Press Release

Mack-Cali Realty Corporation Announces Third Quarter 2017 Results

Company Release - 11/7/2017 6:54 PM ET

JERSEY CITY, N.J., Nov. 7, 2017 /PRNewswire/ -- Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the third quarter 2017.

Mack-Cali Realty Corporation logo (PRNewsFoto/Mack-Cali Realty Corporation) (PRNewsfoto/Mack-Cali Realty Corporation)

THIRD QUARTER 2017 HIGHLIGHTS

  • Achieved Funds from Operations and Core Funds from Operations per diluted share of $0.57 for the quarter;
  • Reported net income of $0.39 per diluted share for the quarter;
  • Increased Adjusted Funds from Operations by 93.2% to $39.6 million for the quarter ended September 30, 2017, as compared to $20.5 million for the comparable period in 2016;
  • Leased 747,562 square feet of office space and finished at 90.1% leased;
  • Grew rental rates by 14.7% on a GAAP basis and 0.1% on a cash basis;
  • Improved Roseland percent leased to 97.4%, up from 96.5% for the second quarter; 2017 deliveries of 1,000 units over 90% leased;
  • Completed installation of new NY Waterway ferry at Harborside which provides transportation to both midtown and WTC in six to eight minutes;
  • Completed $472 million of sales through first nine months of 2017; expect to complete or sign contracts for another $432 million of sales‎ to be on pace to finish the sales program by early 2018; and
  • Declared $0.20 per share quarterly common stock dividend.

Michael J. DeMarco, chief executive officer, commented "We produced another strong quarter of operating results from both office and multifamily, and on our work to complete our sales process. Our completed capital improvements are getting great reaction from existing and prospective tenants that will support future leasing results."

FINANCIAL HIGHLIGHTS

* All per share amounts presented below are on a diluted basis.

Net income (loss) available to common shareholders for the quarter ended September 30, 2017 amounted to $38.1 million, or $0.39 per share, as compared to $(8.5) million, or $(0.10) per share, for the quarter ended September 30, 2016.  For the nine months ended September 30, 2017, net income (loss) to common shareholders equaled $20.6 million, or $0.06 per share, as compared to $102.0 million, or $1.13 per share, for the same period last year. 

Funds from Operations (FFO) for the quarter ended September 30, 2017 amounted to $57.8 million, or $0.57 per share, as compared to $59.9 million, or $0.60 per share, for the quarter ended September 30, 2016.  For the nine months ended September 30, 2017, FFO equaled $174.1 million, or $1.73 per share, as compared to $172.2 million, or $1.71 per share, for the same period last year.

For the third quarter 2017, Core FFO was $0.57 per share.

Adjusted Funds from Operations (AFFO) increased by $19.1 million to $39.6 million for the quarter ended September 30, 2017, as compared to $20.5 million for the comparable period in 2016.

OPERATING HIGHLIGHTS

Mack-Cali's consolidated Core, Waterfront and Flex properties were 90.1 percent leased at September 30, 2017, as compared to 89.9 percent leased at June 30, 2017 and 90.6 percent leased at December 31, 2016.

For the quarter ended September 30, 2017, the Company executed 51 leases at its consolidated in-service commercial portfolio totaling 747,562 square feet. Of these totals, 20 percent were for new leases and 80 percent were for lease renewals and other tenant retention transactions.  Rental rate roll up for third quarter 2017 transactions was 0.1 percent on a cash basis and 14.7 percent on a GAAP basis. 

BALANCE SHEET/CAPITAL MARKETS

As of September 30, 2017, the Company had a debt-to-undepreciated assets ratio of 46.2 percent compared to 47.5 percent at June 30, 2017 and 42.4 percent at September 30, 2016.   Net debt to EBITDA for the quarter ended September 30, 2017 was 8.0 times compared to 8.3 times for the quarter ended June 30, 2017.  The Company had an interest coverage ratio of 3.4 times for the quarter ended September 30, 2017 compared to 3.5 times for the quarter ended June 30, 2017 and 3.3 times for the quarter ended September 30, 2016.

DIVIDENDS

In September 2017, the Company's Board of Directors declared a quarterly cash dividend of $0.20 per common share (indicating an annual rate of $0.80 per common share) for the third quarter 2017, which was paid on October 13, 2017 to shareholders of record as of October 3, 2017. The Company's Core FFO dividend payout ratio for the quarter was 34.9 percent.

