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: May 6, 2020

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

Harborside 3, 210 Hudson St., Ste. 400, Jersey City, New Jersey 07311

(Address of Principal Executive Offices) (Zip Code)

(732) 590-1010

(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))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter). Emerging growth company ¨

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ¨

Securities Registered Pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, par value $0.01	CLI	New York Stock Exchange

Item 2.02 Results of Operations and Financial Condition

On May 6, 2020, Mack-Cali Realty Corporation (the "Company") issued a press release announcing its financial results for the first quarter 2020. A copy of the press release is attached hereto as Exhibit 99.2.

Item 7.01 Regulation FD Disclosure

For the quarter ended March 31, 2020, the Company hereby makes available supplemental data regarding its operations, as well as its multifamily real estate platform. The Company is attaching such supplemental data as Exhibit 99.1 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	First Quarter 2020 Supplemental Operating and Financial Data.
99.2	First Quarter 2020 earnings press release of Mack-Cali Realty Corporation dated May 6, 2020.
104.1	The cover page from this Current Report on Form 8-K, formatted in Inline XBRL.

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: May 6, 2020	By:	/s/  MICHAEL J. DEMARCO
		Michael J. DeMarco
		Chief Executive Officer

Date: May 6, 2020	By:	/s/  DAVID J. SMETANA
		David J. Smetana
		Chief Financial Officer

EXHIBIT INDEX

Exhibit Number	Exhibit Title
99.1	First Quarter 2020 Supplemental Operating and Financial Data.
99.2	First Quarter 2020 earnings press release of Mack-Cali Realty Corporation dated May 6, 2020.
104.1	The cover page from this Current Report on Form 8-K, formatted in Inline XBRL.

EX-99.1

Exhibit 99.1

. Mack - Cali Realty Corporation Supplemental Operating and Financial Data 1Q 2020

Table of Contents ▪ Company Highlights Page ▪ Company Overview 4 ▪ Key Financial Metrics 6 ▪ Net Asset Value 7 ▪ Financial Schedules 11 ▪ Debt Statistics 18 ▪ Unconsolidated Joint Ventures 22 ▪ Transaction Activity 23 ▪ Multifamily Portfolio ▪ Operating Schedules 25 ▪ Financial Statements 29 ▪ Office Portfolio ▪ Property Listing 32 ▪ Operating Schedules 33 1Q 2020 2 This Supplemental Operating and Financial Data should be read in connection with the company’s first quarter 2020 earnings press release (included as Exhibit 99 . 2 of the company’s Current Report on Form 8 - K, filed on May 6 , 2020 ) as certain disclosures, definitions and reconciliations in such announcement have not been included in this Supplemental Operating and Financial Data . RiverHouse 9 - Weehawken, NJ (In - Construction) The Charlotte - Jersey City, NJ (In - Construction) Harborside 2 & 3 - Jersey City, NJ

3 Company Highlights 1Q 2020

Company Overview 4 1Q 2020 Corporate Profile Mack - Cali (CLI) is a fully integrated REIT with a dual asset platform comprised of residential holdings and waterfront office . We are geographically focused on the high barrier - to - entry Hudson River waterfront targeting cash flow growth through all economic cycles . Company Objectives Mack - Cali’s office portfolio strives to achieve the highest possible rents in select markets with a continuous focus on improving the quality of our portfolio . Mack - Cali’s residential portfolio, via our Roseland Residential platform, is a market - leading residential developer and owner of class A properties . We have experienced and expect continued growth and cash flow contribution from our residential holdings as our development pipeline of active construction projects and planned starts is put into service . CLI Company Highlights District Kitchen, Harborside 2 & 3 Jersey City, NJ Key Statistics 1Q 2020 4Q 2019 Company Market Capitalization $5.0 billion $5.7 billion Net Asset Value (Midpoint) $3.3 billion $3.4 billion Core FFO $33.2 milion $44.1 million Core FFO Per Diluted Share $0.33 $0.44 AFFO $19.8 million $26.2 million Residential Portfolio Operating Units/Keys 6,896 6,896 % Leased 95.7% 95.0% Average Rent Per Unit $3,028 $2,974 In-Construction Units 1,942 1,942 Land Bank Units 9,373 9,373 Office Portfolio Square Feet of Office Space 10.3 million 10.5 million Consolidated In-Service Properties 39 40 % Leased Office (Excl. Non-Core) 81.1% 80.7% % Commenced Occupancy (Excl. Non-Core) 78.8% 79.2% Cash Rental Rate Roll-Up (Excl. Non-Core) 4.6% 6.5% GAAP Rental Rate Roll-Up (Excl. Non-Core) 19.7% 19.9% Average In-Place Rent Per Square Foot $36.58 $36.03

5 1Q 2020 1 Q 2020 Performance Highlights • Achieved Core FFO of $ 33 . 2 million, or $ 0 . 33 per share • Produced AFFO of $ 19 . 8 million • Residential : The stabilized operating portfolio finished 1 Q at 95 . 7 % leased • Office : Leased 173 , 240 square feet of office space ; finished 1 Q at 81 . 1 % leased (excluding Non - Core) 1 Q 2020 Transaction Activity • On January 3 , 2020 , the Company disposed of 230 & 250 Half - Mile Rd . , a land site being developed into a Lifetime Fitness in Middletown, NJ, for a gross price of $ 7 . 6 million • On January 23 , 2020 , the Company increased the size of the loan on Liberty Towers, a residential community in Jersey City, NJ, that was acquired in September 2019 , generating $ 33 . 0 million of excess proceeds • On March 12 , 2020 , the Company acquired its partner’s interest in Riverwalk Retail, a 30 , 745 square - foot building in the Port Imperial North neighborhood of Weehawken, NJ, reflecting a gross value of $ 15 . 2 million • On March 17 , 2020 , the Company disposed of One Bridge Plaza, a 200 , 000 square - foot office building in Fort Lee, NJ, for a gross price of $ 36 . 7 million • On March 27 , 2020 , the Company disposed of Capital Office Park, a land parcel in Greenbelt, MD, for a gross price of $ 9 . 7 million 1 Q 2020 Development Activity • In February 2020 , the Company delivered the first phase of the Emery, a 326 - unit residential development in Malden, MA ; the property is 52 % leased across delivered inventory of 140 units 1 Q 2020 Office Leasing Activity • Completed 51 , 252 square feet of waterfront office leasing, including a partial renewal with Amdocs • Completed 121 , 988 square feet of leasing in the class A suburban, suburban, and non - core portfolios, including a renewal of Franklin Mutual Advisors in Short Hills Liberty Towers, Jersey City, NJ The Capstone (Riverwalk C), West New York, NJ (rendering) Company Achievements CLI Company Highlights

6 1Q 2020 Key Financial Metrics $ in thousands, except per share amounts and ratios Notes: See supporting “Key Metrics” notes on page 43. CLI Company Highlights 1Q 2020 4Q 2019 3Q 2019 (3) 2Q 2019 1Q 2019 Core FFO per Diluted Share (1) 0.33 0.44 0.38 0.40 0.40 Net Income / (Loss) per Diluted Share (0.47) (0.64) (0.65) (0.43) 2.66 Market Value of Equity (2) $1,524,747 $2,821,175 $2,677,497 $2,823,556 $2,606,635 → Common Equity (Includes OP Units) 2,031,563 2,317,793 2,177,378 2,341,337 2,227,440 → Preferred Equity (Rockpoint) 454,492 451,058 447,795 429,895 326,871 → OP Equity (Preferred OPs) 52,324 52,324 52,324 52,324 52,324 → Book Value of JV Minority Interest 47,336 47,296 48,760 49,165 50,320 Total Debt, Net 2,877,121 2,808,518 3,097,156 2,609,112 2,686,316 Total Market Capitalization 4,956,020 5,676,989 5,877,816 5,560,362 5,343,271 Shares and Units: Common Shares Outstanding 90,596,079 90,595,176 90,551,967 90,553,357 90,325,783 Common Units Outstanding 9,518,638 9,612,064 9,973,344 9,976,344 10,009,355 Combined Shares and Units 100,114,717 100,207,240 100,525,311 100,529,701 100,335,138 Weighted Average - Diluted (2) 100,183,392 100,264,388 100,559,609 100,523,178 100,942,816 Common Share Price ($’s): At the End of the Period $15.23 $23.13 $21.66 $23.29 $22.20 High During Period 23.89 23.40 24.09 24.88 22.55 Low During Period 13.83 19.96 19.97 21.68 18.74 Dividends Declared per Share 0.20 0.20 0.20 0.20 0.20 Debt Ratios: Net Debt to Adjusted EBITDA 11.5x 9.7x 10.0x 9.5x 9.5x → Net Debt to Adjusted EBITDA - Less CIP Debt 10.7x 9.5x 9.6x 8.9x 8.8x → Net Debt to Adjusted EBITDA - Office Portfolio 8.6x 8.2x 8.2x 7.2x 7.3x → Net Debt to Adjusted EBITDA - Residential Portfolio 16.6x 11.8x 13.2x 14.4x 15.2x → Net Debt to Adjusted EBITDA - Residential Portfolio Less CIP Debt 14.3x 11.4x 11.9x 12.6x 12.9x Interest Coverage Ratio 2.8x 3.0x 2.9x 2.9x 2.8x Fixed Charge Coverage Ratio 1.8x 2.0x 1.9x 2.0x 2.1x Total Debt/Total Market Capitalization 58.1% 49.5% 53.6% 48.3% 50.3% Total Debt/Total Book Capitalization 54.4% 53.1% 55.1% 50.4% 50.9% Total Debt/Total Undepreciated Assets 49.0% 48.0% 47.6% 42.7% 43.3% Secured Debt/Total Undepreciated Assets 34.5% 32.6% 31.6% 26.9% 24.6%

7 1Q 2020 Net Asset Value (Unaudited) $ in millions (except per share amounts) Notes: See footnotes and “Information About Net Asset Value (NAV)” on pages 9 and 10. CLI Company Highlights Apt Units/ NOI Cap Rate Gross Asset Gross Per Property Third Party Discounting Net Asset High Low Rentable SF. (1) Value SF / Unit Debt Interests (4) Value (A) (B) (C) (D) (A-B-C-D) Residential Portfolio Units Stabilized Operating Properties - Wholly-Owned/Consolidated 4,285 $122.7 4.8% $2,532 $591 ($1,401) ($61) ($95) $974 $1,068 $783 Operating Properties - Unconsolidated JVs (5) 2,611 57.6 4.5% 1,287 493 (617) (337) (1) 331 363 251 In-Construction Properties (6) 1,942 60.6 4.6% 1,325 682 (629) (83) (134) 479 535 385 Land 9,373 532 57 0 (117) (4) 412 432 391 Fee Income Business, Tax Credit, & Excess Cash 43 0 0 0 43 43 43 Residential - Asset Value (7) $5,718 ($2,648) ($598) ($233) $2,239 $2,440 $1,853 Less: Rockpoint Interest (454) (456) (449) Less: Other Payables (1) (1) (1) Total Residential NAV (8) (9) $1,785 $1,983 $1,403 Office Portfolio MSF 1Q 2020 Annualized (11) Hudson Waterfront (Jersey City, Hoboken) 4.908 $81.6 4.8% $1,707 $348 ($400) $0 $0 $1,307 $1,506 $1,145 Class A Suburban (Metropark, Short Hills) 1.955 44.2 8.3% 530 271 (125) 0 0 405 439 375 Suburban 1.406 16.4 8.8% 187 133 0 0 0 187 198 177 Suburban - Under Contract (10) 2.385 32.4 11.2% 289 121 0 0 0 289 302 277 Subtotal (12) 10.654 $174.6 $2,713 $255 ($525) $0 $0 $2,188 $2,447 $1,974 Non-Core, Repositioning Projects, & Retail (13) 38 0 0 0 38 38 38 Hotel and Other JV Interests (14) 174 (113) (25) 0 37 37 37 Harborside Plaza 4 90 0 0 0 90 90 90 Land (15) 67 0 0 0 67 67 67 Office - Asset Value $3,082 ($638) ($25) $0 $2,420 $2,679 $2,206 Less: Office Unsecured Debt (852) (852) (852) Less: Office Preferred Equity/LP Interests (53) (53) (53) Add: 1031 Balances & Other Receivables 1 1 1 Total Office NAV $1,516 $1,774 $1,302 Total Mack-Cali NAV $3,300 $3,757 $2,705 Approximate NAV / Share (100.2MM shares) (16) $32.94 $37.50 $27.00 NAV Calculation (2) Net Value Range (3)

Notes: Net Asset Value (Unaudited) 8 1Q 2020 $ in millions CLI Company Highlights 1) Reflects 1Q 2020 Annualized Cash NOI for office assets; projected 12 - month NOI for stabilized residential assets and the project ed stabilized NOI for residential assets in - construction and lease - up. See Information About Net Operating Income on page 41. 2) NAV is generally arrived at by calculating the estimated gross asset values for each of the Company’s real estate properties, in vestments and other significant assets and interests, and then deducting from such amounts the corresponding net debt and third parties’ interests in the assets. Gross asset values for stabilized operating multi - family real estate properties are calculated using the direct capitalization method by dividing projected net operating income for the next one - year period by an estimated market capitalization rate for each property. Gross asset values for operati ng office properties are presented by dividing projected net operating income for the next one - year period by an estimated year one imputed capitalization rate for each property. See Footnote 4 for a more detailed description of the me thodology used by management to estimate gross asset values for its operating office properties. Management projects net operating income that it expects to receive for future periods from a combination of in - place lease cont racts, prospective renewals of expiring leases and prospective lease - up of vacant space. Market capitalization rates are estimated for each property based on its asset class and geographic location and are based on inform ati on from recent property sale transactions as well as from publicly available information regarding unrelated third - party property transactions. 3) The value range is determined by adding or subtracting 0.50% to the year 1 cap rate for office properties and 0.25% to the ye ar 1 cap rate for residential properties. Property cash flows have been reduced by credit loss reserves, leasing and base building capital expenditures, including Harborside renovations. The Waterfront valuation includes $53 million in c api tal yet to be spent for the Harborside renovations. Additionally, the analysis includes approximately $89 million in base building capital during the first three years of the five - year discounted cash flow. The capital is allocated t o physical building improvements and is estimated $40 million at the Waterfront, $19 million in the Class A Suburban, and $30 million in the Suburban portfolio’s, respectively. Furthermore, the analysis includes $10 million in leasi ng capital budgeted in each of the Waterfront, Class A Suburban and Suburban portfolios. This is in addition to the tenant improvements, leasing commissions and capital reserves budgeted. 4) Represents the discount to stabilized value applied to assets that have not yet achieved their respective Projected Stabilize d N OI due to construction, lease - up or renovation. See Information About Net Operating Income on page 41. 5) Joint venture investments are generally valued by: applying a capitalization rate to projected NOI for the joint venture’s as set (which is similar to the process for valuing those assets wholly owned by the Company, as described above and previously), and deducting any joint venture level debt and any value allocable to joint venture partners’ interests. Inc lud es Roseland’s last residential subordinate interest (Metropolitan at 40 Park) and commercial subordinate interests. PLEASE NOTE: The Company’s Net Asset Value estimates at March 31, 2020 contained herein were produced based on conditions for the Company and its market and industry under normalized circumstances, exclusive of the uncertainties described below as a result of the worldwide COVID - 19 pandemic. The recent outbreak of COVID - 19 worldwide has significantly slowed global economic activity and caused significant volatility in financial markets. As such, there is currently significant uncertainty around the breadth and duration of business disruptions related to COVID - 19, as well as its impact on the U.S. economy. The current economic environment can and will be significantly adversely affected by many factors beyond our control. The extent to which COVID - 19 impacts our Net Asset Value estimates currently and into the future will depend on developments going forward, many of which are highly uncertain and cannot be predicted. As such, as a result of the magnitude of such uncertainties under the current climate, the Company has made the decision to provide its NAV estimates at March 31, 2020 under more normalized conditions to provide its investors with a more useful measure at this time.

