, the Company early adopted the new discontinued operations accounting standard and as the properties sold during the year ended December 31, 2014 did not represent a strategic shift (as the Company is not entirely exiting markets or property types), they have not been reflected as part of discontinued operations.  See Note 3: Real Estate Transactions – Sales.

During the year ended December 31, 2013, the Company disposed of 24 office properties located in New York, New Jersey, Pennsylvania and Connecticut aggregating 3 million square feet and three developable land parcels for total net sales proceeds of approximately $390.6 million.  The Company has presented these properties as discontinued operations in its statements of operations for all periods presented.  See Note 3: Real Estate Transactions – Sales.

During the year ended December 31, 2012, as the Company disposed of 2200 Renaissance Boulevard in King of Prussia, Pennsylvania; 95 Chestnut Ridge Road in Montvale, New Jersey; and three office buildings in Moorestown, New Jersey, the Company has presented these properties as discontinued operations in its statements of operations for all periods presented.

The following table summarizes income from discontinued operations and the related realized gains (losses) and unrealized losses on disposition of rental property and impairments, net, for the years ended December 31, 2013 and 2012: (dollars in thousands)
           
           
 
                          Year Ended December 31,
   
2013
   
2012
Total revenues
$
 33,601
 
$
 66,882
Operating and other expenses
 
 (13,454)
   
 (26,484)
Depreciation and amortization
 
 (8,218)
   
 (17,765)
Interest expense
 
 (118)
   
 (755)
           
Income from discontinued operations
 
 11,811
   
 21,878
           
Loss from early extinguishment of debt
 
 (703)
   
 -
Impairments (1)
 
 (23,851)
   
 (8,400)
           
Unrealized losses on disposition of rental property (2)
 
 -
   
 (9,213)
Realized gains on disposition of rental property
 
 83,371
   
 4,438
Realized gains (losses) and unrealized losses on
         
   disposition of rental property and impairments, net
 59,520
   
 (13,175)
           
Total discontinued operations, net
$
 70,628
 
$
 8,703

(1)      Represents impairment charges recorded on certain properties prior to their sale.
(2)      Represents valuation allowances on properties identified as held for sale in 2012, as follows:
(i)  
At March 31, 2012, the Company identified as held for sale its 47,700 square foot office building located at 95 Chestnut Ridge Road in Montvale, New Jersey. The Company determined that the carrying amount of this property was not expected to be recovered from estimated net sales proceeds and, accordingly, recognized a valuation allowance of $0.5 million at March 31, 2012. On July 25, 2012, the Company sold the building for approximately $4.0 million (with no gain from the sale).
(ii)  
At March 31, 2012, the Company identified as held for sale three office buildings totaling 222,258 square feet in Moorestown, New Jersey. The Company determined that the aggregate carrying amount of these properties was not expected to be recovered from estimated net sales proceeds and, accordingly, recognized a valuation allowance of $1.6 million at June 30, 2012. On November 7, 2012, the Company sold the buildings for approximately $19.4 million and recognized a loss of approximately $0.1 million from the sale.
(iii)  
At December 31, 2012, the Company identified as held for sale its 248,400 square foot office building located at 19 Skyline Drive in Hawthorne, New York. The Company determined that the carrying amount of this property was not expected to be recovered from estimated sales proceeds and accordingly recognized a valuation allowance of $7.1 million at December 31, 2012. Also at December 31, 2012, the Company identified as held for sale its 204,057 square foot office building located at 55 Corporate Drive in Bridgewater, New Jersey. The two properties held for sale at December 31, 2012 carried an aggregate book value of $60.9 million, net of accumulated depreciation of $16.8 million and a valuation allowance of $7.1 million.  As of April 10, 2013, the Company sold 19 Skyline Drive for approximately $16.1 million and recognized a gain of approximately $0.1 million.  As of April 26, 2013, the Company sold 55 Corporate Drive for approximately $71 million and recognized a gain of approximately $19.7 million. 
 

 
96

 

8.    SENIOR UNSECURED NOTES

A summary of the Company’s senior unsecured notes as of December 31, 2014 and 2013 is as follows:  (dollars in thousands)

                   
                   
     
            December 31,
 
Effective
 
     
2014
   
2013
 
Rate (1)
 
5.125% Senior Unsecured Notes, due February 15, 2014 (2)
   
 -
 
$
 200,030
 
 5.110
%
5.125% Senior Unsecured Notes, due January 15, 2015 (3)
   
 -
   
 149,902
 
 5.297
%
5.800% Senior Unsecured Notes, due January 15, 2016
 
$
 200,086
   
 200,161
 
 5.806
%
2.500% Senior Unsecured Notes, due  December 15, 2017
   
 249,150
   
 248,855
 
 2.803
%
7.750% Senior Unsecured Notes, due August 15, 2019
   
 249,013
   
 248,799
 
 8.017
%
4.500% Senior Unsecured Notes, due April 18, 2022
   
 299,565
   
 299,505
 
 4.612
%
3.150% Senior Unsecured Notes, due May 15, 2023
   
 269,930
   
 269,323
 
 3.517
%
                   
Total senior unsecured notes
 
$
 1,267,744
 
$
 1,616,575
     

 

(1)
Includes the cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the notes, as applicable.
(2)
On February 17, 2014, the Company repaid these notes at their maturity using available cash and borrowings on the Company’s unsecured revolving credit facility.
(3)
These notes were redeemed on December 17, 2014. The redemption price, including a make-whole premium, was 100.380 percent of the principal amount of the Notes, plus all accrued and unpaid interest up to the Redemption Date. The Company funded the redemption price, including accrued and unpaid interest, of approximately $153.8 million using available cash and borrowings on the Company’s unsecured revolving credit facility.  In connection with the redemption, the Company recorded approximately $0.6 million as a loss from early extinguishment of debt (including the write-off of unamortized deferred financing costs).

The terms of the Company’s senior unsecured notes include certain restrictions and covenants which require compliance with financial ratios relating to the maximum amount of debt leverage, the maximum amount of secured indebtedness, the minimum amount of debt service coverage and the maximum amount of unsecured debt as a percent of unsecured assets.   The Company was in compliance with its debt covenants as of December 31, 2014.


9.    UNSECURED REVOLVING CREDIT FACILITY

On July 16, 2013, the Company amended and restated its unsecured revolving credit facility with a group of 17 lenders.  The $600 million facility 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, as follows:
         
         
Operating Partnership's
 
Interest Rate -
   
Unsecured Debt Ratings:
 
Applicable Basis Points
 
Facility Fee
Higher of S&P or Moody's
 
Above LIBOR
 
Basis Points
No ratings or less than BBB-/Baa3
 
170.0
 
35.0
BBB- or Baa3 (current)
 
130.0
 
30.0
BBB or Baa2
 
110.0
 
20.0
BBB+ or Baa1
 
100.0
 
15.0
A- or A3 or higher
 
92.5
 
12.5

The facility has a competitive bid feature, which allows the Company to solicit bids from lenders under the facility to borrow up to $300 million at interest rates less than those above.

The terms of the unsecured facility include certain restrictions and covenants which limit, among other things the incurrence of additional indebtedness, the incurrence of liens and the disposition of real estate properties (to the extent that: (i) such property dispositions cause the Company to default on any of the financial ratios of the facility described below, or (ii) the property dispositions are completed while the Company is under an event of default under the facility, unless, under certain circumstances, such disposition is being carried out to cure such default), and which require compliance with financial ratios relating to the maximum leverage ratio (60 percent), the maximum amount of secured indebtedness (40 percent), the minimum amount of fixed charge coverage (1.5 times), the maximum amount of unsecured indebtedness (60 percent), the minimum amount of unencumbered property interest coverage (2.0 times) and certain investment limitations (generally 15 percent of total capitalization).  If an event of default has occurred and is continuing, the Company will not make any excess distributions except to enable the Company to continue to qualify as a REIT under the Code.  The Company was in compliance with its debt covenants as of December 31, 2014.
 
 
 
97

 
 

 
The lending group for the credit facility consists of: JPMorgan Chase Bank, N.A., as administrative agent; Bank of America, N.A., as syndication agent; Deutsche Bank AG New York Branch; U.S. Bank National Association and Wells Fargo Bank, N.A., as documentation agents; Capital One, National Association; Citibank N.A.; Comerica Bank; PNC Bank, National Association; SunTrust Bank; The Bank of Tokyo-Mitsubishi UFJ, LTD.; The Bank of New York Mellon; as managing agents; and Compass Bank; Branch Banking and Trust Company; TD Bank, N.A.; Citizens Bank of Pennsylvania; Mega International Commercial Bank Co., LTD.  New York Branch, as participants.

As of December 31, 2014 and 2013, the Company had no outstanding borrowings under its unsecured revolving credit facility.

Through July 15, 2013, the Company had a $600 million unsecured revolving credit facility, which had an interest rate on outstanding borrowings of LIBOR plus 125 basis points and a facility fee of 25 basis points.
 

10.   MORTGAGES, LOANS PAYABLE AND OTHER OBLIGATIONS

The Company has mortgages, loans payable and other obligations which primarily consist of various loans collateralized by certain of the Company’s rental properties.  As of December 31, 2014, 30 of the Company’s properties, with a total book value of approximately $998 million, are encumbered by the Company’s mortgages and loans payable.  Payments on mortgages, loans payable and other obligations are generally due in monthly installments of principal and interest, or interest only.  Except as noted below, the Company was in compliance with its debt covenants as of December 31, 2014.


 
 
98

 

A summary of the Company’s mortgages, loans payable and other obligations as of December 31, 2014 and 2013 is as follows: (dollars in thousands)
                           
                           
     
Effective
     
               December 31,
     
Property Name
Lender
 
Rate (a)
     
2014
   
2013
 
Maturity
 
6301 Ivy Lane (b)
RGA Reinsurance Company
 
 5.520 
%
   
 -
 
$
 5,447 
 
 -
 
395 West Passaic (c)
State Farm Life Insurance Co.
 
 6.004 
%
   
 -
   
 9,719 
 
 -
 
35 Waterview Boulevard (d)
Wells Fargo CMBS
 
 6.348 
%
   
 -
   
 18,417 
 
 -
 
233 Canoe Brook Road (e)
The Provident Bank
 
 4.375 
%
   
 -
   
 3,877 
 
 -
 
Port Imperial South 4/5 (f)
Wells Fargo Bank N.A.
LIBOR+3.50
%
   
 -
   
 36,950 
 
 -
 
6 Becker, 85 Livingston,
Wells Fargo CMBS
 
 10.260 
%
 
$
 65,035 
   
 64,233 
 
08/11/14
(h)
75 Livingston &
                         
20 Waterview (g)
                         
4 Sylvan
Wells Fargo CMBS
 
 10.260 
%
   
 14,575 
   
 14,538 
 
08/11/14
(h)
10 Independence
Wells Fargo CMBS
 
 10.260 
%
   
 16,924 
   
 16,638 
 
08/11/14
(h)
Overlook - Site IIID,IIIC, IIIA (i)
Wells Fargo Bank N.A.
LIBOR+3.50
%
   
 17,260 
   
 -
 
03/02/15
 
Overlook - Site IIB (Quarrystone I) (i)
Wells Fargo Bank N.A.
LIBOR+2.50
%
   
 5,787 
   
 -
 
04/14/15
 
9200 Edmonston Road (j)
Principal Commercial Funding L.L.C.
 
 5.534 
%
   
 3,951 
   
 4,115 
 
05/01/15
 
Port Imperial South
Wells Fargo Bank N.A.
LIBOR+1.75
%
   
 44,119 
   
 43,278 
 
09/19/15
 
4 Becker
Wells Fargo CMBS
 
 9.550 
%
   
 39,421 
   
 38,820 
 
05/11/16
 
5 Becker (k)
Wells Fargo CMBS
 
 12.830 
%
   
 13,867 
   
 13,092 
 
05/11/16
 
210 Clay  (l)
Wells Fargo CMBS
 
 13.420 
%
   
 13,330 
   
 12,767 
 
05/11/16
 
Curtis Center (m)
CCRE & PREFG
LIBOR+5.912
%
(p)
 
 64,000 
   
 -
 
10/09/16
 
Various (n)
Prudential Insurance
 
 6.332 
%
   
 145,557 
   
 147,477 
 
01/15/17
 
150 Main St.
Webster Bank
LIBOR+2.35
%
   
 1,193 
(r)
 
 -
 
03/30/17
 
23 Main Street
JPMorgan CMBS
 
 5.587 
%
   
 29,210 
   
 29,843 
 
09/01/18
 
Harborside Plaza 5
The Northwestern Mutual Life
 
 6.842 
%
   
 221,563 
   
 225,139 
 
11/01/18
 
 
Insurance Co. & New York Life
                       
 
Insurance Co.
                       
100 Walnut Avenue
Guardian Life Insurance Co.
 
 7.311 
%
   
 18,542 
   
 18,792 
 
02/01/19
 
One River Center (o)
Guardian Life Insurance Co.
 
 7.311 
%
   
 42,476 
   
 43,049 
 
02/01/19
 
Park Square
Wells Fargo Bank N.A.
LIBOR+1.872
%
(q)
 
 27,500 
   
 -
 
04/10/19
 
Port Imperial South 4/5 Retail
American General Life & A/G PC
 
4.559
%
   
 4,000 
   
 -
 
12/01/21
 
Port Imperial South 4/5 Garage
American General Life & A/G PC
 
4.853
%
   
 32,600 
   
 -
 
12/01/29
 
                           
Total mortgages, loans payable and other obligations
       
$
 820,910 
 
$
 746,191 
     

(a)  
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.
(b)  
On April 1, 2014, the Company repaid the mortgage loan at par, using available cash.
(c)  
On May 1, 2014, the Company repaid the mortgage loan at par, using available cash.
(d)  
On May 12, 2014, the Company repaid the mortgage loan at par, using borrowings on the Company’s unsecured revolving credit facility.
(e)  
On April 30, 2014, the Company repaid the mortgage loan at par, using available cash.
(f)  
On November 3, 2014, the Company refinanced the mortgage loan with a different lender.
(g)  
Mortgage is cross collateralized by the four properties.
(h)  
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.
(i)  
On August 15, 2014, the Company assumed these loans as a result of its acquisition of interests which increased its ownership to 100 percent in certain previously unconsolidated joint ventures which owned developable land.
(j)  
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.
(k)  
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.
(l)  
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.
(m)  
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 3.455 percent at December 31, 2014 and its 50 percent interest in a $26 million mezzanine loan (with a maximum borrowing capacity of $48 million) with a current rate of 9.661 percent at December 31, 2014.  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.  The Company has entered into LIBOR caps for the periods of the loans.  The loans provide for three one-year extension options.
 
 
 
 
99

 
 
 
 
(n)  
Mortgage is cross collateralized by seven properties. The Company has agreed, subject to certain conditions, to guarantee repayment of a portion of the loan. 
(o)  
Mortgage is collateralized by the three properties comprising One River Center. 
(p)  
The effective interest rate includes amortization of deferred financing costs of 1.362 percent.
(q)  
The effective interest rate includes amortization of deferred financing costs of 0.122 percent.
 (r)
This construction loan has a maximum borrowing capacity of $28.8 million.

SCHEDULED PRINCIPAL PAYMENTS
Scheduled principal payments for the Company’s senior unsecured notes (see Note 8), unsecured revolving credit facility (see Note 9) and mortgages, loans payable and other obligations as of December 31, 2014 are as follows: (dollars in thousands)



                 
   
Scheduled
   
Principal
     
Period
 
Amortization
   
Maturities
   
Total
2015
$
 8,811
 
$
 167,589
 
$
 176,400
2016
 
 8,311
   
 333,272
   
 341,583
2017
 
 7,275
   
 392,345
   
 399,620
2018
 
 7,311
   
 231,536
   
 238,847
2019
 
 723
   
 331,567
   
 332,290
Thereafter
 
 6,329
   
 605,205
   
 611,534
Sub-total
 
 38,760
   
 2,061,514
   
 2,100,274
Adjustment for unamortized debt
               
  discount/premium, net, as of
               
 December 31, 2014
 
 (11,620)
   
 -
   
 (11,620)
                 
Totals/Weighted Average
$
 27,140
 
$
 2,061,514
 
$
 2,088,654

CASH PAID FOR INTEREST AND INTEREST CAPITALIZED
Cash paid for interest for the years ended December 31, 2014, 2013 and 2012 was $119,664,000, $123,213,000 and $120,089,000, respectively.  Interest capitalized by the Company for the years ended December 31, 2014, 2013 and 2012 was $15,470,000, $12,885,000, and $4,342,000, respectively (of which these amounts included $4,646,000, $1,326,000 and $235,000 for the years ended December 31, 2014, 2013 and 2012, respectively, for interest capitalized on the Company’s investments in unconsolidated joint ventures which were substantially in development).

SUMMARY OF INDEBTEDNESS
As of December 31, 2014, the Company’s total indebtedness of $2,088,654,000 (weighted average interest rate of 5.64 percent) was comprised of $159,860,000 of variable rate mortgage debt (weighted average rate of 3.83 percent) and fixed rate debt and other obligations of $1,928,794,000 (weighted average rate of 5.79 percent).

As of December 31, 2013, the Company’s total indebtedness of $2,362,766,000 (weighted average interest rate of 5.62 percent) was comprised of $80,228,000 of variable rate mortgage debt (weighted average rate of 2.74 percent) and fixed rate debt and other obligations of $2,282,538,000 (weighted average rate of 5.72 percent).
 

