Mack-Cali Realty Corporation Announces Fourth Quarter Results

02/26/2004 Category: Earnings

CRANFORD, NEW JERSEY - February 26, 2004 - Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the fourth quarter and full year 2003.



Highlights of the quarter include:



- Reported FFO per diluted share of $0.91



- Reported net income per diluted share of $0.47



- Sold Riverview Tower located in San Antonio, Texas for approximately $11 million



- Declared $0.63 per share quarterly common stock dividend



FINANCIAL HIGHLIGHTS




Funds from operations (FFO) available to common shareholders for the quarter ended December 31, 2003 amounted to $66.5 million, or $0.91 per share, versus $68.3 million, or $0.96 per share, for the quarter ended December 31, 2002. For the year ended December 31, 2003, FFO available to common shareholders amounted to $275.7 million, or $3.82 per share, versus $281.8 million, or $3.93 per share, for 2002.



Net income available to common shareholders for the fourth quarter 2003 equaled $27.4 million, or $0.47 per share, versus $29.8 million, or $0.52 per share, for the same quarter last year, a per share decrease of 9.6 percent. For the year ended December 31, 2003, net income available to common shareholders equaled $141.4 million, or $2.43 per share, versus $139.7 million, or $2.43 per share, for last year.



Total revenues for the fourth quarter 2003 increased 5.5 percent to $147.6 million as compared to $139.9 million for the same quarter last year. For the year ended December 31, 2003, total revenues amounted to $586.2 million, an increase of 4.0 percent over total revenues of $563.6 million in 2002.



All per share amounts presented above are on a diluted basis; basic earnings per share is included in the financial tables accompanying this press release.



The Company had 59,420,484 shares of common stock, 10,000 shares of cumulative redeemable perpetual preferred stock, 7,795,498 common operating partnership units and 215,018 $1,000-face-value preferred operating partnership units outstanding as of year end.



The outstanding preferred units are convertible into 6,205,425 common operating partnership units. Assuming conversion of all preferred units into common units, the Company had a total of 73,421,407 shares/common units outstanding at December 31, 2003.



As of December 31, 2003, the Company had total indebtedness of approximately $1.6 billion, with a weighted average annual interest rate of 7.10 percent. Mack-Cali had a total market capitalization of $4.7 billion and a debt-to-undepreciated assets ratio of 37.9 percent at December 31, 2003. The Company had an interest coverage ratio of 3.28 times for the quarter ended December 31, 2003.



Mitchell E. Hersh, chief executive officer, commented, "While the economic climate remains challenging, we're pleased to have increased our occupancies this quarter and to have ended 2003 with an enhanced Northeast presence and a strong financial position, well-poised to capitalize on a recovering economy."



The following is a summary of the Company's recent activity:



SALES ACTIVITY




In October, the Company sold Riverview Tower, a 248,153 square-foot office building located in San Antonio, Texas, for approximately $11 million.



In November, the Company sold 27.7 acres of land in Hamilton Township, New Jersey, for approximately $2.5 million.



FINANCING ACTIVITY




In December, the Company's Board of Directors declared a cash dividend of $0.63 per common share (indicating an annual rate of $2.52 per common share) for the fourth quarter 2003, which was paid on January 16, 2004 to shareholders of record as of January 6, 2004. The Board of Directors also declared a cash dividend of $0.50 per depositary share, each representing 1/100th of a share of 8-percent Series C cumulative redeemable perpetual preferred stock ($25 liquidation value per depositary share) for the period October 15, 2003 through January 14, 2004. The preferred stock dividend was paid on January 15, 2004 to shareholders of record as of January 6, 2004.



More recently, in January 2004 the Company through its operating partnership, sold $100 million of 10-year senior unsecured notes. The 5.125 percent notes are due February 15, 2014. The proceeds from the issuance of approximately $98.5 million will be applied to the repayment of 7-percent, $300 million face amount unsecured notes at maturity on March 15, 2004.



LEASING INFORMATION




Mack-Cali's consolidated in-service portfolio was 91.5 percent leased at December 31, 2003, compared to 90.7 percent leased at September 30, 2003, and 92.3 percent leased at December 31, 2002.