Notes: Net Asset Value (Unaudited) 9 1Q 2020 CLI Company Highlights Hudson River Waterfront , 76% Boston Metro , 11% NJ Corridor , 7% Washington, D.C. , 5% New York Metro , 1% NAV by Market Operating Properties Urby Harborside $197 11% Monaco 176 10% Liberty Towers 144 8% Portside 7 & 5/6 at East Pier 109 6% Soho Lofts 104 6% Subtotal $730 41% Current/Future Development Properties The Charlotte $222 12% Plaza 8/9 (land) 130 7% Building 9 at Port Imperial 96 5% 107 Morgan 67 4% Urby Future Phases 52 3% Subtotal $567 32% Top Contributing Assets $1,297 73% Top NAV (net equity) Contributors Stabilized Gross Asset Value $5,718 Less: Discount for CIP (233) Discounted Gross Asset Value $5,485 Less: Existing Debt (2,648) Less: 3rd Party Interests & Other Obligations (598) Less: Rockpoint Share (454) MCRC Share of Residential NAV $1,785 Gross Portfolio Value 6) Joint venture investments are generally valued by: applying a capitalization rate to projected NOI for the joint venture’s as set (which is similar to the process for valuing those assets wholly owned by the Company, as described above and previously), and deducting any joint venture level debt and any value allocable to joint venture partners’ interests. Inc lud es Roseland’s last residential subordinate interest (Metropolitan at 40 Park) and commercial subordinate interests. 7) The valuation approach for assets in - construction or lease - up are similar to that applied to assets undergoing repositioning/rep urposing, as described above. After applying an estimated capitalization rate, currently ranging from 4.5% to 5.25%, to a projected stabilized net operating income, estimated to total approximately $46.6 million upon completion of the construction or lease - up activities, the Company deducts any estimated future costs totaling $565.9 million required to complete construction of the asset to arrive at an estimated value attributable to the asset. The Compan y t hen discounts the capitalized value back based on the projected number of periods to reach stabilization. The discount rate applied, currently ranging from 7% to 9.75%, is determined based on a risk assessment of the development ac tiv ities and comparable target returns in the marketplace. The Company then adds back the discounted projected interim cash flows expected to be generated during the projected lease - up period to reach stabilization. 8) The residential valuation analysis totals to a Roseland NAV of $2,239,000,000, with the company’s share of this NAV of $1,785 ,00 0,000 (“MCRC Share”). This latter amount represents the company's share of Roseland NAV, net of the $454,000,000 attributable to Rockpoint's noncontrolling interest. 9) 10) This group represents assets removed from the Class A Suburban or Suburban buckets that are under contract for sale. 11) The year one cap rate, applied to the 1Q 2020 Annualized Cash NOI, is derived from the present value of periodic cash flows o ver five years and a terminal value based on stabilized income and a market cap rate, all discounted at an unlevered internal rate of return. See Information About Net Operating Income on page 41.

1 0 1Q 2020 Notes: Net Asset Value (Unaudited) 12) The Company calculates estimated gross asset values for each of its operating office assets by taking the sum of ( i ) the present value of periodic cash flows over five years and (ii) a terminal value based on estimated stabilized income and a market capitalization rate at stabilization, all discounted at an unlevered internal rate of return . This value, divided by the projected net operating income for a one - year period yields the year one imputed capitalization rate . Management projects the periodic cash flows over five years and the stabilized income from a combination of in - place lease contracts, prospective renewals of expiring leases and prospective lease - up of vacant space . Factors considered by management in projecting releasing and lease - up of vacant space and estimating the applicable market rental rates include : identification of leases currently being negotiated by management ; historical annual leasing volumes for such property types ; and comparable leases that have been executed for properties within the Company’s portfolio and for competitor buildings in similar locations . Notwithstanding the foregoing, any assets that are contemplated for sale are valued individually at indicative or at contract prices . 13) Valuations for non - core assets, which are those assets being considered for sale or disposal, or in the active marketing process, are generally based on recent contract prices for similar properties in the process of being sold, letters of intent and ongoing negotiations for properties . Wegmans and 24 - Hour Fitness are in active contract negotiations for $ 31 . 0 MM less transaction costs . See Information About Net Operating Income on page 41 . Valuations for properties planned for or undergoing a repositioning or repurposing utilize a projected stabilized net operating income for the asset upon completion of the repositioning/repurposing activities . After applying an estimated capitalization rate to a projected stabilized net operating income, the capitalized value is next discounted back based on the projected number of periods to re - stabilize the asset . The discount rate applied is determined based on a risk assessment of the repositioning/repurposing activities and comparable target returns in the marketplace, and further validated by outside market sources, when available for that market . Additionally, adjustments are made to the estimated value by deducting any estimated future costs necessary to complete the planned activities, as well as adding back the discounted projected interim operating cash flows expected to be generated by the property until re - stabilization has been achieved . 14) Includes the Company's ownership interests in the Hyatt Regency Jersey City and two office joint venture properties . 15) The value of land is based on a combination of recent or pending transactions for land parcels within our relevant markets and unrelated third parties, and sometimes may utilize land appraisals for certain markets, if available for other purposes, such as for transaction financing . Further, we consider what a land parcel’s value would need to be when combined with all other development costs to yield what we believe to be an appropriate target rate of return for a development project . The per apartment unit or per square foot office space values are derived by dividing the aggregate land value by the number of potential apartment units or square feet of office space the land can accommodate . The number of potential units or square feet of office space a land parcel can accommodate is most commonly governed by either in - place governmental approvals or density regulations set forth by existing zoning guidelines . 16) The decrease in the approximate NAV per share of $ 1 . 20 from December 31 , 2019 to March 31 , 2020 is due primarily to global underwriting assumption changes including but not limited to : increased credit loss reserves, delayed vacancy absorption timing, reduced transient parking income, and reduced reversion occupancy for Office assets . Overall, NAV is arrived at by calculating the estimated gross asset values for each of their real estate properties, investments and other significant assets and interests, and then deducting from such amounts the corresponding net debt and third parties’ interests in the assets . Gross asset values for the operating real estate properties are calculated using the direct capitalization method by dividing projected net operating income for a one - year period by an estimated current capitalization rate for each property . For each operating property, management projects net operating income that it expects to receive for future periods from a combination of in - place lease contracts, prospective renewals of expiring leases and prospective lease - up of vacant space . Factors considered by management in projecting releasing and lease - up of vacant space and estimating the applicable market rental rates include : identification of leases currently being negotiated by management ; historical annual leasing volumes for such property types ; and comparable leases that have been executed for properties within the Registrants’ portfolio and for competitor buildings in similar locations . A capitalization rate is estimated for each property based on its asset class and geographic location . Estimates of capitalization rates are based on information from recent property sale transactions as well as from publicly available information regarding unrelated third - party property transactions . The use of NAV as a measure of value is subject to certain inherent limitations . The assessment of the estimated NAV of a particular property is subjective in that it involves estimates and assumptions and can be calculated using various acceptable methods . The Company’s methods of determining NAV may differ from the methods used by other companies . Accordingly, the Company’s estimated NAV may not be comparable to measures used by other companies . As with any valuation methodology, the methodologies utilized by the Company in estimating NAV are based upon a number of estimates, assumptions, judgments or opinions that may or may not prove to be correct . Capitalization rates obtained from publicly available sources also are critical to the NAV calculation and are subject to the sources selected and variability of market conditions at the time . Investors in the Company are cautioned that NAV does not represent ( i ) the amount at which the Company’s securities would trade at a national securities exchange, (ii) the amount that a security holder would obtain if he or she tried to sell his or her securities, (iii) the amount that a security holder would receive if the Company liquidated its assets and distributed the proceeds after paying all of their expenses and liabilities or (iv) the book value of the Company’s real estate, which is generally based on the amortized cost of the property, subject to certain adjustments . Information About Net Asset Value (NAV) CLI Company Highlights Rentable Market Stabilized Area 1Q 2020 Year 1 Cap In-Place Rent Occupancy Stabilized Unlevered (MSF) Annualized Cash NOI Rate Rent PSF PSF Rate Cap Rate IRR Value $ PSF Office Hudson Waterfront 4.908 $81.6 4.8% $39.51 $46.59 88.0% 6.0% 7.0% $1,707 $348 Class A Suburban 1.955 44.2 8.3% 39.73 41.59 87.9% 7.0% 8.0% 530 271 Suburban 1.406 16.4 8.8% 25.75 27.35 86.7% 8.0% 9.0% 187 133 Suburban - Under Contract 2.385 32.4 11.2% 32.10 31.75 N/A N/A N/A 289 121 Subtotal 10.654 $174.6 $36.07 $39.81 $2,713 $255

1 1 1Q 2020 Balance Sheet $ in thousands (unaudited) Notes: See supporting “Balance Sheet” notes on page 38 for more information. CLI Company Highlights 4Q 2019 ASSETS Office/Corp. Roseland Elim./Other Total Rental property Land and leasehold interests $62,218 $327,097 - $389,314 $385,010 Buildings and improvements 1,061,328 1,848,721 - 2,910,049 2,872,270 Tenant improvements 165,431 2,658 - 168,088 163,299 Furniture, fixtures and equipment 6,732 75,235 - 81,966 78,716 Land and improvements held for development 12,062 288,411 - 300,473 299,338 Development and construction in progress 71,013 452,575 - 523,591 458,048 1,378,784 2,994,697 - 4,373,481 4,256,681 Less – accumulated depreciation and amortization (477,553) (105,276) - (582,829) (558,617) 901,231 2,889,421 - 3,790,652 3,698,064 Rental property held for sale, net 898,169 - - 898,169 966,497 Net Investment in Rental Property 1,799,400 2,889,421 - 4,688,821 4,664,561 Cash and cash equivalents 16,395 8,869 - 25,264 25,589 Restricted cash 5,828 10,035 - 15,863 15,577 Investments in unconsolidated joint ventures 7,498 195,076 - 202,574 209,091 Unbilled rents receivable, net 93,648 2,507 - 96,155 95,686 Deferred charges, goodwill and other assets, net (1) 197,683 53,417 (500) 250,600 275,102 Accounts receivable 3,524 2,731 - 6,255 7,192 Total Assets $2,123,976 $3,162,056 ($500) $5,285,532 $5,292,798 LIABILITIES & EQUITY Senior unsecured notes, net $571,776 - - $571,776 $571,484 Unsecured revolving credit facility and term loans 277,000 - - 277,000 329,000 Mortgages, loans payable and other obligations, net 521,006 1,507,339 - 2,028,345 1,908,034 Note payable to affiliate - 500 (500) - - Dividends and distributions payable 22,577 - - 22,577 22,265 Accounts payable, accrued expenses and other liabilities 113,353 82,584 - 195,937 209,510 Rents received in advance and security deposits 28,686 6,912 - 35,598 39,463 Accrued interest payable 11,504 4,153 - 15,657 10,185 Total Liabilities $1,545,902 $1,601,488 ($500) $3,146,890 $3,089,941 Commitments and contingencies Redeemable noncontrolling interests 52,324 454,158 - 506,482 503,382 Total Stockholders’/Members Equity 374,778 1,059,365 - 1,434,143 1,493,699 Noncontrolling interests in subsidiaries: Operating Partnership 150,681 - - 150,681 158,480 Consolidated joint ventures 291 47,045 - 47,336 47,296 Total Noncontrolling Interests in Subsidiaries 150,972 47,045 - 198,017 205,776 Total Equity 525,750 1,106,410 - 1,632,160 1,699,475 Total Liabilities and Equity $2,123,976 $3,162,056 ($500) $5,285,532 $5,292,798 1Q 2020

12 1Q 2020 Income Statement – Quarterly Comparison $ in thousands, except per share amounts (unaudited) CLI Company Highlights 4Q 2019 3Q 2019 2Q 2019 1Q 2019 Office/ Corp. Less: Disc. Ops Roseland Total REVENUES Revenue from leases: Base rents $70,040 ($37,526) $33,013 $65,527 $66,661 $66,595 $66,971 $73,251 Escalations and recoveries from tenants 7,847 (4,004) 1,080 4,923 4,534 5,943 6,047 6,140 Real estate services 44 - 2,949 2,993 3,090 3,411 3,530 3,842 Parking income 2,324 (49) 2,990 5,265 5,760 5,716 5,515 4,866 Hotel income - - 1,625 1,625 4,139 3,325 2,094 283 Other income 565 (30) 1,189 1,724 2,489 2,401 2,448 1,884 Total revenues $80,820 ($41,609) $42,846 $82,057 $86,673 $87,391 $86,605 $90,266 EXPENSES Real estate taxes $9,909 ($5,255) $6,283 $10,937 $10,185 $11,151 $11,018 $11,644 Utilities 5,666 (3,446) 1,633 3,853 3,276 4,402 4,091 6,112 Operating services 15,925 (8,151) 8,290 16,064 16,820 18,109 17,913 16,799 Real estate service expenses 48 - 3,673 3,721 3,768 3,905 3,979 4,266 General and administrative 12,930 (5) 2,893 15,818 16,960 12,572 16,945 13,319 Depreciation and amortization 14,182 (1,453) 21,067 33,796 35,906 32,605 31,971 31,534 Land and other impairments 5,088 - 175 5,263 27,356 2,589 2,499 - Total expenses $63,748 ($18,310) $44,014 $89,452 $114,271 $85,333 $88,416 $83,674 Operating Income (expense) $17,072 ($23,299) ($1,168) ($7,395) ($27,598) $2,058 ($1,811) $6,592 OTHER (EXPENSE) INCOME Interest expense ($13,316) $1,307 ($8,909) ($20,918) ($22,751) ($22,129) ($22,208) ($23,481) Interest and other investment income (loss) 32 (1) 1 32 886 189 514 823 Equity in earnings (loss) of unconsolidated joint ventures (118) - (590) (708) (437) (113) (88) (681) Gain on change of control of interests - - - - - - - 13,790 Realized gains (losses) and unrealized losses on disposition (35,661) 27,746 - (7,915) 112,228 (34,666) 255 268,109 Gain on sale of land/other 4,049 - 764 4,813 (44) 296 270 - Gain on sale of investment in unconsolidated joint venture - - - - - - - 903 Gain (loss) from early extinguishment of debt, net - - - - (153) (98) 588 1,311 Total other income (expense) (45,014) 29,052 (8,734) (24,696) 89,729 (56,521) (20,669) 260,774 Income from continuing operations (27,942) 5,753 (9,902) (32,091) 62,131 (54,463) (22,480) 267,366 Income from discontinued operations - 21,993 - 21,993 2,770 8,505 7,953 8,228 Realized gains (losses) on disposition - (27,746) - (27,746) (120,309) (10,063) (5,802) - Total discontinued operations - (5,753) - (5,753) (117,539) (1,558) 2,151 8,228 Net Income (27,942) - (9,902) (37,844) (55,408) (56,021) (20,329) 275,594 Noncontrolling interest in consolidated joint ventures - - 176 $176 $1,404 $405 $847 $1,248 Noncontrolling interests in Operating Partnership from continuing operations 3,666 - - 3,666 (5,494) 6,004 2,648 (26,843) Noncontrolling interests in Operating Partnership in discontinued operations 549 - - 549 11,317 155 (214) (837) Redeemable noncontrolling interest (455) - (6,016) (6,471) (6,471) (6,471) (5,006) (4,667) Net income (loss) available to common shareholders ($24,182) $0 ($15,742) ($39,924) ($54,652) ($55,928) ($22,054) $244,495 Basic earnings per common share: Net income (loss) available to common shareholders ($0.47) ($0.64) ($0.65) ($0.43) $2.67 Diluted earnings per common share: Net income (loss) available to common shareholders ($0.47) ($0.64) ($0.65) ($0.43) $2.66 Basic weighted average shares outstanding 90,616,000 90,611,000 90,584,000 90,533,000 90,498,000 Diluted weighted average shares outstanding 100,183,000 100,264,000 100,560,000 100,523,000 100,943,000 1Q 2020

