Veris Residential 8K Results of Operations and Financial Condition | VRE 10 Feb 11

FOURTH QUARTER 2010

Supplemental Operating and Financial Data

This Supplemental Operating and Financial Data is not an offer to sell or solicitation to buy any securities of the Company. Any offers to sell or solicitations of the Company shall be made by means of a prospectus. The information in this Supplemental Package must be read in conjunction with, and is modified in its entirety by, the Annual Report on Form 10-K (the “10-K”) 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-K, the footnotes thereto and the limitations set fo rth therein. Investors may not rely on the Supplemental Package without reference to the 10-K and the Public Filings. Any investors’ receipt of, or access to, the information contained herein is subject to this qualification.

INDEX

	PAGE(S)
I. COMPANY BACKGROUND
· About the Company / Other Corporate Data	5
· Board of Directors / Executive Officers	6
· Equity Research Coverage /Company Contact Information	7

II. FINANCIAL HIGHLIGHTS
· Quarterly Summary / Financing Transactions / Dividends	9
· Leasing	10 – 11
· Information About FFO	11
· Key Financial Data	12
· Same-Store Results and Analysis	13
· Unconsolidated Joint Ventures Summary	14 – 17
· Select Financial Ratios	18
· Debt Analysis:
· Debt Breakdown / Future Repayments	19
· Debt Maturities	20
· Debt Detail	21

III. FINANCIAL INFORMATION
· Consolidated Statements of Operations	23
· Consolidated Balance Sheets	24
· Consolidated Statement of Changes in Equity	25
· Statements of Funds from Operations	26
· Statements of Funds from Operations Per Diluted Share	27
· Reconciliation of Basic-to-Diluted Shares/Units	28

IV. VALUE CREATION PIPELINE
· Operating Property Acquisitions	30
· Properties Commencing Initial Operations / Rental Property Sales/Dispositions	31
· Summary of Construction Projects	32
· Summary of Land Parcels	33

V. PORTFOLIO/ LEASING STATISTICS
· Leasing Statistics	35 – 40
· Market Diversification (MSA’s)	41
· Industry Diversification (Top 30 Tenant Industries)	42
· Consolidated Portfolio Analyses:
Breakdown by:
(a) Number of Properties	43
(b) Square Footage	44
(c) Base Rental Revenue	45
(d) Percentage Leased	46
· Consolidated Property Listing (by Property Type)	47 – 56
· Significant Tenants (Top 50 Tenants)	57 – 58
· Schedules of Lease Expirations (by Property Type)	59 – 63

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS

The Company considers portions of this information to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended. The Company intends such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 21E of such act. Such forward-looking statements relate to, without limitation, our future economic performance, plans and objectives for future operations and projections of revenue and other financial items. Forward-looking statements can be identified by the use of words such as “may,” “will,” “plan,” “should,” “expect,” “anticipate,” “estimate,” “continue” or comparable terminology.& #160; Forward-looking statements are inherently subject to risks and uncertainties, many of which the Company cannot predict with accuracy and some of which the Company might not even anticipate. Although the Company believes that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, the Company can give no assurance that such expectations will be achieved. Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements. Readers are cautioned not to place undue reliance on these forward-looking statements.

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

·	Risks and uncertainties affecting the general economic climate and conditions, including the impact of the general economic recession as it impacts the national and local economies, which in turn may have a negative effect on the fundamentals of the Company’s business and the financial condition of the Company’s tenants;

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

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

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

·	changes in the supply of and demand for office, office/flex and industrial/warehouse properties;

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

·	changes in operating costs;

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

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

·	changes in governmental regulation, tax rates and similar matters; and

·	other risks associated with the development and acquisition of properties, including risks that the development may not be completed on schedule, that the tenants will not take occupancy or pay rent, or that development or operating costs may be greater than anticipated.

For further information on factors which could impact us and the statements contained herein, you are advised to consider the “Risk Factors” contained in the Company’s Annual Report on Form 10-K, as may be supplemented or amended in the Company’s Quarterly Reports on Form 10-Q, which are incorporated herein by reference. The Company assumes no obligation to update and supplement forward-looking statements that become untrue because of subsequent events, new information or otherwise.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

I. COMPANY BACKGROUND

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

I. COMPANY BACKGROUND

About the Company

Mack-Cali Realty Corporation (NYSE: CLI) is one of the largest real estate investment trusts (REITs) in the United States with a total market capitalization of $5.2 billion at December 31, 2010. Mack-Cali has been involved in all aspects of commercial real estate development, management and ownership for over 50 years and has been a publicly-traded REIT since 1994. Mack-Cali owns or has interests in 277 properties, primarily class A office and office/flex buildings, totaling approximately 32.2 million square feet, serving as home to over 2,000 tenants. The properties are located primarily in suburban markets of the Northeast, many with adjacent, Company-controlled developable land sites able to accommodate up to 12.5 million square feet of additional commercial space.

History

Established over 50 years ago, in 1994 the New Jersey-based firm, Cali Realty, became a publicly-traded company listed on the New York Stock Exchange under the ticker symbol CLI. Through combinations with some of the top companies in the real estate industry—most notably New Jersey-based Mack Company and Westchester, New York-based Robert Martin Company—Mack-Cali has become one of the leading real estate companies in the country.

Strategy

Mack-Cali’s strategy is to be a significant real estate owner and operator in its core, high-barriers-to-entry markets, primarily in the Northeast.

Summary

(as of December 31, 2010)

Corporate Headquarters	Edison, New Jersey
Fiscal Year-End	12/31
Total Properties	277
Total Square Feet	32.2 million square feet
Geographic Diversity	Five states and the District of Columbia
New Jersey Presence	22.8 million square feet
Northeast Presence	32.2 million square feet
Common Shares and
Units Outstanding	92.6 million
Dividend-- Quarter/Annualized	$0.45/$1.80
Dividend Yield	5.4%
Total Market Capitalization	$5.2 billion
Senior Debt Rating	BBB (S&P and Fitch);
	Baa2 (Moody’s)

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Board of Directors

William L. Mack, Chairman of the Board
Alan S. Bernikow	Alan G. Philibosian
John R. Cali	Irvin D. Reid
Kenneth M. Duberstein	Vincent Tese
Nathan Gantcher	Robert F. Weinberg
Mitchell E. Hersh	Roy J. Zuckerberg
David S. Mack

Executive Officers

Mitchell E. Hersh, President and Chief Executive Officer
Barry Lefkowitz, Executive Vice President and Chief Financial Officer
Roger W. Thomas, Executive Vice President, General Counsel and Secretary
Michael A. Grossman, Executive Vice President

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Equity Research Coverage

Bank of America Merrill Lynch James C. Feldman (646) 855-5808	ISI Group Steve Sakwa (212) 446-9462
Barclays Capital Ross Smotrich (212) 526-2306	J.P. Morgan Anthony Paolone (212) 622-6682
Citigroup Michael Bilerman (212) 816-1383	Keefe, Bruyette & Woods, Inc. Sheila K. McGrath (212) 887-7793
Cowen and Company James Sullivan (646) 562-1380	KeyBanc Capital Markets Jordan Sadler (917) 368-2280
Deutsche Bank North America John N. Perry (212) 250-4912	Stifel, Nicolaus & Company, Inc. John W. Guinee, III (443) 224-1307
Goldman Sachs & Co. Sloan Bohlen (212) 902-2796	UBS Investment Research Ross T. Nussbaum (212) 713-2484
Green Street Advisors Michael Knott (949) 640-8780

Company Contact Information

Mack-Cali Realty Corporation
Investor Relations Department
343 Thornall Street
Edison, New Jersey 08837-2206
Phone: (732) 590-1000	Web: www.mack-cali.com
Fax: (732) 205-8237	E-mail: investorrelations@mack-cali.com

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

II. FINANCIAL HIGHLIGHTS

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

II. FINANCIAL HIGHLIGHTS

Quarterly Summary

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

Funds from operations (FFO) available to common shareholders for the quarter ended December 31, 2010 amounted to $54.7 million, or $0.59 per share. For the year ended December 31, 2010, FFO available to common shareholders equaled $251.7 million, or $2.71 per share.

Net income available to common shareholders for the fourth quarter 2010 equaled $6.6 million, or $0.09 per share. For the year ended December 31, 2010, net income available to common shareholders amounted to $52.9 million, or $0.67 per share.

Included in net income and FFO for the fourth quarter and year 2010 was a $9.5 million, or $0.10 per share, non-cash impairment charge.

Excluding the net effect of this item results in net income for the fourth quarter 2010 of $14.8 million, or $0.19 per share, and FFO of $64.2 million, or $0.69 per share, and net income of $61.1 million, or $0.77 per share, and FFO of $261.3 million, or $2.81 per share, for the year ended December 31, 2010.

Total revenues for the fourth quarter 2010 were $192.2 million. For the year ended December 31, 2010, total revenues amounted to $787.5 million.

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

The Company had 79,605,474 shares of common stock, 10,000 shares of 8 percent Series C cumulative redeemable perpetual preferred stock ($25,000 liquidation value per share), and 13,007,668 common operating partnership units outstanding as of December 31, 2010. The Company had a total of 92,613,142 common shares/common units outstanding at December 31, 2010.

As of December 31, 2010, the Company had total indebtedness of approximately $2.1 billion, with a weighted average annual interest rate of 5.97 percent.

The Company had a debt-to-undepreciated assets ratio of 37.0 percent at December 31, 2010. The Company had an interest coverage ratio of 2.5 times for the quarter ended December 31, 2010.

Financing Transactions

On December 15, 2010, the Company redeemed $300 million principal amount of its 7.75 percent senior unsecured notes due February 15, 2011. The redemption price, including a make-whole premium, was 101.225 percent of the principal amount of the notes, plus accrued and unpaid interest up to the redemption date. The Company funded the redemption price, including accrued and unpaid interest, of approximately $311.4 million from borrowing on its unsecured revolving credit facility, as well as cash on hand. In connection with the redemption, the Company recorded approximately $3.8 million as a loss from early extinguishment of debt.

Dividends

In December, the Company’s Board of Directors declared a cash dividend of $0.45 per common share (indicating an annual rate of $1.80 per common share) for the fourth quarter 2010, which was paid on January 14, 2011 to shareholders of record as of January 5, 2011.

The Board also declared a cash dividend on the Company’s 8 percent Series C cumulative redeemable perpetual preferred stock ($25 liquidation value per depositary share, each representing 1/100th of a share of preferred stock) equal to $0.50 per depositary share for the period October 15, 2010 through January 14, 2011. The dividend was paid on January 14, 2011 to shareholders of record as of January 5, 2011.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Leasing

Mack-Cali’s consolidated in-service portfolio was 89.1 percent leased at December 31, 2010, as compared to 89.0 percent leased at September 30, 2010.

For the quarter ended December 31, 2010, the Company executed 140 leases at its consolidated in-service portfolio totaling 1,217,717 square feet, consisting of 973,776 square feet of office space, 220,553 square feet of office/flex space and 23,388 square feet of industrial/warehouse space. Of these totals, 422,798 square feet were for new leases and 794,919 square feet were for lease renewals and other tenant retention transactions.

For the 12 months ended December 31, 2010, the Company executed 540 leases at its consolidated in-service portfolio totaling 4,433,752 square feet, consisting of 3,446,256 square feet of office space, 948,508 square feet of office/flex space, 30,988 square feet of industrial/warehouse space and 8,000 square feet at a stand-alone retail property. Of these totals, 1,453,097 square feet were for new leases and 2,980,655 square feet were for lease renewals and other tenant retention transactions.

Highlights of the quarter’s leasing transactions include:

NORTHERN NEW JERSEY:

Sumitomo Mitsui Banking Corporation, a global financial services provider, signed transactions totaling 71,153 square feet, consisting of five-year renewals for 40,470 square feet at Harborside Financial Center Plaza I and 30,683 square feet at Harborside Plaza 2 in Jersey City. Harborside Plaza I is a 400,000 square-foot office building and Harborside Plaza 2 is a 761,200 square-foot office building. Both are 100 percent leased.

-	Brach Eichler L.L.C., a law firm, signed a 13-year renewal for 41,242 square feet at 101 Eisenhower Parkway in Roseland. The 237,000 square-foot office building, located in Eisenhower/280 Corporate Center, is 91.4 percent leased.

-	ProSight Specialty Insurance signed a ten-year, ten-month new lease for 40,310 square feet at 412 Mt. Kemble Avenue in Morris Township. This 475,100 square-foot office building is 58.6 percent leased.

-	Coyne Public Relations, LLC signed a ten-year, three-month new lease for 36,248 square feet at 5 Wood Hollow Road in Parsippany. The 317,040 square-foot office building is 84.5 percent leased.

-	Continental Casualty Company, an insurance provider, signed a five-year, six-month renewal for 19,416 square feet at 4 Century Drive, located in Mack-Cali Business Campus in Parsippany. The 100,036 square-foot office building is 72.3 percent leased.

CENTRAL NEW JERSEY:

-	Telecommunications service provider Verizon New Jersey Inc. signed a five-year renewal for the entire 95,000 square-foot office building at 600 Horizon Drive, located in Horizon Center Business Park in Hamilton Township.

-	Novo Nordisk Inc., a diabetes focused healthcare company, signed a three-year, nine-month new lease for 48,478 square feet at 500 College Road East in Plainsboro.

-	Also at 500 College Road East, accounting firm Deloitte LLP signed a new ten-year lease for 46,803 square feet. The 158,235 square-foot office building is 71.9 percent leased.

-	Regus Business Centre LLC, provider of executive suites, signed a five-year, four-month renewal for 38,930 square feet at 100 Overlook Center in Princeton. The 149,600 square-foot office building is 90.9 percent leased.

-	Maser Consulting P.A., consulting engineers, signed a seven-year renewal for 29,046 square feet at One River Centre, Building Two, in Middletown. The 120,360 square-foot office building is 82.8 percent leased.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

-	Supermedia Sales-East Co., publishers of print and electronic directory information, signed a three-year renewal of 15,396 square feet at 30 Knightsbridge Road, Building 5, in Piscataway. The 332,607 square-foot office building is 80.8 percent leased.

WESTCHESTER COUNTY, NEW YORK:

-	Team Westchester LLC, a baseball training school, signed a new ten-year, seven-month lease for 22,197 square feet at 300 Executive Boulevard in Elmsford. The 60,000 square-foot office/flex building, located in Cross Westchester Executive Park, is 100 percent leased.

-	Also at Cross Westchester Executive Park, Singer Holding Corporation, a fuel oil dealer, signed a one-year renewal for 15,000 square feet at 500 Executive Boulevard in Elmsford. The 41,600 square-foot office/flex building is 100 percent leased.

MANHATTAN, NEW YORK:

-	TMP Worldwide Advertising and Communications LLC, signed a new ten-year, six-month lease for 37,404 square feet at 125 Broad Street. Mack-Cali’s ownership interests of 524,476 square-feet in the building are 58.6 percent leased.

SUBURBAN PHILADELPHIA:

-	Unitrin Direct Insurance Company signed a five-year, two-month renewal for 35,829 square feet at 1150 Plymouth Meeting Mall in Plymouth Meeting. The 167,748 square-foot office building is 69.1 percent leased.

-	Weiler Labeling Systems LLC, provider of advanced labeling solutions, signed a six-year, two month renewal for 31,825 square feet at 1256 North Church Street in Moorestown West Corporate Center in Moorestown. The 63,495 square-foot office/flex building is 100 percent leased.

Also at Moorestown West Corporate Center, C&L Properties, LLC and its affiliate, C&L Packaging, LLC., renewed leases totaling 32,810 square feet at 1245 North Church Street. C&L provides contract packing of promotional items for the pharmaceutical industry. 1245 North Church Street is a 52,810 square-foot office/flex building and is 100 percent leased.

