vrt10k2009.htm - Generated by SEC Publisher for SEC Filing

 

 

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D. C. 20549

FORM 10-K

 

x

ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934

 

For the Fiscal Year Ended:

December 31, 2009

 

 

OR

 

o

TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934

 

 

For the transition period from

to

 

Commission File Number:

1‑11954

 

 

 

VORNADO REALTY TRUST

 (Exact name of Registrant as specified in its charter)

 

Maryland

 

22‑1657560

(State or other jurisdiction of incorporation or organization)

 

(I.R.S. Employer Identification Number)

 

 

 

888 Seventh Avenue, New York, New York

 

10019

(Address of Principal Executive Offices)

 

(Zip Code)

 

Registrant’s telephone number including area code:

(212) 894‑7000

 

Securities registered pursuant to Section 12(b) of the Act:

 

Title of Each Class

 

Name of Each Exchange on Which Registered

Common Shares of beneficial interest,
$.04 par value per share

 

New York Stock Exchange

 

 

 

Series A Convertible Preferred Shares
of beneficial interest, no par value

 

New York Stock Exchange

 

 

 

Cumulative Redeemable Preferred Shares of beneficial
interest, no par value:

 

 

 

 

 

8.5% Series B

 

New York Stock Exchange

 

 

 

8.5% Series C

 

New York Stock Exchange

 

 

 

7.0% Series E

 

New York Stock Exchange

 

 

 

6.75% Series F

 

New York Stock Exchange

 

 

 

6.625% Series G

 

New York Stock Exchange

 

 

 

6.75% Series H

 

New York Stock Exchange

 

 

 

6.625% Series I

 

New York Stock Exchange

 

 

Securities registered pursuant to Section 12(g) of the Act:      NONE


 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.

 

YES  x     NO o

 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.

YES o     NO x

 

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

YES x     NO o

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate website, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).  

Yes x No o

 

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S‑K is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10‑K or any amendment to this Form 10‑K. o

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a smaller reporting company.  See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act.

 

x Large Accelerated Filer

 

o Accelerated Filer

o Non-Accelerated Filer (Do not check if smaller reporting company)

 

o Smaller Reporting Company

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).

YES o  NO x

 

The aggregate market value of the voting and non-voting common shares held by non‑affiliates of the registrant, i.e. by persons other than officers and trustees of Vornado Realty Trust, was $7,216,326,000 at June 30, 2009.

 

As of December 31, 2009, there were 181,214,161 of the registrant’s common shares of beneficial interest outstanding.

 

Documents Incorporated by Reference

 

Part III:  Portions of Proxy Statement for Annual Meeting of Shareholders to be held on May 13, 2010.

 

 

This Annual Report on Form 10-K omits financial statements required under Rule 3-09 of Regulation S-X, for Toys “R” Us, Inc. and Lexington Realty Trust.  An amendment to this Annual Report on Form 10-K will be filed as promptly as practicable following the availability of such financial statements.

 

 

 


 

INDEX

 

 

Item

Financial Information:

Page Number

 

 

 

 

PART I.

1.

Business

4

 

 

 

 

 

1A.

Risk Factors

8

 

 

 

 

 

1B.

Unresolved Staff Comments

20

 

 

 

 

 

2.

Properties

20

 

 

 

 

 

3.

Legal Proceedings

56

 

 

 

 

 

4.

Submission of Matters to a Vote of Security Holders
Executive Officers of the Registrant

57

 

 

 

 

PART II.

5.

Market for Registrant’s Common Equity, Related Stockholder Matters and
Issuer Purchases of Equity Securities

58

 

 

 

 

 

6.

Selected Financial Data

60

 

 

 

 

 

7.

Management’s Discussion and Analysis of Financial Condition and
Results of Operations

62

 

 

 

 

 

7A.

Quantitative and Qualitative Disclosures about Market Risk

109

 

 

 

 

 

8.

Financial Statements and Supplementary Data

110

 

 

 

 

 

9.

Changes in and Disagreements with Accountants on
Accounting and Financial Disclosure

164

 

 

 

 

 

9A.

Controls and Procedures

164

 

 

 

 

 

9B.

Other Information

166

 

 

 

 

PART III.

10.

Directors, Executive Officers and Corporate Governance (1)

166

 

 

 

 

 

11.

Executive Compensation (1)

166

 

 

 

 

 

12.

Security Ownership of Certain Beneficial Owners and Management
and Related Stockholder Matters (1)

166

 

 

 

 

 

13.

Certain Relationships and Related Transactions, and Director Independence (1)

166

 

 

 

 

 

14.

Principal Accounting Fees and Services (1)

167

 

 

 

 

PART IV.

15.

Exhibits and Financial Statement Schedules

167

 

 

 

 

Signatures

 

 

168

 

 

 

 

_______________________

(1)     These items are omitted in whole or in part because the registrant will file a definitive Proxy Statement pursuant to Regulation 14A under the Securities Exchange Act of 1934 with the Securities and Exchange Commission not later than 120 days after December 31, 2009, portions of which are incorporated by reference herein. See “Executive Officers of the Registrant” on page 57 of this Annual Report on Form 10‑K for information relating to executive officers.

 

 

2


Forward-Looking Statements

 

 

Certain statements contained herein constitute forward‑looking statements as such term is defined in Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Forward-looking statements are not guarantees of performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition and business may differ materially from those expressed in these forward-looking statements. You can find many of these statements by looking for words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this Annual Report on Form 10&# 8209;K. We also note the following forward-looking statements: in the case of our development projects, the estimated completion date, estimated project cost and cost to complete; and estimates of future capital expenditures, common and preferred share dividends and operating partnership distributions. Many of the factors that will determine the outcome of these and our other forward-looking statements are beyond our ability to control or predict. For further discussion of factors that could materially affect the outcome of our forward-looking statements, see “Item 1A. Risk Factors” in this Annual Report on Form 10-K.

 

For these statements, we claim the protection of the safe harbor for forward-looking statements contained in the Private Securities Litigation Reform Act of 1995. You are cautioned not to place undue reliance on our forward-looking statements, which speak only as of the date of this Annual Report on Form 10-K or the date of any document incorporated by reference. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-looking statements to reflect events or circumstances occurring after the date of this Annual Report on Form 10-K.

 

3


PART I

ITEM 1.          BUSINESS

The Company

Vornado Realty Trust (“Vornado”) is a fully‑integrated real estate investment trust (“REIT”) and conducts its business through, and substantially all of its interests in properties are held by, Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”). Vornado is the sole general partner of, and owned approximately 92.5% of the common limited partnership interest in, the Operating Partnership at December 31, 2009. All references to “we,” “us,” “our,” the “Company” and “Vornado” refer to Vornado Realty Trust and its consolidated subsidiaries, including the Operating Partnership.

 

On May 14, 2009, our Board of Trustees executed its long-planned management succession strategy and elected Michael D. Fascitelli, as our Chief Executive Officer, succeeding Steven Roth, who continues to serve as Chairman of the Board. 

 

As of December 31, 2009, we own directly or indirectly:

 

Office Properties:

(i)               all or portions of 28  properties aggregating 16.2 million square feet in the New York City metropolitan area (primarily Manhattan);

 

(ii)         all or portions of 84 properties aggregating 18.6 million square feet in the Washington, DC / Northern Virginia areas;

 

(iii)        a 70% controlling interest in 555 California Street, a three-building complex aggregating 1.8 million square feet in San Francisco’s financial district;

 

Retail Properties:

(iv)        162 properties aggregating 22.6 million square feet, including 3.9 million square feet owned by tenants on land leased from us, primarily in Manhattan, the northeast states, California and Puerto Rico;

 

 

Merchandise Mart Properties:

(v)         8 properties aggregating 8.9 million square feet of showroom and office space, including the 3.5 million square foot Merchandise Mart in Chicago; 

 

 

Toys “R” Us, Inc. (“Toys”):

(vi)        a 32.7% interest in Toys which owns and/or operates 1,567 stores worldwide, including 851 stores in the United States and 716 stores internationally; 

 

 

Other Real Estate Investments:

 

(vii)       32.4% of the common stock of Alexander’s, Inc. (NYSE: ALX), which has seven properties in the greater New York metropolitan area;

 

(viii)      the Hotel Pennsylvania in New York City;

 

(ix)         mezzanine loans on real estate; and

 

(x)          other real estate and investments, including marketable securities.

4


Objectives and Strategy

Our business objective is to maximize shareholder value. We intend to achieve this objective by continuing to pursue our investment philosophy and executing our operating strategies through:

 

·      Maintaining a superior team of operating and investment professionals and an entrepreneurial spirit;

·      Investing in properties in select markets, such as New York City and Washington, DC, where we believe there is a high likelihood of capital appreciation;

·      Acquiring quality properties at a discount to replacement cost and where there is a significant potential for higher rents;

·      Investing in retail properties in select under-stored locations such as the New York City metropolitan area;

·      Investing in fully-integrated operating companies that have a significant real estate component; and

·      Developing and redeveloping existing properties to increase returns and maximize value.

 

We expect to finance our growth, acquisitions and investments using internally generated funds, proceeds from possible asset sales and by accessing the public and private capital markets.  We may also offer Vornado common or preferred shares or Operating Partnership units in exchange for property and may repurchase or otherwise reacquire our shares or any other securities in the future.

 

We may also determine to raise capital for future real estate acquisitions through an institutional investment fund.  We would serve as the general partner of the fund and would also expect to be a limited partner of the fund and have the potential to earn certain incentives based on the fund’s performance.  The fund may serve as our exclusive investment vehicle for a limited period of time for all investments that fit within the fund’s investment parameters.  If we determine to raise capital through a fund, the partnership interests offered would not be registered under the Securities Act of 1933 and could not be offered or sold in the United States absent registration under that act or an applicable exemption from those registration requirements.

 

 

BUSINESS ENVIRONMENT

 

The economic recession and illiquidity and volatility in the financial and capital markets have negatively affected substantially all businesses, including ours.  Demand for office and retail space has declined nationwide due to bankruptcies, downsizing, layoffs and cost cutting.  Real estate transactions and development opportunities have significantly curtailed and capitalization rates have risen.  These trends have negatively impacted our 2008 and 2009 financial results, which include losses associated with abandoned development projects, valuation allowances on investments in mezzanine loans and impairments on other real estate investments.  The details of these non-cash charges are described in Management’s Discussion and Analysis of Financial Condition and Results of Operations in Part II, Item 7 of this annual report on Form 10-K.  It is not possible for us to quantify the impact of the above trends, which may continue in 2010 and beyond, on our future financial results.

 

 

ACQUISITIONS and DISPOSITIONS

 

We did not make any significant investments in real estate during 2009.

 

On September 1, 2009, we sold 1999 K Street, a newly developed 250,000 square foot office building, in Washington’s Central Business District, for $207,800,000 in cash, which resulted in a net gain of $41,211,000.  We also sold 15 retail properties during 2009 in separate transactions for an aggregate of $55,000,000 in cash, which resulted in net gains aggregating $4,073,000.

 

 

5


 

Financing Activities

 

In April 2009, we sold 17,250,000 common shares, including underwriters’ over-allotment, in an underwritten public offering pursuant to an effective registration statement at an initial public offering price of $43.00 per share.  We received net proceeds of $710,226,000, after underwriters’ discount and offering expenses and contributed the net proceeds to the Operating Partnership in exchange for 17,250,000 Class A units of the Operating Partnership. 

 

On September 30, 2009, we completed a public offering of $460,000,000 principal amount of 7.875% callable senior unsecured 30-year notes (NYSE: VNOD) due October 1, 2039.  The notes were sold to the public at par and may be redeemed at our option, in whole or in part, beginning in October 2014 at a price equal to the principal amount plus accrued and unpaid interest.  We received net proceeds of approximately $446,000,000 from the offering which were used to repay debt and for general corporate purposes.

 

During 2009, we purchased $1,912,724,000 (aggregate face amount) of our convertible senior debentures and $352,740,000 (aggregate face amount) of our senior unsecured notes for $1,877,510,000 and $343,694,000 in cash, respectively.  This debt was acquired through tender offers and in the open market and has been retired.   We also repaid $650,285,000 of existing property level debt and completed $277,000,000 of property level financings. 

 

 

Development and Redevelopment Projects

We are currently engaged in certain development/redevelopment projects for which we have budgeted approximately $200,000,000.  Of this amount, $78,118,000 was expended prior to 2009 and $50,513,000 was expended during 2009.  Substantially all of the estimated costs to complete these projects, aggregating approximately $71,000,000, are anticipated to be expended during 2010, of which approximately $18,000,000 will be funded by existing construction loans.  We are also evaluating other development opportunities for which final plans, budgeted costs and financing have yet to be determined.  There can be no assurance that any of our development projects will commence, or if commenced, be completed on schedule or within budget. 

 

 

  Segment Data

We operate in the following business segments: New York Office Properties, Washington, DC Office Properties, Retail Properties, Merchandise Mart Properties and Toys. Financial information related to these business segments for the years ended December 31, 2009, 2008 and 2007 are set forth in Note 22 – Segment Information to our consolidated financial statements in this Annual Report on Form 10-K.  The Merchandise Mart Properties segment has trade show operations in Canada and Switzerland. The Toys segment has 716 locations internationally. In addition, we have five partially owned nonconsolidated investments in real estate partnerships located in India, which are included in the Other segment.

 

 

SEASONALITY

Our revenues and expenses are subject to seasonality during the year which impacts quarterly net earnings, cash flows and funds from operations, and therefore comparisons of the current quarter to the previous quarter. The business of Toys is highly seasonal. Historically, Toys’ fourth quarter net income, which we record on a one-quarter lag basis in our first quarter, accounts for more than 80% of its fiscal year net income. The New York and Washington, DC Office Properties and Merchandise Mart Properties segments have historically experienced higher utility costs in the first and third quarters of the year. The Merchandise Mart Properties segment has also experienced higher earnings in the second and fourth quarters of the year due to major trade shows occurring in those quarters. The Retail Properties segment revenue in the fourth quarter is typically higher due to the recognition of percentage rental income.

 

 

 


6


 

tenants ACCOUNTING FOR over 10% of revenues

None of our tenants accounted for more than 10% of total revenues in any of the years ended December 31, 2009, 2008 and 2007.

 

 

Certain Activities

We are not required to base our acquisitions and investments on specific allocations by type of property. We have historically held our properties for long‑term investment; however, it is possible that properties in the portfolio may be sold as circumstances warrant. Further, we have not adopted a policy that limits the amount or percentage of assets which could be invested in a specific property or property type. While we may seek the vote of our shareholders in connection with any particular material transaction, generally our activities are reviewed and may be modified from time to time by our Board of Trustees without the vote of shareholders.

 

 

Employees

As of December 31, 2009, we have approximately 4,597 employees, of which 308 are corporate staff. The New York Office Properties segment has 128 employees and an additional 2,512 employees of Building Maintenance Services LLC, a wholly owned subsidiary, which provides cleaning, security and engineering services primarily to our New York Office and Washington, DC Office properties. The Washington, DC Office Properties, Retail Properties and Merchandise Mart Properties segments have 396, 176 and 582 employees, respectively, and the Hotel Pennsylvania has 495 employees. The foregoing does not include employees of partially owned entities, including Toys or Alexander’s, in which we own 32.7% and 32.4%, respectively.

 

 

principal executive offices

Our principal executive offices are located at 888 Seventh Avenue, New York, New York 10019; telephone (212) 894‑7000.

 

 

MATERIALS AVAILABLE ON OUR WEBSITE

Copies of our Annual Report on Form 10‑K, Quarterly Reports on Form 10‑Q, Current Reports on Form 8‑K, and amendments to those reports, as well as Reports on Forms 3, 4 and 5 regarding officers, trustees or 10% beneficial owners of us, filed or furnished pursuant to Section 13(a), 15(d) or 16(a) of the Securities Exchange Act of 1934 are available free of charge through our website (www.vno.com) as soon as reasonably practicable after they are electronically filed with, or furnished to, the Securities and Exchange Commission. Also available on our website are copies of our Audit Committee Charter, Compensation Committee Charter, Corporate Governance and Nominating Committee Charter , Code of Business Conduct and Ethics and Corporate Governance Guidelines. In the event of any changes to these charters or the code or guidelines, changed copies will also be made available on our website.  Copies of these documents are also available directly from us free of charge.  Our website also includes other financial information about us, including certain non-GAAP financial measures, none of which is a part of this Annual Report on Form 10-K.

 

7


 

ITEM 1A. RISK FACTORS

Material factors that may adversely affect our business, operations and financial condition are summarized below.

 

Real Estate Investments’ Value and Income Fluctuate Due to Various Factors.

The value of real estate fluctuates depending on conditions in the general economy and the real estate business. These conditions may also limit our revenues and available cash.

 

The factors that affect the value of our real estate investments include, among other things:

 

·      national, regional and local economic conditions;

·      competition from other available space;

·      local conditions such as an oversupply of space or a reduction in demand for real estate in the area;

·      how well we manage our properties;

·      changes in market rental rates;

·      the timing and costs associated with property improvements and rentals;

·      whether we are able to pass some or all of any increases in operating costs through to tenants;

·      changes in real estate taxes and other expenses;  

·      whether tenants and users such as customers and shoppers consider a property attractive;

·      the financial condition of our tenants, including the extent of tenant bankruptcies or defaults;

·      availability of financing on acceptable terms or at all;

·      fluctuations in interest rates;

·      our ability to secure adequate insurance;

·      changes in taxation;

·      changes in zoning laws;

·      government regulation;

·      consequences of any armed conflict involving, or terrorist attack against, the United States;

·      natural disasters;

·      potential liability under environmental or other laws or regulations; and

·      general competitive factors.

 

The rents we receive and the occupancy levels at our properties may decline as a result of adverse changes in any of these factors. If rental revenues and/or occupancy levels decline, we generally would expect to have less cash available to pay indebtedness and for distribution to shareholders. In addition, some of our major expenses, including mortgage payments, real estate taxes and maintenance costs, generally do not decline when the related rents decline.

 

Capital markets and economic conditions can materially affect our financial condition and results of operations and the value of our debt and equity securities.

There are many factors that can affect the value of our debt and equity securities, including the state of the capital markets and the economy, which have recently negatively affected substantially all businesses, including ours.  Demand for office and retail space has declined nationwide due to bankruptcies, downsizing, layoffs and cost cutting.  Real estate transactions and development opportunities have significantly curtailed and capitalization rates have risen. As a result, the cost and availability of credit has been and may continue to be adversely affected by illiquid credit markets and wider credit spreads.  Concern about the stability of the markets generally and the strength of counterparties specifically has led many lenders and institutional investors to reduce, and in some cases, cease to provide funding to borrowers, and this may adversely affe ct our liquidity and financial condition, and the liquidity and financial condition of our tenants.  If these market conditions continue, they may limit our ability and the ability of our tenants, to timely refinance maturing liabilities and access the capital markets to meet liquidity needs which may materially affect our financial condition and results of operations and the value of our debt and equity securities.

 

 

8


 

Real estate is a competitive business.

Our business segments – New York Office Properties, Washington, DC Office Properties, Retail Properties, Merchandise Mart Properties, Toys and Other – operate in highly competitive environments. We have a large concentration of properties in the New York City metropolitan area and in the Washington, DC / Northern Virginia areas. We compete with a large number of property owners and developers, some of which may be willing to accept lower returns on their investments. Principal factors of competition are rents charged, attractiveness of location, the quality of the property and the breadth and quality of services provided. Our success depends upon, among other factors, trends of the national, regional and local economies, financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and re novation costs, taxes, governmental regulation, legislation and population trends.

 

We depend on leasing space to tenants on economically favorable terms and collecting rent from tenants who may not be able to pay.

Our financial results depend significantly on leasing space in our properties to tenants on economically favorable terms. In addition, because a substantial majority of our income comes from renting of real property, our income, funds available to pay indebtedness and funds available for distribution to shareholders will decrease if a significant number of our tenants cannot pay their rent or if we are not able to maintain occupancy levels on favorable terms. If a tenant does not pay its rent, we may not be able to enforce our rights as landlord without delays and may incur substantial legal costs.  During periods of economic adversity such as we are currently experiencing, there may be an increase in the number of tenants that cannot pay their rent and an increase in vacancy rates.

 

Bankruptcy or insolvency of tenants may decrease our revenues and available cash.

From time to time, some of our tenants have declared bankruptcy, and other tenants may declare bankruptcy or become insolvent in the future. In the case of our shopping centers, the bankruptcy or insolvency of a major tenant could cause us to suffer lower revenues and operational difficulties, including leasing the remainder of the property. As a result, the bankruptcy or insolvency of a major tenant could result in a lower level of net income and funds available for the payment of indebtedness or for distribution to shareholders.  The current economic environment and market conditions may result in tenant bankruptcies and write-offs, which could, in the aggregate, be material to our results of operations in a particular period. 

 

We may incur costs to comply with environmental laws.

Our operations and properties are subject to various federal, state and local laws and regulations concerning the protection of the environment, including air and water quality, hazardous or toxic substances and health and safety. Under some environmental laws, a current or previous owner or operator of real estate may be required to investigate and clean up hazardous or toxic substances released at a property. The owner or operator may also be held liable to a governmental entity or to third parties for property damage or personal injuries and for investigation and clean-up costs incurred by those parties because of the contamination. These laws often impose liability without regard to whether the owner or operator knew of the release of the substances or caused the release. The presence of contamination or the failure to remediate contamination may impair our ability to s ell or lease real estate or to borrow using the real estate as collateral. Other laws and regulations govern indoor and outdoor air quality including those that can require the abatement or removal of asbestos-containing materials in the event of damage, demolition, renovation or remodeling and also govern emissions of and exposure to asbestos fibers in the air. The maintenance and removal of lead paint and certain electrical equipment containing polychlorinated biphenyls (PCBs) and underground storage tanks are also regulated by federal and state laws. We are also subject to risks associated with human exposure to chemical or biological contaminants such as molds, pollens, viruses and bacteria which, above certain levels, can be alleged to be connected to allergic or other health effects and symptoms in susceptible individuals. We could incur fines for environmental compliance and be held liable for the costs of remedial action with respect to the foregoing regulated substances or tanks or related claims ar ising out of environmental contamination or human exposure to contamination at or from our properties.

 

Each of our properties has been subject to varying degrees of environmental assessment. The environmental assessments did not, as of this date, reveal any environmental condition material to our business. However, identification of new compliance concerns or undiscovered areas of contamination, changes in the extent or known scope of contamination, discovery of additional sites, human exposure to the contamination or changes in clean-up or compliance requirements could result in significant costs to us.

 

9


Inflation or deflation may adversely affect our financial condition and results of operations.

 

Although neither inflation nor deflation has materially impacted our operations in the recent past, increased inflation could have a pronounced negative impact on our mortgages and interest rates and general and administrative expenses, as these costs could increase at a rate higher than our rents.  Inflation could also have an adverse effect on consumer spending which could impact our tenants’ sales and, in turn, our percentage rents, where applicable.  Conversely, deflation could lead to downward pressure on rents and other sources of income.  In addition, we own 9 residential properties which are leased to tenants with one-year lease terms.  Because these are short-term leases, declines in market rents will impact our residential properties faster than if the leases were for longer terms.

 

Some of our potential losses may not be covered by insurance.

We maintain general liability insurance with limits of $300,000,000 per occurrence and all risk property and rental value insurance with limits of $2.0 billion per occurrence, including coverage for terrorist acts, with sub-limits for certain perils such as floods.  Our California properties have earthquake insurance with coverage of $150,000,000 per occurrence, subject to a deductible in the amount of 5% of the value of the affected property, and a $150,000,000 annual aggregate.

 

Penn Plaza Insurance Company, LLC (“PPIC”), our wholly owned consolidated subsidiary, acts as a re-insurer with respect to a portion of our earthquake insurance coverage and as a direct insurer for coverage for acts of terrorism, including nuclear, biological, chemical and radiological (“NBCR”) acts, as defined by TRIPRA.  Coverage for acts of terrorism (excluding NBCR acts) is fully reinsured by third party insurance companies and the Federal government with no exposure to PPIC.  Our coverage for NBCR losses is up to $2 billion per occurrence, for which PPIC is responsible for a deductible of $3,200,000 and 15% of the balance of a covered loss and the Federal government is responsible for the remaining 85% of a covered loss.  We are ultimately responsible for any loss borne by PPIC.

 

We continue to monitor the state of the insurance market and the scope and costs of coverage for acts of terrorism.  However, we cannot anticipate what coverage will be available on commercially reasonable terms in future policy years.

 

Our debt instruments, consisting of mortgage loans secured by our properties which are non-recourse to us, senior unsecured notes, exchangeable senior debentures, convertible senior debentures and revolving credit agreements, contain customary covenants requiring us to maintain insurance. Although we believe that we have adequate insurance coverage for purposes of these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. Further, if lenders insist on greater coverage than we are able to obtain it could adversely affect our ability to finance and/or refinance our properties and expand our portfolio.

 

Because we operate a hotel, we face the risks associated with the hospitality industry.

We own and operate the Hotel Pennsylvania in New York City. The following factors, among others, are common to the hotel industry and may reduce the revenues generated by the hotel, which would reduce cash available for distribution to our shareholders:

 

·      our hotel competes for guests with other hotels, a number of which have greater marketing and financial resources;

·      if there is an increase in operating costs resulting from inflation and other factors, we may not be able to offset such increase by increasing room rates;

·      our hotel is subject to the fluctuating and seasonal demands of business travelers and tourism;

·      our hotel is subject to general and local economic and social conditions that may affect demand for travel in general, including war and terrorism; and

·      physical condition, which may require substantial additional capital.

 

Because of the ownership structure of the Hotel Pennsylvania, we face potential adverse effects from changes to the applicable tax laws.

Under the Internal Revenue Code, REITs like us are not allowed to operate hotels directly or indirectly. Accordingly, we lease the Hotel Pennsylvania to our taxable REIT subsidiary (“TRS”). While the TRS structure allows the economic benefits of ownership to flow to us, the TRS is subject to tax on its income from the operations of the hotel at the federal and state level. In addition, the TRS is subject to detailed tax regulations that affect how it may be capitalized and operated. If the tax laws applicable to a TRS are modified, we may be forced to modify the structure for owning the hotel, and such changes may adversely affect the cash flows from the hotel. In addition, the Internal Revenue Service, the United States Treasury Department and Congress frequently review federal income tax legislation, and we cannot predict whether, when or to what extent new fede ral tax laws, regulations, interpretations or rulings will be adopted. Any of such actions may prospectively or retroactively modify the tax treatment of the TRS and, therefore, may adversely affect our after-tax returns from the hotel.

10


 

Compliance or failure to comply with the Americans with Disabilities Act or other safety regulations and requirements could result in substantial costs. 

The Americans with Disabilities Act generally requires that public buildings, including our properties, be made accessible to disabled persons. Noncompliance could result in the imposition of fines by the federal government or the award of damages to private litigants. From time to time persons have asserted claims against us with respect to some of our properties under this Act, but to date such claims have not resulted in any material expense or liability. If, under the Americans with Disabilities Act, we are required to make substantial alterations and capital expenditures in one or more of our properties, including the removal of access barriers, it could adversely affect our financial condition and results of operations, as well as the amount of cash available for distribution to shareholders.

 

Our properties are subject to various federal, state and local regulatory requirements, such as state and local fire and life safety requirements. If we fail to comply with these requirements, we could incur fines or private damage awards. We do not know whether existing requirements will change or whether compliance with future requirements will require significant unanticipated expenditures that will affect our cash flow and results of operations.

 

 

Our Investments Are Concentrated in the New York CITY METROPOLITAN AREA and Washington, DC / NORTHERN VIRGINIA Areas. Circumstances Affecting These Areas Generally Could Adversely Affect Our Business.

 

A significant portion of our properties are in the New York City / New Jersey metropolitan areas and Washington, DC / Northern Virginia areas are affected by the economic cycles and risks inherent to those areas.

During 2009, approximately 75% of our EBITDA, excluding items that affect comparability, came from properties located in the New York City / New Jersey metropolitan areas and the Washington, DC / Northern Virginia areas. We may continue to concentrate a significant portion of our future acquisitions in these areas or in other geographic real estate markets in the United States or abroad. Real estate markets are subject to economic downturns, as they are currently and have been in the past, and we cannot predict how economic conditions will impact these markets in both the short and long term. Declines in the economy or a decline in the real estate markets in these areas could hurt our financial performance and the value of our properties. The factors affecting economic conditions in these regions include:

 

·      financial performance and productivity of the publishing, advertising, financial, technology, retail, insurance and
real estate industries;

·      space needs of the United States Government, including the effect of base closures and repositioning under the
Defense Base Closure and Realignment Act of 2005, as amended;

·      business layoffs or downsizing;

·      industry slowdowns;

·      relocations of businesses;

·      changing demographics;

·      increased telecommuting and use of alternative work places;

·      infrastructure quality; and

·      any oversupply of, or reduced demand for, real estate.