FFO & Core FFO – Quarterly Comparison 13 1Q 2020 $ in thousands, except per share amounts and ratios (unaudited) Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 16. CLI Company Highlights 1Q 2020 4Q 2019 3Q 2019 2Q 2019 1Q 2019 Net income (loss) available to common shareholders ($39,924) ($54,652) ($55,928) ($22,054) $244,495 Add (deduct): Noncontrolling interest in Operating Partnership (3,666) 5,494 (6,004) (2,648) 26,843 Noncontrolling interests in discontinued operations (549) (11,317) (155) 214 837 Real estate-related depreciation and amortization on continuing operations (1) 36,696 39,155 35,785 34,619 33,793 Real estate-related depreciation and amortization on discontinued operations 1,453 21,776 16,797 17,246 16,375 Property impairments - - 5,894 5,802 - Impairment of unconsolidated joint venture investment (included in Equity in earnings) - 3,661 - - - Gain on change of control of interests - - - - (13,790) Gain on sale of investment in unconsolidated joint venture - - - - (903) Continuing operations: Realized (gains) and unrealized losses on disposition of rental property, net 7,915 (112,228) 34,666 (255) (268,109) Discontinued operations: Realized (gains) loss and unrealized losses on disposition of rental property, net 27,746 120,309 413 - - Funds from operations (2) $29,671 $12,198 $31,468 $32,924 $39,541 Add/(Deduct): (Gain)/Loss from extinguishment of debt, net - $153 $98 ($588) ($1,311) Dead deal costs - - 271 - - Land and other impairments 5,263 27,356 6,345 2,499 - Gain on disposition of developable land (4,813) 44 (296) (270) - Severance/separation costs on management restructuring 1,947 - 277 - 1,562 Reporting system conversion costs 363 998 - - - Strategic direction costs - 4,629 - - - Management contract termination costs - - - - 1,021 Proxy fight costs 799 - - 4,171 - New payroll tax consulting costs - - - 1,313 - Noncontrolling interest share on consolidated joint ventures impairment charges (1,263) - - - Core FFO $33,320 $44,115 $38,163 $40,049 $40,813 Diluted weighted average shares/units outstanding (8) 100,183,000 100,264,000 100,560,000 100,523,000 100,943,000 Funds from operations per share-diluted $0.30 $0.12 $0.31 $0.33 $0.39 Core Funds from Operations per share/unit-diluted $0.33 $0.44 $0.38 $0.40 $0.40 Dividends declared per common share $0.20 $0.20 $0.20 $0.20 $0.20

AFFO & Adjusted EBITDA – Quarterly Comparison 14 1Q 2020 $ in thousands, except per share amounts and ratios (unaudited) Notes: See footnotes and “Information About FFO, Core FFO, & AFFO” on page 16. CLI Company Highlights 1Q 2020 4Q 2019 3Q 2019 2Q 2019 1Q 2019 Core FFO (calculated on previous page) $33,231 $44,115 $38,163 $40,049 $40,813 Add (Deduct) Non-Cash Items: Straight-line rent adjustments (3) ($2,132) ($4,084) ($3,625) ($4,052) ($2,855) Amortization of market lease intangibles, net (4) (946) (1,116) (1,057) (1,058) (1,037) Amortization of lease inducements 57 (15) (108) 279 304 Amortization of stock compensation 2,612 2,192 2,061 2,218 2,010 Non-real estate depreciation and amortization 450 431 611 511 539 Amortization of debt discount/(premium) and mark-to-market, net (238) (237) (238) (237) (237) Amortization of deferred financing costs 1,020 1,147 1,121 1,168 1,189 Deduct: Non-incremental revenue generating capital expenditures: Building improvements (3,247) (6,012) (3,091) (383) (2,932) Tenant improvements and leasing commissions (5) (8,093) (9,354) (7,245) (4,800) (7,931) Tenant improvements and leasing commissions on space vacant for more than one year (2,958) (888) (6,138) (4,216) (3,482) Adjusted FFO (2) $19,756 $26,179 $20,454 $29,479 $26,381 Core FFO (calculated on previous page) $33,231 $44,115 $38,163 $40,049 $40,813 Deduct: Equity in earnings (loss) of unconsolidated joint ventures, net $708 ($3,223) $113 $88 $681 Equity in earnings share of depreciation and amortization (3,350) (3,678) (3,655) (3,024) (2,662) Add-back: Interest expense 22,226 24,072 23,450 23,515 24,774 Recurring JV distributions 2,459 5,123 3,528 3,850 3,119 Income (loss) in noncontrolling interest in consolidated joint ventures (176) (1,404) (405) (847) (1,248) Redeemable noncontrolling interest 6,471 6,471 6,471 5,006 4,667 Income tax expense 6 0 59 85 43 Adjusted EBITDA $61,574 $71,476 $67,724 $68,722 $70,187 Net debt at period end (6) $2,835,993 $2,767,351 $3,097,156 $2,609,112 $2,653,693 Net debt to Adjusted EBITDA (7) 11.5x 9.7x 10.0x 9.5x 9.5x

EBITDAre – Quarterly Comparison 15 1Q 2020 $ in thousands (unaudited) Notes: (1) See unconsolidated joint venture NOI details on page 22 for 1Q 2020. See Information About EBITDAre on page 16. CLI Company Highlights 1Q 2020 4Q 2019 3Q 2019 2Q 2019 1Q 2019 Net Income (loss) available to common shareholders ($39,924) ($54,652) ($55,928) ($22,054) $244,495 Add/(Deduct): Noncontrolling interest in operating partnership (4,215) 5,494 (6,004) (2,648) 26,843 Noncontrolling interest in discontinued operations - (11,317) (155) 214 837 Noncontrolling interest in consolidated joint ventures (a) (176) (1,404) (405) (847) (1,248) Redeemable noncontrolling interest 6,471 6,471 6,471 5,006 4,667 Interest expense 22,226 24,072 23,450 23,515 24,774 Income tax expense 7 1 59 85 43 Depreciation and amortization 35,249 57,684 49,538 49,352 48,046 Deduct: Realized (gains) losses and unrealized losses on disposition of rental property, net - continuing operations 7,915 8,081 35,079 (255) (268,109) Realized (gains) losses and unrealized losses on disposition of rental property, net - discontinued operations 27,746 - - - - (Gain)/loss on sale of investment in unconsolidated joint ventures - - - - (903) (Gain)/loss on change of control of interest - - - - (13,790) Equity in (earnings) loss of unconsolidated joint ventures 708 437 113 88 681 Add: Property Impairments - - 5,894 5,802 - Company's share of property NOI's in unconsolidated joint ventures (1) 7,526 12,819 9,612 9,287 7,385 EBITDAre $63,533 $47,686 $67,724 $67,545 $73,721 Add: Loss from extinguishment of debt, net - 153 98 (588) (1,311) Severance/Separation costs on management restructuring 1,947 - 277 - 1,562 Management contract termination costs - - - - 1,021 Strategic direction costs - 4,629 - - - Reporting systems conversion cost 363 998 - - - Dead deal costs - - 271 - - Land and other impairments 5,263 27,356 6,345 2,499 - Gain on disposition of developable land (4,813) 44 (296) (270) - Proxy fight costs 799 - - 4,171 - New payroll tax consulting costs - - - 1,313 - Adjusted EBITDAre $67,092 $80,866 $74,419 $74,670 $74,993 Noncontrolling interests in consolidated joint ventures (a): Marbella (37) (44) (115) (209) (583) M2 at Marbella (47) (51) (234) (560) (496) Port Imperial Garage South (55) (18) (42) (50) (94) Port Imperial Retail South (3) (8) 5 12 (7) Residence Inn Hotel - - - - (19) Other consolidated joint ventures (34) (1,283) (19) (40) (49) Net losses in noncontrolling interests ($176) ($1,404) ($405) ($847) ($1,248) Add: Depreciation in noncontrolling interest in consolidated JV's 660 645 838 1,424 1,522 Funds from operations - noncontrolling interest in consolidated JV's $484 ($759) $433 $577 $274 Add: Interest expense in noncontrolling interest in consolidated JV's 805 806 806 806 691 Net operating income before debt service in consolidated JV's $1,289 $47 $1,239 $1,383 $965

FFO, Core FFO & AFFO (Notes) 16 1Q 2020 Notes (1) Includes the Company’s share from unconsolidated joint ventures, and adjustments for noncontrolling interest, of $ 3 , 349 and $ 2 , 661 for the three months ended March 31 , 2020 and 2019 , respectively . Excludes non - real estate - related depreciation and amortization of $ 450 and $ 539 for the three months ended March 31 , 2020 and 2019 , respectively . (2) 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, Core FFO and AFFO” below . (3) Includes free rent of $ 2 , 956 and $ 4 , 832 for the three months ended March 31 , 2020 and 2019 , respectively . Also includes the Company's share from unconsolidated joint ventures of $ 28 and ( $ 229 ) for the three months ended March 31 , 2020 and 2019 , respectively . (4) Includes the Company's share from unconsolidated joint ventures of $ 0 and $ 0 for the three months ended March 31 , 2020 and 2019 , respectively . (5) Excludes expenditures for tenant spaces in properties that have not been owned by the Company for at least a year . (6) Net Debt calculated by taking the sum of senior unsecured notes, unsecured revolving credit facility, and mortgages, loans payable and other obligations, and deducting cash and cash equivalents and restricted cash, all at period end . (7) Net Debt to EBITDA results represent completion of the Liberty Towers - Overlook Ridge 1031 exchange . (8) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares 9 , 443 and 10 , 164 for the three months ended March 31 , 2020 and 2019 , respectively . Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interests of unitholders, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains or losses from depreciable rental property transactions (including both acquisitions and dispositions), 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 property transactions 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 above . Core FFO is defined as FFO, as adjusted for items that may distort the comparative measurement of the Company’s performance over time . Adjusted FFO ("AFFO") is defined as Core FFO less ( i ) recurring tenant improvements, leasing commissions and capital expenditures, (ii) straight - line rents and amortization of acquired above/below - market leases, net, and (iii) other non - cash income, plus (iv) other non - cash charges . Core FFO and AFFO are both non - GAAP financial measures that are not intended to represent cash flow and are not indicative of cash flows provided by operating activities as determined in accordance with GAAP . Core FFO and AFFO are presented solely as supplemental disclosures that the Company’s management believes provides useful information regarding the Company's operating performance and its ability to fund its dividends . There are not generally accepted definitions established for Core FFO or AFFO . Therefore, the Company's measures of Core FFO and AFFO may not be comparable to the Core FFO and AFFO reported by other REITs . A reconciliation of net income to Core FFO and AFFO are included in the financial tables above . Information About FFO, Core FFO and AFFO EBITDAre is a non - GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (mi nus ) losses and gains on the disposition of depreciated property, plus impairment write - downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures. The Company presents EBITDAre , because the Company believes that EBITDAre , along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GA AP), or as a measure of the Company’s liquidity. Information About EBITDAre CLI Company Highlights

Same Store Performance 17 1Q 2020 $ in thousands Notes: (1) Values represent the Company’s pro rata ownership of operating portfolio. (2) Includes management fees. (3) Aggregate property - level revenue over the given period; less: operating expense, real estate taxes and utilities over the same p eriod for the same store portfolio. (4) Office Same Store excludes discontinued operations and Harborside Plaza 1 as it was removed from service in 4Q19. (5) The aggregate sum of: property - level revenue, straight - line and ASC 805 adjustments over the given time period; less: operating expense, real estate taxes and utilities over the same period for the same store portfolio. CLI Company Highlights Residential Same Store (1) 1Q 2020 1Q 2019 Change % Change Total Property Revenues $28,681 $27,166 $1,515 5.6% Real Estate Taxes $3,446 $3,618 ($172) (4.7%) Payroll 1,891 1,864 27 1.5% Repairs & Maintenance 935 905 30 3.3% Utilities 1,023 972 51 5.2% Insurance 389 308 81 26.3% Marketing 448 504 (57) (11.2%) Other (2) 2,019 2,120 (100) (4.7%) Total Property Expenses $10,151 $10,291 ($140) (1.4%) Same Store GAAP NOI (3) $18,530 $16,876 $1,654 9.8% Total Units 4,838 4,838 - - % Leased 95.6% 96.1% - (0.5%) Office Same Store (4) 1Q 2020 1Q 2019 Change % Change Total Property Revenues (GAAP) $38,445 $35,721 $2,724 7.6% Real Estate Taxes $4,906 $4,826 $80 1.7% Utilities 2,217 2,721 (504) (18.5%) Operating Services 7,602 7,259 343 4.7% Total Property Expenses $14,725 $14,806 ($81) (0.5%) Same Store GAAP NOI (5) $23,720 $20,915 $2,805 13.4% Less: straight-lining of rents adj. and FAS 141 $2,206 $1,889 $317 16.8% Same Store Cash NOI $21,514 $19,026 $2,488 13.1% Total Properties 6 6 - - Total Square Footage 4,508,801 4,508,801 - - % Leased 78.5% 76.3% - 2.2% For the Three Months Ended For the Three Months Ended