For the quarter ended December 31, 2003, the Company executed 173 leases totaling 940,716 square feet. For the year ended December 31, 2003, the Company executed 679 leases totaling 4,162,005 square feet.



Leases for the quarter ended December 31, 2003 consisted of: 677,413 square feet of office space; 241,203 square feet of office/flex space; and 22,100 square feet of industrial/warehouse space. Of these totals, 382,265 square feet were for new leases and 558,451 square feet were for lease renewals and other tenant retention transactions.



Highlights of the quarter's leasing transactions include:



- Prudential Insurance Company signed a seven-year, 75,174 square foot lease transaction at 8 Campus Drive in Parsippany, New Jersey. The transaction represents a renewal of 66,956 square feet and expansion of 8,578 square feet. 8 Campus Drive, a 215,265 square-foot class A office property located in the Mack-Cali Business Campus, is 100 percent leased.



- Jack and Jill Ice Cream Co., a distributor of ice cream and other frozen confections, signed a new 15-year lease for 64,700 square feet, representing the entire office/flex building located at 101 Commerce Drive in Moorestown, New Jersey. The building is located in the Moorestown West Corporate Center.



- Fremont Investment & Loan, a financial services company, signed a 30,000 square foot expansion for 10 years at 555 Taxter Road in Elmsford, New York. The 170,554 square-foot class A office building is 63.6 percent leased.



- Montefiore Medical Center, one of the largest health care systems in the nation, signed an expansion of 26,475 square feet for 15 years, and now leases 100 percent of the 71,065 square-foot office building at Three Odell Plaza at the South Westchester Executive Park in Yonkers, New York.



- Unitrin Direct Insurance Company, a subsidiary of financial services provider Unitrin, Inc., signed a new lease for 21,814 square feet for seven years at One Plymouth Meeting in Plymouth Meeting, Pennsylvania. The 167,748 square-foot office building is 94.7 percent leased.



- Prints Plus, Inc., a provider of printing and copying services, renewed its lease for 20,717 square feet at 250 Clearbrook Road in the Cross Westchester Executive Park in Elmsford, New York for five years. The 155,000 square-foot office/flex building is 94.5 percent leased.



- Office of Thrift Supervision, the primary regulator of all federally chartered thrift institutions, signed a new, 16-year lease for 20,664 square feet at Harborside Plaza 5 in Jersey City, New Jersey. The 977,225 square-foot, class A office building is 60.1 percent leased.



Included in the Company's Supplemental Operating and Financial Data for the fourth quarter 2003 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 web site, as follows: http://www.mack-cali.com/graphics/sharehold ers/pdfs/4th.quarter.sp.03.pdf







ADDITIONAL INFORMATION








The Company expressed comfort with net income and FFO per diluted share for the first quarter and full year 2004, as follows:




First Quarter Full Year
2004 Range 2004 Range

Net income available to common shareholders $0.42 - $0.43 $1.78 - $1.90
Add: Real estate-related depreciation and
amortization 0.43 - 0.44 1.77 - 1.79
Funds from operations available to
common shareholders $0.85 - $0.87 $3.55 - $3.69








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



An earnings conference call with management is scheduled for today, February 26, 2004, at 11:00 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=841942



The live conference call is also accessible by calling (913)981-5558 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 February 26, 2004 through March 4, 2004. A replay of the call will also be accessible during the same time period by calling (719)457-0820 and using the pass code 681025.



Copies of Mack-Cali's 2003 Form 10-K and Supplemental Operating and Financial Data for the fourth quarter 2003 are available on Mack-Cali's website, as follows:



2003 Form 10-K:

http://www.mack-cali.com/graphics/shareholders/pdfs/1 0k.03.pdf



Fourth Quarter 2003 Supplemental Operating and Financial Data:

http://www.mack-cali.com/graphics/sharehold ers/pdfs/4th.quarter.sp.03.pdf



In addition, these items are available upon request from:



Mack-Cali Investor Relations Dept.

11 Commerce Drive, Cranford, NJ 07016-3501

(908)272-8000 ext. 2484



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 263 properties, primarily office and office/flex buildings located in the Northeast, totaling approximately 28.3 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.