11.  EMPLOYEE BENEFIT 401(k) PLANS AND DEFERRED RETIREMENT COMPENSATION AGREEMENTS

Employees of the Company, who meet certain minimum age and service requirements, are eligible to participate in the Mack-Cali Realty Corporation 401(k) Savings/Retirement Plan (the “401(k) Plan”).  Eligible employees may elect to defer from one percent up to 60 percent of their annual compensation on a pre-tax basis to the 401(k) Plan, subject to certain limitations imposed by federal law.  The amounts contributed by employees are immediately vested and non-forfeitable.  The Company may make discretionary matching or profit sharing contributions to the 401(k) Plan on behalf of eligible participants in any plan year.  Participants are always 100 percent vested in their pre-tax contributions and will begin vesting in any matching or profit sharing contributions made on their behalf after two years of service with the Company at a rate of 20 percent per year, becoming 100 percent vested after a total of six years of service with the Company.  All contributions are allocated as a percentage of compensation of the eligible participants for the Plan year.  The assets of the 401(k) Plan are held in trust and a separate account is established for each participant.  A participant may receive a distribution of his or her vested account balance in the 401(k) Plan in a single sum or in installment payments upon his or her termination of service with the Company.  Total expense recognized by the Company for the 401(k) Plan for the years ended December 31, 2014, 2013 and 2012 was zero, $117,000 and $7,000, respectively.
 
 
 
100

 
 

 
On September 12, 2012, the Board of Directors of the Company approved multi-year deferred retirement compensation agreements for those executive officers in place on such date (the “Deferred Retirement Compensation Agreements”).  Pursuant to the Deferred Retirement Compensation Agreements, the Company was to make annual contributions of stock units (“Stock Units”) representing shares of the Company’s common stock on January 1 of each year from 2013 through 2017 into a deferred compensation account maintained on behalf of each Messrs. Hersh, Lefkowitz and Thomas.  In connection with Messrs. Lefkowitz and Thomas’ separation from service to the Company effective March 31, 2014, the Company agreed to make cash payments totaling $1.2 million for all vested and unvested Stock Units and future cash contributions pursuant to their respective Deferred Retirement Compensation Agreements (see Note 13: Commitments and Contingencies – Departure of Executive Officers).  The annual contribution for Mr. Hersh was in an amount of Stock Units equal to $500,000.  Vesting of each annual contribution of Stock Units was to occur on December 31 of each year, subject to continued employment.  Upon the payment of dividends on the Company’s common stock, Mr. Hersh was entitled to dividend equivalent payments in respect of both vested and unvested Stock Units payable in the form of additional Stock Units.  The Stock Units were to become payable to Mr. Hersh within 30 days after the earliest of any of the following triggering events: (a) Mr. Hersh’s death or disability; (b) the date of Mr. Hersh’s separation from service to the Company; and (c) the effective date of a change in control, in each case as such terms are defined in Mr. Hersh’s employment agreement.  Upon the occurrence of a triggering event, the Stock Units were to be paid in cash based on the closing price of the Company’s common stock on the date of such triggering event.  In connection with the announcement of Mr. Hersh’s separation from service to the Company effective May 11, 2015, the Company agreed to make cash payments of $2.3 million on the separation date for all vested and unvested Stock Units and future cash contributions pursuant to his Deferred Retirement Compensation Agreement (See Note 13: Commitments and Contingencies – Departure of Executive Officers).  The Company granted 36,347 Stock Units, including 966 additional Stock Units on accrued dividends, in the year ended December 31, 2014.  Total expense recognized by the Company under the Deferred Retirement Compensation Agreements for the years ended December 31, 2014, 2013 and 2012 was $2,957,000, $595,000 and zero, respectively.  See Note 13: Commitments and Contingencies– Departure of Executive Officers related to the amount for the year ended December 31, 2014.
 

12.  DISCLOSURE OF FAIR VALUE OF FINANCIAL INSTRUMENTS

The following disclosure of estimated fair value was determined by management using available market information and appropriate valuation methodologies.  However, considerable judgment is necessary to interpret market data and develop estimated fair value.  Accordingly, the estimates presented herein are not necessarily indicative of the amounts the Company could realize on disposition of the financial instruments at December 31, 2014 and 2013.  The use of different market assumptions and/or estimation methodologies may have a material effect on the estimated fair value amounts.

Cash equivalents, receivables, notes receivables, accounts payable, and accrued expenses and other liabilities are carried at amounts which reasonably approximate their fair values as of December 31, 2014 and 2013.

The fair value of the Company’s long-term debt, consisting of senior unsecured notes and mortgages, loans payable and other obligations aggregated approximately $2,133,214,000 and $2,407,802,000 as compared to the book value of approximately $2,088,654,000 and $2,362,766,000 as of December 31, 2014 and 2013, respectively.  The fair value of the Company’s long-term debt  was categorized as a level 3 basis, (as provided by ASC 820, Fair Value Measurements and Disclosures).  The fair value was estimated using a discounted cash flow analysis valuation based on the borrowing rates currently available to the Company for loans with similar terms and maturities.  The fair value of the mortgage debt and the unsecured notes was determined by discounting the future contractual interest and principal payments by a market rate.  Although the Company has determined that the majority of the inputs used to value its derivative financial instruments fall within level 2 of the fair value hierarchy, the credit valuation adjustments associated with its derivative financial instruments utilize level 3 inputs, such as estimates of current credit spreads to evaluate the likelihood of default by itself and its counterparties. The Company has assessed the significance of the impact of the credit valuation adjustments on the overall valuation of its derivative positions and has determined that the credit valuation adjustments are not significant to the overall valuation of its derivative financial instruments. As a result, the Company has determined that its derivative financial instruments valuations in their entirety are classified in level 2 of the fair value hierarchy.

Disclosure about fair value of financial instruments is based on pertinent information available to management as of December 31, 2014 and 2013.  Although management is not aware of any factors that would significantly affect the fair value amounts, such amounts have not been comprehensively revalued for purposes of these financial statements since December 31, 2014 and current estimates of fair value may differ significantly from the amounts presented herein. 
 

 
101

 


13.  COMMITMENTS AND CONTINGENCIES

TAX ABATEMENT AGREEMENTS
Pursuant to agreements with certain municipalities, the Company is required to make payments in lieu of property taxes (“PILOT”) on certain of its properties and has tax abatement agreements on other properties, as follows:

The Harborside Plaza 4-A agreement with the City of Jersey City, as amended, which commenced in 2002, is for a term of 20 years.  The annual PILOT is equal to two percent of Total Project Costs, as defined.  Total Project Costs are $49.5 million.  The PILOT totaled $990,000 for each of the years ended December 31, 2014, 2013 and 2012, respectively.

The Harborside Plaza 5 agreement, also with the City of Jersey City, as amended, which commenced in 2002, is for a term of 20 years.  The annual PILOT is equal to two percent of Total Project Costs, as defined.  Total Project Costs are $170.9 million.  The PILOT totaled $3.4 million for each of the years ended December 31, 2014, 2013 and 2012, respectively.

The agreement with the City of Weehawken for its Port Imperial 4/5 garage development project (acquired in the Roseland Transaction) was executed in March 2011 and has a term of five years beginning when the project is substantially complete, which occurred in the third quarter 2013.  The agreement provides that real estate taxes be paid initially on the land value of the project only and allows for a phase in of real estate taxes on the value of the improvements over a five year period.

The agreement with the City of Rahway for its Park Square multi-family rental property executed in 2009 provides that real estate taxes will be partially abated, on a declining scale, for four years from 2011 through 2015.

At the conclusion of the above-referenced agreements, it is expected that the properties will be assessed by the municipality and be subject to real estate taxes at the then prevailing rates.

LITIGATION
The Company is a defendant in litigation arising in the normal course of its business activities.  Management does not believe that the ultimate resolution of these matters will have a materially adverse effect upon the Company’s financial condition taken as whole.

GROUND LEASE AGREEMENTS
Future minimum rental payments under the terms of all non-cancelable ground leases under which the Company is the lessee, as of December 31, 2014, are as follows: (dollars in thousands)
     
     
Year
 
Amount
2015
$
 371
2016
 
 371
2017
 
 267
2018
 
 232
2019
 
 235
2020 through 2084
 
 15,584
     
Total
$
 17,060

Ground lease expense incurred by the Company during the years ended December 31, 2014, 2013 and 2012 amounted to $406,000, $406,000 and $406,000, respectively.

ROSELAND CONTINGENT CONSIDERATION
The purchase price for the Roseland Transaction included the fair value of contingent consideration pursuant to an earn-out (“Earn Out”) agreement of approximately $10 million.  The Earn Out largely represents contingent consideration and requires the Company to pay Roseland Partners up to an aggregate maximum of $15.6 million.  The Earn Out is based on defined criteria, as follows: (i) the Roseland Assets component of up to $8.6 million for the completion of certain developments ($2.8 million), and the start of construction on others ($2.8 million), obtaining tax credits/grants on others ($3.0 million), all of which are payable over various periods of up to three years; and (ii) total return to shareholders for up to an additional $7 million, based on a total return to shareholders measured on a three year cumulative basis and on discrete years, both on an absolute basis and in comparison to a peer group.  Each of the Earn Out elements were separately valued as of the acquisition date with an aggregate fair value of contingent consideration of approximately $10 million (representing $6.3 million for the Roseland Assets and $3.7 million for the total return to shareholders component).  During the years ended December 31, 2014 and 2013, the Company recognized benefits of $1.5 million and $2.3 million, respectively, related to a decline in  fair value in the Earn Out liability, which is included in Interest and other investment income for the period.  Prospectively, the Earn Out liability will be remeasured at fair value quarterly until the contingency has been resolved, with any changes in fair value representing a charge or benefit directly to earnings (with no adjustment to purchase accounting).  The measures of the Earn Out are based on significant inputs that are not observable in the market, which ASC 820 refers to as level 3 inputs.  In addition to an appropriate discount rate, the key assumption affecting the valuation for the Roseland Assets component was the probability of occurrence of the payment events under the relevant provisions (management assumed between 92 and 99 percent for completion/start criteria and 50 percent for the tax credit/grant criteria in its initial valuation).  The valuation of the TRS component includes assumptions for the risk-free rate and various other factors (i.e., stock price, dividend levels and volatility) for the Company and the relevant peer group, as defined in the Earn Out agreement.  As a result of the achievement of certain of the defined criteria, the Company paid Roseland Partners $2.8 million on January 25, 2013, $1.4 million on March 21, 2014 and $1.4 million on September 17, 2014 related to the Roseland Assets component of the Earn Out.  On July 28, 2014, the Company  paid $1 million of the $3 million Earn Out related to certain tax credits/grants.  The $1 million payment had previously been at the chief executive officer’s discretion and was being accrued over the three-year period as compensation expense, and not as contingent consideration of the purchase price.  As of December 31, 2014, the balance of the Earn Out liabilities amounted to $0.9 million.  See Roseland Transaction Modifications following in this Note.
 
 
 
102

 
 

 
The purchase consideration for the Roseland Transaction is subject to the return of a portion of the purchase price of up to $2.0 million upon the failure to achieve a certain level of fee revenue from the Roseland Business during the 33-month period following the closing date.  Because the fee target was highly probable, no discount was ascribed to this contingently returnable consideration.  Also, at the closing, approximately $34 million in cash of the purchase price was deposited in escrow to secure certain of the indemnification obligations of Roseland Partners and its affiliates.  In April 2013, $6.7 million of the escrow was released to Roseland Partners and on July 18, 2014, the Company agreed to release all remaining escrow funds to Roseland Partners. See Roseland Transaction Modifications following in this Note.

DEPARTURE OF EXECUTIVE OFFICERS
On March 3, 2014, the Company announced that Barry Lefkowitz was leaving his position as Executive Vice President and Chief Financial Officer of the Company effective March 31, 2014.  In connection with Mr. Lefkowitz’s departure, he received severance benefits payable pursuant to his employment agreement and outstanding equity compensation awards, including an aggregate cash payment of approximately $3.4 million, vesting of 11,457 newly issued shares of common stock of the Company, and vesting of 68,667 unvested shares of Restricted Stock Awards. The Company also will pay the premiums for the continuation of Mr. Lefkowitz’s existing health insurance for a period up to 48 months following March 31, 2014.
 
Also on March 3, 2014, the Company announced that Roger W. Thomas was leaving his position as Executive Vice President, General Counsel and Secretary of the Company effective March 31, 2014.  In connection with Mr. Thomas’ departure, he received severance benefits payable pursuant to his employment agreement and outstanding equity compensation awards, including an aggregate cash payment of approximately $3.1 million, acceleration and discretionary full vesting of 33,605 newly issued shares of common stock of the Company, and vesting of 41,000 unvested shares of Restricted Stock Awards.  The Company also will pay the premiums for the continuation of Mr. Thomas’ existing health insurance for a period of up to 48 months following September 30, 2014.  Mr. Thomas served as a consultant to the Company from April 1, 2014 through September 30, 2014 for an aggregate cash compensation of $300,000.

On November 4, 2014, the Company announced that Mitchell E. Hersh will step down as President and Chief Executive Officer of the Company effective May 11, 2015 (the “Separation Date”) and will not stand for re-election to the Company’s Board of Directors (the “Board of Directors”) at the 2015 annual meeting of the Company’s stockholders. In connection with Mr. Hersh’s departure from the Company, the Company and Mr. Hersh entered into a Separation and General Release Agreement (the “Separation Agreement”) dated November 4, 2014 (the “Effective Date”). The Separation Agreement provides that Mr. Hersh’s employment with the Company is being terminated without cause, and further provides, pursuant to the terms of Mr. Hersh’s employment agreement, multi-year performance award agreement, TSR-based performance award agreement and deferred retirement compensation agreement, for (i) a cash payment to Mr. Hersh of $8 million, (ii) payment of the premiums for the continuation of Mr. Hersh’s health, dental and vision insurance for 48 months following the Separation Date, (iii) vesting of 210,000 shares of restricted common stock pursuant to Mr. Hersh’s multi-year performance award agreement, (iv) a cash payment equal to the sum of (X) $504,000, plus (Y) the product of (1) 210,000 multiplied by (2) the aggregate amount of dividends on the Company’s common stock that are declared and paid between the Effective Date and the Separation Date in payment of accrued but unpaid dividend equivalents pursuant to his multi-year performance award agreement, (v) issuance of 41,811 shares of common stock of the Company (the “Deferred Shares”) pursuant to the acceleration of vesting of 675 performance shares pursuant to Mr. Hersh’s TSR-based performance award agreement, and (vi) a cash payment of $2,311,792 pursuant to Mr. Hersh’s deferred retirement compensation award agreement. All such cash amounts and Deferred Shares will be paid to Mr. Hersh on the date that is six months and one day from the Separation Date, except in the event of death or if the payment event is due to Mr. Hersh’s disability, in which case the payments will occur shortly after such death or disability. Under the terms of the Separation Agreement, Mr. Hersh will continue to receive his base salary in accordance with his employment agreement and will continue to be eligible to participate in the Company’s executive incentive compensation and bonus programs. In addition, upon departure Mr. Hersh will also be entitled to receive his accrued but unpaid base salary and to have his expenses reimbursed. The Separation Agreement provides that the Separation Date may be extended at the election of the Company to June 30, 2015 or accelerated by Mr. Hersh for good reason, as such term is defined in the Separation Agreement.
 
 
 
103

 
 
 
The Company’s total estimated costs for the pending departure of the Company’s Chief Executive Officer and of the departure of certain of the Company’s executive officers of approximately $23.8 million during the year ended December 31, 2014 was included in general and administrative expense (approximately $11.6 million was included in accounts payable, accrued expenses and other liabilities as of December 31, 2014).

ROSELAND TRANSACTION MODIFICATIONS
On July 18, 2014, the Company entered into separation agreements (the “Roseland Separation Agreements”) with each of Bradford R. Klatt and Carl Goldberg, formerly principals of Roseland Partners who have served as co-presidents of Roseland Management since the Company acquired the Roseland Business in October 2012.  The Separation Agreements provide that the employment agreements of Messrs. Klatt and Goldberg terminate and that they shall resign as co-presidents of Roseland Management effective October 23, 2014 (the “Roseland Separation Date”).  Also on July 18, 2014, the Company amended its purchase agreement with the sellers of the Roseland Business (the “Roseland Amendment”) to modify certain terms of the Roseland Transaction in connection with the departures of Messrs. Klatt and Goldberg.  In addition, Mr. Goldberg entered into a consulting agreement with Roseland Management (the “Consulting Agreement”) pursuant to which he shall provide consulting services for a period of one year following the Separation Date for $400,000 payable in four, equal quarterly installments.

Pursuant to the Roseland Separation Agreements, each of Messrs. Klatt and Goldberg received a separation payment of $750,000 within five days following the Roseland Separation Date, and shall receive an additional payment of $500,000 in full satisfaction of any and all bonus payments under their respective employment agreements, which amount shall be paid six months after the date of their “separation from service” as defined in Section 409A of the Internal Revenue Code of 1986, as amended, and the Treasury Regulations and other guidance promulgated thereunder.  The Roseland Separation Agreements also contain customary mutual releases of claims and non-disparagement provisions, and Mr. Goldberg’s Consulting Agreement contains customary non-compete, confidentiality and indemnification covenants.  Mr. Goldberg’s Separation Agreement also provides that Roseland Management shall pay the premiums for the continuation of his existing health insurance for a period of one year from the Roseland Separation Date or until any earlier termination of his Consulting Agreement.

The Roseland Amendment provides for the following material modifications to the Roseland Transaction:
 
 
1.
The non-competition covenants as they apply to Messrs. Klatt and Goldberg shall terminate on the Roseland Separation Date, and the non-competition covenants as they apply to Marshall Tycher shall be amended to permit Mr. Tycher to invest in certain future, family-controlled business ventures, subject to a right of first offer by the Company to make an investment of at least 50 percent in multi-family properties or projects covered by the right of first offer;
 
 
2.
The release to the sellers of the Roseland Business of all remaining funds held in the indemnity escrow account and the acceleration of the effectiveness of certain indemnity covenants to the Roseland Separation Date; and
 
 
3.
The payment of $1 million of the $3 million Earn Out related to certain tax credits/grants.

The Company’s total estimated costs related to the Roseland Separation Agreements and Roseland Amendment of approximately $1.1 million in the year ended December 31, 2014 was included in general and administrative expense.  Included in accounts payable, accrued expense and other liabilities as of December 31, 2014 was $1.0 million related to the Roseland Separation Agreements and Roseland Amendment.