18 1Q 2020 Debt Summary & Future Repayments Schedule $ in thousands Notes: (a) Minority interest share of consolidated debt is comprised of $33.7 million at Marbella, $30.1 million at M2, $9.7 million at Por t Imperial South Garage, and $1.2 million at Port Imperial South Retail. See supporting “Debt Summary & Maturity Schedule” notes on page 38. CLI Company Highlights Debt Breakdown % Weighted Average Weighted Average Balance of Total Interest Rate (1) Maturity in Years Fixed Rate Debt Fixed Rate Unsecured Debt and Other Obligations $575,000 19.85% 4.09% 2.56 Fixed Rate Secured Debt 1,770,241 61.10% 3.79% 6.24 Subtotal: Fixed Rate Debt $2,345,241 80.95% 3.86% 5.34 Variable Rate Debt Variable Rate Secured Debt $274,911 9.49% 3.95% 3.60 Variable Rate Unsecured Debt (1) 277,000 9.56% 2.10% 0.82 Subtotal: Variable Rate Debt $551,911 19.05% 3.02% 2.20 Totals/Weighted Average $2,897,152 100.00% 3.70% 4.74 Adjustment for Unamortized Debt Discount (2,004) Unamortized Deferred Financing Costs (18,040) Total Consolidated Debt, net $2,877,121 Partners’ Share (74,729) CLI Share of Total Consolidated Debt, net (a) $2,802,392 Unconsolidated Secured Debt CLI Share $372,596 48.51% 4.07% 6.01 Partners’ Share 395,555 51.49% 4.07% 6.01 Total Unconsolidated Secured Debt $768,151 100.00% 4.07% 6.01 Maturity Schedule Principal Scheduled Total Future Weighted Average Period Maturities Amortization Repayments Interest Rate (1) 2020 - 429 429 4.82% 2021 445,801 590 446,391 2.51% 2022 455,760 550 456,310 4.48% 2023 351,789 2,323 354,112 3.54% 2024 346,361 3,927 350,288 3.57% 2025 - 3,799 3,799 3.96% Thereafter 1,269,774 14,701 1,284,475 3.92% Subtotal $2,869,485 $26,319 $2,895,804 3.70% Adjustment for unamortized debt discount/premium (2,004) (2,004) Unamortized mark-to-market 1,348 1,348 Unamortized deferred financing costs (2) (18,027) (18,027) Totals/Weighted Average $2,869,485 $7,636 $2,877,121 3.70%

19 1Q 2020 Residential Debt Profile Notes: See supporting “Debt Profile” notes on page 38. $ in thousands CLI Company Highlights Effective March 31, December 31, Date of Lender Interest Rate (1) 2020 2019 Maturity Secured Construction Loans Marriott Hotels at Port Imperial (F.K.A. Port Imperial 4/5 Hotel) (5) Fifth Third Bank LIBOR + 3.40% 94,000 74,000 04/09/22 Chase III Fifth Third Bank LIBOR + 2.50% 42,136 24,064 05/16/22 Port Imperial South 9 Bank of New York Mellon LIBOR + 2.13% 19,624 11,615 12/19/22 Short Hills Residential People's United Bank LIBOR + 2.15% 17,791 9,431 03/26/23 The Charlotte (F.K.A. 25 Christopher Columbus) QuadReal Finance LIBOR + 2.75% 38,361 5,144 12/01/24 Total Secured Construction Debt $211,911 $124,254 Secured Permanent Loans Monaco Northwestern Mutual Life 3.15% 166,347 166,752 02/01/21 Port Imperial South 4/5 Retail American General Life & A/G PC 4.56% 3,918 3,934 12/01/21 Portside 7 CBRE Capital Markets/FreddieMac 3.57% 58,998 58,998 08/01/23 Signature Place (F.K.A. 250 Johnson) Nationwide Life Insurance Company 3.74% 43,000 43,000 08/01/24 Liberty Towers American General Life Insurance Company 3.37% 265,000 232,000 10/01/24 Portside 5/6 New York Life Insurance Co. 4.56% 97,000 97,000 03/10/26 Marbella New York Life Insurance Co. 4.17% 131,000 131,000 08/10/26 M2 at Marbella New York Life Insurance Co. 4.29% 117,000 117,000 08/10/26 145 Front Street MUFG Union Bank LIBOR + 1.84% 63,000 63,000 12/10/26 Quarry Place at Tuckahoe (F.K.A 150 Main Street) Natixis Real Estate Capital LLC 4.48% 41,000 41,000 08/05/27 RiverHouse 11 at Port Imperial (F.K.A. Port Imperial South 11) Northwestern Mutual Life 4.52% 100,000 100,000 01/10/29 Soho Lofts New York Community Bank 3.77% 160,000 160,000 07/01/29 Riverwatch New York Community Bank 3.79% 30,000 30,000 07/01/29 Port Imperial South 4/5 Garage American General Life & A/G PC 4.85% 32,477 32,600 12/01/29 Principal balance outstanding 1,308,740 1,276,284 Unamortized deferred financing costs (13,313) (13,394) Total Secured Permanent Debt $1,295,427 $1,262,890 Total Debt - Residential Portfolio - A $1,507,338 $1,387,144

20 1Q 2020 Office Debt Profile Notes: See supporting “Debt Profile” notes on page 38. $ in thousands CLI Company Highlights Effective March 31, December 31, Date of Lender Interest Rate (1) 2020 2019 Maturity Secured Permanent Loans 101 Hudson Wells Fargo CMBS 3.20% 250,000 250,000 10/11/26 Short Hills Portfolio Wells Fargo CMBS 4.15% 124,500 124,500 04/01/27 111 River Apollo/Athene 3.90% 150,000 150,000 09/01/29 Principal balance outstanding 524,500 524,500 Unamortized deferred financing costs (3,494) (3,610) Total Secured Debt - Office Portfolio $521,006 $520,890 Senior Unsecured Notes: (2)(3) 4.500%, Senior Unsecured Notes public debt 4.61% 300,000 300,000 04/18/22 3.150%, Senior Unsecured Notes public debt 3.52% 275,000 275,000 05/15/23 Principal balance outstanding 575,000 575,000 Adjustment for unamortized debt discount (2,004) (2,170) Unamortized deferred financing costs (1,220) (1,346) Total Senior Unsecured Notes, net: $571,776 $571,484 Revolving Credit Facilities 13 Lenders LIBOR +1.30% 277,000 329,000 01/25/21 Total Debt - Office Portfolio - B 1,369,782 1,421,374 Total Debt - Residential Portfolio - A (from previous page) 1,507,338 1,387,144 Total Consolidated Debt: A + B = C 2,877,121 2,808,518

21 1Q 2020 Consolidated Debt Maturity Schedule $ in thousands CLI Company Highlights *Revolving Credit Facility is excluded from the table Construction Office Secured Residential Secured Corporate* 2020 - - - - 2021 - - $170,265 - 2022 $155,760 - - $300,000 2023 $17,761 - $58,998 $275,000 2024 $38,361 - $308,000 - 2025 - - - - 2026 - $250,000 $408,000 - 2027 - $124,500 $41,000 - 2028 - - - - 2029 - $150,000 $322,477 - $155,760 $17,761 $38,361 $250,000 $124,500 $150,000 $170,265 $58,998 $308,000 $408,000 $41,000 $322,477 $300,000 $275,000 $0 $100,000 $200,000 $300,000 $400,000 $500,000 $600,000 $700,000 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 Debt Maturity Schedule Construction Office Secured Residential Secured Corporate*

Unconsolidated Joint Ventures 22 1Q 2020 $ in thousands Notes: (a) The sum of property - level revenue, straight - line and ASC 805 adjustments; less: operating expense, real estate taxes and utilities. (b) Property - level revenue; less: operating expense, real estate taxes and utilities, property - level G&A expense and propert y - level interest expense. (c) GAAP NOI at Company’s ownership interest in the joint venture property. (d) NOI After Debt Service at Company’s ownership interest in the joint venture property, calculated as Company’s share of GAAP N OI after deducting Company’s share of the unconsolidated joint ventures’ interest expense. The Company’s share of the interest expense is $4,089,000 for 1Q 2020. See supporting “Unconsolidated Joint Ventures” notes on page 38 and Information About Net Operating Income (NOI) on page 41. CLI Company Highlights Leased CLI's Nominal 1Q 2020 Total NOI After CLI Share CLI Share CLI NOI After CLI 1Q Property Units/SF Occupancy Ownership (1) NOI (a) Debt Debt Service (b) of NOI (c) of Debt Debt Service (d) 2020 FFO Operating Properties Residential Metropolitan 130 92.3% 25.0% $898 $41,010 $564 $225 $10,253 $90 $6 Metropolitan Lofts 59 96.6% 50.0% 319 18,200 203 160 9,100 102 83 RiverTrace at Port Imperial 316 94.9% 22.5% 1,907 82,000 1,249 429 18,450 281 278 Crystal House 825 95.9% 25.0% 3,222 158,635 1,834 806 39,659 459 478 Riverpark at Harrison 141 97.2% 45.0% 406 29,117 137 183 13,103 62 57 Station House 378 97.4% 50.0% 1,752 96,438 590 876 48,219 295 372 Urby Harborside 762 96.2% 85.0% 4,779 192,000 2,284 4,062 163,200 1,941 1,877 Subtotal - Residential 2,611 96.0% 47.5% $13,283 $617,400 $6,861 $6,741 $301,984 $3,230 $3,151 Office 12 Vreeland 139,750 100.0% 50.0% $460 $5,850 $418 $230 $2,925 $209 $194 Offices at Crystal Lake 106,345 93.2% 31.3% 258 3,128 221 81 978 69 69 Subtotal - Office 246,095 97.1% 41.9% $718 $8,978 $639 $311 $3,903 $278 $263 Retail/Hotel Riverwalk Retail (2) 30,745 N/A 20.0% $138 $0 $138 $28 0 $28 $7 Hyatt Regency Jersey City 351 57.0% 50.0% (725) 100,000 (1,643) (363) 50,000 (822) 0 Subtotal - Retail/Hotel 57.0% 57.1% ($587) $100,000 ($1,505) ($335) $50,000 ($794) $7 Total Operating 46.8% $13,414 $726,378 $5,995 $6,717 $355,887 $2,714 $3,421 Other Unconsolidated JVs $1,621 $41,773 $1,224 $809 16,709 $809 ($120) Total Unconsolidated JVs (3) $15,035 $768,151 $7,219 $7,526 $372,596 $3,523 $3,301

Transaction Activity 23 1Q 2020 $ in thousands (incl. per unit values) except per SF Notes: (1) Acquisitions list gross purchase prices; dispositions list gross sales proceeds CLI Company Highlights Residential Portfolio Number of Units / Keys / Percentage Gross Asset Price Per Weighted Average Location Transaction Date Buildings SF Leased Value (1) Unit / SF Cap Rate 1Q 2020 Dispositions Capital Office Park Land Greenbelt, MD 03/27/20 - - - $9,661 - Total 1Q 2020 Dispositions - - - $9,661 - - 1Q 2020 Acquisitions Port Imperial North Retail West New York, NJ 03/12/20 1 30,745 66.2% $15,200 $494 Total 1Q 2020 Dispositions 1 30,745 66.2% $15,200 $494 4.6% Office Portfolio Number of Percentage Gross Asset Price Per Weighted Average Location Transaction Date Buildings SF Leased Value (1) SF Cap Rate 1Q 2020 Dispositions 230 & 250 Half Mile Rd. Middletown, NJ 01/03/20 2 - - $7,600 - One Bridge Plaza Fort Lee, NJ 03/17/20 1 200,000 73.5% 36,700 184 Total 1Q 2020 Dispositions 3 200,000 73.5% $44,300 $184 6.2%

24 Multifamily Portfolio 1Q 2020

$ in thousands, except per home Operating Communities – Residential 25 1Q 2020 Notes: (a) Percentage leased is shown net of the 13 units under renovation at Monaco and the 4 units under renovation at Marbella as of Mar ch 31, 2020. See Information About Net Operating Income on page 31. See supporting “Operating Communities” notes on page 38. CLI Multifamily Portfolio ▪ 1 Q 2020 Percentage Leased : 95 . 7 % ▪ 1 Q 2020 Avg . Revenue Per Home : $ 3 , 028 Average Average Percentage Percentage Revenue Revenue Rentable Avg. Year Leased Leased Per Home Per Home NOI* NOI* Debt Operating - Residential Location Ownership Apartments SF Size Complete 1Q 2020 4Q 2019 1Q 2020 4Q 2019 1Q 2020 4Q 2019 Balance Consolidated Liberty Towers Jersey City, NJ 100.00% 648 603,110 931 2003 95.5% 97.4% $3,257 $3,228 $4,641 $4,464 $265,000 Marbella (a) Jersey City, NJ 74.27% 412 369,515 897 2003 95.3% 89.1% 3,313 3,364 2,411 2,328 131,000 Monaco (a) Jersey City, NJ 100.00% 523 475,742 910 2011 94.5% 85.9% 3,499 3,526 3,261 3,031 165,000 M2 Jersey City, NJ 74.27% 311 273,132 878 2016 95.2% 92.3% 3,533 3,543 2,071 2,081 117,000 Soho Lofts Jersey City, NJ 100.00% 377 449,067 1,191 2017 95.2% 96.0% 4,145 4,038 2,420 2,333 160,000 RiverHouse 11 Weehawken, NJ 100.00% 295 250,591 849 2018 94.9% 98.0% 3,452 3,183 1,968 1,807 100,000 Riverwatch New Brunswick, NJ 100.00% 200 147,852 739 1997 94.0% 93.5% 1,898 1,072 465 548 30,000 Signature Place at Morris Plains Morris Plains, NJ 100.00% 197 203,716 1,034 2018 93.9% 95.9% 3,188 3,292 994 1,170 43,000 Quarry Place at Tuckahoe Eastchester, NY 100.00% 108 105,509 977 2016 100.0% 100.0% 3,567 3,562 705 641 41,000 Portside at East Pier - 7 East Boston, MA 100.00% 181 156,091 862 2015 95.4% 96.7% 2,954 2,945 1,030 1,166 58,998 Portside at East Pier - 5/6 East Boston, MA 100.00% 296 235,078 794 2018 97.2% 98.0% 2,907 2,851 1,643 1,777 97,000 145 Front at City Square Worcester, MA 100.00% 365 305,656 837 2018 97.8% 97.0% 1,955 1,875 1,242 1,167 63,000 Consolidated 95.25% 3,913 3,575,059 914 95.6% 94.3% $3,191 $3,116 $22,851 $22,513 $1,270,998 Unconsolidated Joint Ventures (1) Urby Harborside Jersey City, NJ 85.00% 762 474,476 623 2017 96.2% 94.9% $3,183 $3,066 $4,779 $7,809 $192,000 RiverTrace at Port Imperial West New York, NJ 22.50% 316 295,767 936 2014 94.9% 97.8% 3,201 3,193 1,907 1,908 82,000 RiverPark at Harrison Harrison, NJ 45.00% 141 125,498 890 2014 97.2% 99.3% 2,319 2,535 406 486 29,117 Metropolitan at 40 Park (2) Morristown, NJ 25.00% 130 124,237 956 2010 92.3% 92.3% 3,205 3,301 639 719 35,161 Metropolitan Lofts Morristown, NJ 50.00% 59 54,683 927 2018 96.6% 94.9% 3,271 3,459 319 363 18,200 Station House Washington, DC 50.00% 378 290,348 768 2015 97.4% 97.1% 2,746 2,715 1,752 1,854 96,438 Crystal House Arlington, VA 25.00% 825 738,786 895 1962 95.9% 96.6% 2,251 2,236 3,222 3,280 158,635 Joint Ventures 47.47% 2,611 2,103,795 806 96.0% 96.2% $2,784 $2,760 $13,024 $16,419 $611,551 Total Residential - Operating Communities (3) 76.13% 6,524 5,678,854 870 95.7% 95.0% $3,028 $2,974 $35,875 $38,932 $1,882,549 Average Average Year Occupancy Occupancy ADR ADR NOI* NOI* Debt Operating - Hotels Location Ownership Keys Complete 1Q 2020 4Q 2019 1Q 2020 4Q 2019 1Q 2020 4Q 2019 Balance Envue, Autograph Collection Weehawken, NJ 100.00% 208 2019 46.4% 78.1% $153 $210 ($529) $1,591 Residence Inn at Port Imperial Weehawken, NJ 100.00% 164 2018 60.4% 90.3% 124 201 (158) 1,507 Marriott Hotels at Port Imperial 100.00% 372 52.6% 83.5% $140 $206 ($687) $3,098 $94,000 Operating Highlights