 

It is impossible for us to assess with certainty, the future effects of the current adverse trends in the economic and investment climates of the geographic areas in which we concentrate, and more generally of the United States, or the real estate markets in these areas. If these conditions persist or if there is any further local, national or global economic downturn, our businesses and future profitability will be adversely affected.

 

Terrorist attacks, such as those of September 11, 2001 in New York City and the Washington, DC area, may adversely affect the value of our properties and our ability to generate cash flow.

We have significant investments in large metropolitan areas, including the New York, Washington, DC, Chicago, Boston and San Francisco metropolitan areas. In the aftermath of a terrorist attack, tenants in these areas may choose to relocate their businesses to less populated, lower-profile areas of the United States that may be perceived to be less likely targets of future terrorist activity and fewer customers may choose to patronize businesses in these areas. This, in turn, would trigger a decrease in the demand for space in these areas, which could increase vacancies in our properties and force us to lease space on less favorable terms. As a result, the value of our properties and the level of our revenues and cash flows could decline materially.

 

11


 

We May Acquire or Sell Additional Assets or Entities or Develop Additional Properties. Our Failure or Inability to Consummate These Transactions or Manage the Results of These Transactions Could Adversely Affect Our Operations and Financial Results.

 

We have grown rapidly since 1998 through acquisitions. We may not be able to maintain this rapid growth and our failure to do so could adversely affect our stock price.

We have experienced rapid growth since 1998, increasing our total assets from approximately $4.4 billion at December 31, 1998 to approximately $20.2 billion at December 31, 2009. We may not be able to maintain a similar rate of growth in the future or manage growth effectively. Our failure to do so may have a material adverse effect on our financial condition and results of operations and ability to pay dividends to shareholders.

 

We may acquire or develop properties or acquire other real estate related companies and this may create risks.

We may acquire or develop properties or acquire other real estate related companies when we believe that an acquisition or development is consistent with our business strategies. We may not, however, succeed in consummating desired acquisitions or in completing developments on time or within budget. In addition, we may face competition in pursuing acquisition or development opportunities that could increase our costs. When we do pursue a project or acquisition, we may not succeed in leasing newly developed or acquired properties at rents sufficient to cover our costs of acquisition and development or in operating the businesses we acquired.  Difficulties in integrating acquisitions may prove costly or time-consuming and could divert management’s attention. Acquisitions or developments in new markets or industries where we do not have the same level of market knowl edge may result in poorer than anticipated performance. We may also abandon acquisition or development opportunities that we have begun pursuing and consequently fail to recover expenses already incurred and have devoted management time to a matter not consummated. Furthermore, acquisitions of new properties or companies will expose us to the liabilities of those properties or companies, some of which we may not be aware at the time of acquisition. In addition, development of our existing properties presents similar risks.

 

From time to time we have made, and in the future we may seek to make, one or more material acquisitions.  The announcement of such a material acquisition may result in a rapid and significant decline in the price of our common shares.

 

We are continuously looking at material transactions that we will believe will maximize shareholder value.  However, an announcement by us of one or more significant acquisitions could result in a quick and significant decline in the price of our common shares and convertible and exchangeable securities. 

 

It may be difficult to buy and sell real estate quickly.

Real estate investments are relatively difficult to buy and sell quickly. Consequently, we may have limited ability to vary our portfolio promptly in response to changes in economic or other conditions.

 

We may not be permitted to dispose of certain properties or pay down the debt associated with those properties when we might otherwise desire to do so without incurring additional costs.

As part of an acquisition of a property, including our January 1, 2002 acquisition of Charles E. Smith Commercial Realty L.P.’s 13.0 million square foot portfolio, we may agree, and in the case of Charles E. Smith Commercial Realty L.P. did agree, with the seller that we will not dispose of the acquired properties or reduce the mortgage indebtedness on them for a period of 12 years, unless we pay certain of the resulting tax costs of the seller. These agreements could result in us holding on to properties that we would otherwise sell and not pay down or refinance indebtedness that we would otherwise pay down or refinance.

 

On January 1, 2002, we completed the acquisition of the 66% interest in Charles E. Smith Commercial Realty L.P. that we did not previously own. The terms of the merger restrict our ability to sell or otherwise dispose of, or to finance or refinance, the properties formerly owned by Charles E. Smith Commercial Realty L.P., which could result in our inability to sell these properties at an opportune time and increase costs to us.

As indicated above, subject to limited exceptions, we are restricted from selling or otherwise transferring or disposing of certain properties located in the Crystal City area of Arlington, Virginia for a period of 12 years. These restrictions, which currently cover approximately 13.0 million square feet of space, could result in our inability to sell these properties at an opportune time and increase costs to us.

 

12


 

From time to time we make investments in companies over which we do not have sole control. Some of these companies operate in industries that differ from our current operations, with different risks than investing in real estate.

From time to time we make debt or equity investments in other companies that we may not control or over which we may not have sole control. These investments include but are not limited to,  Alexander’s, Inc., Toys “R” Us, Lexington Realty Trust, and equity and mezzanine investments in other entities that have significant real estate assets. Although these businesses generally have a significant real estate component, some of them operate in businesses that are different from our primary lines of business including, without limitation, operating or managing toy stores and department stores. Consequently, investments in these businesses, among other risks, subjects us to the operating and financial risks of industries other than real estate and to the risk that we do not have sole control over the operations of these businesses. From time to time we may make additional investments in or acquire other entities that may subject us to additional similar risks. Investments in entities over which we do not have sole control, including joint ventures, present additional risks such as having differing objectives than our partners or the entities in which we invest, or becoming involved in disputes, or competing with those persons. In addition, we rely on the internal controls and financial reporting controls of these entities and their failure to comply with applicable standards may adversely affect us.

 

We are subject to risks that affect the general retail environment.

A substantial portion of our properties are in the retail shopping center real estate market and we have a significant investment in retailers such as Toys. See “Our investment in Toys subjects us to risks different from our other lines of business and may result in increased seasonality and volatility in our reported earnings” below. This means that we are subject to factors that affect the retail environment generally, including the level of consumer spending and consumer confidence, the threat of terrorism and increasing competition from discount retailers, outlet malls, retail websites and catalog companies. These factors could adversely affect the financial condition of our retail tenants and the retailers in whi ch we hold an investment and the willingness of retailers to lease space in our shopping centers, and in turn, adversely affect us.

 

We depend upon our anchor tenants to attract shoppers.

We own several regional malls and other shopping centers that are typically anchored by well-known department stores and other tenants who generate shopping traffic at the mall or shopping center. The value of our properties would be adversely affected if tenants or anchors failed to meet their contractual obligations, sought concessions in order to continue operations or ceased their operations, including as a result of bankruptcy. If the sales of stores operating in our properties were to decline significantly due to economic conditions, closing of anchors or for other reasons, tenants may be unable to pay their minimum rents or expense recovery charges. In the event of a default by a tenant or anchor, we may experience delays and costs in enforcing our rights as landlord.

 

Our investment in Toys subjects us to risks that are different from our other lines of business and may result in increased seasonality and volatility in our reported earnings.

On July 21, 2005, a joint venture that we own equally with Bain Capital and Kohlberg Kravis Roberts & Co. acquired Toys. Because Toys is a retailer, its operations subject us to the risks of a retail company that are different than those presented by our other lines of business. The business of Toys is highly seasonal. Historically, Toys fourth quarter net income accounts for more than 80% of its fiscal year net income. In addition, our fiscal year ends on December 31 whereas, as is common for retailers, Toys’ fiscal year ends on the Saturday nearest to January 31. Therefore, we record our pro-rata share of Toys’ net earnings on a one-quarter lag basis. For example, our financial results for the year ended December 31, 2009 include Toys’ financial results for its first, second and third quarters ended October 31, 2009, as well as Toys’ fourth quarter results of 2008. Because of the seasonality of Toys, our reported net income shows increased volatility. We may also, in the future and from time to time, invest in other businesses that may report financial results that are more volatile than our historical financial results. 

 

Our decision to dispose of real estate assets would change the holding period assumption in our valuation analyses, which could result in material impairment losses and adversely affect our financial results.

 

We evaluate real estate assets for impairment based on the projected cash flow of the asset over our anticipated holding period.  If we change our intended holding period, due to our intention to sell or otherwise dispose of an asset, then under generally accepted accounting principles we must reevaluate whether that asset is impaired.  Depending on the carrying value of the property at the time we change our intention and the amount that we estimate we would receive on disposal, we may record an impairment loss that would adversely affect our financial results. This loss could be material to our results of operations in the period that it is recognized.

 

13


 

We invest in subordinated or mezzanine debt of certain entities that have significant real estate assets.  These investments involve greater risk of loss than investments in senior mortgage loans.

We invest, and may in the future invest, in subordinated or mezzanine debt of certain entities that have significant real estate assets.  These investments, which are subordinate to the mortgage loans secured by the real property, are generally secured by pledges of the equity interests of the entities owning the underlying real estate.  These investments involve greater risk of loss than investments in senior mortgage loans which are secured by real property.  If a borrower defaults on debt to us or on debt senior to us, or declares bankruptcy, we may not be able to recover some or all of our investment.  In addition, there may be significant delays and costs associated with the process of foreclosing on collateral securing or supporting these investments.  The value of the assets securing or supporting our investments could deteriorate over time d ue to factors beyond our control, including acts or omissions by owners, changes in business, economic or market conditions, or foreclosure.  Such deteriorations in value may result in the recognition of impairment losses and/or valuation allowances on our statements of income.  As of December 31, 2009, our mezzanine debt securities have an aggregate carrying amount of $203,286,000, net of a $190,738,000 valuation allowance. 

 

We evaluate the collectibility of both interest and principal of each of our loans each quarter, if circumstances warrant, in determining whether they are impaired. A loan is impaired when based on current information and events, it is probable that we will be unable to collect all amounts due according to the existing contractual terms. When a loan is impaired, the amount of the loss accrual is calculated by comparing the carrying amount of the investment to the estimated fair value of the loan or, as a practical expedient, to the value of the collateral if repayment of the loan is collateral dependent.  There can be no assurance that our estimates of collectible amounts will not change over time or that they will be representative of the amounts we will actually collect, including amounts we would collect if we chose to sell these investments before their maturity.&n bsp; If we collect less than our estimates, we will record impairment losses which could be material.

 

We invest in marketable equity securities of companies that have significant real estate assets.  The value of these investments may decline as a result of operating performance or economic or market conditions. 

We invest, and may in the future invest, in marketable equity securities of publicly-traded real estate companies or companies that have significant real estate assets.  As of December 31, 2009, our marketable securities have an aggregate carrying amount of $380,652,000.  Significant declines in the value of these investments due to operating performance or economic or market conditions may result in the recognition of impairment losses which could be material. 

 

 

Our Organizational and Financial Structure Gives Rise to Operational and Financial Risks.

We May Not Be Able to Obtain Capital to Make Investments.

We depend primarily on external financing to fund the growth of our business. This is because one of the requirements of the Internal Revenue Code of 1986, as amended, for a REIT is that it distributes 90% of its net taxable income, excluding net capital gains, to its shareholders. There is a separate requirement to distribute net capital gains or pay a corporate level tax in lieu thereof. Our access to debt or equity financing depends on the willingness of third parties to lend or make equity investments and on conditions in the capital markets generally. As a result of the current capital markets and environmental conditions referred to above, we and other companies in the real estate industry are currently experiencing limited availability of financing and there can be no assurances as to when more financing will be available.  Although we believe that we will be ab le to finance any investments we may wish to make in the foreseeable future, new financing may not be available on acceptable terms.

 

For information about our available sources of funds, see “Management’s Discussion and Analysis of Financial Condition and Results of Operations — Liquidity and Capital Resources” and the notes to the consolidated financial statements in this Annual Report on Form 10-K.

 

14


 

Vornado Realty Trust depends on dividends and distributions from its direct and indirect subsidiaries. The creditors and preferred security holders of these subsidiaries are entitled to amounts payable to them by the subsidiaries before the subsidiaries may pay any dividends or distributions to Vornado Realty Trust.

Substantially all of Vornado Realty Trust’s assets are held through its Operating Partnership that holds substantially all of its properties and assets through subsidiaries. The Operating Partnership’s cash flow is dependent on cash distributions to it by its subsidiaries, and in turn, substantially all of Vornado Realty Trust’s cash flow is dependent on cash distributions to it by the Operating Partnership. The creditors of each of Vornado Realty Trust’s direct and indirect subsidiaries are entitled to payment of that subsidiary’s obligations to them, when due and payable, before distributions may be made by that subsidiary to its equity holders. Thus, the Operating Partnership’s ability to make distributions to holders of its units depends on its subsidiaries’ ability first to satisfy their obligations to their creditors and then to make distributions to the Operating Partnership. Likewise, Vornado Realty Trust’s ability to pay dividends to holders of common and preferred shares depends on the Operating Partnership’s ability first to satisfy its obligations to its creditors and make distributions payable to holders of preferred units and then to make distributions to Vornado Realty Trust.

 

Furthermore, the holders of preferred units of the Operating Partnership are entitled to receive preferred distributions before payment of distributions to holders of Class A units of the Operating Partnership, including Vornado Realty Trust. Thus, Vornado Realty Trust’s ability to pay cash dividends to its shareholders and satisfy its debt obligations depends on the Operating Partnership’s ability first to satisfy its obligations to its creditors and make distributions to holders of its preferred units and then to holders of its Class A units, including Vornado Realty Trust. As of December 31, 2009, there were seven series of preferred units of the Operating Partnership not held by Vornado Realty Trust with a total liquidation value of $340,078,000.

 

In addition, Vornado Realty Trust’s participation in any distribution of the assets of any of its direct or indirect subsidiaries upon the liquidation, reorganization or insolvency, is only after the claims of the creditors, including trade creditors and preferred security holders, are satisfied.

 

We have outstanding debt, and it and its cost may increase and refinancing may not be available on acceptable terms.

As of December 31, 2009, we had approximately $14.1 billion of total debt outstanding, including our pro rata share of debt of partially owned entities. Our ratio of total debt to total enterprise value was approximately 47%. When we say “enterprise value” in the preceding sentence, we mean market equity value of Vornado Realty Trust’s common and preferred shares plus total debt outstanding, including our pro rata share of debt of partially owned entities. In the future, we may incur additional debt to finance acquisitions or property developments and thus increase our ratio of total debt to total enterprise value. If our level of indebtedness increases, there may be an increased risk of a credit rating downgrade or a default on our obligations that could adversely affect our financial condition and results of operations. In addition, in a rising interest rat e environment, the cost of existing variable rate debt and any new debt or other market rate security or instrument may increase.  Furthermore, we may not be able to refinance existing indebtedness in sufficient amounts or on acceptable terms.

 

Covenants in our debt instruments could adversely affect our financial condition and our acquisitions and development activities.

The mortgages on our properties contain customary covenants such as those that limit our ability, without the prior consent of the lender, to further mortgage the applicable property or to discontinue insurance coverage. Our unsecured credit facilities, unsecured debt securities and other loans that we may obtain in the future contain, or may contain, customary restrictions, requirements and other limitations on our ability to incur indebtedness, including covenants that limit our ability to incur debt based upon the level of our ratio of total debt to total assets, our ratio of secured debt to total assets, our ratio of EBITDA to interest expense, and fixed charges, and that require us to maintain a certain level of unencumbered assets to unsecured debt. Our ability to borrow is subject to compliance with these and other covenants. In addition, failure to comply with our c ovenants could cause a default under the applicable debt instrument, and we may then be required to repay such debt with capital from other sources. Under those circumstances, other sources of capital may not be available to us, or may be available only on unattractive terms.

 

We rely on debt financing, including borrowings under our unsecured credit facilities, issuances of unsecured debt securities and debt secured by individual properties, to finance acquisitions and development activities and for working capital. If we are unable to obtain debt financing from these or other sources, or refinance existing indebtedness upon maturity, our financial condition and results of operations would likely be adversely affected. If we breach covenants in our debt agreements, the lenders can declare a default and, if the debt is secured, can take possession of the property securing the defaulted loan.

15


 

Vornado Realty Trust may fail to qualify or remain qualified as a REIT and may be required to pay income taxes at corporate rates.

Although we believe that we will remain organized and will continue to operate so as to qualify as a REIT for federal income tax purposes, we may fail to remain qualified in this way. Qualification as a REIT for federal income tax purposes is governed by highly technical and complex provisions of the Internal Revenue Code for which there are only limited judicial or administrative interpretations. Our qualification as a REIT also depends on various facts and circumstances that are not entirely within our control. In addition, legislation, new regulations, administrative interpretations or court decisions may significantly change the tax laws with respect to the requirements for qualification as a REIT or the federal income tax consequences of qualifying as a REIT.

 

If, with respect to any taxable year, we fail to maintain our qualification as a REIT and do not qualify under statutory relief provisions, we could not deduct distributions to shareholders in computing our taxable income and would have to pay federal income tax on our taxable income at regular corporate rates. The federal income tax payable would include any applicable alternative minimum tax. If we had to pay federal income tax, the amount of money available to distribute to shareholders and pay our indebtedness would be reduced for the year or years involved, and we would no longer be required to make distributions to shareholders. In addition, we would also be disqualified from treatment as a REIT for the four taxable years following the year during which qualification was lost, unless we were entitled to relief under the relevant statutory provisions. Although we curre ntly intend to operate in a manner designed to allow us to qualify as a REIT, future economic, market, legal, tax or other considerations may cause us to revoke the REIT election or fail to qualify as a REIT.

 

We face possible adverse changes in tax laws, which may result in an increase in our tax liability.

From time to time changes in state and local tax laws or regulations are enacted, which may result in an increase in our tax liability. The shortfall in tax revenues for states and municipalities in recent years may lead to an increase in the frequency and size of such changes. If such changes occur, we may be required to pay additional taxes on our assets or income. These increased tax costs could adversely affect our financial condition and results of operations and the amount of cash available for payment of dividends.

 

Loss of our key personnel could harm our operations and adversely affect the value of our common shares.

We are dependent on the efforts of Steven Roth, the Chairman of the Board of Trustees of Vornado Realty Trust, and Michael D. Fascitelli, the President and Chief Executive Officer of Vornado Realty Trust. While we believe that we could find replacements for these key personnel, the loss of their services could harm our operations and adversely affect the value of our common shares.

 

 

Vornado Realty Trust’s charter documents and applicable law may hinder any attempt to acquire us.

Our Amended and Restated Declaration of Trust sets limits on the ownership of our shares.

Generally, for Vornado Realty Trust to maintain its qualification as a REIT under the Internal Revenue Code, not more than 50% in value of the outstanding shares of beneficial interest of Vornado Realty Trust may be owned, directly or indirectly, by five or fewer individuals at any time during the last half of Vornado Realty Trust’s taxable year. The Internal Revenue Code defines “individuals” for purposes of the requirement described in the preceding sentence to include some types of entities. Under Vornado Realty Trust’s Amended and Restated Declaration of Trust, as amended, no person may own more than 6.7% of the outstanding common shares of any class, or 9.9% of the outstanding preferred shares of any class, with some exceptions for persons who held common shares in excess of the 6.7% limit before Vornado Realty Trust adopted the limit and other pers ons approved by Vornado Realty Trust’s Board of Trustees. These restrictions on transferability and ownership may delay, deter or prevent a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of the shareholders. We refer to Vornado Realty Trust’s Amended and Restated Declaration of Trust, as amended, as the “declaration of trust.”

 

We have a classified Board of Trustees and that may reduce the likelihood of certain takeover transactions.

 

Vornado Realty Trust’s Board of Trustees is divided into three classes of trustees. Trustees of each class are chosen for three-year staggered terms. Staggered terms of trustees may reduce the possibility of a tender offer or an attempt to change control of Vornado Realty Trust, even though a tender offer or change in control might be in the best interest of Vornado Realty Trust’s shareholders.

 

16


 

We may issue additional shares in a manner that could adversely affect the likelihood of certain takeover transactions.

 

Vornado Realty Trust’s declaration of trust authorizes the Board of Trustees to:

·      cause Vornado Realty Trust to issue additional authorized but unissued common shares or preferred shares;

·      classify or reclassify, in one or more series, any unissued preferred shares;

·      set the preferences, rights and other terms of any classified or reclassified shares that Vornado Realty Trust issues; and

·      increase, without shareholder approval, the number of shares of beneficial interest that Vornado Realty Trust may issue.

 

The Board of Trustees could establish a series of preferred shares whose terms could delay, deter or prevent a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of Vornado Realty Trust’s shareholders, although the Board of Trustees does not now intend to establish a series of preferred shares of this kind. Vornado Realty Trust’s declaration of trust and bylaws contain other provisions that may delay, deter or prevent a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in the best interest of our shareholders.

 

The Maryland General Corporation Law contains provisions that may reduce the likelihood of certain takeover transactions.

 

Under the Maryland General Corporation Law, as amended, which we refer to as the “MGCL,” as applicable to REITs, certain “business combinations,” including certain mergers, consolidations, share exchanges and asset transfers and certain issuances and reclassifications of equity securities, between a Maryland REIT and any person who beneficially owns ten percent or more of the voting power of the trust’s shares or an affiliate or an associate, as defined in the MGCL, of the trust who, at any time within the two-year period before the date in question, was the beneficial owner of ten percent or more of the voting power of the then outstanding voting shares of beneficial interest of the trust, which we refer to as an “interested shareholder,” or an affiliate of the interested shareholder, are prohibited for five years after the most recent da te on which the interested shareholder becomes an interested shareholder. After that five-year period, any business combination of these kinds must be recommended by the board of trustees of the trust and approved by the affirmative vote of at least (a) 80% of the votes entitled to be cast by holders of outstanding voting shares of beneficial interest of the trust and (b) two-thirds of the votes entitled to be cast by holders of voting shares of beneficial interest of the trust other than shares held by the interested shareholder with whom, or with whose affiliate, the business combination is to be effected or held by an affiliate or associate of the interested shareholder.  These supermajority voting requirements do not apply if the trust’s common shareholders receive a minimum price, as defined in the MGCL, for their shares and the consideration is received in cash or in the same form as previously paid by the interested shareholder for its common shares.

 

The provisions of the MGCL do not apply, however, to business combinations that are approved or exempted by the board of trustees of the applicable trust before the interested shareholder becomes an interested shareholder, and a person is not an interested shareholder if the board of trustees approved in advance the transaction by which the person otherwise would have become an interested shareholder.

 

In approving a transaction, the Board may provide that its approval is subject to compliance, at or after the time of approval, with any terms and conditions determined by the Board.  Vornado Realty Trust’s Board has adopted a resolution exempting any business combination between any trustee or officer of Vornado Realty Trust, or their affiliates, and Vornado Realty Trust. As a result, the trustees and officers of Vornado Realty Trust and their affiliates may be able to enter into business combinations with Vornado Realty Trust that may not be in the best interest of its shareholders. With respect to business combinations with other persons, the business combination provisions of the MGCL may have the effect of delaying, deferring or preventing a change in control of Vornado Realty Trust or other transaction that might involve a premium price or otherwise be in th e best interest of the shareholders. The business combination statute may discourage others from trying to acquire control of Vornado Realty Trust and increase the difficulty of consummating any offer.

 

We may change our policies without obtaining the approval of our shareholders.

Our operating and financial policies, including our policies with respect to acquisitions of real estate or other companies, growth, operations, indebtedness, capitalization and dividends, are exclusively determined by our Board of Trustees. Accordingly, our shareholders do not control these policies.

 

17


 

Our Ownership Structure and Related-Party Transactions May Give Rise to Conflicts of Interest.

Steven Roth and Interstate Properties may exercise substantial influence over us. They and some of our other trustees and officers have interests or positions in other entities that may compete with us.

As of December 31, 2009, Interstate Properties, a New Jersey general partnership, and its partners owned approximately 7.3% of the common shares of Vornado Realty Trust and approximately 27.2% of the common stock of Alexander’s, Inc. (“Alexander’s”), which is described below.  Steven Roth, David Mandelbaum and Russell B. Wight, Jr. are the three partners of Interstate Properties. Mr. Roth is the Chairman of the Board of Vornado Realty Trust, the managing general partner of Interstate Properties and the Chairman of the Board and Chief Executive Officer of Alexander’s. Messrs. Wight and Mandelbaum are trustees of Vornado Realty Trust and also directors of Alexander’s.

 

Because of these overlapping interests, Mr. Roth and Interstate Properties and its partners may have substantial influence over Vornado Realty Trust and on the outcome of any matters submitted to Vornado Realty Trust shareholders for approval. In addition, certain decisions concerning our operations or financial structure may present conflicts of interest among Messrs. Roth, Mandelbaum and Wight and Interstate Properties and our other equity or debt holders. In addition, Mr. Roth, Interstate Properties and its partners, and Alexander’s currently and may in the future engage in a wide variety of activities in the real estate business which may result in conflicts of interest with respect to matters affecting us, such as which of these entities or persons, if any, may take advantage of potential business opportunities, the business focus of these entities, the types of properties and geographic locations in which these entities make investments, potential competition between business activities conducted, or sought to be conducted, competition for properties and tenants, possible corporate transactions such as acquisitions and other strategic decisions affecting the future of these entities.

 

Vornado Realty Trust currently manages and leases the real estate assets of Interstate Properties under a management agreement for which it receives an annual fee equal to 4% of base rent and percentage rent and certain other commissions. The management agreement has a term of one year and is automatically renewable unless terminated by either of the parties on 60 days’ notice at the end of the term. Vornado Realty Trust earned $782,000, $803,000, and $800,000 of management fees under the management agreement for the years ended December 31, 2009, 2008 and 2007. Because of the relationship among Vornado Realty Trust, Interstate Properties and Messrs. Roth, Mandelbaum and Wight, as described above, the terms of the management agreement and any future agreements between Vornado Realty Trust and Interstate Properties may not be comparable to those Vornado Realty Trus t could have negotiated with an unaffiliated third party.

 

There may be conflicts of interest between Alexander’s and us.

As of December 31, 2009, the Operating Partnership owned 32.4% of the outstanding common stock of Alexander’s. Alexander’s is a REIT engaged in leasing, managing, developing and redeveloping properties, focusing primarily on the locations where its department stores operated before they ceased operations in 1992. Alexander’s has seven properties, which are located in the greater New York metropolitan area.  In addition to the 32.4% that they own indirectly through Vornado, Interstate Properties, which is described above, and its partners owned 27.2% of the outstanding common stock of Alexander’s as of December 31, 2009. Mr. Roth is the Chairman of the Board of Vornado Realty Trust, the managing general partner of Interstate, and the Chairman of the Board and Chief Executive Officer of Alexander’s.  Messrs. Wight and Mandelbaum ar e trustees of Vornado Realty Trust and also directors of Alexander’s and general partners of Interstate.  Michael D. Fascitelli is the President and Chief Executive Officer of Vornado Realty Trust and the President of Alexander’s and Dr. Richard West is a trustee of Vornado and a director of Alexander’s.  In addition, Joseph Macnow, our Executive Vice President and Chief Financial Officer, holds the same position with Alexander’s.  Alexander’s common stock is listed on the New York Stock Exchange under the symbol “ALX.”

 

The Operating Partnership manages, develops and leases the Alexander’s properties under management and development agreements and leasing agreements under which the Operating Partnership receives annual fees from Alexander’s. These agreements have a one-year term expiring in March of each year and are all automatically renewable. Because Vornado Realty Trust and Alexander’s share common senior management and because certain of the trustees of Vornado Realty Trust constitute a majority of the directors of Alexander’s, the terms of the foregoing agreements and any future agreements between us and Alexander’s may not be comparable to those we could have negotiated with an unaffiliated third party.

 

For a description of Interstate Properties’ ownership of Vornado Realty Trust and Alexander’s, see “Steven Roth and Interstate Properties may exercise substantial influence over us. They and some of our other trustees and officers have interests or positions in other entities that may compete with us” above.

 

 

18


 

The Number of Shares of Vornado Realty Trust and the Market for Those Shares Give Rise to Various Risks.

 

The trading price of our common shares has recently been volatile and may fluctuate. 

 

The trading price of our common shares has recently been volatile and may continue to fluctuate widely as a result of a number of factors, many of which are outside our control.  In addition, the stock market is subject to fluctuations in the share prices and trading volumes that affect the market prices of the shares of many companies.  These broad market fluctuations have adversely affected and may continue to adversely affect the market price of our common shares.  Among the factors that could affect the price of our common shares are:

 

·         actual or anticipated quarterly fluctuations in our operating results and financial condition;

·         the reputation of REITs and real estate investments generally and the attractiveness of REIT equity securities in
comparison to other equity securities, including securities issued by other real estate companies, and fixed
income securities;

·         continued uncertainty and volatility in the equity and credit markets;

·         changes in revenue or earnings estimates or publication of research reports and recommendations by financial
analysts or actions taken by rating agencies with respect to our securities or those of other real estate investment
trusts;

·         failure to meet analysts’ revenue or earnings estimates;

·         speculation in the press or investment community;

·         strategic actions by us or our competitors, such as acquisitions or restructurings;

·         the extent of institutional interest in us;

·         the extent of short-selling of our common shares and the shares of our competitors;

·         fluctuations in the stock price and operating results of our competitors;

·         general financial and economic market conditions and, in particular, developments related to market conditions
for real estate investment trusts and other real estate related companies; and

·         domestic and international economic factors unrelated to our performance. 

