Mack-Cali Realty Corporation Announces Second Quarter Results

EDISON, N.J., July 24, 2014 /PRNewswire/ -- Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the second quarter 2014.

Recent highlights include:

  • Reported funds from operations for the quarter of $0.50 per diluted share;
  • Reported net income of $0.58 per diluted share;
  • Acquired Andover Place, a 220-unit multi-family property in Massachusetts, for approximately $37.7 million;
  • Acquired, with Keystone Property Group, Curtis Center, an 885,000-square-foot commercial office/retail property in Philadelphia, for $125 million; and
  • Sold nine office properties totaling approximately 1.7 million square feet for net sales proceeds of approximately $235 million.

FINANCIAL HIGHLIGHTS

Funds from operations (FFO) for the quarter ended June 30, 2014 amounted to $50.3 million, or $0.50 per share. For the six months ended June 30, 2014, FFO equaled $80.5 million, or $0.81 per share.

Net income available to common shareholders for the second quarter 2014 equaled $51.1 million, or $0.58 per share. For the six months ended June 30, 2014, net income to common shareholders amounted to $35.8 million, or $0.40 per share.

Included in net income and FFO for the six months ended June 30, 2014 was $4.8 million or $0.05 per share related to the net effect of unusual electricity rate spikes and $11.0 million or $0.11 per share related to EVP severance costs.

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

Mitchell E. Hersh, president and chief executive officer, commented, "We remain focused on providing a superior work environment for the 2,000 tenants that have chosen our premier office properties to house their businesses. We are disciplined in continually assessing the most efficient and effective ways to improve our portfolio, including, for example, renovating lobbies and upgrading HVAC systems, and enhancing curb appeal with improved landscaping." Mr. Hersh added, "We are pleased with our continued progress in the multi-family sector. Consistent with our multi-family growth strategy, we are committed to completing the current multi-year development pipeline, as well as our value-added acquisitions."

Total revenues for the second quarter 2014 were $160.3 million. For the six months ended June 30, 2014, total revenues amounted to $329.9 million.

The Company had 88,982,062 shares of common stock, and 11,164,018 common operating partnership units outstanding as of June 30, 2014. The Company had a total of 100,146,080 common shares/common units outstanding at June 30, 2014.

As of June 30, 2014, the Company had total indebtedness of approximately $2.2 billion, with a weighted average annual interest rate of 5.51 percent.

The Company had a debt-to-undepreciated assets ratio of 38.4 percent at June 30, 2014. The Company had an interest coverage ratio of 2.8 times for the quarter ended June 30, 2014.

ACQUISITIONS

In April 2014, the Company acquired Andover Place at 650 Bulfinch Drive in Andover, Massachusetts. The 220-unit, multi-family property was acquired for a purchase price of approximately $37.7 million. The luxury community consists of studio, one-, two-, and three-bedroom units, as well as three-bedroom duplexes. The property is 94 percent leased.

In June 2014, Mack-Cali and affiliates of Keystone Property Group jointly purchased Curtis Center, an iconic class A office and retail building overlooking Independence Hall and Washington Square Park in the heart of Center City, Philadelphia, for $125 million. The companies purchased the landmark 885,000- square-foot building in an all-cash transaction, with plans to reposition the property into a dynamic, mixed-use environment through the creation of luxury rental apartments within a portion of the existing office space, and an enhanced pedestrian experience along the surrounding streetscape.

SALES

In April 2014, the Company sold its office property located at 22 Sylvan Way, Parsippany, New Jersey for $96.6 million to Griffin Capital Corporation. In addition to the sales price, Griffin is assuming responsibility for approximately $7 million in future tenant improvement allowance and commission obligations.

In June 2014, the Company completed the sale of seven New Jersey office buildings, totaling 1.27 million square feet (comprised of four buildings at 30 Knightsbridge Road in Piscataway; 470 and 530 Chestnut Ridge Road properties in Woodcliff Lake; and 412 Mt. Kemble Avenue in Morris Township), for approximately $117 million: $114.6 million in cash and subordinated equity interests in each of the properties sold with capital accounts aggregating $2.4 million. The purchasers of these properties are joint ventures formed between the Company and affiliates of the Keystone Property Group ("Keystone Entities"). The senior equity will receive 15 percent internal rate of return ("IRR") after which the subordinated equity will receive a ten percent IRR and then all distributable cash flow will be split equally between the Keystone Entities and the Company.

Also in June 2014, the Company sold its office property located at 400 Rella Boulevard in Montebello, New York, for approximately $28.3 million. The three-story, 195,375-square-foot office building is 75.8 percent leased.