Operating Communities - Commercial 1Q 2020 26 $ in thousands CLI Multifamily Portfolio Notes: See Information About Net Operating Income on page 41. Percentage Percentage Rentable Year Leased Leased NOI* NOI* Debt Operating - Commercial Location Ownership Spaces SF Complete 1Q 2020 4Q 2019 1Q 2020 4Q 2019 Balance Port Imperial Garage South Weehawken, NJ 70.00% 800 320,426 2013 N/A N/A $427 $547 $32,477 Port Imperial Garage North Weehawken, NJ 100.00% 786 304,617 2015 N/A N/A 105 163 - Port Imperial Retail South Weehawken, NJ 70.00% 18,064 2013 69.2% 69.2% 121 105 3,918 Port Imperial Retail North Weehawken, NJ 100.00% 8,400 2015 100.0% 100.0% 41 105 - Riverwalk at Port Imperial West New York, NJ 100.00% 30,745 2008 66.2% 66.2% 183 195 - Shops at 40 Park (1) Morristown, NJ 25.00% 50,973 2010 69.0% 69.0% 259 294 $6,067 Total Commercial 80.94% 733,225 70.6% 70.6% $1,136 $1,409 $42,462 Operating Highlights Summary of Consolidated RRT NOI by Type (unaudited): 1Q 2020 4Q 2019 Total Consolidated Residential - Operating Communities - from p. 25 (1) $22,851 $22,513 Total Consolidated Residential - Sold Properties - 1,741 Total Consolidated Commercial - (from table above) 877 920 Total NOI from Consolidated Properties (excl unconsol. JVs/subordinated interests): $23,728 $25,174 NOI (loss) from services, land/development/repurposing & other assets (1,010) 1,990 Total NOI for RRT (see Information About Net Operating Income on p. 41)*: $22,718 $27,164

In - Construction Communities 27 1Q 2020 ▪ RRT’s share of projected stabilized NOI will be $ 54 . 4 million $ in thousands Notes: NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 41. See supporting “In - Construction Communities” notes on page 38. CLI Multifamily Portfolio Third Projected Projected Apartment MCRC Party Dev Debt MCRC Initial Project Stabilized Stabilized Community Location Ownership Homes/Keys Costs Debt (1) Capital Capital Costs (2) Balance Capital Start Occupancy Stabilization NOI Yield Consolidated RiverHouse 9 Weehawken, NJ 100.00% 313 $142,920 $92,000 $50,920 - $70,544 $19,624 $50,920 3Q 2018 1Q 2021 4Q 2021 $9,344 6.54% The Emery Malden, MA 100.00% 326 101,147 62,000 39,147 - 81,283 42,136 39,147 3Q 2018 1Q 2020 1Q 2021 6,306 6.23% The Upton Short Hills, NJ 100.00% 193 99,412 64,000 35,412 - 53,203 17,791 35,412 4Q 2018 4Q 2020 3Q 2021 5,910 5.94% The Charlotte Jersey City, NJ 100.00% 750 469,500 300,000 169,500 - 176,830 38,361 138,469 1Q 2019 1Q 2022 4Q 2023 28,098 5.98% Consolidated 100.00% 1,582 $812,979 $518,000 $294,979 $0 $381,860 $117,912 $263,948 $49,658 6.14% Joint Ventures Capstone at Port Imperial West New York, NJ 40.00% 360 191,770 112,000 35,070 44,700 126,870 47,100 35,070 4Q 2017 4Q 2020 1Q 2022 11,905 6.21% Joint Ventures 40.00% 360 $191,770 $112,000 $35,070 $44,700 $126,870 $47,100 $35,070 $11,905 6.21% Total In-Construction Communities 88.88% 1,942 $1,004,749 $630,000 $330,049 $44,700 $508,730 $165,012 $299,018 $61,563 6.15% 2020 MCRC Remaining Capital $296,953 $265,922 $31,031 Thereafter MCRC Remaining Capital 199,066 199,066 - Total Remaining Capital $496,019 $464,988 $31,031 Percentage Units NOI* Leased Lease-Up Communities Delivered 1Q 2020 1Q 2020 The Emery 140 ($143) 52.9% Lease-Up Communities 140 ($143) 52.9% Project Capitalization - Total Capital as of 1Q 2020 Development Schedule

2015/2016 Achievements - Development Pipeline Activity and Future Development Starts 1Q 2020 Notes: NOI amounts are projected only. See Information About Net Operating Income (NOI) on page 41. $ in millions (unaudited) 28 CLI Multifamily Portfolio Projected Projected RRT Nominal % Leased As of: Actual/Projected Projected Stabilized Share of Stabilized Ownership 3/31/2020 Initial Leasing Units Yield NOI NOI After Debt Service 2020 Deliveries The Emery 100.0% 18.7% 1Q 2020 326 6.09% $6.1 $3.4 Capstone at Port Imperial 40.0% 4Q 2020 360 6.10% 11.7 2.8 The Upton 100.0% 4Q 2020 193 5.94% 5.9 3.2 Total 2020 Deliveries 75.4% 879 6.14% $32.8 $14.6 2021 Deliveries RiverHouse 9 100.0% 1Q 2021 313 6.37% $9.1 $5.2 Total 2021 Deliveries 100.0% 313 6.37% $9.1 $5.2 2022 Deliveries The Charlotte 100.0% 1Q 2022 750 5.97% $28.1 $14.6 Total 2022 Deliveries 100.0% 750 5.97% $28.1 $14.6 Total 88.9% 1,942 6.17% $70.0 $34.4 Future Developments Location Units Hudson Waterfront Plaza 8 Jersey City, NJ 679 Urby Harborside II Jersey City, NJ 796 Plaza 9 Jersey City, NJ 1,060 107 Morgan Jersey City, NJ 803 Liberty Landing Phase 1 Jersey City, NJ 265 Liberty Landing – Future Phases Jersey City, NJ 585 PI South – Park Parcel Weehawken, NJ 302 PI South – Building 16 Weehawken, NJ 131 PI South – Office 1/3 (1) Weehawken, NJ 300 PI South – Building 2 Weehawken, NJ 200 PI North – Riverbend 6 West New York, NJ 471 PI North – Building I West New York, NJ 224 PI North – Building J West New York, NJ 141 Subtotal – Hudson Waterfront 5,957 Subtotal – Northeast Corridor 1,284 Subtotal – Boston Metro 994 Subtotal – Washington D.C. 738 Subtotal – Other Options 400 Total Future Start Communities 9,373

Roseland Balance Sheet 29 1Q 2020 $ in thousands (unaudited) CLI Multifamily Portfolio 1Q 2020 4Q 2019 ASSETS Rental  Property Land  and  leasehold  interests $327,097 $322,792 Buildings  and  improvements 1,848,721 1,811,505 Tenant improvements 2,658 1,981 Furniture,  fixtures  and  equipment 75,235 72,224 Land and improvements held for development 288,411 292,350 Development and construction in progress 452,575 396,391 Total  Gross  Rental  Property 2,994,697 2,897,243 Less:  Accumulated  depreciation (105,276) (90,627) Net  Investment  in  Rental  Property 2,889,421 2,806,616 Assets  held  for  sale,  net - - Total  Property  Investments 2,889,421 2,806,616 Cash  and  cash  equivalents 8,869 8,654 Restricted  cash 10,035 10,520 Investments  in  unconsolidated  JV's 195,076 201,724 Unbilled  rents  receivable, net 2,507 2,745 Deferred  charges  &  other  assets 53,417 47,749 Accounts  receivable, net  of  allowance 2,731 1,401 Total  Assets $3,162,056 $3,079,409 LIABILITIES  &  EQUITY Mortgages,  loans  payable  &  other  obligations $1,507,339 $1,387,144 Note payable to affiliate 500 19,300 Accounts  pay,  accrued  exp  and  other  liabilities 82,584 85,377 Rents  recv'd  in  advance  &  security  deposits 6,912 6,569 Accrued  interest  payable 4,153 3,950 Total  Liabilities 1,601,488 1,502,340 Redeemable noncontrolling interest - Rockpoint Group 454,492 451,058 Noncontrolling interests in consolidated joint ventures 47,045 47,064 Mack-Cali capital 1,059,032 1,078,947 Total  Liabilities  &  Equity $3,162,056 $3,079,409

Roseland Income Statement 30 1Q 2020 $ in thousands (unaudited) CLI Multifamily Portfolio 1Q 2020 4Q 2019 3Q 2019 2Q 2019 1Q 2019 REVENUES Base rents $33,013 $34,919 $34,232 $29,424 $27,620 Escalation and recoveries from tenants 1,080 1,223 1,377 1,442 1,133 Real estate services 2,949 2,995 1,450 1,439 3,730 Parking income 2,990 3,366 3,240 3,004 2,685 Hotel income 1,625 4,139 3,325 2,094 283 Other income 1,189 1,056 942 929 908 Total revenues $42,846 $47,698 $44,566 $38,332 $36,359 EXPENSES Real estate taxes $6,283 $6,082 $5,664 $4,967 $4,569 Utilities 1,633 1,216 1,712 1,461 1,766 Operating services 8,290 8,982 9,739 7,135 7,443 Real estate service expenses 3,673 3,703 1,961 1,937 4,213 General and administrative 2,893 3,377 3,025 3,484 3,196 Depreciation and amortization 21,067 22,564 17,228 14,897 15,057 Land and other impairments 175 1,035 2,137 2,499 - Total expenses $44,014 $46,959 $41,466 $36,380 $36,244 Operating Income ($1,168) $739 $3,100 $1,952 $115 OTHER (EXPENSE) INCOME Interest expense ($8,909) ($10,363) ($10,330) ($9,218) ($9,067) Interest and other investment income (loss) 1 844 152 151 151 Equity in earnings (loss) of unconsolidated joint ventures (590) 2,297 (420) (600) (1,402) Gain on change of control of interests - - - - 13,790 Realized gains (losses) and unrealized losses on disposition - 113,787 - 270 13 Gain on sale of investment in unconsolidated joint venture - - - - - Gane on sale of land/other 764 (44) 296 - - Gain (loss) from early extinguishment of debt, net - - - - - Total other income (expense) ($8,734) $106,521 ($10,302) ($9,397) $3,485 Net income (loss) ($9,902) $107,260 ($7,202) ($7,445) $3,600 Noncontrolling interest in consolidated joint ventures $176 $140 $405 $846 $1,248 Redeemable noncontrolling interest (6,016) (6,015) (6,015) (4,551) (4,212) Net income (loss) available to common shareholders ($15,742) $101,385 ($12,812) ($11,150) $636

31 Office Portfolio 1Q 2020

Property Listing 32 1Q 2020 CLI Office Portfolio Notes: See supporting “Property Listing” notes on page 39. Avg. Base Rent Current Building Location Total SF Leased SF % Leased + Escalations (1) SF % Total In-Place Rent Asking Rent 101 Hudson Jersey City, NJ 1,246,283 1,062,285 85.2% $38.62 4,170 0% $41.64 $47.00 Harborside 2 & 3 Jersey City, NJ 1,487,222 1,238,621 83.3% 39.16 16,130 1% 32.58 43.00 Harborside 4a Jersey City, NJ 231,856 231,856 100.0% 38.93 - 0% - 44.00 Harborside 5 Jersey City, NJ 977,225 551,340 56.4% 40.73 17,678 2% 40.50 49.00 111 River Street Hoboken, NJ 566,215 453,165 80.0% 41.31 - 0% - 52.00 Total Waterfront 4,508,801 3,537,267 78.5% $39.51 37,978 1% $37.26 $46.59 101 Wood Avenue S Iselin, NJ 262,841 262,841 100.0% 34.56 - 0% - 37.00 99 Wood Avenue S Iselin, NJ 271,988 222,287 81.7% 37.23 62,029 23% 42.36 37.00 581 Main Street Woodbridge, NJ 200,000 200,000 100.0% 34.32 - 0% - 32.00 333 Thornall Street Edison, NJ 196,128 170,698 87.0% 36.38 - 0% - 37.00 343 Thornall Street Edison, NJ 195,709 195,709 100.0% 36.25 35,345 18% 32.82 37.00 150 JFK Parkway Short Hills, NJ 247,476 160,636 64.9% 37.29 29,288 12% 38.87 48.00 51 JFK Parkway Short Hills, NJ 260,741 234,942 90.1% 54.39 11,242 4% 55.39 55.00 101 JFK Parkway Short Hills, NJ 197,196 191,477 97.1% 43.97 18,950 10% 44.16 45.00 103 JFK Parkway Short Hills, NJ 123,000 123,000 100.0% 43.10 - 0% - 45.00 Total Class A Suburban 1,955,079 1,761,590 90.1% $39.73 156,854 8% $40.71 $41.59 1 Giralda Farms Madison, NJ 154,417 149,745 97.0% $40.47 - 0% - $37.00 7 Giralda Farms Madison, NJ 236,674 142,136 60.1% 36.48 - 0% - 37.00 4 Campus Drive Parsippany, NJ 147,475 113,678 77.1% 25.50 25,768 17% 22.84 27.50 6 Campus Drive Parsippany, NJ 148,291 98,594 66.5% 26.68 - 0% - 27.50 7 Campus Drive Parsippany, NJ 154,395 106,908 69.2% 28.10 35,696 23% 31.00 27.50 8 Campus Drive Parsippany, NJ 215,265 161,826 75.2% 31.65 - 0% - 33.00 9 Campus Drive Parsippany, NJ 156,495 145,114 92.7% 22.91 5,261 3% 18.24 27.50 1 Sylvan Way Parsippany, NJ 150,557 122,938 81.7% 34.20 - 0% - 33.00 3 Sylvan Way Parsippany, NJ 147,241 91,851 62.4% 32.26 - 0% - 33.00 5 Sylvan Way Parsippany, NJ 151,383 149,271 98.6% 30.76 18,796 12% 27.66 33.00 7 Sylvan Way Parsippany, NJ 145,983 145,983 100.0% 31.42 - 0% - 33.00 4 Gatehall Drive Parsippany, NJ 248,480 158,306 63.7% 28.56 10,528 4% 26.80 30.00 2 Hilton Court Parsippany, NJ 181,592 181,592 100.0% 42.64 - 0% - 32.00 2 Dryden Way Parsippany, NJ 6,216 6,216 100.0% 17.94 - 0% - 16.50 100 Schultz Drive Red Bank, NJ 100,000 28,506 28.5% 31.48 - 0% - 30.00 200 Schultz Drive Red Bank, NJ 102,018 87,579 85.8% 29.69 - 0% - 30.00 1 River Center 1 Red Bank, NJ 122,594 119,622 97.6% 29.01 7,707 6% 26.85 30.00 1 River Center 2 Red Bank, NJ 120,360 120,360 100.0% 27.31 6,790 6% 27.53 30.00 1 River Center 3 Red Bank, NJ 194,518 76,572 39.4% 30.06 - 0% - 30.00 100 Overlook Center Princeton, NJ 149,600 140,583 94.0% 31.71 - 0% - 32.00 5 Vaughn Drive Princeton, NJ 98,500 43,310 44.0% 31.09 13,953 14% 30.57 30.00 23 Main Street (2) Holmdel, NJ 350,000 350,000 100.0% 18.11 - 0% - 18.50 325 Columbia Turnpike Florham Park, NJ 168,144 163,489 97.2% 26.87 2,240 1% 24.04 30.00 Total Suburban 3,650,198 2,904,179 79.6% $29.57 126,739 3% $27.36 $30.06 Total Core Office Portfolio (3) 10,114,078 8,203,036 81.1% $36.04 321,571 3% $35.04 $39.66 2020 Expirations