GUIDANCE/OUTLOOK

The Company provided updated net income and FFO per diluted share guidance for the full year 2017, as follows:



Full Year



2017 Range

Net income available to common shareholders

$

0.02

-

$

0.06

Add (deduct):


Real estate-related depreciation and amortization on continuing operations

2.24

Redemption value adjustment to redeemable noncontrolling interests

0.18

Realized (gains) losses and unrealized losses on disposition of rental property, net

0.02

Gain on sale of investment in unconsolidated joint ventures

(0.23)

Funds from operations

$

2.23

-

$

2.27

 

This updated guidance reflects 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.

CONFERENCE CALL/SUPPLEMENTAL INFORMATION

An earnings conference call with management is scheduled for November 8, 2017 at 8:30 a.m. Eastern Time, which will be broadcast live via the Internet at:
https://edge.media-server.com/m6/p/r9qpfzum

The live conference call is also accessible by calling (323) 794-2423 and requesting the Mack-Cali conference call. 

The conference call will be rebroadcast on Mack-Cali's website at http://investors.mack-cali.com/corporate-profile beginning at 12:00 p.m. Eastern Time on November 8, 2017.

A replay of the call will also be accessible November 8, 2017 through November 15, 2017 by calling (719) 457-0820 and using the pass code, 8382926.

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

Third Quarter 2017 Form 10-Q:
http://investors.mack-cali.com/sec-filings

Third Quarter 2017 Supplemental Operating and Financial Data:
http://investors.mack-cali.com/quarterly-supplementals

In addition, these items are available upon request from:
Mack-Cali Investor Relations Department - Deidre Crockett
Harborside 3, 210 Hudson St., Ste. 400, Jersey City, New Jersey 07311
(732) 590-1025

INFORMATION ABOUT FFO

Funds from operations ("FFO") is defined as net income (loss) before noncontrolling interests of unitholders, computed in accordance with generally accepted accounting principles ("GAAP"), excluding gains or losses from depreciable rental property transactions, 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.

Core FFO is defined as FFO, as adjusted for certain items to facilitate comparative measurement of the Company's performance over time.  Core FFO is presented solely as supplemental disclosure that the Company's management believes provides useful information to investors and analysts of its results, after adjusting for certain items to facilitate comparability of its performance from period to period. Core FFO is a non-GAAP financial measure that is not intended to represent cash flow and is not indicative of cash flows provided by operating activities as determined in accordance with GAAP.  As there is not a generally accepted definition established for Core FFO, the Company's measures of Core FFO may not be comparable to the Core FFO reported by other REITs.  A reconciliation of net income per share to Core FFO in dollars and per share is included in the financial tables accompanying this press release.

ABOUT THE COMPANY

One of the country's leading Real Estate Investment Trusts (REITs), Mack-Cali Realty Corporation is an owner, manager and developer of premier office and multifamily properties in select waterfront and transit-oriented markets throughout the Northeast. Mack-Cali is headquartered in Jersey City, New Jersey, and is the visionary behind the city's flourishing waterfront, where the company is leading development, improvement and place-making initiatives for Harborside, a master-planned destination comprised of class A office, luxury apartments, diverse retail and restaurants, and public spaces.

A fully-integrated and self-managed company, Mack-Cali has provided world-class management, leasing, and development services throughout New Jersey and the surrounding region for two decades.  By regularly investing in its properties and innovative lifestyle amenity packages, Mack-Cali creates environments that empower tenants and residents to reimagine the way they work and live.

For more information on Mack-Cali Realty Corporation and its properties, visit 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.

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," "target," "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.





Contact:

Michael J. DeMarco

Anthony Krug

Deidre Crockett


Chief Executive Officer

Chief Financial Officer

Vice President, Corporate Communications


(732) 590-1589

(732) 590-1030

and Investor Relations


mdemarco@mack-cali.com

tkrug@mack-cali.com

(732) 590-1025




dcrockett@mack-cali.com

 

 

Mack-Cali Realty Corporation

Consolidated Statements of Operations

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




Three Months Ended


Nine Months Ended


September 30,


September 30,

REVENUES


2017



2016



2017



2016

Base rents

$

128,643


$

129,523


$

382,915


$

380,133

Escalations and recoveries from tenants


16,385



16,177



47,455



45,248

Real estate services


5,748



6,650



17,980



19,931

Parking income


5,766



3,443



15,047



10,131

Other income


3,476



1,724



9,274



4,224

    Total revenues


160,018



157,517



472,671



459,667













EXPENSES












Real estate taxes


21,300



20,606



63,609



66,250

Utilities


11,480



14,127



33,251



38,658

Operating services


26,312



25,553



80,495



76,309

Real estate services expenses


6,207



6,361



18,376



19,418

General and administrative


13,140



14,007



37,223



39,011

Acquisition-related costs


-



815



-



2,854

Depreciation and amortization


52,375



48,117



157,768



134,639

    Total expenses


130,814



129,586



390,722



377,139

Operating income


29,204



27,931



81,949



82,528













OTHER (EXPENSE) INCOME












Interest expense


(25,634)



