Press Release

Mack-Cali Realty Corporation Announces Third Quarter Results

Company Release - 10/29/2009 7:44 AM ET

EDISON, N.J., Oct. 29 /PRNewswire-FirstCall/ -- Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the third quarter 2009.

Recent highlights include:

    --  Reported funds from operations of $0.81 per diluted share;
    --  Reported net income of $0.24 per diluted share;
    --  Completed the sale of $250 million, 7.75 percent senior unsecured notes;

    --  Declared $0.45 per share quarterly cash common stock dividend.

FINANCIAL HIGHLIGHTS

Funds from operations (FFO) available to common shareholders for the quarter ended September 30, 2009 amounted to $75.0 million, or $0.81 per share. For the nine months ended September 30, 2009, FFO available to common shareholders equaled $219.6 million, or $2.52 per share.

Net income available to common shareholders for the third quarter 2009 equaled $19.1 million, or $0.24 per share. For the nine months ended September 30, 2009, net income available to common shareholders amounted to $51.6 million, or $0.71 per share.

Total revenues for the third quarter 2009 were $193.6 million. For the nine months ended September 30, 2009, total revenues amounted to $569.6 million.

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

The Company had 78,554,827 shares of common stock, 10,000 shares of 8 percent Series C cumulative redeemable perpetual preferred stock ($25,000 liquidation value per share), and 13,821,755 common operating partnership units outstanding as of September 30, 2009. The Company had a total of 92,376,582 common shares/common units outstanding at September 30, 2009.

As of September 30, 2009, the Company had total indebtedness of approximately $2.3 billion, with a weighted average annual interest rate of 6.60 percent. The Company had a debt-to-undepreciated assets ratio of 39.8 percent at September 30, 2009. The Company had an interest coverage ratio of 3.1 times for the quarter ended September 30, 2009.

On August 14, 2009, the Company completed the sale of $250 million face amount of 7.750 percent senior unsecured notes due August 15, 2019 with interest payable semi-annually in arrears. The net proceeds from the issuance of approximately $246.2 million, after underwriting discount, were used for general corporate purposes.

"While overall market activity has slowed, we are pleased that we've successfully completed numerous lease transactions and have maintained a healthy occupancy rate of 90 percent within our portfolio," commented Mitchell E. Hersh, president and chief executive officer. "Our leasing success demonstrates that Mack-Cali is the landlord of choice in the regions in which we operate. We have a long-term strategy and the capital available to continue to invest in our first-class, technologically advanced assets."

DIVIDENDS

In September, the Company's Board of Directors declared a cash dividend of $0.45 per common share (indicating an annual rate of $1.80 per common share) for the third quarter 2009, which was paid on October 9, 2009 to shareholders of record as of October 5, 2009.

The Board also declared a cash dividend on the Company's 8 percent Series C cumulative redeemable perpetual preferred stock ($25 liquidation value per depositary share, each representing 1/100th of a share of preferred stock) equal to $0.50 per depositary share for the period July 15, 2009 through October 14, 2009. The dividend was paid on October 15, 2009 to shareholders of record as of October 5, 2009.

LEASING INFORMATION

Mack-Cali's consolidated in-service portfolio was 90.0 percent leased at September 30, 2009, as compared to 90.6 percent at June 30, 2009.

For the quarter ended September 30, 2009, the Company executed 122 leases at its consolidated in-service portfolio totaling 819,572 square feet, consisting of 576,171 square feet of office space and 243,401 square feet of office/flex space. Of these totals, 153,549 square feet were for new leases and 666,023 square feet were for lease renewals and other tenant retention transactions.

Highlights of the quarter's leasing transactions include:

NORTHERN NEW JERSEY:

    --  KPMG LLP, an international provider of audit, tax and advisory services,
        signed 10-year renewal transactions totaling 99,139 square feet at two
        buildings in Woodcliff Lake, comprised of 53,409 square feet at 300 Tice
        Boulevard and 45,730 square feet at 530 Chestnut Ridge Road.  Also at
        300 Tice Boulevard, JPMorgan Chase Bank National Association, a global
        financial services firm, signed a two-year renewal for 17,814 square
        feet.  300 Tice Boulevard is a 230,000 square-foot office building that
        is 98.9 percent leased and 530 Chestnut Ridge Road is a 57,204
        square-foot office building that is 100 percent leased.