Information About FFO

Funds from operations (“FFO”) is defined as net income (loss) before minority interest of unitholders, computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains (or losses) from extraordinary items and sales of depreciable rental property (which the Company believes includes unrealized losses on properties held for sale), plus real estate-related depreciation and amortization. The Company believes that FFO per share is helpful to investors as one of several measures of the performance of an equity REIT. The Company further believes that by excluding the effect of depreciation and gains (or losses) from sales of properties (all of which are based on historical costs which may be of limited relevance in evaluating current performance), FFO per share can fa cilitate comparison of operating performance between equity REITs. FFO per share should not be considered as an alternative to net income per share as an indication of the Company’s performance or to cash flows as a measure of liquidity. FFO per share presented herein is not necessarily comparable to FFO per share presented by other real estate companies due to the fact that not all real estate companies use the same definition. However, the Company’s FFO per share is comparable to the FFO per share of real estate companies that use the current definition of the National Association of Real Estate Investment Trusts (“NAREIT”). A reconciliation of net income per share to FFO per share is included in the financial tables on page 27.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Key Financial Data

As of or for the three months ended

	12/31/10	9/30/10	6/30/10	3/31/10	12/31/09
Shares and Units:
Common Shares Outstanding	79,605,474	79,528,151	79,398,646	79,184,996	78,969,752
Common Units Outstanding	13,007,668	13,007,668	13,099,906	13,305,106	13,495,036
Combined Shares and Units	92,613,142	92,535,819	92,498,552	92,490,102	92,464,788
Preferred Shares Outstanding	10,000	10,000	10,000	10,000	10,000
Weighted Average- Basic (a)	92,419,224	92,376,730	92,357,447	92,338,550	92,165,843
Weighted Average- Diluted (b)	92,509,905	92,464,312	92,489,035	92,449,992	92,303,037
Common Share Price ($’s):
At the end of the period	33.06	32.71	29.73	35.25	34.57
High during period	34.88	33.81	38.74	36.31	36.23
Low during period	29.85	27.77	29.22	30.33	29.31

Market Capitalization:
($’s in thousands, except ratios)
Market Value of Equity (c)	3,089,236	3,054,727	2,778,030	3,288,410	3,224,537
Total Debt	2,089,494	2,166,160	2,166,818	2,336,930	2,337,437
Total Market Capitalization	5,178,730	5,220,887	4,944,848	5,625,340	5,561,974
Total Debt/ Total Market Capitalization	40.35%	41.49%	43.82%	41.54%	42.03%

Financials:
($’s in thousands, except ratios and per share amounts)
Total Assets	4,362,466	4,459,172	4,517,670	4,684,305	4,721,637
Gross Book Value of Real Estate Assets	5,216,720	5,194,965	5,178,246	5,176,004	5,186,208
Total Liabilities	2,318,529	2,383,262	2,416,868	2,564,599	2,578,447
Total Equity	2,043,937	2,075,910	2,100,802	2,119,706	2,143,190
Total Revenues	192,156	197,956	202,785	194,583	193,669
Capitalized Interest	585	552	432	343	297
Scheduled Principal Payments	667	657	612	507	438
Interest Coverage Ratio	2.52	2.74	2.77	2.69	2.42
Fixed Charge Coverage Ratio	2.40	2.61	2.65	2.59	2.34
Net Income	8,232	15,581	22,249	17,377	1,717
Net Income Available to Common Shareholders	6,627	13,039	18,725	14,509	1,006
Earnings per Share—diluted	0.09	0.16	0.24	0.18	0.01
FFO per Share—diluted (d)	0.59	0.69	0.71	0.72	0.60
Dividends Declared per Share	0.45	0.45	0.45	0.45	0.45
FFO Payout Ratio—diluted (d)	76.17%	64.76%	63.00%	62.52%	75.16%

Portfolio Size:
Properties	277	287	287	288	289
Total Square Footage	32,210,354	32,912,369	32,912,369	33,062,419	33,183,723
Sq. Ft. Leased at End of Period (e) (f)	89.1%	89.0%	88.9%	88.8%	90.1%

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

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

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

(d)	Funds from Operations (“FFO”) is calculated in accordance with the definition of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 11.

(e)	Percentage leased includes leases in effect as of the period end date, some of which have commencement dates in the future and leases that expire at the period end date.

(f)	Reflects square feet leased at the Company’s consolidated in-service portfolio, excluding in-service development properties in lease up (if any).

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Same Store Results and Analysis

(dollars in thousands)

	For the three months ended December 31,			%
	2010	2009	Change	Change

Total Property Revenues	$174,980	$184,407	$(9,427)	(5.1)

Real Estate Taxes	20,546	23,304	(2,758)	(11.8)
Utilities	16,996	16,322	674	4.1
Operating Services	30,836	30,302	534	1.8
Total Property Expenses:	68,378	69,928	(1,550)	(2.2)

GAAP Net Operating Income	106,602	114,479	(7,877)	(6.9)

Less: straight-lining of rents adj.	2,528	2,474	54	2.2

Net Operating Income	$104,074	$112,005	$(7,931)	(7.1)

Percentage Leased at Period End	89.2%	90.0%

Total Properties:	267

Total Square Footage:	30,796,403

	For the year ended December 31,			%
	2010	2009	Change	Change

Total Property Revenues	$671,594	$695,533	$(23,939)	(3.4)

Real Estate Taxes	88,577	89,992	(1,415)	(1.6)
Utilities	71,635	68,827	2,808	4.1
Operating Services	106,787	104,608	2,179	2.1
Total Property Expenses:	266,999	263,427	3,572	1.4

GAAP Net Operating Income	404,595	432,106	(27,511)	(6.4)

Less: straight-lining of rents adj.	5,684	3,346	2,338	69.9

Net Operating Income	$398,911	$428,760	$(29,849)	(7.0)

Percentage Leased at Period End	88.9%	89.8%

Total Properties:	254

Total Square Footage:	29,095,311

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Unconsolidated Joint Ventures Summary

Breakdown of Unconsolidated Joint Ventures

Joint Venture Name			Property	Number of Buildings	Location	Percent Leased	Square Feet	Company’s Effective Ownership %
Office Properties:
Red Bank Corporate Plaza			Red Bank Corporate Plaza	1	Red Bank, NJ	100.0%	92,878	50.0%
Gramercy Portfolio			Bellemead Portfolio	4	New Jersey	59.4%	466,508	n/a
12 Vreeland Realty L.L.C.			12 Vreeland Road	1	Florham Park, NJ	100.0%	139,750	50.0%
Gale Jefferson L.L.C.			One Jefferson Road	1	Parsippany, NJ	100.0%	100,010	8.33%

Hotel:
Harborside South Pier	Hyatt Regency Jersey City on the Hudson			1	Jersey City, NJ	n/a	350 rooms	50.0%

Land:
Plaza VIII and IX Associates, L.L.C.			Vacant land/parking	n/a	Jersey City, NJ	n/a	n/a	50.0%
Boston-Downtown Crossing		Downtown Crossing		1	Boston, MA	n/a	1,481,000	15.0%

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Unconsolidated Joint Venture Financial Information

The following is a summary of the financial position of the unconsolidated joint ventures in which the Company had investment interests as of December 31, 2010 and 2009 (dollars in thousands):

	December 31, 2010
	Plaza VIII & IX Associates		Harborside South Pier			Red Bank Corporate Plaza		Gramercy Agreement			Princeton Forrestal Village		Gale Kimball		12 Vreeland		Boston- Downtown Crossing		Gale Jefferson		Combined Total
Assets:
Rental property, net	$	8,947	$	64,964		$	23,594	$	40,786			--		--	$	14,081		--		--	$	152,372
Other assets		906		11,681			6,422		6,261		$	1,434	$	51		734	$	46,062	$	2,415		75,966
Total assets	$	9,853	$	76,645		$	30,016	$	47,047		$	1,434	$	51	$	14,815	$	46,062	$	2,415	$	228,338
Liabilities and Partners’/ members’ capital (deficit):
Mortgages, loans payable and other obligations		--	$	71,914		$	20,424	$	50,978			--		--	$	3,161		--		--	$	146,477
Other liabilities	$	529		4,820			89		1,719		$	337		--		--		--		--		7,494
Partners’/members’ capital (deficit)		9,324		(89	)		9,503		(5,650	)		1,097	$	51		11,654	$	46,062	$	2,415		74,367
Total liabilities and partners’/ members’ capital (deficit)	$	9,853	$	76,645		$	30,016	$	47,047		$	1,434	$	51	$	14,815	$	46,062	$	2,415	$	228,338
Company’s investment in unconsolidated joint ventures, net	$	4,584	$	1,161		$	4,598		--			--		--	$	9,860	$	13,022	$	995	$	34,220

	December 31, 2009
	Plaza VIII & IX Associates		Harborside South Pier			Red Bank Corporate Plaza		Gramercy Agreement			Princeton Forrestal Village		Gale Kimball		12 Vreeland		Boston- Downtown Crossing		Gale Jefferson		Combined Total
Assets:
Rental property, net	$	9,560	$	61,836		$	24,884	$	73,037		$	38,739		--	$	15,265		--		--	$	223,321
Other assets		997		15,255			4,623		8,631			21,937	$	1,998		1,068	$	45,850	$	1,780		102,139
Total assets	$	10,557	$	77,091		$	29,507	$	81,668		$	60,676	$	1,998	$	16,333	$	45,850	$	1,780	$	325,460
Liabilities and Partners’/ members’ capital (deficit):
Mortgages, loans payable and other obligations		--	$	73,553		$	20,764	$	90,288		$	51,187		--	$	5,007		--		--	$	240,799
Other liabilities	$	532		4,374			162		2,589			3,830		--		--		--		--		11,487
Partners’/members’ capital (deficit)		10,025		(836	)		8,581		(11,209	)		5,659	$	1,998		11,326	$	45,850	$	1,780		73,174
Total liabilities and partners’/ members’ capital (deficit)	$	10,557	$	77,091		$	29,507	$	81,668		$	60,676	$	1,998	$	16,333	$	45,850	$	1,780	$	325,460
Company’s investment in unconsolidated joint ventures, net	$	4,935	$	860		$	4,104		--		$	1,211	$	1,259	$	9,599	$	12,948	$	764	$	35,680

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Company had investment interests during the three months ended December 31, 2010 and 2009 (dollars in thousands):

	Three Months Ended December 31, 2010
	Plaza						Red Bank						Princeton								Boston-
	VIII & IX			Harborside			Corporate			Gramercy			Forrestal			Gale			12		Downtown			Gale		Combined
	Associates			South Pier			Plaza			Agreement			Village			Kimball		Vreeland			Crossing			Jefferson		Total
Total revenues	$	125		$	10,380		$	918		$	602		$	2,192		$	5,006	$	793			--			--	$	20,016
Operating and other		(52	)		(6,790	)		(334	)		(1,311	)		(918	)		--		(14	)	$	(534	)	$	62		(9,891	)
Depreciation and amortization		(152	)		(1,325	)		(225	)		(909	)		(645	)		--		(464	)		--			--		(3,720	)
Interest expense		--			(1,129	)		(83	)		(598	)		(346	)		--		(82	)		--			--		(2,238	)

Net income	$	(79	)	$	1,136		$	276		$	(2,216	)	$	283		$	5,006	$	233		$	(534	)	$	62	$	4,167
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	(40	)	$	568		$	138			--		$	(415	)	$	1,845	$	116		$	(170	)	$	21	$	2,063

	Three Months Ended December 31, 2009
	Plaza						Red Bank						Princeton								Boston-
	VIII & IX			Harborside			Corporate			Gramercy			Forrestal			Gale			12		Downtown			Gale			Combined
	Associates			South Pier			Plaza			Agreement			Village			Kimball		Vreeland			Crossing			Jefferson			Total
Total revenues	$	185		$	10,000		$	793		$	2,595		$	3,126			--	$	793			--			--		$	17,492
Operating and other		(46	)		(6,105	)		(314	)		(1,692	)		(1,625	)	$	1,621		(15	)	$	(1,282	)	$	(79	)		(9,537	)
Depreciation and amortization		(153	)		(1,085	)		(421	)		(1,099	)		(891	)		--		(868	)		--			--			(4,517	)
Interest expense		--			(1,133	)		(83	)		(688	)		(428	)		--		(127	)		--			--			(2,459	)

Net income	$	(14	)	$	1,677		$	(25	)	$	(884	)	$	182		$	1,621	$	(217	)	$	(1,282	)	$	(79	)	$	979
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	(7	)	$	848		$	(50	)		--		$	28		$	541	$	(108	)	$	(385	)	$	(26	)	$	841

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Company had investment interests during the years ended December 31, 2010 and 2009 (dollars in thousands):

	Year Ended December 31, 2010

	Plaza						Red Bank							Princeton										Boston-
	VIII & IX			Harborside			Corporate				Gramercy			Forrestal			Route 93		Gale			12		Downtown			Gale			Combined
	Associates			South Pier			Plaza			M-G-G	Agreement			Village			Portfolio		Kimball		Vreeland			Crossing			Jefferson			Total
Total revenues	$	798		$	34,680		$	4,325		--	$	17,802		$	11,769			--	$	5,194	$	2,386			--			--		$	76,954
Operating and other		(206	)		(24,417	)		(1,028	)	--		(5,793	)		(6,433	)		--		--		(161	)	$	(1,424	)	$	(74	)		(39,536	)
Depreciation and amortization		(612	)		(5,067	)		(901	)	--		(3,965	)		(3,154	)		--		--		(1,411	)		--			--			(15,110	)
Interest expense		--			(4,449	)		(335	)	--		(2,485	)		(1,620	)		--		--		(293	)		--			--			(9,182	)

Net income	$	(20	)	$	747		$	2,061		--	$	5,559		$	562			--	$	5,194	$	521		$	(1,424	)	$	(74	)	$	13,126
Company’s equity in
earnings (loss) of
unconsolidated joint ventures	$	(10	)	$	301		$	649		--		--		$	(379	)		--	$	1,909	$	260		$	(437	)	$	(17	)	$	2,276

	Year Ended December 31, 2009

	Plaza						Red Bank									Princeton											Boston-
	VIII & IX			Harborside			Corporate						Gramercy			Forrestal			Route 93			Gale			12		Downtown			Gale			Combined
	Associates			South Pier			Plaza				M-G-G		Agreement			Village			Portfolio			Kimball		Vreeland			Crossing			Jefferson			Total
Total revenues	$	804		$	35,002		$	3,214		$	17,582		$	7,902		$	13,171		$	2,153			--	$	2,579			--			--		$	82,407
Operating and other		(192	)		(23,170	)		(1,002	)		(7,076	)		(4,675	)		(7,558	)		(2,487	)	$	1,664		(62	)	$	(10,881	)	$	(58	)		(55,497	)
Depreciation and amortization		(612	)		(4,215	)		(871	)		(6,493	)		(3,073	)		(3,948	)		(1,206	)		--		(1,251	)		--			--			(21,669	)
Interest expense		--			(4,592	)		(340	)		(4,883	)		(1,862	)		(1,788	)		(649	)		--		(467	)		--			--			(14,581	)

Net income		--		$	3,025		$	1,001		$	(870	)	$	(1,708	)	$	(123	)	$	(2,189	)	$	1,664	$	799		$	(10,881	)	$	(58	)	$	(9,340	)
Company’s equity in
earnings (loss) of
unconsolidated joint ventures		--		$	2,856		$	463		$	(916	)		--		$	(131	)	$	(4,354	)	$	648	$	400		$	(4,500	)	$	(26	)	$	(5,560	)

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Select Financial Ratios

Ratios Computed For Industry	December 31
Comparisons:	2010	2009
Financial Position Ratios:
Total Debt/ Total Book Capitalization (Book value) (%)	47.90%	49.50%

Total Debt/ Total Market Capitalization (Market value) (%)	40.35%	42.03%

Total Debt/ Total Undepreciated Assets (%)	37.01%	39.79%

Secured Debt/ Total Undepreciated Assets (%)	13.16%	12.85%


	Three Months Ended December 31,		Year Ended December 31,
	2010	2009	2010	2009
Operational Ratios:
Interest Coverage (Funds from Operations+Interest Expense)/Interest Expense (x)	2.52	2.42	2.69	2.95

Debt Service Coverage (Funds from Operations + Interest Expense)/(Interest Expense + Principal Amort.) (x)	2.47	2.39	2.64	2.79