Estimates of future FFO and net income per share are by definition and certain other matters discussed in this press release may constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and the federal securities laws, including Section 21E of the Securities Exchange Act of 1934. The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995 and Section 21E of the Securities Exchange Act of 1934. Such forward-looking statements relate to, without limitation, the Company's 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," "should," "expect," "anticipate," "estimate," "continue," or comparable terminology. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, it can give no assurance that its expectations will be achieved. 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. 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 risks, trends and uncertainties are changes in the general economic conditions, including those affecting industries in which the Company's principal tenants compete; any failure of the general economy to recover timely from the current economic downturn; the extent of any tenant bankruptcies; the Company's ability to lease or re-lease space at current or anticipated rents; changes in the supply of and demand for office, office/flex and industrial/warehouse properties; changes in interest rate levels; changes in operating costs; the Company's ability to obtain adequate insurance, including coverage for terrorist acts; the availability of financing; 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 the Company and the statements contained herein, reference should be made to the Company's filings with the Securities and Exchange Commission including Quarterly Reports on Form 10-Q, Current Reports on Form 8-K and Annual Reports on Form 10-K. The Company assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.




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


Quarter Ended December 31,
2003 2002


Base rents $127,641 $122,979
Escalations and recoveries from tenants 15,162 14,144
Parking and other 4,800 2,757
Total revenues 147,603 139,880


Real estate taxes 16,197 14,967
Utilities 10,021 9,168
Operating services 20,108 18,570
General and administrative 9,149 6,885
Depreciation and amortization 31,581 28,910
Interest expense 29,167 29,439
Interest income (264) (775)
Total expenses 115,959 107,164


Income from continuing operations before
minority interest and equity in earnings 31,644 32,716
Minority interest in Operating Partnership (7,123) (7,379)
Equity in earnings of unconsolidated
joint ventures (net of minority
interest), net 623 3,977
Gain on sale of investment in unconsolidated
joint venture (net of minority interest) 716 --


Income from continuing operations 25,860 29,314
Discontinued operations (net of minority
interest):
Income from discontinued operations 105 482
Realized gain on disposition of rental
property 1,955 --
Total discontinued operations, net 2,060 482


Realized gains (losses) and unrealized losses
on disposition of rental property
(net of minority interest), net -- 40


Net income 27,920 29,836
Preferred stock dividends (500) --
Net income available to common shareholders $27,420 $29,836


PER SHARE DATA:
Basic earnings per share $0.47 $0.52
Diluted earnings per share $0.47 $0.52


Dividends declared per common share $0.63 $0.63


Basic weighted average shares outstanding 58,256 57,326


Diluted weighted average shares outstanding 66,795 65,338





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

Quarter Ended December 31,
2003 2002

Net income available to common shareholders $27,420 $29,836
Add: Minority interest in Operating Partnership 7,123 7,379
Minority interest in equity in earnings of
unconsolidated joint ventures 83 542
Minority interest in gain on sale of
investment in unconsolidated joint venture 96 --
Minority interest in discontinued operations 276 66
Minority interest in gain on sale of
rental property -- 5
Real estate-related depreciation and
amortization on continuing operations (1) 32,511 30,684
Real estate-related depreciation and
amortization on discontinued operations 57 (171)
Deduct: Gain on sale of investment in
unconsolidated joint venture (812) --
Discontinued operations - Realized
gain on disposition of rental property (2) (244) --
Realized (gains) losses and unrealized
losses on disposition of rental
property, net -- (45)
Funds from operations available to common
shareholders (3) $66,510 $68,296


Diluted weighted average shares/units
outstanding(4) 73,003 71,568


Funds from operations per share/unit - diluted $0.91 $0.96


Dividends declared per common share $0.63 $0.63


Dividend payout ratio:
Funds from operations-diluted 69.15% 66.02%


Supplemental Information:
Non-incremental revenue generating
capital expenditures:
Building improvements $3,452 $3,409
Tenant improvements and leasing commissions
$12,399 $9,311
Straight-line rent adjustments (5) $4,410 $4,494


(1) Includes the Company's share from unconsolidated joint
ventures of $1,113 and $1,976 for 2003 and 2002, respectively.
(2) Net of gain on sale of land of $1,973 for the quarter ended
December 31, 2003.
(3) Funds from operations for both periods are calculated in
accordance with the National Association of Real Estate
Investment Trusts (NAREIT) definition. For further discussion,
see "Information About FFO" in this release.
(4) Calculated based on weighted average common shares outstanding,
assuming redemption of Operating Partnership common and preferred
units into common shares, (14,004 shares in 2003 and 14,045
shares in 2002), plus dilutive Common Stock Equivalents (i.e.
stock options and warrants).
(5) Includes the Company's share from unconsolidated joint
ventures of $183 and $881 for 2003 and 2002, respectively.