OTHER
The Company may not dispose of or distribute certain of its properties, currently comprised of seven properties with an aggregate net book value of approximately $125.3 million, which were originally contributed by certain unrelated common unitholders, without the express written consent of such common unitholders, as applicable, except in a manner which does not result in recognition of any built-in-gain (which may result in an income tax liability) or which reimburses the appropriate specific common unitholders for the tax consequences of the recognition of such built-in-gains (collectively, the “Property Lock-Ups”).  The aforementioned restrictions do not apply in the event that the Company sells all of its properties or in connection with a sale transaction which the Company’s Board of Directors determines is reasonably necessary to satisfy a material monetary default on any unsecured debt, judgment or liability of the Company or to cure any material monetary default on any mortgage secured by a property.  The Property Lock-Ups expire periodically through 2016. 
 
 
 
104

 
 

 
Upon the expiration of the Property Lock-Ups, the Company is generally required to use commercially reasonable efforts to prevent any sale, transfer or other disposition of the subject properties from resulting in the recognition of built-in gain to the specific common unitholders, which include members of the Mack Group (which includes William L. Mack, Chairman of the Company’s Board of Directors; David S. Mack, director; Earle I. Mack, a former director; and Mitchell E. Hersh, president, chief executive officer and director), the Robert Martin Group (which includes Robert F. Weinberg, a former director and current member of its Advisory Board), and the Cali Group (which includes John R. Cali, a former director and current member of its Advisory Board).  110 of the Company’s properties, with an aggregate net book value of approximately $1.3 billion, have lapsed restrictions and are subject to these conditions.

In July 2012, the Company entered into a ground lease with Wegmans Food Markets, Inc. (“Wegmans”) at the Company’s undeveloped site located at Sylvan Way and Ridgedale Avenue in Hanover Township, New Jersey.  Subject to receiving all necessary governmental approvals, Wegmans intends to construct a store of approximately 140,000 square feet on a finished pad scheduled to be completed in late 2016.  The Company expects to incur costs of approximately $25.3 million for the development of the site (of which the Company has incurred $8.0 million through December 31, 2014). 
 

14.  TENANT LEASES

The Properties are leased to tenants under operating leases with various expiration dates through 2035.  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.

Future minimum rentals to be received under non-cancelable commercial operating leases at December 31, 2014 are as follows (dollars in thousands):

     
     
Year
 
Amount
2015
$
 454,461
2016
 
 420,115
2017
 
 368,666
2018
 
 288,977
2019
 
 234,368
2020 and thereafter
 
 934,117
     
Total
$
 2,700,704





Multi-family rental property residential leases are excluded from the above table as they generally expire within one year.
 

15.  MACK-CALI REALTY CORPORATION STOCKHOLDERS’ EQUITY

To maintain its qualification as a REIT, not more than 50 percent in value of the outstanding shares of the Company may be owned, directly or indirectly, by five or fewer individuals at any time during the last half of any taxable year of the Company, other than its initial taxable year (defined to include certain entities), applying certain constructive ownership rules.  To help ensure that the Company will not fail this test, the Company’s Charter provides, among other things, certain restrictions on the transfer of common stock to prevent further concentration of stock ownership.  Moreover, to evidence compliance with these requirements, the Company must maintain records that disclose the actual ownership of its outstanding common stock and demands written statements each year from the holders of record of designated percentages of its common stock requesting the disclosure of the beneficial owners of such common stock.

SHARE REPURCHASE PROGRAM
In September 2012, the Board of Directors renewed and authorized an increase to the Company’s repurchase program (“Repurchase Program”).  The Company has authorization to repurchase up to $150 million of its outstanding common stock under the renewed Repurchase Program, which it may repurchase from time to time in open market transactions at prevailing prices or through privately negotiated transactions.  The Company has purchased and retired 394,625 shares of its outstanding common stock for an aggregate cost of approximately $11 million (all of which occurred in the year ended December 31, 2012), with a remaining authorization under the Repurchase Program of $139 million.
 
 
 
105

 
 
 
DIVIDEND REINVESTMENT AND STOCK PURCHASE PLAN
The Company has a Dividend Reinvestment and Stock Purchase Plan (the “DRIP”) which commenced in March 1999 under which approximately 5.5 million shares of the Company’s common stock have been reserved for future issuance.  The DRIP provides for automatic reinvestment of all or a portion of a participant’s dividends from the Company’s shares of common stock.  The DRIP also permits participants to make optional cash investments up to $5,000 a month without restriction and, if the Company waives this limit, for additional amounts subject to certain restrictions and other conditions set forth in the DRIP prospectus filed as part of the Company’s effective registration statement on Form S-3 filed with the SEC for the approximately 5.5 million shares of the Company’s common stock reserved for issuance under the DRIP.

STOCK OPTION PLANS
In May 2013, the Company established the 2013 Incentive Stock Plan (the “2013 Plan”) under which a total of 4,600,000 shares have been reserved for issuance.  In May 2004, the Company established the 2004 Incentive Stock Plan (the “2004 Plan”) under which a total of 2,500,000 shares had been reserved for issuance.  The 2004 Plan was terminated upon establishment of the 2013 Plan.  No options were granted under the 2004 Plan.  In September 2000, the Company established the 2000 Employee Stock Option Plan (“2000 Employee Plan”) and the Amended and Restated 2000 Director Stock Option Plan (“2000 Director Plan” and together with the 2000 Employee Plan, the “2000 Plans”).  In May 2002, shareholders of the Company approved amendments to both of the 2000 Plans to increase the total shares reserved for issuance under both of the 2000 Plans from 2,700,000 to 4,350,000 shares of the Company’s common stock (from 2,500,000 to 4,000,000 shares under the 2000 Employee Plan and from 200,000 to 350,000 shares under the 2000 Director Plan).  As the 2000 Plans expired in 2010, stock options may no longer be issued under those plans.  Stock options granted under the 2000 Employee Plan became exercisable over a five-year period.  All stock options granted under the 2000 Director Plan became exercisable in one year.  All options were granted at the fair market value at the dates of grant and have terms of 10 years.  As of December 31, 2014 and 2013, the stock options outstanding had a weighted average remaining contractual life of approximately 4.9 and 0.7 years, respectively.

Information regarding the Company’s stock option plans is summarized below:
               
               
       
Weighted
   
Aggregate
       
Average
   
Intrinsic
 
Shares
   
Exercise
   
Value
 
Under Options
   
Price
   
$(000’s)
Outstanding at January 1, 2012
 183,870
 
$
 29.51
   
 -
Exercised/Cancelled
 -
   
 -
     
Outstanding at December 31, 2012  ($28.47 – $45.47)
 183,870
 
$
 29.51
   
 -
Lapsed or Cancelled
 (168,870)
   
 28.53
     
Outstanding at December 31, 2013  ($35.59 – $45.47)
 15,000
 
$
 40.54
   
 -
Granted
 5,000
   
 21.25
     
Lapsed or Cancelled
 (10,000)
   
 38.07
     
Outstanding at December 31, 2014  ($21.25 – $45.47)
 10,000
 
$
 33.36
   
 -
Options exercisable at December 31, 2014
 5,000
           
Available for grant at December 31, 2014
 4,424,013
           
               

The weighted average fair value of options granted during the year ended December 31, 2014 was $1.71 per option. The fair value of each option grant is estimated on the date of grant using the Black-Scholes model.  The following weighted average assumptions are included in the Company’s fair value calculations of stock options granted during the year ended December 31, 2014:

       
       
Expected life (in years)
 
6
 
Risk-free interest rate
 
1.50
%
Volatility
 
20.26
%
Dividend yield
 
5.65
%

There were no stock options exercised under all stock option plans for the years ended December 31, 2014, 2013 and 2012.  The Company has a policy of issuing new shares to satisfy stock option exercises.

The Company recognized stock options expense of $4,000, zero and zero for the years ended December 31, 2014, 2013 and 2012, respectively.
 
 
 
106

 
 

 
RESTRICTED STOCK AWARDS
The Company has issued stock awards (“Restricted Stock Awards”) to officers, certain other employees, and nonemployee members of the Board of Directors of the Company, which allow the holders to each receive a certain amount of shares of the Company’s common stock generally over a one to seven-year vesting period, of which 346,946 unvested shares were legally outstanding at December 31, 2014.  Of the Restricted Stock Awards issued to executive officers and senior management, 210,000 were contingent upon the Company meeting certain performance goals to be set by the Executive Compensation and Option Committee of the Board of Directors of the Company each year (“Performance Shares”), with the remaining based on time and service. These Performance Shares are not considered granted until the performance goals are set.  All currently outstanding and unvested Restricted Stock Awards provided to the officers and certain other employees were issued under the 2013 Plan and 2004 Plan.  Currently outstanding and unvested Restricted Stock Awards provided to directors were issued under the 2013 Plan.

On September 12, 2012, the Board of Directors of the Company approved the recommendations and ratified the determinations of the Executive Compensation and Option Committee of the Board of Directors (the “Committee”) with respect to new Restricted Stock Awards totaling 319,667 shares for those executive officers in place on such date.  The new Restricted Stock Awards may vest commencing January 1, 2014 and with the number of Restricted Stock Awards scheduled to be vested and earned on each vesting date on an annual basis over a five to seven year vesting schedule, with each annual vesting of each tranche of Restricted Stock Awards being subject to the attainment of annual performance targets to be set by the Committee for each year.  As the Committee determined that the performance targets for the year ended December 31, 2013 were not satisfied, 63,933 shares due to vest on January 1, 2014 did not vest. Such shares may vest on any subsequent vesting date provided that the performance targets for the subsequent calendar year are met. Amounts recorded as compensation expense pertaining to these shares during the year ended December 31, 2013 were reversed.  In connection with the departure of two executive officers effective March 31, 2014, the Company agreed to grant and accelerate vesting of 109,667 shares of Restricted Stock Awards on April 1, 2014.  In connection with the announcement of the departure of the Company’s president and chief executive officer effective May 11, 2015, the Company agreed to vest 84,000 Performance Shares and to grant and accelerate the vesting of 126,000 Performance Shares on the Separation Date.

Information regarding the Restricted Stock Awards grant activity is summarized below:
         
         
       
Weighted-Average
       
Grant – Date
 
Shares
   
Fair Value
Outstanding at January 1, 2012
 187,447
 
$
33.82
Granted (a)
 70,758
   
25.28
Vested
 (123,877)
   
31.30
Outstanding at December 31, 2012
 134,328
 
$
 31.65
Granted (b) (c)
 168,841
   
 23.99
Vested
 (149,463)
   
 29.63
Forfeited
 (146)
   
 26.36
Outstanding at December 31, 2013
 153,560
 
$
 25.20
Granted (d) (e) (f)
 376,719
   
 20.04
Vested
 (183,214)
   
 22.37
Forfeited
 (119)
   
 26.36
Outstanding at December 31, 2014
 346,946
 
$
 21.09

(a)
Included in the 70,758 Restricted Stock Awards granted in 2012 were 42,273 awards granted to the Company’s three executive officers, Mitchell E. Hersh, Barry Lefkowitz and Roger W. Thomas.
(b)
Included in the 168,841 Restricted Stock Awards granted in 2013 were 106,933 awards granted to the Company’s four executive officers, Mitchell E. Hersh, Barry Lefkowitz, Roger W. Thomas and Anthony Krug.
(c)
Includes 63,933 Performance Shares which were legally granted in 2013 for which the 2013 performance goals were not met, which may be earned if subsequent years’ performance goals are met.
(d)
Included in the 376,719 Restricted Stock Awards granted in 2014 were 8,211 awards granted to the Company’s two executive officers Anthony Krug and Gary Wagner.
(e)
Includes 42,000 Performance Shares which were legally granted in 2013 for which the 2014 performance goals were set by the Committee on March 31, 2014.  Also includes 87,734 shares which were additionally considered granted for accounting purposes to two executive officers in connection with their departure effective March 31, 2014, which vested on April 1, 2014.
(f)
Includes 126,000 Performance Shares which were legally granted in 2013 for which future performance goals had not yet been set by the Committee.  These awards were not considered granted for accounting purposes until these goals are set.  These were considered granted in 2014 for accounting purposes in connection with the announcement of the departure of Mitchell E. Hersh in the fourth quarter 2014.
 
 
 
 
 
 
107

 
 
 
As of December 31, 2014, the Company had $1.5 million of total unrecognized compensation cost related to unvested Restricted Stock Awards granted under the Company’s stock compensation plans.  That cost is expected to be recognized over a weighted average period of 1.5 years.

TSR-BASED AWARDS
Also on September 12, 2012, the Board of Directors of the Company approved the recommendations and ratified the determinations of the Committee with respect to new multi-year TSR based awards (the “TSR-Based Awards”) totaling 5,160 performance shares (the “TSR Performance Shares”) for those executive officers in place on such date, each TSR Performance Share evidencing the right to receive $1,000 in the Company’s common stock upon vesting.  In accordance with the amended and restated TSR-Based Awards agreements entered into between the Company and those executive officers in June 2013, the TSR Performance Shares may vest commencing December 31, 2014, with the number of TSR Performance Shares scheduled to be granted annually over the next four years.  The vesting of each tranche of TSR Performance Shares is subject to the attainment at each performance period end of a minimum stock price and either an absolute TSR target or a relative TSR target (the “TSR Performance Targets”) in comparison to a selection of Peer Group REITs, in each case as shall be fixed by the Committee for each performance period.  TSR, for purposes of the TSR-Based Performance Agreements, shall be equal to the share appreciation in the relevant period.  The Company granted 1,032 TSR Performance Shares in the year ended December 31, 2013, which were valued in accordance with ASC 718, Compensation - Stock Compensation, at their fair value, utilizing a Monte-Carlo simulation to estimate the probability of the vesting conditions being satisfied.  The Company has reserved shares of common stock under the 2004 Plan for issuance upon vesting of the TSR Performance Shares in accordance with the terms and conditions of the TSR-Based Awards.  In connection with the departure of two executive vice presidents effective March 31, 2014, the Company agreed to vest 357 TSR Performance Shares and to grant and accelerate the vesting of 528 TSR Performance Shares, for which the Company issued 45,062 shares of Common Stock on April 2, 2014.  In connection with the announcement of the departure of the Company’s president and chief executive officer effective May 11, 2015, the Company agreed to vest 675 TSR Performance Shares on the Separation Date, when it would issue 41,811 shares of common stock.  See Note 13: Commitments and Contingencies – Departure of Executive Officers.


DEFERRED STOCK COMPENSATION PLAN FOR DIRECTORS
The Amended and Restated Deferred Compensation Plan for Directors, which commenced January 1, 1999, allows non-employee directors of the Company to elect to defer up to 100 percent of their annual retainer fee into deferred stock units.  The deferred stock units are convertible into an equal number of shares of common stock upon the directors’ termination of service from the Board of Directors or a change in control of the Company, as defined in the plan.  Deferred stock units are credited to each director quarterly using the closing price of the Company’s common stock on the applicable dividend record date for the respective quarter.  Each participating director’s account is also credited for an equivalent amount of deferred stock units based on the dividend rate for each quarter.

During the years ended December 31, 2014, 2013 and 2012, 20,261, 22,392 and 17,834 deferred stock units were earned, respectively.  As of December 31, 2014 and 2013, there were 157,730 and 136,440 deferred stock units outstanding, respectively.

EARNINGS PER SHARE
Basic EPS excludes dilution and is computed by dividing net income available to common shareholders by the weighted average number of shares outstanding for the period.  Diluted EPS reflects the potential dilution that could occur if securities or other contracts to issue common stock were exercised or converted into common stock.


 
108

 

The following information presents the Company’s results for the years ended December 31, 2014, 2013 and 2012 in accordance with ASC 260, Earnings Per Share: (dollars in thousands, except per share amounts)
 
                   
                   
           
   
Year Ended December 31,
Computation of Basic EPS
 
2014
   
2013
   
2012
 
Income (loss) from continuing operations
$
 31,391
 
$
 (89,686)
 
$
 37,566 
 
Add: Noncontrolling interest in consolidated joint ventures
 
 778 
   
 2,199 
   
 330 
 
Add (deduct):  Noncontrolling interest in Operating Partnership
 
 (3,602)
   
 10,459 
   
 (4,619)
 
Income (loss) from continuing operations available to common shareholders
 
 28,567
   
 (77,028)
   
 33,277 
 
Income from discontinued operations available to common shareholders
 
 -
   
 62,119 
   
 7,645 
 
Net income (loss) available to common shareholders
$
 28,567
 
$
 (14,909)
 
$
 40,922 
 
                   
Weighted average common shares
 
 88,727
   
 87,762 
   
 87,742 
 
                   
Basic EPS:
                 
Income (loss) from continuing operations available to common shareholders
$
 0.32 
 
$
 (0.88)
 
$
 0.38 
 
Income from discontinued operations available to common
                 
   shareholders
 
 -
   
 0.71 
   
 0.09 
 
Net income (loss) available to common shareholders
$
 0.32 
 
$
 (0.17)
 
$
 0.47 
 
                   

                   
                 
   
Year Ended December 31,
Computation of Diluted EPS
 
2014
   
2013
   
2012
 
Income (loss) from continuing operations available to common shareholders
$
 28,567
 
$
 (77,028)
 
$
 33,277 
 
(Deduct) add: Noncontrolling interest in Operating Partnership
 
 3,602
   
 (10,459)
   
 4,619 
 
Income (loss) from continuing operations for diluted earnings per share
 
 32,169
   
 (87,487)
   
 37,896 
 
Income from discontinued operations for diluted earnings per share
 
 -
   
 70,628 
   
 8,703 
 
Net income (loss) available to common shareholders
$
 32,169
 
$
 (16,859)
 
$
 46,599 
 
                   
Weighted average common shares
 
 100,041 
   
 99,785 
   
 99,996 
 
                   
Diluted EPS:
                 
Income (loss) from continuing operations available to common shareholders
$
 0.32 
 
$
 (0.88)
 
$
 0.38 
 
Income from discontinued operations available to common
                 
   shareholders
 
 -
   
 0.71 
   
 0.09 
 
Net income (loss) available to common shareholders
$
 0.32 
 
$
 (0.17)
 
$
 0.47 
 
                   

The following schedule reconciles the shares used in the basic EPS calculation to the shares used in the diluted EPS calculation:
(in thousands)
       
       
 
Year Ended December 31,
 
2014
2013
2012
Basic EPS shares
 88,727
 87,762
 87,742
Add:   Operating Partnership – common units
 11,272
 12,023
 12,180
           Restricted Stock Awards
 42
 -
 74
Diluted EPS Shares
 100,041
 99,785
 99,996

Contingently issuable shares under the TSR Award plan were excluded from the denominator in 2013 because the criteria had not been met for the period.  Not included in the computations of diluted EPS were 10,000, 15,000 and 183,870 stock options as such securities were anti-dilutive during the years ended December 31, 2014, 2013 and 2012, respectively.  Unvested restricted stock outstanding as of December 31, 2014, 2013 and 2012 were 136,946, 409,294 and 134,328 shares, respectively.