 

A significant decline in our stock price could result in substantial losses for shareholders.

 

Vornado Realty Trust has many shares available for future sale, which could hurt the market price of its shares.

As of December 31, 2009, we had authorized but unissued, 68,785,839 common shares of beneficial interest, $.04 par value and 76,047,676 preferred shares of beneficial interest, no par value; of which 34,058,475 common shares are reserved for issuance upon redemption of Class A Operating Partnership units, convertible securities and employee stock options and 8,000,000 preferred shares are reserved for issuance upon redemption of preferred Operating Partnership units.  Any shares not reserved may be issued from time to time in public or private offerings or in connection with acquisitions.  In addition, common and preferred shares reserved may be sold upon issuance in the public market after registration under the Securities Act or under Rule 144 under the Securities Act or other available exemptions from registration.  We cannot predict the effect that f uture sales of our common and preferred shares or Operating Partnership Class A and preferred units will have on the market prices of our outstanding shares.

 

Increased market interest rates may hurt the value of Vornado Realty Trust’s common and preferred shares.

We believe that investors consider the distribution rate on REIT shares, expressed as a percentage of the price of the shares, relative to market interest rates as an important factor in deciding whether to buy or sell the shares. If market interest rates go up, prospective purchasers of REIT shares may expect a higher distribution rate. Higher interest rates would likely increase our borrowing costs and might decrease funds available for distribution. Thus, higher market interest rates could cause the market price of Vornado Realty Trust’s common and preferred shares to decline.

19


 

 

 

 

Item 1b.       unresolved staff comments

There are no unresolved comments from the staff of the Securities Exchange Commission as of the date of this Annual Report on Form 10-K.

 

 

 

 

 

Item 2.          Properties

We operate in five business segments:  New York Office Properties, Washington, DC Office Properties, Retail Properties, Merchandise Mart Properties and Toys “R” Us (“Toys”).  The following pages provide details of our real estate properties.

 

 

20


 

Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

NEW YORK OFFICE:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York City:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Penn Plaza:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

One Penn Plaza

 

100.0%

 

95.6%

$

54.77

 

2,446,000

 

2,446,000

 

-

 

-

$

-

 

BMG Columbia House, Buck Consultants,

    (ground leased through 2098)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cisco, Kmart, MWB Leasing, Parsons Brinkerhoff,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

United Health Care, United States Customs Department

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Two Penn Plaza

 

100.0%

 

98.5%

 

46.60

 

1,577,000

 

1,577,000

 

-

 

-

 

282,492

 

LMW Associates, EMC, Forest Electric, IBI,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Madison Square Garden, McGraw-Hill Co., Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Eleven Penn Plaza

 

100.0%

 

95.5%

 

50.81

 

1,065,000

 

1,065,000

 

-

 

-

 

203,198

 

Macy’s, Madison Square Garden, Rainbow Media Holdings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

100 West 33rd Street

 

100.0%

 

92.4%

 

47.19

 

846,000

 

846,000

 

-

 

-

 

159,361

 

Bank of America, Draft FCB

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

330 West 34th Street

 

100.0%

 

99.2%

 

34.02

 

637,000

 

637,000

 

-

 

-

 

-

 

City of New York, Interieurs Inc.,

   (ground leased through 2148)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The Bank of New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

          Total Penn Plaza

 

 

 

96.2%

 

49.18

 

6,571,000

 

6,571,000

 

-

 

-

 

645,051

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Side:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

909 Third Avenue

 

100.0%

 

92.9%

 

58.05

(2)

1,323,000

 

1,323,000

 

-

 

-

 

210,660

 

J.P. Morgan Securities Inc., Citibank, Forest Laboratories,

   (ground leased through 2063)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Geller & Company, Morrison Cohen LLP, Robeco USA Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

United States Post Office, Ogilvy Public Relations,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The Procter & Gamble Distributing LLC.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

150 East 58th Street

 

100.0%

 

94.6%

 

56.94

 

536,000

 

536,000

 

-

 

-

 

-

 

Castle Harlan, Tournesol Realty LLC. (Peter Marino),

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Various showroom tenants

          Total East Side

 

 

 

93.4%

 

57.73

 

1,859,000

 

1,859,000

 

-

 

-

 

210,660

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

West Side:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

888 Seventh Avenue

 

100.0%

 

95.2%

 

77.20

 

857,000

 

857,000

 

-

 

-

 

318,554

 

Kaplan Management LLC, New Line Realty, Soros Fund,

   (ground leased through 2067)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

TPG-Axon Capital, Vornado Executive Headquarters

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1740 Broadway

 

100.0%

 

99.3%

 

58.91

 

597,000

 

597,000

 

-

 

-

 

-

 

Davis & Gilbert, Limited Brands,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dept. of Taxation of the State of N.Y.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

57th Street

 

50.0%

 

91.9%

 

46.60

 

189,000

 

189,000

 

-

 

-

 

29,000

 

Various

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

825 Seventh Avenue

 

50.0%

 

100.0%

 

45.44

 

165,000

 

165,000

 

-

 

-

 

20,773

 

Young & Rubicam

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

          Total West Side

 

 

 

96.6%

 

65.06

 

1,808,000

 

1,808,000

 

-

 

-

 

368,327

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Park Avenue:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

350 Park Avenue

 

100.0%

 

95.3%

 

73.81

 

551,000

 

551,000

 

-

 

-

 

430,000

 

Tweedy Browne Company, M&T Bank,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Veronis Suhler & Associates, Ziff Brothers Investment Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kissinger Associates, Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Grand Central:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

90 Park Avenue

 

100.0%

 

98.3%

 

57.96

 

902,000

 

902,000

 

-

 

-

 

-

 

Alston & Bird, Amster, Rothstein & Ebenstein,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

First Manhattan Consulting, Sanofi-Synthelabo Inc., STWB Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

330 Madison Avenue

 

25.0%

 

87.7%

 

51.95

 

794,000

 

794,000

 

-

 

-

 

150,000

 

Acordia Northeast Inc., Artio Global Management,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BDO Seidman, Dean Witter Reynolds Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HSBC Bank AFS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

          Total Grand Central

 

 

 

93.4%

 

55.14

 

1,696,000

 

1,696,000

 

-

 

-

 

150,000

 

 

 

21


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

NEW YORK OFFICE (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Madison/Fifth:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

640 Fifth Avenue

 

100.0%

 

82.4%

$

77.04

 

322,000

 

322,000

 

-

 

-

$

-

 

ROC Capital Management LP, Citibank N.A.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fidelity Investments, Hennes & Mauritz,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Janus Capital Group Inc., GSL Enterprises Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Scout Capital Management,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Legg Mason Investment Counsel

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

595 Madison Avenue

 

100.0%

 

92.7%

 

67.70

 

313,000

 

313,000

 

-

 

-

 

-

 

Beauvais Carpets, Coach, Levin Capital Strategies LP,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Prada, Cosmetech Mably Int'l LLC.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

689 Fifth Avenue

 

100.0%

 

98.9%

 

66.59

 

88,000

 

88,000

 

-

 

-

 

-

 

Elizabeth Arden, Red Door Salons, Zara,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Yamaha Artist Services Inc.

          Total Madison/Fifth

 

 

 

88.9%

 

71.73

 

723,000

 

723,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

United Nations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

866 United Nations Plaza

 

100.0%

 

98.1%

 

54.44

 

357,000

 

357,000

 

-

 

-

 

44,978

 

Fross Zelnick, Mission of Japan,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The United Nations, Mission of Finland

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Midtown South:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

770 Broadway

 

100.0%

 

99.8%

 

52.32

 

1,059,000

 

1,059,000

 

-

 

-

 

353,000

 

AOL, J. Crew, Kmart, Structure Tone,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

VIACOM International Inc., Nielsen Company (US) Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rockefeller Center:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1290 Avenue of the Americas

 

70.0%

 

95.8%

 

59.49

 

2,065,000

 

2,065,000

 

-

 

-

 

434,643

 

AXA Equitable Life Insurance, Bank of New York Mellon,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Broadpoint Gleacher Securities Group, Bryan Cave LLP,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Microsoft Corporation, Morrison & Foerster LLP,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Warner Music Group, Cushman & Wakefield, Fitzpatrick,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cella, Harper & Scinto

Downtown:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

20 Broad Street

 

100.0%

 

92.1%

 

49.38

 

472,000

 

472,000

 

-

 

-

 

-

 

New York Stock Exchange

   (ground leased through 2081)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

40 Fulton Street

 

100.0%

 

79.7%

 

40.00

 

244,000

 

244,000

 

-

 

-

 

-

 

PBA/Health and Welfare Fund

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

40-42 Thompson Street

 

100.0%

 

87.7%

 

45.94

 

28,000

 

28,000

 

-

 

-

 

-

 

Crown Management

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

          Total Downtown

 

 

 

87.9%

 

46.18

 

744,000

 

744,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total New York City

 

 

 

95.2%

 

55.17

 

17,433,000

 

17,433,000

 

-

 

-

 

2,636,659

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

   Paramus

 

 

 

91.5%

 

20.31

 

132,000

 

132,000

 

-

 

-

 

-

 

Vornado's Administrative Headquarters

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total New York City Office

 

 

 

95.2%

 

55.00

 

17,565,000

 

17,565,000

 

-

 

-

$

2,636,659

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

95.5%

 

55.00

 

16,173,000

 

16,173,000

 

-

 

-

$

2,368,880

 

 

 

22


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

WASHINGTON DC OFFICE:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal City:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2011-2451 Crystal Drive - 5 buildings

 

100.0%

 

96.9%

$

39.10

 

2,288,000

 

2,288,000

 

-

 

-

$

130,711

 

General Services Administration, Lockheed Martin,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Conservation International, Boeing,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Smithsonian Institution,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Natl. Consumer Coop. Bank, Archstone Trust,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Council on Foundations,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado / Charles E. Smith Divisional Headquarters,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

KBR, General Dynamics, Scitor Corp.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Food Marketing Institute

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

S. Clark Street / 12th Street - 5 buildings

 

100.0%

 

98.1%

 

39.18

 

1,507,000

 

1,507,000

 

-

 

-

 

149,014

 

General Services Administration, SAIC, Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boeing, L-3 Communications, The Int'l Justice Mission

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1550-1750 Crystal Drive / 241-251 18th Street

 

100.0%

 

93.6%

 

37.98

 

1,477,000

 

1,477,000

 

-

 

-

 

173,861

 

General Services Administration,

     - 4 buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Alion Science & Technologies, Booz Allen, SAIC, Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Arete Associates, L-3 Communications,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Battelle Memorial Institute

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1800, 1851 and 1901 South Bell Street

 

100.0%

 

96.9%

 

34.46

 

868,000

 

868,000

 

-

 

-

 

19,339

 

General Services Administration,

     - 3 buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lockheed Martin

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2100 / 2200 Crystal Drive - 2 buildings

 

100.0%

 

100.0%

 

31.54

 

529,000

 

529,000

 

-

 

-

 

-

 

General Services Administration,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Public Broadcasting Service

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

223 23rd Street / 2221 South Clark Street

 

100.0%

 

87.7%

 

35.09

 

306,000

 

218,000

 

-

 

88,000

 

-

 

General Services Administration

     - 2 buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2001 Jefferson Davis Highway

 

100.0%

 

80.2%

 

33.99

 

162,000

 

162,000

 

-

 

-

 

 

 

Arena Stage, Institute for Psychology, Qinetiq North America

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal City Shops at 2100

 

100.0%

 

63.0%

 

41.06

 

81,000

 

81,000

 

-

 

-

 

-

 

Various

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal Drive Retail

 

100.0%

 

88.5%

 

43.23

 

57,000

 

57,000

 

-

 

-

 

-

 

Various

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Crystal City

 

100.0%

 

95.6%

 

37.57

 

7,275,000

 

7,187,000

 

-

 

88,000

 

472,925

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Central Business District:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Warner Building - 1299 Pennsylvania

 

100.0%

 

99.9%

 

64.90

 

604,000

 

604,000

 

-

 

-

 

292,700

 

Howrey LLP, Baker Botts, LLP,

     Avenue, NW

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General Electric

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Universal Buildings

 

100.0%

 

98.9%

 

44.03

 

613,000

 

613,000

 

-

 

-

 

106,629

 

Academy for Educational Development

     1825-1875 Connecticut Avenue, NW

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     - 2 buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

409 3rd Street, NW

 

100.0%

 

98.5%

 

40.63

 

388,000

 

388,000

 

-

 

-

 

-

 

General Services Administration

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1750 Pennsylvania Avenue, NW

 

100.0%

 

95.7%

 

43.27

 

256,000

 

256,000

 

-

 

-

 

45,877

 

General Services Administration,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PA Consulting Group Holdings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bowen Building - 875 15th Street, NW

 

100.0%

 

98.4%

 

64.38

 

231,000

 

231,000

 

-

 

-

 

115,022

 

Paul, Hastings, Janofsky & Walker LLP,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Millennium Challenge Corporation

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1150 17th Street, NW

 

100.0%

 

85.0%

 

44.45

 

232,000

 

232,000

 

-

 

-

 

29,047

 

American Enterprise Institute

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1101 17th Street, NW

 

100.0%

 

95.8%

 

43.57

 

212,000

 

212,000

 

-

 

-

 

24,054

 

American Federation of States

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1730 M Street, NW

 

100.0%

 

94.2%

 

41.77

 

202,000

 

202,000

 

-

 

-

 

15,018

 

General Services Administration

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1140 Connecticut Avenue, NW

 

100.0%

 

92.6%

 

43.23

 

186,000

 

186,000

 

-

 

-

 

17,791

 

Elizabeth Glaser Pediatric AIDS Foundation,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Defense Group Inc., National Legal Aid and Defender Assoc.

23


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

WASHINGTON DC OFFICE (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1227 25th Street, NW

 

100.0%

 

77.1%

$

52.24

 

133,000

 

133,000

 

-

 

-

$

-

 

Epstein, Becker & Green, P.C.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General Services Administration

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2101 L Street, NW

 

100.0%

 

87.3%

 

55.90

 

379,000

 

379,000

 

-

 

-

 

150,000

 

Greenberg Traurig, LLP, US Green Building Council,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

American Insurance Association, RTKL Associates,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cassidy & Turley

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1726  M Street, NW

 

100.0%

 

83.6%

 

37.09

 

89,000

 

89,000

 

-

 

-

 

-

 

Aptima, Inc., Nelnet Corporation

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kaempfer Interests:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

401 M Street, SW

 

2.5%

 

-

 

-

 

2,100,000

 

-

 

-

 

2,100,000

 

183,742

 

District of Columbia (lease not commenced)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1501 K Street, NW

 

5.0%

 

97.2%

 

57.43

 

378,000

 

378,000

 

-

 

-

 

101,750

 

Sidley Austin LLP, UBS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1399 New York Avenue, NW

 

2.5%

 

100.0%

 

85.72

 

124,000

 

124,000

 

-

 

-

 

39,797

 

Bloomberg

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Central Business District

 

 

 

94.6%

 

50.04

 

6,127,000

 

4,027,000

 

-

 

2,100,000

 

1,121,427

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

I-395 Corridor:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Skyline Place - 7 buildings

 

100.0%

 

93.8%

 

32.05

 

2,109,000

 

2,109,000

 

-

 

-

 

543,300

 

General Services Administration, SAIC, Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Northrop Grumman, Booz Allen,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Jacer Corporation, Intellidyne, Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

One Skyline Tower

 

100.0%

 

100.0%

 

32.50

 

518,000

 

518,000

 

-

 

-

 

134,700

 

General Services Administration

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total I-395 Corridor

 

100.0%

 

95.0%

 

32.15

 

2,627,000

 

2,627,000

 

-

 

-

 

678,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rosslyn / Ballston:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2200 / 2300 Clarendon Blvd

 

100.0%

 

95.4%

 

38.47

 

628,000

 

628,000

 

-

 

-

 

65,133

 

Arlington County, General Services Administration,

  (Courthouse Plaza) - 2 buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

AMC Theaters

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rosslyn Plaza - Office - 4 buildings

 

46.0%

 

84.8%

 

32.86

 

724,000

 

724,000

 

-

 

-

 

56,680

 

General Services Administration

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Rosslyn / Ballston

 

 

 

91.7%

 

38.47

 

1,352,000

 

1,352,000

 

-

 

-

 

121,813

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tysons Corner:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fairfax Square - 3 buildings

 

20.0%

 

85.1%

 

36.30

 

521,000

 

521,000

 

-

 

-

 

72,500

 

EDS Information Services, Dean & Company,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Womble Carlyle

 

Total Tysons Corner

 

 

 

85.1%

 

36.30

 

521,000

 

521,000

 

-

 

-

 

72,500

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reston:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reston Executive - 3 buildings

 

100.0%

 

90.8%

 

33.98

 

490,000

 

490,000

 

-

 

-

 

93,000

 

SAIC, Inc., Quadramed Corp

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Commerce Executive - 3 buildings

 

100.0%

 

89.8%

 

28.53

 

417,000

 

394,000

 

-

 

23,000

 

 

 

L-3 Communications, SAIC, Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Concert Management Services, BT North America

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Reston

 

 

 

90.4%

 

31.61

 

907,000

 

884,000

 

-

 

23,000

 

93,000

 

 

24


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

WASHINGTON DC OFFICE (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rockville/Bethesda:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Democracy Plaza One

 

100.0%

 

94.7%

$

41.53

 

214,000

 

214,000

 

-

 

-

$

-

 

National Institutes of Health

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pentagon City:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fashion Centre Mall

 

7.5%

 

98.9%

 

39.02

 

819,000

 

819,000

 

-

 

-

 

149,341

 

Macy’s, Nordstrom

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington Tower

 

7.5%

 

100.0%

 

43.20

 

170,000

 

170,000

 

-

 

-

 

40,000

 

The Rand Corporation

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Pentagon City

 

 

 

99.1%

 

39.75

 

989,000

 

989,000

 

-

 

-

 

189,341

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Washington, DC office properties

 

 

 

94.8%

$

39.61

 

20,012,000

 

17,801,000

 

-

 

2,211,000

$

2,749,006

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

94.9%

$

39.01

 

15,764,000

 

15,600,000

 

-

 

164,000

$

2,171,128

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

For rent residential:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Riverhouse (1,680 units)

 

100.0%

 

96.0%

$

-

 

1,802,000

 

1,802,000

 

-

 

-

$

259,546

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rosslyn Plaza (196 units)

 

43.7%

 

97.2%

 

-

 

253,000

 

253,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

West End 25 (283 units)

 

100.0%

 

27.1%

 

-

 

272,000

 

272,000

 

-

 

-

 

85,735

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

220 20th Street (265 units)

 

100.0%

 

55.4%

 

-

 

271,000

 

271,000

 

-

 

-

 

75,629

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Crystal City Hotel

 

100.0%

 

100.0%

 

-

 

266,000

 

266,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Warehouses

 

100.0%

 

100.0%

 

-

 

228,000

 

228,000

 

 

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other - 3 buildings

 

100.0%

 

100.0%

 

-

 

11,000

 

11,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Other

 

 

 

 

 

 

 

3,103,000

 

3,103,000

 

-

 

-

 

420,910

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Washington, DC Properties

 

 

 

93.7%

$

39.61

 

23,115,000

(3)

20,904,000

 

-

 

2,211,000

$

3,169,916

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

93.6%

$

39.01

 

18,724,000

 

18,560,000

 

-

 

164,000

$

2,592,038

 

 

 

 

25


Item 2.         Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

REGIONAL MALLS:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Green Acres Mall, Valley Stream, NY

 

100.0%

 

87.6%

$

44.09

(4)

1,871,000

 

1,753,000

 

79,000

 

39,000

$

335,000

 

Macy’s, Sears, Wal-Mart, JCPenney, Best Buy,

   (10% ground and building leased

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

BJ's Wholesale Club, Kohl’s (lease not commenced)

      through 2039)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Raymour & Flanigan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Monmouth Mall, Eatontown, NJ

 

50.0%

 

91.7%

 

37.88

(4)

1,467,000

(5)

741,000

 

719,000

(5)

7,000

 

165,000

 

Macy’s (5), JCPenney (5), Lord & Taylor, Loews Theatre,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Barnes & Noble

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Springfield Mall, Springfield, VA

 

97.5%

 

100.0%

 

26.36

(4)

1,408,000

(5)

551,000

 

390,000

(5)

467,000

 

242,583

 

Macy’s, JCPenney (5), Target (5)

     (66.8% of total square feet is in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen Town Center, Paramus, NJ

 

100.0%

 

100.0%

 

42.04

(4)

1,243,000

 

791,000

 

13,000

 

439,000

 

261,903

 

Target, Whole Foods Market, Century 21, Nordstrom Rack,  

     (64.7% of total square feet is in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Saks Fifth Avenue Off 5th, Filene’s Basement, Marshalls,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Nike Factory Store, Lowe’s (lease not commenced)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Broadway Mall, Hicksville, NY

 

100.0%

 

86.0%

 

34.33

(4)

1,140,000

(5)

764,000

 

376,000

(5)

-

 

92,601

 

Macy’s, Ikea, Target (5), National Amusement

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Montehiedra, Puerto Rico

 

100.0%

 

91.2%

 

43.34

(4)

540,000

 

540,000

 

-

 

-

 

120,000

 

The Home Depot, Kmart, Marshalls,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Caribbean Theatres, Tiendas Capri

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Las Catalinas, Puerto Rico

 

100.0%

 

89.0%

 

52.51

(4)

495,000

(5)

356,000

 

139,000

(5)

-

 

59,305

 

Kmart, Sears (5)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Regional Malls

 

 

 

91.1%

$

39.33

 

8,164,000

 

5,496,000

 

1,716,000

 

952,000

$

1,276,392

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

91.1%

$

39.56

 

6,376,000

 

5,112,000

 

327,000

 

937,000

$

1,187,827

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

STRIP SHOPPING CENTERS:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Bergen (Tonnelle Avenue)

 

100.0%

 

100.0%

$

22.36

 

410,000

 

147,000

 

206,000

 

57,000

$

-

 

Wal-Mart, BJ's Wholesale Club

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Hanover I and II

 

100.0%

 

95.9%

 

19.73

 

369,000

 

363,000

 

6,000

 

-

 

-

 

The Home Depot, Dick's Sporting Goods, Marshalls

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Loehmann’s

Garfield

 

100.0%

 

-

 

-

 

325,000

 

-

 

-

 

325,000

 

-

 

Wal-Mart, The Home Depot (under development

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

by tenants)

Totowa

 

100.0%

 

85.6%

 

17.61

 

317,000

 

223,000

 

94,000

 

-

 

-

 

The Home Depot, Bed Bath & Beyond (6), Marshalls

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bricktown

 

100.0%

 

99.1%

 

17.11

 

279,000

 

276,000

 

3,000

 

-

 

-

 

Kohl's, ShopRite, Marshalls

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Union (Route 22 and Morris Avenue)

 

100.0%

 

100.0%

 

25.87

 

276,000

 

113,000

 

163,000

 

-

 

-

 

Lowe's, Toys "R" Us

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hackensack

 

100.0%

 

96.4%

 

21.29

 

275,000

 

209,000

 

66,000

 

-

 

-

 

The Home Depot (6), Pathmark

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cherry Hill

 

100.0%

 

98.1%

 

15.94

 

263,000

 

51,000

 

212,000

 

-

 

-

 

Wal-Mart, Toys "R" Us

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Jersey City

 

100.0%

 

100.0%

 

20.50

 

236,000

 

66,000

 

170,000

 

-

 

-

 

Lowe's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Union (2445 Springfield Avenue)

 

100.0%

 

100.0%

 

17.85

 

232,000

 

232,000

 

-

 

-

 

-

 

The Home Depot

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Brunswick I

 

100.0%

 

100.0%

 

15.95

 

232,000

 

222,000

 

10,000

 

-

 

-

 

Kohl's, Dick's Sporting Goods, P.C. Richard & Son,

   (325 - 333 Route 18 South)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

T.J. Maxx

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Middletown

 

100.0%

 

84.2%

 

14.66

 

231,000

 

179,000

 

52,000

 

-

 

-

 

Kohl's, Stop & Shop

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Woodbridge

 

100.0%

 

100.0%

 

17.62

 

227,000

 

87,000

 

140,000

 

-

 

-

 

Wal-Mart, Syms

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Plainfield

 

100.0%

 

79.7%

 

7.79

 

219,000

 

219,000

 

-

 

-

 

-

 

Kmart, Pathmark

   (ground leased through 2060)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Marlton

 

100.0%

 

89.1%

 

11.40

 

214,000

 

210,000

 

4,000

 

-

 

-

 

Kohl's (6), ShopRite, PetSmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

26


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Manalapan

 

100.0%

 

97.8%

$

15.30

 

208,000

 

206,000

 

2,000

 

-

$

-

 

Best Buy, Bed Bath & Beyond, Babies "R" Us

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Rutherford

 

100.0%

 

96.7%

 

31.27

 

197,000

 

42,000

 

155,000

 

-

 

-

 

Lowe's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Brunswick II (339-341 Route 18 South)

 

100.0%

 

83.1%

 

-

 

196,000

 

33,000

 

163,000

 

-

 

-

 

Lowe's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bordentown

 

100.0%

 

90.9%

 

7.11

 

179,000

 

179,000

 

-

 

-

 

-

 

ShopRite

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Morris Plains

 

100.0%

 

98.2%

 

19.13

 

177,000

 

176,000

 

1,000

 

-

 

-

 

Kohl's, ShopRite

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dover

 

100.0%

 

93.9%

 

11.21

 

173,000

 

167,000

 

6,000

 

-

 

-

 

ShopRite, T.J. Maxx

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Delran

 

100.0%

 

76.6%

 

4.25

 

171,000

 

168,000

 

3,000

 

-

 

-

 

Sam's Club

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lodi (Route 17 North)

 

100.0%

 

100.0%

 

10.29

 

171,000

 

171,000

 

-

 

-

 

-

 

National Wholesale Liquidators

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Watchung

 

100.0%

 

97.3%

 

23.19

 

170,000

 

54,000

 

116,000

 

-

 

-

 

BJ's Wholesale Club

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lawnside

 

100.0%

 

100.0%

 

12.82

 

145,000

 

142,000

 

3,000

 

-

 

-

 

The Home Depot, PetSmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hazlet

 

100.0%

 

100.0%

 

2.44

 

123,000

 

123,000

 

-

 

-

 

-

 

Stop & Shop

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kearny

 

100.0%

 

100.0%

 

14.24

 

104,000

 

32,000

 

72,000

 

-

 

-

 

Pathmark, Marshalls

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Turnersville

 

100.0%

 

100.0%

 

6.25

 

96,000

 

89,000

 

7,000

 

-

 

-

 

Haynes Furniture (6)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lodi (Washington Street)

 

100.0%

 

100.0%

 

23.09

 

85,000

 

85,000

 

-

 

-

 

10,320

 

A&P

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Carlstadt

 

100.0%

 

95.5%

 

22.11

 

78,000

 

78,000

 

-

 

-

 

7,570

 

Stop & Shop

   (ground leased through 2050)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Bergen (Kennedy Boulevard)

 

100.0%

 

100.0%

 

29.78

 

62,000

 

6,000

 

56,000

 

-

 

-

 

Waldbaum's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

South Plainfield

 

100.0%

 

100.0%

 

21.14

 

56,000

 

56,000

 

-

 

-

 

-

 

Staples

   (ground leased through 2039)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Englewood

 

100.0%

 

94.8%

 

30.39

 

41,000

 

41,000

 

-

 

-

 

12,358

 

New York Sports Club

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Eatontown

 

100.0%

 

100.0%

 

26.14

 

30,000

 

30,000

 

-

 

-

 

-

 

Petco

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Montclair

 

100.0%

 

100.0%

 

20.48

 

18,000

 

18,000

 

-

 

-

 

-

 

Whole Foods Market

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total New Jersey

 

 

 

 

 

 

 

6,585,000

 

4,493,000

 

1,710,000

 

382,000

 

30,248

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pennsylvania:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Allentown

 

100.0%

 

99.5%

 

14.78

 

626,000

 

269,000

 

357,000

 

-

 

-

 

Wal-Mart, Sam's Club, ShopRite,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Burlington Coat Factory, T.J. Maxx,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dick's Sporting Goods

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Philadelphia

 

100.0%

 

78.1%

 

13.20

 

430,000

 

430,000

 

-

 

-

 

-

 

Kmart, Health Partners

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wilkes-Barre

 

100.0%

 

83.3%

 

13.08

 

329,000

(5)

204,000

 

125,000

(5)

-

 

20,957

 

Target (5), Babies "R" Us,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ross Dress For Less

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lancaster

 

100.0%

 

100.0%

 

4.43

 

228,000

 

58,000

 

170,000

 

-

 

-

 

Lowe's, Weis Markets

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bensalem

 

