Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-K x ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2020 ¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 Commission File Number: 1-13274 Mack-Cali Realty Corporation Commission File Number: 333-57103: Mack-Cali Realty, L.P. MACK-CALI REALTY CORPORATION MACK-CALI REALTY, L.P. (Exact Name of Regi ...

Financial Data and Key Metrics Changes - The company reported core FFO per share for Q3 2020 of $0.30, down from $0.38 per share in the prior year period, primarily due to asset sales and pandemic-related disruptions [16] - The office portfolio achieved a 2.1% GAAP same-store NOI increase and a 15.2% cash increase for same-store NOI in the quarter [17] - Rent collections averaged 96.9% in the office portfolio and 99.5% in the multifamily portfolio for the quarter [19] Business Line Data and Key Metrics Changes - The multifamily portfolio experienced occupancy pressures, with the Roseland portfolio finishing Q3 at 91.7% leased, down from 92.6% in the previous quarter [33] - The suburban office portfolio executed over 107,000 square feet of transactions with rental increases of 11.8% on a cash basis and 23.7% on a GAAP basis [22] - The same-store portfolio, excluding two assets under renovation, saw an 11.7% decrease in NOI due to a 3.3% loss in revenues and a 10.3% increase in expenses [34] Market Data and Key Metrics Changes - Investment demand for suburban office in New Jersey remains healthy, with year-to-date sales totaling approximately $2 billion [28] - The company has 9 suburban assets under contract totaling $395 million, with expectations to close 3 of these properties before year-end [31] - The company anticipates approximately 375,000 square feet rolling at the Waterfront next year, with significant move-outs expected [69] Company Strategy and Development Direction - The company is focused on three key initiatives: noncore asset sales, waterfront commercial asset focus, and optimizing the Roseland portfolio [6] - The strategy includes targeting New York City users, particularly tech companies, and repositioning waterfront assets to meet post-COVID demands [12][13] - The company is exploring life sciences offerings at Harborside to capitalize on Jersey's dominance in this sector [13] Management's Comments on Operating Environment and Future Outlook - Management acknowledges the challenges posed by the pandemic but remains optimistic about the long-term value of the portfolio and the demand for multifamily assets [14] - The company plans to continue selling suburban assets at or close to NAV and is focused on strategic repositioning of commercial waterfront assets [15] - Management is optimistic about the execution of the disposition strategy, assuming financial markets remain stable [31] Other Important Information - The company suspended its third and fourth quarter dividends to preserve liquidity [25] - The net debt-to-EBITDA metric was 12.1x at quarter end, elevated due to multifamily development debt and negative impacts from hotel and parking operations [24] Q&A Session Summary Question: Interest in Permanent CEO Position - Management stated that the interim CEO is focused on current responsibilities and not on the search committee for a permanent CEO [43] Question: Selling Waterfront Assets - The focus remains on suburban asset sales, but the company is open to considering waterfront asset sales in the future [44] Question: Attracting NYC Tenants - The new team is targeting large users needing contiguous space and offering a range of alternatives to meet tenant needs [47] Question: Suburban Asset Sales Challenges - There is strong interest from private investors, but financing remains a challenge due to selective lending practices [53] Question: Timing for Suburban Sales Completion - Management expects to execute suburban asset sales throughout 2021, managing expectations due to external factors [56] Question: Construction Projects Yield Expectations - The company anticipates maintaining yields above 6% on construction projects, with strategies to utilize free rent during lease-up [57] Question: Pricing Discussions for Suburban Assets - Pricing discussions for assets remain within 5% of initial contracted numbers, with no significant cap rate changes [62] Question: Life Sciences Space Demand - The company is assessing capital requirements for transforming buildings for life sciences tenants and is in early discussions with potential partners [66] Question: Hoboken Office Asset Sale - The sale fell through due to a reduced purchase price that the company was unwilling to accept, but they remain confident in creating value from the asset [84]

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549 FORM 10-Q (Mark One) QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2020 or TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number: 1-13274 Mack-Cali Realty Corporation Commission File Number: 333-57103 Mack-Cali Realty, L.P. Mack-Cali Realty Co ...