Fixed Charge Coverage (Funds from Operations + Interest Expense)/(Interest Expense + Capitalized Interest+Pref. Div. +Prin. Amort.+Ground Lease Payments)(x)	2.40	2.34	2.57	2.72

FFO Payout (Dividends Declared/Funds from Operations) (%)	76.17%	75.16%	66.13%	57.89%

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Debt Analysis

(as of December 31, 2010)

Debt Breakdown

(dollars in thousands)

	Balance	% of Total	Weighted Average Interest Rate	Weighted Average Maturity in Years
Fixed Rate Unsecured Notes	$1,118,451	53.53%	6.08%	4.45
Fixed Rate Secured Debt	732,043	35.03%	7.44%	6.54
Variable Rate Secured Debt	11,000	0.53%	2.26%	1.00
Variable Rate Unsecured Debt	228,000	10.91%	0.83%	1.48
Totals/Weighted Average:	$2,089,494	100.00%	5.97%	4.84

Future Repayments

(dollars in thousands)

Period	Scheduled Amortization	Principal Maturities	Total	Weighted Average Interest Rate of Future Repayments (a)
2011	$ 9,217	$11,000	$20,217	4.75%
2012	10,687	438,148	448,835	3.48%
2013	11,319	145,223	156,542	5.39%
2014	10,473	335,257	345,730	6.82%
2015	8,946	150,000	158,946	5.40%
Thereafter	35,820	952,532	988,352	7.15%
Sub-total	86,462	2,032,160	2,118,622
Adjustment for unamortized debt discount/premium, net, as of December 31, 2010	(29,128)	--	(29,128)
Totals/Weighted Average:	$ 57,334	$2,032,160	$2,089,494	5.97%

(a)	Actual weighted average LIBOR contract rates relating to the Company’s outstanding debt as of December 31, 2010 of 0.28 percent was used in calculating revolving credit facility and other variable rate debt interest rates.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Debt Maturities

(dollars in thousands)

	2011	2012	2013	2014	2015	2016	2017	2018	2019	2020 and Beyond	TOTALS
Secured Debt:
One Grande Commons	$11,000										$11,000
Prudential Portfolio							$141,151				141,151
2200 Renaissance Boulevard		$15,234									15,234
Soundview Plaza			$14,889								14,889
9200 Edmonston Road			4,229								4,229
6305 Ivy Lane				$5,726							5,726
6301 Ivy Lane				5,320							5,320
35 Waterview				18,185							18,185
6 Becker, 85 Livingston, 75 Livingston, & 20 Waterview				65,035							65,035
4 Sylvan Way				14,575							14,575
10 Independence				16,924							16,924
395 West Passaic				9,492							9,492
4 Becker						$40,322					40,322
5 Becker						14,535					14,535
210 Clay						14,267					14,267
51 Imclone						3,847					3,847
23 Main Street								$26,566			26,566
Harborside Plaza 5								204,970			204,970
100 Walnut Avenue									$17,280		17,280
One River Center									39,586		39,586
581 Main Street										$ 8	8
Total Secured Debt:	$11,000	$15,234	$19,118	$135,257	--	$72,971	$141,151	$231,536	$56,866	$ 8	$683,141

Unsecured Debt:
Unsecured credit facility		$228,000									$228,000
5.250% unsecured notes due 1/12		100,000									100,000
6.150% unsecured notes due 12/12		94,914									94,914
5.820% unsecured notes due 3/13			$26,105								26,105
4.600% unsecured notes due 6/13			100,000								100,000
5.125% unsecured notes due 2/14				$200,000							200,000
5.125% unsecured notes due 1/15					$150,000						150,000
5.80% unsecured notes due 1/16						$200,000					200,000
7.75% unsecured notes due 8/19									$250,000		250,000
Total Unsecured Debt:	--	$422,914	$126,105	$200,000	$150,000	$200,000	--	--	$250,000	--	$1,349,019

Total Debt:	$11,000	$438,148	$145,223	$335,257	$150,000	$272,971	$141,151	$231,536	$306,866	$ 8	$2,032,160

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Debt Detail

(dollars in thousands)

Property Name	Lender	Effective Interest Rate
			December 31,		Date of Maturity
			2010	2009	Date of Maturity
Senior Unsecured Notes: (a)
5.050%, Senior Unsecured Notes	public debt	5.265%	--	$149,984	--	(b)
7.835%, Senior Unsecured Notes	public debt	7.950%	--	15,000	12/15/10	(b)
7.750%, Senior Unsecured Notes	public debt	7.930%	--	299,814	02/15/11	(c)
5.250%, Senior Unsecured Notes	public debt	5.457%	$ 99,793	99,599	01/15/12
6.150%, Senior Unsecured Notes	public debt	6.894%	93,946	93,455	12/15/12
5.820%, Senior Unsecured Notes	public debt	6.448%	25,861	25,751	03/15/13
4.600%, Senior Unsecured Notes	public debt	4.742%	99,930	99,901	06/15/13
5.125%, Senior Unsecured Notes	public debt	5.110%	200,749	200,989	02/15/14
5.125%, Senior Unsecured Notes	public debt	5.297%	149,625	149,533	01/15/15
5.800%, Senior Unsecured Notes	public debt	5.806%	200,389	200,464	01/15/16
7.750%, Senior Unsecured Notes	public debt	8.017%	248,158	247,944	08/15/19
Total Senior Unsecured Notes:			$1,118,451	$1,582,434

Revolving Credit Facilities:

Unsecured Facility (d)	23 Lenders	LIBOR +0.550%	$228,000	--	6/22/12
Total Revolving Credit Facilities:			$228,000	--

Property Mortgages: (e)

105 Challenger Road	Archon Financial CMBS	6.235%	--	$19,408	--	(f)
One Grand Commons	Capital One Bank	LIBOR+2.00%	$ 11,000	--	12/31/11	(g)
2200 Renaissance Boulevard	Wachovia CMBS	5.888%	16,171	16,619	12/01/12	(h)
Soundview Plaza	Morgan Stanley Mortgage Capital	6.015%	16,089	16,614	01/01/13
9200 Edmonston Road	Principal Commercial Funding, L.L.C.	5.534%	4,646	4,804	05/01/13
6305 Ivy Lane	John Hancock Life Ins. Co.	5.525%	6,475	6,693	01/01/14
395 West Passaic	State Farm Life Ins. Co.	6.004%	11,270	11,735	05/01/14
6301 Ivy Lane	John Hancock Life Ins. Co.	5.520%	6,103	6,297	07/01/14
35 Waterview	Wachovia CMBS	6.348%	19,341	19,613	08/11/14
6 Becker, 85 Livingston, 75 Livingston & 20 Waterview	Wachovia CMBS	10.220%	61,224	60,409	08/11/14
4 Sylvan	Wachovia CMBS	10.190%	14,395	14,357	08/11/14
10 Independence	Wachovia CMBS	12.440%	15,606	15,339	08/11/14
4 Becker	Wachovia CMBS	9.550%	37,096	36,281	05/11/16
5 Becker	Wachovia CMBS	12.830%	11,599	11,111	05/11/16
210 Clay	Wachovia CMBS	13.420%	11,467	11,138	05/11/16
51 Imclone	Wachovia CMBS	8.390%	3,893	3,899	05/11/16
Various (i)	Prudential Insurance	6.332%	150,000	150,000	01/15/17	(j)
23 Main Street	JPMorgan CMBS	5.587%	31,537	32,042	09/01/18
Harborside Plaza 5	The Northwestern Mutual Life Insurance Co. & New York Life Insurance Co.	6.842%	234,521	237,248	11/01/18
100 Walnut Avenue	Guardian Life Ins. Co.	7.311%	19,443	19,600	02/01/19
One River Center (k)	Guardian Life Ins. Co.	7.311%	44,540	44,900	02/01/19
581 Main Street (l)	Valley National Bank	6.935%	16,627	16,896	07/01/34
Total Mortgages, Loans Payable and Other Obligations:			$743,043	$755,003
Total Debt:			$2,089,494	$2,337,437

(a)	Interest rate for unsecured notes reflects effective rate of debt, including cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount on the notes, as applicable.

(b)	These notes were paid at maturity.

(c)

(d)	Total borrowing capacity under this facility is $775 million.

(e)	Effective interest rate for mortgages, loans payable and other obligations reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs and other transaction costs, as applicable.

(f)	On June 1, 2010, the Company transferred the deed for 105 Challenger Road to the lender in satisfaction of its obligations.

(g)	On December 17, 2010, the Company obtained this mortgage financing in connection with obtaining a controlling financial interest in the mortgaged property. The mortgage loan has three one-year extension options subject to certain conditions and the payment of a fee.

(h)	The property does not generate sufficient cash flow to meet debt service requirements. As a result, beginning January 2011, debt service has not been made and a modification of the loan terms has been requested from the lender.

(i)	Mortgage is collateralized by seven properties.

(j)	On January 15, 2010, the Company extended the mortgage loan until January 15, 2017 at an effective interest rate of 6.33 percent.

(k)	Mortgage is collateralized by the three properties compromising One River Center.

(l)	The coupon interest rate will be reset at the end of year 10 (2019) and year 20 (2029) at 225 basis points over the 10-year treasury yield 45 days prior to the reset dates with a minimum rate of 6.875 percent.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

III. FINANCIAL INFORMATION

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

III. FINANCIAL INFORMATION

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Statements of Operations

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

	Three Months Ended						Year Ended
	December 31,						December 31,
Revenues	2010			2009			2010			2009
Base rents	$	149,908		$	155,702		$	602,357		$	611,061
Escalations and recoveries from tenants		23,323			25,950			101,699			103,057
Construction services		13,303			5,444			62,997			21,910
Real estate services		2,214			2,909			7,874			9,359
Other income		3,408			3,664			12,553			13,538
Total revenues		192,156			193,669			787,480			758,925

Expenses
Real estate taxes		20,549			23,307			93,535			93,322
Utilities		17,011			16,323			74,077			70,927
Operating services		30,353			31,320			114,452			110,169
Direct construction costs		12,667			4,976			60,255			20,323
General and administrative		8,939			9,255			35,003			39,779
Depreciation and amortization		47,226			52,272			191,168			200,732
Impairment charge on rental property		9,521			--			9,521			--
Total expenses		146,266			137,453			578,011			535,252
Operating income		45,890			56,216			209,469			223,673

Other (Expense) Income
Interest expense		(35,982	)		(38,623	)		(149,329	)		(140,068	)
Interest and other investment income		13			21			86			570
Equity in earnings (loss) of unconsolidated joint ventures		2,063			841			2,276			(5,560	)
Loss from early extinguishment of debt		(3,752	)		--			(3,752	)		--
Gain on reduction of other obligations		--			--			--			1,693
Total other (expense) income		(37,658	)		(37,761	)		(150,719	)		(143,365	)
Income from continuing operations		8,232			18,455			58,750			80,308
Discontinued Operations:
Income (loss) from discontinued operations		--			(175	)		242			(17	)
Impairment charge on rental property		--			(16,563	)		--			(16,563	)
Realized gains (losses) and unrealized losses
on disposition of rental property, net		--			--			4,447			--
Total discontinued operations, net		--			(16,738	)		4,689			(16,580	)
Net income		8,232			1,717			63,439			63,728
Noncontrolling interest in consolidated joint ventures		(19	)		(37	)		262			943
Noncontrolling interest in Operating Partnership		(1,086	)		(2,645	)		(8,133	)		(12,550	)
Noncontrolling interest in discontinued operations		--			2,471			(668	)		2,447
Preferred stock dividends		(500	)		(500	)		(2,000	)		(2,000	)
Net income available to common shareholders	$	6,627		$	1,006		$	52,900		$	52,568

Basic earnings per common share:
Income from continuing operations	$	0.09		$	0.20		$	0.62		$	0.90
Discontinued operations		--			(0.19	)		0.05			(0.19	)
Net income available to common shareholders	$	0.09		$	0.01		$	0.67		$	0.71

Diluted earnings per common share:
Income from continuing operations	$	0.09		$	0.20		$	0.62		$	0.90
Discontinued operations		--			(0.19	)		0.05			(0.19	)
Net income available to common shareholders	$	0.09		$	0.01		$	0.67		$	0.71

Basic weighted average shares outstanding		79,412			78,561			79,224			74,318

Diluted weighted average shares outstanding		92,510			92,303			92,477			88,389

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Balance Sheets

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

	December 31,
Assets	2010			2009
Rental property
Land and leasehold interests	$	771,960		$	771,794
Buildings and improvements		3,970,177			3,948,509
Tenant improvements		470,098			456,547
Furniture, fixtures and equipment		4,485			9,358
		5,216,720			5,186,208
Less – accumulated depreciation and amortization		(1,278,985	)		(1,153,223	)
Net investment in rental property		3,937,735			4,032,985
Cash and cash equivalents		21,851			291,059
Investments in unconsolidated joint ventures		34,220			35,680
Unbilled rents receivable, net		126,917			119,469
Deferred charges and other assets, net		212,038			213,674
Restricted cash		17,310			20,681
Accounts receivable, net of allowance for doubtful accounts
of $2,790 and $2,036		12,395			8,089

Total assets	$	4,362,466		$	4,721,637

Liabilities and Equity
Senior unsecured notes	$	1,118,451		$	1,582,434
Revolving credit facility		228,000			--
Mortgages, loans payable and other obligations		743,043			755,003
Dividends and distributions payable		42,176			42,109
Accounts payable, accrued expenses and other liabilities		101,944			106,878
Rents received in advance and security deposits		57,877			54,693
Accrued interest payable		27,038			37,330
Total liabilities		2,318,529			2,578,447
Commitments and contingencies

Equity:
Mack-Cali Realty Corporation stockholders’ equity:
Preferred stock, $0.01 par value, 5,000,000 shares authorized, 10,000
and 10,000 shares outstanding, at liquidation preference		25,000			25,000
Common stock, $0.01 par value, 190,000,000 shares authorized,
79,605,474 and 78,969,752 shares outstanding		796			789
Additional paid-in capital		2,292,641			2,275,716
Dividends in excess of net earnings		(560,165	)		(470,047	)
Total Mack-Cali Realty Corporation stockholders’ equity		1,758,272			1,831,458

Noncontrolling interest in subsidiaries:
Operating Partnership		283,219			308,703
Consolidated joint ventures		2,446			3,029
Total noncontrolling interests in subsidiaries		285,665			311,732

Total equity		2,043,937			2,143,190

Total liabilities and equity	$	4,362,466		$	4,721,637

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Mack-Cali Realty Corporation and Subsidiaries

Consolidated Statement of Changes in Equity

For the year ended December 31, 2010

(in thousands) (unaudited)



					Additional	Dividends in	Noncontrolling
	Preferred Stock		Common Stock		Paid-In	Excess of	Interests	Total
	Shares	Amount	Shares	Par Value	Capital	Net Earnings	in Subsidiaries	Equity
Balance at January 1, 2010	10	$25,000	78,970	$789	$2,275,716	$(470,047)	$311,732	$2,143,190
Net income	--	--	--	--	--	54,900	8,539	63,439
Preferred stock dividends	--	--	--	--	--	(2,000)	--	(2,000)
Common stock dividends	--	--	--	--	--	(143,018)	--	(143,018)
Common unit distributions	--	--	--	--	--	--	(23,543)	(23,543)
Increase in noncontrolling
interests	--	--	--	--	--	--	(321)	(321)
Redemption of common units
for common stock	--	--	487	5	11,047	--	(11,052)	--
Shares issued under Dividend
Reinvestment and Stock
Purchase Plan	--	--	5	--	158	--	--	158
Stock options exercised	--	--	55	1	1,503	--	--	1,504
Stock compensation	--	--	88	1	4,527	--	--	4,528
Rebalancing of ownership
percent between parent
and subsidiaries	--	--	--	--	(310)	--	310	--
Balance at December 31, 2010	10	$25,000	79,605	$796	$2,292,641	$(560,165)	$285,665	$2,043,937

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Statements of Funds from Operations

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

	Three Months Ended		Year Ended
	December 31,		December 31,
	2010	2009	2010	2009
Net income available to common shareholders	$ 6,627	$ 1,006	$ 52,900	$ 52,568
Add: Noncontrolling interest in Operating Partnership	1,086	2,645	8,133	12,550
Noncontrolling interest in discontinued operations	--	(2,471)	668	(2,447)
Real estate-related depreciation and amortization on continuing operations (a)	48,343	53,633	195,467	210,352
Real estate-related depreciation and amortization on discontinued operations	--	453	409	1,811
Deduct: Discontinued operations-Realized (gains) losses and unrealized losses on disposition of rental property	--	--	(4,447)	--
Equity in earnings – gain on disposition	(1,400)	--	(1,400)	--
Funds from operations available to common shareholders (b)	$ 54,656	$ 55,266	$251,730	$274,834

Diluted weighted average shares/units outstanding (c)	92,510	92,303	92,477	88,389

Funds from operations per share/unit – diluted	$ 0.59	$ 0.60	$ 2.71	$ 3.11

Dividend declared per common share	$ 0.45	$ 0.45	$ 1.80	$ 1.80

Dividend payout ratios:	76.17%	75.16%	66.13%	57.89%
Funds from operations-diluted

Supplemental Information:
Non-incremental revenue generating capital expenditures:
Building improvements	$ 5,745	$ 5,004	$ 13,713	$ 10,885
Tenant improvements and leasing commissions	$ 11,998	$14,642	$ 40,320	$ 51,267
Straight-line rent adjustments (d)	$ 2,615	$ 2,502	$ 8,000	$ 7,606
Amortization of (above)/below market lease intangibles, net (e)	$ 235	$ 1,226	$ 1,512	$ 6,050
Impairment charge on rental property	$ 9,521	$16,563	$ 9,521	$ 16,563
Gain on reduction of other obligations	--	--	--	$ 1,693
Impairment charge included in equity in earnings (loss) (f)	--	--	--	$ 4,010

(a) Includes the Company’s share from unconsolidated joint ventures of $1,254 and $1,514 for the three months ended December 31, 2010 and 2009, respectively, and $4,816 and $10,294 for the twelve months ended December 31, 2010 and 2009, respectively.