Leasing Activity 33 1Q 2020 Notes: (1) Inclusive of escalations. CLI Office Portfolio For the three months ended March 31, 2020 Number of Total Sq. Ft. Sq. Ft. Renewed Average Weighted Avg. Wtd. Avg. Wtd. Avg. Costs Transactions Sq. Ft. New Leases and Other Retained Sq. Ft. Term (Yrs) Base Rent ($) (1) Sq. Ft. Per Year ($) Waterfront 3 51,252 - 51,252 17,084 9.7 $48.01 $4.91 Class A Suburban 2 47,414 - 47,414 23,707 9.5 44.43 5.93 Suburban 11 74,574 41,269 33,305 6,779 11.0 35.11 3.30 Subtotals (1) 16 173,240 41,269 131,971 10,828 10.2 $41.48 $5.18 Non-Core - - - - - - - - TOTALS 16 173,240 41,269 131,971 10,828 10.2 $41.48 $5.18 For the three months ended March 31, 2020 Pct Leased Impact of Impact of Pct. Leased Sq. Ft. Leased Sq. Ft. Leased Sq. Ft. 12/31/2019 Acquisition/Disposition Leasing Activity 3/31/2020 Commercial Service Unleased Waterfront 77.8% 0.0% 0.6% 78.5% 3,328,245 209,022 971,534 Class A Suburban 89.7% (9.3%) 0.4% 90.1% 1,753,592 7,998 193,489 Suburban 79.0% 0.0% 0.5% 79.6% 2,815,500 88,679 746,019 Subtotals 80.7% (1.9%) 0.4% 81.1% 7,897,337 305,699 1,911,042 Non-Core 70.3% 0.0% 0.0% 70.3% 108,432 2,860 46,943 TOTALS 80.6% (1.9%) 0.4% 80.9% 8,005,769 308,559 1,957,985

34 1Q 2020 Leasing Rollforwards CLI Office Portfolio For the three months ended March 31, 2020 Pct. Sq. Ft. Inventory Leased Sq. Ft. Net Sq. Ft. Pct. Leased Inventory Leased Acquired/ Acquired/ Expiring/ Incoming Leasing Inventory Leased Leased 12/31/2019 12/31/2019 12/31/2019 Disposed Disposed Adj. Sq. Ft. Sq. Ft. Activity 3/31/2020 3/31/2020 3/31/2020 Waterfront 77.8% 4,508,801 3,510,055 - - (24,040) 51,252 27,212 4,508,801 3,537,267 78.5% Class A Suburban 89.7% 2,155,079 1,932,953 (200,000) (147,899) (70,878) 47,414 (23,464) 1,955,079 1,761,590 90.1% Suburban 79.0% 3,650,198 2,882,645 - - (54,786) 74,574 19,788 3,650,198 2,904,179 79.6% Subtotals 80.7% 10,314,078 8,325,653 (200,000) (147,899) (149,704) 173,240 23,536 10,114,078 8,203,036 81.1% Non-Core 70.3% 158,235 111,292 - - - - - 158,235 111,292 70.3% TOTALS 80.6% 10,472,313 8,436,945 (200,000) (147,899) (149,704) 173,240 23,536 10,272,313 8,314,328 80.9%

35 1Q 2020 Top 15 Tenants Notes: See supporting “Top 15 Tenants” notes on page 39. CLI Office Portfolio Percentage of Annualized Company Square Percentage Year of Number of Base Rental Annualized Base Feet Total Company Lease Properties Revenue ($) (1) Rental Revenue (%) (2) Leased Leased Sq. Ft. (%) (2) Expiration Merrill Lynch Pierce Fenner 2 $10,898,023 4.1% 421,570 5.3% (3) John Wiley & Sons Inc. 1 10,888,238 4.0% 290,353 3.6% 2033 MUFG Bank LTD. 2 10,189,469 3.8% 242,354 3.0% (4) Dun & Bradstreet Corporation 2 7,516,240 2.8% 192,280 2.4% 2023 Daiichi Sankyo Inc. 1 6,909,661 2.6% 171,900 2.1% 2023 (5) TD Ameritrade Services Co. 1 6,894,300 2.6% 193,873 2.4% 2021 (6) E-Trade Financial Corporation 1 5,290,600 2.0% 132,265 1.7% 2031 KPMG LLP 2 5,224,111 1.9% 120,947 1.5% (7) Investors Bank 3 5,200,492 1.9% 144,552 1.8% (8) Vonage America Inc. 1 4,826,500 1.8% 350,000 4.4% 2023 Plymouth Rock Management Co. 1 4,351,725 1.6% 129,786 1.6% 2031 Arch Insurance Company 1 4,326,008 1.6% 106,815 1.3% 2024 Alacer Corporation (fka Pfizer Inc.) 1 4,306,008 1.6% 113,316 1.4% 2025 (9) Sumitomo Mitsui Banking Corporation 1 4,156,989 1.5% 111,105 1.4% 2037 (10) ICAP Americas Holdings 2 4,079,450 1.5% 121,871 1.5% (11) Totals $95,057,812 35.3% 2,842,987 35.5%

36 1Q 2020 Lease Expirations Notes: See supporting “Expirations” notes on page 39. CLI Office Portfolio Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Year of Expiration/Market Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1) Leases (Sq. Ft.) (2) Expiring Leases (%) Expiring Leases ($) (3)(4) by Expiring Leases ($) Expiring Leases (%) 2020 Waterfront 6 37,978 0.5 1,302,747 34.30 0.5 Class A Suburban 11 156,854 2.0 6,066,264 38.67 2.3 Suburban 16 126,739 1.6 3,282,927 25.90 1.2 Subtotal 33 321,571 4.1 10,651,938 33.12 4.0 Non-Core 2 5,235 0.1 140,850 26.91 0.1 TOTAL – 2020 35 326,806 4.2 10,792,788 33.03 4.1 2021 Waterfront 18 392,953 4.9 14,451,782 36.78 5.4 Class A Suburban 12 101,390 1.3 4,404,398 43.44 1.6 Suburban 23 238,135 3.0 6,812,314 28.61 2.5 Subtotal 53 732,478 9.2 25,668,494 35.04 9.5 Non-Core 4 67,500 0.8 1,793,786 26.57 0.7 TOTAL – 2021 57 799,978 10.0 27,462,280 34.33 10.2 2022 Waterfront 12 102,307 1.3 3,956,110 38.67 1.5 Class A Suburban 15 137,375 1.7 4,744,686 34.54 1.8 Suburban 29 293,283 3.7 8,512,092 29.02 3.2 Subtotal 56 532,965 6.7 17,212,888 32.30 6.5 Non-Core 4 35,697 0.3 964,165 27.01 0.4 TOTAL – 2022 60 568,662 7.0 18,177,053 31.96 6.9 2023 Waterfront 11 324,360 4.0 11,929,205 36.78 4.4 Class A Suburban 16 278,093 3.5 10,576,443 38.03 3.9 Suburban 34 861,433 10.7 21,346,381 24.78 7.9 Subtotal 61 1,463,886 18.2 43,852,029 29.96 16.2 Non-Core - - - - - - TOTAL – 2023 61 1,463,886 18.2 43,852,029 29.96 16.2 2024 Waterfront 14 253,982 3.2 10,286,699 40.50 3.8 Class A Suburban 16 218,175 2.7 9,741,478 44.65 3.6 Suburban 29 295,299 3.7 8,436,654 28.57 3.1 Subtotal 59 767,456 9.6 28,464,831 37.09 10.5 Non-Core - - - - - - TOTAL – 2024 59 767,456 9.6 28,464,831 37.09 10.5

37 1Q 2020 Lease Expirations (Cont.) Notes: See supporting “Expirations” notes on page 39. CLI Office Portfolio Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Year of Expiration/Market Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1) Leases (Sq. Ft.) (2) Expiring Leases (%) Expiring Leases ($) (3)(4) by Expiring Leases ($) Expiring Leases (%) 2025 Waterfront 8 110,855 1.4 3,387,190 30.56 1.3 Class A Suburban 16 196,267 2.4 7,123,541 36.30 2.6 Suburban 11 207,625 2.6 7,031,700 33.87 2.6 Subtotal 35 514,747 6.4 17,542,431 34.08 6.5 Non-Core - - - - - - TOTAL – 2025 35 514,747 6.4 17,542,431 34.08 6.5 2026 AND THEREAFTER Waterfront 51 2,105,810 26.3 75,801,144 36.00 28.2 Class A Suburban 28 668,158 8.3 23,706,637 35.48 8.7 Suburban 50 795,242 10.0 23,178,024 29.15 8.7 Subtotal 129 3,569,210 44.6 122,685,805 34.37 45.6 Non-Core - - - - - - TOTAL – 2026 AND THEREAFTER 129 3,569,210 44.6 122,685,805 34.37 45.6 Expirations by Type Percentage of Total Average Annualized Base Net Rentable Area Leased Square Feet Annualized Base Rent Per Net Rentable Percentage of Annual Year of Expiration/Market Number of Subject to Expiring Represented by Rental Revenue Under Square Foot Represented Base Rent Under Leases Expiring (1) Leases (Sq. Ft.) (2) Expiring Leases (%) Expiring Leases ($) (3)(4) by Expiring Leases ($) Expiring Leases (%) TOTALS BY TYPE Waterfront 120 3,328,245 41.6 121,114,877 36.39 45.1 Class A Suburban 114 1,756,312 21.9 66,363,447 37.79 24.5 Suburban 192 2,817,756 35.3 78,600,092 27.89 29.2 Subtotal 426 7,902,313 98.6 266,078,416 33.67 98.8 Non-Core 10 108,432 1.2 2,898,801 26.73 1.2 Totals/Weighted Average 436 8,010,745 100.0 $268,977,217 33.58 100.0

Appendix Key Financial Metrics - (Page 6 ) (1) Funds from operations (“FFO”) is calculated in accordance with the definition of the National Association of Real Estate Investment Trusts (NAREIT) . See p . 16 “Information About FFO, Core FFO & AFFO” . (2) Includes any outstanding preferred units presented on a converted basis into common units, noncontrolling interests in consolidated joint ventures and redeemable noncontrolling interests . (3) Net Debt to EBITDA results are represent completion of the Liberty Towers - Overlook Ridge 1031 exchange . Balance Sheet - (Page 11 ) (1) Includes mark - to - market lease intangible net assets of $ 83 , 692 and mark - to - market lease intangible net liabilities of $ 37 , 719 as of 1 Q 2020 . Debt Summary & Maturity Schedule - (Page 18 ) (1) The actual weighted average LIBOR rate for the Company’s outstanding variable rate debt was 1 . 05 percent as of March 31 , 2020 , plus the applicable spread . (2) Excludes amortized deferred financing costs primarily pertaining to the Company’s unsecured revolving credit facility which amounted to $ 803 , 000 for the three months ended December 31 , 2019 . Debt Profile - (Pages 19 - 20) (1) 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. (2) Senior unsecured debt is rated BB - /Ba2/BB by S&P, Moody’s and Fitch respectively. (3) Cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the no tes , as applicable. Unconsolidated Joint Ventures - (Page 22) (1) Amounts represent the Company’s share based on ownership percentage. (2) On March 12, 2020, the Company acquired its partner’s interest in Riverwalk Retail, consolidating the asset on the Company’s bal ance sheet. Amounts represent joint venture activity prior to the Company’s consolidation. (3) Unconsolidated Joint Venture reconciliation is as follows: Operating Communities - (Page 25) (1) Unconsolidated joint venture income represented at 100% venture NOI. See Information on Net Operating Income (NOI) on page 41 . (2) As of March 31, 2020, Priority Capital included Metropolitan at $20,914,422 (Prudential). (3) Excludes approximately 128,000 SF of ground floor retail. In - Construction Communities - (Page 27) (1) Represents maximum loan proceeds. (2) Represents development costs funded with debt or capital as of March 31, 2020. Future Start Communities - (Page 28) (1) Currently approved for approximately 290,000 square feet of office space. 38 1Q 2020 1Q 2020 Equity in Earnings of Unconsolidated Joint Ventures $708 Unconsolidated Joint Venture Funds from Operations 3,301 Joint Venture Share of Add - Back of Real Estate - Related Depreciation 4,009 Minority Interest in Consolidated Joint Venture Share of Depreciation (660) EBITDA Depreciation Add - Back $3,349 $ in thousands

Appendix - Continued Property Listing - (Page 32) (1) Includes annualized base rental revenue plus escalations for square footage leased to commercial and retail tenants only. Ex clu des leases for amenity, parking and month - to - month tenants. Annualized base rental revenue plus escalations is based on actual March 2020 billings times 12. For leases whose rent commences after April 1, 202 0 a nnualized 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 fort h a bove. (2) Average base rents + escalations reflect rental values on a triple net basis. (3) Excludes non - core holdings targeted for sale at 158,235 SF; excludes consolidated repositionings taken offline totaling 540,578 SF. Total consolidated office portfolio of 10,812,891 SF. Top 15 Tenants - (Page 35) (1) Annualized base rental revenue is based on actual March 2020 billings times 12. For leases whose rent commences after April 1 , 2 020, 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 s et forth above. (2) Represents the percentage of space leased and annual base rental revenue to commercial tenants only. (3) 33,363 square feet expire in 2021; 388,207 square feet expire in 2027. (4) 5,004 square feet expire in 2021; 237,350 square feet expire in 2029. (5) Space expires December 31, 2022. (6) Space expires December 31, 2020. (7) 66,606 square feet expire in 2024; 54,341 square feet expire in 2026. (8) 5,256 square feet expire in 2022; 82,936 square feet expire in 2026; 56,360 square feet expire in 2030. (9) Space expires December 31, 2024. (10) Space expires December 31, 2036. (11) 63,372 square feet expire in 2023; 21,112 square feet expire in 2025; 37,387 square feet expire in 2033. Expirations - (Pages 36 - 37) (1) Includes office & standalone retail property tenants only. Excludes leases for amenity, retail, parking & month - to - month tenants . Some tenants have multiple leases. (2) Reconciliation to Company’s total net rentable square footage is as follows: (3) Annualized base rental revenue is based on actual March 2020 billings times 12. For leases whose rent commences after April 1 , 2 020 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 f ort h above. (4) Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring Ma rch 31, 2020 aggregating 39,211 square feet and representing annualized base rent of $1,124,574 for which no new leases were signed. 39 1Q 2020 Square Feet Square footage leased to commercial tenants 8,005,769 Square footage used for corporate offices, management offices, building use, retail tenants, food services, other ancillary service tenants and occupancy adjustments 308,559 Square footage unleased 1,957,985 Total net rentable square footage (excluding ground leases) 10,272,313