Mack-Cali Realty Corporation (CLI) Q2 2020 Results Conference Call August 3, 2020 8:00 AM ET Company Participants Deidre Crockett - Executive Vice President and Chief Administrative Officer MaryAnne Gilmartin - Chair and Interim Chief Executive Officer Marshall Tycher - Chairman of Multifamily Platform Roseland Nicholas Hilton - Executive Vice President of Leasing David Smetana - Chief Financial Officer Conference Call Participants Manny Korchman - Citi Derek Johnson - Deutsche Bank Stephen Sakwa - Evercore ...

Explanatory Note [Explanatory Note](index=2&type=section&id=Explanatory%20Note) This combined report for Mack-Cali Realty Corporation and its Operating Partnership streamlines disclosure for a holistic business view - This is a combined Form 10-Q for Mack-Cali Realty Corporation (General Partner) and Mack-Cali Realty, L.P. (Operating Partnership)[9](index=9&type=chunk) - The General Partner is a REIT and serves as the sole general partner of the Operating Partnership, which conducts all business operations[10](index=10&type=chunk) - As of June 30, 2020, the General Partner owned approximately **90.4%** of the common unit interest in the Operating Partnership, with the remaining **9.6%** held by limited partners[11](index=11&type=chunk) - The main differences in the financial statements between the two entities lie in the presentation of shareholders' equity, partners' capital, and noncontrolling interests[16](index=16&type=chunk) Part I – Financial Information [Financial Statements](index=5&type=section&id=Item%201.%20Financial%20Statements) This section presents the unaudited consolidated financial statements for the three and six months ended June 30, 2020 and 2019 [Mack-Cali Realty Corporation Financial Statements](index=6&type=section&id=Mack-Cali%20Realty%20Corporation%20Financial%20Statements) Mack-Cali Realty Corporation - Key Balance Sheet Data (in thousands) | Account | June 30, 2020 | December 31, 2019 | | :--- | :--- | :--- | | Total Assets | $5,360,012 | $5,292,798 | | Total Liabilities | $3,257,561 | $3,089,941 | | Total Equity | $1,593,496 | $1,699,475 | Mack-Cali Realty Corporation - Key Operational Results (in thousands, except per share amounts) | Metric | Three Months Ended June 30, 2020 | Three Months Ended June 30, 2019 | Six Months Ended June 30, 2020 | Six Months Ended June 30, 2019 | | :--- | :--- | :--- | :--- | :--- | | Total Revenues | $72,650 | $86,605 | $154,707 | $176,871 | | Net Income (Loss) | $(32,934) | $(20,329) | $(70,778) | $255,265 | | Net Income (Loss) available to common shareholders | $(34,887) | $(22,054) | $(74,811) | $222,441 | | Diluted EPS | $(0.41) | $(0.43) | $(0.88) | $2.24 | [Mack-Cali Realty, L.P. Financial Statements](index=12&type=section&id=Mack-Cali%20Realty%2C%20L.P.%20Financial%20Statements) Mack-Cali Realty, L.P. - Key Balance Sheet Data (in thousands) | Account | June 30, 2020 | December 31, 2019 | | :--- | :--- | :--- | | Total Assets | $5,360,012 | $5,292,798 | | Total Liabilities | $3,257,561 | $3,089,941 | | Total Equity | $1,593,496 | $1,699,475 | Mack-Cali Realty, L.P. - Key Operational Results (in thousands, except per unit amounts) | Metric | Three Months Ended June 30, 2020 | Three Months Ended June 30, 2019 | Six Months Ended June 30, 2020 | Six Months Ended June 30, 2019 | | :--- | :--- | :--- | :--- | :--- | | Total Revenues | $72,650 | $86,605 | $154,707 | $176,871 | | Net Income (Loss) | $(32,934) | $(20,329) | $(70,778) | $255,265 | | Net Income (Loss) available to common unitholders | $(38,576) | $(24,488) | $(82,715) | $247,687 | | Diluted EPU | $(0.41) | $(0.43) | $(0.88) | $2.24 | [Notes to Consolidated Financial Statements](index=18&type=section&id=Notes%20to%20Consolidated%20Financial%20Statements) - As of June 30, 2020, the Company's portfolio consisted of **71 properties**, including 41 office buildings (10.5 million sq ft), 22 multi-family properties (6,850 units), four parking/retail properties, and