LEASING INFORMATION

Mack-Cali's consolidated commercial in-service portfolio was 83.7 percent leased at June 30, 2014, as compared to 83.6 percent leased at March 31, 2014.

For the quarter ended June 30, 2014, the Company executed 120 leases at its consolidated in-service portfolio totaling 876,273 square feet, consisting of 657,734 square feet of office space and 218,539 square feet of office/flex space. Of these totals, 353,595 square feet were for new leases and 522,678 square feet were for lease renewals and other tenant retention transactions.

Highlights of the quarter's leasing transactions include:

NORTHERN NEW JERSEY:

  • United Water Management & Services, Inc., a sustainable water and wastewater management solutions provider, signed a new lease for 116,360 square feet at Mack-Cali Centre VI, 461 From Road in Paramus. The 253,554 square-foot office building is 86.5 percent leased.
  • Savvis Communications Corporation, a global provider of cloud and managed solutions, renewed 71,474 square feet at Harborside Plaza 3 in Jersey City. The 725,600 square-foot office building is 78.4 percent leased.
  • Mannkind Corporation, involved in the discovery, development, and commercialization of therapeutic products, renewed 22,746 square feet at Mack-Cali Centre IV, 61 South Paramus Road in Paramus.  The 269,191 square-foot office building is 60.0 percent leased.
  • Jack Henry & Associates, Inc., a provider of computer systems and electronic payment solutions, signed a new lease for 20,278 square feet at Two Center Court in Totowa. The 30,600 square-foot office/flex building, in Mack-Cali Commercenter, is 100 percent leased.
  • ADT LLC dba ADT Security Services, a provider of electronic security and monitoring services, signed a new lease for 20,780 square feet at 20 Commerce Way in Totowa. The 42,540 square-foot office/flex building, also located in Mack-Cali Commercenter, is 95.5 percent leased.
  • FTI Consulting, Inc., a global business advisory services firm, renewed 18,462 square feet at 101 Eisenhower Parkway in Roseland.  The 237,000 square-foot office building, located in Eisenhower/280 Corporate Center, is 83.3 percent leased. 
  • Auto maker Volkswagen Group of America, Inc. signed transactions totaling 18,021 square feet at 300 Tice Boulevard in Woodcliff Lake, consisting of a 12,430 square-foot renewal and a 5,591 square-foot expansion. The 230,000 square-foot office building is 99.4 percent leased.
  • Marcum LLP, an independent public accounting and advisory services firm, signed a new lease for 16,026 square feet at 105 Eisenhower Parkway in Roseland. The 220,000 square-foot office building, located in Eisenhower/280 Corporate Center, is 58.9 percent leased.

WESTCHESTER COUNTY, NEW YORK: 

  • Evening Out, Inc., a dinner theatre operator, signed a lease renewal for the entire 32,720 square-foot office/flex building at 75 Clearbrook Road, in Cross Westchester Executive Park in Elmsford.
  • The City of New York, Department of Citywide Administrative Services, signed a new lease for 20,285 square feet at 15 Skyline Drive in Hawthorne. The 55,000 square-foot office/flex building, located in Mid-Westchester Executive Park, is 55.5 percent leased.
  • Progressive Casualty Insurance Company, an insurance provider, signed transactions totaling 19,032 square feet at 1 Executive Boulevard in Yonkers, consisting of a 17,900 square-foot renewal and a 1,132 square-foot expansion. The 112,000 square-foot office building, located in South Westchester Executive Park, is 100 percent leased.

Included in the Company's Supplemental Operating and Financial Data for the second quarter 2014 are schedules highlighting the leasing statistics for both the Company's consolidated and joint venture properties.

The supplemental information is available on Mack-Cali's website, as follows:
http://www.mack-cali.com/file-uploads/2nd.quarter.sp.14.pdf

ADDITIONAL INFORMATION

The Company expressed comfort with net income and FFO per diluted share for the full year 2014, as follows:

 


Full Year


2014 Range

Net income available to common shareholders


$0.35

-


$0.43

Add: Real estate-related depreciation and amortization



1.90



Deduct: Realized gains (losses) and unrealized losses on disposition


of rental property, net



(0.55)




Funds from operations


$1.70

-


$1.78












These estimates reflect management's view of current market conditions and certain assumptions with regard to rental rates, occupancy levels and other assumptions/projections. Actual results could differ from these estimates.

