Mack-Cali Realty Corp. (



Q3 2011 Earnings Conference Call

October 27, 2011 10:00 ET


Mitchell Hersh – President and CEO

Barry Lefkowitz – EVP and CFO

Michael Grossman – EVP


Sloan Bohlen – Goldman Sachs

Jordan Saddler - Keybanc Capital Markets

Sheila McGrath – KBW

Michael Bilerman – Citi

Jamie Feldman – Bank of America/Merrill Lynch

Michael Knott – Green Street Advisors

Jim Sullivan – Cowen and Company



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Good day everyone and welcome to the Mack-Cali Realty Corporation Third quarter 2011 Conference Call. Today’s call is being recorded. At this time, I would like to turn the call over to President and Chief Executive Officer, Mr. Mitchell Hersh. Please go ahead sir.

Mitchell Hersh

Thank you, operator. Good morning everyone and thank you all for joining Mack-Cali’s third quarter 2011 earnings conference call. With me today are Barry Lefkowitz, Executive Vice President and Chief Financial Officer and Michael Grossman, Executive Vice President.

On a legal note, I must remind everyone that certain information discussed on this call may constitute forward-looking statements within the meaning of the Federal Securities Law. Although we believe the estimates reflected in these statements are based on reasonable assumptions. We cannot give assurance that the anticipated results will be achieved. We refer you to our press release and annual and quarterly reports filed with the SEC for risk factors that could impact the Company.

First, I’d like to review some of our results and activities for the quarter and what we’re generally seeing in our market, then Barry will review our financial results and Michael give you an update on our leasing results. We had a solid quarter here at Mack-Cali. FFO for the third quarter were $0.73 per diluted share. As you’ve seen in the press release, we did have significant leasing activity during the quarter totaling almost $1.25 million square feet of lease transactions. There were 136 transactions of which approximately 300,000 square feet were new and the balances were renewals.

This reflected in an end of quarter occupancy of 88.2%, which was slightly up from $88.1 million last quarter. This also reflected a 78% retention rate and so far year-to-date in 446 transactions. We released almost 3.5 million square feet of which (indiscernible) square feet are a new transactions with a balance, renewals, and retained. Rents for the quarter roll down by approximately 3.4% compared to last year’s 9.1% roll down and so of course that’s favorable. For the balance of 2011, remaining rollovers are just 1.4% of days rent or about $9 million. For 2012, we faced rollovers of approximately 10.3% of base rent or about $63 million. Our leasing cost for the quarter were $3.40 per square foot per year down from last year’s $4.02 per square foot per year and we so hope that is reflective of a trend.

Clearly despite a challenging environment, our portfolio continues to outperform virtually every market and which we operate. With our lease rates exceeding market averages in Northern and Central New Jersey, in Westchester, and in Washington D.C. And certainly while we anticipated a particularly challenging third quarter, we did see the leasing activity that I just mentioned in very stable occupancy results. And so, we’re optimistic that in fact we will build on occupancy in the fourth quarter.

Our activities in the quarter included the previously announced development or Wyndham Worldwide, the second phase of their headquarters at (203,000) square foot class A building in our Business Campus in Parsippany New Jersey. This will be constructed adjacent to Phase I obviously and we’ll total a development for Wyndham Worldwide of over 450,000 square feet.

Leasing activity during the quarter included the following. Xand Corporation was a provider of datacenter infrastructure and business continuity solutions, signed lease renewals totaling almost 90,000 square feet at our Mid-Westchester Executive Park in Hawthorne, New York. The transactions included renewals for their entire 47,000 square foot promises at 11 Skyline Drive and for 44,000 square feet at 17 Skyline Drive. This 14 building office flex part is now 98.2% least.

Prism Color Corporation of printing Services Company joined a 37,000 square foot lease renewal at 31 Twosome Drive in Moorestown, New Jersey. The 84,000 square foot office flexibility located in our Moorestown West Corporate Center is now 100% least. HQ Global Workplaces, a provider of workplace solutions signed two new leases with us. They become a very big part of the Mack-Cali family throughout our portfolio. They signed a 21,000 square foot least at our magnificent 101 Hudson Street in Jersey City, New Jersey and a 15,500 square foot lease at 50 Tice Boulevard in Woodcliff Lake in Bergen County.

101 Hudson Street which is a premier (trophy) $1.2 million square foot waterfront property along the Gold Coast is approximately 87% lease today and 50 Tice 235,000 square foot class A asset in Bergen County is now over 89% least. Capsugel, a manufacturer of drug delivery systems, signed a new lease for 28,000 square feet more or less at 412 Mt. Kemble Avenue of 475,000 square foot class A office property in Morris Township, New Jersey.

On another note, Mack-Cali continues to be recognized for its expertise in property management, tenant services and superior energy performance.

During the third quarter, Mack-Cali added the following buildings to its growing list of properties that have grown new or recertified ENERGY STAR Designations, 20 Commerce Drive in Cranford business part in Cranford, New Jersey as well as 555 and 565 Taxter Road in Elmsford. In addition, several of our properties were recognized only this week by New Jersey (indiscernible) Chapter. These assets included 5 Wood Hollow, Liberty Corner at 106 Allen Road and Eisenhower/280 Corporate Center.

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