Dividends declared per common share for the years ended December 31, 2014, 2013 and 2012 was $0.75, $1.35 and $1.80 per share, respectively.
 


 
109

 

16.   NONCONTROLLING INTERESTS IN SUBSIDIARIES

Noncontrolling interests in subsidiaries in the accompanying consolidated financial statements relate to (i) common units in the Operating Partnership, held by parties other than the Company, and (ii) interests in consolidated joint ventures for the portion of such ventures not owned by the Company.

OPERATING PARTNERSHIP

Common Units
Certain individuals and entities own common units in the Operating Partnership.  A common unit and a share of Common Stock of the Company have substantially the same economic characteristics in as much as they effectively share equally in the net income or loss of the Operating Partnership.  Common unitholders have the right to redeem their common units, subject to certain restrictions.  The redemption is required to be satisfied in shares of Common Stock, cash, or a combination thereof, calculated as follows:  one share of the Company’s Common Stock, or cash equal to the fair market value of a share of the Company’s Common Stock at the time of redemption, for each common unit.  The Company, in its sole discretion, determines the form of redemption of common units (i.e., whether a common unitholder receives Common Stock, cash, or any combination thereof).  If the Company elects to satisfy the redemption with shares of Common Stock as opposed to cash, it is obligated to issue shares of its Common Stock to the redeeming unitholder.  Regardless of the rights described above, the common unitholders may not put their units for cash to the Company or the Operating Partnership under any circumstances.  When a unitholder redeems a common unit, noncontrolling interest in the Operating Partnership is reduced and Mack-Cali Realty Corporation Stockholders’ equity is increased.

Unit Transactions
The following table sets forth the changes in noncontrolling interests in subsidiaries which relate to the common units in the Operating Partnership for the years ended December 31, 2014, 2013 and 2012:

   
   
 
Common
 
Units
Balance at January 1, 2012
12,197,122
  Redemption of common units for shares of common stock
 (55,286)
Balance at December 31, 2012
12,141,836
Redemption of common units for shares of common stock
 (277,061)
Balance at December 31, 2013
11,864,775
Redemption of common units for shares of common stock
 (780,899)
   
Balance at December 31, 2014
 11,083,876

Pursuant to ASC 810, Consolidation, on the accounting and reporting for noncontrolling interests and changes in ownership interests of a subsidiary, changes in a parent’s ownership interest (and transactions with noncontrolling interest unitholders in the subsidiary) while the parent retains its controlling interest in its subsidiary should be accounted for as equity transactions.  The carrying amount of the noncontrolling interest shall be adjusted to reflect the change in its ownership interest in the subsidiary, with the offset to equity attributable to the parent.  Accordingly, as a result of equity transactions which caused changes in ownership percentages between Mack-Cali Realty Corporation stockholders’ equity and noncontrolling interests in the Operating Partnership that occurred during the year ended December 31, 2014, the Company has increased noncontrolling interests in the Operating Partnership and decreased additional paid-in capital in Mack-Cali Realty Corporation stockholders’ equity by approximately $0.6 million as of December 31, 2014.

Noncontrolling Interest Ownership
As of December 31, 2014 and 2013, the noncontrolling interest common unitholders owned 11.1 percent and 11.9 percent of the Operating Partnership, respectively.

CONSOLIDATED JOINT VENTURES
The Company consolidates certain joint ventures in which it has ownership interests.  Various entities and/or individuals hold noncontrolling interests in these ventures.

PARTICIPATION RIGHTS
The Company’s interests in certain real estate projects (three properties and a future development) each provide for the initial distributions of net cash flow solely to the Company, and thereafter, other parties have participation rights (“Participation Rights”) in 50 percent of the excess net cash flow remaining after the distribution to the Company of the aggregate amount equal to the sum of: (a) the Company’s capital contributions, plus (b) an IRR of 10 percent per annum.
 
 
 
110

 
 
 

17.   SEGMENT REPORTING

The Company operates in three business segments: (i) commercial and other real estate, (ii) multi-family real estate, and (iii) multi-family services.  The Company provides leasing, property management, acquisition, development, construction and tenant-related services for its commercial and other real estate and multi-family real estate portfolio.  The Company’s multi-family services business also provides similar services for third parties.  The Company no longer considers construction services as a reportable segment as it has phased out this line of business in 2014.  The Company had no revenues from foreign countries recorded for the years ended December 31, 2014, 2013 and 2012.  The Company had no long lived assets in foreign locations as of December 31, 2014 and 2013.  The accounting policies of the segments are the same as those described in Note 2: Significant Accounting Policies, excluding depreciation and amortization.

The Company evaluates performance based upon net operating income from the combined properties in each of its real estate segments (commercial and other, and multi-family) and from its multi-family services segment.


 
111

 

Selected results of operations for the years ended December 31, 2014, 2013 and 2012, and selected asset information as of December 31, 2014 and 2013 regarding the Company’s operating segments are as follows.  Amounts for prior periods have been restated to conform to the current period segment reporting presentation: (dollars in thousands)

                               
                         
   
Real Estate
                   
   
Commercial
         
Multi-family
     
Corporate
   
Total
   
& Other
   
Multi-family
   
Services
     
 & Other (d)
   
Company
Total revenues:
                             
2014
$
 585,491 
 
$
 24,971 
 
$
 30,533 
(e)
 
$
 (4,196)
 
$
 636,799 
2013
 
 621,352 
   
 12,792 
   
 25,710 
(f)
   
 7,177 
   
 667,031 
2012
 
 635,278 
   
 -
   
 4,465 
     
 10,889 
   
 650,632 
                               
Total operating and
                             
   interest expenses (a):
                             
2014
$
 295,416 
 
$
 12,235 
 
$
 38,377 
   
$
 138,733 
 
$
 484,761 
2013
 
 285,755 
   
 6,482 
   
 32,415 
     
 135,963 
   
 460,615 
2012
 
 276,700 
   
 -
   
 5,195 
     
 146,122 
   
 428,017 
                               
Equity in earnings (loss) of
                             
   unconsolidated joint ventures:
                             
2014
$
 4,236 
 
$
 (8,790)
 
$
 2,131 
   
$
 -
 
$
 (2,423)
2013
 
 6,280 
   
 (10,615)
   
 2,008 
     
 -
   
 (2,327)
2012
 
 5,564 
   
 (1,475)
   
 -
     
 -
   
 4,089 
                               
Net operating income (loss) (b):
                             
2014
$
 294,311 
 
$
 3,946 
 
$
 (5,713)
   
$
 (142,929)
 
$
 149,615 
2013
 
 341,877 
   
 (4,305)
   
 (4,697)
     
 (128,786)
   
 204,089 
2012
 
 364,142 
   
 (1,475)
   
 (730)
     
 (135,233)
   
 226,704 
                               
Total assets:
                             
2014
$
 3,636,126 
 
$
 492,362 
 
$
 11,158 
   
$
 52,601 
 
$
 4,192,247 
2013
 
 3,886,574 
   
 377,237 
   
 10,488 
     
 241,029 
   
 4,515,328 
                               
Total long-lived assets (c):
                             
2014
$
 3,344,840 
 
$
 318,524 
 
$
 3,858 
   
$
 3,482 
 
$
 3,670,704 
2013
 
 3,620,494 
   
 240,501 
   
 3,468 
     
 3,730 
   
 3,868,193 
                               
Total investments in
                             
   unconsolidated joint ventures:
                             
2014
$
 81,649 
 
$
 164,912 
 
$
 907 
   
$
 -
 
$
 247,468 
2013
 
 53,160 
   
 127,276 
   
 693 
     
 -
   
 181,129 
                               

(a)
Total operating and interest expenses represent the sum of: real estate taxes; utilities; operating services; direct construction costs; real estate services expenses; general and administrative and interest expense (net of interest income).  All interest expense, net of interest and other investment income, (including for property-level mortgages) is excluded from segment amounts and classified in Corporate & Other for all periods.
(b)
Net operating income represents total revenues less total operating and interest expenses (as defined in Note “a”), plus equity in earnings (loss) of unconsolidated joint ventures, for the period.
(c)
Long-lived assets are comprised of net investment in rental property, unbilled rents receivable and goodwill.
(d)
Corporate & Other represents all corporate-level items (including interest and other investment income, interest expense, non-property general and administrative expense, construction services revenue and direct construction costs) as well as intercompany eliminations necessary to reconcile to consolidated Company totals.
(e)
Includes $2.3 million of fees earned for this period from the multi-family real estate segment, which are eliminated in consolidation.
(f)
Includes $2.2 million of fees earned for this period from the multi-family real estate segment, which are eliminated in consolidation.
 
 

 
112

 


The following schedule reconciles net operating income to net income available to common shareholders: (dollars in thousands)


                 
             
   
         Year Ended December 31,
   
2014
   
2013
   
2012
Net operating income
$
 149,615
 
$
 204,089
 
$
 226,704
Less:
               
Depreciation and amortization
 
 (172,490)
   
 (182,766)
   
 (174,333)
Realized gains on disposition of
               
   rental property, net
 
 54,848
   
 -
   
 -
Loss from early extinguishment of debt
 
 (582)
   
 (156)
   
 (4,960)
Impairments
 
 -
   
 (110,853)
   
 (9,845)
Income (loss) from continuing operations
 
 31,391
   
 (89,686)
   
 37,566
Discontinued operations:
               
Income from discontinued operations
 
 -
   
 11,811
   
 21,878
Loss from early extinguishment of debt
 
 -
   
 (703)
   
 -
Realized gains (losses) and unrealized losses on
               
   disposition of rental property and impairments, net
 
 -
   
 59,520
   
 (13,175)
Total discontinued operations, net
 
 -
   
 70,628
   
 8,703
Net income (loss)
 
 31,391
   
 (19,058)
   
 46,269
Noncontrolling interest in consolidated joint ventures
 
 778
   
 2,199
   
 330
Noncontrolling interest in Operating Partnership
 
 (3,602)
   
 10,459
   
 (4,619)
Noncontrolling interest in discontinued operations
 
 -
   
 (8,509)
   
 (1,058)
Net income (loss) available to common shareholders
$
 28,567
 
$
 (14,909)
 
$
 40,922
 



18.   RELATED PARTY TRANSACTIONS

William L. Mack, Chairman of the Board of Directors of the Company, David S. Mack, a director of the Company, and Earle I. Mack, a former director of the Company, are the executive officers, directors and stockholders of a corporation that leases approximately 7,034 square feet on a month-to-month basis at one of the Company’s office properties.  The Company has recognized $231,000, $226,000 and $238,000 in revenue under this lease for the years ended December 31, 2014, 2013 and 2012, respectively, and had no accounts receivable from the corporation as of December 31, 2014 and 2013.

Certain executive officers of the Company’s Roseland subsidiary and/or their family members (“RG”) directly or indirectly hold small non controlling interests in a certain consolidated joint venture.  Additionally, the Company earned $2,401,000, $2,272,000 and $728,000 from entities in which RG has ownership interests for the years ended December 31, 2014, 2013 and 2012, respectively.
 


 
113

 

19.      CONDENSED QUARTERLY FINANCIAL INFORMATION (unaudited)

The following summarizes the condensed quarterly financial information for the Company: (dollars in thousands)


                       
Quarter Ended 2014
 
December 31
   
September 30
   
June 30
   
March 31
Total revenues
$
151,414
 
$
155,489
 
$
160,300
 
$
169,596
Operating and other expenses
 
64,177
   
64,374
   
65,788
   
81,854
Real estate service salaries
 
5,923
   
6,933
   
6,571
   
6,709
General and administrative
 
23,950
   
12,665
   
13,673
   
22,881
Depreciation and amortization
 
40,811
   
41,983
   
44,711
   
44,985
Total expenses
 
134,861
   
125,955
   
130,743
   
156,429
Operating Income
 
16,553
   
29,534
   
29,557
   
13,167
Interest expense
 
(27,420)
   
(27,353)
   
(28,159)
   
(29,946)
Interest and other investment income
 
1,399
   
908
   
922
   
386
Equity in earnings (loss) of unconsolidated
                     
joint ventures
 
(363)
   
(1,268)
   
443
   
(1,235)
Realized gains (losses) on disposition of rental properties
 
 -
   
264
   
54,584
   
 -
Loss from early extinguishment of debt
 
(582)
   
 -
   
 -
   
 -
Total other (expense) income
 
(26,966)
   
(27,449)
   
27,790
   
(30,795)
Income (loss) from continuing operations
 
(10,413)
   
2,085
   
57,347
   
(17,628)
Discontinued operations:
                     
Income (loss) from discontinued operations
 
 -
   
 -
   
 -
   
 -
Loss from early extinguishment of debt
 
 -
   
 -
   
 -
   
 -
Realized gains (losses) and unrealized losses on
                     
   disposition of rental property and impairments, net
 
 -
   
 -
   
 -
   
 -
Total discontinued operations, net
 
 -
   
 -
   
 -
   
 -
Net income (loss)
 
(10,413)
   
2,085
   
57,347
   
(17,628)
Noncontrolling interest in consolidated joint ventures
 
21
   
145
   
290
   
322
Noncontrolling interest in Operating Partnership
 
1,152
   
(248)
   
(6,514)
   
2,008
Noncontrolling interest in discontinued operations
 
 -
   
 -
   
 -
   
 -
Net income (loss) available to common shareholders
$
(9,240)
 
$
1,982
 
$
51,123
 
$
(15,298)
                       
Basic earnings per common share:
                     
Income (loss) from continuing operations
$
(0.10)
 
$
 0.02 
 
$
0.58
 
$
(0.17)
Discontinued operations
 
 -
   
 -
   
 -
   
 -
Net income (loss) available to common shareholders
$
(0.10)
 
$
0.02
 
$
0.58
 
$
(0.17)
                       
Diluted earnings per common share:
                     
Income (loss) from continuing operations
$
(0.10)
 
$
0.02
 
$
0.58
 
$
(0.17)
Discontinued operations
 
 -
   
 -
   
 -
   
 -
Net income (loss) available to common shareholders
$
(0.10)
 
$
0.02
 
$
0.58
 
$
(0.17)
         
 
           
Dividends declared per common share
$
0.15
 
$
0.15
 
$
0.15
 
$
0.30


 
114

 



                       
Quarter Ended 2013
 
December 31
   
September 30
   
June 30
   
March 31
Total revenues
$
165,267
 
$
162,505
 
$
168,346
 
$
170,913
Operating and other expenses
 
67,862
   
64,467
   
58,900
   
63,245
Direct construction costs
 
 -
   
609
   
6,511
   
7,825
Real estate service salaries
 
6,907
   
5,552
   
5,304
   
4,953
General and administrative
 
10,447
   
12,151
   
13,111
   
11,973
Depreciation and amortization
 
47,666
   
46,087
   
45,665
   
43,348
Impairments (1)
 
62,153
(2)
 
 48,700 
   
 -
   
 -
Total expenses
 
195,035
   
177,566
   
129,491
   
131,344
Operating Income
 
(29,768)
   
(15,061)
   
38,855
   
39,569
Interest expense
 
(31,626)
   
(30,936)
   
(31,270)
   
(29,869)
Interest and other investment income
 
1,616
   
187
   
1,094
   
6
Equity in earnings (loss) of unconsolidated
                     
joint ventures
 
(268)
   
(229)
   
(80)
   
(1,750)
Loss from early extinguishment of debt
 
(156)
   
 -
   
 -
   
 -
Total other (expense) income
 
(30,434)
   
(30,978)
   
(30,256)
   
(31,613)
Income (loss) from continuing operations
 
(60,202)
   
(46,039)
   
8,599
   
7,956
Discontinued operations:
                     
Income (loss) from discontinued operations
 
(9)
   
2,157
   
4,530
   
5,133
Loss from early extinguishment of debt
 
 -
   
 -
   
(703)
   
 -
Realized gains (losses) and unrealized losses on
                     
  disposition of rental property and impairments, net
 
 (1,559)
(3)
 
47,321
   
13,758
   
 -
Total discontinued operations, net
 
(1,568)
   
49,478
   
17,585
   
5,133
Net income (loss)
 
(61,770)
   
3,439
   
26,184
   
13,089
Noncontrolling interest in consolidated joint ventures
 
237
   
1,838
   
62
   
62
Noncontrolling interest in Operating Partnership
 
7,167
   
5,313
   
(1,048)
   
(973)
Noncontrolling interest in discontinued operations
 
187
   
(5,947)
   
(2,127)
   
(622)
Net income (loss) available to common shareholders
$
(54,179)
 
$
4,643
 
$
23,071
 
$
11,556
                       
Basic earnings per common share:
                     
Income (loss) from continuing operations
$
(0.60)
 
$
(0.45)
 
$
0.09
 
$
0.08
Discontinued operations
 
(0.02)
   
0.50
   
 0.17 
   
0.05
Net income (loss) available to common shareholders
$
(0.62)
 
$
0.05
 
$
0.26
 
$
0.13
                       
Diluted earnings per common share:
                     
Income (loss) from continuing operations
$
(0.60)
 
$
(0.45)
 
$
0.09
 
$
0.08
Discontinued operations
 
(0.02)
   
0.50
   
 0.17 
   
0.05
Net income (loss) available to common shareholders
$
(0.62)
 
$
0.05
 
$
0.26
 
$
0.13
                       
Dividends declared per common share
$
0.30
 
$
0.30
 
$
0.30
 
$
0.45

(1)
Amounts for the year ended December 31, 2013 relate to impairment charges as further described in Note 3: Real Estate Transactions – Impairments on Properties Held and Used.
(2)
During the quarter ended December 31, 2013, the Company identified and recorded an out-of-period adjustment to reflect a charge of $1,260,000 to correct an error in the measurement of its impairment charges on certain properties in the third quarter of 2013. In the third quarter, in measuring the impairments on these properties, the Company did not include certain tenant improvement amounts to be paid for in-place leases in its discounted cash flows used to measure fair value and, as a result, should have recognized larger impairment charges by this aggregate amount. The Company has determined that this adjustment was not material to the quarter ended December 31, 2013 or the prior interim period.
(3)
During the quarter ended December 31, 2013, the Company identified and recorded an out-of-period adjustment to reflect a charge of $1,559,000 to correct an error in its calculation of the gain on sale of rental property on a transaction that closed in the third quarter of 2013. In the third quarter, in recording the gain on the sale transaction, the Company did not include the full consolidated carrying amount of the property in computing the gain and, as a result, should have recognized a smaller gain by this amount. The Company has determined that this adjustment was not material to the quarter ended December 31, 2013 or the prior interim period.
 