100.0%

 

100.0%

 

10.45

 

185,000

 

177,000

 

8,000

 

-

 

-

 

Kohl's (6), Ross Dress for Less, Staples

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Broomall

 

100.0%

 

86.5%

 

10.40

 

169,000

 

147,000

 

22,000

 

-

 

-

 

Giant Food (6), A.C. Moore, PetSmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bethlehem

 

100.0%

 

87.1%

 

5.64

 

167,000

 

164,000

 

3,000

 

-

 

-

 

Giant Food, Superpetz

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

27


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Upper Moreland

 

100.0%

 

100.0%

$

9.75

 

122,000

 

122,000

 

-

 

-

$

-

 

Sam's Club

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

York

 

100.0%

 

100.0%

 

8.16

 

110,000

 

110,000

 

-

 

-

 

-

 

Ashley Furniture

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Levittown

 

100.0%

 

100.0%

 

6.25

 

105,000

 

105,000

 

-

 

-

 

-

 

Haynes Furniture (6)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Glenolden

 

100.0%

 

100.0%

 

23.13

 

102,000

 

10,000

 

92,000

 

-

 

-

 

Wal-Mart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wilkes-Barre

 

100.0%

 

50.1%

 

4.65

 

81,000

 

81,000

 

-

 

-

 

-

 

Ollie's Bargain Outlet

   (ground and building leased through 2040)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wyomissing

 

100.0%

 

89.0%

 

14.17

 

79,000

 

79,000

 

-

 

-

 

-

 

LA Fitness, PetSmart

   (ground and building leased through 2065)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Pennsylvania

 

 

 

 

 

 

 

2,733,000

 

1,956,000

 

777,000

 

-

 

20,957

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Poughkeepsie, NY

 

100.0%

 

100.0%

 

7.55

 

503,000

 

391,000

 

3,000

 

109,000

 

-

 

Kmart, Burlington Coat Factory, ShopRite,

   (78.3% of total  square feet in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hobby Lobby, Christmas Tree Shops

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bobs Discount Furniture

Bronx (Bruckner Boulevard)

 

100.0%

 

98.5%

 

20.64

 

500,000

 

386,000

 

114,000

 

-

 

-

 

Kmart, Toys "R" Us, Key Food

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Buffalo (Amherst) (ground leased

 

100.0%

 

45.0%

 

5.59

 

296,000

 

227,000

 

69,000

 

-

 

-

 

T.J. Maxx, Toys "R" Us

 through 2017)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Huntington

 

100.0%

 

96.4%

 

13.01

 

208,000

 

208,000

 

-

 

-

 

15,595

 

Kmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rochester

 

100.0%

 

100.0%

 

-

 

205,000

 

-

 

205,000

 

-

 

-

 

Wal-Mart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mt. Kisco

 

100.0%

 

98.4%

 

21.00

 

189,000

 

72,000

 

117,000

 

-

 

29,703

 

Target, A&P

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Freeport (437 East Sunrise Highway)

 

100.0%

 

100.0%

 

18.00

 

167,000

 

167,000

 

-

 

-

 

-

 

The Home Depot, Cablevision

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Staten Island

 

100.0%

 

93.1%

 

17.42

 

165,000

 

165,000

 

-

 

-

 

17,400

 

Waldbaum's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rochester (Henrietta)

 

100.0%

 

89.2%

 

3.31

 

158,000

 

158,000

 

-

 

-

 

-

 

Kohl's, Ollie's Bargain Outlet

   (ground leased through 2056)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Albany (Menands)

 

100.0%

 

74.0%

 

9.00

 

140,000

 

140,000

 

-

 

-

 

-

 

Bank of America

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Hyde Park (ground and building

 

100.0%

 

100.0%

 

18.73

 

101,000

 

101,000

 

-

 

-

 

-

 

Stop & Shop

   leased through 2029)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Inwood

 

100.0%

 

95.1%

 

20.52

 

100,000

 

100,000

 

-

 

-

 

-

 

Stop & Shop

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Syracuse (ground and building

 

100.0%

 

100.0%

 

-

 

98,000

 

-

 

98,000

 

-

 

-

 

Wal-Mart

   leased through 2014)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

West Babylon

 

100.0%

 

84.5%

 

11.40

 

79,000

 

79,000

 

-

 

-

 

6,550

 

Waldbaum's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bronx (1750-1780 Gun Hill Road)

 

100.0%

 

45.3%

 

45.02

 

83,000

 

55,000

 

-

 

28,000

 

-

 

T.G.I. Friday's, Duane Reade

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Queens

 

100.0%

 

74.4%

 

38.78

 

58,000

 

58,000

 

-

 

-

 

-

 

New York Sports Club

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Oceanside

 

100.0%

 

100.0%

 

27.83

 

16,000

 

16,000

 

-

 

-

 

-

 

Party City

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total New York

 

 

 

 

 

 

 

3,066,000

 

2,323,000

 

606,000

 

137,000

 

69,248

 

 

28


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maryland:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Baltimore (Towson)

 

100.0%

 

100.0%

$

14.30

 

150,000

 

150,000

 

-

 

-

$

-

 

Shoppers Food Warehouse, Staples, A.C. Moore,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Golf Galaxy

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Annapolis

 

100.0%

 

100.0%

 

8.99

 

128,000

 

128,000

 

-

 

-

 

-

 

The Home Depot

   (ground and building leased through 2042)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Glen Burnie

 

100.0%

 

78.5%

 

10.42

 

121,000

 

65,000

 

56,000

 

-

 

-

 

Weis Markets

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rockville

 

100.0%

 

99.3%

 

23.06

 

94,000

 

94,000

 

-

 

-

 

13,880

 

Regal Cinemas

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Maryland

 

 

 

 

 

 

 

493,000

 

437,000

 

56,000

 

-

 

13,880

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicopee

 

100.0%

 

100.0%

 

-

 

224,000

 

-

 

224,000

 

-

 

-

 

Wal-Mart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Springfield

 

100.0%

 

97.3%

 

14.86

 

152,000

 

33,000

 

119,000

 

-

 

-

 

Wal-Mart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Milford

 

100.0%

 

100.0%

 

8.01

 

83,000

 

83,000

 

-

 

-

 

-

 

Kohl's (6)

   (ground and building leased through 2019)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Massachusetts

 

 

 

 

 

 

 

459,000

 

116,000

 

343,000

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

California:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Jose

 

45.0%

 

100.0%

 

29.10

 

646,000

(5)

427,000

 

161,000

(5)

58,000

 

132,570

 

Target (5) , The Home Depot, Toys "R" Us, Best Buy

   (91.0% of total square feet is in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Beverly Connection, Los Angeles

 

100.0%

 

100.0%

 

36.33

 

271,000

 

193,000

 

-

 

78,000

 

100,000

 

Marshalls, Old Navy, Sports Chalet, Loehmann’s,

   (71.2% of total square feet is in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Nordstrom Rack, Ross Dress for Less

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pasadena (ground leased through 2077)

 

100.0%

 

64.1%

 

30.21

 

133,000

 

133,000

 

-

 

-

 

-

 

Breakthru Fitness, Trader Joe’s

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco (The Cannery) (2801

 

95.0%

 

23.4%

 

26.37

 

104,000

 

104,000

 

-

 

-

 

18,013

 

 

   Leavenworth Street)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco (275 Sacramento Street)

 

100.0%

 

100.0%

 

31.31

 

76,000

 

76,000

 

-

 

-

 

-

 

Open TV Inc.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco (3700 Geary Boulevard)

 

100.0%

 

100.0%

 

30.00

 

30,000

 

30,000

 

-

 

-

 

-

 

OfficeMax

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Walnut Creek (1149 South Main Street)

 

100.0%

 

100.0%

 

39.79

 

29,000

 

29,000

 

-

 

-

 

-

 

Barnes & Noble

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Walnut Creek (1556 Mt. Diablo Boulevard)

 

95.0%

 

-

 

-

 

-

 

-

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total California

 

 

 

 

 

 

 

1,289,000

 

992,000

 

161,000

 

136,000

 

250,583

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Connecticut:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Newington

 

100.0%

 

100.0%

 

15.01

 

188,000

 

43,000

 

145,000

 

-

 

-

 

Wal-Mart, Staples

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Waterbury

 

100.0%

 

100.0%

 

14.83

 

148,000

 

143,000

 

5,000

 

-

 

-

 

ShopRite

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Connecticut

 

 

 

 

 

 

 

336,000

 

186,000

 

150,000

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Florida:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tampa

 

72.0%

 

75.5%

 

21.25

 

263,000

 

263,000

 

-

 

-

 

22,759

 

Pottery Barn, CineBistro, Brooks Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Williams Sonoma, Lifestyle Family Fitness

Michigan:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Roseville

 

100.0%

 

100.0%

 

5.26

 

119,000

 

119,000

 

-

 

-

 

-

 

JC Penney

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Virginia:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Norfolk

 

100.0%

 

100.0%

 

5.85

 

114,000

 

114,000

 

-

 

-

 

-

 

BJ's Wholesale Club

  (ground and building leased through 2069)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

29


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington, DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3040 M Street

 

100.0%

 

100.0%

$

46.36

 

42,000

 

42,000

 

-

 

-

$

-

 

Barnes & Noble, Barneys

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Hampshire:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Salem (ground leased through 2102)

 

100.0%

 

100.0%

 

-

 

37,000

 

-

 

37,000

 

-

 

-

 

Babies "R" Us

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ACQUIRED FROM TOYS 'R' US

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wheaton, MD  (ground leased through 2060)

 

100.0%

 

100.0%

 

13.58

 

66,000

 

66,000

 

-

 

-

 

-

 

Best Buy

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Francisco, CA (2675 Geary Street)

 

100.0%

 

100.0%

 

45.76

 

55,000

 

55,000

 

-

 

-

 

-

 

Best Buy

   (ground and building leased through 2043)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cambridge, MA

 

100.0%

 

100.0%

 

19.84

 

48,000

 

48,000

 

-

 

-

 

-

 

PetSmart

   (ground and building leased through 2033)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Battle Creek, MI

 

100.0%

 

-

 

-

 

47,000

 

47,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Commack, NY

 

100.0%

 

59.0%

 

22.56

 

47,000

 

47,000

 

-

 

-

 

-

 

PetSmart

   (ground and building leased through 2021)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lansing, IL

 

100.0%

 

-

 

-

 

47,000

 

47,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Springdale, OH

 

100.0%

 

-

 

-

 

47,000

 

47,000

 

-

 

-

 

-

 

 

   (ground and building leased through 2046)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Arlington Heights, IL

 

100.0%

 

100.0%

 

9.00

 

46,000

 

46,000

 

-

 

-

 

-

 

RVI

   (ground and building leased through 2043)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bellingham, WA

 

100.0%

 

-

 

-

 

46,000

 

46,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dewitt, NY

 

100.0%

 

100.0%

 

18.60

 

46,000

 

46,000

 

-

 

-

 

-

 

Best Buy

   (ground leased through 2041)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ogden, UT

 

100.0%

 

-

 

-

 

46,000

 

46,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Redding, CA

 

100.0%

 

49.7%

 

13.00

 

46,000

 

46,000

 

-

 

-

 

-

 

PetSmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Antioch, TN

 

100.0%

 

100.0%

 

6.96

 

45,000

 

45,000

 

-

 

-

 

-

 

Best Buy

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Charleston, SC

 

100.0%

 

100.0%

 

13.51

 

45,000

 

45,000

 

-

 

-

 

-

 

Best Buy

   (ground leased through 2063)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dorchester, MA

 

100.0%

 

100.0%

 

29.85

 

45,000

 

45,000

 

-

 

-

 

-

 

Best Buy

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Signal Hill, CA

 

100.0%

 

100.0%

 

21.89

 

45,000

 

45,000

 

-

 

-

 

-

 

Best Buy

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tampa, FL

 

100.0%

 

100.0%

 

-

 

45,000

 

45,000

 

-

 

-

 

-

 

Nordstrom Rack (lease not commenced)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vallejo, CA

 

100.0%

 

100.0%

 

15.92

 

45,000

 

45,000

 

-

 

-

 

-

 

Best Buy

   (ground leased through 2043)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Freeport, NY (240 West Sunrise Highway)

 

100.0%

 

100.0%

 

18.44

 

44,000

 

44,000

 

-

 

-

 

-

 

Bob's Discount Furniture

   (ground and building leased through 2040)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fond Du Lac, WI

 

100.0%

 

100.0%

 

7.12

 

43,000

 

43,000

 

-

 

-

 

-

 

PetSmart

   (ground leased through 2073)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Antonio, TX

 

100.0%

 

100.0%

 

9.06

 

43,000

 

43,000

 

-

 

-

 

-

 

Best Buy

   (ground and building leased through 2041)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago, IL

 

100.0%

 

100.0%

 

10.94

 

41,000

 

41,000

 

-

 

-

 

-

 

Best Buy

   (ground and building leased through 2051)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

30


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Springfield, PA

 

100.0%

 

100.0%

$

19.00

 

41,000

 

41,000

 

-

 

-

$

-

 

PetSmart

   (ground and building leased through 2025)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tyson's Corner, VA

 

100.0%

 

100.0%

 

35.57

 

38,000

 

38,000

 

-

 

-

 

-

 

Best Buy

   (ground and building leased through 2035)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Miami, FL

 

100.0%

 

79.9%

 

13.17

 

33,000

 

33,000

 

-

 

-

 

-

 

Office Depot

   (ground and building leased through 2034)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Owensboro, KY

 

100.0%

 

100.0%

 

6.96

 

32,000

 

32,000

 

-

 

-

 

-

 

Best Buy

      (ground and building leased through 2046)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dubuque, IA

 

100.0%

 

100.0%

 

9.00

 

31,000

 

31,000

 

-

 

-

 

-

 

PetSmart

   (ground leased through 2043)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Merced, CA

 

100.0%

 

100.0%

 

13.27

 

31,000

 

31,000

 

-

 

-

 

-

 

PetSmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Midland, MI (ground leased through 2043)

 

100.0%

 

83.6%

 

8.38

 

31,000

 

31,000

 

-

 

-

 

-

 

PetSmart

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Texarkana, TX (ground leased through 2043)

 

100.0%

 

100.0%

 

4.39

 

31,000

 

31,000

 

-

 

-

 

-

 

Home Zone

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 Total Acquired From Toys 'R' Us

 

 

 

 

 

 

 

1,296,000

 

1,296,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

CALIFORNIA SUPERMARKETS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Colton (1904 North Rancho Avenue)

 

100.0%

 

100.0%

 

4.44

 

73,000

 

73,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Riverside (9155 Jurupa Road)

 

100.0%

 

100.0%

 

6.00

 

42,000

 

42,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Bernadino (1522 East Highland Avenue)

 

100.0%

 

100.0%

 

7.23

 

40,000

 

40,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Riverside (5571 Mission Boulevard)

 

100.0%

 

100.0%

 

4.97

 

39,000

 

39,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Mojave (ground leased through 2079)

 

100.0%

 

100.0%

 

6.55

 

34,000

 

34,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Corona (ground leased through 2079)

 

100.0%

 

100.0%

 

7.76

 

33,000

 

33,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Yucaipa

 

100.0%

 

100.0%

 

4.13

 

31,000

 

31,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Barstow

 

100.0%

 

100.0%

 

7.15

 

30,000

 

30,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Moreno Valley

 

100.0%

 

-

 

-

 

30,000

 

30,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

San Bernadino (648 West 4th Street)

 

100.0%

 

100.0%

 

6.74

 

30,000

 

30,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Beaumont

 

100.0%

 

100.0%

 

5.58

 

29,000

 

29,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Desert Hot Springs

 

100.0%

 

100.0%

 

5.61

 

29,000

 

29,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rialto

 

100.0%

 

100.0%

 

5.74

 

29,000

 

29,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Colton (151 East Valley Boulevard)

 

100.0%

 

100.0%

 

6.03

 

26,000

 

26,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fontana

 

100.0%

 

100.0%

 

6.26

 

26,000

 

26,000

 

-

 

-

 

-

 

Stater Brothers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total California Supermarkets

 

 

 

 

 

 

 

521,000

 

521,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Strip Shopping Centers

 

 

 

91.6%

$

15.61

 

17,353,000

 

12,858,000

 

3,840,000

 

655,000

$

407,675

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

91.5%

$

15.30

 

16,730,000

 

12,544,000

 

3,563,000

 

623,000

$

327,488

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

31


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

RETAIL (Continued):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MANHATTAN  STREET RETAIL

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Manhattan Mall

 

100.0%

 

96.3%

$

79.30

 

242,000

 

242,000

 

-

 

-

$

72,639

 

JC Penney, Charlotte Russe, Aeropostale, Express

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

4 Union Square South

 

100.0%

 

100.0%

 

53.25

 

203,000

 

203,000

 

-

 

-

 

75,000

 

Filene's Basement, Whole Foods Market, DSW, Forever 21

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1540 Broadway

 

100.0%

 

100.0%

 

80.26

 

161,000

 

127,000

 

-

 

34,000

 

-

 

Forever 21, Planet Hollywood, Disney (lease not commenced)  

     (78.9% of total square feet is in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

478-486 Broadway

 

100.0%

 

100.0%

 

100.53

 

85,000

 

81,000

 

-

 

4,000

 

-

 

Top Shop, Madewell, J. Crew

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

25 West 14th Street

 

100.0%

 

100.0%

 

57.47

 

62,000

 

62,000

 

-

 

-

 

-

 

Guitar Center, Levi's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

435 Seventh Avenue

 

100.0%

 

100.0%

 

165.32

 

43,000

 

43,000

 

-

 

-

 

52,000

 

Hennes & Mauritz

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

155 Spring Street

 

100.0%

 

76.8%

 

100.65

 

43,000

 

43,000

 

-

 

-

 

-

 

Sigrid Olsen

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

692 Broadway

 

100.0%

 

-

 

-

 

35,000

 

35,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1135 Third Avenue

 

100.0%

 

100.0%

 

98.43

 

25,000

 

25,000

 

-

 

-

 

-

 

GAP

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

715 Lexington (ground leased through 2041)

 

100.0%

 

100.0%

 

155.56

 

23,000

 

23,000

 

-

 

-

 

-

 

New York & Company, Zales

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7 West 34th Street

 

100.0%

 

100.0%

 

185.33

 

21,000

 

21,000

 

-

 

-

 

-

 

Express

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

828-850 Madison Avenue

 

100.0%

 

100.0%

 

342.02

 

18,000

 

18,000

 

-

 

-

 

80,000

 

Gucci, Chloe, Cartier

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

484 Eighth Avenue

 

100.0%

 

100.0%

 

84.72

 

14,000

 

14,000

 

-

 

-

 

-

 

T.G.I. Friday's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

40 East 66th Street

 

100.0%

 

100.0%

 

380.08

 

12,000

 

12,000

 

-

 

-

 

-

 

Dennis Basso, Nespresso USA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

J. Crew (lease not commenced)

431 Seventh Avenue

 

100.0%

 

75.0%

 

49.38

 

10,000

 

10,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

387 West Broadway

 

100.0%

 

100.0%

 

134.42

 

9,000

 

9,000

 

-

 

-

 

-

 

Reiss

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

677-679 Madison Avenue

 

100.0%

 

100.0%

 

329.89

 

8,000

 

8,000

 

-

 

-

 

-

 

Anne Fontaine

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

148 Spring Street

 

100.0%

 

100.0%

 

84.88

 

7,000

 

7,000

 

-

 

-

 

-

 

Briel

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

150 Spring Street

 

100.0%

 

100.0%

 

110.33

 

7,000

 

7,000

 

-

 

-

 

-

 

Puma

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

211-217 Columbus Avenue

 

100.0%

 

100.0%

 

281.51

 

6,000

 

6,000

 

-

 

-

 

-

 

Club Monaco

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

968 Third Avenue

 

50.0%

 

100.0%

 

161.29

 

6,000

 

6,000

 

-

 

-

 

-

 

ING Bank

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

386 West Broadway

 

100.0%

 

100.0%

 

191.31

 

4,000

 

4,000

 

-

 

-

 

4,361

 

Miss Sixty

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

825 Seventh Avenue

 

100.0%

 

100.0%

 

181.55

 

4,000

 

4,000

 

-

 

-

 

-

 

Lindy's

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Manhattan Street Retail

 

 

 

94.4%

$

96.57

 

1,048,000

 

1,010,000

 

-

 

38,000

$

284,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

94.4%

$

96.37

 

1,045,000

 

1,007,000

 

-

 

38,000

$

284,000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Retail Space

 

 

 

91.6%

 

 

 

26,565,000

 

19,364,000

 

5,556,000

 

1,645,000

$

1,968,067

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

91.6%

 

 

 

24,151,000

 

18,663,000

 

3,890,000

 

1,598,000

$

1,799,315

 

 

 

32


 Item 2.         Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

MERCHANDISE MART:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

ILLINOIS:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart, Chicago

 

100.0%

 

94.0%

$

29.58

 

3,494,000

 

3,494,000

 

-

 

-

$

550,000

 

American Intercontinental University (AIU),

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Baker, Knapp & Tubbs, CCC Information Services,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ogilvy Group (WPP), Chicago Teachers Union,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Office of the Special Deputy Receiver, Publicis Groupe,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bankers Life & Casualty, Holly Hunt Ltd.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart Headquarters, Steelcase,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Chicago School of Professional Psychology

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Royal Bank of Canada

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

350 West Mart Center, Chicago

 

100.0%

 

81.1%

 

25.71

 

1,223,000

 

1,223,000

 

-

 

-

 

-

 

21st Century Telecom/RCN, Ameritech,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 Chicago Sun-Times, Comcast, Fiserv Solutions,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ogilvy Group (WPP), Illinois Institute of Art, Ronin Capital

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other

 

50.0%

 

79.4%

 

31.64

 

19,000

 

19,000

 

-

 

-

 

24,758

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Illinois

 

 

 

90.6%

 

28.66

 

4,736,000

 

4,736,000

 

-

 

-

 

574,758

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

WASHINGTON, DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington Design Center

 

100.0%

 

94.2%

 

37.91

 

393,000

 

393,000

 

-

 

-

 

44,247

 

General Services Administration

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

HIGH POINT, NORTH CAROLINA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market Square Complex

 

100.0%

 

86.5%

 

16.21

 

2,011,000

 

2,011,000

 

-

 

-

 

217,815

 

ART Furniture, Cambium Business,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Canadel Furniture, Century Furniture Company,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Classic Furniture, HFI Brands, La-Z-Boy,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Legacy Classic Furniture, Progressive Furniture,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Robinson & Robinson, Vaughan Furniture

CALIFORNIA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

L.A. Mart

 

100.0%

 

69.8%

 

19.93

 

781,000

 

781,000

 

-

 

-

 

-

 

Penstan Investments

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NEW YORK

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7 West 34th Street

 

100.0%

 

91.7%

 

38.17

 

419,000

 

419,000

 

-

 

-

 

-

 

Kurt Adler

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

MASSACHUSETTS

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston Design Center

 

100.0%

 

97.6%

 

29.61

 

553,000

 

553,000

 

-

 

-

 

69,667

 

Boston Brewing/Fitch Puma, Robert Allen

    (ground leased through 2060)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Merchandise Mart

 

 

 

88.5%

$

26.16

 

8,893,000

 

8,893,000

 

-

 

-

$

906,487

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

88.5%

$

26.16

 

8,884,000

 

8,884,000

 

-

 

-

$

894,108

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

33


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

555 CALIFORNIA STREET:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     555 California Street

 

70.0%

 

93.8%

$

57.35

 

1,502,000

 

1,502,000

 

-

 

-

$

664,118

(7)  

Bank of America, N.A., Dodge & Cox,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Goldman Sachs & Co., Jones Day,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kirkland & Ellis LLP, Morgan Stanley & Co. Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

McKinsey & Company Inc., UBS Financial Services,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     315 Montgomery Street

 

70.0%

 

100.0%

 

42.37

 

228,000

 

228,000

 

-

 

-

 

-

 

Bank of America, N.A.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     345 Montgomery Street

 

70.0%

 

100.0%

 

104.87

 

64,000

 

64,000

 

-

 

-

 

-

 

Bank of America, N.A.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total 555 California Street

 

 

 

94.8%

$

57.25

 

1,794,000

 

1,794,000

 

-

 

-

$

664,118

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

94.8%

$

57.25

 

1,256,000

 

1,256,000

 

-

 

-

$

472,192

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

34


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

WAREHOUSES:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

NEW JERSEY

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Hanover - Five Buildings

 

100.0%

 

89.4%

$

5.40

 

942,000

 

942,000

 

-

 

-

$

24,813

 

J, Leven & Company, Foremost Int'l Trading Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tri-coastal Design Group Inc.,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fidelity Paper & Supply Inc., Gardner Industries,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Stephen Gould Paper Co., Givaudan Flavors Corp.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Edison

 

100.0%

 

-

 

-

 

272,000

 

272,000

 

-

 

-

 

-

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Warehouses

 

 

 

69.4%

$

5.40

 

1,214,000

 

1,214,000

 

-

 

-

$

24,813

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

69.4%

$

5.40

 

1,214,000

 

1,214,000

 

-

 

-

$

24,813

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

35


Item 2.          Properties - continued

 

 

 

 

 

 

 

 

Square Feet

 

 

 

 

 

 

 

 

 

 

 

 

 

 

In Service

 

Out of Service

 

 

 

 

 

 

%

 

%

 

Annualized

 

 

 

Owned by

 

Owned By

 

Under

 

Encumbrances

 

 

Property

 

Ownership

 

Occupancy

 

Rent PSF (1)

 

Total

 

Company

 

Tenant

 

Development

 

(in thousands)

 

Major Tenants

ALEXANDER'S INC.:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

731 Lexington Avenue, Manhattan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     Office

 

32.4%

 

100.0%

$

81.01

 

885,000

 

885,000

 

-

 

-

$

362,989

 

Bloomberg

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     Retail

 

32.4%

 

100.0%

 

154.61

 

174,000

 

174,000

 

-

 

-

 

320,000

 

Hennes & Mauritz, Home Depot,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The Container Store

 

 

 

 

 

 

 

 

1,059,000

 

1,059,000

 

-

 

-

 

682,989

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Kings Plaza Regional Shopping Center,

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

    Brooklyn (24.3 acres)

 

32.4%

 

92.0%

 

40.63

 

1,098,000

 

759,000

 

339,000

(8)

-

 

183,318

 

Sears, Lowe's (ground lessee), Macy’s(8)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rego Park I, Queens  (4.8 acres)

 

32.4%

 

85.4%

 

32.28

 

351,000

 

351,000

 

-

 

-

 

78,246

 

Sears, Bed Bath & Beyond, Marshalls

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rego Park II (adjacent to Rego Park I),

 

32.4%

 

100.0%

 

36.25

 

600,000

 

403,000

 

-

 

197,000

 

266,411

 

Century 21, Costco,  Kohl's

     Queens (6.6 acres)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     (67.2% of total square feet is in service)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Flushing, Queens(9) (1.0 acre)

 

32.4%

 

100.0%

 

14.99

 

167,000

 

167,000

 

-

 

-

 

-

 

New World Mall LLC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Paramus, New Jersey

 

32.4%

 

100.0%

 

-

 

-

 

-

 

-

 

-

 

68,000

 

IKEA (ground lessee)

     (30.3 acres ground leased to IKEA

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

     through 2041)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property to be Developed:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rego Park III (adjacent to Rego Park II),

 

32.4%

 

-

 

-

 

-

 

-

 

-

 

-

 

-

 

 

     Queens, NY (3.4 acres)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Alexander's

 

 

 

 

 

 

 

3,275,000

 

2,739,000

 

339,000

 

197,000

$

1,278,964

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Vornado's Ownership Interest

 

 

 

 

 

 

 

1,061,000

 

887,000

 

110,000

 

64,000

$

414,384

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 


36


Item 2.          Properties - continued

 

  (1)

Annualized Rent PSF excludes ground rent, storage rent and garages.

 

 

  (2)

Excludes US Post Office leased through 2038 (including five five-year renewal options) for which the
annual escalated rent is $11.03 per square foot.

 

 

  (3)

Excludes 918,000 square feet in two buildings owned by ground lessees on land leased from us, including Pentagon Row Retail and Residential and Ritz Carlton (7.5% interest).

 

 

  (4)

Annualized base rent disclosed is for mall tenants only.

  

 

  (5)

Includes square footage of anchors who own the land and building.

 

 

  (6)

The leases for these former Bradlees locations are guaranteed by Stop and Shop (70% as to Totowa).

 

 

  (7)

Cross-collateralized by 555 California Street and 315 and 345 Montgomery Streets.

 

 

  (8)

Owned by Macy’s, Inc.

 

 

  (9)

Leased by Alexander's through January 2037.

 

 

 

 

 

37


 

New York Office Properties

 

As of December 31, 2009, we own 28 office properties in New York City aggregating 16.2 million square feet, including 15.2 million square feet of office space, 817,000 square feet of retail space and 183,000 square feet of showroom space. In addition, the New York Office Properties segment includes 6 garages totaling 368,000 square feet (1,739 spaces) which are managed by, or leased, to third parties. The garage space is excluded from the statistics provided in this section.