An earnings conference call with management is scheduled for today, July 24, 2014 at 10:00 a.m. Eastern Time, which will be broadcast live via the Internet at:
http://phoenix.corporate-ir.net/phoenix.zhtml?p=irol-eventDetails&c=96021&eventID=5165795

The live conference call is also accessible by calling (719) 325-2491 and requesting the Mack-Cali conference call.

The conference call will be rebroadcast on Mack-Cali's website at http://www.mack-cali.com beginning at 2:00 p.m. Eastern Time on July 24, 2014 through July 31, 2014.

A replay of the call will also be accessible during the same time period by calling (719) 457-0820 and using the pass code 9216308.

Copies of Mack-Cali's Form 10-Q and Supplemental Operating and Financial Data are available on Mack‑Cali's website, as follows:

Second Quarter 2014 Form 10-Q:
http://www.mack-cali.com/file-uploads/2nd.quarter.10q.14.pdf

Second Quarter 2014 Supplemental Operating and Financial Data:
http://www.mack-cali.com/file-uploads/2nd.quarter.sp.14.pdf

In addition, these items are available upon request from:
Mack-Cali Investor Relations Department
343 Thornall Street, Edison, New Jersey 08837-2206
(732) 590-1000 ext. 1143

INFORMATION ABOUT FFO

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

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

ABOUT THE COMPANY

Mack-Cali Realty Corporation is a fully integrated, self-administered, self-managed real estate investment trust (REIT) providing management, leasing, development, construction and other tenant-related services for its class A real estate portfolio. Mack-Cali owns or has interests in 279 properties, consisting of 266 office and office/flex properties totaling approximately 31.5 million square feet and 13 multi-family rental properties containing approximately 3,900 residential units, all located in the Northeast. The properties enable the Company to provide a full complement of real estate opportunities to its diverse base of commercial and residential tenants.

Additional information on Mack-Cali Realty Corporation and the commercial real estate properties and multi-family residential communities available for lease can be found on the Company's website at www.mack‑cali.com.

The information in this press release must be read in conjunction with, and is modified in its entirety by, the Quarterly Report on Form 10-Q (the "10-Q") filed by the Company for the same period with the Securities and Exchange Commission (the "SEC") and all of the Company's other public filings with the SEC (the "Public Filings"). In particular, the financial information contained herein is subject to and qualified by reference to the financial statements contained in the 10-Q, the footnotes thereto and the limitations set forth therein. Investors may not rely on the press release without reference to the 10-Q and the Public Filings.

Statements made in this press release may be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements can be identified by the use of words such as "may," "will," "plan," "potential," "should," "expect," "anticipate," "estimate," "continue," or comparable terminology. Such forward-looking statements are inherently subject to certain risks, trends and uncertainties, many of which the Company cannot predict with accuracy and some of which the Company might not even anticipate, and involve factors that may cause actual results to differ materially from those projected or suggested. Readers are cautioned not to place undue reliance on these forward-looking statements and are advised to consider the factors listed above together with the additional factors under the heading "Disclosure Regarding Forward-Looking Statements" and "Risk Factors" in the Company's Annual Reports on Form 10-K, as may be supplemented or amended by the Company's Quarterly Reports on Form 10-Q, which are incorporated herein by reference. The Company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.

 


Mack-Cali Realty Corporation

Consolidated Statements of Operations

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




Three Months Ended



Six Months Ended



June 30,



June 30,

REVENUES


2014



2013



2014



2013

Base rents

$

133,210


$

135,438


$

267,261


$

269,061

Escalations and recoveries from tenants


16,996



17,456



42,564



36,944

Construction services


-



6,746



-



14,972

Real estate services


7,009



6,642



13,701



13,085

Parking income


2,236



1,597



4,350



2,989

Other income


849



467



2,020



2,208

    Total revenues


160,300



168,346



329,896



339,259













EXPENSES












Real estate taxes


23,375



19,834



47,726



41,483

Utilities


14,573



13,739



42,854



30,027

Operating services


27,840



25,327



57,062



50,635

Direct construction costs


-



6,511



-



14,336

Real estate services expenses


6,571



5,304



13,280



10,257

General and administrative


13,673



13,111



36,554



25,084

Depreciation and amortization


44,711



45,665



89,696



89,013

    Total expenses


130,743



129,491



287,172



260,835

Operating income


29,557



38,855



42,724



78,424













OTHER (EXPENSE) INCOME












Interest expense


(28,159)



(31,270)



(58,105)



(61,139)

Interest and other investment income


922



1,094



1,308



1,100

Equity in earnings (loss) of unconsolidated joint ventures


443



(80)



(792)



(1,830)