Global Definitions 40 Average Revenue Per Home : Calculated as total apartment revenue for the quarter ended September 30, divided by the average percent occupied for the quarter ended September 30, 2018, divided by the number of apartments and divided by three. Operating Communities : Communities that have achieved Project Stabilization. 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. Class A Suburban : Long - term hold office properties in targeted submarkets; formerly defined as Urban Core. Project Completion : As evidenced by a certificate of completion by a certified architect or issuance of a final or temporary certificate of occupancy. Flex Parks : Primarily office/flex properties, including any office buildings located within the respective park. Project Stabilization : Lease - Up communities that have achieved over 95 percentage leased for six consecutive weeks. Future Development : Represents land inventory currently owned or controlled by the Company. Projected Stabilized Yield : Represents Projected Stabilized Residential NOI divided by Total Costs. See following page for “Projected Stabilized Residential NOI” definition. Identified Repurposing Communities : Communities not currently owned by RRT, which have been identified for transfer from Mack - Cali to RRT for residential repurposing. Repurposing Communities : Commercial holdings of the Company which have been targeted for rezoning from their existing office to new multi - family use and have a likelihood of achieving desired rezoning and project approvals. In - Construction Communities : Communities that are under construction and have not yet commenced initial leasing activities. Subordinated Joint Ventures : Joint Venture communities where the Company's ownership distributions are subordinate to payment of priority capital preferred returns. Lease - Up Communities : Communities that have commenced initial operations but have not yet achieved Project Stabilization. Suburban : Long - term hold office properties (excluding Class A Suburban and Waterfront locations); formerly defined as Suburban Core MCRC Capital : Represents cash equity that the Company has contributed or has a future obligation to contribute to a project. Third Party Capital : Capital invested by third parties and not Mack - Cali . Net Asset Value (NAV) : The metric represents the net projected value of the Company’s interest after accounting for all priority debt and equity payments. The metric includes capital invested by the Company. Total Costs : Represents full project budget, including land and developer fees, and interest expense through Project Completion. Non - Core : Properties designated for eventual sale/disposition or repositioning/redevelopment. Waterfront : Office assets located on NJ Hudson River waterfront. 1Q 2020

Information About Net Operating Income (NOI) 41 1Q 2020 NOI represents total revenues less total operating expenses, as reconciled to net income above . The Company considers NOI to be a meaningful non - GAAP financial measure for making decisions and assessing unlevered performance of its property types and markets, as it relates to total return on assets, as opposed to levered return on equity . As properties are considered for sale and acquisition based on NOI estimates and projections, the Company utilizes this measure to make investment decisions, as well as compare the performance of its assets to those of its peers . NOI should not be considered a substitute for net income, and the Company’s use of NOI may not be comparable to similarly titled measures used by other companies . The Company calculates NOI before any allocations to noncontrolling interests, as those interests do not effect the overall performance of the individual assets being measured and assessed . Definition of: Net Operating Income (NOI) Reconciliation of Net Income (Loss) to Net Operating Income (NOI) $ in thousands (unaudited) Office/Corp Roseland Total Office/Corp Roseland Total Net Income (loss) ($27,942) ($9,902) ($37,844) ($162,668) $107,260 ($55,408) Deduct: Real estate services income (44) (2,949) (2,993) (95) (2,995) (3,090) Interest and other investment loss (income) (32) (1) (33) (42) (844) (886) Equity in (earnings) loss of unconsolidated joint ventures 118 590 708 2,734 (2,297) 437 General & Administrative - property level - (973) (973) - (1,259) (1,259) Gain on change of control of interests - - - - - - Realized (gains) losses and unrealized losses on disposition 35,661 - 35,661 121,868 (113,787) 8,081 (Gain) loss on disposition of developable land (4,049) (764) (4,813) 44 44 Gain on sale of investment in unconsolidated joint venture - - - - - - (Gain) loss from early extinguishment of debt, net - - - 153 - 153 Add: Real estate services expenses 48 3,673 3,721 65 3,703 3,768 General and administrative 12,930 2,893 15,823 13,583 3,377 16,960 Depreciation and amortization 14,182 21,067 35,249 35,118 22,564 57,682 Interest expense 13,316 8,909 22,225 13,709 10,363 24,072 Property impairments - - - - - - Land impairments 5,088 175 5,263 26,321 1,035 27,356 Net operating income (NOI) $49,276 $22,718 $71,994 $50,746 $27,164 $77,910 1Q 2020 4Q 2019

42 1Q 2020 Company Information, Executive Officers & Analysts Company Information Corporate Headquarters Stock Exchange Listing Contact Information Mack-Cali Realty Corporation New York Stock Exchange Mack-Cali Realty Corporation Harborside 3, 210 Hudson St., Ste. 400 Investor Relations Department Jersey City, New Jersey 07311 Trading Symbol Harborside 3, 210 Hudson St., Ste. 400 (732) 590-1010 Common Shares: CLI Jersey City, New Jersey 07311 Deidre Crockett Phone: (732) 590-1025 E-Mail: dcrockett@mack-cali.com Web: www.mack-cali.com Executive Officers Michael J. DeMarco Marshall Tycher David Smetana Gary Wagner Chief Executive Officer Chairman, Roseland Residential Trust Chief Financial Officer General Counsel and Secretary Ricardo Cardoso Nicholas Hilton Deidre Crockett Giovanni M. DeBari EVP and Chief Investment Officer EVP, Leasing EVP and Chief Administrative Officer Chief Accounting Officer Equity Research Coverage Bank of America Merrill Lynch Citigroup Green Street Advisors SunTrust Robinson Humphrey, Inc. James C. Feldman Michael Bilerman Danny Ismail Michael R. Lewis Barclays Capital Deutsche Bank North America JP Morgan Ross L. Smotrich Derek Johnston Anthony Paolone BTIG, LLC Evercore ISI Stifel Nicolaus & Company, Inc. Thomas Catherwood Steve Sakwa John Guinee Analysts, Company Information and Executive Officers Any opinions, estimates, forecasts or predictions regarding Mack-Cali Realty Corporation's performance made by these analysts are theirs alone and do not represent opinions, estimates, forecasts or predictions of Mack-Cali Realty Corporation or its management. Mack-Cali does not by its reference above or distribution imply its endorsement of or concurrence with such opinions, estimates, forecasts or predictions. EVP and Chief Administrative Officer

DISCLOSURE REGARDING FORWARD - LOOKING STATEMENTS The Company considers portions of this information, including the documents incorporated by reference, to be forward - looking sta tements 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 harb or provisions for forward - looking statements contained in Section 21E of such act. Such forward - looking statements relate to, without limitation, our future economic perfor mance, 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,” “target”, “continue” or comparable terminology. Forward - looking statements are inherently s ubject to certain risks, trends and uncertainties, many of which we cannot predict with accuracy and some of which we might not even anticipate. Although the Company believes that the ex pectations reflected in such forward - looking statements are based upon reasonable assumptions at the time made, the Company can give no assurance that such expectations w ill be achieved. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward - looking statements. Readers are cautio ned 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 th e 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 price s 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; - The Company’s ability to lease or re - lease space at current or anticipated rents; - changes in the supply of and demand for the Company’s properties; - changes in interest rate levels and volatility in the securities markets; - The Company’s ability to complete construction and development activities on time and within budget, including without limita ti on 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, leasing activities, capitalization rates 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 o ur 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 co mp leted 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. In addition, the extent to which the ongoing COVID - 19 pandemic impacts us and our tenants will depend on future developments, wh ich are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mit iga te its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others. For further information on factors which could impact us and the statements contained herein, see Item 1A: Risk Factors in MC RC’ s Quarterly Report on Form 10 - Q for the quarter ended March 31, 2020. We assume no obligation to update and supplement forward - looking statements that become untrue because of subse quent 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 Mack - Cali Re ality Corporation (“MCRC”). Any offers to sell or solicitations of the MCRC shall be made by means of a prospectus. The information in this Supplemental Package must be read in conjunction wit h, and is modified in its entirety by, the Quarterly Report on Form 10 - Q (the “10 - Q”) filed by the MCRC for the same period with the Securities and Exchange Commission (the “SEC”) and all of the MCRC’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 fin ancial 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. 43 1Q 2020

EX-99.2

Exhibit 99.2

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

Mack-Cali Realty Corporation

Reports First Quarter 2020 Results

Jersey City, New Jersey – May 6, 2020 – Mack-Cali Realty Corporation (NYSE: CLI) today reported its results for the first quarter 2020.

FIRST QUARTER 2020 HIGHLIGHTS

- Reported net income (loss) of $(0.47) per diluted share for the quarter ended March 31, 2020, primarily from mark-to-market valuation adjustments on held-for-sale properties;

- Achieved Core Funds from Operations per diluted share of $0.33 for the first quarter 2020;

- Roseland's 6,524-unit multifamily stabilized portfolio was 95.7% leased at March 31, 2020, with an average rent of $3,028 per unit;

- Roseland's same-store portfolio, consisting of 4,838 units, experienced a 9.8% increase in NOI over first quarter 2019. Over the same period, revenues grew 5.6%, and expenses decreased by 1.4%;

- Roseland commenced operations at The Emery at Overlook Ridge in the first quarter with the delivery of 140 apartments. The delivered units are currently 52% leased;

- Leased 173,240 sq. ft. of commercial space: 51,252 sq. ft. on the Waterfront, 121,988 sq. ft. in class A suburban and suburban; growing Core portfolio office rental rates by 4.6% on a cash basis and 19.7% on a GAAP basis;

- Core office portfolio was 81.1% leased, with the Waterfront at 78.5%, class A suburban portfolio at 90.1%, and Suburban at 79.6% leased at March 31, 2020;

- The Company's office same-store portfolio, consisting of 4,508,801 sq. ft., experienced a 13.1% increase in Cash NOI and a 13.4% increase in GAAP NOI over the first quarter 2019;

- Declared regular $0.20 per share quarterly common stock dividend payable in cash;

- For the month of April 2020, collected over 94% of its total commercial rent from office tenants and 96.7% from multifamily tenants; and

- Due to the uncertainty of the impacts of the COVID-19 pandemic, the Company believes it is prudent to withdraw its guidance for full year 2020 EPS and FFO.

"Our thoughts are with the country, our team and our communities as we continue to navigate the COVID-19 pandemic during these unprecedented times. While our results have been impacted, we are encouraged by the strong level of our rent collections in April, the strength of our same store metrics in the first quarter and the progress we’ve made on our asset sales to date,” stated, Michael J. DeMarco, Chief Executive Officer. “As the process for re-opening the state of New Jersey gets underway, we are committed to employing best practices in our portfolio to ensure the well-being of our team, tenants and residents. Our continuing focus in 2020 is on strengthening our balance sheet, protecting shareholder value and being a compassionate, community-minded business leader as we together work through the challenges of the coronavirus.”

FINANCIAL HIGHLIGHTS

* All per share amounts presented below are on a diluted basis.

Net income (loss) available to common shareholders for the quarter ended March 31, 2020 amounted to $(39.9) million, or $(0.47) per share, as compared to $244.5 million, or $2.66 per share, for the quarter ended March 31, 2019.

Funds from operations (FFO) for the quarter ended March 31, 2020 amounted to $29.7 million, or $0.30 per share, as compared to $39.5 million, or $0.39 per share, for the quarter ended March 31, 2019.

For the first quarter 2020, Core FFO was $33.2 million, or $0.33 per share, as compared to $40.8 million, or $0.40 per share for the same period last year.

OPERATING HIGHLIGHTS

Office

The Company's consolidated Core office properties (including Discontinued Operations) were 81.1 percent leased at March 31, 2020, as compared to 80.7 percent leased at December 31, 2019 and 80.9 percent leased at March 31, 2019.

First quarter 2020 same-store GAAP revenues for the office portfolio increased by 7.6 percent while same-store GAAP NOI increased by 13.4 percent from the same period in 2019. First quarter 2020 same store cash revenues for the office portfolio increased by 7.1 percent while same store cash NOI grew by 13.1 percent from 2019. Same store cash revenues and same store cash NOI exclude straight-line rent and FAS 141 adjustments. The Core office portfolio (including Discontinued Operations) experienced an increase in cash NOI in the first quarter of 11.9 percent.

For the quarter ended March 31, 2020, the Company executed 16 leases at its Core office portfolio, totaling 173,240 square feet. Of these totals, one lease for 41,269 square feet (23.8 percent) was a new lease and 15 leases for 131,971 square feet (76.2 percent) were lease renewals and other tenant retention transactions.

Rental rate roll-up for the Core portfolio for first quarter 2020 transactions was 4.6 percent on a cash basis and 19.7 percent on a GAAP basis.

Multifamily

Roseland's stabilized operating portfolio was 95.7 percent leased at March 31, 2020, as compared to 95.0 percent at December 31, 2019. Same-store revenues, inclusive of the negative impacts from the Company's active renovation program at Marbella and Monaco, increased by 5.6 percent resulting in same-store net operating income growth of 9.8 percent for the first quarter 2020.

At quarter end, Roseland had 1,942 units under construction across five projects (inclusive of the Emery). This construction portfolio is projected to provide $62 million of stabilized NOI.

Hotels and Parking

The Company’s Residence Inn at Port Imperial remains open with average occupancy for April 2020 of 58 percent. In response to these challenging times, the Company has donated 42 rooms, not included in the occupancy percentage, for regional front-line healthcare workers from Jersey City and Palisades Medical Centers. The Company also provided meals and parking to those workers each day. The Company’s remaining two hotels, the Envue, which is wholly owned, and the Hyatt, which is owned through a 50/50 joint venture with Hyatt, were closed for the entire month of April, and currently remain closed. Given the lack of clarity on re-opening guidelines for these assets, and the resumption of normal travel patterns, the Company does not feel comfortable projecting this income for the balance of 2020.

The Company recorded $21.9 million of parking revenues in 2019. Typically, approximately 40 percent of the Company’s parking revenue comes from transient office workers and visitors to the neighborhoods. March 2020 parking revenues were severely impacted by the shelter in-place-orders and these effects continued, and as such it will be difficult to project parking income for the balance of 2020.

TRANSACTION ACTIVITY

For the first quarter 2020, the Company completed the following dispositions:

- One Bridge Plaza, a 200,000-square-foot office building in Fort Lee, New Jersey, was sold for $36.7 million.

- Developable land in Middletown, New Jersey was sold for $7.6 million.

- Developable land in Greenbelt, Maryland was sold for $9.7 million.

In April 2020, 111 River Street, a 566,000-square-foot office building in Hoboken, New Jersey, was contracted for sale for $244.5 million, or $432 per square foot.

SUBURBAN OFFICE DISPOSITION UPDATE

Parsippany/Giralda Portfolio: Modified the existing sales contract to provide a two-phase closing. 

- Phase I, containing 12 Properties with 1.9 million square feet, is now scheduled to close by June 2020 at a gross sales price of $200 million. 