three hotels[51](index=51&type=chunk) - On December 19, 2019, the Company's Board decided to sell the entire suburban New Jersey office portfolio (6.6 million sq ft), now classified as **discontinued operations**[52](index=52&type=chunk)[110](index=110&type=chunk) - During Q2 2020, the Company recognized an unrealized loss allowance of **$11.9 million** and land impairments of **$16.8 million**, partly due to COVID-19 market conditions[114](index=114&type=chunk) - On July 24, 2020, CEO Michael J. DeMarco was terminated without cause, and Board Chair MaryAnne Gilmartin was appointed as interim CEO[197](index=197&type=chunk)[198](index=198&type=chunk) [Management's Discussion and Analysis of Financial Condition and Results of Operations](index=63&type=section&id=Item%202.%20Management's%20Discussion%20and%20Analysis%20of%20Financial%20Condition%20and%20Results%20of%20Operations) Management discusses its strategic shift, operational results, liquidity, and the significant impact of the COVID-19 pandemic [Executive Overview and Strategic Direction](index=63&type=section&id=Executive%20Overview%20and%20Strategic%20Direction) - The company is executing a strategic transformation to concentrate on New Jersey Hudson River waterfront office properties and luxury multi-family rentals[296](index=296&type=chunk) - A key part of this strategy is the sale of the entire suburban New Jersey office portfolio (6.6 million sq ft), with proceeds intended to pay down corporate-level unsecured debt[298](index=298&type=chunk)[300](index=300&type=chunk) - The **COVID-19 pandemic** is identified as a key risk factor, potentially impairing tenants' ability to pay rent and reducing property demand[303](index=303&type=chunk) - The stabilized core commercial portfolio was **80.3% leased** at June 30, 2020, down from 81.1% at March 31, 2020, but up from 79.8% at June 30, 2019[304](index=304&type=chunk) [Results of Operations](index=71&type=section&id=Results%20of%20Operations) Comparison of Results: Three Months Ended June 30 (in thousands) | Line Item | 2020 | 2019 | $ Change | % Change | | :--- | :--- | :--- | :--- | :--- | | Total Revenues | $72,650 | $86,605 | $(13,955) | (16.1)% | | Total Expenses | $93,833 | $88,417 | $5,416 | 6.1% | | Income (loss) from continuing operations | $(42,734) | $(22,479) | $(20,255) | (90.1)% | | Net Income (Loss) | $(32,934) | $(20,329) | $(12,605) | (62.0)% | - For Q2 2020 vs Q2 2019, same-store parking income decreased by **$2.4 million (44.4%)** and hotel income decreased by **$1.3 million (64.0%)**, primarily due to the COVID-19 pandemic[346](index=346&type=chunk) - General and administrative expenses increased by **$0.3 million (1.7%)** in Q2 2020, mainly due to higher costs ($5.0 million vs $4.1 million) related to contested elections for the Board of Directors[351](index=351&type=chunk) - Land and other impairments were **$16.8 million** in Q2 2020 compared to $2.5 million in Q2 2019[354](index=354&type=chunk) [Liquidity and Capital Resources](index=77&type=section&id=Liquidity%20and%20Capital%20Resources) - The company expects to meet short-term liquidity needs through working capital, proceeds from property sales (including $305.4 million of suburban office properties under contract), operating cash flow, and its unsecured revolving credit facility[385](index=385&type=chunk) - As of June 30, 2020, the company has three multi-family projects under construction with total estimated costs of **$711.8 million**, of which **$373.2 million** has been incurred[390](index=390&type=chunk)[391](index=391&type=chunk)[392](index=392&type=chunk) Debt Summary as of June 30, 2020 (in thousands) | Debt Type | Balance | % of Total | Weighted Avg. Interest Rate | | :--- | :--- | :--- | :--- | | Fixed Rate Unsecured | $575,000 | 19.11% | 4.09% | | Fixed Rate Secured | $1,769,695 | 58.81% | 3.79% | | Variable Rate Secured | $335,612 | 11.15% | 3.19% | | Variable Rate Unsecured | $329,000 | 