CENTRAL NEW JERSEY:

    --  Utility provider Public Service Electric & Gas Company renewed 47,604
        square feet at 20 Commerce Drive in Cranford for three-years and
        three-months.  The 176,600 square-foot office building, located in
        Cranford Business Park, is 98.9 percent leased.

    --  New England Life Insurance Company, a subsidiary of insurance and
        financial planning provider MetLife, signed transactions totaling 15,984
        square feet at 1305 Campus Parkway in Wall Township, consisting of a
        four-year and four-month renewal for 13,957 square feet and a six-year
        and one-month expansion for 2,027 square feet.  The 23,350 square-foot
        office building, located in Monmouth Shores Corporate Park, is 92.4
        percent leased.

WESTCHESTER COUNTY, NEW YORK:

    --  International Business Machines Corporation, renewed 43,905 square feet
        for three years at 17 Skyline Drive in Hawthorne.  The 85,000
        square-foot office building, located in Mid-Westchester Executive Park,
        is 100 percent leased.

    --  Hospitals Insurance Company, Inc., a provider of insurance services and
        products, signed a transaction totaling 14,682 square feet at 50 Main
        Street in White Plains, consisting of a 10-year and six-month renewal of
        11,757 square feet and a 10-year and seven-month expansion of 2,925
        square feet.  The 309,000 square-foot office building, located in the
        Westchester Financial Center, is 98.9 percent leased.

    --  Emigrant Bank signed a transaction totaling 34,006 square feet
        consisting of a 15-year, 31,701 square-foot renewal and a 15-year and
        5-month, 2,305 square-foot expansion at 7 Westchester Plaza, Cross
        Westchester Executive Park in Elmsford.  The 46,200 square-foot
        office/flex building is 100 percent leased.

    --  Belmay, Inc., global creator and manufacturer of fragrances, renewed
        26,843 square feet for five-years at 200 Corporate Boulevard South,
        South Westchester Executive Park in Yonkers.  The 84,000 square-foot
        office/flex building is 99.8 percent leased.

    --  The Board of Cooperative Educational Services, Southern Westchester
        signed three-year renewal transactions totaling 29,931 square feet at
        two properties in Cross Westchester Executive Park in Elmsford,
        including 20,131 square feet at 2 Westchester Plaza and 9,800 square
        feet at 50 Executive Boulevard.  2 Westchester Plaza is a 25,000
        square-foot office/flex building that is 100 percent leased and 50
        Executive Boulevard is a 45,200 square-foot office/flex building that is
        86.9 percent leased.

SUBURBAN PHILADELPHIA:

    --  Omnicare of New York, LLC, provider of pharmaceutical care for seniors,
        signed a two-year and one-month renewal of 19,800 square feet at 40
        Twosome Drive in Moorestown.  The 40,265 square-foot office/flex
        building, located in the Moorestown West Corporate Center, is 100
        percent leased.

Included in the Company's Supplemental Operating and Financial Data for the third quarter 2009 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/graphics/shareholders/pdfs/3rd.quarter.sp.09.pdf

ADDITIONAL INFORMATION

The Company expressed comfort with net income and FFO per diluted share for the full year 2009 and 2010, as follows:


                                                Full Year       Full Year
                                                2009 Range      2010 Range
                                              -------------   -------------
    Net income available to common
     shareholders                             $0.85 - $0.89   $0.50 - $0.70
    Add: Real estate-related depreciation
     and amortization                              2.40            2.30
    -------------------------------------     -------------   -------------
    Funds from operations available to
     common shareholders                      $3.25 - $3.29   $2.80 - $3.00
    =====================================     =============   =============

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, October 29, 2009 at 10:00 a.m. Eastern Time, which will be broadcast live via the Internet at:

http://phx.corporate-ir.net/phoenix.zhtml?p=irol-eventDetails&c=96021&eventID=2472105

The live conference call is also accessible by calling (913) 312-0952 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 October 29, 2009 through November 5, 2009.

A replay of the call will also be accessible during the same time period by calling (719) 457-0820 and using the pass code 5824476.

