8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d)

of the Securities Exchange Act of 1934

Date of Report: July 21, 2015

(Date of earliest event reported)

MACK-CALI REALTY CORPORATION

(Exact name of Registrant as specified in its charter)

Maryland

(State or other jurisdiction of incorporation)

1-13274 (Commission File No.) 22-3305147 (I.R.S. Employer Identification No.)

343 Thornall Street, Edison, New Jersey 08837-2206

(Address of Principal Executive Offices) (Zip Code)

(732) 590-1000

(Registrant's telephone number, including area code)

N/A

(Former Name or Former Address, if Changed Since Last Report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02 Results of Operations and Financial Condition

On July 22, 2015, Mack-Cali Realty Corporation (the "Company") issued a press release announcing its financial results for the second quarter 2015. A copy of the press release is attached hereto as Exhibit 99.3.

Item 7.01 Regulation FD Disclosure

For the quarter ended June 30, 2015, the Company hereby makes available supplemental data regarding its operations, as well as supplemental data regarding its multi-family real estate platform. The Company is attaching such supplemental data as Exhibits 99.1 and 99.2 to this Current Report on Form 8-K.

In connection with the foregoing, the Company hereby furnishes the following documents:

Item 9.01     Financial Statements and Exhibits

(d)  Exhibits

Exhibit Number	Exhibit Title
99.1	Second Quarter 2015 Supplemental Operating and Financial Data.
99.2	Second Quarter 2015 Supplemental Operating and Financial Data for Roseland Residential Platform.
99.3	Second Quarter 2015 earnings press release of Mack-Cali Realty Corporation dated July 22, 2015.

        The information included in this Current Report on Form 8-K (including the exhibits hereto) is being furnished under Item 2.02, "Results of Operations and Financial Condition," Item 7.01, "Regulation FD Disclosure" and Item 9.01 “Financial Statements and Exhibits” of Form 8-K. As such, the information (including the exhibits) herein shall not be deemed to be "filed" for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the "Exchange Act"), or otherwise subject to the liabilities of that Section, nor shall it be incorporated by reference into a filing under the Securities Act of 1933, as amended, or the Exchange Act, except as shall be expressly set forth by specific reference in such a filing. This Current Report (including the exhibits hereto) will not be deemed an admission as to the materiality of any information required to be disclosed solely to satisfy the requirements of Regulation FD.

SIGNATURES

        Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	MACK-CALI REALTY CORPORATION
Date: July 21, 2015	By:	/s/  MITCHELL E. RUDIN    Mitchell E. Rudin Chief Executive Officer

  Date: July 21, 2015   By:   /s/  MICHAEL J. DEMARCO    Michael J. DeMarco President and    Chief Operating Officer

  Date: July 21, 2015   By:   /s/  ANTHONY KRUG    Anthony Krug Chief Financial Officer

EXHIBIT INDEX

Exhibit Number	Exhibit Title
99.1	Second Quarter 2015 Supplemental Operating and Financial Data.
99.2	Second Quarter 2015 Supplemental Operating and Financial Data for Roseland Residential Platform.
99.3	Second Quarter 2015 earnings press release of Mack-Cali Realty Corporation dated July 22, 2015.

EX-99.1

SECOND QUARTER 2015

Supplemental Operating and Financial Data

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

INDEX

	PAGE(S)
I.  COMPANY BACKGROUND
·      About the Company / Other Corporate Data	4
·      Board of Directors / Executive Officers / Company Contact Information	5
·      Equity Research Coverage	6
II.  FINANCIAL HIGHLIGHTS
·      Quarterly Summary / Recent Transactions	7
·      Operating Highlights / Balance Sheet/Capital Markets	7
·      Dividends / Information About FFO	8
·      Key Financial Data	9
·      Same-Store Results and Analysis	10
·      Select Financial Ratios	11
·      Debt Analysis:
(a) Debt Breakdown/Future Repayments	12
(b) Debt Maturities	13
(c) Debt Detail	14
III.  FINANCIAL INFORMATION
·      Consolidated Statements of Operations	15
·      Consolidated Balance Sheets	16
·      Consolidated Statement of Changes in Equity	17
·      Statements of Funds from Operations	18
·      Statements of Funds from Operations Per Diluted Share	19
·      Reconciliation of Basic-to-Diluted Shares/Units	20
·      Unconsolidated Joint Venture Information	21 - 23
IV.  PORTFOLIO SUMMARY
·      Rental Property Sales/Dispositions	24
·      Breakdown of Company Holdings	25
·      Consolidated Portfolio Analyses:
Breakdown by:
Number of Properties / Square Footage	26
Base Rental Revenue / Percentage Leased	27
V.  OFFICE PORTFOLIO
·      Summary of Development Projects	28
·      Summary of Land Holdings	28
·      Leasing Statistics	29 - 35
·      Market Diversification (MSAs)	36
·      Industry Diversification (Top 30 Tenant Industries)	37
·      Significant Tenants (Top 50 Tenants)	38 - 39
·      Schedules of Lease Expirations (by Property Type)	40 - 44

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

2

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS

The Company considers portions of this information to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 21E of such act. Such forward-looking statements relate to, without limitation, our future economic performance, plans and objectives for future operations and projections of revenue and other financial items. Forward-looking statements can be identified by the use of words such as “may,” “will,” “plan,” “potential,” “projected,” “should,” “expect,” “anticipate,” “estimate,” “continue” or comparable terminology. Forward-looking statements are inherently subject to risks and uncertainties, many of which the Company cannot predict with accuracy and some of which the Company might not even anticipate. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, the Company can give no assurance that such expectations will be achieved. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements.

Among the factors about which the Company has made assumptions are:

· risks and uncertainties affecting the general economic climate and conditions, which in turn may have a negative effect on the fundamentals of the Company’s business and the financial condition of the Company’s tenants and residents;

· the value of the Company’s real estate assets, which may limit the Company’s ability to dispose of assets at attractive prices or obtain or maintain debt financing secured by the Company’s properties or on an unsecured basis;

· the extent of any tenant bankruptcies or of any early lease terminations;

· the Company’s ability to lease or re-lease space at current or anticipated rents;

· changes in the supply of and demand for our properties;

· changes in interest rate levels and volatility in the securities markets;

· our ability to complete construction and development activities on time and within budget, including without limitation obtaining regulatory permits and the availability and cost of materials, labor and equipment;

· forward-looking financial and operational information, including information relating to future development projects, potential acquisitions or dispositions, and projected revenue and income;

· changes in operating costs;

· the Company’s ability to obtain adequate insurance, including coverage for terrorist acts;

· the Company's credit worthiness and the availability of financing on attractive terms or at all, which may adversely impact the Company’s ability to pursue acquisition and development opportunities and refinance existing debt and the Company’s future interest expense;

· changes in governmental regulation, tax rates and similar matters; 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 or residents 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 us and the statements contained herein, see Item 1A: Risk Factors in our Annual Report on Form 10-K for the year ended December 31, 2014. The Company assumes no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.

This Supplemental Operating and Financial Data is not an offer to sell or solicitation to buy any securities of the Company. Any offers to sell or solicitations of the Company shall be made by means of a prospectus. The information in this Supplemental Package 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 Supplemental Package without reference to the 10-Q and the Public Filings. Any investors’ receipt of, or access to, the information contained herein is subject to this qualification.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

3

I.  COMPANY BACKGROUND

About the Company

Mack-Cali Realty Corporation (NYSE: CLI) has been involved in all aspects of commercial real estate development, management, and ownership for over 60 years and has been a publicly traded real estate investment trust ("REIT") since 1994. At June 30, 2015, Mack-Cali owned or had interests in 279 properties consisting of 260 office and office/flex properties totaling approximately 30.5 million square feet of commercial space and 19 multi-family rental properties containing 5,644 apartment homes (including 975 apartment homes in lease-up), as well as 1,182 apartment homes in development and land to accommodate up to 5.7 million square feet of additional commercial space and 9,042 multi-family apartment homes – in addition to hotel development, all located in the Northeast.

History

Established over 60 years ago, in 1994 the New Jersey-based firm, Cali Realty, became a publicly traded company listed on the New York Stock Exchange under the ticker symbol CLI. Through combinations with some of the top companies in the real estate industry—most notably New Jersey-based Mack Company and Westchester, New York-based Robert Martin Company—Mack-Cali has become one of the leading real estate companies in the country.

Strategy

Mack-Cali’s strategy is to operate two platforms, an office platform built around transit based locations with a high concentration on the New Jersey Waterfront and a luxury multi-family platform ranging from Washington D.C. to Boston also with a high concentration on the New Jersey Waterfront.  Both platforms are expected to produce above market returns.

Summary

(as of June 30, 2015)

Corporate Headquarters	Edison, New Jersey
Fiscal Year-End	12/31
Total Properties	279
Total Commercial Square Feet / Multi-family Units	30.5 million commercial square feet and 5,644 multi-family apartment homes
Geographic Diversity	Seven states and the District of Columbia
New Jersey Presence	20.6 million square feet of commercial space and 2,979 multi-family apartment homes
Northeast Presence	30.5 million square feet of commercial space and 5,644 multi-family apartment homes
Common Shares and
Units Outstanding	100.2 million
Dividend--Quarter/Annualized	$0.15/$0.60
Dividend Yield	3.3%
Total Market Capitalization	$3.9 billion
Senior Debt Rating	BBB- (S&P and Fitch);
	Baa3 (Moody’s)

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

4

Board of Directors

William L. Mack, Chairman of the Board
Alan S. Bernikow	Kenneth M. Duberstein	Nathan Gantcher
Jonathan Litt	David S. Mack	Alan G. Philibosian
Irvin D. Reid	Vincent Tese	Roy J. Zuckerberg

Executive Officers

Mitchell E. Rudin, Chief Executive Officer	Michael J. DeMarco, President and Chief Operating Officer
Anthony Krug, Chief Financial Officer	Gary Wagner, Chief Legal Officer and Secretary

Company Contact Information

Mack-Cali Realty Corporation

Investor Relations Department

343 Thornall Street

Edison, New Jersey 08837-2206

Deidre Crockett

Phone: (732) 590-1025

Fax: (732) 205-4951

E-Mail: dcrockett@mack-cali.com

Web: www.mack-cali.com

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

5

Equity Research Coverage

Bank of America Merrill Lynch James C. Feldman (646) 855-5808	Green Street Advisors Michael Knott (949) 640-8780
Barclays Capital Ross Smotrich (212) 526-2306	J.P. Morgan Anthony Paolone (212) 622-6682
Citigroup Michael Bilerman (212) 816-1383	Stifel, Nicolaus & Company, Inc. John W. Guinee, III (443) 224-1307
Cowen and Company James Sullivan (646) 562-1380	SunTrust Robinson Humphrey, Inc. Michael R. Lewis (212) 319-5659
Deutsche Bank North America Vin Chao (212) 250-6799	UBS Investment Research Ross T. Nussbaum (212) 713-2484
Evercore ISI Steve Sakwa (212) 446-9462

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

6

II.  FINANCIAL HIGHLIGHTS

Quarterly Summary

Funds from operations (FFO) for the quarter ended June 30, 2015 amounted to $46.5 million, or $0.46 per share, as compared to $50.3 million, or $0.50 per share, for the quarter ended June 30, 2014.  For the six months ended June 30, 2015, FFO equaled $89.6 million, or $0.89 per share, as compared to $80.5 million, or $0.81 per share, for the same period last year.  For the quarter compared to last year, the decrease in FFO per share results primarily from lower NOI as a result of assets sold of $0.05 and lower revenue from decreased percent leased of $0.04, partially offset by increased net real estate tax appeal proceeds of $0.02, decreased acquisition related general and administrative costs of $0.02 and decreased interest expense of $0.01.

Net income available to common shareholders for the quarter ended June 30, 2015 amounted to $35.4 million, or $0.40 per share, as compared to $51.1 million, or $0.58 per share, for the quarter ended June 30, 2014.  For the six months ended June 30, 2015, net income to common shareholders equaled $32.9 million, or $0.37 per share, as compared to $35.8 million, or $0.40 per share, for the same period last year.

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

Total revenues for the second quarter 2015 were $148.6 million, as compared to $160.3 million for the second quarter 2014.  For the six months ended June 30, 2015, total revenues amounted to $302.3 million, as compared to $329.9 for the same period last year.

The Company had 89,195,529 shares of common stock, and 11,012,069 common operating partnership units outstanding as of June 30, 2015. The Company had a total of 100,207,598 common shares/common units outstanding at June 30, 2015.

Recent Transactions

In June, the Company sold its commercial office property located at 14 Sylvan Way, in Mack-Cali Business Campus, Parsippany, New Jersey, for approximately $80.0 million.  The three-story, 203,506-square-foot class A office building is fully leased to Wyndham.

Also in June, the Company sold its interest in The Highlands at Morristown Station in Morristown, New Jersey, realizing net proceeds of approximately $6.4 million.  Mack-Cali had acquired its 25 percent subordinated interest in the 217-unit community in October 2012 as part of the Roseland acquisition for approximately $2 million. The sale represents an approximately 3.0-times multiple on the 2012 acquisition price. Mack-Cali’s Roseland subsidiary will continue to manage the property.

Operating Highlights

Mack-Cali’s consolidated commercial in-service portfolio was 82.3 percent leased at June 30, 2015, as compared to 84.3 percent leased at March 31, 2015.

For the quarter ended June 30, 2015, the Company executed 138 leases at its consolidated in-service commercial portfolio totaling 1,377,100 square feet, consisting of 970,472 square feet of office space, 391,328 square feet of office/flex space and 15,300 square feet of industrial/warehouse space. Of these totals, 214,577 square feet were for new leases and 1,162,523 square feet were for lease renewals and other tenant retention transactions.

Balance Sheet/Capital Markets

As of June 30, 2015, the Company had total indebtedness of approximately $2.0 billion, with a weighted average annual interest rate of 5.67 percent.  The Company had a total market capitalization of $3.9 billion and a debt-to-undepreciated assets ratio of 36.3 percent at June 30, 2015.  The Company had an interest coverage ratio of 2.7 times for the quarter eneded June 30, 2015 and an interest coverage ratio of 2.7 times for the six months ended June 30, 2015.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

7

Dividends

In June, the Company’s Board of Directors declared a cash dividend of $0.15 per common share (indicating an annual rate of $0.60 per common share) for the second quarter 2015, which was paid on July 14, 2015 to shareholders of records as of July 6, 2015.

Information About FFO

Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interest of unitholders, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains (or losses) from extraordinary items, sales of depreciable rental property, and impairments related to depreciable rental property, plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that as FFO per share excludes the effect of depreciation, gains (or losses) from sales of properties and impairments related to depreciable rental property (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can facilitate comparison of operating performance between equity REITs.

FFO per share should not be considered as an alternative to net income available to common shareholders per share as an indication of the Company’s performance or to cash flows as a measure of liquidity. FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company’s FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). A reconciliation of net income per share to FFO per share is included in the financial tables on page 19.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

8

Key Financial Data

As of or for the three months ended

	06/30/15		03/31/15		12/31/14		09/30/14		06/30/14
Shares and Units:
Common Shares Outstanding	89,195,529		89,127,942		89,076,578		89,055,220		88,982,062
Common Units Outstanding	11,012,069		11,036,898		11,083,876		11,092,044		11,164,018
Combined Shares and Units	100,207,598		100,164,840		100,160,454		100,147,264		100,146,080
Weighted Average- Basic (a)	100,271,906		100,265,509		100,130,039		99,995,081		99,993,083
Weighted Average- Diluted (b)	100,314,310		100,265,509		100,130,039		100,052,290		100,022,734
Common Share Price ($’s):
At the end of the period	18.43		19.28		19.06		19.11		21.48
High during period	19.73		20.11		20.11		22.05		22.44
Low during period	16.85		18.01		17.92		18.95		19.98
Market Capitalization:
($’s in thousands, except ratios)
Market Value of Equity (c)	1,901,178		1,985,839		1,964,115		1,977,334		2,205,844
Total Debt	2,034,819		2,107,572		2,088,654		2,238,641		2,208,268
Total Market Capitalization	3,935,997		4,093,411		4,052,769		4,215,975		4,414,112
Total Debt/ Total Market
Capitalization	51.70	%	51.49	%	51.54	%	53.10	%	50.03	%
Financials:
($’s in thousands, except ratios and
per share amounts)
Total Assets	4,153,465		4,198,854		4,192,247		4,357,197		4,354,772
Gross Book Value of Real Estate Assets	4,928,197		4,955,293		4,958,179		4,909,727		4,966,633
Total Liabilities	2,264,242		2,334,631		2,310,236		2,452,915		2,438,892
Total Equity	1,889,223		1,864,223		1,882,011		1,904,283		1,915,880
Total Revenues	148,567		153,715		151,414		155,489		160,300
Capitalized Interest	3,781		3,607		4,820		4,158		3,351
Scheduled Principal Amortization	1,001		1,017		1,022		690		595
Interest Coverage Ratio	2.74		2.58		2.24		2.76		2.79
Fixed Charge Coverage Ratio	2.32		2.20		1.85		2.34		2.44
Net Income (Loss)	39,389		(3,325)		(10,413)		2,897		57,347
Net Income (Loss) Available to Common Shareholders	35,379		(2,521)		(9,240)		2,704		51,123
Earnings per Share—diluted	0.40		(0.03)		(0.10)		0.03		0.58
FFO per Share—diluted (d)	0.46		0.43		0.34		0.48		0.50
Dividends Declared per Share	0.15		0.15		0.15		0.15		0.15
FFO Payout Ratio—diluted (d)	32.33	%	34.93	%	44.00	%	31.24	%	29.80	%
Portfolio Size:
Consolidated Properties	227		230		231		232		239
Consolidated Total Commercial Square Footage	24,837,821		25,266,990		25,288,590		25,363,590		26,279,958
Commercial Sq. Ft. Leased at End of Period (e)	82.3	%	84.3	%	84.2	%	83.7	%	83.7	%

(a)   Calculated based on weighted average common shares outstanding, assuming redemption of operating partnership common units into common shares.

(b)   Calculated based on shares and units included in basic per share/unit computation, plus dilutive Common Stock Equivalents (i.e. convertible preferred units, options and warrants).

(c)   Includes any outstanding preferred units presented on a converted basis into common units and noncontrolling interests in consolidated joint ventures.

(d)   Funds from Operations (“FFO”) is calculated in accordance with the definition of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 8.

(e)   Percentage leased includes leases in effect as of the period end date, some of which have commencement dates in the future and leases that expire at the period end date.  Reflects square feet leased at the Company’s consolidated in-service portfolio, excluding in-service properties in lease up (if any).

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

9

Same Store Results and Analysis

(dollars in thousands)

		For the Three Months Ended
		June 30,								%
		2015			2014			Change		Change
Total Property Revenues	$		136,952	$		137,799	$		(847)	(0.6)
Real Estate Taxes		21,139			21,304			(165)		(0.8)
Utilities		13,310			12,690			620		4.9
Operating Services		25,475			24,904			571		2.3
Total Property Expenses:		59,924			58,898			1,026		1.7
GAAP Net Operating Income		77,028			78,901			(1,873)		(2.4)
Less: straight-lining of rents adj.		(397)			541			(938)		(173.4)
Net Operating Income	$		77,425	$		78,360	$		(935)	(1.2)
Percentage Leased at Period End		82.3		%	83.4		%
Total Properties:		226
Total Square Footage:		24,837,821
Apartment Homes:		1,081

		For the Six Months Ended
		June 30,								%
		2015			2014			Change		Change
Total Property Revenues	$		278,758	$		282,012	$		(3,254)	(1.2)
Real Estate Taxes		42,896			42,907			(11)		0.0
Utilities		30,675			36,957			(6,282)		(17.0)
Operating Services		52,937			51,307			1,630		3.2
Total Property Expenses:		126,508			131,171			(4,663)		(3.6)
GAAP Net Operating Income		152,250			150,841			1,409		0.9
Less: straight-lining of rents adj.		(818)			2,217			(3,035)		(136.9)
Net Operating Income	$		153,068	$		148,624	$		4,444	3.0
Percentage Leased at Period End		82.3		%	83.4		%
Total Properties:		226
Total Square Footage:		24,837,821
Apartment Homes:		1,081

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

10

Select Financial Ratios

Ratios Computed For Industry	June 30,
Comparisons:	2015		2014
Financial Position Ratios:
Total Debt/ Total Book	48.99	%	50.71	%
Capitalization
(Book value) (%)
Total Debt/ Total Market	51.70	%	50.03	%
Capitalization
(Market value) (%)
Total Debt/ Total Undepreciated	36.32	%	38.44	%
Assets (%)
Secured Debt/ Total Undepreciated	13.68	%	12.80	%
Assets (%)
	Three Months Ended				Six Months Ended
	June 30,				June 30,
	2015		2014		2015		2014
Operational Ratios:
Interest Coverage	2.74		2.79		2.66		2.39
(Funds from Operations+Interest
Expense)/Interest Expense (x)
Debt Service Coverage	2.64		2.73		2.56		2.33
(Funds from Operations +
Interest Expense)/(Interest Expense
+ Principal Amort.) (x)
Fixed Charge Coverage	2.32		2.44		2.26		2.09
(Funds from Operations +
Interest Expense + Ground Lease Payments)/
(Interest Expense + Capitalized Interest+Pref. Div.
+Prin. Amort.+Ground Lease
Payments)(x)
FFO Payout	32.33	%	29.80	%	33.59	%	55.89	%
(Dividends Declared/Funds from
Operations) (%)

Note: Excluding executive severance costs of $11 million in the first quarter 2014, Interest Coverage, Debt Service Coverage, Fixed Charge Coverage and FFO Payout ratios would have been 2.58x, 2.51x, 2.26x and 49.2 percent, respectively, for the six months ended June 30, 2014.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

11

Debt Analysis

(as of June 30, 2015)

Debt Breakdown

(dollars in thousands)

			%	Weighted Average		Weighted Average
		Balance	of Total	Interest Rate (a)		Maturity in Years
Fixed Rate Unsecured Debt and
Other Obligations	$	1,268,293	62.33%	4.88%		4.66
Fixed Rate Secured Debt		626,983	30.81%	7.66%		2.90
Variable Rate Secured Debt		139,543	6.86%	3.89%		1.44
Totals/Weighted Average:	$	2,034,819	100.00%	5.67%	(b)	3.90

(a)   The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 0.19 percent as of June 30, 2015, plus the applicable spread.