 
115

 


 

                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
       
December 31, 2014
       
       
(dollars in thousands)
       
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
 
Property
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
Type
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
NEW JERSEY
                     
Bergen County
                     
Fort Lee
                     
One Bridge Plaza
Office
1981
1996
 -
 2,439
 24,462
 7,701
 2,439
 32,163
 34,602
 14,550
2115 Linwood Avenue
Office
1981
1998
 -
 474
 4,419
 5,870
 474
 10,289
 10,763
 3,629
Lyndhurst
                     
210 Clay Avenue
Office
1978
2009
 13,330
 2,300
 11,189
 (9,034)
 781
 3,674
 4,455
 771
Montvale
                     
135 Chestnut Ridge Road
Office
1981
1997
 -
 2,587
 10,350
 1,783
 2,588
 12,132
 14,720
 5,104
Paramus
                     
15 East Midland Avenue
Office
1988
1997
 12,615
 10,375
 41,497
 2,388
 10,374
 43,886
 54,260
 18,222
140 East Ridgewood Avenue
Office
1981
1997
 11,887
 7,932
 31,463
 7,012
 7,932
 38,475
 46,407
 16,309
461 From Road
Office
1988
1997
 -
 13,194
 52,778
 4,233
 13,194
 57,011
 70,205
 22,956
650 From Road
Office
1978
1997
 22,804
 10,487
 41,949
 7,984
 10,487
 49,933
 60,420
 20,867
61 South Paramus Road (c)
Office
1985
1997
 22,319
 9,005
 36,018
 7,913
 9,005
 43,931
 52,936
 19,029
Rochelle Park
                     
120 West Passaic Street
Office
1972
1997
 -
 1,354
 5,415
 431
 1,357
 5,843
 7,200
 2,424
365 West Passaic Street
Office
1976
1997
 11,887
 4,148
 16,592
 4,442
 4,148
 21,034
 25,182
 9,216
395 West Passaic Street
Office
1979
2006
 -
 2,550
 17,131
 437
 2,550
 17,568
 20,118
 3,717
Upper Saddle River
                     
1 Lake Street
Office
1994
1997
 40,756
 13,952
 55,812
 (37,797)
 6,268
 25,699
 31,967
 10,336
10 Mountainview Road
Office
1986
1998
 -
 4,240
 20,485
 4,480
 4,240
 24,965
 29,205
 10,456
Woodcliff Lake
                     
400 Chestnut Ridge Road
Office
1982
1997
 -
 4,201
 16,802
 (6,650)
 2,312
 12,041
 14,353
 6,431
50 Tice Boulevard
Office
1984
1994
 23,289
 4,500
 -
 26,578
 4,500
 26,578
 31,078
 18,326
300 Tice Boulevard
Office
1991
1996
 -
 5,424
 29,688
 5,970
 5,424
 35,658
 41,082
 15,466
                       
Burlington County
                     
Burlington
                     
3 Terri Lane
Office/Flex
1991
1998
 -
 652
 3,433
 1,537
 658
 4,964
 5,622
 2,110
5 Terri Lane
Office/Flex
1992
1998
 -
 564
 3,792
 2,444
 569
 6,231
 6,800
 2,784
Moorestown
                     
2 Commerce Drive
Office/Flex
1986
1999
 -
 723
 2,893
 544
 723
 3,437
 4,160
 1,351
101 Commerce Drive
Office/Flex
1988
1998
 -
 422
 3,528
 436
 426
 3,960
 4,386
 1,782
102 Commerce Drive
Office/Flex
1987
1999
 -
 389
 1,554
 556
 389
 2,110
 2,499
 750
201 Commerce Drive
Office/Flex
1986
1998
 -
 254
 1,694
 329
 258
 2,019
 2,277
 850
202 Commerce Drive
Office/Flex
1988
1999
 -
 490
 1,963
 384
 490
 2,347
 2,837
 851
1 Executive Drive
Office/Flex
1989
1998
 -
 226
 1,453
 739
 228
 2,190
 2,418
 873
2 Executive Drive
Office/Flex
1988
2000
 -
 801
 3,206
 707
 801
 3,913
 4,714
 1,360
101 Executive Drive
Office/Flex
1990
1998
 -
 241
 2,262
 807
 244
 3,066
 3,310
 1,332
102 Executive Drive
Office/Flex
1990
1998
 -
 353
 3,607
 420
 357
 4,023
 4,380
 1,701
225 Executive Drive
Office/Flex
1990
1998
 -
 323
 2,477
 693
 326
 3,167
 3,493
 1,436
97 Foster Road
Office/Flex
1982
1998
 -
 208
 1,382
 389
 211
 1,768
 1,979
 823
1507 Lancer Drive
Office/Flex
1995
1998
 -
 119
 1,106
 209
 120
 1,314
 1,434
 561
1245 North Church Street
Office/Flex
1998
2001
 -
 691
 2,810
 83
 691
 2,893
 3,584
 997
1247 North Church Street
Office/Flex
1998
2001
 -
 805
 3,269
 117
 805
 3,386
 4,191
 1,172


 
116

 




                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
       
December 31, 2014
       
       
(dollars in thousands)
       
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
   
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
 
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
1256 North Church Street
Office/Flex
1984
1998
 -
 354
 3,098
 658
 357
 3,753
 4,110
 1,542
840 North Lenola Road
Office/Flex
1995
1998
 -
 329
 2,366
 246
 333
 2,608
 2,941
 1,206
844 North Lenola Road
Office/Flex
1995
1998
 -
 239
 1,714
 298
 241
 2,010
 2,251
 881
915 North Lenola Road
Office/Flex
1998
2000
 -
 508
 2,034
 273
 508
 2,307
 2,815
 980
2 Twosome Drive
Office/Flex
2000
2001
 -
 701
 2,807
 64
 701
 2,871
 3,572
 992
30 Twosome Drive
Office/Flex
1997
1998
 -
 234
 1,954
 408
 236
 2,360
 2,596
 1,156
31 Twosome Drive
Office/Flex
1998
2001
 -
 815
 3,276
 145
 815
 3,421
 4,236
 1,211
40 Twosome Drive
Office/Flex
1996
1998
 -
 297
 2,393
 220
 301
 2,609
 2,910
 1,156
41 Twosome Drive
Office/Flex
1998
2001
 -
 605
 2,459
 178
 605
 2,637
 3,242
 923
50 Twosome Drive
Office/Flex
1997
1998
 -
 301
 2,330
 98
 304
 2,425
 2,729
 1,065
                       
Gloucester County
                     
West Deptford
                     
1451 Metropolitan Drive
Office/Flex
1996
1998
 -
 203
 1,189
 74
 206
 1,260
 1,466
 534
                       
Essex County
                     
Millburn
           
 
       
150 J.F. Kennedy Parkway
Office
1980
1997
 -
 12,606
 50,425
 8,846
 12,606
 59,271
 71,877
 24,979
Roseland
                     
4 Becker Farm Road
Office
1983
2009
 39,421
 5,600
 38,285
 (9,054)
 4,271
 30,560
 34,831
 5,854
5 Becker Farm Road
Office
1982
2009
 13,867
 2,400
 11,885
 (5,626)
 1,492
 7,167
 8,659
 1,128
6 Becker Farm Road
Office
1983
2009
 14,226
 2,600
 15,548
 (4,667)
 1,883
 11,598
 13,481
 2,113
101 Eisenhower Parkway
Office
1980
1994
 -
 228
 -
 21,542
 228
 21,542
 21,770
 12,971
103 Eisenhower Parkway
Office
1985
1994
 -
 -
 -
 16,519
 2,300
 14,219
 16,519
 8,961
105 Eisenhower Parkway
Office
2001
2001
 -
 4,430
 42,898
 5,289
 3,835
 48,782
 52,617
 22,007
75 Livingston Avenue
Office
1985
2009
 10,888
 1,900
 6,312
 (1,637)
 1,281
 5,294
 6,575
 1,045
85 Livingston Avenue
Office
1985
2009
 15,243
 2,500
 14,238
 (6,542)
 1,471
 8,725
 10,196
 1,614
                       
Hudson County
           
 
       
Jersey City
                     
Harborside Plaza 1
Office
1983
1996
 -
 3,923
 51,013
 27,926
 3,923
 78,939
 82,862
 36,168
Harborside Plaza 2
Office
1990
1996
 -
 17,655
 101,546
 21,449
 12,844
 127,806
 140,650
 54,391
Harborside Plaza 3
Office
1990
1996
 -
 17,655
 101,878
 21,116
 12,843
 127,806
 140,649
 54,391
Harborside Plaza 4A
Office
2000
2000
 -
 1,244
 56,144
 14,698
 1,244
 70,842
 72,086
 28,181
Harborside Plaza 5
Office
2002
2002
 221,563
 6,218
 170,682
 52,013
 5,705
 223,208
 228,913
 80,254
101 Hudson Street
Office
1992
2005
 -
 45,530
 271,376
 921
 45,530
 272,297
 317,827
 68,400
Weehawken
                     
500 Avenue at Port Imperial
Other
2013
2013
 36,600
 13,099
 56,669
 (21,005)
 13,099
 35,664
 48,763
 1,282
                       
Mercer County
                     
Hamilton Township
           
 
       
3 AAA Drive
Office
1981
2007
 -
 242
 3,218
 1,598
 242
 4,816
 5,058
 1,438
100 Horizon Center Boulevard
Office/Flex
1989
1995
 -
 205
 1,676
 728
 323
 2,286
 2,609
 934
200 Horizon Drive
Office/Flex
1991
1995
 -
 205
 3,027
 714
 356
 3,590
 3,946
 1,700
300 Horizon Drive
Office/Flex
1989
1995
 -
 379
 4,355
 1,188
 530
 5,392
 5,922
 2,537
500 Horizon Drive
Office/Flex
1990
1995
 -
 379
 3,395
 921
 495
 4,200
 4,695
 2,029
600 Horizon Drive
Office/Flex
2002
2002
 -
 -
 7,549
 651
 685
 7,515
 8,200
 2,270
                       


 
117

 




                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
       
December 31, 2014
       
       
(dollars in thousands)
       
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
   
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
 
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
700 Horizon Drive
Office
2007
2007
 -
 490
 43
 16,572
 865
 16,240
 17,105
 3,519
2 South Gold Drive
Office
1974
2007
 -
 476
 3,487
 839
 476
 4,326
 4,802
 813
Princeton
                     
103 Carnegie Center
Office
1984
1996
 -
 2,566
 7,868
 3,183
 2,566
 11,051
 13,617
 5,072
2 Independence Way
Office
1985
2009
 -
 1,300
 7,246
 126
 1,300
 7,372
 8,672
 1,392
3 Independence Way
Office
1983
1997
 -
 1,997
 11,391
 4,186
 1,997
 15,577
 17,574
 6,986
100 Overlook Center
Office
1988
1997
 -
 2,378
 21,754
 3,384
 2,378
 25,138
 27,516
 10,295
5 Vaughn Drive
Office
1987
1995
 -
 657
 9,800
 3,001
 657
 12,801
 13,458
 6,434
                       
Middlesex County
                     
East Brunswick
                     
377 Summerhill Road
Office
1977
1997
 -
 649
 2,594
 412
 649
 3,006
 3,655
 1,355
Edison
                     
343 Thornall Street
Office
1991
2006
 -
 6,027
 39,101
 3,302
 6,027
 42,403
 48,430
 10,907
New Brunswick
                     
Richmond Court
Multi-Family
1997
2013
 -
 2,992
 13,534
 50
 2,992
 13,584
 16,576
 350
Riverwatch Commons
Multi-Family
1995
2013
 -
 4,169
 18,974
 59
 4,169
 19,033
 23,202
 491
Plainsboro
                     
500 College Road East (c)
Office
1984
1998
 -
 614
 20,626
 6,178
 614
 26,804
 27,418
 11,800
Woodbridge
                     
581 Main Street
Office
1991
1997
 -
 3,237
 12,949
 26,205
 8,115
 34,276
 42,391
 15,447
                       
Monmouth County
                     
Freehold
           
 
       
2 Paragon Way
Office
1989
2005
 -
 999
 4,619
 876
 999
 5,495
 6,494
 1,567
3 Paragon Way
Office
1991
2005
 -
 1,423
 6,041
 1,550
 1,423
 7,591
 9,014
 2,235
4 Paragon Way
Office
2002
2005
 -
 1,961
 8,827
 (512)
 1,961
 8,315
 10,276
 1,958
100 Willow Brook Road
Office
1988
2005
 -
 1,264
 5,573
 804
 1,264
 6,377
 7,641
 1,844
Holmdel
                     
23 Main Street
Office
1977
2005
 29,210
 4,336
 19,544
 9,133
 4,336
 28,677
 33,013
 11,514
Middletown
                     
One River Center, Building 1
Office
1983
2004
 10,879
 3,070
 17,414
 3,881
 2,451
 21,914
 24,365
 7,051
One River Center, Building 2
Office
1983
2004
 12,204
 2,468
 15,043
 3,702
 2,452
 18,761
 21,213
 4,628
One River Center, Building 3
Office
1984
2004
 19,393
 4,051
 24,790
 6,030
 4,627
 30,244
 34,871
 8,503
Neptune
                     
3600 Route 66
Office
1989
1995
 -
 1,098
 18,146
 10,455
 1,098
 28,601
 29,699
 10,121
Wall Township
                     
1305 Campus Parkway
Office
1988
1995
 -
 335
 2,560
 648
 291
 3,252
 3,543
 1,463
1325 Campus Parkway
Office/Flex
1988
1995
 -
 270
 2,928
 725
 270
 3,653
 3,923
 1,749
1340 Campus Parkway
Office/Flex
1992
1995
 -
 489
 4,621
 1,817
 489
 6,438
 6,927
 3,169
1345 Campus Parkway
Office/Flex
1995
1997
 -
 1,023
 5,703
 1,703
 1,024
 7,405
 8,429
 3,526
1350 Campus Parkway
Office
1990
1995
 -
 454
 7,134
 823
 454
 7,957
 8,411
 3,805
1433 Highway 34
Office/Flex
1985
1995
 -
 889
 4,321
 1,617
 889
 5,938
 6,827
 2,670


 
118

 




                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
       
December 31, 2014
       
       
(dollars in thousands)
       
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
   
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
 
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
1320 Wyckoff Avenue
Office/Flex
1986
1995
 -
 255
 1,285
 291
 216
 1,615
 1,831
 833
1324 Wyckoff Avenue
Office/Flex
1987
1995
 -
 230
 1,439
 284
 190
 1,763
 1,953
 777
                       
Morris County
                     
Florham Park
           
 
       
325 Columbia Parkway
Office
1987
1994
 -
 1,564
 -
 17,390
 1,564
 17,390
 18,954
 10,299
Morris Plains
                     
250 Johnson Road
Office
1977
1997
 -
 2,004
 8,016
 (4,825)
 930
 4,265
 5,195
 1,618
201 Littleton Road
Office
1979
1997
 -
 2,407
 9,627
 3,505
 2,407
 13,132
 15,539
 5,265
Parsippany
                     
4 Campus Drive
Office
1983
2001
 -
 5,213
 20,984
 3,389
 5,213
 24,373
 29,586
 8,918
6 Campus Drive
Office
1983
2001
 -
 4,411
 17,796
 3,287
 4,411
 21,083
 25,494
 7,867
7 Campus Drive
Office
1982
1998
 -
 1,932
 27,788
 6,310
 1,932
 34,098
 36,030
 14,566
8 Campus Drive
Office
1987
1998
 -
 1,865
 35,456
 4,789
 1,865
 40,245
 42,110
 15,971
9 Campus Drive
Office
1983
2001
 -
 3,277
 11,796
 16,318
 5,842
 25,549
 31,391
 9,647
4 Century Drive
Office
1981
2004
 -
 1,787
 9,575
 1,862
 1,787
 11,437
 13,224
 3,461
5 Century Drive
Office
1981
2004
 -
 1,762
 9,341
 2,390
 1,762
 11,731
 13,493
 3,616
6 Century Drive
Office
1981
2004
 -
 1,289
 6,848
 2,178
 1,289
 9,026
 10,315
 2,855
2 Dryden Way
Office
1990
1998
 -
 778
 420
 110
 778
 530
 1,308
 245
4 Gatehall Drive
Office
1988
2000
 -
 8,452
 33,929
 4,433
 8,452
 38,362
 46,814
 14,754
2 Hilton Court
Office
1991
1998
 -
 1,971
 32,007
 4,958
 1,971
 36,965
 38,936
 16,047
1633 Littleton Road
Office
1978
2002
 -
 2,283
 9,550
 163
 2,355
 9,641
 11,996
 4,227
600 Parsippany Road
Office
1978
1994
 -
 1,257
 5,594
 3,277
 1,257
 8,871
 10,128
 4,515
1 Sylvan Way
Office
1989
1998
 -
 1,689
 24,699
 2,826
 1,021
 28,193
 29,214
 12,489
4 Sylvan Way
Office
1983
2009
 14,575
 2,400
 13,486
 (8,399)
 1,131
 6,356
 7,487
 1,149
5 Sylvan Way
Office
1989
1998
 -
 1,160
 25,214
 2,723
 1,161
 27,936
 29,097
 11,307
7 Sylvan Way
Office
1987
1998
 -
 2,084
 26,083
 841
 2,084
 26,924
 29,008
 11,063
14 Sylvan Way
Office
2013
2013
 -
 13,049
 26,841
 8,540
 13,049
 35,381
 48,430
 1,841
20 Waterview Boulevard
Office
1988
2009
 24,678
 4,500
 27,246
 (1,233)
 4,208
 26,305
 30,513
 4,736
35 Waterview Boulevard
Office
1990
2006
 -
 5,133
 28,059
 887
 5,133
 28,946
 34,079
 7,304
5 Wood Hollow Road
Office
1979
2004
 -
 5,302
 26,488
 16,441
 5,302
 42,929
 48,231
 15,710
                       