(b) Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 11.

(c) Calculated based on weighted average common shares outstanding, assuming redemption of Operating Partnership common units into common shares (13,008 shares and 13,605 shares for the three months ended December 31, 2010 and 2009, respectively, and 13,149 and 14,028 for the twelve months ended December 31, 2010 and 2009, respectively), plus dilutive Common Stock Equivalents (i.e. stock options). See reconciliation of basic to diluted shares/units on page 28.

(d) Includes the Company’s share from unconsolidated joint ventures of $87 and $30 for the three months ended December 31, 2010 and 2009, respectively, and $180 and $285 for the twelve months ended December 31, 2010 and 2009, respectively.

(e) Includes the Company’s share from unconsolidated joint ventures of $8 and $7 for three months ended December 31, 2010 and 2009, respectively, and $34 and $582 for the twelve months ended December 31, 2010 and 2009, respectively.

(f) Noncontrolling interest in consolidated joint ventures share of loss was $587.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Statements of Funds from Operations Per Diluted Share

and Funds from Operations Excluding Certain Non-Cash Items Per Diluted Share

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

	Three Months Ended		Year Ended
	December 31,		December 31,
	2010	2009	2010	2009
Net income available to common shareholders	$0.09	$0.01	$0.67	$0.71
Add: Real estate-related depreciation and amortization on continuing operations (a)	0.52	0.58	2.11	2.38
Real estate-related depreciation and amortization on discontinued operations	--	--	--	0.02
Deduct: Realized (gains) losses and unrealized losses on disposition of rental property	--	--	(0.05)	--
Equity in earnings-gain on disposition	(0.02)	--	(0.02)	--
Noncontrolling interest / rounding adjustment	--	0.01	--	--
Funds from operations available to common shareholders (b)	$0.59	$0.60	$2.71	$3.11
Add: Non-cash impairment charge on rental property	0.10	0.18	0.10	0.19
Non-cash impairment charges from equity in earnings (loss) in unconsolidated joint ventures	--	--	--	0.04
Deduct: Non-cash gain from reduction of other obligations	--	--	--	(0.02)
FFO Excluding Items	$0.69	$0.78	$2.81	$3.32
Dividend payout ratio for FFO Excluding Items	64.87%	57.83%	63.71%	54.28%
Diluted weighted average shares/units outstanding (c)	92,510	92,303	92,477	88,389

(a) Includes the Company’s share from unconsolidated joint ventures of $0.01 and $0.02 for the three months ended December 31, 2010 and 2009, respectively, and $0.05 and $0.12 for the twelve months ended December 31, 2010 and 2009, respectively.

(b) Funds from operations is calculated in accordance with the definition of FFO of the National Association of Real Estate Investment Trusts (NAREIT). See “Information About FFO” on page 11.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Reconciliation of Basic-to-Diluted Shares/Units

(in thousands)

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

	Three Months Ended		Year Ended
	December 31,		December 31,
	2010	2009	2010	2009
Basic weighted average shares outstanding:	79,412	78,561	79,224	74,318
Add: Weighted average common units	13,007	13,605	13,149	14,028
Basic weighted average shares/units:	92,419	92,166	92,373	88,346
Add: Stock options	34	44	44	1
Restricted Stock Awards	57	93	60	42
Diluted weighted average shares/units outstanding:	92,510	92,303	92,477	88,389

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

IV. VALUE CREATION PIPELINE

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

IV. VALUE CREATION PIPELINE

Operating Property Acquisitions

(dollars in thousands)

For the year ended December 31, 2010

Acquisition Date	Property/Address	Location	# of Bldgs.	Rentable Square Feet
Office:
12/17/10 (a)	440 Route 22 East	Bridgewater, Somerset County, NJ	1	198,376

(a)	Property was previously accounted for under an unconsolidated joint venture. The Company began consolidating this asset on December 17, 2010.

For the year ended December 31, 2009

Acquisition Date (a)	Property/Address	Location	# of Bldgs.	Rentable Square Feet
Office:
4/29/09	210 Clay Avenue	Lyndhurst, Bergen County, NJ	1	121,203
4/29/09	4 Becker Farm Road	Roseland, Essex County, NJ	1	281,762
4/29/09	5 Becker Farm Road	Roseland, Essex County, NJ	1	118,343
4/29/09	6 Becker Farm Road	Roseland, Essex County, NJ	1	129,732
4/29/09	75 Livingston Avenue	Roseland, Essex County, NJ	1	94,221
4/29/09	85 Livingston Avenue	Roseland, Essex County, NJ	1	124,595
4/29/09	2 Independence Way	Princeton, Mercer County, NJ	1	67,401
4/29/09	4 Sylvan Way	Parsippany, Morris County, NJ	1	105,135
4/29/09	20 Waterview Boulevard	Parsippany, Morris County, NJ	1	225,550
4/29/09	51 Imclone Drive	Branchburg, Somerset County, NJ	1	63,213
4/29/09	10 Independence Boulevard	Warren, Somerset County, NJ	1	120,528
Total Property Acquisitions:			11	1,451,683

(a)	Properties were previously accounted for under an unconsolidated joint venture. The Company began consolidating these assets on April 29, 2009.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Properties Commencing Initial Operations

(dollars in thousands)

For the year ended December 31, 2010

None.

For the year ended December 31, 2009

Date Placed In Service	Property/Address	Location	# of Bldgs.	Rentable Square Feet	Current % Leased	Cost Incurred (a)
Wholly Owned:
03/01/09	22 Sylvan Way	Parsippany, Morris County, NJ	1	249,409	100%	$65,687

Unconsolidated Joint Ventures:
10/01/09	1 Jefferson Road	Parsippany, Morris County, NJ	1	100,010	100%	$20,987
Total Properties Commencing Initial Operations:			2	349,419	100%	$86,674

(a)	Amounts are as of December 31, 2009. Unconsolidated joint ventures information reflects the venture’s cost incurred and not Mack-Cali’s prorata share of such costs.

Rental Property Sales/Dispositions

(dollars in thousands)

For the year ended December 31, 2010

Date	Address	Locations	# of Bldgs.	Rentable Square Feet	Realized Gains/(loss)
6/01/10	105 Challenger Road (a)	Ridgefield Park, Bergen County, NJ	1	150,050	$ 4,447

(a)	The Company transferred the deed for this property to the lender in satisfaction of its obligations.

For the year ended December 31, 2009

None.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Summary of Construction Projects

(dollars in thousands)

Project	Location	Type of Space	Estimated Placed in Service Date	Number Of Buildings	Square Feet	Costs Incurred Through 12/31/10	Total Estimated Costs	Current % Leased	Company Effective Ownership
Wholly Owned:
55 Corporate Drive	Bridgewater, NJ	Office	2011-3Q	1	205,000	$37,997	$50,906	100.0%	100.0%
Total				1	205,000	$37,997	$50,906	100.0%

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Summary of Land Parcels

Site	Town/City	State	Acres	Development Potential (Sq. Ft.)	Type of Space
Horizon Center	Hamilton Township	NJ	5.3	68,000	Office/Flex/Retail
3 & 5 AAA Drive (a)	Hamilton Township	NJ	17.5	112,000	Office
6 AAA Drive	Hamilton Township	NJ	2.4	32,000	Office
2 South Gold Drive (b)	Hamilton Township	NJ	9.5	75,000	Office
Plaza VIII and IX Associates, L.L.C. (c)	Jersey City	NJ	3.6	1,225,000	Office
Harborside Financial Center (d)	Jersey City	NJ	6.5	3,113,500	Office
One Newark Center (c)	Newark	NJ	1.0	400,000	Office
Mack-Cali Business Campus	Parsippany & Hanover	NJ	86.8	1,100,000	Office
3 Campus Drive	Parsippany	NJ	10.0	124,000	Office
Commercenter	Totowa	NJ	5.8	30,000	Office/Flex
Princeton Metro	West Windsor	NJ	10.0	97,000	Office
Princeton Overlook II	West Windsor	NJ	10.0	149,500	Office
Mack-Cali Princeton Executive Park	West Windsor	NJ	59.9	760,000	Office/Hotel
Meadowlands Xanadu (c)	East Rutherford	NJ	13.8	1,760,000	Office
Meadowlands Xanadu (c)	East Rutherford	NJ	3.2	500,000	Hotel	(e)
Elmsford Distribution Center (f)	Elmsford	NY	14.5	100,000	Warehouse
Mid-Westchester Executive Park	Hawthorne	NY	7.2	82,250	Office/Flex
South Westchester Executive Park (f)	Yonkers	NY	52.4	350,000	Office/Flex
South Westchester Executive Park	Yonkers	NY	2.7	50,000	Office/Flex
Airport Business Center	Lester	PA	12.6	135,000	Office
Rose Tree Corporate Center	Media	PA	2.3	15,200	Office
Capital Office Park	Greenbelt	MD	42.8	595,000	Office
Eastpoint II	Lanham	MD	4.8	122,000	Office/Hotel
Downtown Crossing (c)	Boston	MA	1.5	1,481,000	Mixed-Used
Total:			386.1	12,476,450

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

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

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

(d)	In addition, there are 21 acres of riparian property.

(e)	Hotel project can comprise up to 520 rooms.

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

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

V. PORTFOLIO/ LEASING STATISTICS

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

V. PORTFOLIO/ LEASING STATISTICS

Leasing Statistics

(For the three months ended December 31, 2010)

Consolidated In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 9/30/10	Leased Sq. Ft. Acquired/Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 12/31/10 (c)	Pct. Leased 12/31/10	Pct. Leased 9/30/10

Northern NJ	12,995,653	-	(406,809)	396,775	(10,034)	12,985,619	89.5%	89.6%
Central NJ	4,752,608	163,736	(299,633)	367,718	68,085	4,984,429	89.5%	88.5%
Westchester Co., NY	4,557,415	-	(214,738)	182,113	(32,625)	4,524,790	94.5%	95.2%
Manhattan	270,049	-	0	37,404	37,404	307,453	58.6%	51.5%
Sub. Philadelphia	3,177,907	-	(169,578)	158,909	(10,669)	3,167,238	89.7%	90.0%
Fairfield, CT	528,688	-	(22,060)	26,583	4,523	533,211	89.2%	88.4%
Washington, DC/MD	976,064	-	(59,033)	47,200	(11,833)	964,231	74.6%	75.5%
Rockland Co., NY	160,238	-	(4,482)	1,015	(3,467)	156,771	87.1%	89.0%
Total	27,418,622	163,736	(1,176,333)	1,217,717	41,384	27,623,742	89.1%	89.0%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of September 30, 2010	30,796,403
Total sq. ft. of properties added this period	198,376
Total sq. ft. of properties sold/transferred this period	-
Total sq. ft. as of December 31, 2010	30,994,779

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

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

(c)	Includes leases expiring December 31, 2010 aggregating 187,058 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Leasing Statistics

(For the three months ended December 31, 2010)

Consolidated In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	Property Type	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (a)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (b)	Leasing Costs Per Sq. Ft. Per Year (c)

Northern NJ	Office	32	368,802	134,371	234,431	7.2	23.81	4.35
	Office/Flex	5	27,973	25,246	2,727	7.4	17.75	4.92
Central NJ	Office	24	355,975	128,919	227,056	5.3	22.58	3.50
	Office/Flex	3	11,743	4,194	7,549	1.8	15.95	1.69
Westchester Co., NY	Office	21	65,893	31,594	34,299	5.6	26.07	2.31
	Office/Flex	14	92,832	32,272	60,560	4.0	14.03	0.63
	Industrial/Warehouse	3	23,388	11,800	11,588	4.7	11.58	1.14
Manhattan	Office	1	37,404	37,404	-	10.5	28.70	9.15
Sub. Philadelphia	Office	11	70,904	-	70,904	4.1	18.93	2.48
	Office/Flex	6	88,005	4,000	84,005	4.7	8.45	1.25
Fairfield Co., CT	Office	6	26,583	-	26,583	5.3	20.53	4.01
Washington, DC/MD	Office	12	47,200	12,998	34,202	3.9	27.36	3.26
Rockland Co., NY	Office	2	1,015	-	1,015	1.1	25.94	0.20

Total		140	1,217,717	422,798	794,919	5.8	21.20	3.75

Detail by Property Type
	Office	109	973,776	345,286	628,490	6.1	23.43	4.14
	Office/Flex	28	220,553	65,712	154,841	4.6	12.38	1.78
	Industrial/Warehouse	3	23,388	11,800	11,588	4.7	11.58	1.14

Total		140	1,217,717	422,798	794,919	5.8	21.20	3.75

Tenant Retention:	Leases Retained	60.1%
	Sq. Ft. Retained	67.6%

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

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

(c)	Represents estimated workletter costs of $19,629,621 and commissions of $6,665,388 committed, but not necessarily expended, during the period for second generation space aggregating 1,214,022 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Leasing Statistics

(For the three months ended December 31, 2010)

Unconsolidated Joint Venture Properties

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 9/30/10	Leased Sq. Ft. Acquired/ Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 12/31/10	Pct. Leased 12/31/10	Pct. Leased 9/30/10

Northern NJ	950,341	(175,000)	(55,858)	55,858	-	775,341	86.5%	88.7%
Central NJ	900,749	(645,776)	(23,587)	19,498	(4,089)	250,884	78.6%	86.2%

Total	1,851,090	(820,776)	(79,445)	75,356	(4,089)	1,026,225	84.4%	87.5%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of September 30, 2010	2,115,966
Total sq. ft. of properties sold/transferred this period	(900,391)
Total sq. ft. as of December 31, 2010	1,215,575

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (c)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (d)	Leasing Costs Per Sq. Ft. Per Year (e)

Northern NJ	2	55,858	0	55,858	6.3	31.84	1.65
Central NJ	5	19,498	4,041	15,457	2.7	22.16	1.60

Total	7	75,356	4,041	71,315	5.4	29.33	1.64

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

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

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

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

(e)	Represents estimated workletter costs of $184,138 and commissions of $477,943 committed, but not necessarily expended, during the period for second generation space aggregating 75,356 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Leasing Statistics

(For the year ended December 31, 2010)

Consolidated In-Service Portfolio

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 12/31/09	Leased Sq. Ft. Acquired/Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 12/31/10 (c)	Pct. Leased 12/31/10	Pct. Leased 12/31/09