(b)   Excludes amortized deferred financing costs pertaining to the Company’s unsecured revolving credit facility which amounted to $0.8 million and $1.6 million for the three and six months ended June 30, 2015.

Future Repayments

(dollars in thousands)

							Weighted Average
		Scheduled		Principal			Interest Rate of
Period		Amortization		Maturities		Total	Future Repayments (a)
July 1 - December 31, 2015	$	4,806	$	113,442	$	118,248	6.91%
2016		8,311		333,273		341,584	7.43%
2017		7,275		394,644		401,919	4.10%
2018		7,311		231,536		238,847	6.67%
2019		723		331,566		332,289	7.44%
Thereafter		6,328		605,206		611,534	4.13%
Sub-total		34,754		2,009,667		2,044,421
Adjustment for unamortized debt discount/premium and mark-to-market, net, as of June 30, 2015		(9,602)		-		(9,602)
Totals/Weighted Average:	$	25,152	$	2,009,667	$	2,034,819	5.67%	(b)

(a)   The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 0.19 percent as of June 30, 2015, plus the applicable spread.

(b)   Excludes amortized deferred financing costs pertaining to the Company’s unsecured revolving credit facility which amounted to $0.8 million and $1.6 million for the three and six months ended June 30, 2015.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

12

Debt Maturities

(dollars in thousands)

		July 1 -
		December 31,															2023 and
		2015		2016		2017		2018		2019	2020		2021		2022		Beyond		Totals
Secured Debt:
6 Becker, 85 Livingston,75 Livingston, & 20 Waterview	$	65,035																$	65,035
Port Imperial South		44,550																	44,550
9200 Edmonston Road		3,857																	3,857
Curtis Center			$	64,000															64,000
4 Becker				40,431															40,431
5 Becker				14,574															14,574
210 Clay				14,267															14,267
Prudential Portfolio					$	141,151													141,151
150 Main Street						3,493													3,493
23 Main Street							$	26,566											26,566
Harborside Plaza 5								204,970											204,970
100 Walnut Avenue									$	17,281									17,281
One River Center										39,586									39,586
Park Square										24,700									24,700
Port Imperial South 4/5 Retail												$	3,801						3,801
Port Imperial South 4/5 Garage																$	26,405		26,405
Total Secured Debt:	$	113,442	$	133,272	$	144,644	$	231,536	$	81,567	-	$	3,801		-	$	26,405	$	734,667
Unsecured Debt:
Unsecured credit facility						-													-
5.80% unsecured notes
due 1/16			$	200,000														$	200,000
2.50% unsecured notes
due 12/17					$	250,000													250,000
7.75% unsecured notes
due 8/19									$	250,000									250,000
4.50% unsecured notes
due 4/22														$	300,000				300,000
3.15% unsecured notes
due 5/23																$	275,000		275,000
Total Unsecured Debt:		-	$	200,000	$	250,000		-	$	250,000	-		-	$	300,000	$	275,000	$	1,275,000
Total Debt:	$	113,442	$	333,272	$	394,644	$	231,536	$	331,567	-	$	3,801	$	300,000	$	301,405	$	2,009,667

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

13

Debt Detail

(dollars in thousands)

		Effective
		Interest		June 30,		December 31,	Date of
Property Name	Lender	Rate		2015		2014	Maturity
Senior Unsecured Notes: (a)
5.800%, Senior Unsecured Notes	public debt	5.806%	$	200,047	$	200,086	01/15/16
2.500%, Senior Unsecured Notes	public debt	2.803%		249,298		249,150	12/15/17
7.750%, Senior Unsecured Notes	public debt	8.017%		249,120		249,013	08/15/19
4.500%, Senior Unsecured Notes	public debt	4.612%		299,595		299,565	04/18/22
3.150%, Senior Unsecured Notes	public debt	3.517%		270,233		269,930	05/15/23
Total Senior Unsecured Notes:			$	1,268,293	$	1,267,744

Revolving Credit Facilities:
Unsecured Facility (b)	17 Lenders	LIBOR +1.300%	-	-	07/31/17
Total Revolving Credit Facilities:			-	-

Property Mortgages: (c)
Overlook Ridge-Sites III D, III C, III A (d)	Wells Fargo Bank N.A.	LIBOR+3.50%			-	$	17,260		-
Overlook Ridge-Site II B (Quarrystone I) (d)	Wells Fargo Bank N.A.	LIBOR+2.50%			-		5,787		-
4 Sylvan (e)	Wells Fargo CMBS	10.260%			-		14,575		-
10 Independence (f)	Wells Fargo CMBS	10.260%			-		16,924		-
6 Becker, 85 Livingston, 75 Livingston & 20 Waterview (g)	Wells Fargo CMBS	10.260%		$	65,035		65,035		08/11/14	(h)
9200 Edmonston Road (i)	Principal Commercial Funding, L.L.C.	5.534%			3,857		3,951		05/01/15
Port Imperial South	Wells Fargo Bank N.A.	LIBOR+1.75%			44,550		44,119		09/19/15
4 Becker	Wells Fargo CMBS	9.550%			39,739		39,421		05/11/16
5 Becker (j)	Wells Fargo CMBS	19.450%			14,288		13,867		05/11/16
210 Clay (k)	Wells Fargo CMBS	18.100%			13,770		13,330		05/11/16
Curtis Center (l)	CCRE & PREFG	LIBOR+5.912%	(o)		64,000		64,000		10/09/16
Various (m)	Prudential Insurance	6.332%			144,551		145,557		01/15/17
150 Main Street	Webster Bank	LIBOR+2.35%			3,493		1,193	(q)	03/30/17
23 Main Street	JPMorgan CMBS	5.587%			28,878		29,210		09/01/18
Harborside Plaza 5	The Northwestern Mutual Life Insurance Co. & New York Life Insurance Co.	6.842%			219,682		221,563		11/01/18
100 Walnut Avenue	Guardian Life Ins. Co.	7.311%			18,410		18,542		02/01/19
One River Center (n)	Guardian Life Ins. Co.	7.311%			42,173		42,476		02/01/19
Park Square	Wells Fargo Bank N.A.	LIBOR+1.872%	(p)		27,500		27,500		04/10/19
Port Imperial South 4/5 Retail	American General Life & A/G PC	4.559%			4,000		4,000		12/01/21
Port Imperial South 4/5 Garage	American General Life & A/G PC	4.853%			32,600		32,600		12/01/29
Total Mortgages, Loans Payable and Other Obligations:				$	766,526	$	820,910
Total Debt:				$	2,034,819	$	2,088,654

(a)	Includes the cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the notes, as applicable.
(b)	Total borrowing capacity under the facility is $600 million, is expandable to $1 billion and matures in July 2017. It has two six-month extension options each requiring the payment of a 7.5 basis point fee. The interest rate on outstanding borrowings (not electing the Company’s competitive bid feature) and the facility fee on the current borrowing capacity payable quarterly in arrears are based upon the Operating Partnership’s unsecured debt ratings.
(c)	Reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs, mark-to-market adjustment of acquired debt and other transaction costs, as applicable.
(d)	On March 27, 2015, the Company repaid these loans at par, using borrowings on the Company's unsecured revolving credit facility.
(e)	On June 11, 2015, the Company transerred the deed for 4 Sylvan Way to the lender in satisfaction of its obligations.
(f)	On May 27, 2015, the Company transferred the deed for 10 Independence Boulevard to the lender in satisfaction of its obligation.
(g)	Mortgage is cross collateralized by the four properties.
(h)	The loan was not repaid at maturity and the Company has begun discussions with the lender regarding a potential deed-in-lieu of foreclosure in satisfaction of the obligation.
(i)	The mortgage loan originally matured on May 1, 2013.  The maturity date was extended until May 1, 2015 with the same interest rate.  Excess cash flow, as defined, is being held by the lender for re-leasing costs.  The deed for the property was placed in escrow and is available to the lender in the event of default or non-payment at maturity.  The mortage loan was not repaid on May 1, 2015.  The Company is in discussions with the lender regarding a further extension of the loan.
(j)	The cash flow from this property is insufficient to cover operating costs and debt service.  Consequently, the Company notified the lender and suspended debt service payments in August 2013.  The Company has begun discussions with the lender regarding a deed-in-lieu of foreclosure and began remitting available cash flow to the lender effective August 2013.
(k)	The cash flow from this property is insufficient to cover operating costs and debt service.  Consequently, the Company notified the lender and suspended debt service payments in January 2015.
(l)	The Company owns a 50 percent tenants-in-common interest in the Curtis Center Property.  The Company’s $64.0 million loan consists of its 50 percent interest in a $102 million senior loan with a current rate of 3.480 percent at June 30, 2015 and its 50 percent interest in a $26 million mezzanine loan (with a maximum borrowing capacity of $48 million) with a current rate of 9.686 percent at June 30, 2015.  The senior loan rate is based on a floating rate of one-month LIBOR plus 329 basis points and the mezzanine loan rate is based on a floating rate of one-month LIBOR plus 950 basis points.  The Company has entered into LIBOR caps for the periods of the loans.  The loans provide for three one-year extension options.
(m)	Mortgage is cross collateralized by seven properties. The Company has agreed, subject to certain conditions, to guarantee repayment of $61.1 million of the loan.
(n)	Mortgage is collateralized by the three properties comprising One River Center.
(o)	The effective interest rate includes amortization of deferred financing costs of 1.362 percent.
(p)	The effective interest rate includes amortization of deferred financing costs of 0.122 percent.
(q)	This construction loan has a maximum borrowing capacity of $28.8 million.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

14

III.  FINANCIAL INFORMATION

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Statements of Operations

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

		Three Months Ended				Six Months Ended
		June 30,				June 30,
REVENUES		2015		2014		2015		2014
Base rents	$	121,246	$	133,210	$	245,039	$	267,261
Escalations and recoveries from tenants		15,842		16,996		34,241		42,564
Real estate services		7,401		7,009		15,045		13,701
Parking income		2,850		2,236		5,392		4,350
Other income		1,228		849		2,565		2,020
Total revenues		148,567		160,300		302,282		329,896
EXPENSES
Real estate taxes		21,410		23,375		43,862		47,726
Utilities		13,399		14,573		30,974		42,854
Operating services		25,844		27,840		54,072		57,062
Real estate services expenses		6,208		6,571		12,847		13,280
General and administrative		11,988		13,673		22,999		36,554
Depreciation and amortization		42,365		44,711		83,167		89,696
Total expenses		121,214		130,743		247,921		287,172
Operating income		27,353		29,557		54,361		42,724
OTHER (EXPENSE) INCOME
Interest expense		(26,773)		(28,159)		(53,988)		(58,105)
Interest and other investment income		291		922		558		1,308
Equity in earnings (loss) of unconsolidated joint ventures		(2,329)		443		(5,858)		(792)
Realized gains (losses) on disposition of rental property, net		34,399		54,584		34,543		54,584
Gain on sale of investment in unconsolidated joint ventures		6,448		-		6,448		-
Total other (expense) income		12,036		27,790		(18,297)		(3,005)
Net income		39,389		57,347		36,064		39,719
Noncontrolling interest in consolidated joint ventures		373		290		863		612
Noncontrolling interest in Operating Partnership		(4,383)		(6,514)		(4,069)		(4,506)
Net income available to common shareholders	$	35,379	$	51,123	$	32,858	$	35,825
Basic earnings per common share:
Net income available to common shareholders	$	0.40	$	0.58	$	0.37	$	0.40
Diluted earnings per common share:
Net income available to common shareholders	$	0.40	$	0.58	$	0.37	$	0.40
Basic weighted average shares outstanding		89,244		88,691		89,218		88,491
Diluted weighted average shares outstanding		100,314		100,023		100,313		99,964

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

15

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Balance Sheets

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

		June 30,		December 31,
Assets		2015		2014
Rental property
Land and leasehold interests	$	749,359	$	760,855
Buildings and improvements		3,751,805		3,753,300
Tenant improvements		414,166		431,969
Furniture, fixtures and equipment		12,867		12,055
		4,928,197		4,958,179
Less – accumulated depreciation and amortization		(1,448,791)		(1,414,305)
Net investment in rental property		3,479,406		3,543,874
Cash and cash equivalents		19,813		29,549
Investments in unconsolidated joint ventures		284,507		247,468
Unbilled rents receivable, net		117,777		123,885
Deferred charges, goodwill and other assets, net		197,773		204,650
Restricted cash		42,052		34,245
Accounts receivable, net of allowance for doubtful accounts
of $1,871 and $2,584		12,137		8,576
Total assets	$	4,153,465	$	4,192,247
Liabilities and Equity
Senior unsecured notes	$	1,268,293	$	1,267,744
Mortgages, loans payable and other obligations		766,526		820,910
Dividends and distributions payable		15,582		15,528
Accounts payable, accrued expenses and other liabilities		134,089		126,971
Rents received in advance and security deposits		49,093		52,146
Accrued interest payable		30,659		26,937
Total liabilities		2,264,242		2,310,236
Commitments and contingencies
Equity:
Mack-Cali Realty Corporation stockholders’ equity:
Common stock, $0.01 par value, 190,000,000 shares authorized,
89,195,529 and 89,076,578 shares outstanding		892		891
Additional paid-in capital		2,562,507		2,560,183
Dividends in excess of net earnings		(930,167)		(936,293)
Total Mack-Cali Realty Corporation stockholders’ equity		1,633,232		1,624,781
Noncontrolling interests in subsidiaries:
Operating Partnership		201,639		202,173
Consolidated joint ventures		54,352		55,057
Total noncontrolling interests in subsidiaries		255,991		257,230
Total equity		1,889,223		1,882,011
Total liabilities and equity	$	4,153,465	$	4,192,247

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

16

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Statement of Changes in Equity

(in thousands) (unaudited)

					Additional		Dividends in		Noncontrolling
	Common Stock				Paid-In		Excess of		Interests		Total
	Shares		Par Value		Capital		Net Earnings		in Subsidiaries		Equity
Balance at January 1, 2015	89,077	$	891	$	2,560,183	$	(936,293)	$	257,230	$	1,882,011
Net income	-		-		-		32,858		3,206		36,064
Common stock dividends	-		-		-		(26,732)		-		(26,732)
Common unit distributions	-		-		-		-		(3,308)		(3,308)
Increase in noncontrolling interest
in consolidated joint ventures	-		-		-		-		158		158
Redemption of common units
for common stock	72		1		1,305		-		(1,306)		-
Shares issued under Dividend
Reinvestment and Stock Purchase Plan	1		-		25		-		-		25
Directors' deferred compensation plan	-		-		197		-		-		197
Stock compensation	46		-		808		-		-		808
Rebalancing of ownership percentage
between parent and subsidiaries	-		-		(11)		-		11		-
Balance at June 30, 2015	89,196	$	892	$	2,562,507	$	(930,167)	$	255,991	$	1,889,223

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

17

Mack-Cali Realty Corporation and Subsidiaries

Statements of Funds from Operations

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

	Three Months Ended						Six Months Ended
	June 30,						June 30,
		2015			2014			2015			2014
Net income available to common shareholders	$	35,379		$	51,123		$	32,858		$	35,825
Add (deduct):  Noncontrolling interest in Operating Partnership		4,383			6,514			4,069			4,506
Real estate-related depreciation and amortization on continuing operations (a)		47,634			47,291			93,665			94,739
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net		(34,399)			(54,584)			(34,543)			(54,584)
Gain on sale of investment in unconsolidated joint ventures		(6,448)			-			(6,448)			-
Funds from operations available to common shareholders (b)	$	46,549		$	50,344		$	89,601		$	80,486
Diluted weighted average shares/units outstanding (c)		100,314			100,023			100,313			99,964
Funds from operations per share/unit-diluted	$	0.46		$	0.50		$	0.89		$	0.81
Dividends declared per common share	$	0.15		$	0.15		$	0.30		$	0.45
Dividend payout ratio:
Funds from operations-diluted		32.33	%		29.80	%		33.59	%		55.89	%
Supplemental Information:
Non-incremental revenue generating capital expenditures:
Building improvements	$	7,763		$	2,784		$	14,562		$	5,253
Tenant improvements and leasing commissions (d)	$	6,188		$	17,548		$	11,409		$	24,335
Straight-line rent adjustments (e)	$	56		$	1,110		$	(83)		$	4,189
Amortization of (above)/below market lease intangibles, net (f)	$	194		$	314		$	425		$	582
Acquisition transaction costs (h)		-		$	1,943			-		$	1,943
Net effect of unusual electricity rate spikes (g)		-			-			-		$	4,845
Executives severance costs (h)		-			-			-		$	11,044

(a)	Includes the Company’s share from unconsolidated joint ventures of $5,512 and $2,658 for the three months ended June 30, 2015 and 2014, respectively, and $10,983 and $5,215 for the six months ended June 30, 2015 and 2014, respectively. Excludes non-real estate-related depreciation and amortization of $243 and $78 for the three months ended June 30, 2015 and 2014, respectively, and $485 and $172 for the six months ended June 30, 2015 and 2014, respectively.
(b)	Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 8.
(c)	Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,028 and 11,302 shares for the three months ended June 30, 2015 and 2014, respectively, and 11,050 and 11,444 for the six months ended June 30, 2015 and 2014, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 20.
(d)	Excludes expenditures for tenant spaces that have not been owned for at least a year or were vacant for more than a year.
(e)	Includes the Company’s share from unconsolidated joint ventures of $362 and $52 for the three months ended June 30, 2015 and 2014, respectively, and $538 and $0 for the six months ended June 30, 2015 and 2014, respectively.
(f)	Includes the Company’s share from unconsolidated joint ventures of $114 and $124 for the three months ended June 30, 2015 and 2014, respectively, and $238 and $248 for the six months ended June 30, 2015 and 2014, respectively.
(g)	Approximately $10 million in utilities expense, net of approximately $5 million in escalations and recoveries from tenants related to such costs.
(h)	Included in general and administrative expense.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

18

Mack-Cali Realty Corporation and Subsidiaries

Statements of Funds from Operations Per Diluted Share

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

	Three Months Ended					Six Months Ended
	June 30,					June 30,
		2015		2014		2015		2014
Net income available to common shareholders	$	0.40	$	0.58	$	0.37	$	0.40
Add: Real estate-related depreciation and amortization on continuing operations (a)		0.47		0.47		0.93		0.95
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net		(0.34)		(0.55)		(0.34)		(0.55)
Gain on sale of investment in unconsolidated joint ventures		(0.06)		-		(0.06)		-
Noncontrolling interest/rounding adjustment		(0.01)		-		(0.01)		0.01
Funds from operations (b)	$	0.46	$	0.50	$	0.89	$	0.81
Add: Net effect of unusual electricity rate spikes	$	-	$	-	$	-	$	0.05
Executives severance costs		-		-		-		0.11
Noncontrolling interests/rounding adjustment		-		-		-		(0.01)
FFO excluding certain items	$	0.46	$	0.50	$	0.89	$	0.96
Diluted weighted average shares/units outstanding (c)		100,314		100,023		100,313		99,964