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 2009 Form 10-Q:

http://www.mack-cali.com/graphics/shareholders/pdfs/3rd.quarter.10q.09.pdf

Third Quarter 2009 Supplemental Operating and Financial Data:

http://www.mack-cali.com/graphics/shareholders/pdfs/3rd.quarter.sp.09.pdf


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

INFORMATION ABOUT FFO

Funds from operations ("FFO") is defined as net income (loss) before minority interest of unitholders, computed in accordance with generally accepted accounting principles ("GAAP"), excluding gains (or losses) from extraordinary items and sales of depreciable rental property (which the Company believes includes unrealized losses on properties held for sale), plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that by excluding the effect of depreciation and gains (or losses) from sales of properties (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can facilitate comparison of operating performance between equity REITs. FFO per share should not be considered as an alternative to net income per share as an indication of the Company's performance or to cash flows as a measure of liquidity. FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company's FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts ("NAREIT"). A reconciliation of net income per share to FFO per share is included in the financial tables accompanying this press release.

ABOUT THE COMPANY

Mack-Cali Realty Corporation is a fully-integrated, self-administered, self-managed real estate investment trust (REIT) providing management, leasing, development, construction and other tenant-related services for its class A real estate portfolio. Mack-Cali owns or has interests in 289 properties, primarily office and office/flex buildings located in the Northeast, totaling approximately 33.2 million square feet. The properties enable the Company to provide a full complement of real estate opportunities to its diverse base of approximately 2,100 tenants.

Additional information on Mack-Cali Realty Corporation is available on the Company's website at http://www.mack-cali.com.

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


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

                                       Quarter Ended     Nine Months Ended
                                       September 30,       September 30,
    Revenues                           2009      2008      2009      2008
    --------                           ----      ----      ----      ----
    Base rents                      $155,532  $147,809  $458,943  $444,499
    Escalations and recoveries
     from tenants                     24,995    29,755    77,888    82,065
    Construction services              7,761    12,268    16,466    36,334
    Real estate services               1,808     3,347     6,450    10,016
    Other income                       3,521    11,184     9,874    18,955
    ------------                       -----    ------     -----    ------
      Total revenues                 193,617   204,363   569,621   591,869
    --------------                   -------   -------   -------   -------

    Expenses
    --------
    Real estate taxes                 23,557    23,361    70,522    71,522
    Utilities                         18,122    24,706    55,090    65,794
    Operating services                24,918    25,955    79,775    79,080
    Direct construction costs          7,337    11,104    15,347    34,087
    General and administrative         9,818    10,767    30,551    33,099
    Depreciation and amortization     51,830    49,242   149,818   144,550
    -----------------------------     ------    ------   -------   -------
      Total expenses                 135,582   145,135   401,103   428,132
    --------------                   -------   -------   -------   -------
    Operating income                  58,035    59,228   168,518   163,737

    Other (Expense) Income
    ----------------------
    Interest expense                 (36,048)  (31,163) (102,350)  (94,963)
    Interest and other investment
     income                              167       257       551     1,115
    Equity in earnings (loss) of
     unconsolidated joint ventures       635      (269)   (6,401)     (533)
    Gain on reduction of other
     obligations                          --        --     1,693        --
    Gain on sale of investment in
     marketable securities                --        --        --       471
    -----------------------------                                      ---
    Total other (expense) income     (35,246)  (31,175) (106,507)  (93,910)
    ----------------------------     -------   -------  --------   -------
    Income from continuing
     operations                       22,789    28,053    62,011    69,827
    ----------------------            ------    ------    ------    ------
    Net income                        22,789    28,053    62,011    69,827
     Noncontrolling interest in
      consolidated joint ventures        213       147       980       286
     Noncontrolling interest in
      Operating Partnership           (3,415)   (5,131)   (9,929)  (12,751)
     Preferred stock dividends          (500)     (500)   (1,500)   (1,500)
    -------------------------           ----      ----    ------    ------
    Net income available to common
     shareholders                    $19,087   $22,569   $51,562   $55,862
    ==============================   =======   =======   =======   =======

    PER SHARE DATA:
    ---------------

    Basic earnings per common share    $0.24     $0.34     $0.71     $0.85
    ===============================    =====     =====     =====     =====

    Diluted earnings per common
     share                             $0.24     $0.34     $0.71     $0.85
    ===========================        =====     =====     =====     =====