 

Occupancy and average annual escalated rent per square foot, excluding retail space:

 

As of December 31,

 

Rentable
Square Feet

 

Occupancy
Rate

 

Average Annual
Escalated Rent
per Square Foot

 

2009

 

16,173,000

 

95.5%

 

$

55.00

 

2008

 

16,108,000

 

96.7%

 

 

53.08

 

2007

 

15,994,000

 

97.6%

 

 

49.34

 

2006

 

13,692,000

 

97.5%

 

 

46.33

 

2005

 

12,972,000

 

96.0%

 

 

43.67

 

 

 

2009 New York Office Properties rental revenue by tenants’ industry:

 

Industry

 

Percentage

 

Retail

 

15%

 

Finance

 

14%

 

Legal Services

 

 9%

 

Banking

 

 7%

 

Insurance

 

 5%

 

Communications

 

 5%

 

Technology

 

 5%

 

Publishing

 

 4%

 

Government

 

 4%

 

Pharmaceuticals

 

 4%

 

Real Estate

 

 4%

 

Advertising

 

 3%

 

Not-for-Profit

 

 3%

 

Engineering

 

 2%

 

Service Contractors

 

 1%

 

Health Services

 

 1%

 

Other

 

14%

 

 

 

100%

 

 

 

New York Office Properties lease terms generally range from five to seven years for smaller tenants to as long as 15 years for major tenants, and may provide for extension options at market rates. Leases typically provide for periodic step‑ups in rent over the term of the lease and pass through to tenants their share of increases in real estate taxes and operating expenses over a base year. Electricity is provided to tenants on a sub-metered basis or included in rent based on surveys and adjusted for subsequent utility rate increases. Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction costs of its premises.

38


New York Office Properties – continued

 

 

Tenants accounting for 2% or more of 2009 New York Office Properties total revenues:

 

Tenant

 

Square Feet
Leased

 

2009
Revenues

 

Percentage of
New York Office
Properties
Revenues

 

Percentage
of Total
Company
Revenues

 

Macy’s, Inc.

 

537,000

 

$

26,669,000

 

2.5%

 

1.0%

 

Madison Square Garden L.P. /
Rainbow Media Holdings, Inc.

 

473,000

 

 

23,984,000

 

2.2%

 

0.9%

 

McGraw-Hill Companies, Inc.

 

480,000

 

 

22,558,000

 

2.1%

 

0.8%

 

Limited Brands

 

368,000

 

 

21,454,000

 

2.0%

 

0.8%

 

 

 

 

2009 New York Office Properties Leasing Activity:

 

Location

 

Square
Feet

 

Average Initial
Rent Per
Square Foot (1)

 

909 Third Avenue

 

279,000

 

$

48.96

 

595 Madison Avenue

 

170,000

 

 

65.10

 

One Penn Plaza

 

161,000

 

 

52.53

 

770 Broadway

 

156,000

 

 

45.77

 

Two Penn Plaza

 

139,000

 

 

44.72

 

1290 Avenue of the Americas

 

104,000

 

 

57.63

 

866 United Nations Plaza

 

87,000

 

 

54.93

 

57th Street

 

75,000

 

 

46.16

 

100 West 33rd Street

 

61,000

 

 

41.41

 

Eleven Penn Plaza

 

61,000

 

 

45.00

 

350 Park Avenue

 

56,000

 

 

70.07

 

150 East 58th Street

 

45,000

 

 

53.57

 

90 Park Avenue

 

34,000

 

 

55.99

 

888 Seventh Avenue

 

29,000

 

 

65.58

 

330 Madison Avenue

 

24,000

 

 

57.86

 

40 Fulton Street

 

20,000

 

 

34.78

 

689 Fifth Avenue

 

2,000

 

 

67.05

 

Total

 

1,503,000

 

 

52.17

 

Vornado’s Ownership Interest

 

1,417,000

 

 

52.13

 

_________________________________

(1) Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

 

 

In addition to the office space noted above, during 2009 we leased 43,000 square feet of retail space contained in office buildings at an average initial rent of $188.09, a 55.7% increase over the prior escalated rent per square foot.

 


39


New York Office Properties – continued

 

Lease expirations as of December 31, 2009 assuming none of the tenants exercise renewal options:

 

Office Space:

 

 

 

 

 

Percentage of
New York

 

Annual Escalated
Rent of Expiring Leases

 

Year

 

Number of
Expiring Leases

 

Square Feet of
Expiring Leases

 

Office Properties
Square Feet

 

Total

 

Per Square Foot

 

Office Space:

 

 

 

 

 

 

 

 

 

 

 

 

 

Month to month

 

 75

 

180,000

 

 1.1%

 

$

10,268,000

 

$

57.04

 

2010

 

106

 

760,000

 

 4.7%

 

 

39,825,000

 

 

52.40

 

2011

 

 83

 

861,000

 

 5.4%

 

 

51,249,000

 

 

59.52

 

2012

 

 96

 

1,727,000

 

10.8%

 

 

87,787,000

 

 

50.83

 

2013

 

 59

 

868,000

(1)

 5.4%

 

 

42,998,000

 

 

49.54

 

2014

 

 78

 

733,000

 

 4.6%

 

 

41,404,000

 

 

56.49

 

2015

 

 83

 

2,135,000

 

13.3%

 

 

117,262,000

 

 

54.92

 

2016

 

 46

 

930,000

 

 5.8%

 

 

48,270,000

 

 

51.90

 

2017

 

 33

 

836,000

 

 5.2%

 

 

47,265,000

 

 

56.54

 

2018

 

 30

 

760,000

 

 4.7%

 

 

49,322,000

 

 

64.90

 

2019

 

 26

 

577,000

 

 3.6%

 

 

33,082,000

 

 

57.33

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Retail Space:

 

 

 

 

 

 

 

 

 

 

 

 

 

(contained in office buildings)

 

 

 

 

 

 

 

 

 

 

 

 

 

Month to month

 

 2

 

3,000

 

 

$

444,000

 

$

148.00

 

2010

 

12

 

31,000

 

0.2%

 

 

1,827,000

 

 

60.90

 

2011

 

 5

 

37,000

 

0.2%

 

 

1,981,000

 

 

53.54

 

2012

 

 6

 

21,000

 

0.1%

 

 

3,938,000

 

 

187.52

 

2013

 

17

 

51,000

 

0.3%

 

 

8,130,000

 

 

159.41

 

2014

 

10

 

86,000

 

0.5%

 

 

18,252,000

 

 

212.23

 

2015

 

 8

 

32,000

 

0.2%

 

 

7,098,000

 

 

221.81

 

2016

 

 4

 

319,000

 

2.0%

 

 

17,204,000

 

 

53.93

 

2017

 

 2

 

22,000

 

0.1%

 

 

2,137,000

 

 

97.14

 

2018

 

 8

 

115,000

 

0.7%

 

 

12,199,000

 

 

106.08

 

2019

 

 5

 

33,000

 

0.2%

 

 

7,672,000

 

 

232.48

 

 

 

_________________________

(1)    Excludes 492,000 square feet at 909 Third Avenue leased to the U.S. Post Office through 2038 (including five 5-year renewal options) for which the annual escalated rent is $11.03 per square foot.

 


40


Washington, DC Office Properties

 

As of December 31, 2009, we own 84 properties aggregating 18.6 million square feet in the Washington, DC / Northern Virginia area including 76 office buildings, 7 residential properties, a hotel property and 20.8 acres of undeveloped land.  In addition, the Washington, DC Office Properties segment includes 51 garages totaling approximately 9.1 million square feet (29,000 spaces) which are managed by or leased to third parties. The garage space is excluded from the statistics provided in this section.

 

As of December 31, 2009, 33% percent of the space in our Washington, DC Office Properties segment was leased to various agencies of the U.S. Government.

 

 

Occupancy and average annual escalated rent per square foot:

 

 

 

 

 

 

 

 

As of December 31,

 

Rentable
Square Feet

 

Occupancy
Rate

 

Average Annual
Escalated Rent
per Square Foot

 

2009

 

18,560,000

 

94.9%

 

$

39.01

 

2008

 

17,666,000

 

95.0%

 

 

37.70

 

2007

 

17,483,000

 

93.3%

 

 

35.15

 

2006

 

17,456,000

 

92.6%

 

 

32.36

 

2005

 

17,112,000

 

90.9%

 

 

31.68

 

 

 

2009 Washington, DC Office Properties rental revenue by tenants’ industry:

 

 

Industry

 

Percentage

 

U.S. Government

 

34%

 

Government Contractors

 

23%

 

Legal Services

 

10%

 

Membership Organizations

 

 7%

 

Manufacturing

 

 3%

 

Real Estate

 

 3%

 

Computer and Data Processing

 

 3%

 

Business Services

 

 3%

 

Communication

 

 1%

 

Television Services

 

 1%

 

Health Services

 

 1%

 

Education

 

 1%

 

Radio and Television

 

 1%

 

Other

 

 9%

 

 

 

100%

 

 

Washington, DC Office Properties lease terms generally range from five to seven years, and may provide for extension options at either pre-negotiated or market rates. Leases typically provide for periodic step-ups in rent over the term of the lease and pass through to tenants, the tenants’ share of increases in real estate taxes and certain property operating expenses over a base year. Periodic step-ups in rent are usually based upon either fixed percentage increases or the consumer price index. Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction costs of its premises.

 

41


Washington, DC Office Properties – continued

 

Tenants accounting for 2% or more of Washington, DC Office Properties total revenues:

 

Tenant

 

Square Feet
Leased

 

2009
Revenues

 

Percentage of
Washington, DC
Office Properties
Revenues

 

Percentage
of Total
Company
Revenues

 

U.S. Government

 

5,870,000

 

$

182,874,000

 

26.5%

 

6.7%

 

Howrey LLP

 

327,000

 

 

21,807,000

 

 3.2%

 

0.8%

 

Academy for Educational Development

 

367,000

 

 

15,256,000

 

 2.2%

 

0.6%

 

Boeing

 

387,000

 

 

15,158,000

 

 2.2%

 

0.6%

 

SAIC, Inc.

 

449,000

 

 

15,126,000

 

 2.2%

 

0.6%

 

Greenberg Traurig LLP

 

115,000

 

 

13,514,000

 

 2.0%

 

0.5%

 

 

 

2009 Washington, DC Office Properties Leasing Activity:

 

 

 

Location

 

Square Feet

 

Average Initial Rent Per Square Foot (1)

 

 

 

 

 

 

 

 

S. Clark Street / 12th Street

 

866,000

 

$

40.89

 

Skyline Place / One Skyline Tower

 

519,000

 

 

36.27

 

2011-2451 Crystal Drive

 

467,000

 

 

41.82

 

1800, 1851 and 1901 South Bell Street

 

390,000

 

 

42.41

 

1550-1750 Crystal Drive / 241-251 18th Street

 

353,000

 

 

41.90

 

2001 Jefferson Davis Highway and
223 23rd Street / 2221 South Clark Street

 

203,000

 

 

38.46

 

2200 / 2300 Clarendon Blvd (Courthouse Plaza)

 

71,000

 

 

39.15

 

1730 M Street, NW

 

45,000

 

 

42.45

 

Commerce Executive

 

40,000

 

 

28.74

 

Reston Executive

 

35,000

 

 

29.64

 

Partially Owned Entities

 

35,000

 

 

36.40

 

1227 25th Street, NW

 

32,000

 

 

53.87

 

Democracy Plaza One

 

30,000

 

 

35.74

 

1150 17th Street, NW

 

21,000

 

 

43.69

 

1726 M Street, NW

 

15,000

 

 

40.52

 

1101 17th Street, NW

 

9,000

 

 

44.67

 

Universal Buildings (1825-1875 Connecticut Avenue, NW)

 

8,000

 

 

42.38

 

2101 L Street, NW

 

6,000

 

 

50.00

 

1750 Pennsylvania Avenue, NW

 

4,000

 

 

48.75

 

Warner Building – 1299 Pennsylvania Avenue, NW

 

4,000

 

 

64.87

 

1140 Connecticut Avenue, NW

 

3,000

 

 

39.00

 

1999 K Street, NW (sold in 2009)

 

2,000

 

 

76.50

 

 

 

3,158,000

 

 

40.26

 

 

_________________________

(1)       Most leases (excluding US Government leases) include periodic step-ups in rent which are not reflected in the initial rent per square foot leased.

 

 

42


Washington, DC Office Properties – continued

 

 

Lease expirations as of December 31, 2009 assuming none of the tenants exercise renewal options:

 

Year

 

Number of
Expiring Leases

 

Square Feet of
Expiring Leases

 

Percentage of
Washington, DC
Office Properties
Square Feet

 

Annual Escalated
Rent of Expiring Leases

 

 

 

 

 

Total

 

Per Square Foot

 

Month to month

 

76

 

258,000

 

 1.7%

 

$

7,387,000

 

$

28.61

 

2010

 

301

 

2,012,000

 

13.6%

 

 

74,643,000

 

 

37.11

 

2011

 

287

 

2,033,000

 

13.8%

 

 

73,957,000

 

 

36.38

 

2012

 

225

 

2,591,000

 

17.6%

 

 

96,717,000

 

 

37.32

 

2013

 

135

 

1,011,000

 

 6.9%

 

 

39,558,000

 

 

39.12

 

2014

 

116

 

1,039,000

 

 7.0%

 

 

36,713,000

 

 

35.33

 

2015

 

87

 

1,184,000

 

 8.0%

 

 

44,342,000

 

 

37.44

 

2016

 

34

 

825,000

 

 5.6%

 

 

32,124,000

 

 

38.94

 

2017

 

35

 

342,000

 

 2.3%

 

 

12,505,000

 

 

36.58

 

2018

 

44

 

987,000

 

 6.7%

 

 

47,038,000

 

 

47.66

 

2019

 

40

 

1,046,000

 

 7.1%

 

 

40,708,000

 

 

38.92

 

 


43


RETAIL PROPERTIES

 

As of December 31, 2009, we own 162 retail properties, of which 132 are strip shopping centers located primarily in the Northeast, Mid-Atlantic and California; 7 are regional malls located in New York, New Jersey, Virginia and San Juan, Puerto Rico; and 23 are retail properties located in Manhattan (“Manhattan Street Retail”).  Our strip shopping centers and malls are generally located on major highways in mature, densely populated areas, and therefore attract consumers from a regional, rather than a neighborhood market place.

 

Strip Shopping Centers

 

Our strip shopping centers contain an aggregate of 16.1 million square feet and are substantially (over 80%) leased to large stores (over 20,000 square feet). Tenants include destination retailers such as discount department stores, supermarkets, home improvement stores, discount apparel stores and membership warehouse clubs. Tenants typically offer basic consumer necessities such as food, health and beauty aids, moderately priced clothing, building materials and home improvement supplies, and compete primarily on the basis of price and location.

 

Regional Malls

 

The Green Acres Mall in Valley Stream, Long Island, New York contains 1.8 million square feet, and is anchored by Macy’s, Sears, Wal-Mart, J.C. Penney, Best Buy and a BJ’s Wholesale Club.

 

The Monmouth Mall in Eatontown, New Jersey, in which we own a 50% interest, contains 1.5 million square feet and is anchored by Macy’s, Lord & Taylor and J.C. Penney, two of which own their stores aggregating 457,000 square feet.

 

The Springfield Mall in Springfield, Virginia, contains 1.4 million square feet and is anchored by Macy’s, J.C. Penney and Target who own their stores aggregating 390,000 square feet.  We continue to evaluate plans to renovate and reposition the mall; given current economic conditions, that may require us to renegotiate the terms of the existing debt and, accordingly, we have requested that the debt be placed with the special servicer.

 

The Bergen Town Center in Paramus, New Jersey contains 950,000 square feet and is anchored by Century 21, Whole Foods and Target under leases aggregating 416,000 square feet.  We are currently developing 250,000 square feet of retail space adjacent to the mall which will be anchored by Lowe’s Home Improvement.  This development is expected to be completed in 2010.

 

The Broadway Mall in Hicksville, Long Island, New York contains 1.1 million square feet and is anchored by Macy’s, Ikea, Multiplex Cinema and Target, which owns its store containing 141,000 square feet.              

 

The Montehiedra Mall in San Juan, Puerto Rico contains 540,000 square feet and is anchored by Home Depot, Kmart, and Marshalls.

 

The Las Catalinas Mall in San Juan, Puerto Rico, contains 495,000 square feet and is anchored by Kmart and Sears, which owns its 139,000 square foot store.

 

 

Manhattan Street Retail

 

Manhattan Street Retail is comprised of 23 properties containing 1,048,000 square feet.  These properties include (i) properties in the Penn Plaza district, such as the Manhattan Mall which contains 242,000 square feet, anchored by JC Penney; (ii) 4 Union Square which contains 203,000 square feet, anchored by Whole Foods Market, Filenes Basement and DSW; (iii) 1540 Broadway in Times Square which contains 161,000 square feet, anchored by Forever 21 and Disney, which will open their flagship stores in 2010, and Planet Hollywood; and (iv) properties on Madison Avenue and in So-Ho occupied by retailers including H&M, Top Shop, Madewell, the GAP, Gucci, Chloe and Cartier.  In addition, we own 817,000 square feet of retail space in certain of our New York office buildings, which is part of our New York Office Properties segment.

 

44


RETAIL PROPERTIES – CONTINUED

 

Occupancy and average annual net rent per square foot:

 

As of December 31, 2009, the aggregate occupancy rate for the entire Retail Properties segment of 22.6 million square feet was 91.6%.   Details of our ownership interest in the strip shopping centers, regional malls and Manhattan Street retail for the past five years are provided below.

 

 

Strip Shopping Centers:

 

As of December 31,

 

Rentable
Square Feet

 

Occupancy
Rate

 

Average Annual
Net Rent per
Square Foot

 

2009

 

16,107,000

 

91.5%

 

$

15.30

 

2008

 

15,755,000

 

91.9%

 

 

14.52

 

2007

 

15,463,000

 

94.1%

 

 

14.12

 

2006

 

12,933,000

 

92.9%

 

 

13.48

 

2005

 

10,750,000

 

95.5%

 

 

12.07

 

 

 

 

Regional Malls:

 

 

 

 

 

 

Average Annual Net Rent
Per Square Foot

 

As of December 31,

 

Rentable
Square Feet

 

Occupancy
Rate

 

Mall Tenants

 

Mall and Anchor
Tenants

 

2009

 

5,439,000

 

91.1%

 

$

39.56

 

$

20.67

 

2008

 

5,232,000

 

93.0%

 

 

37.59

 

 

20.38

 

2007

 

5,528,000

 

96.1%

 

 

34.94

 

 

19.11

 

2006

 

5,640,000

 

93.4%

 

 

32.64

 

 

18.12

 

2005

 

4,817,000

 

96.2%

 

 

31.83

 

 

18.24

 

 

For the years ending December 31, 2009 and 2008, mall sales per square foot, including partially owned malls, were $457.00 and $487.00, respectively. 

 

 

Manhattan Street Retail:

 

 

 

 

 

 

 

As of December 31,

 

Rentable
Square Feet

 

Occupancy
Rate

 

Average Annual
Net Rent per
Square Foot

 

2009

 

1,007,000

 

95.3%

 

$

96.37

 

2008

 

874,000

 

90.4%

 

 

97.18

 

2007

 

943,000

 

86.8%

 

 

89.86

 

2006

 

691,000

 

83.6%

 

 

83.53

 

2005

 

602,000

 

90.9%

 

 

81.94

 

 

45


RETAIL PROPERTIES – CONTINUED

 

 

2009 Retail Properties rental revenue by type of retailer:

 

Industry

 

Percentage

 

Discount Stores

 

13%

 

Women’s Apparel

 

11%

 

Family Apparel

 

10%

 

Supermarkets

 

 9%

 

Home Entertainment and Electronics

 

 7%

 

Restaurants

 

 6%

 

Home Improvement

 

 6%

 

Banking and Other Business Services

 

 5%

 

Department Stores

 

 5%

 

Personal Services

 

 3%

 

Home Furnishings

 

 3%

 

Membership Warehouse Clubs

 

 2%

 

Jewelry

 

 2%

 

Other

 

18%

 

 

 

100%

 

 

Retail Properties lease terms generally range from five years or less in some instances for smaller tenants to as long as 25 years for major tenants.  Leases generally provide for reimbursements of real estate taxes, insurance and common area maintenance charges (including roof and structure in strip shopping centers, unless it is the tenant’s direct responsibility), and percentage rents based on tenant sales volume.  Percentage rents accounted for less than 1% of the Retail Properties total revenues during 2009.  

 

 

Tenants accounting for 2% or more of 2009 Retail Properties total revenues:

 

Tenant

 

Square Feet
Leased

 

2009
Revenues

 

Percentage of
Retail Properties
Revenues

 

Percentage of
Total Company
Revenues

 

The Home Depot, Inc

 

990,000

 

$

18,184,000

 

3.3%

 

0.7%

 

Best Buy Co, Inc.

 

619,000

 

 

16,982,000

 

3.1%

 

0.6%

 

Wal-Mart/Sam’s Wholesale

 

1,674,000

 

 

16,643,000

 

3.0%

 

0.6%

 

Stop & Shop Companies, Inc. (Stop & Shop)

 

729,000

 

 

14,055,000

 

2.5%

 

0.5%

 

Sears Holdings Corporation (Sears and Kmart)

 

1,017,000

 

 

12,172,000

 

2.2%

 

0.4%

 

 

 

46


RETAIL PROPERTIES – CONTINUED

Lease expirations as of December 31, 2009 assuming none of the tenants exercise renewal options:

 

Year

 

Number of
Expiring Leases

 

Square Feet of
Expiring Leases

 

Percentage of
Retail Properties
Square Feet

 

Annual Net Rent

of Expiring Leases

 

 

 

 

 

Total

 

Per Square Foot

 

Strip Shopping Centers:

 

 

 

 

 

 

 

 

 

 

 

 

 

Month to month

 

17

 

46,000

 

0.2%

 

$

962,000

 

$

20.79

 

2010

 

52

 

490,000

 

2.4%

 

 

7,484,000

 

 

15.26

 

2011

 

71

 

949,000

 

4.7%

 

 

10,145,000

 

 

10.69

 

2012

 

65

 

872,000

 

4.3%

 

 

12,194,000

 

 

13.98

 

2013

 

113

 

1,980,000

 

9.7%

 

 

24,466,000

 

 

12.35

 

2014

 

104

 

1,191,000

 

5.8% 

 

 

19,413,000

 

 

16.30

 

2015

 

45

 

598,000

 

2.9%

 

 

10,583,000

 

 

17.70

 

2016

 

41

 

688,000

 

3.4%

 

 

10,475,000

 

 

15.22

 

2017

 

32

 

323,000

 

1.6%

 

 

4,562,000

 

 

14.11

 

2018

 

54

 

932,000

 

4.6%

 

 

14,173,000

 

 

15.21

 

2019

 

44

 

930,000

 

4.6%

 

 

16,807,000

 

 

18.07

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Malls:

 

 

 

 

 

 

 

 

 

 

 

 

 

Month to month

 

51

 

110,000

 

0.5%

 

$

3,693,000

 

$

33.50

 

2010

 

89

 

262,000

 

1.3%

 

 

7,459,000

 

 

28.43

 

2011

 

61

 

251,000

 

1.2%

 

 

7,619,000

 

 

30.29

 

2012

 

47

 

216,000

 

1.1%

 

 

5,486,000

 

 

25.40

 

2013

 

72

 

272,000

 

1.3%

 

 

8,223,000

 

 

30.28

 

2014

 

48

 

343,000

 

1.7%

 

 

6,412,000

 

 

18.70

 

2015

 

53

 

267,000

 

1.3%

 

 

6,900,000

 

 

25.86

 

2016

 

43

 

388,000

 

1.9%

 

 

4,844,000

 

 

12.47

 

2017

 

43

 

467,000

 

2.3%

 

 

7,760,000

 

 

16.61

 

2018

 

45

 

114,000

 

0.6%

 

 

5,145,000

 

 

44.97

 

2019

 

45

 

182,000

 

0.9%

 

 

6,532,000

 

 

35.94

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Manhattan Street Retail:

 

 

 

 

 

 

 

 

 

 

 

 

 

Month to month

 

3

 

4,000

 

 

$

154,000

 

$

34.83

 

2010

 

2

 

7,000

 

 

 

1,210,000

 

 

177.26

 

2011

 

9

 

96,000

 

0.5%

 

 

6,247,000

 

 

65.06

 

2012

 

8

 

36,000

 

0.2%

 

 

2,028,000

 

 

55.91

 

2013

 

4

 

23,000

 

0.1%

 

 

2,993,000

 

 

129.24

 

2014

 

7

 

30,000

 

0.1%

 

 

4,049,000

 

 

136.37

 

2015

 

6

 

23,000

 

0.1%

 

 

2,439,000

 

 

107.27

 

2016

 

8

 

20,000

 

0.1%

 

 

4,044,000

 

 

206.03

 

2017

 

6

 

17,000

 

0.1%

 

 

2,539,000

 

 

152.43

 

2018

 

16

 

128,000

 

0.6%

 

 

20,963,000

 

 

164.00

 

2019

 

10

 

58,000

 

0.3%

 

 

8,259,000

 

 

142.85

 

 

47


RETAIL PROPERTIES – CONTINUED

2009 Retail Properties Leasing Activity:

Location

 

Square Feet

 

Average Initial Rent
Per Square Foot (1)

 

 

Bergen Town Center, Paramus, NJ

 

222,000

 

$

25.01

 

Green Acres Mall, Valley Stream, NY

 

190,000

 

 

15.46

 

Poughkeepsie, NY

 

130,000

 

 

4.35

 

Albany (Menands), NY

 

104,000

 

 

9.00

 

Tampa, FL

 

45,000

 

 

19.80

 

San Francisco (275 Sacramento Street), CA

 

43,000

 

 

42.50

 

Wilkes-Barre, PA

 

40,000

 

 

6.53

 

East Hanover I and II, NJ

 

35,000

 

 

21.42

 

Baltimore (Towson), MD

 

33,000

 

 

16.45

 

Bricktown, NJ

 

28,000

 

 

14.06

 

Huntington, NY

 

25,000

 

 

16.23

 

Las Catalinas, Puerto Rico

 

19,000

 

 

49.56

 

155 Spring Street, New York, NY

 

17,000

 

 

40.01

 

Springfield Mall, Springfield, VA

 

16,000

 

 

47.66

 

North Plainfield, NJ

 

13,000

 

 

9.58

 

Inwood, NY

 

12,000

 

 

29.79

 

York, PA

 

12,000

 

 

9.20

 

Bethlehem, PA

 

11,000

 

 

3.00

 

Totowa, NJ

 

11,000

 

 

34.00

 

Buffalo (Amherst), NY

 

10,000

 

 

12.25

 

North Bergen (Tonnelle Ave), NJ

 

9,000

 

 

44.86

 

Cherry Hill, NJ

 

8,000

 

 

22.60

 

Hackensack, NJ

 

8,000

 

 

30.55

 

Broadway Mall, Hicksville, NY

 

7,000

 

 

63.09

 

Glenolden, PA

 

7,000

 

 

21.50

 

Bronx (Bruckner Boulevard), NY

 

6,000

 

 

24.17

 

Monmouth Mall, Eatontown, NJ

 

6,000

 

 

43.64

 

Rockville, MD

 

6,000

 

 

28.50

 

San Francisco (The Cannery) (2801 Leavenworth Street), CA

 

6,000

 

 

25.00

 

148 Spring Street, New York, NY

 

5,000

 

 

42.16

 

Springfield, MA

 

5,000

 

 

23.39

 

Union (Route 22 and Morris Avenue ), NJ

 

5,000

 

 

29.00

 

Other

 

45,000

 

 

115.66

 

 

 

1,139,000

 

 

23.28

 

__________________________

(1)   Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

48


MERCHANDISE MART PROPERTIES

 

As of December 31, 2009, we own 8 Merchandise Mart Properties containing an aggregate of 8.9 million square feet. The Merchandise Mart Properties segment also contains 7 garages totaling 1.0 million square feet (3,312 spaces). The garage space is excluded from the statistics provided in this section.