Northern NJ	13,271,015	(150,050)	(1,976,389)	1,841,043	(135,346)	12,985,619	89.5%	90.5%
Central NJ	4,852,529	163,736	(862,566)	830,730	(31,836)	4,984,429	89.5%	90.3%
Westchester Co., NY	4,469,979	-	(728,714)	783,525	54,811	4,524,790	94.5%	93.3%
Manhattan	524,476	-	(291,831)	74,808	(217,023)	307,453	58.6%	100.0%
Sub. Philadelphia	3,144,638	-	(526,920)	549,520	22,600	3,167,238	89.7%	89.1%
Fairfield, CT	532,977	-	(158,318)	158,552	234	533,211	89.2%	89.2%
Washington, DC/MD	910,869	-	(140,557)	193,919	53,362	964,231	74.6%	70.5%
Rockland Co., NY	163,316	-	(8,200)	1,655	(6,545)	156,771	87.1%	90.7%
Total	27,869,799	13,686	(4,693,495)	4,433,752	(259,743)	27,623,742	89.1%	90.1%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of December 31, 2009	30,946,453
Total sq. ft. of properties added this period	198,376
Total sq. ft. of properties sold/transferred this period	(150,050)
Total sq. ft. as of December 31, 2010	30,994,779

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

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

(c)	Includes leases expiring December 31, 2010 aggregating 187,058 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Leasing Statistics

(For the year ended December 31, 2010)

Consolidated In-Service Portfolio (continued)

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	Property Type	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (a)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (b)	Leasing Costs Per Sq. Ft. Per Year (c)

Northern NJ	Office	146	1,731,113	556,682	1,174,431	6.0	24.54	3.70
	Office/Flex	14	109,930	27,973	81,957	5.8	15.65	3.50
Central NJ	Office	81	747,598	224,862	522,736	4.9	21.42	2.90
	Office/Flex	11	83,132	25,781	57,351	6.6	18.08	4.06
Westchester Co., NY	Office	86	360,040	103,291	256,749	5.0	25.15	3.15
	Office/Flex	54	384,497	137,815	246,682	5.8	14.56	1.83
	Industrial/Warehouse	4	30,988	11,800	19,188	4.8	12.09	1.05
	Retail	1	8,000	8,000	-	15.0	38.10	0.44
Manhattan	Office	2	74,808	74,808	-	12.9	28.70	8.81
Sub. Philadelphia	Office	43	262,371	57,919	204,452	4.2	22.03	2.93
	Office/Flex	31	287,149	56,716	230,433	4.1	9.43	1.33
Fairfield Co., CT	Office	21	74,752	10,746	64,006	4.5	21.65	3.61
	Office/Flex	3	83,800	66,000	17,800	3.0	14.55	0.48
Washington, DC/MD	Office	40	193,919	90,704	103,215	6.4	26.09	3.61
Rockland Co., NY	Office	3	1,655	-	1,655	1.1	25.35	0.20

Total		540	4,433,752	1,453,097	2,980,655	5.5	21.57	3.36

Detail by Property Type
	Office	422	3,446,256	1,119,012	2,327,244	5.7	23.85	3.70
	Office/Flex	113	948,508	314,285	634,223	5.1	13.44	2.11
	Industrial/Warehouse	4	30,988	11,800	19,188	4.8	12.09	1.05
	Retail	1	8,000	8,000	-	15.0	38.10	0.44

Total		540	4,433,752	1,453,097	2,980,655	5.5	21.57	3.36

Tenant Retention:	Leases Retained	58.0%
	Sq. Ft. Retained	63.5%

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

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

(c)	Represents estimated workletter costs of $58,815,507 and commissions of $23,497,818 committed, but not necessarily expended, during the period for second generation space aggregating 4,419,776 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Leasing Statistics

(For year ended December 31, 2010)

Unconsolidated Joint Venture Properties

SUMMARY OF SPACE LEASED

			LEASING ACTIVITY
Market	Sq. Ft. Leased 12/31/09	Leased Sq. Ft. Acquired/ Sold (a)	Expiring/ Adjustment Sq. Ft. (b)	Incoming Sq. Ft.	Net Leasing Activity	Sq. Ft. Leased 12/31/10	Pct. Leased 12/31/10	Pct. Leased 12/31/09

Northern NJ	894,094	(113,957)	(63,123)	58,327	(4,796)	775,341	86.5%	81.8%
Central NJ	920,489	(645,776)	(125,477)	101,648	(23,829)	250,884	78.6%	88.1%

Total	1,814,583	(759,733)	(188,600)	159,975	(28,625)	1,026,225	84.4%	84.9%

RECONCILIATION OF TOTAL PROPERTY SQUARE FOOTAGE


Total sq. ft. as of December 31, 2009	2,137,270
Total sq. ft. of properties added this period	100,010
Total sq. ft. of properties sold/transferred this period	(1,021,705)
Total sq. ft. as of December 31, 2010	1,215,575

DETAIL OF TRANSACTION ACTIVITY

Detail by Market
Market	# of Trans- actions	Total Sq. Ft.	Sq. Ft. New Leases	Sq. Ft. Renewed And Other Retained (c)	Wtd. Avg. Term (Yrs.)	Wtd. Avg. Base Rent (d)	Leasing Costs Per Sq. Ft. Per Year (e)

Northern NJ	3	58,327	0	58,327	6.1	31.45	1.70
Central NJ	27	101,648	27,309	74,339	3.3	20.21	2.10

Total	30	159,975	27,309	132,666	4.3	24.31	1.89

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

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

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

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

(e)	Represents estimated workletter costs of $430,228 and commissions of $874,540 committed, but not necessarily expended, during the period for second generation space aggregating 159,975 square feet.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Market Diversification

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

Market (MSA)	Annualized Base Rental Revenue ($) (a) (b) (c)	Percentage of Company Annualized Base Rental Revenue (%)	Total Property Size Rentable Area	Percentage of Rentable Area (%)
Newark, NJ (Essex-Morris-Union Counties)	138,969,969	22.4	6,495,715	21.0
Jersey City, NJ	117,260,604	19.0	4,317,978	13.9
Westchester-Rockland, NY	92,544,600	15.0	4,968,420	16.0
Bergen-Passaic, NJ	83,179,659	13.5	4,573,554	14.8
Philadelphia, PA-NJ	56,638,134	9.2	3,529,994	11.4
Middlesex-Somerset-Hunterdon, NJ	40,930,985	6.6	2,116,628	6.8
Washington, DC-MD-VA-WV	26,951,239	4.4	1,292,807	4.2
Monmouth-Ocean, NJ	24,379,690	3.9	1,620,863	5.2
Trenton, NJ	17,964,036	2.9	956,597	3.1
Stamford-Norwalk, CT	10,459,595	1.7	597,747	1.9
New York (Manhattan)	8,747,003	1.4	524,476	1.7

Total	618,025,514	100.0	30,994,779	100.0

(a)

Annualized base rental revenue is based on actual December 2010 billings times 12. For leases whose rent commences after January 1, 2011, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.

(b)	Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring December 31, 2010 aggregating 187,058 square feet and representing annualized rent of $3,827,976 for which no new leases were signed.

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

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Industry Diversification

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

Industry Classification (a)	Annualized Base Rental Revenue ($) (b) (c) (d)	Percentage of Company Annualized Base Rental Revenue (%)	Square Feet Leased (c) (d)	Percentage of Total Company Leased Sq. Ft. (%)
Securities, Commodity Contracts & Other Financial	91,706,655	14.7	3,386,515	12.3
Insurance Carriers & Related Activities	59,530,284	9.6	2,402,461	8.9
Manufacturing	49,267,387	8.0	2,552,135	9.4
Telecommunications	42,083,790	6.8	2,148,980	7.9
Legal Services	36,845,947	6.0	1,403,586	5.2
Health Care & Social Assistance	29,705,006	4.8	1,418,535	5.2
Computer System Design Services	27,808,954	4.5	1,343,686	5.0
Credit Intermediation & Related Activities	27,204,376	4.4	1,023,261	3.8
Accounting/Tax Prep.	20,706,597	3.4	786,784	2.9
Scientific Research/Development	20,507,079	3.3	736,485	2.7
Wholesale Trade	19,806,813	3.2	1,324,965	4.9
Architectural/Engineering	16,459,431	2.7	750,509	2.8
Admin & Support, Waste Mgt. & Remediation Services	15,791,420	2.6	761,150	2.8
Retail Trade	14,777,916	2.4	737,482	2.7
Public Administration	14,484,613	2.3	555,019	2.0
Other Services (except Public Administration)	13,999,576	2.3	557,319	2.1
Management/Scientific	12,042,760	1.9	485,221	1.8
Accommodation & Food Services	11,511,920	1.9	501,945	1.9
Arts, Entertainment & Recreation	11,427,343	1.8	685,630	2.5
Real Estate & Rental & Leasing	11,232,564	1.8	502,028	1.9
Advertising/Related Services	9,220,403	1.5	376,187	1.4
Construction	7,773,223	1.3	368,621	1.4
Other Professional	7,053,400	1.1	318,306	1.2
Publishing Industries	6,186,359	1.0	247,613	0.9
Information Services	6,064,190	1.0	237,339	0.9
Data Processing Services	5,689,535	0.9	216,041	0.8
Transportation	5,453,060	0.9	291,586	1.1
Utilities	5,316,017	0.9	215,395	0.8
Broadcasting	5,276,310	0.9	189,010	0.7
Educational Services	3,726,349	0.6	189,903	0.7
Other	9,366,237	1.5	387,594	1.4

Total	618,025,514	100.0	27,101,291	100.0

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

(b)

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

(d)	Includes leases in effect as of the period end date, some of which have commencement dates in the future, and leases expiring December 31, 2010 aggregating 187,058 square feet and representing annualized rent of $3,827,976 for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Consolidated Portfolio Analysis (a)

(as of December 31, 2010)

Breakdown by Number of Properties

PROPERTY TYPE:

STATE	Office	% of Total	Office/Flex	% of Total	Industrial/ Warehouse	% of Total	Stand- Alone Retail	% of Total	Land Leases	% of Total	TOTALS By State	% of Total
New Jersey	111	41.4%	49	18.3%	--	--	--	--	--	--	160	59.7%
New York	21	7.9%	41	15.3%	6	2.2%	2	0.7 %	2	0.7%	72	26.8%
Pennsylvania	18	6.7%	--	--	--	--	--	--	--	--	18	6.7%
Connecticut	2	0.7%	5	1.9%	--	--	--	--	--	--	7	2.6%
Wash., D.C./ Maryland	10	3.8%	--	--	--	--	--	--	1	0.4%	11	4.2%
TOTALS By Type:	162	60.5%	95	35.5%	6	2.2%	2	0.7%	3	1.1%	268	100.0%

(a)	Excludes 9 properties, aggregating approximately 1.2 million square feet, which are not consolidated by the Company.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Consolidated Portfolio Analysis (a)

(as of December 31, 2010)

Breakdown by Square Footage

PROPERTY TYPE:

STATE	Office	% of Total	Office/Flex	% of Total	Industrial/ Warehouse	% of Total	Stand-Alone Retail	% of Total	TOTALS By State	% of Total
New Jersey	19,396,060	62.6%	2,189,531	7.1%	--	--	--	--	21,585,591	69.7%
New York	2,739,384	8.8%	2,348,812	7.6%	387,400	1.2%	17,300	0.1%	5,492,896	17.7%
Pennsylvania	2,025,738	6.5%	--	--	--	--	--	--	2,025,738	6.5%
Connecticut	324,747	1.0%	273,000	0.9%	--	--	--	--	597,747	1.9%
Wash., D.C./ Maryland	1,292,807	4.2%	--	--	--	--	--	--	1,292,807	4.2%
TOTALS By Type:	25,778,736	83.1%	4,811,343	15.6%	387,400	1.2%	17,300	0.1%	30,994,779	100.0%

(a)	Excludes 9 properties, aggregating approximately 1.2 million square feet, which are not consolidated by the Company.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Consolidated Portfolio Analysis (a)

(Year ended December 31, 2010)

Breakdown by Base Rental Revenue (b)

(Dollars in thousands)

PROPERTY TYPE:

STATE	Office	% of Total	Office/ Flex	% of Total	Indust./ Ware-house	% of Total	Stand- Alone Retail	% of Total	Land Leases	% of Total	TOTALS By State	% of Total

New Jersey	$408,151	67.7%	$18,163	3.0%	--	--	--	--	--	--	$426,314	70.7%
New York	58,341	9.7%	34,606	5.7%	$3,930	0.7%	$214	0.1%	$333	0.1%	97,424	16.3%
Pennsylvania	41,979	6.9%	--	--	--	--	--	--	--	--	41,979	6.9%
Connecticut	6,398	1.1%	3,819	0.6%	--	--	--	--	--	--	10,217	1.7%
Wash., D.C./ Maryland	26,270	4.4%	--	--	--	--	--	--	153	--	26,423	4.4%
TOTALS By Type:	$541,139	89.8%	$56,588	9.3%	$3,930	0.7%	$214	0.1%	$486	0.1%	$602,357	100.0%

(a) Excludes 9 properties, aggregating approximately 1.2 million square feet, which are not consolidated by the Company.

(b)

Total base rent for the 12 months ended December 31, 2010, determined in accordance with GAAP. Substantially all of the leases provide for annual base rents plus recoveriesand escalation charges based upon the tenants’ proportionate share of and/or increases in real estate taxes and certain costs, as defined, and the pass through of charges for electrical usage.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Consolidated Portfolio Analysis (a) (b)

(as of December 31, 2010)

Breakdown by Percentage Leased

PROPERTY TYPE:

STATE	Office	Office/Flex	Industrial/Warehouse	Stand-Alone Retail	WEIGHTED AVG. By State
New Jersey	89.9%	89.5%	--	--	89.9%
New York	83.8%	97.8%	97.8%	100.0%	90.8%
Pennsylvania	86.3%	--	--	--	86.3%
Connecticut	80.1%	100.0%	--	--	89.2%
Washington, D.C./ Maryland	74.6%	--	--	--	74.6%
WEIGHTED AVG. By Type:	88.0%	94.2%	97.8%	100.0%	89.1%

(a)	Excludes 9 properties, aggregating approximately1.2 million square feet, which are not consolidated by the Company, and parcels of land leased to others.