- Phase II, containing the remaining 3 properties with 500,000 square feet, is scheduled to close in the fourth quarter of 2020 at a gross sales price of $85 million.

The remaining office portfolios of Monmouth, Short Hills and Metropark are now expected to close either in the fourth quarter of 2020 or early 2021.

Princeton/Other Sub-Markets: There are currently five properties totaling 774,000 square feet in various stages of the sales process, with closings anticipated to occur in the third and fourth quarters of 2020.

BALANCE SHEET/CAPITAL MARKETS

As of March 31, 2020, the Company had a debt-to-undepreciated assets ratio of 49.0 percent compared to 48.0 percent at December 31, 2019 and 43.3 percent at March 31, 2019. Net debt to adjusted EBITDA for the quarter ended March 31 ,2020 was 11.5x compared to 9.5x for the quarter ended March 31, 2019. The Company's interest coverage ratio was 2.8x for the quarter ended March 31, 2020, compared to 2.8x for the quarter ended March 31, 2019.

DIVIDEND

In March 2020, the Company’s Board of Directors declared a quarterly cash dividend of $0.20 per common share (indicating an annual rate of $0.80 per common share) for the first quarter 2020, which was paid on April 14, 2020 to shareholders of record as of April 2, 2020.

CONFERENCE CALL/SUPPLEMENTAL INFORMATION

An earnings conference call with management is scheduled for May 7, 2020 at 8:00 a.m. Eastern Time, which will be broadcast live via the Internet at:

https://edge.media-server.com/mmc/p/rnebkeyi

The live conference call is also accessible by calling (833) 423-0439 and requesting the Mack-Cali earnings conference call.

The conference call will be rebroadcast on Mack-Cali’s website at http://investors.mack-cali.com/corporate-profile beginning at 11:00 a.m. Eastern Time on May 7, 2020.

A replay of the call will also be accessible May 7, 2020 through May 21, 2020 by calling (855) 859-2056 and using the pass code, 1639443.

Copies of Mack-Cali’s First Quarter 2020 Supplemental Operating and Financial Data is available on Mack-Cali’s website, as follows:

First Quarter 2020 Supplemental Operating and Financial Data:

http://investors.mack-cali.com/quarterly-supplementals

The First Quarter 2020 Form 10-Q will be available on the Company’s website when it is filed, which is expected to be on or before May 11, 2020.

In addition, once filed, these items will be available upon request from:

Mack-Cali Investor Relations Department - Deidre Crockett

Harborside 3, 210 Hudson St., Ste. 400, Jersey City, New Jersey 07311

(732) 590-1025

INFORMATION ABOUT FFO

Funds from operations (“FFO”) is defined as net income (loss) before noncontrolling interests in Operating Partnership, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains or losses from depreciable rental property transactions (including both acquisitions and dispositions), 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 property transactions 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.

Core FFO is defined as FFO, as adjusted for certain items to facilitate comparative measurement of the Company's performance over time. Core FFO is presented solely as supplemental disclosure that the Company's management believes provides useful information to investors and analysts of its results, after adjusting for certain items to facilitate comparability of its performance from period to period. Core FFO is a non-GAAP financial measure that is not intended to represent cash flow and is not indicative of cash flows provided by operating activities as determined in accordance with GAAP. As there is not a generally accepted definition established for Core FFO, the Company's measures of Core FFO may not be comparable to the Core FFO reported by other REITs. A reconciliation of net income per share to Core FFO in dollars and per share is included in the financial tables accompanying this press release.

ABOUT THE COMPANY

One of the country's leading real estate investment trusts (REITs), Mack-Cali Realty Corporation is an owner, manager and developer of premier office and multifamily properties in select waterfront and transit-oriented markets throughout the Northeast. Mack-Cali is headquartered in Jersey City, New Jersey, and is the visionary behind the city's flourishing waterfront, where the company is leading development, improvement and place-making initiatives for Harborside, a master-planned destination comprised of class A office, luxury apartments, diverse retail and restaurants, and public spaces.

A fully-integrated and self-managed company, Mack-Cali has provided world-class management, leasing, and development services throughout New Jersey and the surrounding region for two decades. By regularly investing in its properties and innovative lifestyle amenity packages, Mack-Cali creates environments that empower tenants and residents to reimagine the way they work and live.

For more information on Mack-Cali Realty Corporation and its properties, visit 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.

We consider portions of this report, including the documents incorporated by reference, 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,” "target," “continue” or comparable terminology. Forward-looking statements are inherently subject to certain risks, trends 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.

In addition, the extent to which the ongoing COVID-19 pandemic impacts us and our tenants will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others.

Contacts:	Michael J. DeMarco	David Smetana	Deidre Crockett
	Mack-Cali Realty Corporation	Mack-Cali Realty Corporation	Mack-Cali Realty Corporation
	Chief Executive Officer	Chief Financial Officer	Chief Administrative Officer
	(732) 590-1589	(732) 590-1035	(732) 590-1025
	mdemarco@mack-cali.com	dsmetana@mack-cali.com	investorrelations@mack-cali.com

Mack-Cali Realty Corporation

Consolidated Statements of Operations

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

	Three Months Ended
	March 31,
REVENUES	2020			2019
Revenue from leases	$	70,450		$	79,391
Real estate services		2,993			3,842
Parking income		5,265			4,866
Hotel income		1,625			283
Other income		1,724			1,884
Total revenues		82,057			90,266
EXPENSES
Real estate taxes		10,937			11,644
Utilities		3,853			6,112
Operating services		16,064			16,799
Real estate services expenses		3,721			4,266
General and administrative		15,818			13,319
Depreciation and amortization		33,796			31,534
Land and other impairments		5,263			-
Total expenses		89,452			83,674
OTHER (EXPENSE) INCOME
Interest expense		(20,918	)		(23,481	)
Interest and other investment income (loss)		32			823
Equity in earnings (loss) of unconsolidated joint ventures		(708	)		(681	)
Gain on change of control of interests		-			13,790
Realized gains (losses) and unrealized losses on disposition of rental property, net		(7,915	)		268,109
Gain on disposition of developable land		4,813			-
Gain on sale of investment in unconsolidated joint venture		-			903
Gain (loss) from extinguishment of debt, net		-			1,311
Total other income (expense)		(24,696	)		260,774
Income (loss) from continuing operations		(32,091	)		267,366
Discontinued operations:
Income from discontinued operations		21,993			8,228
Realized gains (losses) and unrealized losses on disposition of rental property and impairments, net		(27,746	)		-
Total discontinued operations, net		(5,753	)		8,228
Net income (loss)		(37,844	)		275,594
Noncontrolling interests in consolidated joint ventures		176			1,248
Noncontrolling interest in Operating Partnership of income from continuing operations		3,666			(26,843	)
Noncontrolling interests in Operating Partnership in discontinued operations		549			(837	)
Redeemable noncontrolling interests		(6,471	)		(4,667	)
Net income (loss) available to common shareholders	$	(39,924	)	$	244,495
Basic earnings per common share:
Income(loss) from continuing operations	$	(0.41	)	$	2.59
Discontinued operations		(0.06	)		0.08
Net income (loss) available to common shareholders	$	(0.47	)	$	2.67
Diluted earnings per common share:
Income (loss) from continuing operations	$	(0.41	)	$	2.58
Discontinued operations		(0.06	)		0.08
Net income (loss) available to common shareholders	$	(0.47	)	$	2.66
Basic weighted average shares outstanding		90,616			90,498
Diluted weighted average shares outstanding		100,183			100,943

Mack-Cali Realty Corporation

Statements of Funds from Operations

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

	Three Months Ended
	March 31,
	2020			2019
Net income (loss) available to common shareholders	$	(39,924	)	$	244,495
Add (deduct): Noncontrolling interest in Operating Partnership		(3,666	)		26,843
Noncontrolling interests in discontinued operations		(549	)		837
Real estate-related depreciation and amortization on continuing operations (a)		36,696			33,793
Real estate-related depreciation and amortization on discontinued operations		1,453			16,375
Gain on change of control of interests		-			(13,790	)
Gain on sale of investment in unconsolidated joint venture		-			(903	)
Continuing operations: Realized (gains)/losses and unrealized losses on disposition of rental property, net		7,915			(268,109	)
Discontinued operations: Realized (gains) losses and unrealized losses on disposition of rental property, net		27,746			-
Funds from operations (b)	$	29,671		$	39,541
Add/(Deduct):
(Gain)/loss from extinguishment of debt, net		-			(1,311	)
Land and other impairments		5,263			-
(Gain) loss on disposition of developable land		(4,813	)		-
Severance/separation costs on management restructuring		1,947			1,562
Reporting systems conversion costs		363			-
Management contract termination costs		-			1,021
Proxy fight costs		799			-
Core FFO	$	33,230		$	40,813
Diluted weighted average shares/units outstanding (c)		100,183			100,943
Funds from operations per share/unit-diluted	$	0.30		$	0.39
Core funds from operations per share/unit diluted	$	0.33		$	0.40
Dividends declared per common share	$	0.20		$	0.20
Dividend payout ratio:
Core Funds from operations-diluted		60.30	%		49.47	%
Supplemental Information:
Non-incremental revenue generating capital expenditures:
Building improvements	$	3,247		$	2,932
Tenant improvements & leasing commissions (d)	$	8,093		$	7,931
Tenant improvements & leasing commissions on space vacant for more than a year	$	2,958		$	3,482
Straight-line rent adjustments (e)	$	2,132		$	2,855
Amortization of (above)/below market lease intangibles, net (f)	$	946		$	1,037
Amortization of stock compensation	$	2,612		$	2,010
Amortization of lease inducements	$	57		$	304
Non real estate depreciation and amortization	$	450		$	539
Amortization of deferred financing costs	$	1,024		$	1,189

(a)	Includes the Company's share from unconsolidated joint ventures of $3,349 and $2,661 for the three months ended March 31, 2020 and 2019, respectively. Excludes non-real estate-related depreciation and amortization of $450 and $539 for the three months ended March 31, 2020 and 2019, 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 (9,443 and 10,164 shares for the three months ended March 31, 2020 and 2019, 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.
(e)	Includes free rent of $2,956 and $4,832 for the three months ended March 31, 2020 and 2019, respectively.  Also, includes the Company's share from unconsolidated joint ventures of $28 and $(229) for the three months ended March 31, 2020 and 2019, respectively.
(f)	Includes the Company's share from unconsolidated joint ventures of $0 and $0 for the three months ended March 31, 2020 and 2019, respectively.

Statements of Funds from Operations (FFO) and Core FFO per Diluted Share

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

	Three Months Ended
	March 31,
	2020			2019
Net income (loss) available to common shareholders	$	(0.47	)	$	2.66
Add (deduct): Real estate-related depreciation and amortization on continuing operations (a)		0.37			0.33
Real estate-related depreciation and amortization on discontinued operations		0.01			0.16
Redemption value adjustment to redeemable noncontrolling interests		0.03			0.03
Gain on change of control of interests		-			(0.14	)
Gain on sale of investment in unconsolidated joint venture		-			(0.01	)
Continuing operations: Realized (gains) losses and unrealized losses on disposition of rental property, net		0.08			(2.66	)
Discontinued operations: Realized (gains) losses and unrealized losses on disposition of rental property, net		0.28			-
Noncontrolling interest/rounding adjustment		-			0.02
Funds from operations (b)	$	0.30		$	0.39
Add/(Deduct):
(Gain)/loss from extinguishment of debt, net		-			(0.01	)
Land and other impairments		0.05			-
(Gain)/loss on disposition of developable land		(0.05	)		-
Severance/separation costs on management restructuring		0.02			0.02
Management contract termination costs		-			0.01
Reporting systems conversion costs		-			-
Proxy fight costs		0.01			-
Noncontrolling interest/rounding adjustment		-			(0.01	)
Core FFO	$	0.33		$	0.40
Diluted weighted average shares/units outstanding (c)		100,183			100,943

(a)	Includes the Company’s share from unconsolidated joint ventures of $0.04 and $0.04 for the three months ended March 31, 2020 and 2019, 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 (9,443 and 10,164 shares for the three months ended March 31, 2020 and 2019, respectively), plus dilutive Common Stock Equivalents (i.e. stock options).

Mack-Cali Realty Corporation

Consolidated Balance Sheets

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

	March 31,			December 31,
Assets	2020			2019
Rental property
Land and leasehold interests	$	648,866		$	653,231
Buildings and improvements		3,474,560			3,361,435
Tenant improvements		168,089			163,299
Furniture, fixtures and equipment		81,966			78,716
		4,373,481			4,256,681
Less – accumulated depreciation and amortization		(582,829	)		(558,617	)
		3,790,652			3,698,064
Rental property held for sale, net		898,169			966,497
Net investment in rental property		4,688,821			4,664,561
Cash and cash equivalents		25,264			25,589
Restricted cash		15,863			15,577
Investments in unconsolidated joint ventures		202,574			209,091
Unbilled rents receivable, net		96,155			95,686
Deferred charges, goodwill and other assets, net		250,600			275,102
Accounts receivable		6,255			7,192
Total assets	$	5,285,532		$	5,292,798
Liabilities and Equity
Senior unsecured notes, net	$	571,776		$	571,484
Unsecured revolving credit facility and term loans		277,000			329,000
Mortgages, loans payable and other obligations, net		2,028,345			1,908,034
Dividends and distributions payable		22,577			22,265
Accounts payable, accrued expenses and other liabilities		195,937			209,510
Rents received in advance and security deposits		35,598			39,463
Accrued interest payable		15,657			10,185
Total liabilities		3,146,890			3,089,941
Commitments and contingencies
Redeemable noncontrolling interests		506,482			503,382
Equity:
Mack-Cali Realty Corporation stockholders’ equity:
Common stock, $0.01 par value, 190,000,000 shares authorized, 90,596,079 and 90,595,176 shares outstanding		906			906
Additional paid-in capital		2,533,909			2,535,440
Dividends in excess of net earnings		(1,100,672	)		(1,042,629	)
Accumulated other comprehensive income (loss)		-			(18	)
Total Mack-Cali Realty Corporation stockholders’ equity		1,434,143			1,493,699
Noncontrolling interests in subsidiaries:
Operating Partnership		150,681			158,480
Consolidated joint ventures		47,336			47,296
Total noncontrolling interests in subsidiaries		198,017			205,776
Total equity		1,632,160			1,699,475
Total liabilities and equity	$	5,285,532		$	5,292,798

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Cover	May 06, 2020
Cover [Abstract]
Document Type	8-K
Amendment Flag	false
Document Period End Date	May 06, 2020
Entity File Number	1-13274
Entity Registrant Name	MACK-CALI REALTY CORPORATION
Entity Central Index Key	0000924901
Entity Tax Identification Number	22-3305147
Entity Incorporation, State or Country Code	MD
Entity Address, Address Line One	Harborside 3
Entity Address, Address Line Two	210 Hudson St.
Entity Address, Address Line Three	Ste. 400
Entity Address, City or Town	Jersey City
Entity Address, State or Province	NJ
Entity Address, Postal Zip Code	07311
City Area Code	732
Local Phone Number	590-1010
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Title of 12(b) Security	Common Stock, par value $0.01
Trading Symbol	CLI
Security Exchange Name	NYSE
Entity Emerging Growth Company	false