 

 

Square feet by location and use as of December 31, 2009:

 

(Amounts in thousands)

 

 

 

 

 

Showroom

 

 

 

 

 

Total

 

Office

 

Total

 

Permanent

 

Temporary
Trade Show

 

Retail

 

Chicago, Illinois:

 

 

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart

 

3,494

 

1,040

 

2,387

 

1,805

 

582

 

67

 

350 West Mart Center

 

1,223

 

1,135

 

88

 

88

 

 

 

Other

 

10

 

 

 

 

 

10

 

Total Chicago, Illinois

 

4,727

 

2,175

 

2,475

 

1,893

 

582

 

77

 

High Point, North Carolina:

 

 

 

 

 

 

 

 

 

 

 

 

 

Market Square Complex

 

1,751

 

32

 

1,691

 

1,227

 

464

 

28

 

National Furniture Mart

 

260

 

 

260

 

260

 

 

 

Total High Point, North Carolina

 

2,011

 

32

 

1,951

 

1,487

 

464

 

28

 

Los Angeles, California:

 

 

 

 

 

 

 

 

 

 

 

 

 

L.A. Mart

 

781

 

32

 

740

 

686

 

54

 

9

 

Boston, Massachusetts:

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston Design Center

 

553

 

124

 

424

 

424

 

 

5

 

New York, New York:

 

 

 

 

 

 

 

 

 

 

 

 

 

7 West 34th Street

 

419

 

15

 

404

 

362

 

42

 

 

Washington, DC:

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington Design Center

 

393

 

86

 

307

 

307

 

 

 

Total Merchandise Mart Properties

 

8,884

 

2,464

 

6,301

 

5,159

 

1,142

 

119

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Occupancy rate

 

88.5%

 

88.9%

 

88.4%

 

 

 

 

 

87.0%

 

 

 

49


MERCHANDISE MART PROPERTIES – CONTINUED

 

Office Space

 

Occupancy and average annual escalated rent per square foot: 

 

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Escalated Rent
Per Square Foot

 

2009

 

2,464,000

 

88.9%

 

$

23.52

 

2008

 

2,424,000

 

96.5%

 

 

25.18

 

2007

 

2,358,000

 

96.7%

 

 

24.99

 

2006

 

2,316,000

 

97.2%

 

 

23.82

 

2005

 

2,703,000

 

96.7%

 

 

25.05

 

 

 

 

2009 Merchandise Mart Properties office rental revenues by tenants’ industry:

 

Industry

 

Percentage

 

Service

 

31%

 

Telecommunications

 

13%

 

Education

 

13%

 

Banking

 

9%

 

Government

 

 7%

 

Publications

 

 7%

 

Insurance

 

 6%

 

Other

 

14%

 

 

 

100%

 

 

 

Office lease terms generally range from three to seven years for smaller tenants to as long as 15 years for major tenants. Leases typically provide for periodic step-ups in rent over the term of the lease and pass through to tenants their share of increases in real estate taxes and operating expenses over a base year. Electricity is provided to tenants on a sub-metered basis or included in rent and adjusted for subsequent utility rate increases. Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction of its premises.

 

 

 

Office tenants accounting for 2% or more of Merchandise Mart Properties’ 2009 total revenues:

 

Tenant

 

Square Feet
Leased

 

2009
Revenues

 

Percentage of
Merchandise Mart Properties
Revenues

 

Percentage
of Total
Company
Revenues

 

Ogilvy Group (WPP)

 

270,000

 

$

7,961,000

 

3.0%

 

0.3%

 

 

50


MERCHANDISE MART PROPERTIES– CONTINUED

 

2009 leasing activity – Merchandise Mart Properties office space:

 

 

 

Square Feet

 

Average Initial
Rent Per
Square Foot (1)

 

350 West Mart Center

 

146,000

 

$

33.68

 

Merchandise Mart

 

42,000

 

 

34.58

 

Washington Design Center

 

15,000

 

 

45.66

 

Total

 

203,000

 

 

34.76

 

___________________________________

 (1)  Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

 

 

 

 

Lease expirations for Merchandise Mart Properties office space as of December 31, 2009 assuming none of the tenants exercise renewal options:

 

 

 

 

 

 

 

 

 

Percentage of
Merchandise Mart

 

Annual Escalated
Rent of Expiring Leases

 

Year

 

Number of
Expiring Leases

 

Square Feet of
Expiring Leases

 

Properties Office
Square Feet

 

Total

 

 

Per Square Foot

 

2010

 

7

 

33,000

 

  1.6%

$

843,000

 

$

25.70

 

2011

 

17

 

77,000

 

  3.8%

 

2,048,000

 

 

26.51

 

2012

 

8

 

105,000

 

  5.2%

 

2,984,000

 

 

28.46

 

2013

 

19

 

84,000

 

  4.2%

 

2,514,000

 

 

29.77

 

2014

 

5

 

106,000

 

  5.2%

 

3,055,000

 

 

28.79

 

2015

 

9

 

235,000

 

11.6%

 

6,614,000

 

 

28.12

 

2016

 

5

 

118,000

 

  5.8%

 

3,086,000

 

 

26.16

 

2017

 

5

 

86,000

 

  4.2%

 

1,705,000

 

 

19.85

 

2018

 

10

 

287,000

 

14.1%

 

8,350,000

 

 

29.06

 

2019

 

4

 

8,000

 

  0.4%

 

326,000

 

 

39.71

 

 

 

51


MERCHANDISE MART PROPERTIES – CONTINUED

Showroom Space

The showrooms provide manufacturers and wholesalers with permanent and temporary space in which to display products for buyers, specifiers and end users. The showrooms are also used for hosting trade shows for the contract furniture, casual furniture, gift, carpet, crafts, apparel and design industries. Merchandise Mart Properties own and operate five of the leading furniture and gift trade shows, including the contract furniture industry’s largest trade show, NeoCon, which attracts over 50,000 attendees each June and is hosted at the Merchandise Mart building in Chicago.  The Market Square Complex is co-host to the home furniture industry’s semi-annual (April and October) market weeks which occupy over 1.2 million square feet in the High Point, North Carolina region.

 

Occupancy and average escalated rent per square foot:

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Escalated Rent
Per Square Foot

 

2009

 

6,301,000

 

88.4%

 

$

27.17

 

2008

 

6,332,000

 

92.2%

 

 

26.72

 

2007

 

6,139,000

 

93.7%

 

 

26.16

 

2006

 

6,370,000

 

93.6%

 

 

25.17

 

2005

 

6,290,000

 

94.7%

 

 

24.04

 

 

2009 Merchandise Mart Properties showroom rental revenues by tenants’ industry:

 

Industry

 

Percentage

 

Residential Design

 

31%

 

Gift

 

20%

 

Contract Furnishing

 

17%

 

Residential Furnishing

 

15%

 

Casual Furniture

 

 6%

 

Apparel

 

 5%

 

Building Products

 

 4%

 

Art

 

 2%

 

 

 

100%

 

 

2009 Leasing Activity – Merchandise Mart Properties showroom space:

 

 

 

Square Feet

 

Average Initial
Rent Per
Square Foot (1)

 

Market Square Complex

 

484,000

 

$

12.83

 

Merchandise Mart

 

299,000

 

 

40.78

 

L.A. Mart

 

149,000

 

 

19.84

 

7 West 34th Street

 

108,000

 

 

43.98

 

Washington Design Center

 

89,000

 

 

47.23

 

Boston Design Center

 

89,000

 

 

36.76

 

350 West Mart Center

 

20,000

 

 

28.01

 

Total

 

1,238,000

 

 

27.58

 

 

___________________________

 (1)  Most leases include periodic step-ups in rent which are not reflected in the initial rent per square foot leased.

 

 

52


MERCHANDISE MART PROPERTIES – CONTINUED

Lease expirations for the Merchandise Mart Properties showroom space as of December 31, 2009 assuming none of the tenants exercise renewal options:

 

 

 

Number of

 

Square Feet of

 

Percentage of
Merchandise Mart
Properties’ Showroom

Annual Escalated
Rent of Expiring Leases

 

Year

 

Expiring Leases

 

Expiring Leases

 

Square Feet

 

Total

 

 

Per Square Foot

 

Month to month

 

35

 

80,000

 

1.8%

$

2,091,000

 

$

26.14

 

2010

 

180

 

555,000

 

12.7%

 

15,477,000

 

 

27.89

 

2011

 

154

 

577,000

 

13.2%

 

16,685,000

 

 

28.93

 

2012

 

143

 

610,000

 

14.0%

 

16,180,000

 

 

26.53

 

2013

 

128

 

631,000

 

14.4%

 

18,507,000

 

 

29.33

 

2014

 

119

 

543,000

 

12.4%

 

15,469,000

 

 

28.49

 

2015

 

61

 

363,000

 

8.3%

 

10,493,000

 

 

28.93

 

2016

 

37

 

197,000

 

4.5%

 

6,537,000

 

 

33.13

 

2017

 

45

 

407,000

 

9.3%

 

13,736,000

 

 

33.73

 

2018

 

34

 

212,000

 

4.9%

 

7,705,000

 

 

36.32

 

2019

 

17

 

89,000

 

2.0%

 

3,224,000

 

 

36.04

 

 

Retail Space

The Merchandise Mart Properties segment also contains approximately 119,000 square feet of retail space, which was 87.0% occupied at December 31, 2009.

 

 

 

 

 

 

 

TOYS “R” US, INC. (“TOYS”)

As of December 31, 2009 we own a 32.7% interest in Toys, a worldwide specialty retailer of toys and baby products, which has a significant real estate component.  Toys had $5.9 billion of outstanding debt at October 31, 2009, of which our pro rata share was $1.9 billion, none of which is recourse to us.

 

 

The following table sets forth the total number of stores operated by Toys as of December 31, 2009:  

 

 

 

Total

 

Owned

 

Building
Owned on
Leased Ground

 

Leased

 

Domestic

 

851

 

300

 

231

 

320

 

International

 

514

 

79

 

26

 

409

 

Subtotal

 

1,365

 

379

 

257

 

729

 

Franchised stores

 

202

 

 

 

 

 

 

 

Total

 

1,567

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

53


OTHER INVESTMENTS

 

555 California Street Complex

As of December 31, 2009, we own a 70% controlling interest in a three-building complex containing 1.8 million square feet, known as The Bank of America Center, located at California and Montgomery Streets in San Francisco’s financial district (“555 California Street”), which we acquired in 2007. 

 

Occupancy and average annual rent per square foot as of December 31, 2009:

 

As of
December 31,

 

Rentable
Square Feet

 

Occupancy Rate

 

Average Annual
Escalated Rent
Per Square Foot

 

2009

 

1,794,000

 

94.8%

 

$

57.25

 

2008

 

1,789,000

 

94.0%

 

 

57.98

 

2007

 

1,789,000

 

95.0%

 

 

59.84

 

 

 

2009 rental revenue by tenants’ industry:

 

Industry

 

Percentage

 

Finance

 

39%

 

Banking

 

42%

 

Legal Services

 

11%

 

Retail

 

1%

 

Others

 

7%

 

 

 

100%

 

 

 

Lease terms generally range from five to seven years for smaller tenants to as long as 15 years for major tenants, and may provide for extension options at market rates. Leases typically provide for periodic step‑ups in rent over the term of the lease and pass through to tenants their share of increases in real estate taxes and operating expenses over a base year.  Leases also typically provide for tenant improvement allowances for all or a portion of the tenant’s initial construction costs of its premises.

 

 

Tenants accounting for 2% or more of total revenues:

 

Tenant

 

Square
Feet Leased

 

2009
Revenues

 

Percentage of
555 California Street
Complex’s Revenues

 

Percentage of
Total Company
Revenues

 

Bank of America

 

 

659,000

 

 

37,712,000

 

36.2%

 

1.4

%

 

UBS Financial Services

 

 

134,000

 

 

8,410,000

 

8.1%

 

0.3

%

 

Goldman, Sachs & Co.

 

 

97,000

 

 

6,446,000

 

6.2%

 

0.2

%

 

Morgan Stanley & Company, Inc.

 

 

89,000

 

 

6,417,000

 

6.2%

 

0.2

%

 

Kirkland & Ellis LLP

 

 

125,000

 

 

5,837,000

 

5.6%

 

0.2

%

 

McKinsey & Company Inc.

 

 

54,000

 

 

4,256,000

 

4.1%

 

0.2

%

 

Dodge & Cox

 

 

62,000

 

 

3,898,000

 

3.7%

 

0.1

%

 

 

 

 

2009 leasing activity:

 

During 2009 we leased 100,000 square feet at a weighted average rent initial rent of $52.82 per square foot.

 

 

54


OTHER INVESTMENTS – CONTINUED

 

Alexander’s, Inc. (“Alexander’s”)

As of December 31, 2009, we own 32.4% of the outstanding common stock of Alexander’s, which has seven properties in the greater New York metropolitan area.  Alexander’s had $1.3 billion of outstanding debt at December 31, 2009, of which our pro rata share was $414 million, none of which is recourse to us.

 

 

Hotel Pennsylvania

We own the Hotel Pennsylvania which is located in New York City on Seventh Avenue opposite Madison Square Garden and consists of a hotel portion containing 1,000,000 square feet of hotel space with 1,700 rooms and a commercial portion containing 400,000 square feet of retail and office space.

 

 

 

Year Ended December 31,

 

Rental information:

 

2009

 

2008

 

2007

 

2006

 

2005

 

Hotel:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average occupancy rate

 

 

71.5%

 

 

84.1%

 

 

84.4%

 

 

82.1%

 

 

83.7%

 

Average daily rate

 

$

133.20

 

$

171.32

 

$

154.78

 

$

133.33

 

$

115.74

 

Revenue per available room

 

$

95.18

 

$

144.01

 

$

130.70

 

$

109.53

 

$

96.85

 

Commercial:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Office space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average occupancy rate

 

 

30.4%

 

 

30.4%

 

 

57.0%

 

 

41.2%

 

 

38.7%

 

Annual rent per square foot

 

$

20.54

 

$

18.78

 

$

22.23

 

$

16.42

 

$

10.70

 

Retail space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Average occupancy rate

 

 

70.7%

 

 

69.5%

 

 

73.3%

 

 

79.9%

 

 

79.8%

 

Annual rent per square foot

 

$

35.05

 

$

41.75

 

$

33.63

 

$

27.54

 

$

26.02

 

 

 

 

Lexington Realty Trust (“Lexington”)

As of December 31, 2009, we own 15.2% of the outstanding common shares of Lexington, which has interests in 259 properties, encompassing approximately 45.9 million square feet across 43 states, generally net-leased to major corporations.  Lexington had approximately $2.1 billion of outstanding debt at of December 31, 2009, of which our pro rata share was $342 million, none of which is recourse to us.

 

 

Warehouse/Industrial Properties

As of December 31, 2009, we own 6 warehouse/industrial properties in New Jersey containing approximately 1.2 million square feet.  Average lease terms range from three to five years. The following table sets forth the occupancy rate and average annual rent per square foot at the end of each of the past five years.

 

As of December 31,

 

Occupancy Rate

 

Average Annual Rent

Per Square Foot

 

2009

 

69.4%

 

$

5.40

 

2008

 

100.0%

 

 

4.70

 

2007

 

100.0%

 

 

4.70

 

2006

 

96.9%

 

 

4.17

 

2005

 

100.0%

 

 

4.19

 

 

 

55


Item 3.          Legal Proceedings

We are from time to time involved in legal actions arising in the ordinary course of business. In our opinion, after consultation with legal counsel, the outcome of such matters, including the matters referred to below, are not expected to have a material adverse effect on our financial position, results of operations or cash flows.

 

On January 8, 2003, Stop & Shop filed a complaint with the United States District Court for the District of New Jersey (“USDC-NJ”) claiming that we had no right to reallocate and therefore continue to collect the $5,000,000 of annual rent from Stop & Shop pursuant to the Master Agreement and Guaranty, because of the expiration of the East Brunswick, Jersey City, Middletown, Union and Woodbridge leases to which the $5,000,000 of additional rent was previously allocated. Stop & Shop asserted that a prior order of the Bankruptcy Court for the Southern District of New York dated February 6, 2001, as modified on appeal to the District Court for the Southern District of New York on February 13, 2001, froze our right to reallocate which effectively terminated our right to collect the additional rent from Stop & Shop. On March 3, 2003, after we moved to dismiss for lack of jurisdiction, Stop & Shop voluntarily withdrew its complaint. On March 26, 2003, Stop & Shop filed a new complaint in New York State Supreme Court, asserting substantially the same claims as in its USDC-NJ complaint. We removed the action to the United States District Court for the Southern District of New York. In January 2005 that court remanded the action to the New York State Supreme Court. On February 14, 2005, we served an answer in which we asserted a counterclaim seeking a judgment for all the unpaid additional rent accruing through the date of the judgment and a declaration that Stop & Shop will continue to be liable for the additional rent as long as any of the leases subject to the Master Agreement and Guaranty remain in effect. On May 17, 2005, we filed a motion for summary judgment. On July 15, 2005, Stop & Shop opposed our motion and filed a cross-motion for summary judgment. On December 13, 2005, the Court issued its decision denying the mo tions for summary judgment. Both parties appealed the Court’s decision and on December 14, 2006, the Appellate Court division issued a decision affirming the Court’s decision.  On January 16, 2007, we filed a motion for the reconsideration of one aspect of the Appellate Court’s decision which was denied on March 13, 2007.  Discovery is now complete.  On October 19, 2009, Stop & Shop filed a motion for leave to amend its pleadings to assert new claims for relief, including a claim for damages in an unspecified amount, and an additional affirmative defense.  The motion was argued and submitted for decision on December 18, 2009.  The course of future proceedings will depend upon the outcome of Stop & Shop’s motion, but we anticipate that a trial date will be set for some time in 2010.  We intend to vigorously pursue our claims against Stop & Shop.  In our opinion, after consultation with legal counsel, the outcome of such matters will not have a material effect on our financial condition, results of operations or cash flows.

 

On May 24, 2007, we acquired a 70% controlling interest in 1290 Avenue of the Americas and the 555 California Street complex.  Our 70% interest was acquired through the purchase of all of the shares of a group of foreign companies that own, through U.S. entities, the 1% sole general partnership interest and a 69% limited partnership interest in the partnerships that own the two properties.  The remaining 30% limited partnership interest is owned by Donald J. Trump.  In August 2005, Mr. Trump brought a lawsuit in the New York State Supreme Court against, among others, the general partners of the partnerships referred to above relating to a dispute over the sale of properties located on the former Penn Central rail yards between West 59th and 72nd Streets in Manhattan which were formerly owned by the partnerships.  In decisions iss ued in 2006, 2007 and 2009, the New York State Supreme Court dismissed all of Mr. Trump’s claims, and those decisions were affirmed by the Appellate Division.  Mr. Trump cannot further appeal those decisions.

 

In July 2005, we acquired H Street Building Corporation (“H Street”) which has a subsidiary that owns, among other things, a 50% tenancy in common interest in land located in Arlington County, Virginia, known as "Pentagon Row," leased to two tenants.  In April 2007, H Street acquired the remaining 50% interest in that fee.  In April 2007, we received letters from those tenants, Street Retail, Inc. and Post Apartment Homes, L.P., claiming they had a right of first offer triggered by each of those transactions. On September 25, 2008, both tenants filed suit against us and the former owners.  The claim alleges the right to purchase the fee interest, damages in excess of $75,000,000 and punitive damages.  We believe this claim is without merit and regardless of merit, in our opinion, after consultation with legal counsel, this c laim will not have a material effect on our financial condition, results of operations or cash flows.

 

56


Item 4.          Submission of Matters to a Vote of Security Holders

No matters were submitted to a vote of security holders during the fourth quarter of 2009.

 

EXECUTIVE OFFICERS OF THE REGISTRANT

The following is a list of the names, ages, principal occupations and positions with Vornado of the executive officers of Vornado and the positions held by such officers during the past five years. All executive officers of Vornado have terms of office that run until the next succeeding meeting of the Board of Trustees of Vornado following the Annual Meeting of Shareholders unless they are removed sooner by the Board.

 

Name

 

Age

 

Principal Occupation, Position and Office
(
Current and during past five years with Vornado unless otherwise stated)

 

 

 

 

 

Steven Roth

 

68

 

Chairman of the Board; Chief Executive Officer from May 1989 to May 2009; Managing
General Partner of Interstate Properties, an owner of shopping centers and an investor in
securities and partnerships; Chief Executive Officer of Alexander’s, Inc. since March 1995,
a Director since 1989, and Chairman since May 2004.

 

 

 

 

 

Michael D. Fascitelli

 

53

 

Chief Executive Officer since May 2009; President and a Trustee since December 1996;
President of Alexander’s Inc. since August 2000 and Director since December 1996;
Partner at Goldman, Sachs & Co. in charge of its real estate practice from December
1992 to December 1996; and Vice President at Goldman, Sachs & Co., prior to
December 1992.

 

 

 

 

 

Michelle Felman

 

47

 

Executive Vice President—Acquisitions since September 2000; Independent Consultant
to Vornado from October 1997 to September 2000; Managing Director—Global
Acquisitions and Business Development of GE Capital from 1991 to July 1997.

 

 

 

 

 

David R. Greenbaum

 

58

 

President of the New York City Office Division since April 1997 (date of our
 acquisition); President of Mendik Realty (the predecessor to the New York Office
 division) from 1990 until April 1997.

 

 

 

 

 

Christopher Kennedy

 

46

 

President of the Merchandise Mart Division since September 2000; Executive Vice
President of the Merchandise Mart Division from April 1998 to September 2000;
Executive Vice President of Merchandise Mart Properties, Inc. from 1994 to April 1998.

 

 

 

 

 

Joseph Macnow

 

64

 

Executive Vice President—Finance and Administration since January 1998 and Chief
Financial Officer since March 2001; Vice President and Chief Financial Officer of the
Company from 1985 to January 1998; Executive Vice President and Chief Financial
Officer of Alexander’s, Inc. since August 1995.

 

 

 

 

 

Sandeep Mathrani

 

47

 

Executive Vice President—Retail Real Estate since March 2002; Executive Vice
President, Forest City Ratner from 1994 to February 2002.

 

 

 

 

 

Mitchell N. Schear

 

51

 

President of Vornado/Charles E. Smith L.P. (our Washington, DC Office division) since
April 2003; President of the Kaempfer Company from 1998 to April 2003 (date acquired
by us).

 

 

 

 

 

Wendy Silverstein

 

49

 

Executive Vice President—Capital Markets since April 1998; Senior Credit Officer of
Citicorp Real Estate and Citibank, N.A. from 1986 to 1998.

 

 

 

 

 

 

 

 

 

 

 

57


 

PART II

 

 

Item 5.        Market for Registrant’s Common Equity, Related STOCKholder Matters and
issuer purchases of equity securities

 

Vornado’s common shares are traded on the New York Stock Exchange under the symbol “VNO.” 

 

Quarterly closing price ranges of the common shares and dividends paid per share for the years ended December 31, 2009 and 2008 were as follows:

 

Quarter

 

Year Ended
December 31, 2009

 

Year Ended
December 31, 2008

 

 

 

High

 

Low

 

Dividends

 

High

 

Low

 

Dividends

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1st    

 

$

62.33

 

$

27.01

 

$

0.95

 

$

94.54

 

$

76.64

 

$

0.90

 

2nd    

 

 

54.00

 

 

32.00

 

 

0.95

 

 

99.70

 

 

85.94

 

 

0.90

 

3rd    

 

 

70.23

 

 

39.65

 

 

0.65

 

 

108.15

 

 

83.00

 

 

0.90

 

4th    

 

 

73.96

 

 

56.54

 

 

0.65

 

 

90.65

 

 

36.66

 

 

0.95

 

 

During 2009 dividends were paid in a combination of cash and Vornado common shares; first and second quarter dividends were paid 40% in cash and 60% in shares and third and fourth quarter dividends were paid 60% in cash and 40% in shares.  During 2008 dividends were paid all in cash.  Effective with the first quarter dividend in 2010, we have returned to an all cash dividend policy. 

 

On February 1, 2010, there were 1,450 holders of record of our common shares.

 

 

 

 

Recent Sales of Unregistered Securities

 

During the fourth quarter of 2009, we issued 35,719 common shares upon the redemption of Class A units of the Operating Partnership held by persons who received units, in private placements in earlier periods, in exchange for their interests in limited partnerships that owned real estate. The common shares were issued without registration under the Securities Act of 1933 in reliance on Section 4 (2) of that Act.

 

Information relating to compensation plans under which our equity securities are authorized for issuance is set forth under Part III, Item 12 of this Annual Report on Form 10-K and such information is incorporated by reference herein.

 

 

 

 

Recent Purchases of Equity Securities

 

We did not repurchase any of our equity securities during the fourth quarter of 2009, other than 1,123,174 common shares used by officers and employees of the Company to pay for the exercise price and related withholding taxes resulting from stock option exercises.

 

 

58


 

Performance Graph

 

The following graph is a comparison of the five-year cumulative return of our common shares, the Standard & Poor’s 500 Index (the “S&P 500 Index”) and the National Association of Real Estate Investment Trusts’ (“NAREIT”) All Equity Index (excluding health care real estate investment trusts), a peer group index.  The graph assumes that $100 was invested on December 31, 2004 in our common shares, the S&P 500 Index and the NAREIT All Equity Index and that all dividends were reinvested without the payment of any commissions.  There can be no assurance that the performance of our shares will continue in line with the same or similar trends depicted in the graph below.

 

 

 

 

 

 

2004

 

2005

 

2006

 

2007

 

2008

 

2009

 

Vornado Realty Trust

 

100

 

115

 

174

 

130

 

93

 

115

 

S&P 500 Index

 

100

 

105

 

121

 

128

 

81

 

102

 

The NAREIT All Equity Index

 

100

 

112

 

151

 

128

 

80

 

102

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

59


 

Item 6.          Selected Financial Data

 

 

 

Year Ended December 31,

 

(in thousands, except per share amounts)

 

2009

 

2008

 

2007

 

2006

 

2005

 

Operating Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Revenues:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Property rentals

 

$

2,222,285

 

$

2,207,399

 

$

1,972,230

 

$

1,539,813

 

$

1,356,727

 

Tenant expense reimbursements

 

 

361,982

 

 

357,986

 

 

323,075

 

 

260,447

 

 

206,386

 

Fee and other income

 

 

158,311

 

 

127,301

 

 

109,938

 

 

103,587

 

 

94,603

 

Total revenues

 

 

2,742,578

 

 

2,692,686

 

 

2,405,243

 

 

1,903,847

 

 

1,657,716

 

Expenses:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Operating

 

 

1,087,785

 

 

1,069,445

 

 

950,487

 

 

735,668

 

 

627,980

 

Depreciation and amortization

 

 

539,503

 

 

536,820

 

 

440,224

 

 

317,524

 

 

251,751

 

General and administrative

 

 

231,688

 

 

194,023

 

 

189,024

 

 

180,077

 

 

139,400

 

Impairment and other losses

 

 

87,823

 

 

81,447

 

 

10,375

 

 

 

 

 

Total expenses

 

 

1,946,799

 

 

1,881,735

 

 

1,590,110

 

 

1,233,269

 

 

1,019,131

 

Operating income

 

 

795,779

 

 

810,951

 

 

815,133

 

 

670,578

 

 

638,585

 

Income (loss) applicable to Alexander’s

 

 

53,529

 

 

36,671

 

 

50,589

 

 

(14,530

)

 

59,022

 

Income (loss) applicable to Toys ‘R’ Us

 

 

92,300

 

 

2,380

 

 

(14,337

)

 

(47,520

)

 

(40,496

)

(Loss) income from partially owned entities

 

 

(73,439

)

 

(195,878

)

 

31,891

 

 

60,355

 

 

34,917

 

Interest and other investment (loss) income, net

 

 

(116,330

)

 

(2,682

)

 

226,425

 

 

255,391

 

 

164,941

 

Interest and debt expense

 

 

(634,283

)

 

(635,724

)

 

(599,804

)

 

(399,580

)

 

(284,876

)

Net (loss) gain on early extinguishment of debt

 

 

(25,915

)

 

9,820

 

 

 

 

 

 

 

Net gains on disposition of wholly owned and
partially owned assets other than depreciable
real estate

 

 

5,641

 

 

7,757

 

 

39,493

 

 

76,073

 

 

39,042

 

Income before income taxes

 

 

97,282

 

 

33,295

 

 

549,390

 

 

600,767

 

 

611,135

 

Income tax (expense) benefit

 

 

(20,737

)

 

204,537

 

 

(9,179

)

 

(491

)

 

(2,315

)

Income from continuing operations

 

 

76,545

 

 

237,832

 

 

540,211

 

 

600,276

 

 

608,820

 

Income from discontinued operations

 

 

51,905

 

 

173,613

 

 

67,622

 

 

33,080

 

 

61,194

 

Net income

 

 

128,450

 

 

411,445

 

 

607,833

 

 

633,356

 

 

670,014

 

Net income attributable to noncontrolling interests,
including unit distributions

 

 

(22,281

)

 

(52,148

)

 

(66,294

)

 

(78,574

)

 

(133,134

)

Net income attributable to Vornado

 

 

106,169

 

 

359,297

 

 

541,539

 

 

554,782

 

 

536,880

 

Preferred share dividends

 

 

(57,076

)

 

(57,091

)

 

(57,177

)

 

(57,511

)

 

(46,501

)

Net income attributable to common shareholders

 

$

49,093

 

$

302,206

 

$

484,362

 

$

497,271

 

$

490,379

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Income from continuing operations - basic

 

$

0.00

 

$

0.94

 

$

2.78

 

$

3.26

 

$

3.20

 

Income from continuing operations - diluted

 

 

0.00

 

 

0.91

 

 

2.66

 

 

3.09

 

 

3.04

 

Income per share – basic

 

 

0.28

 

 

1.96

 

 

3.18

 

 

3.49

 

 

3.66

 

Income per share – diluted

 

 

0.28

 

 

1.91

 

 

3.05

 

 

3.31

 

 

3.48

 

Dividends per common share

 

 

3.20

(1)

 

3.65

 

 

3.45

 

 

3.79

 

 

3.90

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance Sheet Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total assets

 

$

20,185,472

 

$

21,418,048

 

$

22,478,717

 

$

17,954,384

 

$

13,637,102

 

Real estate, at cost

 

 

17,949,517

 

 

17,819,679

 

 

17,029,965

 

 

11,512,518

 

 

9,573,177

 

Accumulated depreciation

 

 

(2,494,441

)

 

(2,167,403

)

 

(1,809,048

)

 

(1,446,588

)

 

(1,208,004

)

Debt

 

 

10,939,615

 

 

12,437,923

 

 

11,718,977

 

 

8,402,955

 

 

5,489,694

 

Total equity

 

 

6,649,406

 

 

6,214,652

 

 

6,011,240

 

 

5,006,596

 

 

4,659,359

 

_____________________

(1)   Paid in combination of cash and Vornado common shares.