(b)	Percentage leased includes all leases in effect as of the period end date, some of which have commencement dates in the future as well as leases expiring December 31, 2010 aggregating 187,058 square feet for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office Properties
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)

BERGEN COUNTY, NEW JERSEY
Fair Lawn
17-17 Route 208 North		1987	143,000	100.0	2,239	0.37	15.66	14.16
Fort Lee
One Bridge Plaza		1981	200,000	83.4	4,270	0.71	25.60	22.03
2115 Linwood Avenue		1981	68,000	55.2	942	0.16	25.10	23.36
Little Ferry
200 Riser Road		1974	286,628	100.0	2,083	0.35	7.27	6.88
Lyndhurst
210 Clay Avenue		1981	121,203	89.1	2,502	0.42	23.17	20.93
Montvale
95 Chestnut Ridge Road		1975	47,700	0.0	4	0.00	0.00	0.00
135 Chestnut Ridge Road		1981	66,150	35.4	1,290	0.21	55.09	47.10
Paramus
15 East Midland Avenue		1988	259,823	80.5	4,860	0.81	23.24	22.48
140 East Ridgewood Avenue		1981	239,680	93.3	4,868	0.81	21.77	18.71
461 From Road		1988	253,554	97.0	6,081	1.01	24.72	24.64
650 From Road		1978	348,510	79.5	6,224	1.03	22.46	19.65
61 South Paramus Road (f)		1985	269,191	70.9	5,232	0.87	27.41	23.96
Rochelle Park
120 West Passaic Street		1972	52,000	99.6	1,403	0.23	27.09	25.62
365 West Passaic Street		1976	212,578	98.7	4,335	0.72	20.66	18.35
395 West Passaic Street		1979	100,589	98.0	2,426	0.40	24.61	20.79
Upper Saddle River
1 Lake Street		1973/94	474,801	100.0	7,465	1.23	15.72	15.72
10 Mountainview Road		1986	192,000	72.9	3,234	0.54	23.11	20.25
Woodcliff Lake
400 Chestnut Ridge Road		1982	89,200	100.0	1,950	0.32	21.86	16.32
470 Chestnut Ridge Road		1987	52,500	100.0	1,248	0.21	23.77	18.90
530 Chestnut Ridge Road ��		1986	57,204	80.2	759	0.13	16.54	15.00
50 Tice Boulevard		1984	235,000	84.2	5,880	0.98	29.72	26.85
300 Tice Boulevard		1991	230,000	96.0	5,561	0.92	25.19	22.45

BURLINGTON COUNTY, NEW JERSEY
Moorestown
224 Strawbridge Drive		1984	74,000	100.0	1,750	0.29	23.65	20.38
228 Strawbridge Drive		1984	74,000	100.0	1,853	0.31	25.04	21.61
232 Strawbridge Drive		1986	74,258	98.8	1,474	0.24	20.09	18.03

ESSEX COUNTY, NEW JERSEY
Millburn
150 J.F. Kennedy Parkway		1980	247,476	98.0	7,263	1.21	29.95	25.19
Roseland
4 Becker Farm Road		1983	281,762	97.1	6,542	1.09	23.91	21.80
5 Becker Farm Road		1982	118,343	89.8	2,501	0.42	23.53	21.43
6 Becker Farm Road		1982	129,732	78.3	2,799	0.46	27.55	25.47
101 Eisenhower Parkway		1980	237,000	91.4	5,163	0.86	23.83	21.79
103 Eisenhower Parkway		1985	151,545	72.7	2,231	0.37	20.25	17.05
105 Eisenhower Parkway		2001	220,000	96.3	5,175	0.86	24.43	18.29
75 Livingston Avenue		1985	94,221	59.4	1,301	0.22	23.25	19.14
85 Livingston Avenue		1985	124,595	84.8	2,713	0.45	25.68	23.77

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)

HUDSON COUNTY, NEW JERSEY
Jersey City
Harborside Financial Center Plaza 1		1983	400,000	100.0	11,507	1.91	28.77	25.31
Harborside Financial Center Plaza 2		1990	761,200	100.0	18,556	3.08	24.38	22.43
Harborside Financial Center Plaza 3		1990	725,600	95.6	20,044	3.33	28.90	26.86
Harborside Financial Center Plaza 4-A		2000	207,670	100.0	6,081	1.01	29.28	25.09
Harborside Financial Center Plaza 5		2002	977,225	96.1	36,248	6.01	38.60	33.16
101 Hudson Street		1992	1,246,283	93.8	30,173	5.01	25.81	22.49

MERCER COUNTY, NEW JERSEY
Hamilton Township
3 AAA Drive		1981	35,270	68.7	566	0.09	23.36	18.53
600 Horizon Drive		2002	95,000	100.0	1,384	0.23	14.57	14.57
700 Horizon Drive		2007	120,000	100.0	2,459	0.41	20.49	18.33
2 South Gold Drive		1974	33,962	64.5	483	0.08	22.05	19.49
Princeton
103 Carnegie Center		1984	96,000	90.7	2,480	0.41	28.48	23.84
2 Independence Way		1981	67,401	100.0	1,521	0.25	22.57	20.53
3 Independence Way		1983	111,300	96.0	2,065	0.34	19.33	14.74
100 Overlook Center		1988	149,600	90.9	4,608	0.76	33.89	28.90
5 Vaughn Drive		1987	98,500	83.8	2,146	0.36	26.00	21.89

MIDDLESEX COUNTY, NEW JERSEY
East Brunswick
377 Summerhill Road		1977	40,000	100.0	362	0.06	9.05	8.35
Edison
343 Thornall Street (c)		1991	195,709	100.0	4,170	0.69	21.31	16.18
Piscataway
30 Knightsbridge Road, Bldg. 3		1977	160,000	100.0	2,334	0.39	14.59	14.59
30 Knightsbridge Road, Bldg. 4		1977	115,000	100.0	1,677	0.28	14.58	14.58
30 Knightsbridge Road, Bldg. 5		1977	332,607	80.8	4,942	0.82	18.39	13.42
30 Knightsbridge Road, Bldg. 6		1977	72,743	63.8	206	0.03	4.44	2.09
Plainsboro
500 College Road East (f)		1984	158,235	71.9	418	0.07	3.67	2.66
Woodbridge
581 Main Street		1991	200,000	93.1	4,989	0.83	26.79	23.25

MONMOUTH COUNTY, NEW JERSEY
Freehold
2 Paragon Way		1989	44,524	44.3	393	0.07	19.92	17.39
3 Paragon Way		1991	66,898	64.3	802	0.13	18.64	13.74
4 Paragon Way		2002	63,989	30.8	521	0.09	26.44	24.61
100 Willowbrook Road		1988	60,557	64.2	1,257	0.21	32.33	22.76
Holmdel
23 Main Street		1977	350,000	100.0	4,012	0.67	11.46	8.63
Middletown
One River Centre Bldg. 1		1983	122,594	91.1	2,981	0.49	26.69	21.95
One River Centre Bldg. 2		1983	120,360	82.8	2,456	0.41	24.64	22.79
One River Centre Bldg. 3 and 4		1984	214,518	88.4	4,328	0.72	22.82	21.97
Neptune
3600 Route 66		1989	180,000	100.0	2,400	0.40	13.33	12.06
Wall Township
1305 Campus Parkway		1988	23,350	92.4	474	0.08	21.97	14.55
1350 Campus Parkway		1990	79,747	99.9	1,309	0.22	16.43	14.23

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)

MORRIS COUNTY, NEW JERSEY
Florham Park
325 Columbia Turnpike		1987	168,144	78.5	3,007	0.50	22.78	19.36
Morris Plains
250 Johnson Road		1977	75,000	100.0	1,579	0.26	21.05	18.47
201 Littleton Road		1979	88,369	36.4	1,150	0.19	35.75	33.11
Morris Township
412 Mt. Kemble Avenue		1986	475,100	58.6	5,005	0.83	17.98	13.46
Parsippany
4 Campus Drive		1983	147,475	87.5	3,134	0.52	24.29	19.47
6 Campus Drive		1983	148,291	94.4	3,279	0.54	23.42	19.28
7 Campus Drive		1982	154,395	77.4	1,806	0.30	15.11	12.42
8 Campus Drive		1987	215,265	100.0	6,080	1.01	28.24	25.14
9 Campus Drive		1983	156,495	67.6	2,496	0.41	23.59	21.76
4 Century Drive		1981	100,036	72.3	1,491	0.25	20.61	17.37
5 Century Drive		1981	79,739	77.1	1,352	0.22	21.99	18.59
6 Century Drive		1981	100,036	94.7	1,617	0.27	17.07	8.47
2 Dryden Way		1990	6,216	100.0	99	0.02	15.93	14.64
4 Gatehall Drive		1988	248,480	99.4	6,370	1.06	25.79	22.62
2 Hilton Court		1991	181,592	100.0	6,528	1.08	35.95	31.33
1633 Littleton Road		1978	57,722	100.0	1,131	0.19	19.59	19.59
600 Parsippany Road		1978	96,000	84.4	1,490	0.25	18.39	14.18
1 Sylvan Way		1989	150,557	60.3	1,841	0.31	20.28	16.81
4 Sylvan Way		1984	105,135	100.0	1,929	0.32	18.35	16.47
5 Sylvan Way		1989	151,383	93.5	3,436	0.57	24.28	20.84
7 Sylvan Way		1987	145,983	100.0	3,219	0.53	22.05	19.29
22 Sylvan Way		2009	249,409	100.0	6,027	1.00	24.17	21.78
20 Waterview Boulevard		1988	225,550	100.0	5,313	0.88	23.56	20.02
35 Waterview Boulevard		1990	172,498	96.8	3,586	0.60	21.48	18.63
5 Wood Hollow Road		1979	317,040	84.5	4,769	0.79	17.80	14.35

PASSAIC COUNTY, NEW JERSEY
Clifton
777 Passaic Avenue		1983	75,000	66.0	1,350	0.22	27.27	25.39
Totowa
999 Riverview Drive		1988	56,066	89.7	861	0.14	17.12	15.07

SOMERSET COUNTY, NEW JERSEY
Basking Ridge
222 Mt. Airy Road		1986	49,000	100.0	1,059	0.18	21.61	16.20
233 Mt. Airy Road		1987	66,000	100.0	1,315	0.22	19.92	16.71
Bernards
106 Allen Road		2000	132,010	99.7	3,289	0.55	24.99	19.49
Branchburg
51 Imclone Drive		1986	63,213	100.0	344	0.06	5.44	4.62
Bridgewater
440 Route 22 East (g)		1990	198,376	82.5	0	0.00	0.00	0.00
721 Route 202/206		1989	192,741	86.4	3,640	0.60	21.86	15.76
Warren
10 Independence Boulevard		1988	120,528	100.0	3,330	0.55	27.63	25.38

UNION COUNTY, NEW JERSEY
Clark
100 Walnut Avenue		1985	182,555	94.1	4,755	0.79	27.68	23.27

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)

Cranford
6 Commerce Drive		1973	56,000	88.5	990	0.16	19.98	17.01
11 Commerce Drive		1981	90,000	100.0	2,039	0.34	22.66	19.10
12 Commerce Drive		1967	72,260	83.9	850	0.14	14.02	10.69
14 Commerce Drive		1971	67,189	71.3	1,118	0.19	23.34	18.81
20 Commerce Drive		1990	176,600	99.8	4,399	0.73	24.96	21.71
25 Commerce Drive		1971	67,749	95.8	1,446	0.24	22.28	20.32
65 Jackson Drive		1984	82,778	100.0	1,879	0.31	22.70	19.73
New Providence
890 Mountain Avenue		1977	80,000	91.4	1,780	0.30	24.34	22.89

Total New Jersey Office			19,396,060	89.9	408,151	67.77	23.42	20.40

NEW YORK COUNTY, NEW YORK
New York
125 Broad Street		1970	524,476	58.6	9,036	1.50	29.40	27.51

ROCKLAND COUNTY, NEW YORK
Suffern
400 Rella Boulevard		1988	180,000	87.1	3,712	0.62	23.68	21.03

WESTCHESTER COUNTY, NEW YORK
Elmsford
100 Clearbrook Road (c)		1975	60,000	98.0	1,118	0.19	19.01	17.31
101 Executive Boulevard		1971	50,000	12.6	361	0.06	57.30	51.27
555 Taxter Road		1986	170,554	80.3	3,468	0.58	25.32	20.47
565 Taxter Road		1988	170,554	90.2	3,977	0.66	25.85	21.42
570 Taxter Road		1972	75,000	73.6	1,292	0.21	23.41	21.56
Hawthorne
1 Skyline Drive		1980	20,400	99.0	356	0.06	17.63	16.59
2 Skyline Drive		1987	30,000	100.0	286	0.05	9.53	7.23
7 Skyline Drive		1987	109,000	83.2	2,730	0.45	30.10	26.61
17 Skyline Drive (f)		1989	85,000	100.0	1,630	0.27	19.18	18.53
19 Skyline Drive		1982	248,400	100.0	4,036	0.67	16.25	15.11
Tarrytown
200 White Plains Road		1982	89,000	92.6	1,731	0.29	21.00	18.52
220 White Plains Road		1984	89,000	76.8	1,634	0.27	23.91	20.91
White Plains
1 Barker Avenue		1975	68,000	95.0	1,660	0.28	25.70	23.54
3 Barker Avenue		1983	65,300	100.0	1,712	0.28	26.22	23.84
50 Main Street		1985	309,000	94.3	9,469	1.56	32.50	29.36
11 Martine Avenue		1987	180,000	89.2	4,621	0.77	28.78	26.20
1 Water Street		1979	45,700	100.0	1,140	0.19	24.95	21.51
Yonkers
1 Executive Boulevard		1982	112,000	100.0	2,774	0.46	24.77	21.57
3 Executive Boulevard		1987	58,000	94.8	1,598	0.27	29.06	28.03

Total New York Office			2,739,384	83.8	58,341	9.69	25.42	22.84

CHESTER COUNTY, PENNSYLVANIA
Berwyn
1000 Westlakes Drive		1989	60,696	92.2	1,522	0.25	27.20	26.20
1055 Westlakes Drive		1990	118,487	88.1	2,877	0.48	27.56	23.08
1205 Westlakes Drive		1988	130,265	87.6	3,149	0.52	27.60	24.19

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)

1235 Westlakes Drive		1986	134,902	99.0	2,975	0.49	22.28	18.39

DELAWARE COUNTY, PENNSYLVANIA
Lester
100 Stevens Drive		1986	95,000	100.0	2,771	0.46	29.17	26.55
200 Stevens Drive		1987	208,000	100.0	6,088	1.01	29.27	27.14
300 Stevens Drive		1992	68,000	90.7	1,398	0.23	22.67	18.69
Media
1400 Providence Road – Center I		1986	100,000	98.7	2,183	0.36	22.12	19.36
1400 Providence Road – Center II		1990	160,000	100.0	3,612	0.60	22.58	19.01
MONTGOMERY COUNTY, PENNSYLVANIA
Bala Cynwyd
150 Monument Road		1981	125,783	95.5	2,908	0.48	24.21	20.85
Blue Bell
4 Sentry Park		1982	63,930	78.8	1,036	0.17	20.57	17.35
5 Sentry Park East		1984	91,600	58.5	1,108	0.18	20.68	14.67
5 Sentry Park West		1984	38,400	31.5	253	0.04	20.92	18.44
16 Sentry Park West		1988	93,093	100.0	1,987	0.33	21.34	18.58
18 Sentry Park West		1988	95,010	99.8	2,182	0.36	23.01	20.18
King of Prussia
2200 Renaissance Boulevard		1985	174,124	57.9	2,304	0.38	22.85	18.24
Lower Providence
1000 Madison Avenue		1990	100,700	75.0	985	0.16	13.04	8.29
Plymouth Meeting
1150 Plymouth Meeting Mall		1970	167,748	69.1	2,641	0.44	22.78	17.61

Total Pennsylvania Office			2,025,738	86.3	41,979	6.94	24.02	20.54

FAIRFIELD COUNTY, CONNECTICUT
Norwalk
40 Richards Avenue		1985	145,487	69.5	2,340	0.39	23.14	19.69
Stamford
1266 East Main Street		1984	179,260	88.8	4,058	0.66	25.49	21.72

Total Connecticut Office			324,747	80.1	6,398	1.05	24.61	20.96

WASHINGTON, D.C.
1201 Connecticut Avenue, NW		1940	169,549	92.9	6,796	1.12	43.15	37.73
1400 L Street, NW		1987	159,000	100.0	5,818	0.97	36.59	30.89

Total District of Columbia Office			328,549	96.3	12,614	2.09	39.85	34.29

PRINCE GEORGE’S COUNTY, MARYLAND
Greenbelt
9200 Edmonston Road		1973	38,690	100.0	910	0.15	23.52	21.17
6301 Ivy Lane		1979	112,003	78.3	1,741	0.29	19.85	17.77
6303 Ivy Lane		1980	112,047	85.6	2,029	0.34	21.15	19.41
6305 Ivy Lane		1982	112,022	68.5	1,666	0.28	21.71	19.18
6404 Ivy Lane		1987	165,234	66.3	1,674	0.28	15.28	11.44
6406 Ivy Lane		1991	163,857	0.0	0	0.00	0.00	0.00
6411 Ivy Lane		1984	138,405	90.2	2,882	0.48	23.09	20.23

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Property Listing

Office Properties

(continued)

Property Location	Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)