    Dividends declared per common
     share                             $0.45     $0.64     $1.35     $1.92
    -----------------------------      -----     -----     -----     -----

    Basic weighted average shares
     outstanding                      78,151    65,519    72,889    65,438
    -----------------------------     ------    ------    ------    ------

    Diluted weighted average shares
     outstanding                      92,245    80,617    87,106    80,573
    -------------------------------   ------    ------    ------    ------



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

                                         Quarter Ended      Nine Months Ended
                                          September 30,       September 30,
                                         2009      2008      2009       2008
                                         ----      ----      ----       ----
    Net income available to common
     shareholders                      $19,087  $22,569    $51,562   $55,862
    Add: Noncontrolling interest in
     Operating Partnership               3,415    5,131      9,929    12,751
       Real estate-related depreciation
        and amortization on continuing
        operations(1)                   52,499   54,406    158,077   159,601
    --------------------------------    ------   ------    -------   -------

    Funds from operations available
     to common shareholders(2)         $75,001  $82,106   $219,568  $228,214
    ===============================    =======  =======   ========  ========

    Diluted weighted average
     shares/units outstanding(3)        92,245   80,617     87,106    80,573

    Funds from operations per
     share/unit - diluted                $0.81    $1.02      $2.52     $2.83

    Dividends declared per common
     share                               $0.45    $0.64      $1.35     $1.92

    Dividend payout ratio:
      Funds from operations-diluted      55.34%   62.84%     53.56%    67.79%

    Supplemental Information:
    Non-incremental revenue
     generating capital
     expenditures:
      Building improvements             $2,267   $2,642     $5,881    $7,492
      Tenant improvements and leasing
       commissions                     $20,502   $9,946    $36,625   $38,078
    Straight-line rent adjustments(4)   $1,829   $1,959     $5,104    $5,244
    Amortization of (above)/below
     market lease intangibles, net(5)   $1,170   $2,004     $4,824    $5,988
    Impairment charge included in
     equity in earnings (loss)              --       --     $4,010(6)     --


     (1) Includes the Company's share from unconsolidated joint ventures of
         $1,004 and $5,243 for the quarter ended September 30, 2009 and 2008,
         respectively, and $8,780 and $15,294 for the nine months ended
         September 30, 2009 and 2008, respectively.
     (2) Funds from operations is calculated in accordance with the definition
         of FFO of the National Association of Real Estate Investment Trusts
         (NAREIT) definition.  For further discussion, see "Information About
         FFO" in this release.
     (3) Calculated based on weighted average common shares outstanding,
         assuming redemption of Operating Partnership common units into common
         shares (13,982 shares and 14,895 shares for the quarter ended
         September 30, 2009 and 2008, respectively, and 14,170 and 14,945 for
         the nine months ended September 30, 2009 and 2008, respectively),
         plus dilutive Common Stock Equivalents (i.e. stock options).
     (4) Includes the Company's share from unconsolidated joint ventures of
         $31 and $215 for the quarter for the quarter ended September 30, 2009
         and 2008, respectively, and $254 and $900 for the nine months ended
         September 30, 2009 and 2008, respectively.
     (5) Includes the Company's share from unconsolidated joint ventures of $2
         and $409 for the quarter ended September 30, 2009 and 2008,
         respectively, and $575 and $1,240 for the nine months ended September
         30, 2009 and 2008, respectively.
     (6) Noncontrolling interest in consolidated joint ventures share of loss
         was $587.



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

                                              Quarter Ended  Nine Months Ended
                                               September 30,   September 30,
                                               2009    2008    2009    2008
                                               ----    ----    ----    ----
    Net income available to common
     shareholders                             $0.24   $0.34   $0.71   $0.85
    Add: Real estate-related depreciation
     and amortization on continuing
     operations (1)                            0.57    0.67    1.81    1.98
    Deduct: Noncontrolling interest/rounding
     adjustment                                  --    0.01      --      --
    ----------------------------------------  -----   -----   -----   -----
    Funds from operations available to
     common shareholders (2)                  $0.81   $1.02   $2.52   $2.83
    ==================================        =====   =====   =====   =====

    Dividend payout ratio for FFO             55.34%  62.84%  53.56%  67.79%

    Diluted weighted average shares/units
     outstanding (3)                         92,245  80,617  87,106  80,573
    -------------------------------------    ------  ------  ------  ------