(24,233)



(70,898)



(72,158)

Interest and other investment income (loss)


762



1,262



1,358



739

Equity in earnings (loss) of unconsolidated joint ventures


(1,533)



21,790



(4,882)



19,622

Gain on change of control of interests


-



-



-



15,347

Realized gains (losses) and unrealized losses on disposition of
rental property, net


31,336



(17,053)



(2,112)



68,664

Gain on sale of investment in unconsolidated joint venture


10,568



-



23,131



5,670

Gain (loss) from extinguishment of debt, net


-



(19,302)



(239)



(6,882)

    Total other income (expense)


15,499



(37,536)



(53,642)



31,002

Net income (loss)


44,703



(9,605)



28,307



113,530

Noncontrolling interest in consolidated joint ventures


447



65



865



460

Noncontrolling interest in Operating Partnership


(4,413)



999



(2,412)



(11,947)

Redeemable noncontrolling interest


(2,683)



-



(6,157)



-

Net income (loss) available to common shareholders

$

38,054


$

(8,541)


$

20,603


$

102,043













Basic earnings per common share:












Net income (loss) available to common shareholders

$

0.39


$

(0.10)


$

0.06


$

1.14













Diluted earnings per common share:












Net income (loss) available to common shareholders

$

0.39


$

(0.10)


$

0.06


$

1.13













Basic weighted average shares outstanding


90,023



89,755



89,997



89,739













Diluted weighted average shares outstanding


100,727



100,253



100,701



100,486

 

 

Mack-Cali Realty Corporation

Statements of Funds from Operations

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



Three Months Ended


Nine Months Ended


September 30,


September 30,



2017



2016



2017



2016

Net income (loss) available to common shareholders

$

38,054


$

(8,541)


$

20,603


$

102,043

Add (deduct): Noncontrolling interest in Operating Partnership


4,413



(999)



2,412



11,947

Real estate-related depreciation and amortization on continuing
operations (a)


57,231



52,371



172,144



147,872

Gain on sale of investment in unconsolidated joint venture


(10,568)



-



(23,131)



(5,670)

Gain on change of control of interests


-



-



-



(15,347)

Realized gains and unrealized losses on disposition of rental
property, net


(31,336)



17,053



2,112



(68,664)

Funds from operations (b)

$

57,794


$

59,884


$

174,140


$

172,181













Diluted weighted average shares/units outstanding (c)


100,727



100,253



100,701



100,486













Funds from operations per share/unit-diluted

$

0.57


$

0.60


$

1.73


$

1.71













Dividends declared per common share

$

0.20


$

0.15


$

0.55


$

0.45













Dividend payout ratio:












     Core Funds from operations-diluted


34.86%



26.60%



31.76%



28.22%













Supplemental Information:












Non-incremental revenue generating capital expenditures:












     Building improvements

$

1,664


$

5,883


$

9,936


$

14,389

     Tenant improvements & leasing commissions (d)

$

5,110


$

8,208


$

17,225


$

35,017

Tenant improvements & leasing commissions on space vacant
for more than a year

$

6,667


$

20,456


$

18,783


$

50,387

Straight-line rent adjustments (e)

$

6,360


$

4,378


$

12,613


$

11,331

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

$

2,254


$

1,043


$

6,018


$

1,488

Non real estate depreciation and amortization

$

505


$

305


$

1,231


$

717

Amortization of deferred financing costs

$

1,184


$

1,234


$

3,462


$

3,583




(a)

Includes the Company's share from unconsolidated joint ventures of $5,362 and $4,559 for the three months ended September 30, 2017 and 2016, respectively, and $15,607 and $13,948 for the nine months ended September 30, 2017 and 2016, respectively.  Excludes non-real estate-related depreciation and amortization of $505 and $305 for the three months ended September 30, 2017 and 2016, respectively, and $1,231 and $717 for the nine months ended September 30, 2017 and 2016, 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 (10,439 and 10,498 shares for the three months ended September 30, 2017 and 2016, respectively, and 10,394 and 10,502 for the nine months ended September 30, 2017 and 2016, 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.

(e)

Includes the Company's share from unconsolidated joint ventures of $673 and $362 for the three months ended September 30, 2017 and 2016, respectively, and $968 and $511 for the nine months ended September 30, 2017 and 2016, respectively.

(f)

Includes the Company's share from unconsolidated joint ventures of $81 and $95 for the three months ended September 30, 2017 and 2016, respectively, and $256 and $285 for the nine months ended September 30, 2017 and 2016, respectively.