Lanham
4200 Parliament Place	1989	122,000	93.7	2,754	0.46	24.09	22.29

Total Maryland Office		964,258	67.2	13,656	2.28	21.08	18.58


TOTAL OFFICE PROPERTIES		25,778,736	88.0	541,139	89.82	23.84	20.81

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office/Flex Properties
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)
BURLINGTON COUNTY, NEW JERSEY
Burlington
3 Terri Lane		1991	64,500	100.0	561	0.09	8.70	7.69
5 Terri Lane		1992	74,555	100.0	526	0.09	7.06	5.70
Moorestown
2 Commerce Drive		1986	49,000	85.4	274	0.05	6.55	4.49
101 Commerce Drive		1988	64,700	100.0	275	0.05	4.25	3.85
102 Commerce Drive		1987	38,400	87.5	215	0.04	6.40	4.61
201 Commerce Drive		1986	38,400	100.0	199	0.03	5.18	3.93
202 Commerce Drive		1988	51,200	82.8	212	0.04	5.00	4.15
1 Executive Drive		1989	20,570	81.1	162	0.03	9.71	7.67
2 Executive Drive		1988	60,800	90.3	442	0.07	8.05	5.72
101 Executive Drive		1990	29,355	99.7	306	0.05	10.46	8.06
102 Executive Drive		1990	64,000	100.0	474	0.08	7.41	7.02
225 Executive Drive		1990	50,600	79.1	175	0.03	4.37	3.02
97 Foster Road		1982	43,200	74.8	152	0.03	4.70	3.22
1507 Lancer Drive		1995	32,700	100.0	134	0.02	4.10	3.79
1245 North Church Street		1998	52,810	100.0	296	0.05	5.60	4.92
1247 North Church Street		1998	52,790	58.1	200	0.03	6.52	5.35
1256 North Church Street		1984	63,495	100.0	431	0.07	6.79	6.11
840 North Lenola Road		1995	38,300	100.0	370	0.06	9.66	7.86
844 North Lenola Road		1995	28,670	100.0	183	0.03	6.38	4.81
915 North Lenola Road		1998	52,488	100.0	297	0.05	5.66	4.48
2 Twosome Drive		2000	48,600	100.0	450	0.07	9.26	8.81
30 Twosome Drive		1997	39,675	100.0	283	0.05	7.13	5.44
31 Twosome Drive		1998	84,200	100.0	483	0.08	5.74	5.44
40 Twosome Drive		1996	40,265	100.0	305	0.05	7.57	6.41
41 Twosome Drive		1998	43,050	77.7	201	0.03	6.01	5.05
50 Twosome Drive		1997	34,075	100.0	257	0.04	7.54	7.13

GLOUCESTER COUNTY, NEW JERSEY
West Deptford
1451 Metropolitan Drive		1996	21,600	100.0	120	0.02	5.56	4.91

MERCER COUNTY, NEW JERSEY
Hamilton Township
100 Horizon Center Boulevard		1989	13,275	50.0	189	0.03	28.47	24.41
200 Horizon Drive		1991	45,770	100.0	601	0.10	13.13	11.89
300 Horizon Drive		1989	69,780	55.3	827	0.14	21.43	15.73
500 Horizon Drive		1990	41,205	88.7	509	0.08	13.93	13.02

MONMOUTH COUNTY, NEW JERSEY
Wall Township
1325 Campus Parkway		1988	35,000	100.0	653	0.11	18.66	14.63
1340 Campus Parkway		1992	72,502	100.0	888	0.15	12.25	9.85
1345 Campus Parkway		1995	76,300	85.4	874	0.15	13.41	10.39
1433 Highway 34		1985	69,020	70.2	554	0.09	11.43	8.59
1320 Wyckoff Avenue		1986	20,336	100.0	222	0.04	10.92	9.15
1324 Wyckoff Avenue		1987	21,168	81.5	186	0.03	10.78	6.84

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office/Flex Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)
PASSAIC COUNTY, NEW JERSEY
Totowa
1 Center Court		1999	38,961	46.2	300	0.05	16.67	15.50
2 Center Court		1998	30,600	62.8	326	0.05	16.96	14.73
11 Commerce Way		1989	47,025	100.0	610	0.10	12.97	12.59
20 Commerce Way		1992	42,540	70.8	320	0.05	10.62	10.49
29 Commerce Way		1990	48,930	100.0	699	0.12	14.29	11.38
40 Commerce Way		1987	50,576	72.5	329	0.05	8.97	8.26
45 Commerce Way		1992	51,207	100.0	480	0.08	9.37	7.77
60 Commerce Way		1988	50,333	100.0	590	0.10	11.72	9.58
80 Commerce Way		1996	22,500	100.0	266	0.04	11.82	10.58
100 Commerce Way		1996	24,600	66.9	290	0.05	17.62	15.68
120 Commerce Way		1994	9,024	100.0	117	0.02	12.97	12.19
140 Commerce Way		1994	26,881	99.5	350	0.06	13.09	12.23

Total New Jersey Office/Flex			2,189,531	89.5	18,163	3.02	9.26	7.77

WESTCHESTER COUNTY, NEW YORK
Elmsford
11 Clearbrook Road		1974	31,800	72.8	366	0.06	15.81	13.61
75 Clearbrook Road		1990	32,720	100.0	464	0.08	14.18	13.08
125 Clearbrook Road		2002	33,000	100.0	712	0.12	21.58	17.94
150 Clearbrook Road		1975	74,900	100.0	983	0.16	13.12	11.96
175 Clearbrook Road		1973	98,900	98.6	1,429	0.24	14.65	13.34
200 Clearbrook Road		1974	94,000	98.8	1,119	0.19	12.05	10.48
250 Clearbrook Road		1973	155,000	97.3	1,541	0.26	10.22	9.29
50 Executive Boulevard		1969	45,200	95.2	467	0.08	10.85	9.37
77 Executive Boulevard		1977	13,000	100.0	248	0.04	19.08	18.31
85 Executive Boulevard		1968	31,000	99.4	577	0.10	18.73	15.87
300 Executive Boulevard		1970	60,000	100.0	551	0.09	9.18	8.05
350 Executive Boulevard		1970	15,400	98.8	233	0.04	15.31	15.12
399 Executive Boulevard		1962	80,000	100.0	1,038	0.17	12.98	12.40
400 Executive Boulevard		1970	42,200	55.2	487	0.08	20.91	17.13
500 Executive Boulevard		1970	41,600	100.0	735	0.12	17.67	15.38
525 Executive Boulevard		1972	61,700	100.0	1,071	0.18	17.36	15.75
1 Westchester Plaza		1967	25,000	100.0	316	0.05	12.64	12.28
2 Westchester Plaza		1968	25,000	100.0	542	0.09	21.68	20.12
3 Westchester Plaza		1969	93,500	99.4	1,045	0.17	11.24	9.46
4 Westchester Plaza		1969	44,700	100.0	540	0.09	12.08	9.91
5 Westchester Plaza		1969	20,000	100.0	296	0.05	14.80	9.80
6 Westchester Plaza		1968	20,000	100.0	312	0.05	15.60	14.25
7 Westchester Plaza		1972	46,200	100.0	628	0.10	13.59	13.27
8 Westchester Plaza		1971	67,200	100.0	1,027	0.17	15.28	13.15
Hawthorne
200 Saw Mill River Road		1965	51,100	87.9	594	0.10	13.22	12.27
4 Skyline Drive		1987	80,600	100.0	1,254	0.21	15.56	13.23
5 Skyline Drive		1980	124,022	99.3	1,626	0.27	13.20	11.37
6 Skyline Drive		1980	44,155	100.0	149	0.02	3.37	2.88
8 Skyline Drive		1985	50,000	92.7	928	0.15	20.02	16.25
10 Skyline Drive		1985	20,000	100.0	351	0.06	17.55	14.75

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Office/Flex Properties (continued)
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e)
11 Skyline Drive (f)		1989	45,000	100.0	848	0.14	18.84	18.56
12 Skyline Drive (f)		1999	46,850	100.0	606	0.10	12.93	10.22
15 Skyline Drive (f)		1989	55,000	100.0	1,202	0.20	21.85	20.00
Yonkers
100 Corporate Boulevard		1987	78,000	98.3	1,554	0.26	20.27	19.16
200 Corporate Boulevard South		1990	84,000	99.8	1,571	0.26	18.74	17.93
4 Executive Plaza		1986	80,000	100.0	1,379	0.23	17.24	12.95
6 Executive Plaza		1987	80,000	99.2	1,511	0.25	19.04	17.54
1 Odell Plaza		1980	106,000	99.9	1,363	0.23	12.87	11.57
3 Odell Plaza		1984	71,065	100.0	1,596	0.26	22.46	20.83
5 Odell Plaza		1983	38,400	99.6	576	0.10	15.06	11.74
7 Odell Plaza		1984	42,600	99.6	771	0.13	18.17	17.02

Total New York Office/Flex			2,348,812	97.8	34,606	5.75	15.06	13.38

FAIRFIELD COUNTY, CONNECTICUT
Stamford
419 West Avenue		1986	88,000	100.0	1,363	0.23	15.49	13.84
500 West Avenue		1988	25,000	100.0	435	0.07	17.40	15.68
550 West Avenue		1990	54,000	100.0	932	0.15	17.26	16.91
600 West Avenue		1999	66,000	100.0	403	0.07	6.11	5.55
650 West Avenue		1998	40,000	100.0	686	0.11	17.15	15.90

Total Connecticut Office/Flex			273,000	100.0	3,819	0.63	13.99	12.91


TOTAL OFFICE/FLEX PROPERTIES			4,811,343	94.2	56,588	9.40	12.49	10.92

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

	Property Listing Industrial/Warehouse, Retail and Land Properties
Property Location		Year Built	Net Rentable (Sq. Ft.)	Percentage Leased as of 12/31/10 (%) (a)	2010 Base Rent ($000’s) (b) (c)	Percentage of Total 2010 Base Rent %	2010 Average Base Rent Per Sq. Ft. ($) (c) (d)	2010 Average Effective Rent Per Sq. Ft. ($) (c) (e

WESTCHESTER COUNTY, NEW YORK
Elmsford
1 Warehouse Lane (f)		1957	6,600	100.0	96	0.02	14.55	12.73
2 Warehouse Lane (f)		1957	10,900	100.0	149	0.02	13.67	13.03
3 Warehouse Lane (f)		1957	77,200	100.0	363	0.06	4.70	4.48
4 Warehouse Lane (f)		1957	195,500	96.7	1,845	0.31	9.76	8.79
5 Warehouse Lane (f)		1957	75,100	97.1	939	0.16	12.88	11.30
6 Warehouse Lane (f)		1982	22,100	100.0	538	0.09	24.34	23.53

Total Industrial/Warehouse Properties			387,400	97.8	3,930	0.66	10.38	9.45

WESTCHESTER COUNTY, NEW YORK
Tarrytown
230 White Plains Road		1984	9,300	100.0	179	0.03	19.25	18.82
Yonkers
2 Executive Boulevard		1986	8,000	100.0	35	0.01	4.38	4.38

Total Retail Properties			17,300	100.0	214	0.04	12.37	12.14

WESTCHESTER COUNTY, NEW YORK
Elmsford
700 Executive Boulevard		--	--	--	148	0.02	--	--
Yonkers
1 Enterprise Boulevard		--	--	--	185	0.03	--	--

Total New York Land Leases			--	--	333	0.05	--	--

PRINCE GEORGE’S COUNTY, MARYLAND
Greenbelt
Capital Office Park Parcel A		--	--	--	153	0.03	--	--

Total Maryland Land Leases			--	--	153	0.03	--	--

Total Land Leases			--	--	486	0.08	--	--

TOTAL PROPERTIES			30,994,779	89.1	602,357	100.00	21.81	19.04

(a)

Percentage leased includes all leases in effect as of the period end date, some of which have commencement dates in the future and leases expiring December 31, 2010 aggregating 187,058 square feet (representing 0.6 percent of the Company’s total net rentable square footage) for which no new leases were signed.

(b)

Total base rent for the 12 months ended December 31, 2010, determined in accordance with generally accepted accounting principles (“GAAP”). Substantially all of the leases provide for annual base rents plus recoveries and escalation charges based upon the tenant’s proportionate share of and/or increases in real estate taxes and certain operating costs, as defined, and the pass through of charges for electrical usage.

(c)	Excludes space leased by the Company.

(d)	Base rent for the 12 months ended December 31, 2010, divided by net rentable square feet leased at December 31, 2010.

(e)	Total base rent for 2010 minus total 2010 amortization of tenant improvements, leasing commissions and other concessions and costs, determined in accordance with GAAP, divided by net rentable square feet leased at December 31, 2010.

(f)	This property is located on land leased by the Company.

(g)

As this property was acquired, placed in service or initially consolidated by the Company during the 12 months ended December 31, 2010, the amounts represented in 2010 base rent reflect only that portion of the year during which the Company owned or consolidated the property. Accordingly, these amounts may not be indicative of the property’s full year results. For comparison purposes, the amounts represented in 2010 average base rent per sq. ft. for this property have been calculated by taking 2010 base rent for such property and annualizing these partial-year results, dividing such annualized amounts by the net rentable square feet leased at December 31, 2010. These annualized per square foot amounts may not be indicative of the property’s results had the Company owned or consolidated the property for the entirety of the 12 months ended December 31, 2010.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Significant Tenants

The following table sets forth a schedule of the Company’s 50 largest tenants for the Consolidated Properties as of December 31, 2010, based upon annualized base rents:

	Number of Properties	Annualized Base Rental Revenue ($) (a)	Percentage of Company Annualized Base Rental Revenue (%)	Square Feet Leased	Percentage Total Company Leased Sq. Ft. (%)	Year of Lease Expiration
National Union Fire Insurance Company of Pittsburgh, PA	3	13,648,052	2.2	472,651	1.7	(b)
DB Services New Jersey, Inc.	2	10,905,426	1.8	402,068	1.5	2017
New Cingular Wireless PCS, LLC	4	9,744,793	1.6	433,296	1.6	(c)
Wyndham Worldwide Operations	2	9,258,626	1.5	395,392	1.5	(d)
Keystone Mercy Health Plan	2	8,973,210	1.5	303,149	1.1	2020
United States of America-GSA	11	8,824,842	1.4	286,354	1.1	(e)
Prentice-Hall, Inc.	1	8,643,699	1.4	474,801	1.8	2014
Forest Research Institute, Inc.	1	8,271,398	1.3	215,659	0.8	2017
AT&T Corp.	2	7,934,132	1.3	395,528	1.5	(f)
ICAP Securities USA, LLC	1	6,304,775	1.0	159,834	0.6	2017
Toys 'R' Us – NJ, Inc.	1	6,152,682	1.0	242,518	0.9	2012
TD Ameritrade Online Holdings	1	6,036,278	1.0	188,776	0.7	2020
Daiichi Sankyo, Inc.	2	6,015,498	1.0	180,807	0.7	(g)
Credit Suisse (USA), Inc.	1	5,212,307	0.8	153,464	0.6	(h)
Merrill Lynch Pierce Fenner	1	5,001,213	0.8	294,189	1.1	2017
IBM Corporation	2	4,991,121	0.8	292,304	1.1	(i)
Montefiore Medical Center	5	4,905,268	0.8	222,670	0.8	(j)
National Financial Services	1	4,798,621	0.8	112,964	0.4	2012
KPMG, LLP	3	4,735,115	0.8	176,659	0.7	(k)
Allstate Insurance Company	8	4,665,368	0.8	221,156	0.8	(l)
Bank Of Tokyo-Mitsubishi, Ltd.	1	4,454,970	0.7	137,076	0.5	2019
J.H. Cohn, LLP	2	4,323,277	0.7	155,056	0.6	(m)
Vonage America, Inc.	1	4,091,500	0.7	350,000	1.3	2017
Morgan Stanley Smith Barney	4	4,061,541	0.7	142,530	0.5	(n)
Arch Insurance Company	1	3,685,118	0.6	106,815	0.4	2024
Morgan Stanley & Co., Inc.	1	3,674,040	0.6	306,170	1.1	2013
American Institute of Certified Public Accountants	1	3,455,040	0.6	142,953	0.5	2012
Oppenheimer & Co., Inc.	1	3,269,465	0.5	118,871	0.4	(o)
E*Trade Financial Corporation	1	3,124,160	0.5	106,573	0.4	2022
Shaw Facilities, Inc.	3	3,071,838	0.5	141,172	0.5	(p)
Dow Jones & Company, Inc.	1	3,057,773	0.5	92,312	0.3	2012
Alpharma, LLC	1	3,009,116	0.5	112,235	0.4	2018
SunAmerica Asset Management	1	2,958,893	0.5	69,621	0.2	2018
United States Life Insurance Co.	1	2,880,000	0.5	180,000	0.7	2013
Tullett Prebon Holdings Corp.	1	2,863,412	0.5	113,041	0.4	(q)
HQ Global Workplaces, LLC	7	2,831,482	0.5	133,209	0.5	(r)
High Point Safety & Insurance	2	2,827,665	0.5	116,889	0.4	2020
Lehman Brothers Holdings, Inc.	1	2,631,235	0.4	74,114	0.3	2012
Regus Business Centre Corp.	2	2,609,160	0.4	79,805	0.3	(s)
Natixis North America, Inc.	1	2,603,297	0.4	89,907	0.3	2021
Connell Foley, LLP	2	2,572,383	0.4	97,822	0.4	2015
AAA Mid-Atlantic, Inc.	2	2,535,780	0.4	129,784	0.5	(t)
New Jersey Turnpike Authority	1	2,530,631	0.4	100,223	0.4	2017
Tradeweb Markets, LLC	1	2,490,140	0.4	64,976	0.2	2017
Movado Group, Inc	1	2,449,828	0.4	90,050	0.3	2013
Lowenstein Sandler, P.C.	1	2,442,255	0.4	98,677	0.4	2017
Savvis Communications Corporation	1	2,430,116	0.3	71,474	0.2	2015
Sony Music Entertainment	1	2,359,986	0.3	97,653	0.4	2014
Rothstein, Kass & Company, P.C.	1	2,216,300	0.3	88,652	0.3	2017
Norris McLaughlin & Marcus, PA	1	2,216,278	0.3	86,913	0.3	2017

Total		234,749,103	38.0	9,318,812	34.4

See footnotes on subsequent page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Significant Tenants

(Continued)

(a)

(b)	69,944 square feet expire in 2012; 14,056 square feet expire in 2013; 271,533 square feet expire in 2018; 117,118 square feet expire 2019.