10.93% | 1.48% | | **Total** | **$3,009,307** | **100.00%** | **3.53%** | [Funds from Operations (FFO)](index=87&type=section&id=Funds%20from%20Operations%20(FFO)) FFO Reconciliation (in thousands) | Metric | Three Months Ended June 30, 2020 | Three Months Ended June 30, 2019 | Six Months Ended June 30, 2020 | Six Months Ended June 30, 2019 | | :--- | :--- | :--- | :--- | :--- | | Net income (loss) available to common shareholders | $(34,887) | $(22,054) | $(74,811) | $222,441 | | **FFO available to common stock and OP unitholders** | **$5,004** | **$32,924** | **$34,675** | **$72,465** | [Quantitative and Qualitative Disclosures About Market Risk](index=90&type=section&id=Item%203.%20Quantitative%20and%20Qualitative%20Disclosures%20About%20Market%20Risk) The company's primary market risk is interest rate risk on its variable-rate debt - The company's primary market risk exposure is to changes in interest rates[449](index=449&type=chunk) - A **100 basis point** change in interest rates would impact annual interest costs on variable-rate debt by approximately **$105.5 million**[450](index=450&type=chunk) [Controls and Procedures](index=90&type=section&id=Item%204.%20Controls%20and%20Procedures) Management concluded that disclosure controls and procedures were effective following the implementation of a new accounting system - The CEO and CFO concluded that disclosure controls and procedures were **effective** for both the General Partner and the Operating Partnership as of June 30, 2020[453](index=453&type=chunk)[455](index=455&type=chunk) - In January 2020, the company implemented a new accounting and reporting software system, which necessitated updates to internal controls over financial reporting[454](index=454&type=chunk)[456](index=456&type=chunk) Part II – Other Information [Legal Proceedings](index=92&type=section&id=Item%201.%20Legal%20Proceedings) The company reports no material pending legal proceedings outside of ordinary routine litigation - There are no material pending legal proceedings, other than ordinary routine litigation incidental to the business[459](index=459&type=chunk) [Risk Factors](index=92&type=section&id=Item%201A.%20Risk%20Factors) This section updates risk factors, focusing on the material uncertainty and risks presented by the COVID-19 pandemic - The **COVID-19 pandemic** presents material uncertainty and risk to the company's business, financial condition, and cash flows[461](index=461&type=chunk) - Specific risks highlighted include deterioration of tenant financial health, potential negative impact on planned asset dispositions, reduced demand for office and residential space, and difficulty accessing capital markets[462](index=462&type=chunk) [Other Information (Items 2-6)](index=93&type=section&id=Item%202-6.%20Other%20Information) This section notes that Items 2 through 5 are not applicable and refers to the Exhibit Index for Item 6 - Items 2, 3, 4, and 5 are reported as not applicable[464](index=464&type=chunk)[466](index=466&type=chunk) - Item 6 refers to the Exhibit Index for a list of filed exhibits[465](index=465&type=chunk)

[Part I - Financial Information](index=5&type=section&id=Part%20I%20Financial%20Information) This section presents the unaudited consolidated financial statements, management's analysis, market risk, and controls for Q1 2020 [Item 1. Financial Statements](index=5&type=section&id=Item%201.