(a)	Includes the Company’s share from unconsolidated joint ventures of $0.05 and $0.03 for the three months ended June 30, 2015 and 2014, respectively, and $0.11 and $0.05 for the six months ended June 30, 2015 and 2014, respectively.
(b)	Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 8.
(c)	Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,028 and 11,302 shares for the three months ended June 30, 2015 and 2014, respectively, and 11,050 and 11,444 for the six months ended June 30, 2015 and 2014, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 20.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

19

Mack-Cali Realty Corporation and Subsidiaries

Reconciliation of Basic-to-Diluted Shares/Units

(in thousands)

The following schedule reconciles the Company’s basic weighted average shares outstanding to basic and diluted weighted average shares/units outstanding for the purpose of calculating FFO per share:

	Three Months Ended		Six Months Ended
	June 30,		June 30,
	2015	2014	2015	2014
Basic weighted average shares outstanding:	89,244	88,691	89,218	88,491
Add: Weighted average common units	11,028	11,302	11,051	11,444
Basic weighted average shares/units	100,272	99,993	100,269	99,935
Restricted Stock Awards	42	30	44	29
Diluted weighted average shares/units outstanding:	100,314	100,023	100,313	99,964

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

20

Unconsolidated Joint Venture Financial Information

The following is a summary of the financial position of the unconsolidated joint ventures in which the Company had investment interests as of June 30, 2015 and December 31, 2014, respectively: (dollars in thousands)

		June 30,		December 31,
		2015		2014
Assets:
Rental property, net	$	1,597,359	$	1,534,812
Other assets		421,753		398,222
Total assets	$	2,019,112	$	1,933,034
Liabilities and partners'/
members' capital:
Mortgages and loans payable	$	1,193,461	$	1,060,020
Other liabilities		215,077		211,340
Partners'/members' capital		610,574		661,674
Total liabilities and partners'/members' capital	$	2,019,112	$	1,933,034

The following is a summary of the Company’s investment in unconsolidated joint ventures as of June 30, 2015 and December 31, 2014, respectively: (dollars in thousands)

		June 30,		December 31,
Entity/Property Name		2015		2014
Multi-family
Marbella RoseGarden, L.L.C./ Marbella (c)	$	15,721	$	15,779
RoseGarden Monaco Holdings, L.L.C./ Monaco (c)		1,532		2,161
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (e)		-		62
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (c)		-		-
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (c)		5,806		6,029
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge (e)		-		-
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge (c)		2,277		2,524
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (c)		425		955
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (c)		-		-
Crystal House Apartments Investors LLC / Crystal House		28,018		27,051
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (c)		379		1,747
PruRose Port Imperial South 13, LLC / RiverParc at Port Imperial (c)		274		1,087
Roseland/Port Imperial Partners, L.P./ Riverwalk C (c)		1,678		1,800
RoseGarden Marbella South, L.L.C./ Marbella II		14,149		11,282
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (c)		-		-
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison		4,420		4,744
Capitol Place Mezz LLC / Station Townhouses		48,610		49,327
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside		77,564		34,954
RoseGarden Monaco, L.L.C./ San Remo Land		1,310		1,283
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing		337		337
Office
Red Bank Corporate Plaza, L.L.C./ Red Bank		4,201		3,963
12 Vreeland Associates, L.L.C./ 12 Vreeland Road		5,692		5,620
BNES Associates III / Offices at Crystal Lake		2,114		1,993
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206		1,962		1,962
KPG-P 100 IMW JV, LLC / 100 Independence Mall West		37		-
Keystone-Penn (c)		-		-
Keystone-TriState (c) (d)		4,549		6,140
KPG-MCG Curtis JV, L.L.C./ Curtis Center (a)		57,382		59,911
Other
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)		3,867		4,022
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (c)		1,793		1,828
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson (b)		-		-
Other		410		907
Company's investment in unconsolidated joint ventures	$	284,507	$	247,468

(a)   Includes undivided interests in the same manner as investments in noncontrolled partnerships, pursuant to ASC 810.

(b)   The negative investment balance for this joint venture of $2,570 and $1,854 as of June 30, 2015 and December 31, 2014, respectively, were included in accounts payable, accrued expenses and other liabilities.

(c)   The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.

(d)   Includes Company's pari-passu interests in five properties.

(e)   Company's interests in the unconsolidated joint ventures were sold during the quarter ended June 30, 2015.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

21

The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Company had investment interests for the three and six months ended June 30, 2015 and 2014, respectively: (dollars in thousands)

		Three Months Ended				Six Months Ended
		June 30,				June 30,
		2015		2014		2015		2014
Total revenues	$	81,075	$	113,118	$	155,552	$	144,111
Operating and other expenses		(55,953)		(96,605)		(113,309)		(114,958)
Depreciation and amortization		(17,816)		(8,213)		(34,809)		(16,581)
Interest expense		(13,324)		(8,786)		(24,658)		(15,127)
Net loss	$	(6,018)	$	(486)	$	(17,224)	$	(2,555)

The following is a summary of the Company’s equity in earnings (loss) of unconsolidated joint ventures for the three and six months ended June 30, 2015 and 2014, respectively: (dollars in thousands)

		Three Months Ended				Six Months Ended
		June 30,				June 30,
Entity/Property Name		2015		2014		2015		2014
Multi-family
Marbella RoseGarden, L.L.C./ Marbella (a)	$	61	$	(9)	$	122	$	(15)
RoseGarden Monaco Holdings, L.L.C./ Monaco (a)		(313)		(238)		(629)		(515)
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (a)		-		(203)		(62)		(419)
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (a)		-		-		-		-
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (a)		(91)		(76)		(185)		(174)
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge (a)		-		-		-		-
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge (a)		(27)		-		(247)		62
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (a)		(276)		(613)		(530)		(1,151)
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (a)		-		(91)		-		(203)
Crystal House Apartments Investors LLC / Crystal House		13		53		3		(274)
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (a)		(637)		(220)		(1,357)		(434)
PruRose Port Imperial South 13, LLC / RiverParc Port Imperial (a)		(506)		(213)		(731)		(418)
Roseland/Port Imperial Partners, L.P./ Riverwalk C (a)		(125)		(180)		(309)		(345)
RoseGarden Marbella South, L.L.C./ Marbella II		-		-		-		-
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (a)		-		-		-		(15)
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison		(150)		-		(324)		-
Capitol Place Mezz LLC / Station Townhouses		(1,263)		-		(1,188)		-
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside		-		(212)		-		(212)
RoseGarden Monaco, L.L.C./ San Remo Land		-		-		-		-
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing		-		(16)		(19)		(54)
Office
Red Bank Corporate Plaza, L.L.C./ Red Bank		112		106		222		205
12 Vreeland Associates, L.L.C./ 12 Vreeland Road		86		54		72		144
BNES Associates III / Offices at Crystal Lake		52		110		121		147
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206		(5)		-		(5)		(5)
KPG-P 100 IMW JV, LLC / 100 Independence Mall West		(379)		(483)		(763)		(1,136)
Keystone-Penn (a)		-		-		-		-
Keystone-TriState (a)		(242)		-		(1,590)		-
KPG-MCG Curtis JV, L.L.C./ Curtis Center		232		251		428		251
Other
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)		70		44		156		146
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (a)		(18)		(23)		(36)		(47)
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson		868		892		784		1,290
Stamford SM LLC / Senior Mezzanine Loan		-		928		-		1,844
Other		209		582		209		536
Company's equity in earnings (loss) of unconsolidated joint ventures	$	(2,329)	$	443	$	(5,858)	$	(792)

(a)   The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

22

The following is a summary of the Company’s funds from operations of unconsolidated joint ventures for the three and six months ended June 30, 2015 and 2014, respectively:

(dollars in thousands)

		Three Months Ended				Six Months Ended
		June 30,				June 30,
Entity/Property Name		2015		2014		2015		2014
Multi-family
Marbella RoseGarden, L.L.C./ Marbella (a)	$	317	$	242	$	634	$	479
RoseGarden Monaco Holdings, L.L.C./ Monaco (a)		-		(6)		(4)		(50)
Rosewood Lafayette Holdings, L.L.C./ Highlands at Morristown Station (a)		-		22		6		30
PruRose Port Imperial South 15, LLC /RiversEdge at Port Imperial (a)		-		-		-		-
Rosewood Morristown, L.L.C. / Metropolitan at 40 Park (a)		4		18		5		13
Overlook Ridge JV, L.L.C./ Quarrystone at Overlook Ridge (a)		-		-		-		-
Overlook Ridge JV 2C/3B, L.L.C./The Chase at Overlook Ridge (a)		304		37		440		99
PruRose Riverwalk G, L.L.C./ RiverTrace at Port Imperial (a)		(48)		(416)		(74)		(795)
Elmajo Urban Renewal Associates, LLC / Lincoln Harbor (Bldg A&C) (a)		119		(55)		119		(167)
Crystal House Apartments Investors LLC / Crystal House		306		346		589		312
Portside Master Company, L.L.C./ Portside at Pier One - Bldg 7 (a)		(382)		(220)		(845)		(434)
PruRose Port Imperial South 13, LLC / RiverParc Port Imperial (a)		(392)		(213)		(618)		(418)
Roseland/Port Imperial Partners, L.P./ Riverwalk C (a)		(124)		(180)		(309)		(345)
RoseGarden Marbella South, L.L.C./ Marbella II		-		-		-		-
Estuary Urban Renewal Unit B, LLC / Lincoln Harbor (Bldg B) (a)		-		-		-		(15)
Riverpark at Harrison I, L.L.C./ Riverpark at Harrison		(53)		-		(141)		-
Capitol Place Mezz LLC / Station Townhouses		(570)		-		(495)		-
Harborside Unit A Urban Renewal, L.L.C. / URL Harborside		-		(212)		-		(212)
RoseGarden Monaco, L.L.C./ San Remo Land		-		-		-		-
Grand Jersey Waterfront URA, L.L.C./ Liberty Landing		-		(17)		(20)		(54)
Office
Red Bank Corporate Plaza, L.L.C./ Red Bank		228		223		455		438
12 Vreeland Associates, L.L.C./ 12 Vreeland Road		133		138		204		312
BNES Associates III / Offices at Crystal Lake		76		133		168		269
Hillsborough 206 Holdings, L.L.C./ Hillsborough 206		(5)		-		(5)		(5)
KPG-P 100 IMW JV, LLC / 100 Independence Mall West		(197)		(307)		(399)		(730)
Keystone-Penn (a)		-		-		-		-
Keystone-TriState (a)		414		-		384		-
KPG-MCG Curtis JV, L.L.C./ Curtis Center		1,160		365		2,320		365
Other
Plaza VIII & IX Associates, L.L.C./ Vacant land (parking operations)		76		50		168		158
Roseland/North Retail, L.L.C./ Riverwalk at Port Imperial (a)		3		(2)		7		(5)
South Pier at Harborside / Hyatt Regency Jersey City on the Hudson		1,604		1,644		2,327		2,797
Stamford SM LLC / Senior Mezzanine Loan		-		928		-		1,844
Other		209		582		209		536
Company's funds from operations of unconsolidated joint ventures	$	3,182	$	3,100	$	5,125	$	4,422

(a)   The Company's ownership interests in this venture are subordinate to its partner's preferred capital balance and the Company is not expected to meaningfully participate in the venture's cash flows in the near term.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

23

IV. PORTFOLIO SUMMARY

Rental Property Sales/Dispositions

(dollars in thousands)

For the six months ended June 30, 2015

				Rentable
Sale			# of	Square		Net Sales		Realized	Capitalization
Date	Property/Address	Location	Buildings	Feet		Proceeds		Gain	Rate (a)
01/15/15	1451 Metropolitan Drive	West Deptford, New Jersey	1	21,600	$	1,072	$	144	(4.70)	% (b)
05/27/15	10 Independence Boulevard (c)	Warren, New Jersey	1	120,528		-		3,236
06/11/15	4 Sylvan Way (c)	Parsippany, New Jersey	1	105,135		-		6,439
06/26/15	14 Sylvan Way	Parsippany, New Jersey	1	203,506	$	79,977	$	24,724	6.14	%
Total Property Sales:			4	450,769	$	81,049	$	34,543

(a)   Capitalization rate is calculated by dividing the projected net operating income for the 12 months forward from the closing date by the gross sales price.

(b)   This property was vacant when sold.

(c)   The Company transferred the deed for these properties to the lender in satisfaction of its mortgage loan obligations.  The Company had previously recorded impairment charges on these properties totaling $12.2 million at September 30, 2013.

For the year ended December 31, 2014

				Rentable
Sale			# of	Square		Net Sales		Realized	Capitalization
Date	Property/Address	Location	Buildings	Feet		Proceeds		Gain	Rate (c)
04/23/14	22 Sylvan Way	Parsippany, New Jersey	1	249,409	$	94,897	$	34,653	6.20	%
06/23/14	30 Knightsbridge Road (a)	Piscataway, New Jersey	4	680,350		54,641		2,280	11.90	%
06/23/14	470 Chestnut Ridge Road (a) (b)	Woodcliff Lake, New Jersey	1	52,500		7,195		86	9.42	%
06/23/14	530 Chestnut Ridge Road (a) (b)	Woodcliff Lake, New Jersey	1	57,204		6,299		64	7.74	%
06/27/14	400 Rella Boulevard	Suffern, New York	1	180,000		27,539		16,601	5.00	%
06/30/14	412 Mount Kemble Avenue (a)	Morris Township, New Jersey	1	475,100		44,751		900	5.70	%
07/29/14	17-17 Route 208 North (a) (b)	Fair Lawn, New Jersey	1	143,000		11,835		104	9.14	%
08/20/14	555, 565, 570 Taxter Road (a)	Elmsford, New York	3	416,108		41,057		-	7.77	%
08/20/14	220 - 220 White Plains Road (a)	Tarrytown, New York	2	178,000		12,619		-	3.01	%
08/20/14	1266 East Main Street (a) (b)	Stamford, Connecticut	1	179,260		18,406		160	5.30	%
Total Property Sales:			16	2,610,931	$	319,239	$	54,848

(a)   The Company completed the sale of these properties for approximately $221 million, comprised of: $192.5 million in cash from a combination of affiliates of Keystone Property Group’s (“Keystone Entities”) senior and pari-passu equity and mortgage financing; Company subordinated equity interests in each of the properties sold with capital accounts aggregating $21.2 million; and Company pari-passu equity interests in five of the properties sold aggregating $7.3 million.  Net sale proceeds from the sale aggregated $196.8 million which was comprised of the $221 million gross sales price less the subordinated equity interests of $21.2 million and $3 million in closing costs.  The purchasers of these properties are unconsolidated joint ventures formed between the Company and the Keystone Entities.  The senior and pari-passu equity will receive a 15 percent internal rate of return (“IRR”) after which the subordinated equity will receive a 10 percent IRR and then all distributable cash flow will be split equally between the Keystone Entities and the Company.  In connection with certain of these partial sale transactions, because the buyer received a preferential return on certain of the ventures for which the Company received subordinated equity interests, the Company only recognized profit to the extent that they received net proceeds in excess of their entire carrying value of the properties, effectively reflecting their retained subordinated equity interest at zero.

(b)   The Company recorded an impairment charge of $20.7 million on these properties at December 31, 2013 as it estimated that the carrying value of the properties may not be recoverable over their anticipated holding periods.

(c)   Capitalization rate is calculated by dividing the projected net operating income for the 12 months forward from the closing date by the gross sales price.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

24

Breakdown of Company Holdings

(dollars in thousands)

As of June 30, 2015

		# of	Commercial	Garage
	# of	Apartment	Square	Parking
Property	Properties	Homes	Feet	Spaces
MULTI-FAMILY RENTAL PORTFOLIO
Stabilized Operating Communities:
Consolidated Properties	6	1,301
Unconsolidated Joint Venture Interests:
Participating JVs	1	798
Subordinated Interests	8	2,570
Total Stabilized Operating Communities-included in Property Count:	15	4,669
Communities in Lease-Up:
Unconsolidated Joint Venture Interests:
Participating JVs	2	519
Subordinated Interests	2	456
Total Properties in Lease-Up-Multi-Family-included in Property Count:	4	975
Development Communities:
Consolidated Properties	1	108		786
Unconsolidated Joint Venture Interests:
Participating JVs	2	1,074
Subordinated Interests	-	-
Total Development Communities-Multi-Family:	3	1,182		786
Total Land Holdings/Pre-Development and Repurposing-Multi-Family:	n/a	9,042
OFFICE PORTFOLIO
Stabilized Operating Properties:
Consolidated Properties	221		24,837,821	850
Unconsolidated Joint Venture Interests:
Participating JVs (incl. 350-room hotel)	8		1,645,306
Subordinated Joint Ventures	31		4,033,049
Total Operating Properties-included in Property Count:	260		30,516,176	850
Total Land Holdings/Pre-Development-Office	-		5,748,750

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

25

Consolidated Operating Portfolio Analysis (a)

(as of June 30, 2015)

Breakdown by Number of Properties

PROPERTY TYPE:

							Stand-
		% of		% of	Industrial/	% of	Alone	% of	Land	% of	Multi-	% of	Totals	% of
STATE	Office	Total	Office/Flex	Total	Warehouse	Total	Retail	Total	Leases	Total	Family	Total	By State	Total
New Jersey	91	40.1%	48	21.1%	-	-	1	0.4%	-	-	3	1.3%	143	62.9%
New York	14	6.2%	41	18.1%	6	2.7%	2	0.9%	2	0.9%	-	-	65	28.8%
Connecticut	-	-	5	2.2%	-	-	-	-	-	-	-	-	5	2.2%
Wash., D.C./Maryland	10	4.4%	-	-	-	-	-	-	1	0.4%	-	-	11	4.8%
Massachusetts	-	-	-	-	-	-	-	-	-	-	3	1.3%	3	1.3%
TOTALS
By Type:	115	50.7%	94	41.4%	6	2.7%	3	1.3%	3	1.3%	6	2.6%	227	100.0%

(a)   Excludes 52 operating properties, aggregating approximately 5.7 million of commercial square feet and 4,343 apartment homes, which are not consolidated by the Company.

Breakdown by Square Footage for Commercial Properties

PROPERTY TYPE:

							Stand-
		% of		% of	Industrial/	% of	Alone	% of	Totals	% of
STATE	Office	Total	Office/Flex	Total	Warehouse	Total	Retail	Total	By State	Total
New Jersey	16,611,025	66.9%	2,167,931	8.7%	-	-	16,736	0.1%	18,795,692	75.7%
New York	1,716,876	6.8%	2,348,812	9.5%	387,400	1.6%	17,300	0.1%	4,470,388	18.0%
Connecticut	-	-	273,000	1.1%	-	-	-	-	273,000	1.1%
Wash., D.C./Maryland	1,292,807	5.2%	-	-	-	-	-	-	1,292,807	5.2%
TOTALS
By Type:	19,620,708	78.9%	4,789,743	19.3%	387,400	1.6%	34,036	0.2%	24,831,887	100.0%

(a)   Excludes six consolidated operating multi-family properties, aggregating 1,301 apartment homes; as well as 52 operating properties, aggregating approximately 5.7 million commercial square feet and 4,343 apartment homes, which are not consolidated by the Company.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

26

Consolidated Operating Portfolio Analysis (a)

(12 Months ended June 30, 2015)

Breakdown by Base Rental Revenue (b)

(Dollars in thousands)

PROPERTY TYPE:

											Stand-
			% of		Office/	% of		Indust./	% of		Alone	% of		Land	% of		Multi-	% of		Totals		% of
STATE		Office	Total		Flex	Total		Warehouse	Total		Retail	Total		Leases	Total		Family	Total		By State		Total
New Jersey	$	328,179	67.9%	$	17,367	3.6%		-	-		-	-		-	-	$	7,149	1.5%	$	352,695		73.0%
New York		44,233	9.2%		32,878	6.8%	$	4,441	0.9%	$	335	0.1%	$	349	0.1%		-	-		82,236		17.1%
Connecticut		-	-		4,075	0.8%		-	-		-	-		-	-		-	-		4,075		0.8%
Wash., D.C./Maryland		28,023	5.8%		-	-		-	-		-	-		153	-		-	-		28,176		5.8%
Massachusetts		-	-		-	-		-	-		-	-		-	-		15,791	3.3%		15,791		3.3%
TOTALS
By Type:	$	400,435	82.9%	$	54,320	11.2%	$	4,441	0.9%	$	335	0.1%	$	502	0.1%	$	22,940	4.8%	$	482,973	(c)	100.0%

(a)   Excludes 52 operating properties, aggregating approximately 5.7 million commercial square feet and 4,343 apartment homes, which are not consolidated by the Company.

(b)   Total base rent for the 12 months ended June 30, 2015, determined in accordance with GAAP. Substantially all of the commercial leases provide for annual base rents plus recoveries and escalation charges based upon the tenants’ proportionate share of and/or increases in real estate taxes and certain costs, as defined, and the pass through of charges for electrical usage.