     (1) Includes the Company's share from unconsolidated joint ventures of
         $0.01 and $0.07 for the quarter ended September 30, 2009 and 2008,
         respectively, and $0.10 and $0.19 for the nine months ended September
         30, 2009 and 2008, respectively.
     (2) Funds from operations is calculated in accordance with the definition
         of FFO of the National Association of Real Estate Investment Trusts
         (NAREIT) definition.  For further discussion, see "Information About
         FFO" in this release.
     (3) Calculated based on weighted average common shares outstanding,
         assuming redemption of Operating Partnership common units into common
         shares (13,982 shares and  14,895 shares for the quarter ended Sept
         30, 2009 and 2008, respectively, and 14,170 and 14,945 for the nine
         months ended September 30, 2009 and 2008, respectively), plus
         dilutive Common Stock Equivalents (i.e. stock options).



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

                                                    September 30, December 31,
                                                             2009        2008
                                                             ----        ----
    Assets:
    Rental property
     Land and leasehold interests                        $774,155    $731,086
     Buildings and improvements                         3,954,619   3,792,186
     Tenant improvements                                  446,279     431,616
     Furniture, fixtures and equipment                      9,358       8,892
    ---------------------------------                       -----       -----
                                                        5,184,411   4,963,780
     Less-accumulated deprec. & amort.                 (1,113,034) (1,040,778)
    ---------------------------------                  ----------  ----------
     Net investment in rental property                  4,071,377   3,923,002
    Cash and cash equivalents                             279,156      21,621
    Investments in unconsolidated joint ventures           32,969     138,495
    Unbilled rents receivable, net                        117,069     112,524
    Deferred charges and other assets, net                225,645     212,422
    Restricted cash                                        20,720      12,719
    Accounts receivable, net                               10,300      23,139
    ------------------------                               ------      ------

    Total assets                                       $4,757,236  $4,443,922
    ============                                       ==========  ==========

    Liabilities and Equity:
    Senior unsecured notes                             $1,582,173  $1,533,349
    Revolving credit facility                                  --     161,000
    Mortgages, loans payable and other obligations        755,702     531,126
    Dividends and distributions payable                    42,070      52,249
    Accounts payable, accrued expenses and other
     liabilities                                          119,395     119,451
    Rents received in advance and security deposits        54,635      54,406
    Accrued interest payable                               22,416      32,978
    ------------------------                               ------      ------
      Total liabilities                                 2,576,391   2,484,559
    -----------------                                   ---------   ---------
    Commitments and contingencies

    Equity:
    Mack-Cali Realty Corporation stockholders' equity:
    Preferred stock, $0.01 par value, 5,000,000 shares
     authorized, 10,000 and 10,000 shares outstanding,
     at liquidation preference                             25,000      25,000
    Common stock, $0.01 par value, 190,000,000 shares
     authorized, 78,554,827 and 66,419,055 shares
     outstanding                                              785         664
    Additional paid-in capital                          2,265,423   1,905,386
    Dividends in excess of net earnings                  (435,517)   (386,587)
    -----------------------------------                  --------    --------
      Total Mack-Cali Realty Corporation
       stockholders' equity                             1,855,691   1,544,463
    ------------------------------------------------    ---------   ---------

    Noncontrolling interests in subsidiaries:
     Operating Partnership                                322,111     414,114
     Consolidated joint ventures                            3,043         786
    ---------------------------                             -----         ---
    Total noncontrolling interests in subsidiaries        325,154     414,900
    ----------------------------------------------        -------     -------

    Total equity                                        2,180,845   1,959,363
    ------------                                        ---------   ---------

    Total liabilities and equity                       $4,757,236  $4,443,922
    ============================                       ==========  ==========


    Contact:
    Barry Lefkowitz                       Ilene Jablonski
    Executive Vice President              Senior Director, Marketing
     and Chief Financial Officer           and Public Relations
    (732) 590-1000                        (732) 590-1000

SOURCE Mack-Cali Realty Corporation

Contact: Barry Lefkowitz, Executive Vice President and Chief Financial Officer, +1-732-590-1000, or Ilene Jablonski, Senior Director, Marketing and Public Relations, +1-732-590-1000, both of Mack-Cali Realty Corporation