%20Financial%20Statements) Unaudited consolidated financial statements for Mack-Cali Realty Corporation and its operating partnership are presented, with detailed notes [Mack-Cali Realty Corporation Financial Statements](index=6&type=section&id=Mack-Cali%20Realty%20Corporation%20Financial%20Statements) Mack-Cali Realty Corporation reported a $39.9 million net loss for Q1 2020, reversing prior-year income due to property losses | Financial Metric | Three Months Ended March 31, 2020 (in thousands, except EPS) | Three Months Ended March 31, 2019 (in thousands, except EPS) | | :--- | :--- | :--- | | **Total Revenues** | $82,057 | $90,266 | | **Income (loss) from continuing operations** | $(32,091) | $267,366 | | **Net income (loss)** | $(37,844) | $275,594 | | **Net income (loss) available to common shareholders** | $(39,924) | $244,495 | | **Diluted EPS** | $(0.47) | $2.66 | | Balance Sheet Item | March 31, 2020 (in thousands) | December 31, 2019 (in thousands) | | :--- | :--- | :--- | | **Total Assets** | $5,285,532 | $5,292,798 | | **Total Liabilities** | $3,146,890 | $3,089,941 | | **Total Equity** | $1,632,160 | $1,699,475 | | Cash Flow Activity | Three Months Ended March 31, 2020 (in thousands) | Three Months Ended March 31, 2019 (in thousands) | | :--- | :--- | :--- | | **Net cash provided by operating activities** | $43,663 | $46,037 | | **Net cash (used in) provided by investing activities** | $(83,098) | $28,888 | | **Net cash provided by (used in) financing activities** | $39,394 | $(91,857) | [Mack-Cali Realty, L.P. Financial Statements](index=11&type=section&id=Mack-Cali%20Realty%2C%20L.P.%20Financial%20Statements) Mack-Cali Realty, L.P. reported a $44.1 million net loss for Q1 2020, mirroring the Corporation's performance and balance sheet | Financial Metric (L.P.) | Three Months Ended March 31, 2020 (in thousands, except EPU) | Three Months Ended March 31, 2019 (in thousands, except EPU) | | :--- | :--- | :--- | | **Total Revenues** | $82,057 | $90,266 | | **Net income (loss)** | $(37,844) | $275,594 | | **Net income (loss) available to common unitholders** | $(44,139) | $272,175 | | **Diluted EPU** | $(0.47) | $2.66 | [Notes to Consolidated Financial Statements](index=16&type=section&id=Notes%20to%20Consolidated%20Financial%20Statements) Detailed notes cover accounting policies, the strategic suburban office portfolio sale, debt structure, and segment reporting - The company's Board decided to sell the entire suburban New Jersey office portfolio, totaling approximately **6.6 million square feet**, classifying its results as discontinued operations[48](index=48&type=chunk)[105](index=105&type=chunk)[139](index=139&type=chunk) - In Q1 2020, the company recognized an unrealized loss allowance of **$53.0 million** on properties held for sale and land impairments of **$5.3 million**, citing recent sales contract amendments and COVID-19 economic challenges[108](index=108&type=chunk)[180](index=180&type=chunk) - The company is actively developing three large multi-family projects with total estimated costs of approximately **$711.8 million**, expected to complete between Q4 2020 and Q1 2022[198](index=198&type=chunk)[199](index=199&type=chunk)[200](index=200&type=chunk) - The estimated future redemption value of the Rockpoint Preferred Units, classified as redeemable noncontrolling interests, was approximately **$488 million** as of March 31, 2020[217](index=217&type=chunk) - Subsequent to quarter-end, on April 24, 2020, the company signed an agreement to sell its 111 River Street office property in Hoboken, New Jersey, for **$244.5 million**[291](index=291&type=chunk) [Item 2. Management's Discussion and Analysis of Financial Condition and Results of Operations](index=58&type=section&id=Item%202.%20Management%27s%20Discussion%20and%20Analysis%20of%20Financial%20Condition%20and%20Results%20of%20Operations) Management discusses financial performance, strategic direction, and liquidity, focusing on the suburban office sale and COVID-19 [Executive Overview & Strategic Direction](index=58&type=section&id=Executive%20Overview%20%26%20Strategic%20Direction) The company is transforming to focus on waterfront office and multi-family assets, divesting its suburban office portfolio - The company's primary strategic initiative is the sale of its entire **suburban New Jersey office portfolio** to pay down corporate-level, unsecured indebtedness and focus on its waterfront office and multi-family rental portfolio[301](index=301&type=chunk)[303](index=303&type=chunk) - As