(c)   Excludes $11.5 million from properties which were sold during the 12 months ended June 30, 2015.

Breakdown by Percentage Leased for Commercial Properties

PROPERTY TYPE:

					WEIGHTED AVG.
STATE	Office	Office/Flex	Industrial/Warehouse	Stand-Alone Retail	By State
New Jersey	79.2%	89.3%	-	52.2%	80.3%
New York	87.4%	93.9%	97.9%	100.0%	91.8%
Connecticut	-	96.3%	-	-	96.3%
Washington, D.C./ Maryland	75.0%	-	-	-	75.0%
WEIGHTED AVG. By Type:	79.6%	92.0%	97.9%	76.5%	82.3%

(a)   Excludes six consolidated operating multi-family properties, aggregating 1,301 apartment homes; as well as 52 operating properties, aggregating approximately 5.7 million commercial square feet and 4,343 apartment homes, which are not consolidated by the Company, and parcels of land leased to others.

Percentage leased includes all commercial leases in effect as of the period end date, some of which have commencement dates in the future as well as leases expiring June 30, 2015, aggregating 74,128 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

27

V. OFFICE PORTFOLIO

Summary of Development Projects

(dollars in thousands)

As of June 30, 2015

				Costs			Estimated
				Incurred		Total	Initial
				Through		Estimated	Delivery
Property	Location	Type		06/30/15		Costs	Date
Consolidated;
Wegmans Food Markets	Hanover, NJ	Retail pad/Land Lease	$	11,504	$	28,652	1Q-2017
Total In-Process Development Projects:			$	11,504	$	28,652

Summary of Land Holdings

As of June 30, 2015

			Potential
			Commercial
Property	Location	State	Square Feet (a)	Type of Space
Office:
Capital Office Park	Greenbelt	MD	595,000	Office
Eastpoint II	Lanham	MD	122,000	Office/Hotel
3 & 5 AAA Drive (b)	Hamilton Township	NJ	112,000	Office
6 AAA Drive	Hamilton Township	NJ	32,000	Office
2 South Gold Drive (c)	Hamilton Township	NJ	75,000	Office
Hillsborough 206 (d)	Hillsborough	NJ	160,000	Office
Plaza VIII and IX Associates, L.L.C. (d)	Jersey City	NJ	1,225,000	Office
Harborside	Jersey City	NJ	1,067,000	Office
One Newark Center (d)	Newark	NJ	400,000	Office
3 Campus Drive	Parsippany	NJ	124,000	Office
Mack-Cali Business Campus	Parsippany & Hanover	NJ	150,000	Office/Retail
Princeton Metro	West Windsor	NJ	97,000	Office
Princeton Overlook II	West Windsor	NJ	149,500	Office
Mack-Cali Princeton Executive Park	West Windsor	NJ	760,000	Office/Hotel
Total Office:			5,068,500
Office/Flex:
Horizon Center	Hamilton Township	NJ	68,000	Office/Flex/Retail
Mack-Cali Commercenter	Totowa	NJ	30,000	Office/Flex
Mid-Westchester Executive Park	Hawthorne	NY	82,250	Office/Flex
South Westchester Executive Park (e)	Yonkers	NY	350,000	Office/Flex
South Westchester Executive Park	Yonkers	NY	50,000	Office/Flex
Total Office/Flex:			580,250
Industrial/Warehouse:
Elmsford Distribution Center (e)	Elmsford	NY	100,000	Industrial/Warehouse
Total Warehouse:			100,000
Total			5,748,750

(a)   Amount of square feet is subject to change.

(b)   This land parcel also includes an existing office building totaling 35,270 square feet.

(c)   This land parcel also includes an existing office building totaling 33,962 square feet.

(d)   Land owned or controlled by joint venture in which Mack-Cali is an equity partner.

(e)   Mack-Cali holds an option to purchase this land.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

28

Leasing Statistics

(For the three months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Property Type	Pct. Leased	Leased Sq. Ft.	Expiring/Adjustment	Incoming	Net	Sq. Ft. Leased	Pct. Leased	Market Pct. Leased (d)
Market/Submarket	03/31/15	Acquired/Disposed (a)	Sq. Ft. (b)	Sq. Ft.	Leasing Activity	6/30/15 (c)	06/30/15	06/30/15
OFFICE
Northern NJ
Bergen Meadowlands	10.9%	-	-	-	-	13,193	10.9%	82.7%
Bergen Route 17S	46.2%	-	-	-	-	24,009	46.2%	77.6%
Bergen Route 4 East	71.9%	-	(12,172)	79,633	67,461	239,680	100.0%	85.8%
Bergen Route 17/GSP	83.0%	-	(709,520)	215,772	(493,748)	1,774,204	65.0%	79.7%
Essex Route 280	74.6%	-	(115,062)	103,820	(11,242)	1,186,644	73.9%	89.8%
GW Bridge	93.3%	-	(16,706)	18,900	2,194	252,272	94.1%	86.9%
Hudson Waterfront	82.9%	-	(61,339)	43,832	(17,507)	3,561,163	82.5%	87.8%
Morris Route 10/24	91.2%	-	(15,189)	15,189	-	233,838	91.2%	76.3%
Parsippany	77.3%	(308,641)	(117,730)	166,233	48,503	2,184,639	76.5%	78.3%
Suburban Passaic	91.8%	-	(3,767)	3,767	-	51,477	91.8%	67.9%
Total Northern NJ	79.9%	(308,641)	(1,051,485)	647,146	(404,339)	9,521,119	76.2%	82.2%
Central NJ
Clark & Cranford	86.5%	-	(39,466)	38,904	(562)	686,988	86.4%	76.8%
Mercer Southern	93.8%	-	(120,000)	120,000	-	266,518	93.8%	89.1%
Middlesex South/8A	66.4%	-	(21,487)	5,144	(16,343)	207,350	61.5%	83.3%
Monmouth County	92.2%	-	(39,639)	26,827	(12,812)	1,210,896	91.3%	86.9%
Princeton	93.5%	-	(19,472)	14,220	(5,252)	316,496	92.0%	87.8%
Somerset Route 78	89.7%	(111,663)	-	4,392	4,392	454,799	89.9%	82.0%
The Brunswicks	100.0%	-	-	-	-	40,000	100.0%	82.5%
Union Route 78	72.4%	-	-	-	-	57,955	72.4%	94.8%
Woodbridge/Edison	99.7%	-	(9,349)	9,349	-	394,394	99.7%	86.2%
Total Central NJ	89.3%	(111,663)	(249,413)	218,836	(30,577)	3,635,396	88.5%	85.0%
Westchester Co., NY
Elmsford	48.7%	-	-	-	-	53,569	48.7%	86.7%
Hawthorne	89.6%	-	(29,832)	39,656	9,824	228,784	93.6%	94.5%
White Plains CBD	80.1%	-	(31,430)	20,441	(10,989)	524,010	78.4%	82.5%
Yonkers	100.0%	-	(15,326)	15,326	-	170,000	100.0%	87.4%
Total Westchester Co., NY	82.0%	-	(76,588)	75,423	(1,165)	976,363	81.9%	85.3%
NYC-Downtown	100.0%	-	-	-	-	524,476	100.0%	90.5%
Washington DC/MD
DC-CBD	90.1%	-	(732)	-	(732)	152,012	89.7%	90.7%
DC-East End	100.0%	-	-	-	-	159,000	100.0%	89.1%
MD-Greenbelt	68.7%	-	(26,443)	29,067	2,624	581,521	69.0%	64.8%
MD-Lanham	97.4%	-	(41,751)	-	(41,751)	77,078	63.2%	62.8%
Total Washington DC/MD	78.1%	-	(68,926)	29,067	(39,859)	969,611	75.0%	87.9%
Office Totals	82.4%	(420,304)	(1,446,412)	970,472	(475,940)	15,626,965	79.6%	85.1%

Schedules continue on next page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

29

Leasing Statistics

(For the three months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio (continued)

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Property Type	Pct. Leased	Leased Sq. Ft.	Expiring/Adjustment	Incoming	Net	Sq. Ft. Leased	Pct. Leased
Market/Submarket	03/31/15	Acquired/Disposed (a)	Sq. Ft. (b)	Sq. Ft.	Leasing Activity	6/30/15 (c)	06/30/15
OFFICE/FLEX
Northern NJ
Suburban Passaic	95.9%	-	(13,823)	-	(13,823)	411,215	92.8%
Central NJ
Mercer Southern	79.3%	-	(16,302)	27,680	11,378	146,219	86.0%
Monmouth County	93.4%	-	(25,330)	25,330	-	274,990	93.4%
Total Central NJ	88.3%	-	(41,632)	53,010	11,378	421,209	90.7%
Westchester Co., NY
Elmsford	95.3%	-	(109,755)	106,907	(2,848)	1,190,106	95.1%
Hawthorne	87.8%	-	(13,760)	32,026	18,266	472,151	91.4%
Yonkers	92.5%	-	(31,443)	38,122	6,679	543,472	93.7%
Total Westchester Co., NY	93.0%	-	(154,958)	177,055	22,097	2,205,729	93.9%
Burlington Co., NJ	85.6%	-	(41,520)	66,263	24,743	1,104,118	87.6%
Stamford, CT Non-CBD	96.3%	-	(95,000)	95,000	-	262,928	96.3%
Office/Flex Totals	91.0%	-	(346,933)	391,328	44,395	4,405,199	92.0%
INDUSTRIAL
Westchester Co., NY
Elmsford	97.9%	-	(15,300)	15,300	-	379,373	97.9%
RETAIL
Northern NJ
Hudson Waterfront	52.2%	-	-	-	-	8,736	52.2%
Central NJ
Clark & Cranford	68.7%	-	-	-	-	4,074	68.7%
Westchester Co., NY
Tarrytown	100.0%	-	-	-	-	9,300	100.0%
Yonkers	100.0%	-	-	-	-	8,000	100.0%
Total Westchester Co., NY	100.0%	-	-	-	-	17,300	100.0%
Retail Totals	75.3%	-	-	-	-	30,110	75.3%
COMPANY TOTALS	84.3%	(420,304)	(1,808,645)	1,377,100	(431,545)	20,441,647	82.3%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE

Total sq. ft. as of March 31, 2015	25,266,990
Total sq. ft. of property sold	(429,169)
Total sq. ft. as of June 30, 2015	24,837,821

(a)   Net gain/loss of leased square footage through properties sold, acquired or placed in service during the period.

(b)   Represents the square footage of expiring leases and leases scheduled to expire in the future for which new leases or renewals were signed during the period, as well as internal administrative adjustments.

(c)   Includes leases expiring June 30, 2015 aggregating 74,128 square feet for which no new leases were signed.

(d)   Market percent leased derived by inverting the market direct vacancy rate for all classes as published by Cushman & Wakefield.  Data not available for other property types.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

30

Leasing Statistics

(For the three months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Property Type				Sq. Ft  Renewed and	Wtd. Avg.	Wtd. Avg.	Leasing Costs Per
Market/Submarket	# of Transactions	Total Sq. Ft.	Sq. Ft New Leases	Other Retained (a)	Term (Yrs.)	Base Rent (b)	Sq. Ft. Per Year (c)
OFFICE
Northern NJ
Bergen Route 4 East Corridor	2	79,633	73,978	5,655	10.6	23.20	4.33
Bergen Route 17/GSP	16	215,772	13,060	202,712	4.6	26.32	4.15
Essex Route 280 Corridor	8	103,820	938	102,882	1.3	25.18	1.97
GW Bridge	4	18,900	2,474	16,426	3.1	24.93	1.14
Hudson Waterfront	3	43,832	4,168	39,664	4.0	34.49	4.11
Morris Route 10/24	3	15,189	-	15,189	3.8	21.37	3.14
Parsippany	18	166,233	52,525	113,708	4.9	27.32	5.04
Suburban Passaic	2	3,767	-	3,767	4.2	20.18	1.07
Total Northern NJ	56	647,146	147,143	500,003	4.8	26.37	4.25
Central NJ
Clark & Cranford	8	38,904	9,826	29,078	4.5	22.65	2.12
Mercer Southern	1	120,000	-	120,000	5.3	32.83	3.23
Middlesex South/8A	3	5,144	5,144	-	4.3	24.14	3.23
Monmouth County	1	26,827	-	26,827	2.0	24.13	0.20
Princeton	4	14,220	-	14,220	3.5	27.85	2.97
Somerset Route 78	1	4,392	4,392	-	5.1	24.87	6.65
Woodbridge/Edison	1	9,349	-	9,349	5.0	28.55	2.40
Total Central NJ	19	218,836	19,362	199,474	4.6	29.08	2.90
Westchester Co., NY
Hawthorne	4	39,656	-	39,656	3.9	25.85	3.24
White Plains CBD	7	20,441	-	20,441	3.4	27.06	3.88
Yonkers	2	15,326	-	15,326	4.3	20.50	0.20
Total Westchester Co., NY	13	75,423	-	75,423	3.9	25.09	2.70
Washington DC/MD
MD - Greenbelt	12	29,067	4,068	24,999	4.5	21.87	2.33
OFFICE Totals/Weighted Avg.	100	970,472	170,573	799,899	4.7	26.75	3.79
OFFICE/FLEX
Central NJ
Mercer Southern	3	27,680	-	27,680	7.2	16.94	2.85
Monmouth County	2	25,330	-	25,330	2.1	17.75	0.86
Total Central NJ	5	53,010	-	53,010	4.8	17.32	2.43
Westchester Co., NY
Elmsford	13	106,907	1,140	105,767	3.7	15.34	1.00
Hawthorne	3	32,026	23,221	8,805	8.3	15.84	2.67
Yonkers	8	38,122	-	38,122	4.9	15.66	2.50
Total Westchester Co., NY	24	177,055	24,361	152,694	4.8	15.50	1.85
Burlington Co., NJ	6	66,263	4,343	61,920	3.0	10.40	1.53
Stamford, CT Non-CBD	2	95,000	-	95,000	1.9	29.81	2.80
OFFICE/FLEX Totals/Weighted Avg.	37	391,328	28,704	362,624	3.8	18.36	2.02
INDUSTRIAL
Westchester Co., NY
Elmsford	1	15,300	15,300	-	10.3	18.43	3.00
INDUSTRIAL Totals/Weighted Avg.	1	15,300	15,300	-	10.3	18.43	3.00
COMPANY Totals/Weighted Avg.	138	1,377,100	214,577	1,162,523	4.5	24.27	3.35
Tenant Retention	Leases Retained	73.8%
	Sq. Ft. Retained	64.3%

(a)   “Other Retained” transactions include existing tenants’ expansions and relocations within the same building.

(b)   Equals triple net rent plus common area costs and real estate taxes, as applicable.

(c)   Represents estimated workletter costs of $13,814,967 and commissions of $6,786,912 committed, but not necessarily expended, during the period for second generation space aggregating 1,377,100 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

31

Leasing Statistics

(For the six months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Property Type	Pct. Leased	Leased Sq. Ft	Expiring/Adjustment	Incoming	Net	Sq. Ft. Leased	Pct. Leased	Market Pct. Leased
Market/Submarket	12/31/14	Acquired/Disposed (a)	Sq. Ft. (b)	Sq. Ft.	Leasing Activity	6/30/15 (c)	06/30/15	06/30/15
OFFICE
Northern NJ
Bergen Meadowlands	82.4%	-	(88,846)	2,193	(86,653)	13,193	10.9%	82.7%
Bergen Route 17S	99.6%	-	(27,766)	-	(27,766)	24,009	46.2%	77.6%
Bergen Route 4 East	71.9%	-	(12,172)	79,633	67,461	239,680	100.0%	85.8%
Bergen Route 17/GSP	83.0%	-	(762,562)	269,661	(492,901)	1,774,204	65.0%	79.7%
Essex Route 280	72.0%	-	(115,062)	146,030	30,968	1,186,644	73.9%	89.8%
GW Bridge	89.8%	-	(23,318)	34,950	11,632	252,272	94.1%	86.9%
Hudson Waterfront	82.1%	-	(90,708)	105,210	14,502	3,561,163	82.5%	87.8%
Morris Route 10/24	91.5%	-	(19,128)	18,156	(972)	233,838	91.2%	76.3%
Parsippany	73.2%	(308,641)	(137,413)	315,661	178,248	2,184,639	76.5%	78.3%
Suburban Passaic	91.8%	-	(3,767)	3,767	-	51,477	91.8%	67.9%
Total Northern NJ	79.1%	(308,641)	(1,280,742)	975,261	(305,481)	9,521,119	76.2%	82.2%
Central NJ
Clark & Cranford	86.0%	-	(65,964)	68,903	2,939	686,988	86.4%	76.8%
Mercer Southern	94.6%	-	(138,125)	135,896	(2,229)	266,518	93.8%	89.1%
Middlesex South/8A	94.9%	-	(120,360)	7,995	(112,365)	207,350	61.5%	83.3%
Monmouth County	91.9%	-	(53,018)	44,395	(8,623)	1,210,896	91.3%	86.9%
Princeton	93.2%	-	(26,661)	22,439	(4,222)	316,496	92.0%	87.8%
Somerset Route 78	89.7%	(111,663)	-	4,392	4,392	454,799	89.9%	82.0%
The Brunswicks	100.0%	-	-	-	-	40,000	100.0%	82.5%
Union Route 78	77.1%	-	(3,723)	-	(3,723)	57,955	72.4%	94.8%
Woodbridge/Edison	98.9%	-	(9,364)	12,438	3,074	394,394	99.7%	86.2%
Total Central NJ	91.5%	(111,663)	(417,215)	296,458	(120,757)	3,635,396	88.5%	85.0%
Westchester Co., NY
Elmsford	50.0%	-	(1,645)	195	(1,450)	53,569	48.7%	86.7%
Hawthorne	90.3%	-	(31,572)	39,656	8,084	228,784	93.6%	94.5%
White Plains CBD	80.4%	-	(53,731)	40,668	(13,063)	524,010	78.4%	82.5%
Yonkers	100.0%	-	(26,591)	26,591	-	170,000	100.0%	87.4%
Total Westchester Co., NY	82.4%	-	(113,539)	107,110	(6,429)	976,363	81.9%	85.3%
NYC-Downtown	100.0%	-	-	-	-	524,476	100.0%	90.5%
Washington DC/MD
DC-CBD	89.1%	-	(732)	1,633	901	152,012	89.7%	90.7%
DC-East End	100.0%	-	-	-	-	159,000	100.0%	89.1%
MD-Greenbelt	68.6%	-	(109,596)	113,449	3,853	581,521	69.0%	64.8%
MD-Lanham	97.4%	-	(58,033)	16,282	(41,751)	77,078	63.2%	62.8%
Total Washington DC/MD	77.9%	-	(168,361)	131,364	(36,997)	969,611	75.0%	87.9%
Office Totals	82.4%	(420,304)	(1,979,857)	1,510,193	(469,664)	15,626,965	79.6%	85.1%

Schedules continue on next page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

32

Leasing Statistics

(For the six months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Property Type	Pct. Leased	Leased Sq. Ft.	Expiring/Adjustment	Incoming	Net	Sq. Ft. Leased	Pct. Leased
Market/Submarket	12/31/14	Acquired/Disposed (a)	Sq. Ft. (b)	Sq. Ft.	Leasing Activity	6/30/15 (c)	06/30/15
OFFICE/FLEX
Northern NJ
Suburban Passaic	95.9%	-	(17,322)	3,499	(13,823)	411,215	92.8%
Central NJ
Mercer Southern	79.3%	-	(16,302)	27,680	11,378	146,219	86.0%
Monmouth County	93.4%	-	(33,643)	33,643	-	274,990	93.4%
Total Central NJ	88.3%	-	(49,945)	61,323	11,378	421,209	90.7%
Westchester Co., NY
Elmsford	95.0%	-	(174,663)	174,728	65	1,190,106	95.1%
Hawthorne	87.8%	-	(26,295)	44,561	18,266	472,151	91.4%
Yonkers	92.5%	-	(40,568)	47,247	6,679	543,472	93.7%
Total Westchester Co., NY	92.8%	-	(241,526)	266,536	25,010	2,205,729	93.9%
Burlington Co., NJ	86.0%	(21,600)	(152,255)	174,868	22,613	1,104,118	87.6%
Stamford, CT Non-CBD	96.3%	-	(95,000)	95,000	-	262,928	96.3%
Office/Flex Totals	91.1%	(21,600)	(556,048)	601,226	45,178	4,405,199	92.0%
INDUSTRIAL
Westchester Co., NY
Elmsford	97.9%	-	(15,300)	15,300	-	379,373	97.9%
RETAIL
Northern NJ
Hudson Waterfront	52.2%	-	-	-	-	8,736	52.2%
Central NJ
Clark & Cranford	68.7%	-	-	-	-	4,074	68.7%
Westchester Co., NY
Tarrytown	-	-	-	9,300	9,300	9,300	100.0%
Yonkers	100.0%	-	-	-	-	8,000	100.0%
Total Westchester Co., NY	46.2%	-	-	9,300	9,300	17,300	100.0%
Retail Totals	52.1%	-	-	9,300	9,300	30,110	75.3%
COMPANY TOTALS	84.2%	(441,904)	(2,551,205)	2,136,019	(415,186)	20,441,647	82.3%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE

Total sq. ft. as of December 31, 2014	25,288,590
Total sq. ft. of properties added/sold/removed from service	(450,769)
Total sq. ft. as of June 30, 2015	24,837,821

(a)   Net gain/loss of leased square footage through properties sold, acquired or placed in service during the period.