Realized gains (losses) and unrealized losses on disposition












   of rental property, net


54,584



-



54,584



-

    Total other (expense) income


27,790



(30,256)



(3,005)



(61,869)

Income from continuing operations


57,347



8,599



39,719



16,555

Discontinued operations:












  Income from discontinued operations


-



4,530



-



9,663

  Loss from early extinguishment of debt


-



(703)



-



(703)

  Realized gains (losses) and unrealized losses on disposition of












    rental property, net


-



13,758



-



13,758

Total discontinued operations


-



17,585



-



22,718

Net income


57,347



26,184



39,719



39,273

  Noncontrolling interest in consolidated joint ventures


290



62



612



124

  Noncontrolling interest in Operating Partnership


(6,514)



(1,048)



(4,506)



(2,021)

  Noncontrolling interest in discontinued operations


-



(2,127)



-



(2,749)

Net income available to common shareholders

$

51,123


$

23,071


$

35,825


$

34,627













Basic earnings per common share:












Income from continuing operations

$

0.58


$

0.09


$

0.40


$

0.16

Discontinued operations


-



0.17



-



0.23

Net income available to common shareholders

$

0.58


$

0.26


$

0.40


$

0.39













Diluted earnings per common share:












Income from continuing operations

$

0.58


$

0.09


$

0.40


$

0.16

Discontinued operations


-



0.17



-



0.23

Net income available to common shareholders

$

0.58


$

0.26


$

0.40


$

0.39













Basic weighted average shares outstanding


88,691



87,708



88,491



87,688













Diluted weighted average shares outstanding


100,023



99,895



99,964



99,892

 


Mack-Cali Realty Corporation

Statements of Funds from Operations

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



Three Months Ended


Six Months Ended


June 30,


June 30,



2014



2013




2014




2013


Net income available to common shareholders

$

51,123


$

23,071



$

35,825



$

34,627


Add (deduct):  Noncontrolling interest in Operating Partnership


6,514



1,048




4,506




2,021


Noncontrolling interest in discontinued operations


-



2,127




-




2,749


Real estate-related depreciation and amortization on















   continuing operations (a)


47,291



49,702




94,739




96,134


Real estate-related depreciation and amortization















   on discontinued operations


-



2,989




-




6,442


Impairments


-



23,851




-




23,851


Deduct: Realized (gains) losses and















   unrealized losses on disposition of rental property, net


(54,584)



(37,609)




(54,584)




(37,609)


Funds from operations available to common shareholders (b)

$

50,344


$

65,179



$

80,486



$

128,215

















Diluted weighted average shares/units outstanding (c)


100,023



99,895




99,964




99,892

















Funds from operations per share/unit-diluted

$

0.50


$

0.65



$

0.81



$

1.28

















Dividends declared per common share

$

0.15


$

0.30



$

0.45



$

0.75

















Dividend payout ratio:















     Funds from operations-diluted


29.80

%


45.98

%



55.89

%



58.43

%
















Supplemental Information:















Non-incremental revenue generating capital expenditures:















     Building improvements

$

2,784


$

3,122



$

5,253



$

8,038


     Tenant improvements and leasing commissions (d)

$

17,548


$

11,258



$

24,335



$

25,440


Straight-line rent adjustments (e)

$

1,110


$

3,106



$

4,189



$

9,653


Amortization of (above)/below market lease intangibles, net (f)

$

314


$

769



$

582



$

1,335


Acquisition transaction costs (g)

$

1,943


$

158



$

1,943



$

214


Net effect of unusual electricity rate spikes (h)


-



-



$

4,845




-


EVP severance costs (g)


-



-



$

11,044




-


















(a)  Includes the Company's share from unconsolidated joint ventures of $2,658 and $4,117 for the three months ended June 30, 2014 and 2013, respectively, and $5,215 and $7,272 for the six months ended June 30, 2014 and 2013, respectively. Excludes non-real estate-related depreciation and amortization of $78 and $81 for the three months ended June 30, 2014 and 2013, respectively, and $172 and $151 for the six months ended June 30, 2014 and 2013 respectively.
(b)  Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See "Information About FFO" in this release.
(c)  Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,302 and 12,072 shares for the three months ended June 30, 2014 and 2013, respectively, and 11,444 and 12,085 for the six months ended June 30, 2014 and 2013, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). 
(d)  Excludes expenditures for tenant spaces that have not been owned for at least a year or were vacant for more than a year.
(e)  Includes the Company's share from unconsolidated joint ventures of $52 and $17 for the three months ended June 30, 2014 and 2013, respectively, and $0 and $2 for the six months ended June 30, 2014 and 2013, respectively.
(f)  Includes the Company's share from unconsolidated joint ventures of $124 and $227 for the three months ended  June 30, 2014 and 2013, respectively, and $248 and $394 for the six months ended June 30, 2014 and 2013, respectively.
(g)  Included in general and administrative expense.
(h)  Approximately $10 million in utilities expense, net of approximately $5 million in escalations and recoveries from tenants related to such costs.