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 December 31,
2003 2002

Net income available to common shareholders $0.47 $0.52
Add: Real estate-related depreciation and
amortization on continuing operations (1) 0.45 0.43
Deduct: Gain on sale of investment
in unconsolidated joint venture (0.01) --
Rounding adjustment -- 0.01
Funds from operations available to common
shareholders (2) $0.91 $0.96


Diluted weighted average shares/units
outstanding(3) 73,003 71,568


(1) Includes the Company's share from unconsolidated joint
ventures of $0.02 and $0.03 for 2003 and 2002, respectively.
(2) Funds from operations for both periods are calculated in
accordance with 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 and preferred units into common shares (14,004 shares
in 2003 and 14,045 shares in 2002), plus dilutive Common Stock
Equivalents (i.e. stock options and warrants).





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



Year Ended December 31,
2003 2002


Base rents $505,985 $489,149
Escalations and recoveries from tenants 61,418 56,746
Parking and other 18,843 17,717
Total revenues 586,246 563,612


Real estate taxes 64,718 60,417
Utilities 41,788 38,282
Operating services 74,956 67,033
General and administrative 31,461 26,977
Depreciation and amortization 119,157 107,949
Interest expense 116,311 107,823
Interest income (1,100) (2,301)
Loss on early retirement of debt, net 2,372 --
Total expenses 449,663 406,180


Income from continuing operations before
minority interest and equity in earnings 136,583 157,432
Minority interest in Operating Partnership (29,870) (32,835)
Equity in earnings of unconsolidated
joint ventures (net of minority
interest), net 11,873 13,007
Gain on sale of investment in unconsolidated
joint venture (net of minority interest) 21,108 --


Income from continuing operations 139,694 137,604
Discontinued operations (net of minority
interest):
Income (loss) from discontinued operations 239 (298)
Realized gain on disposition of
rental property 3,120 --
Total discontinued operations, net 3,359 (298)


Realized gains (losses) and unrealized losses
on disposition of rental property
(net of minority interest), net -- 2,416


Net income 143,053 139,722
Preferred stock dividends (1,672) --
Net income available to common shareholders $141,381 $139,722


PER SHARE DATA:
Basic earnings per share $2.45 $2.44
Diluted earnings per share $2.43 $2.43


Dividends declared per common share $2.52 $2.50


Basic weighted average shares outstanding 57,724 57,227


Diluted weighted average shares outstanding 65,990 65,427



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


Year Ended December 31,
2003 2002

Net income available to common shareholders $141,381 $139,722
Add: Minority interest in Operating Partnership 29,870 32,835
Minority interest in equity in earnings of
unconsolidated joint ventures 1,607 1,786
Minority interest in gain on sale of investment
in unconsolidated joint venture 2,844 --
Minority interest in discontinued operations 453 (39)
Minority interest in gain on sale of
rental property -- 343
Real estate-related depreciation and
amortization on continuing operations (1) 126,932 111,154
Real estate-related depreciation and
amortization on discontinued operations 604 1,564
Deduct: Gain on sale of investment in
unconsolidated joint venture (23,952) --
Discontinued operations - realized gain
on disposition of rental property (2) (1,568) --
Realized (gains) losses and unrealized
losses on disposition of rental
property, net(3) -- (2,042)
Equity in earnings from gain on sale (2,427) (3,506)
Funds from operations available to common
shareholders (4) $275,744 $281,817


Diluted weighted average shares/units
outstanding(5) 72,209 71,715


Funds from operations per share/unit - diluted $3.82 $3.93


Dividends declared per common share $2.52 $2.50


Dividend payout ratio:
Funds from operations-diluted 65.99% 63.62%


Supplemental Information:
Non-incremental revenue generating
capital expenditures:
Building improvements $8,982 $7,445
Tenant improvements and leasing commissions
$44,432 $33,946
Straight-line rent adjustment (6) $13,293 $9,529