(b)   Represents the square footage of expiring leases and leases scheduled to expire in the future for which new leases or renewals were signed during the period, as well as internal administrative adjustments.

(c)   Includes leases expiring June 30, 2015 aggregating 74,128 square feet for which no new leases were signed.

(d)   Market percent leased derived by inverting the market direct vacancy rate for all classes as published by Cushman & Wakefield.  Data not available for other property types.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

33

Leasing Statistics

(For the six months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Property Type	# of			Sq. Ft  Renewed and	Wtd. Avg.	Wtd. Avg.	Leasing Costs Per
Market/Submarket	Transactions	Total Sq. Ft.	Sq. Ft New Leases	Other Retained (a)	Term (Yrs.)	Base Rent (b)	Sq. Ft. Per Year (c)
OFFICE
Northern NJ
Bergen Meadowlands	1	2,193	-	2,193	1.0	23.92	0.20
Bergen Route 4 East Corridor	2	79,633	73,978	5,655	10.6	23.20	4.33
Bergen Route 17/GSP	28	269,661	22,511	247,150	4.5	25.82	4.30
Essex Route 280 Corridor	13	146,030	42,217	103,813	3.5	27.00	4.73
GW Bridge	12	34,950	6,210	28,740	3.8	25.78	2.57
Hudson Waterfront	12	105,210	12,555	92,655	5.6	35.01	4.21
Morris Route 10/24	4	18,156	-	18,156	4.2	21.86	3.53
Parsippany	31	315,661	183,381	132,280	8.0	24.17	5.20
Suburban Passaic	2	3,767	-	3,767	4.2	20.18	1.07
Total Northern NJ	105	975,261	340,852	634,409	6.1	26.14	4.66
Central NJ
Clark & Cranford	15	68,903	24,265	44,638	4.6	22.77	2.49
Mercer Southern	2	135,896	-	135,896	5.0	31.71	3.21
Middlesex South/8A	4	7,995	5,144	2,851	4.0	24.75	4.13
Monmouth County	5	44,395	6,470	37,925	2.7	23.53	2.54
Princeton	10	22,439	4,528	17,911	4.2	28.00	3.36
Somerset Route 78	1	4,392	4,392	-	5.1	24.87	6.65
Woodbridge/Edison	2	12,438	-	12,438	4.6	28.82	3.37
Total Central NJ	39	296,458	44,799	251,659	4.5	27.71	3.07
Westchester Co., NY
Elmsford	1	195	-	195	3.0	27.03	0.20
Hawthorne	4	39,656	-	39,656	3.9	25.85	3.24
White Plains CBD	16	40,668	-	40,668	3.1	28.96	3.23
Yonkers	5	26,591	-	26,591	2.9	22.02	0.41
Total Westchester Co., NY	26	107,110	-	107,110	3.4	26.08	2.62
Washington DC/MD
DC-CBD	1	1,633	1,633	-	10.3	44.94	6.34
MD-Greenbelt	27	113,449	9,709	103,740	3.2	24.09	2.19
MD-Lanham	1	16,282	-	16,282	5.4	19.52	2.86
Total Washington DC/MD	29	131,364	11,342	120,022	3.6	23.78	2.46
OFFICE Totals/Weighted Avg.	199	1,510,193	396,993	1,113,200	5.3	26.24	4.18
OFFICE/FLEX
Northern NJ
Suburban Passaic	1	3,499	-	3,499	2.0	16.15	0.20
Central NJ
Mercer Southern	3	27,680	-	27,680	7.2	16.94	2.85
Monmouth County	3	33,643	-	33,643	1.9	17.17	0.77
Total Central NJ	6	61,323	-	61,323	4.3	17.07	2.35
Westchester Co., NY
Elmsford	22	174,728	27,076	147,652	4.8	14.36	0.77
Hawthorne	5	44,561	23,221	21,340	6.2	15.38	2.56
Yonkers	10	47,247	-	47,247	4.5	16.78	2.24
Total Westchester Co., NY	37	266,536	50,297	216,239	5.0	14.96	1.37
Burlington Co., NJ	14	174,868	19,343	155,525	3.5	10.69	1.36
Stamford, CT Non-CBD	2	95,000	-	95,000	1.9	29.81	2.80
OFFICE/FLEX Totals/Weighted Avg.	60	601,226	69,640	531,586	4.0	16.29	1.58

Schedules/Footnotes continue on next page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

34

Leasing Statistics

(For the six months ended June 30, 2015)

Consolidated Commercial In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Property Type	# of	Total	Sq. Ft.	Sq. Ft. Renewed and	Wtd. Avg.	Wtd. Avg	Leasing Costs Per
Market/Submarket	Transactions	Sq. Ft.	New Leases	Other Retained (a)	Term (Yrs.)	Base Rent (b)	Sq. Ft. Per Year (c)
INDUSTRIAL
Westchester Co., NY
Elmsford	1	15,300	15,300	-	10.3	18.43	3.00
INDUSTRIAL Totals/Weighted Avg.	1	15,300	15,300	-	10.3	18.43	3.00
RETAIL
Westchester Co., NY
Tarrytown	1	9,300	9,300	-	15.4	35.99	2.20
RETAIL Totals/Weighted Avg.	1	9,300	9,300	-	15.4	35.99	2.20
COMPANY Totals/Weighted Avg.	261	2,136,019	491,233	1,644,786	5.0	23.42	3.56
Tenant Retention	Leases Retained		75.4%
	Sq. Ft. Retained		64.5%

(a)	"Other Retained" transactions include existing tenants' expansions and relocations within the same building.
(b)	Equals triple net rent plus common area costs and real estate taxes, as applicable.
(c)	Represents estimated workletter costs of $26,924,369 and commissions of $11,363,726 committed, but not necessarily expended, during the period for second generation space aggregating 2,136,019 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

35

Market Diversification

The following table lists the Company’s markets (MSAs) based on annualized commercial contractual base rent of the Consolidated Commercial Properties:

		Percentage of
		Company
	Annualized Base	Annualized	Total Property
	Rental Revenue	Base Rental	Size Rentable	Percentage of
Market (MSA)	($) (a) (b) (c)	Revenue (%)	Area (b) (c)	Rentable Area (%)
Jersey City, NJ	113,064,740	23.7	4,334,714	17.5
Newark, NJ (Essex-Morris-Union Counties)	108,022,632	22.6	5,597,005	22.5
Westchester-Rockland, NY	68,855,542	14.4	3,945,912	15.9
Bergen-Passaic, NJ	62,054,404	13.0	3,911,522	15.7
Monmouth-Ocean, NJ	28,044,891	5.9	1,620,863	6.5
Washington, DC-MD-VA-WV	26,526,267	5.5	1,292,807	5.2
Middlesex-Somerset-Hunterdon, NJ	23,105,006	4.8	1,120,527	4.5
Trenton, NJ	18,641,883	3.9	956,597	3.9
New York (Manhattan)	17,874,043	3.7	524,476	2.1
Philadelphia, PA-NJ	7,618,686	1.6	1,260,398	5.1
Stamford-Norwalk, CT	4,214,288	0.9	273,000	1.1
Totals	478,022,382	100.0	24,837,821	100.0

(a)	Annualized base rental revenue is based on actual June 2015 billings times 12.  For leases whose rent commences after July 1, 2015, annualized base rental revenue is based on the first full month's billing times 12.  As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.
(b)	Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring June 30, 2015 aggregating 74,128 square feet and representing annualized rent of $1,411,583  for which no new leases were signed.
(c)	Includes office, office/flex, industrial/warehouse and stand-alone retail tenants only.  Excludes leases for amenity, retail, parking and month-to-month tenants.  Some tenants have multiple leases.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

36

Industry Diversification

The following table lists the Company’s 30 largest industry classifications based on annualized commercial contractual base rent of the Consolidated Commercial Properties:

	Annualized	Percentage of		Percentage of
	Base Rental	Company	Square	Total Company
	Revenue	Annualized Base	Feet Leased	Leased
Industry Classification (a)	($) (b) (c) (d)	Rental Revenue (%)	(c) (d)	Sq. Ft. (%)
Securities, Commodity Contracts & Other Financial	66,676,868	13.8	2,206,643	11.0
Insurance Carriers & Related Activities	50,953,223	10.6	1,855,706	9.2
Manufacturing	36,098,360	7.6	1,712,561	8.6
Legal Services	34,354,884	7.2	1,279,252	6.4
Credit Intermediation & Related Activities	32,451,498	6.8	1,062,443	5.3
Computer System Design Svcs.	21,731,457	4.5	948,894	4.8
Health Care & Social Assistance	21,685,641	4.5	1,133,804	5.7
Accounting/Tax Prep.	19,495,783	4.1	728,717	3.7
Wholesale Trade	17,243,128	3.6	1,168,496	5.9
Telecommunications	16,188,297	3.4	892,240	4.5
Scientific Research/Development	15,239,401	3.2	503,444	2.5
Public Administration	14,502,774	3.0	532,084	2.7
Admin & Support, Waste Mgt. & Remediation Svcs.	14,277,443	3.0	703,543	3.5
Architectural/Engineering	13,526,949	2.8	522,335	2.6
Management/Scientific	11,865,810	2.5	464,688	2.3
Other Services (except Public Administration)	11,464,582	2.4	465,401	2.3
Other Professional	11,410,522	2.4	522,419	2.6
Real Estate & Rental & Leasing	8,468,547	1.8	450,549	2.3
Retail Trade	7,824,917	1.6	471,272	2.4
Advertising/Related Services	7,520,518	1.6	278,941	1.4
Utilities	6,375,526	1.3	267,320	1.3
Transportation	5,475,825	1.1	277,776	1.4
Educational Services	4,660,060	1.0	196,935	1.0
Construction	4,554,005	1.0	253,864	1.3
Data Processing Services	4,037,870	0.8	147,487	0.7
Publishing Industries	3,974,381	0.8	194,674	1.0
Arts, Entertainment & Recreation	3,259,294	0.7	240,102	1.2
Agriculture, Forestry, Fishing & Hunting	2,221,151	0.5	66,303	0.3
Information Services	2,070,132	0.4	69,259	0.3
Broadcasting	1,779,200	0.4	52,732	0.3
Other	6,634,336	1.6	275,943	1.5
TOTAL	478,022,382	100.0	19,945,827	100.0

(a)   The Company’s tenants are classified according to the U.S. Government’s North American Industrial Classification System (NAICS).

(b)   Annualized base rental revenue is based on actual June 2015 billings times 12. For leases whose rent commences after July 1, 2015, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.

(c)   Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring June 30, 2015 aggregating 74,128 square feet and representing annualized rent of $1,411,583 for which no new leases were signed.

(d)   Includes office, office/flex, industrial/warehouse and stand-alone retail tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

37

Significant Tenants

The following table sets forth a schedule of the Company’s 50 largest tenants for the Consolidated Commercial Properties as of June 30, 2015, based upon annualized base rental revenue:

			Percentage of
		Annualized	Company	Square	Percentage	Year of
	Number of	Base Rental	Annualized Base	Feet	Total Company	Lease
	Properties	Revenue ($) (a)	Rental Revenue (%)	Leased	Leased Sq. Ft. (%)	Expiration
DB Services New Jersey, Inc.	2	12,335,217	2.6	409,166	2.1	2017
National Union Fire Insurance Company of Pittsburgh, PA	2	11,191,058	2.3	388,651	1.9	(b)
Bank Of Tokyo-Mitsubishi FUJI, Ltd.	1	10,540,716	2.2	282,606	1.4	(c)
Forest Research Institute, Inc.	1	9,070,892	1.9	215,659	1.1	2017
United States of America-GSA	12	8,875,098	1.9	287,169	1.4	(d)
Montefiore Medical Center	7	7,416,678	1.6	314,049	1.6	(e)
ICAP Securities USA, LLC	1	6,975,342	1.5	159,834	0.8	2017
TD Ameritrade Online Holdings	1	6,294,189	1.3	188,776	0.9	2020
Daiichi Sankyo, Inc.	1	6,277,788	1.3	171,900	0.9	2022
Merrill Lynch Pierce Fenner	1	5,883,780	1.2	294,189	1.5	2017
New Cingular Wireless PCS, LLC	2	4,841,564	1.0	212,816	1.1	2018
KPMG, LLP	2	4,678,873	1.0	170,023	0.9	(f)
HQ Global Workplaces, LLC	15	4,668,126	1.0	243,622	1.2	(g)
Vonage America, Inc.	1	4,427,500	0.9	350,000	1.8	2017
CohnReznick, LLP	2	4,333,954	0.9	155,056	0.8	(h)
Arch Insurance Company	1	4,005,563	0.8	106,815	0.5	2024
AECOM Technology Corporation	1	3,707,752	0.8	91,414	0.5	2029
UBS Financial Services, Inc.	1	3,535,047	0.7	124,773	0.6	(i)
Allstate Insurance Company	3	3,194,396	0.7	135,816	0.7	(j)
SunAmerica Asset Management, LLC	5	3,167,756	0.7	69,621	0.3	2018
Tullett Prebon Holdings Corp.	1	3,127,970	0.7	100,759	0.5	2023
Alpharma, LLC	1	3,098,092	0.6	112,235	0.6	2018
Xand Operations, LLC	2	3,014,150	0.6	131,078	0.7	2024
Morgan Stanley Smith Barney	1	2,951,125	0.6	103,173	0.5	(k)
E*Trade Financial Corporation	1	2,930,757	0.6	106,573	0.5	2022
Natixis North America, Inc.	2	2,823,569	0.6	89,907	0.5	2021
Continental Casualty Company	2	2,784,736	0.6	100,712	0.5	(l)
AAA Mid-Atlantic, Inc.	1	2,779,829	0.6	129,784	0.7	(m)
Tradeweb Markets, LLC	2	2,721,070	0.6	65,242	0.3	2027
Plymouth Rock Management Company of New Jersey	3	2,694,827	0.6	106,618	0.5	2020
Connell Foley, LLP	2	2,689,686	0.6	97,822	0.5	(n)
United Water Management & Services, Inc.	1	2,618,100	0.5	116,360	0.6	2035
New Jersey Turnpike Authority	1	2,605,798	0.5	100,223	0.5	2017
Lowenstein Sandler LLP	1	2,540,933	0.5	98,677	0.5	2017
Movado Group, Inc.	1	2,359,824	0.5	98,326	0.5	2018
AMTrust Financial Services, Inc.	1	2,306,760	0.5	76,892	0.4	2023
Bozzuto & Associates, Inc.	1	2,301,992	0.5	104,636	0.5	2025
Savvis Communications Corporation	1	2,287,168	0.5	71,474	0.4	2025
Norris, McLaughlin & Marcus, PA	1	2,259,738	0.5	86,913	0.4	2017
Bunge Management Services, Inc.	1	2,221,151	0.5	66,303	0.3	2020
Barr Laboratories, Inc.	1	2,209,107	0.5	89,510	0.4	2016
Sumitomo Mitsui Banking Corp.	2	2,170,167	0.5	71,153	0.4	2021
Herzfeld & Rubin, P.C.	1	2,140,236	0.4	56,322	0.3	2030
New Jersey City University	1	2,084,614	0.4	68,348	0.3	2035
Sun Chemical Management, LLC	1	2,034,798	0.4	66,065	0.3	2019
Syncsort, Inc.	1	1,991,439	0.4	73,757	0.4	2018
Jeffries, LLC	1	1,945,653	0.4	62,763	0.3	2023
American General Life Insurance Company	1	1,854,975	0.4	74,199	0.4	2024
Bressler, Amery & Ross, P.C.	1	1,766,850	0.4	70,674	0.4	2023
Withum Smith + Brown	3	1,740,738	0.4	64,165	0.3	(o)
Totals		198,477,141	41.7	7,032,618	34.5

See footnotes on subsequent page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

38

Significant Tenants

(Continued)

(a)	Annualized base rental revenue is based on actual June 2015 billings times 12. For leases whose rent commences after July 1, 2015, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.
(b)	271,533 square feet expire in 2018; 117,118 square feet expire in 2019.
(c)	20,649 square feet expire in 2018; 24,607 square feet expire in 2019; 237,350 square feet expire in 2029.
(d)	154,453 square feet expire in 2015; 56,270 square feet expire in 2016; 7,046 square feet expire in 2018; 28,102 square feet expire in 2020; 21,596 square feet expire in 2022; 19,702 square feet expire in 2023.
(e)	43,047 square feet expire in 2016; 59,302 square feet expire in 2017; 36,385 square feet expire in 2018; 133,763 square feet expire in 2019; 8,600 square feet expire in 2020; 14,842 square feet expire in 2021; 9,610 square feet expire in 2022; 8,500 square feet expire in 2023.
(f)	88,652 square feet expire in 2017; 81,371 square feet expire in 2019.
(g)	22,279 square feet expire in 2015; 12,407 square feet expire in 2017; 41,549 square feet expire in 2019; 21,008 square feet expire in 2020; 14,724 square feet expire in 2021; 36,158 square feet expire in 2023; 80,089 square feet expire in 2024; 15,408 square feet expire in 2027.
(h)	1,021 square feet expire in 2018; 154,035 square feet expire in 2020.
(i)	42,360 square feet expire in 2016; 13,340 square feet expire in 2022; 26,713 square feet expire in 2024; 42,360 square feet expire in 2026.
(j)	4,014 square feet expire in 2016; 75,740 square feet expire in 2017; 51,606 square feet expire in 2018; 4,456 square feet in 2019.
(k)	26,262 square feet expire in 2018; 34,516 square feet expire in 2025; 42,395 square feet expire in 2026.
(l)	6,488 square feet expire in 2015; 19,416 square feet expire in 2016; 74,808 square feet expire in 2031.
(m)	9,784 square feet expire in 2017; 120,000 square feet expire in 2027.
(n)	7,116 square feet expire in 2015; 77,719 square feet expire in 2016; 12,987 square feet expire in 2026.
(o)	5,427 square feet expire in 2015; 58,738 square feet expire in 2016.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

39

Schedule of Lease Expirations

All Consolidated Commercial Properties

The following table sets forth a schedule of lease expirations for the total of the Company’s office, office/flex, industrial/warehouse and stand-alone retail properties included in the Consolidated Commercial Properties beginning July 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 through 2017 only):

					Average Annualized
			Percentage of		Base Rent Per
		Net Rentable	Total Leased	Annualized	Net Rentable	Percentage of
		Area Subject	Square Feet	Base Rental	Square Foot	Annual Base
Year of	Number of	To Expiring	Represented By	Revenue Under	Represented	Rent Under
Expiration/	Leases	Leases	Expiring	Expiring	By Expiring	Expiring
Market	Expiring (a)	(Sq. Ft.)	Leases (%)	Leases ($) (b)	Leases ($)	Leases (%)
Third Quarter 2015	64	503,728	2.6	11,768,085	23.36	2.5
Fourth Quarter 2015	43	147,154	0.7	3,637,569	24.72	0.7
TOTAL – 2015	107	650,882	3.3	15,405,654	23.67	3.2
2015 (c)
Northern  NJ	33	140,712	0.7	3,335,806	23.71	0.7
Central NJ	28	171,005	0.9	3,563,966	20.84	0.8
Westchester Co., NY	24	110,504	0.5	1,954,083	17.68	0.4
Manhattan	1	6,488	(d)	188,152	29.00	(d)
Sub. Philadelphia	2	11,595	0.2	84,354	7.28	(d)
Fairfield, CT	-	-	-	-	-	-
Washington, DC/MD	19	210,578	1.0	6,279,293	29.82	1.3
TOTAL – 2015	107	650,882	3.3	15,405,654	23.67	3.2
2016
Northern  NJ	103	704,541	3.5	17,818,880	25.29	3.6
Central NJ	69	515,391	2.6	11,601,640	22.51	2.4
Westchester Co., NY	71	334,536	1.7	6,598,703	19.72	1.4
Manhattan	-	-	-	-	-	-
Sub. Philadelphia	11	94,773	0.5	670,956	7.08	0.2
Fairfield, CT	3	36,649	0.2	489,539	13.36	0.1
Washington, DC/MD	30	139,036	0.7	3,671,277	26.41	0.8
TOTAL – 2016	287	1,824,926	9.2	40,850,995	22.39	8.5
2017
Northern  NJ	124	1,970,926	9.8	57,238,754	29.04	12.1
Central NJ	71	986,619	5.0	19,210,121	19.47	4.0
Westchester Co., NY	69	342,418	1.7	7,227,956	21.11	1.5
Manhattan	1	14,863	0.1	505,342	34.00	0.1
Sub. Philadelphia	19	191,206	1.0	1,485,285	7.77	0.3
Fairfield, CT	2	102,928	0.5	1,484,988	14.43	0.3
Washington, DC/MD	23	104,335	0.5	3,081,925	29.54	0.6
TOTAL – 2017	309	3,713,295	18.6	90,234,371	24.30	18.9

Schedule continued, with footnotes, on subsequent page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

40

Schedule of Lease Expirations

All Consolidated Commercial Properties

(continued)

					Average Annualized
			Percentage of		Base Rent Per
		Net Rentable	Total Leased	Annualized	Net Rentable	Percentage of
		Area Subject	Square Feet	Base Rental	Square Foot	Annual Base
Year of	Number of	To Expiring	Represented By	Revenue Under	Represented	Rent Under
Expiration/	Leases	Leases	Expiring	Expiring	By Expiring	Expiring
Market	Expiring (a)	(Sq. Ft.)	Leases (%)	Leases ($) (b)	Leases ($)	Leases (%)
2018	287	2,745,969	13.8	61,327,863	22.33	12.8
2019	231	2,292,997	11.5	49,219,353	21.47	10.3
2020	206	1,721,196	8.6	38,439,117	22.33	8.0
2021	130	1,437,871	7.2	37,093,970	25.80	7.8
2022	96	1,085,420	5.4	27,076,039	24.95	5.7
2023	58	1,115,979	5.6	28,630,426	25.65	6.0
2024	56	1,052,878	5.3	26,445,642	25.12	5.5
2025	28	542,632	2.7	11,362,466	20.94	2.4
2026 and thereafter	55	1,761,782	8.8	51,936,486	29.48	10.9
Totals/Weighted
Average	1,850	19,945,827	100.0	478,022,382	23.97	100.0

(a)   Includes office, office/flex, industrial/warehouse and stand-alone retail property tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants.  Some tenants have multiple leases.