 

 

Mack-Cali Realty Corporation

Statements of Funds from Operations (FFO) and Core FFO per Diluted Share

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



Three Months Ended


Nine Months Ended


September 30,


September 30,



2017



2016



2017



2016

Net income (loss) available to common shareholders

$

0.39


$

(0.10)


$

0.06


$

1.13

Add (deduct): Real estate-related depreciation and amortization on
continuing operations (a)


0.57



0.52



1.71



1.47

Redemption value adjustment to redeemable noncontrolling interests


0.03



-



0.18




Gain on sale of investment in unconsolidated joint venture


(0.10)



-



(0.23)



(0.06)

Gain on change of control of interests


-



-



-



(0.15)

Realized (gains) losses and unrealized losses on disposition of rental
property, net


(0.31)



0.17



0.02



(0.68)

Noncontrolling interest/rounding adjustment


(0.01)



0.01



(0.01)



-

Funds from operations (b)

$

0.57


$

0.60


$

1.73


$

1.71













Add/(Deduct):












Acquisition-related costs


-


$

0.01



-


$

0.03

Dead deal costs


-



-



-



0.01

Mark-to-market interest rate swap


-



(0.01)



-



-

Net real estate tax proceeds


-



(0.01)



-



(0.01)

Equity in earnings from joint venture refinancing proceeds


-



(0.22)



-



(0.22)

(Gain)/Loss from extinguishment of debt


-



0.19



-



0.07

Core FFO

$

0.57


$

0.56


$

1.73


$

1.59













Diluted weighted average shares/units outstanding (c)


100,727



100,253



100,701



100,486



(a)

Includes the Company's share from unconsolidated joint ventures of $0.06 and $0.05 for the three months ended September 30, 2017 and 2016, respectively, and $0.16 and $0.14 for the nine months ended September 30, 2017 and 216, 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 (10,439 and 10,498 shares for the three months ended September 30, 2017 and 2016, respectively, and 10,394 and 10,502 for the nine months ended September 30, 2017 and 2016, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).

 

 

Mack-Cali Realty Corporation

Consolidated Balance Sheets

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




September 30,



December 31,

Assets


2017



2016

Rental property






  Land and leasehold interests

$

712,166


$

661,335

  Buildings and improvements


4,021,241



3,758,210

  Tenant improvements


344,465



364,092

  Furniture, fixtures and equipment


29,355



21,230



5,107,227



4,804,867

Less – accumulated depreciation and amortization


(1,146,091)



(1,332,073)



3,961,136



3,472,794

Rental property held for sale, net


116,958



39,743

Net investment in rental property


4,078,094



3,512,537

Cash and cash equivalents


88,789



31,611

Investments in unconsolidated joint ventures


238,440



320,047

Unbilled rents receivable, net


102,280



101,052

Deferred charges, goodwill and other assets, net


439,864



267,950

Restricted cash


40,473



53,952

Accounts receivable, net of allowance for doubtful accounts of $1,320 and $1,335


7,579



9,617







Total assets

$

4,995,519


$

4,296,766







Liabilities and Equity






Senior unsecured notes, net

$

818,764


$

817,355

Unsecured revolving credit facility and term loans


671,838



634,069

Mortgages, loans payable and other obligations, net


1,348,584



888,585

Dividends and distributions payable


20,929



15,327

Accounts payable, accrued expenses and other liabilities


182,929



159,874

Rents received in advance and security deposits


46,355



46,442

Accrued interest payable


16,776



8,427

   Total liabilities


3,106,175



2,570,079

Commitments and contingencies












Redeemable noncontrolling interests


209,070



-







Equity:






Mack-Cali Realty Corporation stockholders' equity:






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






89,913,576 and 89,696,713 shares outstanding


899



897

Additional paid-in capital


2,566,069



2,576,473

Dividends in excess of net earnings


(1,081,028)



(1,052,184)

Accumulated other comprehensive income


2,526



1,985

   Total Mack-Cali Realty Corporation stockholders' equity


1,488,466



1,527,171







Noncontrolling interests in subsidiaries:






Operating Partnership


172,809



178,570

Consolidated joint ventures


18,999



20,946

Total noncontrolling interests in subsidiaries


191,808



199,516







Total equity


1,680,274



1,726,687







Total liabilities and equity

$

4,995,519


$

4,296,766

 

 

View original content with multimedia:http://www.prnewswire.com/news-releases/mack-cali-realty-corporation-announces-third-quarter-2017-results-300551482.html

SOURCE Mack-Cali Realty Corporation