of March 31, 2020, **17 properties** from the suburban portfolio, totaling **2.5 million square feet**, were under contract for sale for aggregate gross proceeds of **$335.5 million**[302](index=302&type=chunk) - The stabilized core operating commercial portfolio was **81.1% leased** at March 31, 2020, compared to **80.7%** at December 31, 2019, with rental rates on renewed leases increasing by an average of **19.7%** in Q1 2020[309](index=309&type=chunk) [Results of Operations](index=66&type=section&id=Results%20of%20Operations) The company reported a $37.8 million net loss in Q1 2020, a significant decline from Q1 2019 net income | Metric | Q1 2020 (in thousands) | Q1 2019 (in thousands) | Change (%) | | :--- | :--- | :--- | :--- | | **Total Revenues** | $82,057 | $90,266 | (8.5)% | | **Net Income (Loss)** | $(37,844) | $275,594 | (113.7)% | | **Realized/Unrealized (Losses) Gains on Rental Property** | $(7,915) | $268,109 | (103.0)% | | **General & Administrative** | $15,818 | $13,319 | 18.8% | - Same-Store Properties revenue increased by **$1.0 million (1.3%)** while property expenses decreased by **$1.9 million (5.4%)** year-over-year[350](index=350&type=chunk) [Liquidity and Capital Resources](index=69&type=section&id=Liquidity%20and%20Capital%20Resources) Liquidity relies on operating cash flow, credit facilities, and asset sales, with $2.9 billion total debt | Debt Summary | As of March 31, 2020 (in thousands, except interest rate) | | :--- | :--- | | **Total Debt, Net** | $2,877,121 | | **Fixed Rate Debt** | $2,331,612 | | **Variable Rate Debt** | $545,509 | | **Weighted Average Interest Rate** | 3.70% | - The company plans to use the estimated net sales proceeds of approximately **$1.1 billion** from its Suburban Office Portfolio sale to pay down corporate-level, unsecured indebtedness[373](index=373&type=chunk) - As of May 6, 2020, the company had outstanding borrowings of **$326 million** under its unsecured revolving credit facility[408](index=408&type=chunk) [Funds from Operations (FFO)](index=78&type=section&id=Funds%20from%20Operations) FFO available to common stock and unit holders was $29.7 million in Q1 2020, a decrease from Q1 2019 | Metric | Three Months Ended March 31, 2020 (in thousands) | Three Months Ended March 31, 2019 (in thousands) | | :--- | :--- | :--- | | **Net income (loss) available to common shareholders** | $(39,924) | $244,495 | | **Funds from operations (FFO)** | $29,671 | $39,541 | [Item 3. Quantitative and Qualitative Disclosures About Market Risk](index=81&type=section&id=Item%203.%20Quantitative%20and%20Qualitative%20Disclosures%20About%20Market%20Risk) The company's primary market risk is interest rate risk, with significant fixed and variable rate debt exposure - A 100 basis point increase or decrease in market interest rates would change the company's annual interest costs on its variable rate debt by approximately **$5.5 million**[436](index=436&type=chunk) - As of March 31, 2020, the company's debt consisted of approximately **$2.3 billion** at fixed rates and **$552 million** at variable rates[436](index=436&type=chunk)[437](index=437&type=chunk) [Item 4. Controls and Procedures](index=81&type=section&id=Item%204.%20Controls%20and%20Procedures) Management concluded disclosure controls and procedures were effective as of March 31, 2020, following new accounting system implementation - Management concluded that disclosure controls and procedures were effective for both the General Partner and the Operating Partnership as of the end of the reporting period[439](index=439&type=chunk)[441](index=441&type=chunk) - In January 2020, the company implemented a new accounting and reporting software system and updated its internal controls over financial reporting to accommodate the change[440](index=440&type=chunk)[442](index=442&type=chunk) [Part II - Other Information](index=83&type=section&id=Part%20II%20Other%20Information) This section covers legal proceedings, updated risk factors (COVID-19), and a bylaw amendment for virtual stockholder meetings [Item 1. Legal Proceedings](index=83&type=section&id=Item%201.