(b)   Annualized base rental revenue is based on actual June 2015 billings times 12. For leases whose rent commences after July 1, 2015 annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.

(c)   Includes leases expiring June 30, 2015 aggregating 74,128 square feet and representing annualized rent of $1,411,583 for which no new leases were signed.

(d)   Represents 0.05% or less.

(e)   Reconciliation to Company’s total net rentable square footage is as follows:

	Square Feet
Square footage leased to commercial tenants	19,945,827
Square footage used for corporate offices, management offices,
building use, retail tenants, food services, other ancillary
service tenants and occupancy adjustments	495,820
Square footage unleased	4,396,174
Total net rentable square footage (does not include land leases)	24,837,821

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

41

Schedule of Lease Expirations

Office Properties

The following table sets forth a schedule of lease expirations for the office properties beginning July 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 through 2017 only):

						Average Annualized
				Percentage of		Base Rent Per
		Net Rentable		Total Leased	Annualized	Net Rentable	Percentage of
		Area Subject		Square Feet	Base Rental	Square Foot	Annual Base
Year of	Number of	To Expiring		Represented By	Revenue Under	Represented	Rent Under
Expiration/	Leases	Leases		Expiring	Expiring	By Expiring	Expiring
Market	Expiring (a)	(Sq. Ft.)		Leases (%)	Leases ($) (b)	Leases ($)	Leases (%)
2015 (c)
Northern  NJ	31	126,985		0.8	3,167,673	24.95	0.8
Central NJ	21	100,518		0.7	2,617,900	26.04	0.6
Westchester Co., NY	12	21,254		0.1	694,303	32.67	0.2
Manhattan	1	6,488		(d)	188,152	29.00	(d)
Washington, DC/MD	19	210,578		1.4	6,279,293	29.82	1.5
TOTAL – 2015	84	465,823		3.0	12,947,321	27.79	3.1
2016
Northern  NJ	96	638,908		4.1	17,005,890	26.62	4.1
Central NJ	57	396,025		2.6	9,786,240	24.71	2.4
Westchester Co., NY	29	113,818		0.8	3,064,450	26.92	0.7
Manhattan	-	-		-	-	-	-
Washington, DC/MD	30	139,036		0.9	3,671,277	26.41	0.9
TOTAL – 2016	212	1,287,787		8.4	33,527,857	26.04	8.1
2017
Northern NJ	117	1,941,300		12.7	56,902,720	29.31	13.7
Central NJ	61	951,746		6.3	18,834,403	19.79	4.6
Westchester Co., NY	29	83,559		0.6	2,479,863	29.68	0.6
Manhattan	1	14,863		0.1	505,342	34.00	0.1
Washington, DC/MD	23	104,335		0.7	3,081,925	29.54	0.8
TOTAL – 2017	231	3,095,803		20.4	81,804,253	26.42	19.8
2018	193	1,695,924		11.2	48,000,541	28.30	11.6
2019	173	1,516,831		10.0	38,605,918	25.45	9.3
2020	157	1,304,569		8.6	32,773,068	25.12	7.9
2021	104	1,177,156		7.8	33,318,941	28.30	8.1
2022	78	917,828		6.1	24,749,020	26.96	6.0
2023	44	881,973		5.8	25,452,192	28.86	6.2
2024	40	831,604		5.5	23,010,233	27.67	5.6
2025	17	339,581		2.2	8,781,260	25.86	2.1
2026 and thereafter	46	1,665,568		11.0	50,258,574	30.18	12.2
Totals/Weighted
Average	1,379	15,180,447	(c)	100.0	413,229,178	27.22	100.0

(a)   Includes office tenants only. Excludes leases for amenity, retail, parking and month-to-month tenants. Some tenants have multiple leases.

(b)   Annualized base rental revenue is based on actual June 2015 billings times 12. For leases whose rent commences after July 1, 2015 annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.

(c)   Includes leases expiring June 30, 2015 aggregating 43,913 square feet and representing annualized rent of $882,651 for which no new leases were signed.

(d)   Represents 0.05% or less.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

42

Schedule of Lease Expirations

Office/Flex Properties

The following table sets forth a schedule of lease expirations for the office/flex properties beginning July 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 through 2017 only):

						Average Annualized
				Percentage of		Base Rent Per
		Net Rentable		Total Leased	Annualized	Net Rentable	Percentage of
		Area Subject		Square Feet	Base Rental	Square Foot	Annual Base
Year of	Number of	To Expiring		Represented By	Revenue Under	Represented	Rent Under
Expiration/	Leases	Leases		Expiring	Expiring	By Expiring	Expiring
Market	Expiring (a)	(Sq. Ft.)		Leases (%)	Leases ($) (b)	Leases ($)	Leases (%)
2015 (c)
Northern  NJ	2	13,727		0.2	168,133	12.25	0.3
Central NJ	5	67,473		1.5	874,366	12.96	1.4
Westchester Co., NY	12	89,250		2.1	1,259,780	14.12	2.2
Sub. Philadelphia	2	11,595		0.3	84,354	7.28	0.1
Fairfield Co., CT	-	-		-	-	-	-
TOTAL – 2015	21	182,045		4.1	2,386,633	13.11	4.0
2016
Northern  NJ	7	65,633		1.5	812,990	12.39	1.3
Central NJ	11	118,306		2.7	1,791,544	15.14	3.0
Westchester Co., NY	40	209,130		4.8	3,375,397	16.14	5.7
Sub. Philadelphia	11	94,773		2.2	670,956	7.08	1.2
Fairfield Co., CT	3	36,649		0.8	489,539	13.36	0.8
TOTAL – 2016	72	524,491		12.0	7,140,426	13.61	12.0
2017
Northern NJ	7	29,626		0.7	336,034	11.34	0.6
Central NJ	10	34,873		0.8	375,718	10.77	0.6
Westchester Co., NY	40	258,859		5.9	4,748,093	18.34	8.0
Sub. Philadelphia	19	191,206		4.4	1,485,285	7.77	2.5
Fairfield Co., CT	2	102,928		2.4	1,484,988	14.43	2.5
TOTAL – 2017	78	617,492		14.2	8,430,118	13.65	14.2
2018	91	956,562		22.0	12,731,349	13.31	21.4
2019	55	731,721		16.8	9,799,932	13.39	16.5
2020	46	335,505		7.7	4,537,006	13.52	7.6
2021	26	260,715		6.0	3,775,029	14.48	6.3
2022	18	167,592		3.9	2,327,019	13.89	3.9
2023	11	146,485		3.4	2,129,159	14.53	3.6
2024	15	175,274		4.0	3,018,649	17.22	5.1
2025	10	195,051		4.5	2,285,606	11.72	3.8
2026 and thereafter	5	62,878		1.4	941,494	14.97	1.6
Totals/Weighted
Average	448	4,355,811	(c)	100.0	59,502,420	13.66	100.0

(a)   Includes office/flex tenants only.  Excludes leases for amenity, retail, parking and month-to-month tenants.  Some tenants have multiple leases.

(b)   Annualized base rental revenue is based on actual June  2015 billings times 12. For leases whose rent commences after July 1, 2015, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above. Includes office/flex tenants only.  Excludes leases for amenity, retail, parking and month-to-month tenants.  Some tenants have multiple leases.

(c)   Includes leases expiring June 30, 2015 aggregating 30,215 square feet and representing annualized rent of $528,933 for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

43

Schedule of Lease Expirations

Industrial Properties

The following table sets forth a schedule of lease expirations for the industrial properties beginning July 1, 2015, assuming that none of the tenants exercise renewal or termination options. All industrial/warehouse properties are located in the Westchester County, NY market:

					Average Annualized
			Percentage of		Base Rent Per
		Net Rentable	Total Leased	Annualized	Net Rentable	Percentage of
		Area Subject	Square Feet	Base Rental	Square Foot	Annual Base
Year of	Number of	To Expiring	Represented By	Revenue Under	Represented	Rent Under
Expiration/	Leases	Leases	Expiring	Expiring	By Expiring	Expiring
Market	Expiring (a)	(Sq. Ft.)	Leases (%)	Leases ($) (b)	Leases ($)	Leases (%)
2016	2	11,588	3.1	158,856	13.71	3.5
2018	3	93,483	24.6	595,973	6.38	13.6
2019	3	44,445	11.7	813,503	18.30	18.5
2020	3	81,122	21.4	1,129,043	13.92	25.7
2023	3	87,521	23.1	1,049,075	11.99	23.9
2024	1	46,000	12.1	416,760	9.06	9.5
2026 and thereafter	2	15,300	4.0	231,548	15.13	5.3
Totals/Weighted
Average	17	379,459	100.0	4,394,758	11.58	100.0

(a)   Includes industrial/warehouse tenants only. Excludes leases for amenity, retail, parking and month-to-month industrial/warehouse tenants. Some tenants have multiple leases.

(b)   Annualized base rental revenue is based on actual June 2015 billings times 12. For leases whose rent commences after July1, 2015, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, the historical results may differ from those set forth above.

Stand-Alone Retail Properties

The following table sets forth a schedule of lease expirations for the stand-alone retail properties beginning July 1, 2015, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2015 and 2016 only):

					Average Annualized
			Percentage of		Base Rent Per
		Net Rentable	Total Leased	Annualized	Net Rentable	Percentage of
		Area Subject	Square Feet	Base Rental	Square Foot	Annual Base
Year of	Number of	To Expiring	Represented By	Revenue Under	Represented	Rent Under
Expiration/	Leases	Leases	Expiring	Expiring	By Expiring	Expiring
Market	Expiring (a)	(Sq. Ft.)	Leases (%)	Leases ($) (b)	Leases ($)	Leases (%)
2015 (c)
Central NJ	2	3,014	10.0	71,700	23.79	8.0
Westchester	-	-	-	-	-	-
TOTAL – 2015	2	3,014	10.0	71,700	23.79	8.0
2016
Central NJ	1	1,060	3.4	23,856	22.51	2.6
Westchester	-	-	-	-	-	-
TOTAL – 2016	1	1,060	3.4	23,856	22.51	2.6
2025	1	8,000	26.6	295,600	36.95	33.0
2026 and thereafter	2	18,036	60.0	504,870	27.99	56.4
Totals/Weighted
Average	6	30,110	100.0	896,026	29.76	100.0

(a)   Includes stand-alone retail property tenants only.

Annualized base rental revenue is based on actual June 2015 billings times 12. For leases whose rent commences after July 1, 2015 annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended June 30, 2015

44

EX-99.2

Index
			2Q 2015 Supplemental
	Category	Page
	Roseland Overview	3
	Residential Portfolio Overview	4
	Operating Communities (Stabilized)	5
	Operating Communities (Lease-Up)	6
	In-Construction Communities	7
	Future Development Communities	8 - 9
	Capitalization Highlights - Debt and Equity	10 - 11
	Operating Communities - Repositioning Details	12
	Appendix	13

This Supplemental Operating and Financial Data is not an offer to sell or solicitation to buy any securities of the Company. Any offers to sell or solicitations of the Company shall be made by means of a prospectus. The information in this Supplemental Package must be read in conjunction with, and is modified in its entirety by, the Quarterly 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 Supplemental Package without reference to the 10-Q and the Public Filings. Any investors’ receipt of, or access to, the information contained herein is subject to this qualification.

1

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS

We consider portions of this information to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended. We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 21E of such act. Such forward-looking statements relate to, without limitation, our future economic performance, plans and objectives for future operations and projections of revenue and other financial items. Forward-looking statements can be identified by the use of words such as “may,” “will,” “plan,” “potential,” “projected,” “should,” “expect,” “anticipate,” “estimate,” “continue” or comparable terminology. Forward-looking statements are inherently subject to risks and uncertainties, many of which we cannot predict with accuracy and some of which we might not even anticipate. Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, we can give no assurance that such expectations will be achieved. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements.

Among the factors about which the Company has made assumptions are:

· risks and uncertainties affecting the general economic climate and conditions, which in turn may have a negative effect on the fundamentals of our business and the financial condition of our tenants and residents;

· the value of our real estate assets, which may limit our ability to dispose of assets at attractive prices or obtain or maintain debt financing secured by our properties or on an unsecured basis;

· the extent of any tenant bankruptcies or of any early lease terminations;

· our ability to lease or re-lease space at current or anticipated rents;

· changes in the supply of and demand for our properties;

· changes in interest rate levels and volatility in the securities markets;

· our ability to complete construction and development activities on time and within budget, including without limitation obtaining regulatory permits and the availability and cost of materials, labor and equipment;

· forward-looking financial and operational information, including information relating to future development projects, potential acquisitions or dispositions, and projected revenue and income;

· changes in operating costs;

· our ability to obtain adequate insurance, including coverage for terrorist acts;

· our credit worthiness and the availability of financing on attractive terms or at all, which may adversely impact our ability to pursue acquisition and development opportunities and refinance existing debt and our future interest expense;

· changes in governmental regulation, tax rates and similar matters; 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 or residents 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 us and the statements contained herein, see Item 1A: Risk Factors in our Annual Report on Form 10-K for the year ended December 31, 2014. We assume no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.

2

Roseland Overview
	2Q 2015 Supplemental

Roseland, the Residential Division of Mack-Cali Realty Corporation (“MCRC” or the “Company”), serves as the Company’s platform for the strategic transformation of its real estate holdings into the multi-family sector.  As reflected through the various components of the Roseland portfolio highlighted in this new Supplemental, the Company forecasts short- and long-term value creation through its multi-family investment.  This distinct Supplemental was conceived in mid-June upon installation of new Company leadership, and we anticipate further enhancements and transparency over the coming quarters to allow for full appreciation of the Company’s multi-family expansion.
Roseland’s exceptional track record and proven commitment to excellence has established it as one of the premier residential and mixed-use developers in the Northeast.  Roseland has an industry leading reputation for successful and profitable conception, execution and management of Class A residential developments.  Roseland’s entrepreneurial owner/developer approach is hands on from project conception to operations incorporating all responsibilities of development, construction, financing, marketing, leasing and on-going property management.
Roseland, a full-service real estate company, has a scalable and integrated business platform overseeing operating and in-construction assets, a geographically desirable land portfolio (much of which benefits from historical low, below market land bases) and sourcing of new sites from both strategic Repurposing of MCRC’s office holdings (as further described herein) and new development and acquisition opportunities.  We envision continuous annual production from Roseland’s owned/controlled land inventory, thereby generating ongoing value creation and cash flow growth from the Company’s Residential Division.
Roseland Management Services, the property management division of Roseland, is a best-in class manager with a portfolio of approximately 10,100 apartments under management including properties owned by Roseland as well as third party, institutionally owned assets on a fee-management basis (approximately 4,500).  Roseland Management Services’ active presence in the Washington, DC to Boston corridor provides invaluable market-based contributions as Roseland evaluates and develops new opportunities.
Roseland executive leadership, a cohesive unit since 2003, has an average experience of 17 years at Roseland and 26 years in the industry.
	·     Marshall Tycher	President
	·     Andrew Marshall	Executive Vice President, Chief Operating Officer
	·     Ivan Baron	Executive Vice President, Chief Legal Counsel
	·     Bob Cappy	Executive Vice President, Chief Financial Officer
	·     Brenda Cioce	President, Roseland Management Services
	·     Gabriel Shiff	Executive Vice President, Finance

3

Residential Portfolio Overview
			2Q 2015 Supplemental
Overview
As of June 30, 2015, Roseland had a current Residential Portfolio, excluding communities under third party management contracts, comprised of:
	-  Operating & Lease-Up Communities:	5,644 apartments
	-  In-Construction Communities:	1,182 apartments
	-  Future Development Communities:	9,042 apartments
Through continuous construction production from its Future Development portfolio, the Company envisions cash flow and value creation growth via expansion of its Operating and Lease-Up communities from 5,644 apartments to 9,082 apartments through year-end 2017 (61% increase).  Further, at year-end 2017 we project 2,620 apartments will be in construction, with over 4,000 apartment development opportunities available for ongoing growth.

Note A:  The Company is evaluating alternatives to increase its ownership and cash flow participation throughout the portfolio.

Note B:  The Company is committed to expanding its current Residential Portfolio via strategic acquisitions and Repurposing activities from its office holdings.