Passaic County
                     
Totowa
                     
1 Center Court
Office/Flex
1999
1999
 -
 270
 1,824
 493
 270
 2,317
 2,587
 897
2 Center Court
Office/Flex
1998
1998
 -
 191
 -
 2,646
 191
 2,646
 2,837
 1,037
11 Commerce Way
Office/Flex
1989
1995
 -
 586
 2,986
 1,000
 586
 3,986
 4,572
 1,879
20 Commerce Way
Office/Flex
1992
1995
 -
 516
 3,108
 111
 516
 3,219
 3,735
 1,514
29 Commerce Way
Office/Flex
1990
1995
 -
 586
 3,092
 858
 586
 3,950
 4,536
 1,642
40 Commerce Way
Office/Flex
1987
1995
 -
 516
 3,260
 1,510
 516
 4,770
 5,286
 2,058
45 Commerce Way
Office/Flex
1992
1995
 -
 536
 3,379
 576
 536
 3,955
 4,491
 2,023
60 Commerce Way
Office/Flex
1988
1995
 -
 526
 3,257
 635
 526
 3,892
 4,418
 2,027
80 Commerce Way
Office/Flex
1996
1996
 -
 227
 -
 1,357
 227
 1,357
 1,584
 597
100 Commerce Way
Office/Flex
1996
1996
 -
 226
 -
 1,356
 226
 1,356
 1,582
 596
120 Commerce Way
Office/Flex
1994
1995
 -
 228
 -
 1,290
 229
 1,289
 1,518
 617
140 Commerce Way
Office/Flex
1994
1995
 -
 229
 -
 1,288
 228
 1,289
 1,517
 617
999 Riverview Drive
Office
1988
1995
 -
 476
 6,024
 2,793
 1,102
 8,191
 9,293
 4,018


 
119

 




                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
       
December 31, 2014
       
       
(dollars in thousands)
       
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
   
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
 
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
Somerset County
                     
Basking Ridge
                     
222 Mt. Airy Road
Office
1986
1996
 -
 775
 3,636
 2,278
 775
 5,914
 6,689
 2,662
233 Mt. Airy Road
Office
1987
1996
 -
 1,034
 5,033
 2,204
 1,034
 7,237
 8,271
 2,737
Bridgewater
                     
440 Route 22 East
Office
1990
2010
 -
 3,986
 13,658
 4,814
 3,986
 18,472
 22,458
 3,661
721 Route 202/206
Office
1989
1997
 -
 6,730
 26,919
 9,711
 6,730
 36,630
 43,360
 18,700
Warren
                     
10 Independence Boulevard
Office
1988
2009
 16,924
 2,300
 15,499
 (6,031)
 1,482
 10,286
 11,768
 1,573
                       
Union County
                     
Clark
           
 
       
100 Walnut Avenue
Office
1985
1994
 18,542
 -
 -
 17,640
 1,822
 15,818
 17,640
 10,340
Cranford
                     
6 Commerce Drive
Office
1973
1994
 -
 250
 -
 1,784
 250
 1,784
 2,034
 712
11 Commerce Drive
Office
1981
1994
 -
 470
 -
 5,556
 470
 5,556
 6,026
 4,655
12 Commerce Drive
Office
1967
1997
 -
 887
 3,549
 1,543
 887
 5,092
 5,979
 2,354
14 Commerce Drive
Office
1971
2003
 -
 1,283
 6,344
 1,043
 1,283
 7,387
 8,670
 2,185
20 Commerce Drive
Office
1990
1994
 -
 2,346
 -
 21,447
 2,346
 21,447
 23,793
 11,154
25 Commerce Drive
Office
1971
2002
 -
 1,520
 6,186
 1,028
 1,520
 7,214
 8,734
 3,132
65 Jackson Drive
Office
1984
1994
 -
 541
 -
 6,223
 542
 6,222
 6,764
 4,100
New Providence
                     
890 Mountain Road
Office
1977
1997
 -
 2,796
 11,185
 6,167
 3,765
 16,383
 20,148
 6,843
Rahway
                     
Park Square
Multi-Family
2011
2013
 27,500
 4,000
 40,670
 21
 4,000
 40,691
 44,691
 1,132
                       
NEW YORK
                     
New York County
           
 
       
New York
                     
125 Broad Street
Office
1970
2007
 -
 50,191
 207,002
 48,289
 50,191
 255,291
 305,482
 48,103
                       
Westchester County
                     
Elmsford
           
 
       
11 Clearbrook Road
Office/Flex
1974
1997
 -
 149
 2,159
 529
 149
 2,688
 2,837
 1,129
75 Clearbrook Road
Office/Flex
1990
1997
 -
 2,314
 4,716
 107
 2,314
 4,823
 7,137
 2,189
100 Clearbrook Road
Office
1975
1997
 -
 220
 5,366
 1,653
 220
 7,019
 7,239
 3,117
125 Clearbrook Road
Office/Flex
2002
2002
 -
 1,055
 3,676
 (515)
 1,055
 3,161
 4,216
 947
150 Clearbrook Road
Office/Flex
1975
1997
 -
 497
 7,030
 2,211
 497
 9,241
 9,738
 3,820
175 Clearbrook Road
Office/Flex
1973
1997
 -
 655
 7,473
 676
 655
 8,149
 8,804
 3,946
200 Clearbrook Road
Office/Flex
1974
1997
 -
 579
 6,620
 1,778
 579
 8,398
 8,977
 3,573
250 Clearbrook Road
Office/Flex
1973
1997
 -
 867
 8,647
 1,685
 867
 10,332
 11,199
 4,308
50 Executive Boulevard
Office/Flex
1969
1997
 -
 237
 2,617
 398
 237
 3,015
 3,252
 1,308
77 Executive Boulevard
Office/Flex
1977
1997
 -
 34
 1,104
 212
 34
 1,316
 1,350
 630
85 Executive Boulevard
Office/Flex
1968
1997
 -
 155
 2,507
 691
 155
 3,198
 3,353
 1,503
101 Executive Boulevard
Office
1971
1997
 -
 267
 5,838
 (3,536)
 101
 2,468
 2,569
 1,060
300 Executive Boulevard
Office/Flex
1970
1997
 -
 460
 3,609
 275
 460
 3,884
 4,344
 1,680



 
120

 




                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
       
December 31, 2014
       
       
(dollars in thousands)
       
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
   
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
 
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
350 Executive Boulevard
Office/Flex
1970
1997
 -
 100
 1,793
 175
 100
 1,968
 2,068
 871
399 Executive Boulevard
Office/Flex
1962
1997
 -
 531
 7,191
 163
 531
 7,354
 7,885
 3,310
400 Executive Boulevard
Office/Flex
1970
1997
 -
 2,202
 1,846
 841
 2,202
 2,687
 4,889
 1,263
500 Executive Boulevard
Office/Flex
1970
1997
 -
 258
 4,183
 465
 258
 4,648
 4,906
 2,148
525 Executive Boulevard
Office/Flex
1972
1997
 -
 345
 5,499
 834
 345
 6,333
 6,678
 2,855
700 Executive Boulevard
Land Lease
N/A
1997
 -
 970
 -
 -
 970
 -
 970
 -
1 Warehouse Lane (c)
Industrial/Warehouse
1957
1997
 -
 3
 268
 233
 3
 501
 504
 221
2 Warehouse Lane (c)
Industrial/Warehouse
1957
1997
 -
 4
 672
 122
 4
 794
 798
 363
3 Warehouse Lane (c)
Industrial/Warehouse
1957
1997
 -
 21
 1,948
 363
 21
 2,311
 2,332
 1,114
4 Warehouse Lane (c)
Industrial/Warehouse
1957
1997
 -
 84
 13,393
 5,155
 85
 18,547
 18,632
 8,563
5 Warehouse Lane (c)
Industrial/Warehouse
1957
1997
 -
 19
 4,804
 939
 19
 5,743
 5,762
 2,551
6 Warehouse Lane (c)
Industrial/Warehouse
1982
1997
 -
 10
 4,419
 2,445
 10
 6,864
 6,874
 2,592
1 Westchester Plaza
Office/Flex
1967
1997
 -
 199
 2,023
 469
 199
 2,492
 2,691
 1,197
2 Westchester Plaza
Office/Flex
1968
1997
 -
 234
 2,726
 701
 234
 3,427
 3,661
 1,417
3 Westchester Plaza
Office/Flex
1969
1997
 -
 655
 7,936
 1,114
 655
 9,050
 9,705
 4,202
4 Westchester Plaza
Office/Flex
1969
1997
 -
 320
 3,729
 1,038
 320
 4,767
 5,087
 2,229
5 Westchester Plaza
Office/Flex
1969
1997
 -
 118
 1,949
 462
 118
 2,411
 2,529
 1,219
6 Westchester Plaza
Office/Flex
1968
1997
 -
 164
 1,998
 155
 164
 2,153
 2,317
 952
7 Westchester Plaza
Office/Flex
1972
1997
 -
 286
 4,321
 682
 286
 5,003
 5,289
 2,044
8 Westchester Plaza
Office/Flex
1971
1997
 -
 447
 5,262
 1,932
 447
 7,194
 7,641
 2,875
Hawthorne
                     
200 Saw Mill River Road
Office/Flex
1965
1997
 -
 353
 3,353
 608
 353
 3,961
 4,314
 1,786
1 Skyline Drive
Office
1980
1997
 -
 66
 1,711
 210
 66
 1,921
 1,987
 890
2 Skyline Drive
Office
1987
1997
 -
 109
 3,128
 1,474
 109
 4,602
 4,711
 2,057
4 Skyline Drive
Office/Flex
1987
1997
 -
 363
 7,513
 2,790
 363
 10,303
 10,666
 4,874
5 Skyline Drive
Office/Flex
1980
2001
 -
 2,219
 8,916
 2,001
 2,219
 10,917
 13,136
 4,588
6 Skyline Drive
Office/Flex
1980
2001
 -
 740
 2,971
 1,044
 740
 4,015
 4,755
 2,142
7 Skyline Drive
Office
1987
1998
 -
 330
 13,013
 3,172
 330
 16,185
 16,515
 6,868
8 Skyline Drive
Office/Flex
1985
1997
 -
 212
 4,410
 951
 212
 5,361
 5,573
 2,577
10 Skyline Drive
Office/Flex
1985
1997
 -
 134
 2,799
 732
 134
 3,531
 3,665
 1,757
11 Skyline Drive (c)
Office/Flex
1989
1997
 -
 -
 4,788
 760
 -
 5,548
 5,548
 2,252
12 Skyline Drive (c)
Office/Flex
1999
1999
 -
 1,562
 3,254
 21
 1,320
 3,517
 4,837
 1,368
15 Skyline Drive (c)
Office/Flex
1989
1997
 -
 -
 7,449
 628
 -
 8,077
 8,077
 3,544
17 Skyline Drive (c)
Office
1989
1997
 -
 -
 7,269
 1,484
 -
 8,753
 8,753
 3,725
Tarrytown
                     
230 White Plains Road
Retail
1984
1997
 -
 124
 1,845
 107
 124
 1,952
 2,076
 868
White Plains
                     
1 Barker Avenue
Office
1975
1997
 -
 208
 9,629
 2,546
 207
 12,176
 12,383
 5,083
3 Barker Avenue
Office
1983
1997
 -
 122
 7,864
 1,781
 122
 9,645
 9,767
 4,128
50 Main Street
Office
1985
1997
 -
 564
 48,105
 14,371
 564
 62,476
 63,040
 27,557
11 Martine Avenue
Office
1987
1997
 -
 127
 26,833
 9,209
 127
 36,042
 36,169
 16,385
1 Water Street
Office
1979
1997
 -
 211
 5,382
 1,101
 211
 6,483
 6,694
 2,835
Yonkers
                     
100 Corporate Boulevard
Office/Flex
1987
1997
 -
 602
 9,910
 1,519
 602
 11,429
 12,031
 5,126
200 Corporate Boulevard South
Office/Flex
1990
1997
 -
 502
 7,575
 1,538
 502
 9,113
 9,615
 4,107
1 Enterprise Boulevard
Land Lease
N/A
1997
 -
 1,379
 -
 1
 1,380
 -
 1,380
 -
1 Executive Boulevard
Office
1982
1997
 -
 1,104
 11,904
 3,281
 1,105
 15,184
 16,289
 6,592
                       



 
121

 




                       
                       
       
MACK-CALI REALTY CORPORATION
       
   
REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION
   
         
December 31, 2014
         
         
(dollars in thousands)
         
                     
SCHEDULE III
           
Gross Amount at Which
   
             
Costs
Carried at Close of
   
         
Initial Costs
Capitalized
Period (a)
   
   
Year
 
Related
 
Building and
Subsequent
 
Building and
 
Accumulated
Property Location
 
Built
Acquired
Encumbrances
Land
Improvements
to Acquisition
Land
Improvements
Total
Depreciation (b)
                       
2 Executive Boulevard
Retail
1986
1997
 -
 89
 2,439
 100
 89
 2,539
 2,628
 1,113
3 Executive Boulevard
Office
1987
1997
 -
 385
 6,256
 2,103
 385
 8,359
 8,744
 3,657
4 Executive Plaza
Office/Flex
1986
1997
 -
 584
 6,134
 942
 584
 7,076
 7,660
 3,285
6 Executive Plaza
Office/Flex
1987
1997
 -
 546
 7,246
 2,146
 546
 9,392
 9,938
 3,882
1 Odell Plaza
Office/Flex
1980
1997
 -
 1,206
 6,815
 2,353
 1,206
 9,168
 10,374
 3,895
3 Odell Plaza
Office
1984
2003
 -
 1,322
 4,777
 2,321
 1,322
 7,098
 8,420
 3,019
5 Odell Plaza
Office/Flex
1983
1997
 -
 331
 2,988
 894
 331
 3,882
 4,213
 1,994
7 Odell Plaza
Office/Flex
1984
1997
 -
 419
 4,418
 1,045
 419
 5,463
 5,882
 2,281
                       
CONNECTICUT
                     
Fairfield County
                     
Stamford
                     
419 West Avenue
Office/Flex
1986
1997
 -
 4,538
 9,246
 1,295
 4,538
 10,541
 15,079
 4,956
500 West Avenue
Office/Flex
1988
1997
 -
 415
 1,679
 615
 415
 2,294
 2,709
 818
550 West Avenue
Office/Flex
1990
1997
 -
 1,975
 3,856
 185
 1,975
 4,041
 6,016
 1,846
600 West Avenue
Office/Flex
1999
1999
 -
 2,305
 2,863
 866
 2,305
 3,729
 6,034
 1,445
650 West Avenue
Office/Flex
1998
1998
 -
 1,328
 -
 3,503
 1,328
 3,503
 4,831
 1,438
                       
DISTRICT OF COLUMBIA
                     
Washington,
                     
1201 Connecticut Avenue, NW
Office
1940
1999
 -
 14,228
 18,571
 5,846
 14,228
 24,417
 38,645
 10,322
1400 L Street, NW
Office
1987
1998
 -
 13,054
 27,423
 7,909
 13,054
 35,332
 48,386
 17,571
                       
MARYLAND
                     
Prince George’s County
                     
Greenbelt
                     
Capital Office Park Parcel A
Land
N/A
2009
 -
 840
 -
 7
 847
 -
 847
 -
9200 Edmonston Road
Office
1973/03
2006
 3,951
 1,547
 4,131
 (2,484)
 610
 2,584
 3,194
 1,336
6301 Ivy Lane
Office
1979/95
2006
 -
 5,168
 14,706
 1,289
 5,168
 15,995
 21,163
 3,981
6303 Ivy Lane
Office
1980/03
2006
 -
 5,115
 13,860
 770
 5,115
 14,630
 19,745
 4,236
6305 Ivy Lane
Office
1982/95
2006
 -
 5,615
 14,420
 1,071
 5,615
 15,491
 21,106
 3,835
6404 Ivy Lane
Office
1987
2006
 -
 7,578
 20,785
 1,998
 7,578
 22,783
 30,361
 6,684
6406 Ivy Lane
Office
1991
2006
 -
 7,514
 21,152
 5,770
 7,514
 26,922
 34,436
 5,119
6411 Ivy Lane
Office
1984/05
2006
 -
 6,867
 17,470
 965
 6,867
 18,435
 25,302
 4,789
Lanham
                     
4200 Parliament Place
Office
1989
1998
 -
 2,114
 13,546
 1,227
 1,393
 15,494
 16,887
 7,227
                       
MASSACHUSETTS
                     
Suffolk County
                     
Revere
                     
Alterra at Overlook Ridge IA
Multi-Family
2004
2013
 -
 9,042
 50,671
 357
 9,042
 51,028
 60,070
 2,535
Alterra at Overlook Ridge II
Multi-Family
2008
2013
 -
 12,055
 71,409
 345
 12,055
 71,754
 83,809
 3,332
Andover Place
Multi-Family
1988
2014
 -
 8,535
 27,609
 154
 8,534
 27,764
 36,298
 696
                       
Projects Under Development
                     
  and Developable Land
     
 68,359
 174,581
 182,061
 -
 174,581
 182,061
 356,642
 3,049
                       
Furniture, Fixtures
                     
  and Equipment
     
 -
 -
 -
 12,055
 -
 12,055
 12,055
 3,515
                       
TOTALS
     
 756,910
 778,751
 3,510,501
 668,927
 760,855
 4,197,324
 4,958,179
 1,414,305
                       



(a)      The aggregate cost for federal income tax purposes at December 31, 2014 was approximately $3.2 billion.
(b)      Depreciation of buildings and improvements are calculated over lives ranging from the life of the lease to 40 years.
(c)      This property is located on land leased by the Company.