 

 


60


 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2009

 

2008

 

2007

 

2006

 

2005

 

Other Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Funds From Operations (“FFO”) (1):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Net income attributable to Vornado

 

$

106,169

 

$

359,297

 

$

541,539

 

$

554,782

 

$

536,880

 

Depreciation and amortization of real property

 

 

508,572

 

 

509,367

 

 

451,313

 

 

337,730

 

 

276,921

 

Net gains on sale of real estate

 

 

(45,282

)

 

(57,523

)

 

(60,811

)

 

(33,769

)

 

(31,614

)

Proportionate share of adjustments to equity in net income
of Toys to arrive at FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

 

65,358

 

 

66,435

 

 

85,244

 

 

60,445

 

 

12,192

 

Net gains on sale of real estate

 

 

(164

)

 

(719

)

 

(3,012

)

 

(2,178

)

 

 

Income tax effect of above adjustments

 

 

(22,819

)

 

(23,223

)

 

(28,781

)

 

(21,038

)

 

(4,613

)

Proportionate share of adjustments to equity in net income of
partially owned entities, excluding Toys,  to arrive at FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

 

75,200

 

 

49,513

 

 

48,770

 

 

45,184

 

 

29,860

 

Net gains on sale of real estate

 

 

(1,188

)

 

(8,759

)

 

(12,451

)

 

(10,988

)

 

(2,918

)

Noncontrolling interests’ share of above adjustments

 

 

(45,344

)

 

(49,683

)

 

(46,664

)

 

(39,809

)

 

(31,990

)

FFO

 

 

640,502

 

 

844,705

 

 

975,147

 

 

890,359

 

 

784,718

 

Preferred share dividends

 

 

(57,076

)

 

(57,091

)

 

(57,177

)

 

(57,511

)

 

(46,501

)

FFO attributable to common shareholders

 

 

583,426

 

 

787,614

 

 

917,970

 

 

832,848

 

 

738,217

 

Interest on 3.875% exchangeable senior debentures

 

 

 

 

25,261

 

 

24,958

 

 

24,671

 

 

18,029

 

Convertible preferred dividends

 

 

170

 

 

189

 

 

277

 

 

631

 

 

943

 

FFO attributable to common shareholders
plus assumed conversions (1)

 

$

583,596

 

$

813,064

 

$

943,205

 

$

858,150

 

$

757,189

 

________________________________

(1)     FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”).  NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of depreciated real estate assets and GAAP extraordinary items, and to include depreciation and amortization expense from real estate assets and other specified non-cash items, including the pro rata share of such adjustments of unconsolidated subsidiaries.  FFO and FFO per diluted share are used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers because it excludes the effect of real estate depreciation and amortization and net gains o n sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions.  FFO does not represent cash generated from operating activities and is not necessarily indicative of cash available to fund cash requirements and should not be considered as an alternative to net income as a performance measure or cash flows as a liquidity measure.  FFO may not be comparable to similarly titled measures employed by other companies.


61


 

 

Item 7.          Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

 

Page

Overview

63

Overview – Leasing Activity

68

Critical Accounting Policies

72

Results of Operations:

 

Years Ended December 31, 2009 and 2008

79

Years Ended December 31, 2008 and 2007

85

Supplemental Information:

 

Summary of Net Income and EBITDA for the Three Months Ended
December 31, 2009 and 2008

91

Changes in EBITDA by segment for the Three Months Ended
December 31, 2009 as compared to December 31, 2008

94

Changes in EBITDA by segment for the Three Months Ended
December 31, 2009 as compared to September 30, 2009

95

Related Party Transactions               

96

Liquidity and Capital Resources

97

Certain Future Cash Requirements

98

Financing Activities and Contractual Obligations

99

Cash Flows for the Year Ended December 31, 2009

102

Cash Flows for the Year Ended December 31, 2008

104

Cash Flows for the Year Ended December 31, 2007

106

Funds From Operations for the Years Ended December 31, 2009 and 2008

108

 

 

 

62


Overview

Vornado Realty Trust (“Vornado”) is a fully‑integrated real estate investment trust (“REIT”) and conducts its business through, and substantially all of its interests in properties are held by, Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”). Vornado is the sole general partner of, and owned approximately 92.5% of the common limited partnership interest in, the Operating Partnership at December 31, 2009. All references to “we,” “us,” “our,” the “Company” and “Vornado” refer to Vornado Realty Trust and its consolidated subsidiaries, including the Operating Partnership.

 

We own and operate office, retail and showroom properties (our “core” operations) with large concentrations of office and retail properties in the New York City metropolitan area and in the Washington, DC / Northern Virginia areas. In addition, we have a 32.7% interest in Toys “R” Us, Inc. (“Toys”) which has a significant real estate component, a 32.4% interest in Alexander’s, Inc., which has seven properties in the greater New York metropolitan area, as well as interests in other real estate and related investments.

 

On May 14, 2009, our Board of Trustees executed its long-planned management succession strategy and elected Michael D. Fascitelli, as our Chief Executive Officer, succeeding Steven Roth, who continues to serve as Chairman of the Board. 

 

Our business objective is to maximize shareholder value, which we measure by the total return provided to our shareholders. Below is a table comparing our performance to that of the Morgan Stanley REIT Index (“RMS”) and the SNL REIT Index (“SNL”) for the following periods ending December 31, 2009 (past performance is not necessarily indicative of future performance):

 

 

Total Return (1)

 

 

 

Vornado

 

RMS

 

SNL

 

One-year

 

19.4%

 

 28.6%

 

 28.9%

 

Three-years

 

(36.3%)

 

 (33.6%)

 

 (31.2%)

 

Five-years

 

10.9%

 

   1.1%

 

   4.6%

 

Ten-years

 

253.9% 

 

169.7%

 

182.6% 

 

                           ______________________

                          (1)   Past performance is not necessarily indicative of how we will perform in the future.

 

We intend to achieve our business objective by continuing to pursue our investment philosophy and executing our operating strategies through:

 

·      Maintaining a superior team of operating and investment professionals and an entrepreneurial spirit;

·      Investing in properties in select markets, such as New York City and Washington, DC, where we believe there
is high likelihood of capital appreciation;

·      Acquiring quality properties at a discount to replacement cost and where there is a significant potential for higher rents;

·      Investing in retail properties in select under-stored locations such as the New York City metropolitan area;

·      Investing in fully-integrated operating companies that have a significant real estate component; and

·      Developing and redeveloping existing properties to increase returns and maximize value.

 

We expect to finance our growth, acquisitions and investments using internally generated funds, proceeds from possible asset sales and by accessing the public and private capital markets.

 

We may also determine to raise capital for future real estate acquisitions through an institutional investment fund.  We would serve as the general partner of the fund and would also expect to be a limited partner of the fund and have the potential to earn certain incentives based on the fund’s performance.  The fund may serve as our exclusive investment vehicle for a limited period of time for all investments that fit within the fund’s investment parameters.  If we determine to raise capital through a fund, the partnership interests offered would not be registered under the Securities Act of 1933 and could not be offered or sold in the United State s absent registration under that act or an applicable exemption from those registration requirements.

 

 

 

63


Overview - continued

We compete with a large number of real estate property owners and developers, some of which may be willing to accept lower returns on their investments. Principal factors of competition are rents charged, attractiveness of location, the quality of the property and the breadth and the quality of services provided. Our success depends upon, among other factors, trends of the national, regional and local economies, the financial condition and operating results of current and prospective tenants and customers, availability and cost of capital, construction and renovation costs, taxes, governmental regulations, legislation and population trends.  See “Risk Factors” in Item 1A for additional information regarding these factors.

 

The economic recession and illiquidity and volatility in the financial and capital markets have negatively affected substantially all businesses, including ours.  Demand for office and retail space has declined nationwide due to bankruptcies, downsizing, layoffs and cost cutting.  Real estate transactions and development opportunities have significantly curtailed and capitalization rates have risen.  These trends have negatively impacted our 2008 and 2009 financial results, which include losses associated with abandoned development projects, valuation allowances on investments in mezzanine loans and impairments on other real estate investments.  The details of these non-cash charges are described below. Impairment losses and valuation allowances are based on our estimates of the amounts we may ultimately realize upon disposition.  The estimation pro cess is inherently uncertain and is based upon, among other factors, our expectations of future events, and accordingly, actual amounts received on these investments could differ materially from our estimates. It is not possible for us to quantify the impact of the above trends, which may continue in 2010 and beyond, on our future financial results.

 

 

 

 

64


 

Overview - continued

Year Ended December 31, 2009 Financial Results Summary

 

Net income attributable to common shareholders for the year ended December 31, 2009 was $49,093,000, or $0.28 per diluted share, versus $302,206,000, or $1.91 per diluted share, for the year ended December 31, 2008. Net income for the years ended December 31, 2009 and 2008 include $46,634,000 and $67,001,000, respectively, for our share of net gains on sale of real estate.  In addition, net income for the years ended December 31, 2009 and 2008 include certain items that affect comparability which are listed in the table below.  The aggregate of net gains on sale of real estate and the items in the table below, net of amounts attributable to noncontrolling interests, decreased net income attributable to common shareholders for the year ended December 31, 2009 by $241,550,000, or $1.39 per diluted share, and increased net income attributable to common shar eholders for the year ended December 31, 2008 by $17,621,000, or $0.11 per diluted share.

 

Funds from operations attributable to common shareholders plus assumed conversions (“FFO”) for the year ended December 31, 2009 was $583,596,000, or $3.36 per diluted share, compared to $813,064,000, or $4.97 per diluted share, for the prior year.  FFO for the years ended December 31, 2009 and 2008 includes certain items that affect comparability which are listed in the table below. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO for the years ended December 31, 2009 and 2008 by $284,539,000, and $36,216,000, or $1.64 and $0.22 per diluted share, respectively.

(Amounts in thousands)

 

For the Year Ended
December 31,

 

Items that affect comparability (income) expense:

 

2009

 

2008

 

Non-cash asset write-downs:

 

 

 

 

 

 

 

Mezzanine loans loss accrual  

 

$

190,738

 

$

(10,300

)

Real estate – development related

 

 

80,834

 

 

76,793

 

Partially owned entities

 

 

36,941

 

 

203,919

 

Marketable equity securities

 

 

3,361

 

 

76,352

 

Other real estate assets

 

 

6,989

 

 

4,654

 

Write-off of unamortized costs from the voluntary surrender of equity awards

 

 

32,588

 

 

 

Net loss (gain) on early extinguishment of debt

 

 

25,915

 

 

(9,820

)

Income from terminated sale of land

 

 

(27,089

)

 

 

Our share of Toys:

 

 

 

 

 

 

 

Non-cash purchase accounting adjustments

 

 

(13,946

)

 

14,900

 

Litigation settlement income

 

 

(10,200

)

 

 

Our share of Alexander’s:

 

 

 

 

 

 

 

Income tax benefit

 

 

(13,668

)

 

 

Stock appreciation rights

 

 

(11,105

)

 

(6,583

)

Downtown Crossing, Boston – lease termination payment

 

 

7,650

 

 

 

Reversal of deferred taxes initially recorded in connection with H Street acquisition

 

 

 

 

(222,174

)

Net gain on sale of our 47.6% interest in Americold Realty Trust

 

 

 

 

(112,690

)

Net loss on mark-to-market of derivatives

 

 

 

 

33,740

 

Americold’s FFO – sold in March 2008

 

 

 

 

(6,098

)

Other, net

 

 

413

 

 

(2,924

)

 

 

 

309,421

 

 

39,769

 

Noncontrolling interests’ share of above adjustments

 

 

(24,882

)

 

(3,553

)

Items that affect comparability, net

 

$

284,539

 

$

36,216

 

 

The percentage increase (decrease) in GAAP basis and cash basis same-store Earnings Before Interest, Taxes, Depreciation and Amortization (“EBITDA”) of our operating segments for the year ended December 31, 2009 over the year ended December 31, 2008 is summarized below.

 


Year Ended:

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

December 31, 2009 vs. December 31, 2008:

 

 

 

 

 

 

 

 

 

GAAP basis

 

0.8%

 

6.7%

 

3.7%

 

(11.5%)

 

Cash basis

 

5.5%

 

5.6%

 

3.8%

 

  (8.6%)

 

65


Overview - continued

Quarter Ended December 31, 2009 Financial Results Summary

 

Net loss attributable to common shareholders for the quarter ended December 31, 2009 was $151,192,000, or $0.84 per diluted share, versus $226,951,000, or $1.47 per diluted share, for the quarter ended December 31, 2008.  Net loss for the quarters ended December 31, 2009 and December 31, 2008 include $2,632,000 and $1,083,000, respectively, of net gains on sale of real estate.  In addition, net loss for the quarters ended December 31, 2009 and December 31, 2008 include certain other items that affect comparability which are listed in the table below.  The aggregate of net gains on sale of real estate and the items in the table below, net of amounts attributable to noncontrolling interests, increased net loss attributable to common shareholders for the quarters ended December 31, 2009 and 2008 by $184,330,000 and $251,841,000, or $1.03 and $1.63 per diluted sh are, respectively.

 

FFO for the quarter ended December 31, 2009 was $20,000, or $0.00 per diluted share, compared to negative FFO of $88,154,000, or $0.57 per diluted share, for the prior year’s quarter.  FFO for the quarter ended December 31, 2009 and negative FFO for the quarter ended December 31, 2008 include certain items that affect comparability which are listed in the table below. The aggregate of these items, net of amounts attributable to noncontrolling interests, decreased FFO for the quarter ended December 31, 2009 by $189,455,000, or $1.04 per diluted share and increased negative FFO for the quarter ended December 31, 2008 by $253,506,000, or $1.64 per diluted share.

 

(Amounts in thousands)

 

For the Three Months
Ended December 31,

 

Items that affect comparability (income) expense:

 

2009

 

2008

 

Non-cash asset write-downs:

 

 

 

 

 

 

 

Real estate – development related

 

$

80,834

 

$

71,793

 

Mezzanine loans loss accrual

 

 

68,000

 

 

 

Partially owned entities

 

 

17,820

 

 

162,544

 

Marketable equity securities

 

 

3,361

 

 

55,471

 

Other real estate assets

 

 

6,989

 

 

1,645

 

Net loss (gain) on early extinguishment of debt

 

 

52,911

 

 

(9,820

)

Income from terminated sale of land

 

 

(27,089

)

 

 

Alexander’s – reversal of stock appreciation rights compensation expense

 

 

 

 

(14,188

)

Derivative positions in marketable equity securities

 

 

 

 

7,928

 

Other, net

 

 

2,204

 

 

8,426

 

 

 

 

205,030

 

 

283,799

 

Noncontrolling interests’ share of above adjustments

 

 

(15,575

)

 

(30,293

)

Items that affect comparability, net

 

$

189,455

 

$

253,506

 

 

 

The percentage increase (decrease) in GAAP basis and cash basis same-store EBITDA of our operating segments for the quarter ended December 31, 2009 over the quarter ended December 31, 2008 and the trailing quarter ended September 30, 2009 are summarized below.


Quarter Ended:

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

December 31, 2009 vs. December 31, 2008:

 

 

 

 

 

 

 

 

 

GAAP basis

 

(2.0%)

 

4.2%

 

4.2%

 

(11.6%)

 

Cash basis

 

4.1%

 

4.7%

 

9.7%

 

(14.6%)

 

December 31, 2009 vs. September 30, 2009:

 

 

 

 

 

 

 

 

 

GAAP basis

 

2.1%

 

0.0%

 

4.4%

 

8.2%

 

Cash basis

 

2.4%

 

1.5%

 

7.6%

 

0.7%

 

 

 

 

Calculations of same-store EBITDA, reconciliations of net income to EBITDA and FFO and the reasons we consider these non-GAAP financial measures useful are provided in the following pages of Management’s Discussion and Analysis of the Financial Condition and Results of Operations.

 

66


Overview - continued

Financings

 

 In April 2009, we sold 17,250,000 common shares, including underwriters’ over-allotment, in an underwritten public offering pursuant to an effective registration statement at an initial public offering price of $43.00 per share.  We received net proceeds of $710,226,000, after underwriters’ discount and offering expenses and contributed the net proceeds to the Operating Partnership in exchange for 17,250,000 Class A units of the Operating Partnership. 

 

On September 30, 2009, we completed a public offering of $460,000,000 principal amount of 7.875% callable senior unsecured 30-year notes (NYSE: VNOD) due October 1, 2039.  The notes were sold to the public at par and may be redeemed at our option, in whole or in part, beginning in October 2014 at a price equal to the principal amount plus accrued and unpaid interest.  These notes contain financial covenants, including limitations on outstanding debt and minimum interest and fixed charge coverage ratios.  We received net proceeds of approximately $446,000,000 from the offering which were used to repay debt and for general corporate purposes.

 

During 2009, we purchased $1,912,724,000 (aggregate face amount) of our convertible senior debentures and $352,740,000 (aggregate face amount) of our senior unsecured notes for $1,877,510,000 and $343,694,000 in cash, respectively.  This debt was acquired through tender offers and in the open market and has been retired.   We also repaid $650,285,000 of existing property level debt and completed $277,000,000 of property level financings.  In connection with the above, we recognized an aggregate net loss of $25,915,000 from the early extinguishment of debt on our consolidated statement of income.

 

 

Dispositions

 

On September 1, 2009, we sold 1999 K Street, a newly developed 250,000 square foot office building, in Washington’s Central Business District, for $207,800,000 in cash, which resulted in a net gain of $41,211,000, which is included as a component of “income from discontinued operations,” on our consolidated statement of income.

 

During 2009, we sold 15 retail properties in separate transactions for an aggregate of $55,000,000 in cash, which resulted in net gains aggregating $4,073,000, which is included as a component of “income from discontinued operations,” on our consolidated statement of income. 

 

 

Mezzanine Loans Receivable

 

On June 1, 2009, we were repaid the entire $41,758,000 balance of the Charles Square Hotel loan including accrued interest.  This loan was scheduled to mature in September 2009.

 

On January 28, 2010, we were repaid the entire $99,314,000 balance of the Equinox loan including accrued interest.  This loan, which we acquired in 2006 for $57,500,000, was scheduled to mature in February 2013.

 

 

 

67


Overview – continued

Leasing Activity

 

The following table sets forth certain information for the properties we own directly or indirectly, including leasing activity. The leasing activity presented below is based on leases signed during the period and is not intended to coincide with the commencement of rental revenue recognition in accordance with accounting principles generally accepted in the United States of America (“GAAP”).  Tenant improvements and leasing commissions are presented below based on square feet leased during the period, on a per square foot and per square foot per annum basis based on weighted average lease terms and as a percentage of initial rent per square foot.

 

(Square feet in thousands)

 

New York

Washington, DC

 

 

 

Merchandise Mart

 

As of December 31, 2009:

 

      Office

 

Office

 

Retail

 

Office

 

Showroom

 

Square feet (in service)

 

 

16,173

 

 

18,560

 

 

22,553

 

 

2,464

 

 

6,301

 

Number of properties

 

 

28

 

 

84

 

 

162

 

 

8

 

 

8

 

Occupancy rate

 

 

95.5%

 

 

94.9%

 

 

91.6%

 

 

88.9%

 

 

88.4%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Activity:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Year ended December 31, 2009:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

1,417

(2)

 

3,158

 

 

1,139

 

 

203

 

 

1,238

 

Initial rent per square foot (1)

 

$

52.13

 

$

40.26

 

$

23.28

 

$

34.76

 

$

27.58

 

Weighted average lease terms (years)

 

 

8.7

 

 

4.3

 

 

9.7

 

 

7.1

 

 

4.2

 

Rent per square foot – relet space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

1,274

 

 

2,853

 

 

472

 

 

203

 

 

1,238

 

Initial rent – cash basis (1)

 

$

52.31

 

$

40.13

 

$

17.99

 

$

34.76

 

$

27.58

 

Prior escalated rent – cash basis

 

$

52.03

 

$

34.59

 

$

16.67

 

$

33.75

 

$

28.90

 

Percentage increase (decrease):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash basis

 

 

0.5%

 

 

16.0%

 

 

7.9%

 

 

3.0%

 

 

(4.6%

)

GAAP basis

 

 

5.0%

 

 

18.8%

 

 

16.4%

 

 

18.0%

 

 

3.6%

 

Rent per square foot – vacant space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

143

 

 

305

 

 

667

 

 

 

 

 

Initial rent (1)

 

$

50.53

 

$

41.45

 

$

27.04

 

$

 

$

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

$

47.44

 

$

9.03

 

$

8.00

 

$

34.30

 

$

3.15

 

Per square foot per annum

 

$

5.45

 

$

2.10

 

$

0.82

 

$

4.83

 

$

0.75

 

Percentage of initial rent

 

 

10.5%

 

 

5.2%

 

 

3.5%

 

 

13.9%

 

 

2.7%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Quarter ended December 31, 2009:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

493

 

 

1,776

 

 

250

 

 

188

 

 

460

 

Initial rent per square foot (1)

 

$

51.83

 

$

40.74

 

$

32.36

 

$

33.88

 

$

30.99

 

Weighted average lease terms (years)

 

 

10.3

 

 

3.8

 

 

7.1

 

 

7.5

 

 

4.7

 

Rent per square foot – relet space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

475

 

 

1,743

 

 

97

 

 

188

 

 

460

 

Initial rent – cash basis (1)

 

$

51.95

 

$

40.78

 

$

30.08

 

$

33.88

 

$

30.99

 

Prior escalated rent – cash basis

 

$

55.39

 

$

33.41

 

$

27.19

 

$

33.34

 

$

32.25

 

Percentage increase (decrease):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash basis

 

 

(6.2%

)

 

22.1%

 

 

10.6%

 

 

1.6%

 

 

(3.9%

)

GAAP basis

 

 

(2.6%

)

 

23.8%

 

 

26.6%

 

 

17.0%

 

 

5.0%

 

Rent per square foot – vacant space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

18

 

 

33

 

 

153

 

 

 

 

 

Initial rent (1)

 

$

48.63

 

$

38.58

 

$

33.81

 

$

 

$

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

$

55.71

 

$

5.07

 

$

18.75

 

$

32.65

 

$

3.78

 

Per square foot per annum

 

$

5.44

 

$

1.33

 

$

2.64

 

$

4.35

 

$

0.80

 

Percentage of initial rent

 

 

10.5%

 

 

3.3%

 

 

8.2%

 

 

12.8%

 

 

2.6%

 

____________________

See notes on following page

 


68


Overview – continued

 

(Square feet in thousands)

 

New York

Washington, DC

 

 

 

Merchandise Mart

 

As of December 31, 2008:

 

     Office

 

Office

 

Retail

 

Office

 

Showroom

 

Square feet (in service)

 

 

16,108

 

 

17,666

 

 

21,861

 

 

2,424

 

 

6,332

 

Number of properties

 

 

28

 

 

84

 

 

176

 

 

8

 

 

8

 

Occupancy rate

 

 

96.7%

 

 

95.0%

 

 

92.0%

 

 

96.5%

 

 

92.2%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasing Activity:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Year ended December 31, 2008:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

1,246

 

 

2,152

 

 

1,022

 

 

493

 

 

862

 

Initial rent per square foot (1)

 

$

71.69

 

$

38.52

 

$

38.34

 

$

27.50

 

$

28.07

 

Weighted average lease term (years)

 

 

9.1

 

 

7.3

 

 

9.0

 

 

9.7

 

 

5.1

 

Rent per square foot – relet space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

1,141

 

 

1,320

 

 

559

 

 

427

 

 

839

 

Initial rent – cash basis (1)

 

$

73.50

 

$

36.04

 

$

42.59

 

$

28.02

 

$

27.87

 

Prior escalated rent – cash basis

 

$

48.69

 

$

30.89

 

$

28.46

 

$

32.13

 

$

28.33

 

Percentage increase (decrease):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cash basis

 

 

51.0%

(3)

 

16.7%

 

 

49.6%

(3)

 

(12.8%)

 

 

(1.6%)

 

GAAP basis

 

 

48.4%

(3)

 

17.7%

 

 

18.1%

(3)

 

4.3%

 

 

10.2%

 

Rent per square foot – vacant space:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet

 

 

105

 

 

832

 

 

463

 

 

66

 

 

23

 

Initial rent (1)

 

$

52.10

 

$

42.46

 

$

33.19

 

$

24.17

 

$

36.51

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot

 

$

48.72

 

$

15.75

 

$

18.31

 

$

37.23

 

$

6.85

 

Per square foot per annum

 

$

5.35

 

$

2.16

 

$

2.03

 

$

3.84

 

$

1.33

 

Percentage of initial rent

 

 

7.5%

 

 

5.6%

 

 

5.3%

 

 

14.0%

 

 

4.7%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

_______________________

(1)     Most leases include periodic step-ups in rent, which are not reflected in the initial rent per square foot leased.

 

(2)     In addition, the New York Office segment leased 43 square feet of retail space during the year ended December 31, 2009 at an average initial rent of $188.09, a 55.7% increase over the prior escalated rent per square foot.

 

(3)     Under GAAP, acquired below-market leases are marked-to-market at the time of their acquisition.  Accordingly, when the space is subsequently re-leased, the cash basis rent increase is greater than the GAAP basis rent increase.

 

 

 

69


Overview – continued

 

Impact of Retrospective Application of New Accounting Pronouncements

 

During 2009, we paid quarterly dividends to our common shareholders in a combination of cash and stock and retrospectively adjusted weighted average common shares outstanding in the computations of income and FFO per share to include the additional common shares resulting from these dividends in the earliest periods presented in each of our Quarterly Reports on Form 10-Q for the quarters ended March 31, 2009, June 30, 2009 and September 30, 2009 and our Current Report on Form 8-K, issued on October 13, 2009, in which we elected to recast our consolidated financial statements in our Annual Report on Form 10-K/A (Amendment No. 1) for the year ended December 31, 2008.  On December 2, 2009, the FASB ratified the consensus reached in EITF 09-E, Accounting for Distribution to Shareholders with Componen ts of Stock and Cash (“EITF 09-E”) as codified through Accounting Standards Update (“ASU”) 2010-1 to ASC 505, Equity.  EITF 09-E requires an entity to include the additional common shares resulting from the stock portion of these distributions prospectively in the periods following their issuance in all computations of income per share rather than retrospectively as we had previously done.  As a result, we have adjusted all of our computations of income and FFO per share presented herein to exclude the additional shares resulting from these dividends in periods prior to their issuance.  Below is a reconciliation of previously reported income and FFO per share to the amounts presented herein.  

 

 

For the Year Ended December 31, 2008

 

As Reported

 

EITF 09-E

 

As Adjusted

Income per common share – basic:

 

 

 

 

 

 

 

 

Income from continuing operations

$

0.92

 

$

0.02

 

$

0.94

Net income

 

1.89

 

 

0.07

 

 

1.96

 

 

 

 

 

 

 

 

 

Income per common share – diluted:

 

 

 

 

 

 

 

 

Income from continuing operations

 

0.90

 

 

0.01

 

 

0.91

Net income

 

1.84

 

 

0.07

 

 

1.91

 

 

 

 

 

 

 

 

 

FFO attributable to common shareholders plus assumed conversions per diluted share

 

4.80

 

 

0.17

 

 

4.97

 

 

For the Year Ended December 31, 2007

 

As Reported

 

EITF 09-E

 

As Adjusted

Income per common share – basic:

 

 

 

 

 

 

 

Income from continuing operations

$

2.70

 

$

0.08

 

$

2.78

Net income

 

3.07

 

 

0.11

 

3.18

 

 

 

 

 

 

 

 

Income per common share – diluted:

 

 

 

 

 

 

 

Income from continuing operations

 

2.59

 

 

0.07

 

2.66

Net income

 

2.95

 

 

0.10

 

3.05

 

 

 

 

 

 

 

 

 

 

70


Overview - continued

On January 1, 2009, we adopted the provisions of ASC 470-20, Debt with Conversion and Other Options, which was required to be applied retrospectively.  The adoption affected the accounting for our convertible and exchangeable senior debentures by requiring the initial proceeds from their sale to be allocated between a debt component and an equity component in a manner that results in interest expense on the debt component at our nonconvertible debt borrowing rate on the date of issue.  The initial debt components of our $1.4 billion Convertible Senior Debentures, $1 billion Convertible Senior Debentures and $500 million Exchangeable Senior Debentures were $1,241,286,000, $926,361,000 and $457,699,000, respectively, based on the fair value of similar nonconvertible instruments issued at that time.  The aggregate initial debt discount of $216,655,000 after original issuance costs allocated to the equity component was recorded in “additional capital” in our consolidated statement of changes in equity.  The discount is amortized using the effective interest method over the period the debt is expected to remain outstanding (i.e., the earliest date the holders may require us to repurchase the debentures), which resulted in $39,546,000 and $30,418,000 of additional interest expense in the years ended December 31, 2008 and 2007, respectively. 