4

Operating Communities (Stabilized)
													2Q 2015 Supplemental
As of June 30, 2015, the Company held interests in Operating Communities totaling 4,669 apartments, some of which are currently undergoing strategic Repositioning.  The initial Roseland portfolio investment included multiple subordinated joint ventures in which Roseland was the developer and received a promoted interest in excess of a hurdle rate.  Due to the increase of rental income, the embedded value of these interest has increased substantially.  For example, in 2Q-2015 we sold our subordinated interest in Morristown Train Station for approximately $6.4 million on a $2.2 million book basis, producing a 2.9x multiple.  We believe that over the next six to eight quarters we will favorably restructure our ownership or exit these interests.
								Operating Highlights
										Average	Average
								Percentage	Percentage	Revenue	Revenue
				Apartment	Rentable	Avg.	Year	Leased	Leased	Per Home	Per Home	NOI	NOI	NOI
Residential	Location	Ownership		Homes	SF	Size	Built	Q2 2015	Q1 2015	Q2 2015	Q1 2015	Q2 2015	Q1 2015	YTD
Consolidated
Alterra I (1)	Revere, MA	100.00%		310	289,287	933	2004	96.8%	97.4%	$                    1,717	$                    1,668	$                       822	$                       797	$              1,619
Alterra IB (1)	Revere, MA	100.00%		412	373,852	907	2008	97.3%	96.4%	1,704	1,672	1,115	1,136	2,250
Park Square	Rahway, NJ	100.00%		159	184,957	1,163	2009	98.1%	98.1%	2,130	2,077	510	484	994
Richmond Court (1)	New Brunswick, NJ	100.00%		82	61,635	752	1995	100.0%	100.0%	1,606	1,628	209	186	395
Riverwatch Commons (1)	New Brunswick, NJ	100.00%		118	86,217	731	1997	98.3%	99.2%	1,671	1,649	293	289	582
Andover (1)	Andover, MA	100.00%		220	178,101	810	1989	98.6%	96.8%	1,373	1,418	387	378	765
Consolidated		100.00%		1,301	1,174,049	902		97.8%	97.4%	$                    1,694	$                    1,673	$                    3,336	$                    3,270	$              6,605
Participatory Joint Ventures
Crystal House (1)(2)	Arlington, VA	25.00%		798	740,941	928	1962	94.0%	97.2%	$                    1,781	$                    1,774	$                    2,578	$                    2,473	$              5,051
Participatory Joint Ventures		25.00%		798	740,941	928		94.0%	97.2%	$                    1,781	$                    1,774	$                    2,578	$                    2,473	$              5,051
Subordinated Joint Ventures
Marbella	Jersey City, NJ	24.27%	(4)	412	369,515	897	2003	99.5%	99.3%	$2,965	$2,915	$2,382	$2,373	$4,755
Monaco	Jersey City, NJ	15.00%	(4)	523	475,742	910	2011	98.3%	98.5%	3,305	3,249	3,453	3,381	6,834
RiversEdge at Port Imperial	Weehawken, NJ	50.00%	(4)	236	214,963	911	2009	97.0%	97.0%	3,017	3,040	1,025	1,173	2,198
RiverTrace	Weehawken, NJ	25.00%	(4)	316	295,767	936	2014	98.7%	98.7%	2,924	2,893	1,575	1,699	3,274
The Estuary	Weehawken, NJ	7.50%	(4)	582	530,587	912	2014	98.6%	94.0%	2,907	3,004	2,989	2,251	5,240
Metropolitan at 40 Park	Morristown, NJ	12.50%	(4)	130	124,237	956	2010	97.7%	94.6%	3,262	3,222	687	680	1,367
The Chase at Overlook Ridge	Malden, MA	50.00%	(4)	371	337,060	909	2014	98.9%	96.8%	1,825	1,839	1,152	1,032	2,184
Subordinated Joint Ventures		24.16%		2,570	2,347,871	914		98.5%	97.1%	$                    2,871	$                    2,872	$                  13,263	$                  12,589	$            25,852
Total Operating Communities - Residential (3)		45.43%		4,669	4,262,861	913	2003	97.6%	97.2%	$                    2,357	$                    2,350	$                  19,177	$                  18,332	$            37,508
Commercial				Parking
				Spaces	Retail SF
Port Imperial Garage I	Weehawken, NJ	43.75%		800			2013	NA	NA			$506	$413	$919
Port Imperial Retail I	Weehawken, NJ	43.75%			16,736		2013	52.0%	52.0%			(26)	(26)	(52)
Shops at 40 Park	Morristown, NJ	12.50%			50,973		2010	60.4%	60.4%			205	187	392
Riverwalk at Port Imperial	West New York, NJ	20.00%			30,745		2008	64.0%	64.0%			156	157	313
Total Operating Communities - Commercial		20.15%		800	98,454			61.8%	61.8%	NA	NA	$                       841	$                       731	$              1,572
(1) Assets targeted for or undergoing repositioning.  Additional information on Repositioning Communities can be found on Page 12.
(2) Unit count excludes 30 apartments permanently offline for renovation.  Percentage Leased decreased as a result of an additional 69 offline apartments commencing Repositioning in 2Q.
(3) Excludes approximately 45,000 SF of ground floor retail.
(4) Ownership represents Company participation after satisfaction of Priority Capital, as detailed on Page 10.
See appendix for select financial definitions.

5

Operating Communities (Lease-Up)
													2Q 2015 Supplemental
As of June 30, 2015, the Company held interests in four communities currently undergoing lease-up, totaling 975 apartments with initial stabilization dates from Q3 2015 to Q2 2016.
											Operating Highlights
											Percentage	Percentage		Projected	Projected
				Apartment	Rentable	Avg.	Total	Initial	Project	Project	Leased	Leased		Stabilized	Stabilized
Community	Location	Ownership		Homes	SF	Size	Costs	Occupancy	Completion	Stabilization	Q2 2015	Q1 2015	(4)	NOI	Yield
Participatory Joint Ventures
701 2nd Street, NE	Washington, DC	50.00%		378	290,348	768	$         194,357	Q1 2015	Q4 2015	Q2 2016	40.5%	7.1%		$           11,400	5.87%
RiverPark at Harrison	Harrison, NJ	36.00%	(2)	141	125,498	890	27,643	Q4 2014	Q2 2015	Q3 2015	99.3%	97.2%		1,900	6.87%
Participatory Joint Ventures		46.20%		519	415,846	801	$         222,000				56.5%	31.6%		$           13,300	5.99%
Subordinated Joint Ventures
Portside at Pier One - 7	East Boston, MA	38.25%	(3)	176	156,693	890	$           66,307	Q4 2014	Q2 2015	Q3 2015	93.9%	54.7%		$             4,300	6.48%
RiverParc at Port Imperial	Weehawken, NJ	20.00%	(3)	280	255,828	914	96,400	Q1 2015	Q3 2015	Q1 2016	53.9%	14.3%		6,700	6.95%
Subordinated Joint Ventures		27.04%		456	412,521	905	$         162,707				69.3%	29.9%		$           11,000	6.76%
Total Lease-Up Communities (1)		37.24%		975	828,367	850	$         384,707				62.5%	30.8%		$           24,300	6.32%
											Represents 309 units of  initial lease-up success from recently completed inventory
Value Creation Summary
Projected Stabilized NOI		$            24,300
Average - Projected Stabilized Yield		6.32%
Average - Stabilized Cap Rate		4.66%
Projected Asset Valuation		$          521,172
Less: Total Costs		(384,707)
Projected Value Creation		$          136,465
Projected Development Margin		35%
Company Share of Value Creation ($)		$            40,961
Company Share of Value Creation (%)		30%
Company Capital Requirement - Total		$            49,760
Company Capital Requirement - Remaining		$0
(1) Excludes approximately 28,800 SF of ground floor retail.
(2) Subsequent to quarter-end, RiverPark at Harrison was refinanced resulting in an ownership buy-up to 45% as well as a cash distribution of approximately $1.7 million.
(3) Ownership represents Company participation after satisfaction of Preferred Capital, as detailed on Page 10.
(4) Percentage Leased of Lease-Up communities represents quarter-end levels.
See appendix for select financial definitions.

6

In-Construction Communities
												2Q 2015 Supplemental
As of June 30, 2015, the company had four In-Construction Communities representing 1,182 apartments with lease-up commencement dates from Q4 2015 to Q4 2016.
				Project Capitalization - Total				Capital as of 2Q 2015		Development Schedule
							Third						Projected	Projected
			Apartment	Total		MCRC	Party	Total	MCRC		Initial	Project	Stabilized	Stabilized
Community	Location	Ownership	Homes	Costs	Debt	Capital	Capital	Costs	Capital	Start	Occupancy	Stabilization	NOI	Yield
Consolidated
Eastchester (Tuckahoe)	Eastchester, NY	76.25%	108	$           49,950	$           28,750	$          20,941	$              259	$           18,431	$           12,706	Q1 2014	Q1 2016	Q1 2017	$            3,300	6.61%
Consolidated		76.25%	108	$           49,950	$           28,750	$          20,941	$              259	$           18,431	$           12,706				$            3,300	6.61%
Participatory Joint Ventures
Marbella South (M2)	Jersey City, NJ	24.27%	311	$         132,100	$           77,400	$          13,271	$         41,429	$           95,244	$             9,745	Q3 2013	Q4 2015	Q4 2016	$            8,470	6.41%
URL® Harborside - I	Jersey City, NJ	85.00%	763	320,305	192,000	108,889	19,416	128,375	91,522	Q4 2013	Q4 2016	Q3 2018	19,500	6.09%
Participatory Joint Ventures		67.41%	1,074	$         452,405	$         269,400	$        122,160	$         60,845	$         223,619	$         101,267				$          27,970	6.18%
Commercial
Port Imperial Garage II	Weehawken, NJ	100.00%	-	$           31,200	$                     -	$          31,200	$                   -	$           18,848	$           16,550	Q3 2014	Q3 2015	N/A	$            1,975	6.33%
Commercial		100.00%	-	$           31,200	$                     -	$          31,200	$                   -	$           18,848	$           16,550				$            1,975	6.33%
Total In-Construction Communities			1,182	$         533,555	$         298,150	$        174,301	$         61,104	$         260,898	$         130,523				$          33,245	6.23%
Value Creation Summary (Residential)
Projected Stabilized NOI			$31,270
Average - Projected Stabilized Yield			6.22%
Average - Stabilized Cap Rate			4.75%
Projected Asset Valuation			$658,316
Less: Total Costs			(502,355)
Projected Value Creation			$155,961
Projected Development Margin			31%
Company Share of Value Creation ($)			$106,399	An increase in participation as compared to Roseland's historic pattern.
Company Share of Value Creation (%)			68%	The Company envisions comparable or enhanced participation in future value creation activities.
Company Capital Requirement - Total			$174,301
Company Capital Requirement - Remaining			$43,778
See appendix for select financial definitions.

7

Future Development Communities
	2Q 2015 Supplemental

The Company anticipates additional value creation from construction production of its Land Inventory, all of which is owned or controlled by the Company.
Predevelopment Communities
As of June 30, 2015, the Company owned 10 Predevelopment Communities aggregating 2,979 apartments and hotel keys that have forecasted construction starts through year-end 2016.
			MCRC	Anticipated
		Apartment	Current	Construction	Approved /	Projected
Community	Location	Homes	Ownership	Start	Entitled	Costs	Notes
Chase II	Malden, MA	290	100.00%	Q3 2015	fully	$                     73,000	(1)
Worcester	Worcester, MA	365	100.00%	Q3 2015	fully	91,400
PI South - 4/5 Hotel	Weehawken, NJ	364	50.00%	Q3 2015	fully	128,900	(2)
Conshohocken	Conshohocken, PA	294	100.00%	Q4 2015	fully	79,800
PI South - Building 11	Weehawken, NJ	296	50.00%	Q4 2015	fully	110,000
Lofts at 40 Park	Morristown, NJ	59	25.00%	Q4 2015	partial	18,000
Freehold	Freehold, NJ	400	100.00%	Q1 2016	partial	95,000	(3)
Portside 5/6	East Boston, MA	296	85.00%	Q1 2016	fully	110,000	(4)
PI North - Building C	West New York, NJ	363	20.00%	Q3 2016	partial	157,000
Crystal House - III	Arlington, VA	252	50.00%	Q3 2016	fully	87,000
Predevelopment Communities		2,979				$                   950,100
Value Creation Summary
Projected Average Yield						6.40%
Projected NOI						$                     60,806
Approximate Gross Value @ 5.00% Cap						$                1,216,128
Less:  Projected Costs						(950,100)
Net Value Creation						$                   266,028
Repurposing Communities
The Company defines Repurposing Communities as commercial holdings of the Company which have been targeted for re-zoning from their existing office to new multi-family use and have a likelihood of achieving desired re-zoning and project approvals.  As of June 30, 2015, the Company had three active Repurposing Communities aggregating 595 potential apartments.  Further, the Company has ongoing municipal negotiations for additional residential approvals and is evaluating numerous MCRC office holdings for Repurposing potential.
			MCRC	Anticipated
		Apartment	Current	Construction	Approved /	Projected
Community	Location	Homes	Ownership	Start	Entitled	Costs
250 Johnson Road	Morris Plains, NJ	188	100.00%	Q3 2015	fully	$                     54,800
150 Monument Road	Bala Cynwyd, PA	207	100.00%	Q1 2016	partial	54,700
233 Canoe Brook Road	Short Hills, NJ	200	100.00%	Q2 2016	partial	63,000	(5)
Repurposing Communities		595				$                   172,500
Value Creation Summary
Projected Average Yield						6.75%
Projected NOI						$                     11,644
Approximate Gross Value @ 5.00% Cap						$                   232,875
Less:  Projected Costs						(172,500)
Net Value Creation						$                     60,375

8

Future Development Communities (cont.)
						2Q 2015 Supplemental
Future Developments				Anticipated
		Apartment	Current	Construction	Approved /
Community	Location	Homes	Ownership	Start	Entitled		Notes
Liberty Landing Phase I	Jersey City, NJ	265	50.00%	2017	partial
PI North - Building J	West New York, NJ	141	20.00%	2017	partial
PI North - Building I	West New York, NJ	224	20.00%	2017	partial
San Remo	Jersey City, NJ	250	41.67%	2017	partial
Portside 1-4	East Boston, MA	160	85.00%	2017	none
Overlook IIIC	Malden, MA	252	100.00%	2017	partial
PI South - Building 8/9	Weehawken, NJ	275	50.00%	2017	partial
PI North - Riverbend 6	West New York, NJ	471	20.00%	Beyond	partial
PI South - Building 16	Weehawken, NJ	131	50.00%	Beyond	partial
PI South - Building 2	Weehawken, NJ	200	50.00%	Beyond	partial
PI South - Park Parcel	Weehawken, NJ	224	50.00%	Beyond	partial
PI South - Office 1/3	Weehawken, NJ	N/A	50.00%	Beyond	partial
Overlook IIIA	Malden, MA	445	100.00%	Beyond	partial
Overlook IV	Malden, MA	45	100.00%	Beyond	partial
URL® Harborside - Future	Jersey City, NJ	1,500	100.00%	Beyond	partial
Crystal House - Future	Arlington, VA	300	50.00%	Beyond	partial
Liberty Landing	Jersey City, NJ	585	50.00%	Beyond	partial
Future Developments		5,468
Total Development Communities - Future		9,042
Notes:
(1) The Chase II project represents two development parcels: IIB and IIID.
(2) Number of units reflects programmed hotel keys.
(3) The Company has a signed agreement to acquire this land, subject to certain conditions.
(4) Prudential has an option to participate in East Boston Parcels 5 and 6, under similar terms as Parcel 7.
(5) Target approvals will likely also include approximately 225 hotel keys.

9

Capitalization Highlights
							2Q 2015 Supplemental
		Project Debt				Priority Capital Balances (1)
							Third
		Outstanding	Maximum	Maturity	Interest	MCRC	Party	Return
	Ownership	Balance	Balance	Date	Rate	Capital	Capital	Rate	Note
Operating Communities
Consolidated Communities
Park Square	100.00%	$              27,500	$              27,500	4/10/2019	L + 1.75%
Consolidated Communities		$              27,500	$              27,500			$                    -	$                        -
Participatory Joint Ventures
Crystal House	25.00%	$            165,000	$            165,000	4/1/2020	3.17%	$           25,870	$              77,611		(2)
Participatory Joint Ventures		$            165,000	$            165,000			$           25,870	$              77,611
Subordinated Joint Ventures
Marbella	24.27%	$              95,000	$              95,000	5/1/2018	4.99%	$                125	$                7,567	9.50%	(3) *
Monaco	15.00%	165,000	165,000	2/1/2021	4.19%	-	81,082	9.00%	*
RiversEdge at Port Imperial	50.00%	57,500	57,500	9/1/2020	4.32%	-	42,188	9.00%	*
RiverTrace	25.00%	79,380	79,380	7/15/2021	6.00%	-	45,575	7.75%	*
The Estuary	7.50%	210,000	210,000	3/1/2030	4.00%	-	23,361	8.50%	*
Metropolitan at 40 Park	12.50%	38,600	38,600	9/1/2020	3.25%	695	21,010	9.00%	(4) *
The Chase at Overlook Ridge	50.00%	52,662	55,500	12/26/2015	L + 2.50%	-	26,356	6.50%	(5) (6) *
Subordinated Joint Ventures		$            698,142	$            700,980			$                820	$            247,139
Commercial Operating Communities
Port Imperial Garage I	43.75%	-	-	N/A	N/A	$           17,238	-	8.00%
Shops at 40 Park	12.50%	$                6,500	$                6,500	8/13/2018	3.63%	-	-
Riverwalk at Port Imperial	20.00%	-	-	N/A	N/A	-	$                6,216	9.00%
Commercial Operating Communities		$                6,500	$                6,500			$           17,238	$                6,216
Total Operating Communities		$            897,142	$            899,980			$           43,928	$            330,966
Lease-Up Communities
Participatory Joint Ventures
701 2nd Street, NE	50.00%	$              91,434	$            100,700	7/1/2033	4.82%	-	-
RiverPark at Harrison	36.00%	23,400	23,400	6/27/2016	L + 2.35%	$             3,261	$                4,867	7.25%	(7)
Participatory Joint Ventures		$            114,834	$            124,100			$             3,261	$                4,867
Subordinated Joint Ventures
Portside at Pier One - Building 7	38.25%	$              42,108	$              42,500	12/4/2015	L + 2.50%	-	$              28,509	9.00%
RiverParc at Port Imperial	20.00%	64,927	73,350	6/27/2016	L + 2.15%	$             2,296	52,601	9.00%	(8)
Subordinated Joint Ventures		$            107,035	$            115,850			$             2,296	$              81,110
Total Lease-Up Communities		$            221,869	$            239,950			$             5,557	$              85,977

10

Capitalization Highlights (cont.)
							2Q 2015 Supplemental
		Project Debt				Priority Capital Balances (1)
							Third
		Outstanding	Maximum	Maturity	Interest	MCRC	Party	Return
	Ownership	Balance	Balance	Date	Rate	Capital	Capital	Rate	Note
In-Construction Communities
Consolidated
Eastchester	76.25%	$          3,493	$        28,750	3/30/2017	L + 2.35%	$     14,289	$          756	8.00%	(9)
Consolidated Communities		$          3,493	$        28,750			$     14,289	$          756
Participatory Joint Ventures
Marbella South (M2)	24.27%	$        51,206	$        77,400	3/30/2017	L + 2.25%	$     10,736	$     33,758	9.00%
URL Harborside - I	85.00%	0	192,000	8/1/2029	5.20%	-	-
Participatory Joint Ventures		$        51,206	$      269,400			$     10,736	$     33,758
Total In-Construction Communities		$        54,699	$      298,150			$     25,025	$     34,514
Future Developments
Lofts at 40 Park	25.00%	$          1,116	$          1,116	9/30/2015	L + 2.50%	-	$       1,085	8.00%
PI North - Building C	20.00%	-	-			-	26,132	10.00%
Port Imperial North	20.00%	-	-			$       4,985	59,733
Port Imperial South	50.00%	44,550	45,100	9/19/2015	L + 1.75%	13,663	-	Prime + 8.00%	(10)
Total Future Developments		$        45,666	$        46,216			$     18,648	$     86,950
Total Residential Portfolio		$   1,219,376	$   1,484,296			$     93,158	$   538,407
Notes:
*    Ownership represents Company participation after satisfaction of Priority Capital.
(1)  Includes outstanding preferred returns, where applicable.
(2)  Upon a capital event, the Company receives a promoted additional 25 percent interest over a 9.00 percent IRR to heads-up capital accounts.
(3)  The MCRC Balance represents capital account held by Marbella Rosegarden, L.L.C., of which the Company owns a 48.53 percent interest.
(4)  Equity Capital balances apply to Metropolitan at 40 Park and Shoppes at 40 Park.  The MCRC balance represents capital account held by Rosewood Epsteins, L.L.C., of which the Company owns a 50 percent interest.
(5)  On January 18, 2013, Overlook Apartments Investors entered into an interest rate swap agreement with a commercial bank. The swap agreement fixes the all-in rate to 3.0875 percent per annum for the period from September 3, 2013 to November 2, 2015.
(6)  The operating agreement allows for MCRC to participate in operating cash flows after equity partner receives a 6.5 percent preferred return on their capital balance. Upon a capital event, the partner receives 100 percent of cash flows until receiving a 9 percent IRR.  Then, 70 percent is distributed to the partner and 30 percent is distributed to MCRC until an 11 percent IRR, with excess proceeds distributed in accordance with the members’ ownership percentages.
(7)  Subsequent to quarter end, the RiverPark at Harrison venture secured $30M, ten-year permanent financing.  The financing fully amortized the PNC construction loan, and provided to the MCRC member ownership increase to 45% and excess financing proceeds of approximately $1.7 million.
(8)  On December 28, 2012, PruRose 13 entered into an interest rate swap agreement with a commercial bank. The swap agreement fixes the all-in rate to 2.79 percent per annum for the period  from July 1, 2013 to January 1, 2016.
(9)  Third Party Capital includes land capital of $391,000.
(10)  Represents Member Loan Balance and accrued unpaid interest as of 2Q 2015. After repayment of outstanding member loans, venture distributions are subject to tiered priority land payments between MCRC and the joint venture partner as described in the operating agreement.