(c)	333,145 square feet expire in 2013; 72,385 square feet expire in 2014; 27,766 square feet expire in 2015.

(d)	145,983 square feet expire in 2011; 249,409 square feet expire in 2024.

(e)	9,901 square feet expire in 2011; 11,216 square feet expire in 2012; 65,438 square feet expire in 2013; 4,879 square feet expire in 2014; 180,729 square feet expire in 2015; 5,950 square feet expire in 2016; 8,241 square feet expire in 2017.

(f)	120,528 square feet expire in 2011; 275,000 square feet expire in 2014.

(g)	8,907 square feet expire in 2013; 171,900 square feet expire in 2022.

(h)	71,511 square feet expire in 2011; 81,953 square feet expire in 2012.

(i)	248,399 square feet expire in 2012; 43,905 square feet expire in 2013.

(j)	5,850 square feet expire in 2014; 7,200 square feet expire in 2016; 30,872 square feet expire in 2017; 36,385 square feet expire in 2018; 133,763 square feet expire in 2019; 8,600 square feet expire in 2020.

(k)	77,381 square feet expire in 2012; 53,409 square feet expire in 2019; 45,869 square feet expire in 2020.

(l)	70,933 square feet expire in 2011; 29,005 square feet expire in 2013; 4,456 square feet expire in 2014; 5,348 square feet expire in 2015; 4,014 square feet expire in 2016; 53,983 square feet expire in 2017; 53,417 square feet expire in 2018.

(m)	1,021 square feet expire in 2014; 154,035 square feet expire in 2020.

(n)	26,834 square feet expire in 2014; 29,654 square feet expire in 2015; 63,260 square feet expire in 2016; 22,782 square feet expire in 2018.

(o)	104,008 square feet expire in 2013; 14,863 square feet expire in 2017.

(p)	39,060 square feet expire in 2013; 102,112 square feet expire in 2015.

(q)	12,282 square feet expire in 2011; 100,759 square feet expire in 2023.

(r)	22,064 square feet expire in 2013; 22,279 square feet expire in 2015; 33,649 square feet expire in 2018; 19,485 square feet expire in 2019; 21,008 square feet expire in 2020; 14,724 square feet expire in 2021.

(s)	40,875 square feet expire in 2011; 38,930 square feet expire in 2016.

(t)	9,784 square feet expire in 2017; 120,000 square feet expire in 2022.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Schedule of Lease Expirations

All Consolidated Properties

The following table sets forth a schedule of lease expirations for the total of the Company’s office, office/flex, industrial/warehouse and stand-alone retail properties included in the Consolidated Properties beginning January 1, 2011, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2011 through 2013 only):

Year Of Expiration/ Market	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)	Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2011 (c)
Northern NJ	109	927,344	3.3	22,514,001	24.28	3.7
Central NJ	61	455,966	1.7	11,535,881	25.30	1.9
Westchester Co., NY	98	409,030	1.5	8,906,209	21.77	1.4
Manhattan	-	-	-	-	-	-
Sub. Philadelphia	60	447,561	1.7	8,372,537	18.71	1.4
Fairfield, CT	12	67,537	0.3	1,858,857	27.52	0.3
Washington, DC/MD	13	67,050	0.3	1,914,293	28.55	0.3
Rockland Co., NY	5	7,181	0.0	185,527	25.84	0.0
TOTAL – 2011	358	2,381,669	8.8	55,287,305	23.21	9.0


2012
Northern NJ	122	1,576,618	5.8	42,961,181	27.25	7.0
Central NJ	51	347,495	1.3	8,706,561	25.06	1.4
Westchester Co., NY	99	491,716	1.8	10,264,669	20.88	1.7
Manhattan	-	-	-	-	-	-
Sub. Philadelphia	67	457,757	1.7	6,272,009	13.70	1.0
Fairfield, CT	7	24,668	0.1	665,998	27.00	0.1
Washington, DC/MD	22	102,885	0.4	2,864,515	27.84	0.5
Rockland Co., NY	4	9,938	0.0	261,712	26.33	0.0
TOTAL – 2012	372	3,011,077	11.1	71,996,645	23.91	11.7


2013
Northern NJ	100	1,413,325	5.3	31,838,340	22.53	5.1
Central NJ	77	632,177	2.3	14,774,915	23.37	2.4
Westchester Co., NY	107	1,042,829	3.9	19,643,015	18.84	3.2
Manhattan	2	104,008	0.4	2,808,712	27.00	0.5
Sub. Philadelphia	55	303,624	1.1	5,237,563	17.25	0.9
Fairfield, CT	10	79,811	0.3	1,460,504	18.30	0.2
Washington, DC/MD	24	115,804	0.4	2,967,661	25.63	0.5
Rockland Co., NY	3	33,679	0.1	860,867	25.56	0.1
TOTAL – 2013	378	3,725,257	13.8	79,591,577	21.37	12.9

Schedule continued, with footnotes, on subsequent page.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Schedule of Lease Expirations

All Consolidated Properties (continued)

Year Of Expiration	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)		Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2014	303	2,952,299	10.9		64,388,903	21.81	10.4

2015	261	3,198,784	11.8		69,360,282	21.68	11.2

2016	202	2,215,906	8.2		48,418,940	21.85	7.8

2017	135	2,909,617	10.7		68,454,318	23.53	11.1

2018	87	1,630,330	6.0		39,030,171	23.94	6.3

2019	57	1,119,330	4.1		25,216,359	22.53	4.1

2020	50	1,083,340	4.0		24,209,864	22.35	3.9

2021	49	923,060	3.4		23,013,804	24.93	3.7

2022 and thereafter	46	1,950,622	7.2		49,057,346	25.15	7.9
Total/
Weighted Average	2,298	27,101,291	(c) (d)	100.0	618,025,514	22.80	100.0

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

(b)

(c)	Includes leases expiring December 31, 2010 aggregating 187,058 square feet and representing annualized rent of $3,827,976 for which no new leases were signed.

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

	Square Feet
Square footage leased to commercial tenants	27,101,291
Square footage used for corporate offices, management offices,
building use, retail tenants, food services, other ancillary
service tenants and occupancy adjustments	522,451
Square footage unleased	3,371,037
Total net rentable square footage (does not include land leases)	30,994,779

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Schedule of Lease Expirations

Office Properties

The following table sets forth a schedule of lease expirations for the office properties beginning January 1, 2011, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2011 through 2013 only):

Year Of Expiration/ Market	Number Of Leases Expiring (a)		Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)		Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2011 (c)
Northern NJ		103	875,396	3.7		21,819,671	24.93	4.1
Central NJ		55	437,799	2.0		11,268,296	25.74	2.0
Westchester Co., NY		59	204,145	0.9		5,706,159	27.95	1.0
Manhattan		-	-	-		-	-	-
Sub. Philadelphia		45	285,548	1.3		7,206,670	25.24	1.3
Fairfield Co., CT		11	60,537	0.3		1,795,857	29.67	0.3
Washington, DC/MD		13	67,050	0.3		1,914,293	28.55	0.4
Rockland Co., NY		5	7,181	0.0		185,527	25.84	0.0
TOTAL – 2011		291	1,937,656	8.5		49,896,473	25.75	9.1

2012
Northern NJ		110	1,492,837	6.8		41,716,499	27.94	7.6
Central NJ		44	296,487	1.3		8,084,748	27.27	1.5
Westchester Co., NY		57	217,676	1.0		5,769,678	26.51	1.0
Manhattan		-	-	-		-	-	-
Sub. Philadelphia		41	177,152	0.8		4,119,639	23.25	0.7
Fairfield Co., CT		7	24,668	0.1		665,998	27.00	0.1
Washington, DC/MD		22	102,885	0.5		2,864,515	27.84	0.5
Rockland Co., NY		4	9,938	0.0		261,712	26.33	0.1
TOTAL – 2012		285	2,321,643	10.5		63,482,789	27.34	11.5

2013
Northern NJ		93	1,343,004	6.0		30,933,448	23.03	5.5
Central NJ		68	512,459	2.3		13,174,094	25.71	2.4
Westchester Co., NY		51	467,091	2.1		10,709,097	22.93	1.9
Manhattan		2	104,008	0.5		2,808,712	27.00	0.5
Sub. Philadelphia		38	181,236	0.8		4,262,611	23.52	0.8
Fairfield Co., CT		6	11,248	0.1		292,923	26.04	0.1
Washington, DC/MD		24	115,804	0.5		2,967,661	25.63	0.5
Rockland Co., NY		3	33,679	0.2		860,867	25.56	0.2
TOTAL – 2013		285	2,768,529	12.5		66,009,413	23.84	11.9

2014		243	2,351,998	10.6		57,042,676	24.25	10.3

2015		217	2,811,124	12.7		64,582,772	22.97	11.7

2016		166	1,811,379	8.2		42,702,705	23.57	7.7

2017		110	2,651,971	12.0		64,763,925	24.42	11.7

2018		62	1,186,896	5.4		33,363,353	28.11	6.0

2019		40	752,331	3.4		19,806,107	26.33	3.6

2020		39	909,792	4.1		22,109,470	24.30	4.0

2021		43	861,513	3.9		22,173,117	25.74	4.0

2022 and thereafter		40	1,825,083	8.2		47,253,148	25.89	8.5
Totals/Weighted Average		1,821	22,189,915 (c)		100.0	553,185,948	24.93	100.0

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

(b)

(c)	Includes leases expiring December 31, 2010 aggregating 159,154 square feet and representing annualized rent of $3,430,877 for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Schedule of Lease Expirations

Office/Flex Properties

The following table sets forth a schedule of lease expirations for the office/flex properties beginning January 1, 2011, assuming that none of the tenants exercise renewal or termination options (with a breakdown by market for 2011 through 2013 only):

Year Of Expiration/ Market	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)		Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2011 (c)
Northern NJ	6	51,948	1.1		694,330	13.37	1.2
Central NJ	6	18,167	0.4		267,585	14.73	0.4
Westchester Co., NY	39	204,885	4.5		3,200,050	15.62	5.3
Sub. Philadelphia	15	162,013	3.6		1,165,867	7.20	1.9
Fairfield Co., CT	1	7,000	0.2		63,000	9.00	0.1
TOTAL – 2011	67	444,013	9.8		5,390,832	12.14	8.9

2012
Northern NJ	12	83,781	1.9		1,244,682	14.86	2.0
Central NJ	7	51,008	1.1		621,813	12.19	1.0
Westchester Co., NY	42	274,040	6.1		4,494,991	16.40	7.5
Sub. Philadelphia	26	280,605	6.2		2,152,370	7.67	3.6
Fairfield Co., CT	-	-	-		-	-	-
TOTAL – 2012	87	689,434	15.3		8,513,856	12.35	14.1

2013
Northern NJ	7	70,321	1.6		904,892	12.87	1.5
Central NJ	9	119,718	2.7		1,600,821	13.37	2.7
Westchester Co., NY	45	421,433	9.3		7,517,630	17.84	12.5
Sub. Philadelphia	17	122,388	2.7		974,952	7.97	1.6
Fairfield Co., CT	4	68,563	1.5		1,167,581	17.03	1.9
TOTAL – 2013	82	802,423	17.8		12,165,876	15.16	20.2

2014	56	560,456	12.4		6,531,909	11.65	10.8

2015	43	359,660	8.0		4,441,510	12.35	7.4

2016	32	373,539	8.3		5,375,177	14.39	8.9

2017	25	257,646	5.7		3,690,393	14.32	6.1

2018	24	308,352	6.8		4,236,818	13.74	7.0

2019	17	366,999	8.1		5,410,252	14.74	9.0

2020	11	173,548	3.8		2,100,394	12.10	3.5

2021	6	61,547	1.4		840,687	13.66	1.4

2022 and thereafter	5	117,539	2.6		1,640,998	13.96	2.7
Totals/Weighted
Average	455	4,515,156	(c)	100.0	60,338,702	13.36	100.0

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

(b)

(c)	Includes leases expiring December 31, 2010 aggregating 27,904 square feet and representing annualized rent of $397,098 for which no new leases were signed.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Schedule of Lease Expirations

Industrial/Warehouse Properties

The following table sets forth a schedule of lease expirations for the industrial/warehouse properties beginning January 1, 2011, assuming that none of the tenants exercise renewal or termination options. All industrial/warehouse properties are located in the Westchester County, NY market:

Year Of Expiration	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)		Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2013	11	154,305	40.7		1,416,288	9.18	34.0

2014	3	30,545	8.1		639,318	20.93	15.4

2015	1	28,000	7.4		336,000	12.00	8.0

2016	4	30,988	8.2		341,058	11.01	8.2

2018	1	135,082	35.6		1,430,000	10.59	34.4
Totals/Weighted
Average	20	378,920		100.0	4,162,664	10.99	100.0

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

(b)

Annualized base rental revenue is based on actual December 2010 billings times 12. For leases whose rent commences after January 1, 2011, annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, the historical results may differ from those set forth above.

Stand-Alone Retail Properties

The following table sets forth a schedule of lease expirations for the stand-alone retail properties beginning January 1, 2011, assuming that none of the tenants exercise renewal or termination options. All stand-alone retail properties are located in the Westchester County, NY market:

Year Of Expiration	Number Of Leases Expiring (a)	Net Rentable Area Subject To Expiring Leases (Sq. Ft.)	Percentage Of Total Leased Square Feet Represented By Expiring Leases (%)	Annualized Base Rental Revenue Under Expiring Leases ($) (b)	Average Annual Base Rent Per Net Rentable Square Foot Represented By Expiring Leases ($)	Percentage Of Annual Base Rent Under Expiring Leases (%)

2014	1	9,300	53.8	175,000	18.82	51.7

2022 and beyond	1	8,000	46.2	163,200	20.40	48.3
Totals/Weighted
Average	2	17,300	100.0	338,200	19.55	100.0

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

(b)

Annualized base rental revenue is based on actual December 2010 billings times 12. For leases whose rent commences after January 1, 2011 annualized base rental revenue is based on the first full month’s billing times 12. As annualized base rental revenue is not derived from historical GAAP results, historical results may differ from those set forth above.

Mack-Cali Realty Corporation

Supplemental Operating and Financial Data for the Quarter Ended December 31, 2010

Veris Residential (VRE) 8-KResults of Operations and Financial Condition