 

Mack-Cali Realty Corporation

Statements of Funds from Operations per Diluted Share

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



Three Months Ended



Six Months Ended


June 30,


June 30,



2014



2013



2014




2013

Net income available to common shareholders

$

0.58


$

0.26


$

0.40



$

0.39

Add: Real estate-related depreciation and amortization on













   continuing operations (a)


0.47



0.50



0.95




0.96

Real estate-related depreciation and amortization













   on discontinued operations


-



0.03



-




0.06

Impairments


-



0.24



-




0.24

Deduct: Realized (gains) losses













   and unrealized losses on disposition of rental property, net


(0.55)



(0.38)



(0.55)




(0.38)

Noncontrolling interest/rounding adjustment


-



-



0.01




0.01

Funds from operations (b)

$

0.50


$

0.65


$

0.81



$

1.28














Add: Net effect of unusual electricity rate spikes (1st quarter 2014)


-



-


$

0.05




-

   EVP severance costs (1st quarter 2014)


-



-



0.11




-

Noncontrolling interest/rounding adjustment


-



-



(0.01)




-

FFO excluding certain items

$

0.50


$

0.65


$

0.96



$

1.28














Diluted weighted average shares/units outstanding (c)


100,023



99,895



99,964




99,892


(a)  Includes the Company's share from unconsolidated joint ventures of $0.03 and $0.04 for the three months ended June 30, 2014 and 2013, respectively, and $0.05 and $0.07 for the six months ended June 30, 2014 and 2013, respectively. 
(b)   Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See "Information About FFO" in this release.
(c)   Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,302 and 12,072 shares for the three months ended June 30, 2014 and 2013, respectively, and 11,444 and 12,085 for the six months ended June 30, 2014 and 2013, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 30.

 

Mack-Cali Realty Corporation

Consolidated Balance Sheets

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




June 30,



December 31,

Assets


2014



2013

Rental property






  Land and leasehold interests

$

725,542


$

750,658

  Buildings and improvements


3,807,642



3,915,800

  Tenant improvements


423,988



456,003

  Furniture, fixtures and equipment


9,461



7,472



4,966,633



5,129,933

Less – accumulated depreciation and amortization


(1,389,202)



(1,400,988)

Net investment in rental property


3,577,431



3,728,945

Cash and cash equivalents


80,943



221,706

Investments in unconsolidated joint ventures


265,866



181,129

Unbilled rents receivable, net


126,111



136,304

Deferred charges, goodwill and other assets


266,760



218,519

Restricted cash


26,405



19,794

Accounts receivable, net of allowance for doubtful accounts






of $2,163 and $2,832


11,256



8,931







Total assets

$

4,354,772


$

4,515,328







Liabilities and Equity






Senior unsecured notes

$

1,417,141


$

1,616,575

Revolving credit facility


56,000



-

Mortgages, loans payable and other obligations


735,127



746,191

Dividends and distributions payable


15,173



29,938

Accounts payable, accrued expenses and other liabilities


140,546



121,286

Rents received in advance and security deposits


48,932



53,730

Accrued interest payable


25,973



29,153

   Total liabilities


2,438,892



2,596,873

Commitments and contingencies












Equity:






Mack-Cali Realty Corporation stockholders' equity:






Common stock, $0.01 par value, 190,000,000 shares authorized,






88,982,062 and 88,247,591 shares outstanding


890



882

Additional paid-in capital


2,554,841



2,539,326

Dividends in excess of net earnings


(902,036)



(897,849)

   Total Mack-Cali Realty Corporation stockholders' equity


1,653,695



1,642,359







Noncontrolling interests in subsidiaries:






Operating Partnership


207,479



220,813

Consolidated joint ventures


54,706



55,283

Total noncontrolling interests in subsidiaries


262,185



276,096







Total equity


1,915,880



1,918,455







Total liabilities and equity

$

4,354,772


$

4,515,328

 

Contact:

Anthony Krug




 Ilene Jablonski


Chief Financial Officer




 Vice President of Marketing


Mack-Cali Realty Corporation




Mack-Cali Realty Corporation


(732) 590-1000




(732) 590-1000

 

SOURCE Mack-Cali Realty Corporation



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