11

Operating Communities - Repositioning Details
												2Q 2015 Supplemental
The Company defines Repositioning Communities as communities targeted for additional investment by the Company for unit and common area renovations.  During repositioning it is often necessary to take apartments offline for a period of time to allow for renovations which can have a short-term impact on occupancy and operations.  As of June 30, 2015, the company owned interests in six Repositioning Communities totaling 1,940 apartments.
				MCRC			Company's
				Share of			Share of Cost	Homes	Acquisition	Post Repos.	Projected Schedule
		Acq.	Purchase	Purchase	Reposition	MCRC	Incurred	Completed	Avg. Rent	Avg. Rent		Estimated	Estimated
Repositioning Communities	Homes	Date	Price	Price (1)	Budget	Participation	@6/30/15	@ 6/30/15	Per Home	Per Home	Start	Completion	Stabilization
Consolidated
Alterra I	310	Jan 2013	$      61,250	$       61,250	$          5,800	$          5,800	$              2,457	170	$        1,414	$          1,600	Q4 2013	Q4 2015	Q1 2016
Alterra IB	412	Apr 2013	87,950	87,950	3,800	3,800	1,867	234	1,499	1,650	Q4 2013	Q4 2015	Q1 2016
Richmond Court	82	Dec 2013	20,492	20,492	3,075	3,075	382	3	1,541	1,892	Q3 2014	Q3 2017	Q4 2017
Riverwatch Commons	118	Dec 2013	20,493	20,493	4,425	4,425	325	-	1,507	1,856	Q3 2014	Q3 2017	Q4 2017
Andover	220	Apr 2014	37,700	37,700	5,930	5,930	691	-	1,345	1,637	Q3 2014	Q3 2017	Q4 2017
Consolidated	1,142		$227,885	$227,885	$23,030	$23,030	$5,722	407	$1,450	$1,673
Participatory Joint Ventures
Crystal House (2)	798	Mar 2013	$    262,500	$       30,210	$        29,900	$          7,475	$              1,591	$            27	$        1,888	$          2,282	Q1 2014	Q1 2017	Q2 2017
Participatory Joint Ventures	798		$262,500	$30,210	$29,900	$7,475	$1,591	27	$1,888	$2,282
Total Repositioning	1,940		$    490,385	$     258,095	$        52,930	$        30,505	$              7,313	$          434	$        1,630	$          1,923
Note:  The Company projects an approximate 10% return on its incremental repositioning capital investment.
(1) The balance of purchase price repositioning capital to be provided by Joint Venture partner.
(2) Unit count excludes 30 apartments permanently offline for renovation.
See appendix for select financial definitions.

12

Appendix
	2Q 2015 Supplemental

Average Revenue Per Home: Calculated as total apartment revenue for the quarter ended June 30, 2015, divided by the average percent occupied for the quarter ended June 30, 2015, divided by the number of units and divided by 3.	Post Repositioning Average Rent Per Home: The projected average monthly rental rate the Company expects to achieve post implementation of a repositioning plan (see Page 14).
Consolidated Operating Communities:  Wholly owned communities and communities whereby the Company has a controlling interest.	Predevelopment Communities: Communities where the Company has commenced predevelopment activities that have a near-term projected project start.
Development Communities - Future:  Represents land inventory currently owned or controlled by the Company.	Project Completion: As evidenced by a certificate of completion by a certified architect or issuance of a final or temporary certificate of occupancy.
In-Construction Communities: Communities that are under construction and have not yet commenced initial leasing activities.	Projected Stabilized NOI:  Pro forma NOI for Lease-Up, In-Construction or Future Development communities upon achieving Project Stabilization.
Lease-Up Communities: Communities that have commenced initial operations but have not yet achieved Project Stabilization.	Project Stabilization:Lease-Up communities that have achieved over 95 Percent Leased for six consecutive weeks.
MCRC Capital: Represents cash equity that the Company has contributed or has a future obligation to contribute to a project.	Projected Stabilized Yield:  Represents Projected Stabilized NOI divided by Total Costs.
Net Operating Income (NOI): Total property revenues less real estate taxes, utilities and operating expenses.	Repurposing Communities: Commercial holdings of the Company which have been targeted for re-zoning from their existing office to new multi-family use and have a likelihood of achieving desired rezoning and project approvals.
Operating Communities:  Communities that have achieved Project Stabilization.	Subordinated Joint Ventures:  Joint Venture communities where the Company's ownership distributions are subordinate to payment of priority capital preferred returns.
Participatory Joint Ventures: Joint ventures in which the Company invests capital alongside Joint Venture partners with contributions made in proportion to each member's ownership percentage.	Third Party Capital: Capital invested other than MCRC Capital.
Percentage Leased: The percentage of units that are either currently occupied or vacant units leased for future occupancy.	Total Costs:  Represents full project budget, including land and developer fees, and interest expense through Project Completion.

13

EX-99.3

M  A  C  K  -  C  A  L  I     R  E  A  L  T  Y     C  O  R  P  O  R  A  T  I  O  N

NEWS RELEASE

For Immediate Release

Contact:       Michael J. DeMarco President and  Chief Operating Officer (732) 590-1589 Anthony Krug Chief Financial Officer (732) 590-1030   Deidre Crockett Investor Relations (732) 590-1025  

MACK-CALI REALTY CORPORATION

ANNOUNCES SECOND QUARTER RESULTS

Edison, New Jersey—July 22, 2015—Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the second quarter 2015.

Recent highlights include:

-   Reported funds from operations for the quarter of $0.46 per diluted share;

-   Reported net income of $0.40 per diluted share;

-   Sold a 203,000 square-foot office property for $80 million;

-   Sold its interest in a multi-family joint venture property for $6.4 million; and

-   Declared $0.15 per share quarterly common stock dividend.

FINANCIAL HIGHLIGHTS

Funds from operations (FFO) for the quarter ended June 30, 2015 amounted to $46.5 million, or $0.46 per share, as compared to $50.3 million, or $0.50 per share, for the quarter ended June 30, 2014. For the six months ended June 30, 2015, FFO equaled $89.6 million, or $0.89 per share, as compared to $80.5 million, or $0.81 per share, for the same period last year. For the quarter compared to last year, the decrease in FFO per share results primarily from lower NOI as a result of assets sold of $0.05 and lower revenue from decreased percent leased of $0.04, partially offset by increased net real estate tax appeal proceeds of $0.02, decreased acquisition related general and administrative costs of $0.02 and decreased interest expense of $0.01.

Net income available to common shareholders for the quarter ended June 30, 2015 amounted to $35.4 million, or $0.40 per share, as compared to $51.1 million, or $0.58 per share, for the quarter ended June 30, 2014.  For the six months ended June 30, 2015, net income to common shareholders equaled $32.9 million, or $0.37 per share, as compared to $35.8 million, or $0.40 per share, for the same period last year.

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

Total revenues for the second quarter 2015 were $148.6 million, as compared to $160.3 million for the second quarter 2014.  For the six months ended June 30, 2015, total revenues amounted to $302.3 million, as compared to $329.9 for the same period last year.

The Company had 89,195,529 shares of common stock, and 11,012,069 common operating partnership units outstanding as of June 30, 2015. The Company had a total of 100,207,598 common shares/common units outstanding at June 30, 2015.

Mitchell E. Rudin, chief executive officer, commented “We have been diligently assessing our operations and the opportunities available to us.  While we are in the early stages of repositioning and reconstituting Mack-Cali, we are excited by the opportunities we see in the office assets and in the multi-family platform, both of which should begin to provide meaningful value as we commit additional resources to appropriately positioning each of the platforms. In addition, we look forward to enhancing our disclosure and sharing more of our plans in the coming weeks and months.  We recognize that our initiatives will take time; however, we will endeavor to make these changes, thoughtfully and efficiently with an eye towards maximizing value for our shareholders.”

RECENT TRANSACTIONS

In June, the Company sold its commercial office property located at 14 Sylvan Way, in Mack-Cali Business Campus, Parsippany, New Jersey, for approximately $80.0 million.  The three-story, 203,506-square-foot class A office building is fully leased to Wyndham.

Also in June, the Company sold its interest in The Highlands at Morristown Station in Morristown, New Jersey, realizing net proceeds of approximately $6.4 million.  Mack-Cali had acquired its 25 percent subordinated interest in the 217-unit community in October 2012 as part of the Roseland acquisition for approximately $2 million. The sale represents an approximately 3.0-times multiple on the 2012 acquisition price. Mack-Cali’s Roseland subsidiary will continue to manage the property.

Michael J. DeMarco, president and chief operating officer, commented “We have begun the long process of identifying properties for sale and the properties with upside potential over the next six to eight quarters.  Our sole focus is to close completely the gap that exists between our stock price and our NAV.”

OPERATING HIGHLIGHTS

Mack-Cali’s consolidated commercial in-service portfolio was 82.3 percent leased at June 30, 2015, as compared to 84.3 percent leased at March 31, 2015.

For the quarter ended June 30, 2015, the Company executed 138 leases at its consolidated in-service commercial portfolio totaling 1,377,100 square feet, consisting of 970,472 square feet of office space, 391,328 square feet of office/flex space and 15,300 square feet of industrial/warehouse space. Of these totals, 214,577 square feet were for new leases and 1,162,523 square feet were for lease renewals and other tenant retention transactions.

BALANCE SHEET/CAPITAL MARKETS

As of June 30, 2015, the Company had total indebtedness of approximately $2.0 billion, with a weighted average annual interest rate of 5.67 percent.  The Company had a total market capitalization of $3.9 billion and a debt-to-undepreciated assets ratio of 36.3 percent at June 30, 2015.  The Company had an interest coverage ratio of 2.7 times for the quarter eneded June 30, 2015 and an interest coverage ratio of 2.7 times for the six months ended June 30, 2015.

DIVIDENDS

In June, the Company’s Board of Directors declared a cash dividend of $0.15 per common share (indicating an annual rate of $0.60 per common share) for the second quarter 2015, which was paid on July 14, 2015 to shareholders of records as of July 6, 2015.

GUIDANCE/OUTLOOK

The Company expressed comfort with net income and FFO per diluted share for the full year 2015, as follows:

	Full Year
	2015 Range
Net income available to common shareholders	$		0.22	-	$	0.32
Add: Real estate-related depreciation and amortization		1.88
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net		(0.34)
Gain on sale of investment in unconsolidated joint ventures		(0.06)
Funds from operations	$		1.70	-	$	1.80

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.

CONFERENCE CALL/SUPPLEMENTAL INFORMATION

An earnings conference call with management is scheduled for today, July 22, 2015 at 10:00 a.m. Eastern Time, which will be broadcast live via the Internet at:

http://phoenix.corporate-ir.net/phoenix.zhtml?p=irol-eventDetails&c=96021&eventID=5196679

The live conference call is also accessible by calling (719) 325-2448 and requesting the Mack-Cali conference call.

The conference call will be rebroadcast on Mack-Cali’s website at https://www.mack-cali.com/investors/events beginning at 2:00 p.m. Eastern Time on July 22, 2015through July 29, 2015.

A replay of the call will also be accessible during the same time period by calling (719) 457-0820 and using the pass code 7712551.

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

Second Quarter 2015 Form 10-Q:

https://www.mack-cali.com/media/765181/2ndquarter10q15.pdf

Second Quarter 2015 Supplemental Operating and Financial Data:

https://www.mack-cali.com/media/765184/2ndquartersp15.pdf

Second Quarter 2015 Supplemental Operating and Financial Data for Roseland Residential Platform:

https://www.mack-cali.com/media/765279/2ndquartersp15Roseland.pdf

In addition, these items are available upon request from:

Mack-Cali Investor Relations Department - Deidre Crockett

343 Thornall Street, Edison, New Jersey 08837-2206

(732) 590-1025

INFORMATION ABOUT FFO

Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interest of unitholders, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains (or losses) from extraordinary items, sales of depreciable rental property, and impairments related to depreciable rental property, plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that as FFO per share excludes the effect of depreciation, gains (or losses) from sales of properties and impairments related to depreciable rental property (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can facilitate comparison of operating performance between equity REITs.

FFO per share should not be considered as an alternative to net income available to common shareholders per share as an indication of the Company’s performance or to cash flows as a measure of liquidity.  FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company’s FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). A reconciliation of net income per share to FFO per share is included in the financial tables accompanying this press release.

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 operates two highly successful platforms, the Mack-Cali office division and the Roseland apartment subsidiary.  Roseland is a premier real estate development and management company with a highly acclaimed reputation for creating exceptional residential communities in some of the most desirable settings across the Northeast. From elegant townhomes and brownstones to upscale rentals and vibrant mixed-use communities, Roseland's extraordinary portfolio of multi-family real estate properties represents the very best in quality, design excellence, and luxury living.

Additional information on Mack-Cali Realty Corporation and the commercial real estate properties and multi-family residential communities available for lease can be found on the Company’s website at 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,” “potential,” “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)

		Three Months Ended			Six Months Ended
		June 30,			June 30,
REVENUES		2015		2014	2015		2014
Base rents	$	121,246	$	133,210	245,039	$	267,261
Escalations and recoveries from tenants		15,842		16,996	34,241		42,564
Real estate services		7,401		7,009	15,045		13,701
Parking income		2,850		2,236	5,392		4,350
Other income		1,228		849	2,565		2,020
Total revenues		148,567		160,300	302,282		329,896
EXPENSES
Real estate taxes		21,410		23,375	43,862		47,726
Utilities		13,399		14,573	30,974		42,854
Operating services		25,844		27,840	54,072		57,062
Real estate services expenses		6,208		6,571	12,847		13,280
General and administrative		11,988		13,673	22,999		36,554
Depreciation and amortization		42,365		44,711	83,167		89,696
Total expenses		121,214		130,743	247,921		287,172
Operating income		27,353		29,557	54,361		42,724
OTHER (EXPENSE) INCOME
Interest expense		(26,773)		(28,159)	(53,988)		(58,105)
Interest and other investment income		291		922	558		1,308
Equity in earnings (loss) of unconsolidated joint ventures		(2,329)		443	(5,858)		(792)
Realized gains (losses) on disposition of rental property, net		34,399		54,584	34,543		54,584
Gain on sale of investment in unconsolidated joint ventures		6,448		-	6,448		-
Total other (expense) income		12,036		27,790	(18,297)		(3,005)
Net income		39,389		57,347	36,064		39,719
Noncontrolling interest in consolidated joint ventures		373		290	863		612
Noncontrolling interest in Operating Partnership		(4,383)		(6,514)	(4,069)		(4,506)
Net income available to common shareholders	$	35,379		51,123	32,858	$	35,825
Basic earnings per common share:
Net income available to common shareholders	$	0.40		0.58	0.37	$	0.40
Diluted earnings per common share:
Net income available to common shareholders	$	0.40		0.58	0.37	$	0.40
Basic weighted average shares outstanding		89,244		88,691	89,218		88,491
Diluted weighted average shares outstanding		100,314		100,023	100,313		99,964

Mack-Cali Realty Corporation

Statements of Funds from Operations

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

	Three Months Ended						Six Months Ended
	June 30,						June 30,
		2015			2014			2015			2014
Net income available to common shareholders	$	35,379		$	51,123		$	32,858		$	35,825
Add (deduct): Noncontrolling interest in Operating Partnership		4,383			6,514			4,069			4,506
Real estate-related depreciation and amortization on continuing operations (a)		47,634			47,291			93,665			94,739
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net		(34,399)			(54,584)			(34,543)			(54,584)
Gain on sale of investment in unconsolidated joint ventures		(6,448)			-			(6,448)			-
Funds from operations available to common shareholders (b)	$	46,549		$	50,344		$	89,601		$	80,486
Diluted weighted average shares/units outstanding (c)		100,314			100,023			100,313			99,964
Funds from operations per share/unit-diluted	$	0.46		$	0.50		$	0.89		$	0.81
Dividends declared per common share	$	0.15		$	0.15		$	0.30		$	0.45
Dividend payout ratio:
Funds from operations-diluted		32.33	%		29.80	%		33.59	%		55.89	%
Supplemental Information:
Non-incremental revenue generating capital expenditures:
Building improvements	$	7,763		$	2,784		$	14,562		$	5,253
Tenant improvements and leasing commissions (d)	$	6,188		$	17,548		$	11,409		$	24,335
Straight-line rent adjustments (e)	$	56		$	1,110		$	(83)		$	4,189
Amortization of (above)/below market lease intangibles, net (f)	$	194		$	314		$	425		$	582
Acquisition transaction costs (h)		-		$	1,943			-		$	1,943
Net effect of unusual electricity rate spikes (g)		-			-			-		$	4,845
Executives severance costs (h)		-			-			-		$	11,044

(a)	Includes the Company’s share from unconsolidated joint ventures of $5,512 and $2,658 for the three months ended June 30, 2015 and 2014, respectively, and $10,983 and $5,215 for the six months ended June 30, 2015 and 2014, respectively. Excludes non-real estate-related depreciation and amortization of $243 and $78 for the three months ended June 30, 2015 and 2014, respectively, and $485 and $172 for the six months ended June 30, 2015 and 2014, respectively.
(b)	Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” in this release.
(c)	Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,028 and 11,302 shares for the three months ended June 30, 2015 and 2014, respectively, and 11,050 and 11,444 for the six months ended June 30, 2015 and 2014, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).
(d)	Excludes expenditures for tenant spaces that have not been owned for at least a year or were vacant for more than a year.
(e)	Includes the Company’s share from unconsolidated joint ventures of $362 and $52 for the three months ended June 30, 2015 and 2014, respectively, and $538 and $0 for the six months ended June 30, 2015 and 2014, respectively.
(f)	Includes the Company’s share from unconsolidated joint ventures of $114 and $124 for the three months ended June 30, 2015 and 2014, respectively, and $238 and $248 for the six months ended June 30, 2015 and 2014, respectively.
(g)	Approximately $10 million in utilities expense, net of approximately $5 million in escalations and recoveries from tenants related to such costs.
(h)	Included in general and administrative expense.

Mack-Cali Realty Corporation

Statements of Funds from Operations per Diluted Share

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

	Three Months Ended					Six Months Ended
	June 30,					June 30,
		2015		2014		2015		2014
Net income available to common shareholders	$	0.40	$	0.58	$	0.37	$	0.40
Add: Real estate-related depreciation and amortization on continuing operations (a)		0.47		0.47		0.93		0.95
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net		(0.34)		(0.55)		(0.34)		(0.55)
Gain on sale of investment in unconsolidated joint ventures		(0.06)		-		(0.06)		-
Noncontrolling interest/rounding adjustment		(0.01)		-		(0.01)		0.01
Funds from operations (b)	$	0.46	$	0.50	$	0.89	$	0.81
Add: Net effect of unusual electricity rate spikes		-		-		-	$	0.05
Executives severance costs		-		-		-		0.11
Noncontrolling interests/rounding adjustment		-		-		-		(0.01)
FFO excluding certain items	$	0.46	$	0.50	$	0.89	$	0.96
Diluted weighted average shares/units outstanding (c)		100,314		100,023		100,313		99,964

(a)	Includes the Company’s share from unconsolidated joint ventures of $0.05 and $0.03 for the three months ended June 30, 2015 and 2014, respectively, and $0.11 and $0.05 for the six months ended June 30, 2015 and 2014, respectively.
(b)	Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” in this release.
(c)	Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (11,028 and 11,302 shares for the three months ended June 30, 2015 and 2014, respectively, and 11,050 and 11,444 for the six months ended June 30, 2015 and 2014, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).

Mack-Cali Realty Corporation

Consolidated Balance Sheets

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

		June 30,		December 31,
Assets		2015		2014
Rental property
Land and leasehold interests	$	749,359	$	760,855
Buildings and improvements		3,751,805		3,753,300
Tenant improvements		414,166		431,969
Furniture, fixtures and equipment		12,867		12,055
		4,928,197		4,958,179
Less – accumulated depreciation and amortization		(1,448,791)		(1,414,305)
Net investment in rental property		3,479,406		3,543,874
Cash and cash equivalents		19,813		29,549
Investments in unconsolidated joint ventures		284,507		247,468
Unbilled rents receivable, net		117,777		123,885
Deferred charges, goodwill and other assets, net		197,773		204,650
Restricted cash		42,052		34,245
Accounts receivable, net of allowance for doubtful accounts
of $1,871 and $2,584		12,137		8,576
Total assets	$	4,153,465	$	4,192,247
Liabilities and Equity
Senior unsecured notes	$	1,268,293	$	1,267,744
Mortgages, loans payable and other obligations		766,526		820,910
Dividends and distributions payable		15,582		15,528
Accounts payable, accrued expenses and other liabilities		134,089		126,971
Rents received in advance and security deposits		49,093		52,146
Accrued interest payable		30,659		26,937
Total liabilities		2,264,242		2,310,236
Commitments and contingencies
Equity:
Mack-Cali Realty Corporation stockholders’ equity:
Common stock, $0.01 par value, 190,000,000 shares authorized,
89,195,529 and 89,076,578 shares outstanding		892		891
Additional paid-in capital		2,562,507		2,560,183
Dividends in excess of net earnings		(930,167)		(936,293)
Total Mack-Cali Realty Corporation stockholders’ equity		1,633,232		1,624,781
Noncontrolling interests in subsidiaries:
Operating Partnership		201,639		202,173
Consolidated joint ventures		54,352		55,057
Total noncontrolling interests in subsidiaries		255,991		257,230
Total equity		1,889,223		1,882,011
Total liabilities and equity	$	4,153,465	$	4,192,247