(1) Includes the Company's share from unconsolidated joint
ventures of $8,457 and $4,054 for 2003 and 2002, respectively.
(2) Net of gain on sale of land of $1,973 in 2003.
(3) Net of gain on sale of land of $717 in 2002.
(4) Funds from operations for both periods are calculated in
accordance with the National Association of Real Estate
Investment Trusts (NAREIT) definition. For further
discussion, see "Information About FFO" in this release.
(5) Calculated based on weighted average common shares
outstanding, assuming redemption of Operating Partnership
common and preferred units into common shares, (14,021 shares
in 2003 and 14,170 shares in 2002), plus dilutive Common Stock
Equivalents (i.e. stock options and warrants).
(6) Includes the Company's share from unconsolidated joint
ventures of $3,087 and $52 for 2003 and 2002, respectively.



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



Year Ended December 31,
2003 2002

Net income available to common shareholders $2.43 $2.43
Add: Real estate-related depreciation and
amortization on continuing operations (1) 1.76 1.55
Real estate-related depreciation and
amortization on discontinued operations 0.01 0.02
Deduct: Gain on sale of investment in
unconsolidated joint venture (0.33) --
Discontinued operations - realized gain
on disposition on rental property (0.02) --
Realized (gains) losses and unrealized
losses on disposition of rental
property, net (2) -- (0.03)
Equity in earnings from gain on sale (0.03) (0.05)
Rounding adjustment -- 0.01
Funds from operations available to common
shareholders (3) $3.82 $3.93


Diluted weighted average shares/units
outstanding(4) 72,209 71,715


(1) Includes the Company's share from unconsolidated joint
ventures of $0.12 and $0.06 for 2003 and 2002, respectively.
(2) Net of gain on sale of land of $0.01 in 2002.
(3) Funds from operations for both periods are calculated in
accordance with the National Association of Real Estate
Investment Trusts (NAREIT) definition. For further discussion,
see "Information About FFO" in this release.
(4) Calculated based on weighted average common shares
outstanding, assuming redemption of Operating Partnership
common and preferred units into common shares (14,021 shares
in 2003 and 14,170 shares in 2002), plus dilutive Common Stock
Equivalents (i.e. stock options and warrants).



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


December 31,
2003 2002
ASSETS:
Rental property
Land and leasehold interests $ 552,287 $ 544,176
Buildings and improvements 3,176,236 3,141,003
Tenant improvements 218,493 164,945
Furniture, fixtures and equipment 7,616 7,533
3,954,632 3,857,657
Less-accumulated deprec. & amort. (546,007) (445,569)
Net investment in rental property 3,408,625 3,412,088
Cash and cash equivalents 78,375 1,167
Investments in unconsolidated joint
ventures, net 48,624 176,797
Unbilled rents receivable, net 74,608 64,759
Deferred charges and other assets, net 126,791 127,551
Restricted cash 8,089 7,777
Accounts receivable, net 4,458 6,290


Total assets $3,749,570 $3,796,429


LIABILITIES AND STOCKHOLDERS' EQUITY:
Senior unsecured notes $1,127,859 $1,097,346
Revolving credit facilities -- 73,000
Mortgages and loans payable 500,725 582,026
Dividends and distributions payable 46,873 45,067
Accounts payable and accrued expenses 41,423 50,774
Rents received in advance and
security deposits 40,099 39,038
Accrued interest payable 23,004 24,948
Total liabilities 1,779,983 1,912,199
Minority interest in Operating
Partnership 428,099 430,036
Commitments and contingencies
Stockholders' equity:
Preferred stock, $0.01 par value,
5,000,000 shares authorized, 10,000
and no shares outstanding, at liquidation
preference 25,000 --
Common stock, $0.01 par value,
190,000,000 shares authorized, 59,420,484
and 57,318,478 shares outstanding 594 573
Additional paid-in capital 1,597,785 1,525,479
Dividends in excess of net earnings (74,721) (68,966)
Unamortized stock compensation (7,170) (2,892)
Total stockholders' equity 1,541,488 1,454,194


Total liabilities and stockholders' equity $3,749,570 $3,796,429