%20Legal%20Proceedings) The company is not a party to any material pending legal proceedings beyond routine litigation incidental to its business - There are no material pending legal proceedings, other than ordinary routine litigation incidental to the business[445](index=445&type=chunk) [Item 1A. Risk Factors](index=83&type=section&id=Item%201A.%20Risk%20Factors) This section updates risk factors to address material uncertainties and adverse effects of the COVID-19 pandemic - The COVID-19 pandemic is identified as a new material risk factor, presenting uncertainty that could have a material adverse effect on the company's business, operations, and financial condition[447](index=447&type=chunk) - Specific pandemic-related risks include deterioration in tenant financial health, reduced demand for office and multi-family space, difficulty accessing capital, and construction delays[448](index=448&type=chunk) [Item 5. Other Information](index=84&type=section&id=Item%205.%20Other%20Information) The company amended its bylaws on May 5, 2020, to permit annual stockholder meetings via remote communication - On May 5, 2020, the company amended its bylaws to permit the conduct of its annual meeting of stockholders solely by means of remote communication[451](index=451&type=chunk)

Mack-Cali Realty Corp (CLI) Q1 2020 Earnings Conference Call May 7, 2020 8:00 AM ET Company Participants Michael DeMarco - CEO & Director Marshall Tycher - Chairman, Roseland Residential Trust David Smetana - CFO Nicholas Hilton - EVP, Leasing Conference Call Participants Emmanuel Korchman - Citigroup Stephen Sakwa - Evercore ISI James Feldman - Bank of America Merrill Lynch John Guinee - Stifel, Nicolaus & Company Daniel Ismail - Green Street Advisors Operator Good morning. My name is Henry, and I will be ...

Citi 2020 Global Property CEO Conference March 2020 This Operating and Financial Data should be read in connection with our Annual Report on Form 10-K for the year ended December 31, 2019. Statements made in this presentation 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," "projected," "should," "expect," "anticipate," "estimate, ...

Mack-Cali Realty Corporation (CLI) Q4 2019 Earnings Conference Call February 27, 2020 8:00 AM ET Company Participants Michael DeMarco - CEO Nicholas Hilton - EVP, Leasing Marshall Tycher - Chairman, Roseland Residential Trust David Smetana - Chief Financial Officer Conference Call Participants Derek Johnston - Deutsche Bank North America James Feldman - Bank of America Merrill Lynch Emmanuel Korchman - Citigroup John Guinee - Stifel, Nicolaus & Company, Inc. Daniel Ismail - Green Street Advisors Steve Sakwa ...

Company Performance Highlights - Achieved Core FFO of $44.1 million, or $0.44 per share in 4Q 2019[18, 21] - Produced AFFO of $26.2 million in 4Q 2019[18, 21] - Office portfolio finished 4Q at 80.7% leased (excluding Non-Core)[18, 21] - Residential operating portfolio finished 4Q at 95.0% leased[18, 21] Transaction Activities in 4Q 2019 - Disposed of 3600 Route 66 for a gross price of $26.1 million[22] - Disposed of Alterra & The Chase at Overlook Ridge for a gross price of $411.5 million[22] - Closed a $300.0 million construction loan on The Charlotte[22] - Disposed of 5 Wood Hollow Road for a gross price of $29.3 million[22] Net Asset Value (NAV) - Total Mack-Cali NAV was $3.425 billion, or approximately $34.16 per share[27] - Office portfolio NAV range was between $2.042 billion and $2.608 billion[27] - Residential portfolio NAV range was between $2.043 billion and $2.450 billion[27] Debt Profile - Total consolidated debt, net was $2.808518 billion[24, 87] - Weighted average interest rate on total debt was 3.81%[87] - Fixed rate debt accounted for 81.75% of the total debt[87]