 
122

 


MACK-CALI REALTY CORPORATION
NOTE TO SCHEDULE III



Changes in rental properties and accumulated depreciation for the periods ended December 31, 2014, 2013 and 2012 are as follows: (dollars in thousands)


                 
   
2014
   
2013
   
2012
Rental Properties
               
Balance at beginning of year
$
 5,129,933
 
$
 5,379,436
 
$
 5,279,770
Additions
 
 193,005
   
 317,994
   
 296,079
Rental property held for sale
 
 -
   
 (107,205)
   
 (84,716)
Properties sold
 
 (331,181)
   
 (256,335)
   
 (34,563)
Impairment charge
 
 -
   
 (149,030)
   
 (20,573)
Retirements/disposals
 
 (33,578)
   
 (54,927)
   
 (56,561)
Balance at end of year
$
 4,958,179
 
$
 5,129,933
 
$
 5,379,436
                 
                 
Accumulated Depreciation
               
Balance at beginning of year
$
 1,400,988
 
$
 1,478,214
 
$
 1,409,163
Depreciation expense
 
 143,278
   
 155,846
   
 157,175
Rental property held for sale
 
 -
   
 (35,594)
   
 (23,852)
Properties sold
 
 (96,383)
   
 (104,196)
   
 (10,026)
Impairment charge
 
 -
   
 (38,353)
   
 2,058
Retirements/disposals
 
 (33,578)
   
 (54,929)
   
 (56,304)
Balance at end of year
$
 1,414,305
 
$
 1,400,988
 
$
 1,478,214




 

 
123

 


MACK-CALI REALTY CORPORATION

Signatures

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.



     
     
Mack-Cali Realty Corporation
   
(Registrant)
       
       
 
Date:           February 18, 2015
By:
/s/ Anthony Krug
     
Anthony Krug
     
Chief Financial Officer
     
(principal financial officer
     
and principal accounting officer)


Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated:

       
Name
 
                   Title
           Date
       
/s/ William L. Mack
 
Chairman of the Board
February 18, 2015
William L. Mack
     
       
/s/ Mitchell E. Hersh
 
President and Chief Executive
February 18, 2015
Mitchell E. Hersh
 
Officer and Director
 
   
(principal executive officer)
 
       
/s/ Anthony Krug
 
Chief Financial Officer
February 18, 2015
Anthony Krug
 
(principal financial officer
 
   
and principal accounting officer)
 
       
/s/ Alan S. Bernikow
 
Director
February 18, 2015
Alan S. Bernikow
     
       
/s/ Kenneth M. Duberstein
 
Director
February 18, 2015
Kenneth M. Duberstein
     
       
/s/ Nathan Gantcher
 
Director
February 18, 2015
Nathan Gantcher
     
       
/s/ Jonathan Litt
 
Director
February 18, 2015
Jonathan Litt
     
       
/s/ David S. Mack
 
Director
February 18, 2015
David S. Mack
     

 
124

 


       
       
       
/s/ Alan G. Philibosian
 
Director
February 18, 2015
Alan G. Philibosian
     
       
/s/ Irvin D. Reid
 
Director
February 18, 2015
Irvin D. Reid
     
       
/s/ Vincent Tese
 
Director
February 18, 2015
Vincent Tese
     
       
/s/ Roy J. Zuckerberg
 
Director
February 18, 2015
Roy J. Zuckerberg
     







 
125

 

MACK-CALI REALTY CORPORATION

EXHIBIT INDEX



     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
3.1
 
Articles of Restatement of Mack-Cali Realty Corporation dated September 18, 2009 (filed as Exhibit 3.2 to the Company’s Form 8-K dated September 17, 2009 and incorporated herein by reference).
     
3.2
 
Articles of Amendment to the Articles of Restatement of Mack-Cali Realty Corporation as filed with the State Department of Assessments and Taxation of Maryland on May 14, 2014 (filed as Exhibit 3.1 to the Company’s Form 8-K dated May 12, 2014 and incorporated herein by reference).
     
3.3
 
Amended and Restated Bylaws of Mack-Cali Realty Corporation dated June 10, 1999 (filed as Exhibit 3.2 to the Company’s Form 8-K dated June 10, 1999 and incorporated herein by reference).
     
3.4
 
Amendment No. 1 to the Amended and Restated Bylaws of Mack-Cali Realty Corporation dated March 4, 2003, (filed as Exhibit 3.3 to the Company’s Form 10-Q dated March 31, 2003 and incorporated herein by reference).
     
3.5
 
Amendment No. 2 to the Mack-Cali Realty Corporation Amended and Restated Bylaws dated May 24, 2006 (filed as Exhibit 3.1 to the Company’s Form 8-K dated May 24, 2006 and incorporated herein by reference).
     
3.6
 
Amendment No. 3 to the Mack-Cali Realty Corporation Amended and Restated Bylaws dated May 14, 2014 (filed as Exhibit 3.2 to the Company’s Form 8-K dated 12, 2014 and incorporated herein by reference).
     
3.7
 
Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated December 11, 1997 (filed as Exhibit 10.110 to the Company’s Form 8-K dated December 11, 1997 and incorporated herein by reference).
     
3.8
 
Amendment No. 1 to the Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated August 21, 1998 (filed as Exhibit 3.1 to the Company’s and the Operating Partnership’s Registration Statement on Form S-3, Registration No. 333-57103, and incorporated herein by reference).
     
3.9
 
Second Amendment to the Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated July 6, 1999 (filed as Exhibit 10.1 to the Company’s Form 8-K dated July 6, 1999 and incorporated herein by reference).
     
3.10
 
Third Amendment to the Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated September 30, 2003 (filed as Exhibit 3.7 to the Company’s Form 10-Q dated September 30, 2003 and incorporated herein by reference).
     
4.1
 
Indenture dated as of March 16, 1999, by and among Mack-Cali Realty, L.P., as issuer, Mack-Cali Realty Corporation, as guarantor, and Wilmington Trust Company, as trustee (filed as Exhibit 4.1 to the Operating Partnership’s Form 8-K dated March 16, 1999 and incorporated herein by reference).
     
4.2
 
Supplemental Indenture No. 1 dated as of March 16, 1999, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Operating Partnership’s Form 8-K dated March 16, 1999 and incorporated herein by reference).
     
4.3
 
Supplemental Indenture No. 2 dated as of August 2, 1999, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.4 to the Operating Partnership’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).
     
4.4
 
Supplemental Indenture No. 3 dated as of December 21, 2000, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Operating Partnership’s Form 8-K dated December 21, 2000 and incorporated herein by reference).
     
4.5
 
Supplemental Indenture No. 4 dated as of January 29, 2001, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Operating Partnership’s Form 8-K dated January 29, 2001 and incorporated herein by reference).
     
4.6
 
Supplemental Indenture No. 5 dated as of December 20, 2002, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Operating Partnership’s Form 8-K dated December 20, 2002 and incorporated herein by reference).
 
 
 
126

 
 

 
     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
4.7
 
Supplemental Indenture No. 6 dated as of March 14, 2003, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated March 14, 2003 and incorporated herein by reference).
     
4.8
 
Supplemental Indenture No. 7 dated as of June 12, 2003, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated June 12, 2003 and incorporated herein by reference).
     
4.9
 
Supplemental Indenture No. 8 dated as of February 9, 2004, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated February 9, 2004 and incorporated herein by reference).
     
4.10
 
Supplemental Indenture No. 9 dated as of March 22, 2004, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated March 22, 2004 and incorporated herein by reference).
     
4.11
 
Supplemental Indenture No. 10 dated as of January 25, 2005, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated January 25, 2005 and incorporated herein by reference).
     
4.12
 
Supplemental Indenture No. 11 dated as of April 15, 2005, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated April 15, 2005 and incorporated herein by reference).
     
4.13
 
Supplemental Indenture No. 12 dated as of November 30, 2005, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated November 30, 2005 and incorporated herein by reference).
     
4.14
 
Supplemental Indenture No. 13 dated as of January 24, 2006, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated January 18, 2006 and incorporated herein by reference).
     
4.15
 
Supplemental Indenture No. 14 dated as of August 14, 2009, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated August 14, 2009 and incorporated herein by reference).
     
4.16
 
Supplemental Indenture No. 15 dated as of April 19, 2012, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated April 19, 2012 and incorporated herein by reference).
     
4.17
 
Supplemental Indenture No. 16 dated as of November 20, 2012, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee. (filed as Exhibit 4.2 to the Company’s Form 8-K dated November 20, 2012  and incorporated herein by reference).
     
4.18
 
Supplemental Indenture No. 17 dates as of May 8, 2013, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated May 8, 2013 and incorporated herein by reference).
     
10.1
 
Amended and Restated Employment Agreement dated as of July 1, 1999 between Mitchell E. Hersh and Mack-Cali Realty Corporation (filed as Exhibit 10.2 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).
     
10.2 
 
Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.4 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).
     







 





 
127

 






     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.3
 
Second Amended and Restated Employment Agreement dated as of July 1, 1999 between Barry Lefkowitz and Mack-Cali Realty Corporation (filed as Exhibit 10.6 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).
     
10.4
 
Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.5 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).
     
10.5
 
Second Amended and Restated Employment Agreement dated as of July 1, 1999 between Roger W. Thomas and Mack-Cali Realty Corporation (filed as Exhibit 10.7 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).
     
10.6
 
Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.8 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).
     
10.7
 
Contribution and Exchange Agreement among The MK Contributors, The MK Entities, The Patriot Contributors, The Patriot Entities, Patriot American Management and Leasing Corp., Cali Realty, L.P. and Cali Realty Corporation, dated September 18, 1997 (filed as Exhibit 10.98 to the Company’s Form 8-K dated September 19, 1997 and incorporated herein by reference).
     
10.8
 
First Amendment to Contribution and Exchange Agreement, dated as of December 11, 1997, by and among the Company and the Mack Group (filed as Exhibit 10.99 to the Company’s Form 8-K dated December 11, 1997 and incorporated herein by reference).
     
10.9
 
Employee Stock Option Plan of Mack-Cali Realty Corporation (filed as Exhibit 10.1 to the Company’s Post-Effective Amendment No. 1 to Form S-8, Registration No. 333-44443, and incorporated herein by reference).
     
10.10
 
Director Stock Option Plan of Mack-Cali Realty Corporation (filed as Exhibit 10.2 to the Company’s Post-Effective Amendment No. 1 to Form S-8, Registration No. 333-44443, and incorporated herein by reference).
     
10.11
 
2000 Employee Stock Option Plan (filed as Exhibit 10.1 to the Company’s Registration Statement on Form S-8, Registration No. 333-52478, and incorporated herein by reference), as amended by the First Amendment to the 2000 Employee Stock Option Plan (filed as Exhibit 10.17 to the Company’s Form 10-Q dated June 30, 2002 and incorporated herein by reference).
     
10.12
 
Amended and Restated 2000 Director Stock Option Plan (filed as Exhibit 10.2 to the Company’s Post-Effective Amendment No. 1 to Registration Statement on Form S-8, Registration No. 333-100244, and incorporated herein by reference).
     
10.13
 
Mack-Cali Realty Corporation 2004 Incentive Stock Plan (filed as Exhibit 10.1 to the Company’s Registration Statement on Form S-8, Registration No. 333-116437, and incorporated herein by reference).
     
10.14
 
Amended and Restated Mack-Cali Realty Corporation Deferred Compensation Plan for Directors (filed as Exhibit 10.3 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).
     
10.15
 
Mack-Cali Realty Corporation 2013 Incentive Stock Plan (filed as Exhibit 10.1 to the Company's Registration Statement on Form S-8 Registration No. 333-188729, and incorporated herein by reference).
     
10.16
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and William L. Mack dated October 22, 2002 (filed as Exhibit 10.101 to the Company’s Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.17
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Mitchell E. Hersh dated October 22, 2002 (filed as Exhibit 10.102 to the Company’s Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.18
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Alan S. Bernikow dated May 20, 2004 (filed as Exhibit 10.104 to the Company’s Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.19
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Kenneth M. Duberstein dated September 13, 2005 (filed as Exhibit 10.106 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.20
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Nathan Gantcher dated October 22, 2002 (filed as Exhibit 10.107 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).


 
128

 



     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.21
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and David S. Mack dated December 11, 1997 (filed as Exhibit 10.108 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.22
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Alan G. Philibosian dated October 22, 2002 (filed as Exhibit 10.109 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.23
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Irvin D. Reid dated October 22, 2002 (filed as Exhibit 10.110 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.24
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Vincent Tese dated October 22, 2002 (filed as Exhibit 10.111 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.25
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Roy J. Zuckerberg dated October 22, 2002 (filed as Exhibit 10.113 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.26
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Barry Lefkowitz dated October 22, 2002 (filed as Exhibit 10.114 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.27
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Roger W. Thomas dated October 22, 2002 (filed as Exhibit 10.116 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.28
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Anthony Krug dated October 22, 2002.
     
10.29
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Jonathan Litt dated March 3, 2014.
     
10.30*
 
Indemnification Agreement by and between Mack-Cali Realty Corporation and Gary T. Wagner dated November 11, 2011.
     
10.31
 
Indemnification Agreement dated October 22, 2002 by and between Mack-Cali Realty Corporation and John Crandall (filed as Exhibit 10.29 to the Company's Form 10-Q dated September 30, 2002 and incorporated herein by reference).
     
10.32
 
Second Amendment to Contribution and Exchange Agreement, dated as of June 27, 2000, between RMC Development Company, LLC f/k/a Robert Martin Company, LLC, Robert Martin Eastview North Company, L.P., the Company and the Operating Partnership (filed as Exhibit 10.44 to the Company's Form 10-K dated December 31, 2002 and incorporated herein by reference).
     
10.33
 
Contribution and Exchange Agreement by and between Mack-Cali Realty, L.P. and Tenth Springhill Lake Associates L.L.L.P., Eleventh Springhill Lake Associates L.L.L.P., Twelfth Springhill Lake Associates L.L.L.P., Fourteenth Springhill Lake Associates L.L.L.P., each a Maryland limited liability limited partnership, Greenbelt Associates, a Maryland general partnership, and Sixteenth Springhill Lake Associates L.L.L.P., a Maryland limited liability limited partnership, and certain other natural persons, dated as of November 21, 2005 (filed as Exhibit 10.69 to the Company's Form 10-K dated December 31, 2005 and incorporated herein by reference).
     
10.34
 
Term Loan Agreement among Mack-Cali Realty, L.P. and JPMorgan Chase Bank, N.A. as Administrative Agent, J.P. Morgan Securities Inc. as Arranger, and other lender which may become parties to this Agreement dated November 29, 2006 (filed as Exhibit 10.120 to the Company's Form 10-K dated December 31, 2006 and incorporated herein by reference).
     
10.35
 
Agreement of Purchase and Sale among SLG Broad Street A LLC and SLG Broad Street C LLC, as Sellers, and M-C Broad 125 A L.L.C. and M-C Broad 125 C L.L.C., as Purchasers, dated as of March 15, 2007 (filed as Exhibit 10.121 to the Company's Form 10-Q dated March 31, 2007 and incorporated herein by reference).



 
129

 



     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.36
 
Mortgage and Security Agreement and Financing Statement dated October 28, 2008 between M-C Plaza V L.L.C., Cal-Harbor V Urban Renewal Associates, L.P., Cal-Harbor V Leasing Associates L.L.C., as Mortgagors and The Northwestern Mutual Life Insurance Company and New York Life Insurance Company as Mortgagees (filed as Exhibit 10.131 to the Company's Form 10-Q dated September 30, 2008 and incorporated herein by reference).
     
10.37
 
Promissory Note of M-C Plaza V L.L.C., Cal-Harbor V Urban Renewal Associates, L.P., Cal-Harbor V Leasing Associates L.L.C., as Borrowers, in favor of The Northwestern Mutual Life Insurance Company, as Lender, in the principal amount of $120,000,000, dated October 28, 2008. (filed as Exhibit 10.132 to the Company's Form 10-Q dated September 30, 2008 and incorporated herein by reference).
     
10.38
 
Promissory Note of M-C Plaza V L.L.C., Cal-Harbor V Urban Renewal Associates, L.P., Cal-Harbor V Leasing Associates L.L.C., as Borrowers, in favor of New York Life Insurance Company, as Lender, in the principal amount of $120,000,000, dated October 28, 2008 (filed as Exhibit 10.133 to the Company's Form 10-Q dated September 30, 2008 and incorporated herein by reference).
     
10.39
 
Guarantee of Recourse Obligations of Mack-Cali Realty, L.P. in favor of The Northwestern Mutual Life Insurance Company and New York Life Insurance Company dated October 28, 2008 (filed as Exhibit 10.134 to the Company's Form 10-Q dated September 30, 2008 and incorporated herein by reference).
     
10.40
 
Amended and Restated Loan Agreement by and among One Grande SPE LLC, 1280 Wall SPE LLC, 10 Sylvan SPE LLC, 5 Independence SPE LLC, 1 Independence SPE LLC, and 3 Becker SPE LLC, collectively, as Borrowers and Gramercy Warehouse Funding I LLC, as Lender, dated April 29, 2009 (filed as Exhibit 10.144 to the Company's Form 10-Q dated March 31, 2009 and incorporated herein by reference).
     
10.41
 
Amended and Restated Promissory Note of One Grande SPE LLC, 1280 Wall SPE LLC, 10 Sylvan SPE LLC, 5 Independence SPE LLC, 1 Independence SPE LLC, and 3 Becker SPE LLC, as Borrowers, in favor of Gramercy Warehouse Funding I, LLC, as Lender, dated April 29, 2009 (filed as Exhibit 10.145 to the Company's Form 10-Q dated March 31, 2009 and incorporated herein by reference).
     
10.42
 
Limited Liability Company Membership Interest Purchase and Sale Agreement dated April 29, 2009 by and among Gale SLG NJ LLC, Mack-Cali Ventures L.L.C., SLG Gale 55 Corporation LLC and 55 Corporate Partners L.L.C.  (filed as Exhibit 10.146 to the Company's Form 10-Q dated March 31, 2009 and incorporated herein by reference).
     
10.43
 
Amended and Restated Master Loan Agreement dated as of January 15, 2010 among Mack-Cali Realty, L.P., and Affiliates of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P., as Borrowers, Mack-Cali Realty Corporation and Mack-Cali Realty L.P., as Guarantors and The Prudential Insurance Company of America and VPCM, LLC, as Lenders (filed as Exhibit 10.1 to the Company's Form 8-K dated January 15, 2010 and incorporated herein by reference).
     
10.44
 
Partial Recourse Guaranty of Mack-Cali Realty, L.P. dated as of January 15, 2010 to The Prudential Insurance Company of America and VPCM, LLC (filed as Exhibit 10.2 to the Company's Form 8-K dated January 15, 2010 and incorporated herein by reference).
     
10.45
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Realty, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Centre I in Bergen County, New Jersey (filed as Exhibit 10.165 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.46
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Realty, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Centre II in Bergen County, New Jersey (filed as Exhibit 10.166 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.47
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Realty, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Centre III in Bergen County, New Jersey (filed as Exhibit 10.167 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).



 
130

 




     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.48
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Realty, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Centre IV in Bergen County, New Jersey filed as Exhibit 10.168 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.49
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali F Properties, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Centre VII in Bergen County, New Jersey (filed as Exhibit 10.169 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.50
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Chestnut Ridge, L.L.C., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Corp. Center in Bergen County, New Jersey (filed as Exhibit 10.170 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.51
 
Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Realty, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to Mack-Cali Saddle River in Bergen County, New Jersey (filed as Exhibit 10.171 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.52
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Centre I in Bergen County, New Jersey  (filed as Exhibit 10.172 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.53
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of VPCM, LLC with respect to Mack-Cali Centre I in Bergen County, New Jersey (filed as Exhibit 10.173 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.54
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Centre II in Bergen County, New Jersey (filed as Exhibit 10.174 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
 
 
 
10.55
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of VPCM, LLC with respect to Mack-Cali Centre II in Bergen County, New Jersey (filed as Exhibit 10.175 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.56
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Centre III in Bergen County, New Jersey (filed as Exhibit 10.176 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.57
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of VPCM, LLC with respect to Mack-Cali Centre III in Bergen County, New Jersey (filed as Exhibit 10.177 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.58
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Centre IV in Bergen County, New Jersey (filed as Exhibit 10.178 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.59
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of VPCM, LLC with respect to Mack-Cali Centre IV in Bergen County, New Jersey (filed as Exhibit 10.179 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.60
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali F Properties, L.P. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Centre VII in Bergen County, New Jersey  (filed as Exhibit 10.180 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.61
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali F Properties, L.P. in favor of VPCM, LLC with respect to Mack-Cali Centre VII in Bergen County, New Jersey (filed as Exhibit 10.181 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).



 
131

 




     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.62
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Chestnut Ridge, L.L.C. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Corp. Center in Bergen County, New Jersey  (filed as Exhibit 10.182 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.63
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Chestnut Ridge, L.L.C. in favor of VPCM, LLC with respect to Mack-Cali Corp. Center in Bergen County, New Jersey (filed as Exhibit 10.183 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.64
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of The Prudential Insurance Company of America with respect to Mack-Cali Saddle River in Bergen County, New Jersey (filed as Exhibit 10.184 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.65
 
Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of VPCM, LLC with respect to Mack-Cali Saddle River in Bergen County, New Jersey (filed as Exhibit 10.185 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.66
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali Realty, L.P. with respect to Mack-Cali Centre I in Bergen County, New Jersey (filed as Exhibit 10.186 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.67
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali Realty, L.P. with respect to Mack-Cali Centre II in Bergen County, New Jersey (filed as Exhibit 10.187 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.68
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali Realty, L.P. with respect to Mack-Cali Centre III in Bergen County, New Jersey (filed as Exhibit 10.188 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.69
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali Realty, L.P. with respect to Mack-Cali Centre IV in Bergen County, New Jersey (filed as Exhibit 10.189 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.70
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali F Properties, L.P. with respect to Mack-Cali Centre VII in Bergen County, New Jersey (filed as Exhibit 10.190 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.71
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali Chestnut Ridge, L.L.C. with respect to Mack-Cali Corp. Center in Bergen County, New Jersey (filed as Exhibit 10.191 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.72
 
Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to certain liabilities of Mack-Cali Realty, L.P. with respect to Mack-Cali Saddle River in Bergen County, New Jersey (filed as Exhibit 10.192 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.73
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Centre I in Bergen County, New Jersey (filed as Exhibit 10.193 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).






 
132

 




     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.74
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Centre II in Bergen County, New Jersey (filed as Exhibit 10.194 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.75
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Centre III in Bergen County, New Jersey (filed as Exhibit 10.195 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.76
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Centre IV in Bergen County, New Jersey (filed as Exhibit 10.196 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.77
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali F Properties, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Centre VII in Bergen County, New Jersey (filed as Exhibit 10.197 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.78
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali Chestnut Ridge, L.L.C. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Corp. Center in Bergen County, New Jersey (filed as Exhibit 10.198 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.79
 
Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to Mack-Cali Saddle River in Bergen County, New Jersey (filed as Exhibit 10.199 to the Company's Form 10-Q dated September 30, 2010 and incorporated herein by reference).
     
10.80
 
Development Agreement dated December 5, 2011 by and between M-C Plaza VI & VII L.L.C. and Ironstate Development LLC (filed as Exhibit 10.1 to the Company's Form 8-K dated December 5, 2011 and incorporated herein by reference).
     
10.81
 
Form of Amended and Restated Limited Liability Company Agreement (filed as Exhibit 10.2 to the Company's Form 8-K dated December 5, 2011 and incorporated herein by reference).
     
10.82
 
Third Amended and Restated Revolving Credit Agreement among Mack-Cali Realty, L.P., as borrower, and JPMorgan Chase Bank, N.A., as the administrative agent, the other agents listed therein and the lending institutions party thereto and referred to therein dated as of October 21, 2011 (filed as Exhibit 10.134 to the Company's Form 10-Q dated September 30, 2011 and incorporated herein by reference).
     
10.83
 
Fourth Amended and Restated Revolving Credit Agreement dated as of July 16, 2013 among Mack Cali Realty, L.P., as borrower, Mack-Cali Realty Corporation, as guarantor, and JPMorgan Chase Bank, N.A., as administrative agent and the several Lenders party thereto, as lenders (filed as Exhibit 10.1 to the Company's Form 8-K dated July 16, 2013 and incorporated herein by reference).
     
     
10.84
 
Multi-Year Restricted Stock Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.1 to the Company's Form 8-K dated September 12, 2012 and incorporated herein by reference).





 
133

 



     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.85
 
Multi-Year Restricted Stock Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.2 to the Company's Form 8-K dated September 12, 2012 and incorporated herein by reference).
     
10.86
 
Multi-Year Restricted Stock Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.3 to the Company's Form 8-K dated September 12, 2012 and incorporated herein by reference).
     
10.87
 
Amended and Restated TSR-Based Performance Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.1 to the Company's Form 8-K dated June 12, 2013 and incorporated herein by reference).
     
10.88
 
Amended and Restated TSR-Based Performance Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.2 to the Company's Form 8-K dated June 12, 2013 and incorporated herein by reference).
     
10.89
 
Amended and Restated TSR-Based Performance Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.3 to the Company's Form 8-K dated June 12, 2013 and incorporated herein by reference).
     
10.90
 
Deferred Retirement Compensation Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.7 to the Company's Form 8-K dated September 12, 2012 and incorporated herein by reference).
     
10.91
 
Deferred Retirement Compensation Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.8 to the Company's Form 8-K dated September 12, 2012 and incorporated herein by reference).
     
10.92
 
Deferred Retirement Compensation Agreement, dated as of September 12, 2012, between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.9 to the Company's Form 8-K dated September 12, 2012 and incorporated herein by reference).
     
10.93
 
Form of Restricted share Award Agreement effective December 10, 2013 by and between Mack-Cali Realty Corporation and each of Mitchell E. Hersh, Barry Lefkowitz, Roger W. Thomas and Anthony Krug (filed as Exhibit 10.1 to the Company's Form 8-K dated December 10, 2013 and incorporated herein by reference).
     
10.94
 
Form of Restricted Share Award Agreement effective December 10, 2013 by and between Mack-Cali Realty Corporation and each of William L. Mack, Alan S. Bernikow, Kenneth M. Duberstein, Nathan Gantcher, David S. Mack, Alan G. Philibosian, Dr. Irvin D. Reid, Vincent Tese and Roy J. Zuckerberg (filed as Exhibit 10.2 to the Company's Form 8-K dated December 10, 2013 and incorporated herein by reference).
     
     
10.95
 
Form of Restricted Share Award Agreement effective December 9, 2014 by and between Mack-Cali Realty Corporation and each of William L. Mack, Alan S. Bernikow, Kenneth M. Duberstein, Nathan Gantcher, Jonathan Litt, David S. Mack, Alan G. Philibosian, Dr. Irvin D. Reid, Vincent Tese and Roy J. Zuckerberg (filed as Exhibit 10.1 to the Company’s Form 8-K dated December 9, 2014 and incorporated herein by reference).
     
10.96
 
Membership Interest and Asset Purchase Agreement, dated as of October 8, 2012 (the "Purchase Agreement"), by and among Mack-Cali Realty, L.P., Mack-Cali Realty Corporation, Mack-Cali Realty Acquisition Corp., Roseland Partners, L.L.C., and, for the limited purposes stated in the Purchase Agreement, each of Marshall B. Tycher, Bradford R. Klatt and Carl Goldberg (filed as Exhibit 10.1 to the Company's Form 8-K dated October 8, 2012 and incorporated herein by reference).
     
10.97
 
Purchase and Sale Agreement, dated as of January 17, 2013 by and between Overlook Ridge Phase I, L.L.C., Overlook Ridge Phase IB, L.L.C. and Mack-Cali Realty Acquisition Corp. (filed as Exhibit 10.1 to the Company's Form 8-K dated January 17, 2012 and incorporated herein by reference)




 
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Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.98
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between Mack-Cali Pennsylvania Realty Associates, L.P., as seller, and Westlakes KPG III, LLC and Westlakes Land KPG III, LLC, as purchasers (filed as Exhibit 10.1 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.99
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between M-C Rosetree Associates, L.P., as seller, and Rosetree KPG III, LLC and Rosetree Land KPG III, LLC, as purchasers (filed as Exhibit 10.2 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.100
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between Mack-Cali-R Company No. 1 L.P., as seller, and Plymouth Meeting KPG III, LLC, as purchaser (filed as Exhibit 10.3 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.101
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between Stevens Airport Realty Associates L.P., as seller, and Airport Land KPG III, LLC, as purchaser (filed as Exhibit 10.4 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.102
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between Mack-Cali Airport Realty Associates L.P., as seller, and 100 Airport KPG III, LLC, 200 Airport KPG III, LLC and 300 Airport KPG III, LLC, as purchasers (filed as Exhibit 10.5 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.103
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between Mack-Cali Property Trust, as seller, and 1000 Madison KPG III, LLC, as purchaser (filed as Exhibit 10.6 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.104
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between Monument 150 Realty L.L.C., as seller, and Monument KPG III, LLC, as purchaser (filed as Exhibit 10.7 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.105
 
Agreement of Sale and Purchase dated as of July 15, 2013 by and between 4 Sentry Realty L.L.C. and Five Sentry Realty Associates L.P., as sellers, and Four Sentry KPG, LLC and Five Sentry KPG III, LLC, as purchasers (filed as Exhibit 10.8 to the Company's Form 8-K dated July 18, 2013 and incorporated herein by reference).
     
10.106
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between Talleyrand Realty Associates, L.L.C., as seller, and H'Y2 Talleyrand, LLC, as purchaser (filed as Exhibit 10.1 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.107
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between 400 Chestnut Realty L.L.C., as seller, and H'Y2 400 Chestnut Ridge, LLC, as purchaser (filed as Exhibit 10.2 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.108
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between 470 Chestnut Realty L.L.C., as seller, and H'Y2 470 Chestnut Ridge, LLC, as purchaser (filed as Exhibit 10.3 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.109
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between 530 Chestnut Realty L.L.C., as seller, and H'Y2 530 Chestnut Ridge, LLC, as purchaser (filed as Exhibit 10.4 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).






 
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Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.110
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between Mack-Cali Taxter Associates, L.L.C., as seller, and H'Y2 Taxter, LLC, as purchaser (filed as Exhibit 10.5 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.111
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between Mack-Cali CW Realty Associates, L.L.C., as seller, and H'Y2 570 Taxter, LLC, as purchaser (filed as Exhibit 10.6 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.112
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between 1717 Realty Associates L.L.C., as seller, and H'Y2 Ruote 208, LLC, as purchaser (filed as Exhibit 10.7 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.113
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between Knightsbridge Realty L.L.C., as seller, and H'Y2 400 Knightsbridge, LLC, as purchaser (filed as Exhibit 10.8 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.114
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between Kemble Plaza II Realty L.L.C., as seller, and H'Y2 400 Mt Kemble, LLC, as purchaser (filed as Exhibit 10.9 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.115
 
Agreement of Sale and Purchase dated as of February 24, 2014 by and between 1266 Soundview Realty L.L.C., as seller, and H'Y2 Stamford, LLC, as purchaser (filed as Exhibit 10.10 to the Company's Form 8-K dated February 24, 2014 and incorporated herein by reference).
     
10.116
 
Agreement dated February 28, 2014 by and among Mack-Cali Realty Corporation, Land & Buildings Capital Growth Fund, L.P., Land & Buildings Investment Management,LLC and Jonathan Litt (filed as Exhibit 10.116 to the Company’s Annual Report on Form 10-K for the year ended December 31, 2013 and incorporated herein by reference).
     
10.117
 
Settlement and General Release Agreement dated March 1, 2014 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.117 to the Company’s Annual Report on Form 10-K for the year ended December 31, 2013 and incorporated herein by reference).
     
10.118
 
Settlement and General Release Agreement dated March 1, 2014 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.118 to the Company’s Annual Report on Form 10-K for the year ended December 31, 2013 and incorporated herein by reference).
     
10.119
 
Restricted share Award Agreement effective March 19, 2014 by and between Mack-Cali Realty Corporation and Anthony Krug (filed as Exhibit 10.1 to the Company's Form 8-K dated March 21, 2014 and incorporated herein by reference).
     
10.120
 
Separation Agreement dated July 18, 2014 by and between Roseland Management Services, L.P. and Bradford R. Klatt (filed as Exhibit 10.122 to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2014 and incorporated herein by reference).
     
     
10.121
 
Separation Agreement dated July 18, 2014 by and between Roseland Management Services, L.P. and Carl Goldberg (filed as Exhibit 10.123 to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2014 and incorporated herein by reference).
     
10.122
 
Amendment to Membership Interest and Asset Purchase Agreement, dated as of July 18, 2014, by and among Mack-Cali Realty, L.P., Mack-Cali Realty Corporation, Mack-Cali Realty Acquisition Corp., Canoe Brook Investors, L.L.C. (formerly known as Roseland Partners, L.L.C.), Marshall B. Tycher, Bradford R. Klatt and Carl Goldberg (filed as Exhibit 10.124 to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2014 and incorporated herein by reference).




 
136

 



     
     
Exhibit 
   
Number
 
                                                                 Exhibit Title
     
10.123
 
Consulting Agreement dated July 18, 2014 by and between Roseland Management Services, L.P. and Carl Goldberg and Devra Goldberg (filed as Exhibit 10.125 to the Company's Quarterly Report on Form 10-Q for the quarter ended June 30, 2014 and incorporated herein by reference).
     
10.124
 
Separation Agreement dated November 4, 2014 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.1 to the Company’s Current Report on Form 8-K dated November 4, 2014 and incorporated herein by reference).
     
12.1*
 
Calculation of Ratios of Earnings to Fixed Charges.
     
12.2*
 
Calculation of Ratios of Earnings to Combined Fixed Charges and Preferred Security Dividends.
     
21.1*
 
Subsidiaries of the Company.
     
23.1*
 
Consent of PricewaterhouseCoopers LLP, independent registered public accounting firm.
     
31.1*
 
Certification of the Company’s President and Chief Executive Officer, Mitchell E. Hersh, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
     
31.2*
 
Certification of the Company’s  Chief Financial Officer, Anthony Krug, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.
     
32.1*
 
Certification of the Company’s President and Chief Executive Officer, Mitchell E. Hersh, and the Company’s Chief Financial Officer, Anthony Krug, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.
     
101.1*
 
The following financial statements from Mack-Cali Realty Corporation’s Annual Report on Form 10-K for the year ended December 31, 2014 formatted in XBRL: (i) Consolidated Balance Sheets, (ii) Consolidated Statements of Operations, (iii) Consolidated Statement of Changes in Equity, (iv) Consolidated Statements of Cash Flows, and (v) Notes to Consolidated Financial Statements. 
     
* filed herewith


 
137