 

In December 2007, the FASB issued an update to ASC 810, Consolidation, which requires a noncontrolling interest in a subsidiary to be reported as equity and the amount of consolidated net income specifically attributable to the noncontrolling interest to be identified in the consolidated financial statements.  It also calls for consistency in the manner of reporting changes in the parent’s ownership interest and requires fair value measurement of any noncontrolling equity investment retained in a deconsolidation.  The amended guidance became effective on January 1, 2009 and resulted in (i) the reclassification of minority interests in consolidated subsidiaries to noncontrolling interests in consolidated subsidiarie s, a component of permanent equity on our consolidated balance sheets, (ii) the reclassification of minority interest expense to net income attributable to noncontrolling interests, on our consolidated statements of income, and (iii) additional disclosures, including a consolidated statement of changes in equity in quarterly reporting periods.

 

In December 2007, the FASB issued an update to ASC 805, Business Combinations, which applies to all transactions and other events in which one entity obtains control over one or more other businesses.  It also broadens the fair value measurement and recognition of assets acquired, liabilities assumed, and interests transferred as a result of business combinations; and acquisition related costs will generally be expensed rather than included as part of the basis of the acquisition.  The amended guidance also expands required disclosures to improve the ability to evaluate the nature and financial effects of business combinations. The amended guidance b ecame effective for all transactions entered into on or after January 1, 2009.  The adoption of this guidance on January 1, 2009 did not have any effect on our consolidated financial statements because there have been no acquisitions during 2009.

 

In March 2008, the FASB issued an update to ASC 815, Derivatives and Hedging, which requires enhanced disclosures related to derivative instruments and hedging activities, including disclosures regarding how an entity uses derivative instruments, how derivative instruments and related hedged items are accounted for and the impact of derivative instruments and related hedged items on an entity’s financial position, financial performance and cash flows.  It also provided a new two-step model to be applied in determining whether a financial instrument or an embedded feature is indexed to an issuer’s own stock.  The amended guidance became effective on January 1, 2009.  The adoption of this guidance on Januar y 1, 2009 did not have a material effect on our consolidated financial statements.

 

In June 2008, the FASB issued an update to ASC 260, Earnings Per Share, which requires companies to treat unvested share-based payment awards that contain non-forfeitable rights to dividends or dividend equivalents as “participating securities” and include such securities in the computation of earnings per share pursuant to the two-class method as described in ASC 260.  The amended guidance became effective on January 1, 2009 and required all prior period earnings per share data presented, to be adjusted retroactively.  The adoption of this guidance on January 1, 2009 did not have a material effect on our computation of income per share.

 

In April 2009, the FASB issued an amendment to the guidance for other than temporary impairments (“OTTI”) of investments in debt securities, which changes the presentation of OTTI in financial statements.  Under this guidance, if an OTTI debt security is intended to be sold or required to be sold prior to the recovery of its carrying amount, the full amount of the impairment loss is charged to earnings.  Otherwise, losses on debt securities must be separated into two categories, the portion which is considered credit loss, which is charged to earnings, and the portion due to other factors, which is charged to other comprehensive income (loss), a component of balance sheet equity.  When an unrealized loss on a fixed maturity security is not considered OTTI, the unrealized loss continues to be charged to other comprehensive income (loss) and not to earn ings. The adoption of this guidance on April 1, 2009 did not have any effect on our consolidated financial statements.

 

In June 2009, the FASB issued an update to ASC 810, Consolidation, which modifies the existing quantitative guidance used in determining the primary beneficiary of a variable interest entity (“VIE”) by requiring entities to qualitatively assess whether an enterprise is a primary beneficiary, based on whether the entity has (i) power over the significant activities of the VIE, and (ii) an obligation to absorb losses or the right to receive benefits that could be potentially significant to the VIE.  The adoption of this guidance on January 1, 2010 did not have a material effect on our consolidated financial statements.

71


Critical Accounting Policies

 

In preparing the consolidated financial statements we have made estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ from those estimates. Set forth below is a summary of the accounting policies that we believe are critical to the preparation of the consolidated financial statements.  The summary should be read in conjunction with the more complete discussion of our accounting policies included in Note 2 to the consolidated financial statements in this Annual Report on Form 10-K.

 

Real Estate

 

Real estate is carried at cost, net of accumulated depreciation and amortization. As of December 31, 2009 and 2008, the carrying amounts of real estate, net of accumulated depreciation, were $15.455 billion and $15.652 billion, respectively. Maintenance and repairs are expensed as incurred. Depreciation requires an estimate by management of the useful life of each property and improvement as well as an allocation of the costs associated with a property to its various components. If we do not allocate these costs appropriately or incorrectly estimate the useful lives of our real estate, depreciation expense may be misstated.

 

Upon the acquisition of real estate, we assess the fair value of acquired assets (including land, buildings and improvements, identified intangibles such as acquired above and below-market leases and acquired in-place leases and tenant relationships) and acquired liabilities and we allocate purchase price based on these assessments. We assess fair value based on estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information.  Estimates of future cash flows are based on a number of factors, including historical operating results, known trends and market/economic conditions.

 

Our properties, including any related intangible assets, are individually reviewed for impairment each quarter, if events or circumstances change indicating that the carrying amount of the assets may not be recoverable. An impairment exists when the carrying amount of an asset exceeds the aggregate projected future cash flows over the anticipated holding period on an undiscounted basis.  An impairment loss is measured based on the excess of the property’s carrying amount over its estimated fair value.  Impairment analyses are based on our current plans, intended holding periods and available market information at the time the analyses are prepared.  If our estimates of the projected future cash flows, anticipated holding periods or market conditions change, our evaluation of impairment losses may be different and such differences could be material to our consolidated financial statements.  The evaluation of anticipated cash flows is subjective and is based, in part, on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results.  Plans to hold properties over longer periods decrease the likelihood of recording impairment losses. 

 

Identified Intangibles

 

As of December 31, 2009 and 2008, the carrying amounts of identified intangible assets (including acquired above-market leases, tenant relationships and acquired in-place leases), a component of “other assets” on our consolidated balance sheets, were $442,510,000 and $522,719,000, respectively. The carrying amounts of identified intangible liabilities, a component of “deferred credit” on our consolidated balance sheets, were $633,492,000 and $719,822,000, respectively.  Identified intangibles are recorded at fair value on the acquisition date, separate and apart from goodwill. Identified intangibles that are determined to have finite lives are amortized over the period in which they are expected to contribute directly or indirectly to the future cash flows of the property or business acquired.  Intangible assets that are subject to amortization are reviewed for impairment whenever events or changes in circumstances indicate that the carrying amount may not be recoverable. An impairment loss is recognized if the carrying amount of an intangible asset, including related real estate, if appropriate, is not recoverable and the carrying amount exceeds the estimated fair value.  If intangible assets are impaired or estimated useful lives change, the impact to our consolidated financial statements could be material.

72


Critical Accounting Policies – continued

 

Mezzanine Loans Receivable

 

We invest in mezzanine loans to entities that have significant real estate assets.  These investments, which are subordinate to the mortgage loans secured by the real property, are generally secured by pledges of the equity interests of the entities owning the underlying real estate.  We record investments in mezzanine loans at the stated principal amount net of any unamortized discount or premium. As of December 31, 2009 and 2008, the carrying amounts of “mezzanine loans receivable, net” were $203,286,000 and $472,539,000, respectively. We accrete or amortize any discounts or premiums over the life of the related receivable utilizing the effective interest method, or straight-line method if the result is not materially different. We evaluate the collectibility of both interest and principal of each of our loans each quarter, if circumstances warrant, in determining whether they are impaired. A loan is impaired when, based on current information and events, it is probable that we will be unable to collect all amounts due according to the existing contractual terms. When a loan is impaired, the amount of the loss accrual is calculated by comparing the carrying amount of the investment to the estimated fair value of the loan or, as a practical expedient, to the value of the collateral if the loan is collateral dependent. If our estimates of the collectibility of both interest and principal or the fair value of our loans change based on market conditions or otherwise, our evaluation of impairment losses may be different and such differences could be material to our consolidated financial statements.

 

Partially Owned Entities

 

As of December 31, 2009 and 2008, the carrying amounts of investments and advances to partially owned entities, including Alexander’s and Toys “R” Us, were $1.209 billion and $1.083 billion, respectively. In determining whether we have a controlling interest in a partially owned entity and the requirement to consolidate the accounts of that entity, we consider factors such as ownership interest, board representation, management representation, authority to make decisions, and contractual and substantive participating rights of the partners/members as well as whether the entity is a variable interest entity in which we have the power over significant activities of the entity and the obligation to absorb a majority of the entity’s expected losses, if they occur, or receive a majority of the expected residual returns, if they occur, or both. We account for investments on the equity method when the requirements for consolidation are not met and we have significant influence over the operations of the investee. Equity method investments are initially recorded at cost and subsequently adjusted for our share of net income or loss and cash contributions and distributions. Investments that do not qualify for consolidation or equity method accounting are accounted for on the cost method. 

 

Our investments in partially owned entities are reviewed for impairment each quarter, if events or circumstances change indicating that the carrying amount of our investments may not be recoverable. The ultimate realization of our investments in partially owned entities is dependent on a number of factors, including the performance of each investment and market conditions. We will record an impairment charge if we determine that a decline in the value of an investment is other-than-temporary.  If our estimates of the projected future cash flows, the nature of development activities for properties for which such activities are planned and the estimated fair value of the investment change based on market conditions or otherwise, our evaluation of impairment losses may be different and such differences could be material to our consolidated financial statements.   ;  The evaluation of anticipated cash flows is subjective and is based, in part, on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results. 

 

Allowance For Doubtful Accounts

 

We periodically evaluate the collectibility of amounts due from tenants and maintain an allowance for doubtful accounts ($46,708,000 and $32,834,000 as of December 31, 2009 and 2008) for estimated losses resulting from the inability of tenants to make required payments under their lease agreements. We also maintain an allowance for receivables arising from the straight-lining of rents ($4,680,000 and $5,773,000 as of December 31, 2009 and 2008, respectively). This receivable arises from earnings recognized in excess of amounts currently due under the lease agreements. Management exercises judgment in establishing these allowances and considers payment history and current credit status in developing these estimates. These estimates may differ from actual results, which could be material to our consolidated financial statements.

73


 

Critical Accounting Policies – continued

 

Revenue Recognition

 

We have the following revenue sources and revenue recognition policies:

 

·       Base Rent — income arising from tenant leases. These rents are recognized over the non-cancelable term of the related leases on a straight-line basis which includes the effects of rent steps and rent abatements under the leases.  We commence rental revenue recognition when the tenant takes possession of the leased space and the leased space is substantially ready for its intended use.  In addition, in circumstances where we provide a tenant improvement allowance for improvements that are owned by the tenant, we recognize the allowance as a reduction of rental revenue on a straigh t-line basis over the term of the lease.   

 

·    Percentage Rent — income arising from retail tenant leases that is contingent upon sales of the tenants exceeding defined thresholds. These rents are recognized only after the contingency has been removed (i.e., sales thresholds have been achieved).

 

·    Hotel Revenue — income arising from the operation of the Hotel Pennsylvania which consists of rooms revenue, food and beverage revenue, and banquet revenue. Income is recognized when rooms are occupied. Food and beverage and banquet revenue are recognized when the services have been rendered.

 

·    Trade Shows Revenue — income arising from the operation of trade shows, including rentals of booths. This revenue is recognized when the trade shows have occurred.

 

·    Expense Reimbursements — revenue arising from tenant leases which provide for the recovery of all or a portion of the operating expenses and real estate taxes of the respective property. This revenue is accrued in the same periods as the expenses are incurred.

 

·    Management, Leasing and Other Fees — income arising from contractual agreements with third parties or with partially owned entities. This revenue is recognized as the related services are performed under the respective agreements.

 

Before we recognize revenue, we assess, among other things, its collectibility. If our assessment of the collectibility of revenue changes, the impact on our consolidated financial statements could be material.

 

Income Taxes

 

We operate in a manner intended to enable us to continue to qualify as a Real Estate Investment Trust (“REIT”) under Sections 856-860 of the Internal Revenue Code of 1986, as amended. Under those sections, a REIT which distributes at least 90% of its REIT taxable income as a dividend to its shareholders each year and which meets certain other conditions will not be taxed on that portion of its taxable income which is distributed to its shareholders. We distribute to our shareholders 100% of our taxable income. Therefore, no provision for Federal income taxes is required. If we fail to distribute the required amount of income to our shareholders, or fail to meet other REIT requirements, we may fail to qualify as a REIT which may result in substantial adverse tax consequences.


74


 

Net income and EBITDA (1) by Segment for the Years Ended December 31, 2009, 2008 and 2007.

 

(Amounts in thousands)

 

For the Year Ended December 31, 2009

 

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other(3)

 

Property rentals

 

$

2,058,811

 

$

758,557

 

$

538,882

 

$

365,379

 

$

236,761

 

$

 

$

159,232

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

54,945

 

 

28,423

 

 

11,942

 

 

12,596

 

 

1,891

 

 

 

 

93

 

Amortization of free rent

 

 

36,048

 

 

8,382

 

 

12,257

 

 

14,631

 

 

402

 

 

 

 

376

 

Amortization of acquired below- market
leases, net

 

 

72,481

 

 

40,129

 

 

3,891

 

 

23,081

 

 

89

 

 

 

 

5,291

 

Total rentals

 

 

2,222,285

 

 

835,491

 

 

566,972

 

 

415,687

 

 

239,143

 

 

 

 

164,992

 

Tenant expense reimbursements

 

 

361,982

 

 

136,541

 

 

64,441

 

 

135,178

 

 

15,984

 

 

 

 

9,838

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

58,512

 

 

80,237

 

 

 

 

 

 

 

 

 

 

(21,725

)

Management and leasing fees

 

 

11,456

 

 

4,211

 

 

8,183

 

 

1,731

 

 

88

 

 

 

 

(2,757

)

Lease termination fees

 

 

5,525

 

 

1,840

 

 

2,224

 

 

464

 

 

858

 

 

 

 

139

 

Other

 

 

82,818

 

 

14,180

 

 

47,830

 

 

2,677

 

 

9,677

 

 

 

 

8,454

 

Total revenues

 

 

2,742,578

 

 

1,072,500

 

 

689,650

 

 

555,737

 

 

265,750

 

 

 

 

158,941

 

Operating expenses

 

 

1,087,785

 

 

452,370

 

 

228,740

 

 

206,590

 

 

135,385

 

 

 

 

64,700

 

Depreciation and amortization

 

 

539,503

 

 

173,923

 

 

144,317

 

 

102,210

 

 

56,171

 

 

 

 

62,882

 

General and administrative

 

 

231,688

 

 

22,820

 

 

26,219

 

 

30,433

 

 

31,587

 

 

 

 

120,629

 

Impairment and other losses

 

 

87,823

 

 

 

 

24,875

 

 

23,649

 

 

 

 

 

 

39,299

 

Total expenses

 

 

1,946,799

 

 

649,113

 

 

424,151

 

 

362,882

 

 

223,143

 

 

 

 

287,510

 

Operating income (loss)

 

 

795,779

 

 

423,387

 

 

265,499

 

 

192,855

 

 

42,607

 

 

 

 

(128,569

)

Income applicable to Alexander’s

 

 

53,529

 

 

770

 

 

 

 

791

 

 

 

 

 

 

51,968

 

Income applicable to Toys

 

 

92,300

 

 

 

 

 

 

 

 

 

 

92,300

 

 

 

(Loss) income from partially owned
entities

 

 

(73,439

)

 

5,047

 

 

4,850

 

 

3,937

 

 

151

 

 

 

 

(87,424

)

Interest and other investment (loss)
income, net

 

 

(116,330

)

 

876

 

 

789

 

 

85

 

 

96

 

 

 

 

(118,176

)

Interest and debt expense

 

 

(634,283

)

 

(133,647

)

 

(129,380

)

 

(90,068

)

 

(51,959

)

 

 

 

(229,229

)

Net (loss) gain on early extinguishment of debt

 

 

(25,915

)

 

 

 

 

 

769

 

 

 

 

 

 

(26,684

)

Net gain on disposition of wholly owned
and partially owned assets other
than depreciable real estate

 

 

5,641

 

 

 

 

 

 

 

 

 

 

 

 

5,641

 

Income (loss) before income taxes

 

 

97,282

 

 

296,433

 

 

141,758

 

 

108,369

 

 

(9,105

)

 

92,300

 

 

(532,473

)

Income tax expense

 

 

(20,737

)

 

(1,332

)

 

(1,577

)

 

(319

)

 

(2,140

)

 

 

 

(15,369

)

Income (loss) from continuing operations

 

 

76,545

 

 

295,101

 

 

140,181

 

 

108,050

 

 

(11,245

)

 

92,300

 

 

(547,842

)

Income from discontinued operations

 

 

51,905

 

 

 

 

46,004

 

 

5,901

 

 

 

 

 

 

 

Net income (loss)

 

 

128,450

 

 

295,101

 

 

186,185

 

 

113,951

 

 

(11,245

)

 

92,300

 

 

(547,842

)

Net (income) loss attributable to
noncontrolling interests, including
unit distributions

 

 

(22,281

)

 

(9,098

)

 

 

 

915

 

 

 

 

 

 

(14,098

)

Net income (loss) attributable to Vornado

 

 

106,169

 

 

286,003

 

 

186,185

 

 

114,866

 

 

(11,245

)

 

92,300

 

 

(561,940

)

Interest and debt expense (2)

 

 

826,827

 

 

126,968

 

 

132,610

 

 

95,990

 

 

52,862

 

 

127,390

 

 

291,007

 

Depreciation and amortization (2)

 

 

728,815

 

 

168,517

 

 

152,747

 

 

105,903

 

 

56,702

 

 

132,227

 

 

112,719

 

Income tax expense (benefit) (2)

 

 

10,193

 

 

1,332

 

 

1,590

 

 

319

 

 

2,208

 

 

(13,185

)

 

17,929

 

EBITDA(1)

 

$

1,672,004

 

$

582,820

 

$

473,132

 

$

317,078

 

$

100,527

 

$

338,732

 

$

(140,285

)

Percentage of EBITDA by segment

 

 

100.0

%

 

34.9

%

 

28.3

%

 

19.0

%

 

6.0

%

 

20.3

%

 

(8.5

%)

 

Excluding items that affect comparability, which are described in the “Overview,” the percentages of EBITDA by segment are 30.3% for New York Office, 22.1% for Washington, DC Office, 17.7% for Retail, 5.2% for Merchandise Mart, 16.3% for Toys and 8.4% for Other.

_____________________

See notes on page 78.


75


Net income and EBITDA (1) by Segment for the Years Ended December 31, 2009, 2008 and 2007 – continued

 

(Amounts in thousands)

 

For the Year Ended December 31, 2008

 

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (3)

 

Property rentals

 

$

2,020,369

 

$

722,445

 

$

509,377

 

$

346,057

 

$

245,400

 

$

 

$

197,090

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

57,953

 

 

28,023

 

 

6,764

 

 

16,416

 

 

5,954

 

 

 

 

796

 

Amortization of free rent

 

 

32,901

 

 

14,743

 

 

10,778

 

 

4,156

 

 

2,703

 

 

 

 

521

 

Amortization of acquired below- market
leases, net

 

 

96,176

 

 

60,355

 

 

4,423

 

 

26,765

 

 

161

 

 

 

 

4,472

 

Total rentals

 

 

2,207,399

 

 

825,566

 

 

531,342

 

 

393,394

 

 

254,218

 

 

 

 

202,879

 

Tenant expense reimbursements

 

 

357,986

 

 

135,788

 

 

61,448

 

 

128,120

 

 

18,567

 

 

 

 

14,063

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

56,416

 

 

71,833

 

 

 

 

 

 

 

 

 

 

(15,417

)

Management and leasing fees

 

 

13,397

 

 

6,411

 

 

8,940

 

 

1,673

 

 

349

 

 

 

 

(3,976

)

Lease termination fees

 

 

8,634

 

 

3,088

 

 

2,635

 

 

2,281

 

 

630

 

 

 

 

 

Other

 

 

48,854

 

 

15,699

 

 

22,360

 

 

2,601

 

 

7,059

 

 

 

 

1,135

 

Total revenues

 

 

2,692,686

 

 

1,058,385

 

 

626,725

 

 

528,069

 

 

280,823

 

 

 

 

198,684

 

Operating expenses

 

 

1,069,445

 

 

439,012

 

 

220,103

 

 

200,760

 

 

137,971

 

 

 

 

71,599

 

Depreciation and amortization

 

 

536,820

 

 

190,925

 

 

137,255

 

 

91,746

 

 

51,833

 

 

 

 

65,061

 

General and administrative

 

 

194,023

 

 

20,217

 

 

26,548

 

 

29,862

 

 

29,254

 

 

 

 

88,142

 

Impairment and other losses

 

 

81,447

 

 

 

 

 

 

595

 

 

 

 

 

 

80,852

 

Total expenses

 

 

1,881,735

 

 

650,154

 

 

383,906

 

 

322,963

 

 

219,058

 

 

 

 

305,654

 

Operating income (loss)

 

 

810,951

 

 

408,231

 

 

242,819

 

 

205,106

 

 

61,765

 

 

 

 

(106,970

)

Income applicable to Alexander’s

 

 

36,671

 

 

763

 

 

 

 

650

 

 

 

 

 

 

35,258

 

Income applicable to Toys

 

 

2,380

 

 

 

 

 

 

 

 

 

 

2,380

 

 

 

(Loss) income from partially owned entities

 

 

(195,878

)

 

5,319

 

 

6,173

 

 

9,721

 

 

1,106

 

 

 

 

(218,197

)

Interest and other investment (loss)
income, net

 

 

(2,682

)

 

2,288

 

 

2,116

 

 

494

 

 

356

 

 

 

 

(7,936

)

Interest and debt expense

 

 

(635,724

)

 

(139,146

)

 

(126,508

)

 

(86,787

)

 

(52,148

)

 

 

 

(231,135

)

Net gain on early extinguishment of debt

 

 

9,820

 

 

 

 

 

 

 

 

 

 

 

 

9,820

 

Net gain on disposition of wholly owned
and partially owned assets other
than depreciable real estate

 

 

7,757

 

 

 

 

 

 

 

 

 

 

 

 

7,757

 

Income (loss) before income taxes

 

 

33,295

 

 

277,455

 

 

124,600

 

 

129,184

 

 

11,079

 

 

2,380

 

 

(511,403

)

Income tax benefit (expense)

 

 

204,537

 

 

 

 

220,973

 

 

(82

)

 

(1,206

)

 

 

 

(15,148

)

Income (loss) from continuing operations

 

 

237,832

 

 

277,455

 

 

345,573

 

 

129,102

 

 

9,873

 

 

2,380

 

 

(526,551

)

Income from discontinued operations

 

 

173,613

 

 

 

 

59,107

 

 

2,594

 

 

 

 

 

 

111,912

 

Net income (loss)

 

 

411,445

 

 

277,455

 

 

404,680

 

 

131,696

 

 

9,873

 

 

2,380

 

 

(414,639

)

Net (income) loss attributable to
noncontrolling interests, including
unit distributions

 

 

(52,148

)

 

(4,762

)

 

 

 

157

 

 

(125

)

 

 

 

(47,418

)

Net income (loss) attributable to Vornado

 

 

359,297

 

 

272,693

 

 

404,680

 

 

131,853

 

 

9,748

 

 

2,380

 

 

(462,057

)

Interest and debt expense (2)

 

 

821,940

 

 

132,406

 

 

130,310

 

 

102,600

 

 

53,072

 

 

147,812

 

 

255,740

 

Depreciation and amortization (2)

 

 

710,526

 

 

181,699

 

 

143,989

 

 

98,238

 

 

52,357

 

 

136,634

 

 

97,609

 

Income tax (benefit) expense (2)

 

 

(142,415

)

 

 

 

(220,965

)

 

82

 

 

1,260

 

 

59,652

 

 

17,556

 

EBITDA(1)

 

$

1,749,348

 

$

586,798

 

$

458,014

 

$

332,773

 

$

116,437

 

$

346,478

 

$

(91,152

)

Percentage of EBITDA by segment

 

 

100.0

%

 

33.5

%

 

26.2

%

 

19.0

%

 

6.7

%

 

19.8

%

 

(5.2

)%

 

Excluding items that affect comparability, which are described in the “Overview,” the percentages of EBITDA by segment are 30.5% for New York Office, 20.6% for Washington, DC Office, 17.2% for Retail, 6.1% for Merchandise Mart, 18.0% for Toys and 7.6% for Other.

___________________

See notes on page 78.

76


Net income and EBITDA (1) by Segment for the Years Ended December 31, 2009, 2008 and 2007 – continued

 

(Amounts in thousands)

 

For the Year Ended December 31, 2007

 

 

 

 

Total

 

New York Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (3)

 

 

Property rentals

 

$

1,812,139

 

$

640,739

 

$

454,563

 

$

325,205

 

$

237,199

 

$

 

$

154,433

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

42,215

 

 

13,281

 

 

11,863

 

 

12,034

 

 

4,193

 

 

 

 

844

 

Amortization of free rent

 

 

34,602

 

 

15,935

 

 

14,115

 

 

1,138

 

 

1,836

 

 

 

 

1,578

 

Amortization of acquired below- market
leases, net

 

 

83,274

 

 

47,861

 

 

4,597

 

 

25,960

 

 

193

 

 

 

 

4,663

 

Total rentals

 

 

1,972,230

 

 

717,816

 

 

485,138

 

 

364,337

 

 

243,421

 

 

 

 

161,518

 

Tenant expense reimbursements

 

 

323,075

 

 

125,940

 

 

45,046

 

 

120,379

 

 

19,570

 

 

 

 

12,140

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

46,238

 

 

58,837

 

 

 

 

 

 

 

 

 

 

(12,599

)

Management and leasing fees

 

 

15,713

 

 

4,928

 

 

12,539

 

 

1,770

 

 

7

 

 

 

 

(3,531

)

Lease termination fees

 

 

7,453

 

 

3,500

 

 

453

 

 

2,823

 

 

677

 

 

 

 

 

Other

 

 

40,534

 

 

16,239

 

 

16,286

 

 

2,259

 

 

6,997

 

 

 

 

(1,247

)

Total revenues

 

 

2,405,243

 

 

927,260

 

 

559,462

 

 

491,568

 

 

270,672

 

 

 

 

156,281

 

Operating expenses

 

 

950,487

 

 

395,357

 

 

183,278

 

 

171,960

 

 

131,332

 

 

 

 

68,560

 

Depreciation and amortization

 

 

440,224

 

 

150,268

 

 

117,118

 

 

77,679

 

 

47,105

 

 

 

 

48,054

 

General and administrative

 

 

189,024

 

 

17,252

 

 

27,612

 

 

27,476

 

 

28,168

 

 

 

 

88,516

 

Impairments and other losses

 

 

10,375

 

 

 

 

 

 

 

 

 

 

 

 

10,375

 

Total expenses

 

 

1,590,110

 

 

562,877

 

 

328,008

 

 

277,115

 

 

206,605

 

 

 

 

215,505

 

Operating income (loss)

 

 

815,133

 

 

364,383

 

 

231,454

 

 

214,453

 

 

64,067

 

 

 

 

(59,224

)

Income applicable to Alexander’s

 

 

50,589

 

 

757

 

 

 

 

812

 

 

 

 

 

 

49,020

 

Loss applicable to Toys “R” Us

 

 

(14,337

)

 

 

 

 

 

 

 

 

 

(14,337

)

 

 

Income from partially owned entities

 

 

31,891

 

 

4,799

 

 

8,728

 

 

9,041

 

 

1,053

 

 

 

 

8,270

 

Interest and other investment income, net

 

 

226,425

 

 

2,888

 

 

5,982

 

 

534

 

 

390

 

 

 

 

216,631

 

Interest and debt expense

 

 

(599,804

)

 

(133,804

)

 

(126,163

)

 

(78,234

)

 

(52,237

)

 

 

 

(209,366

)

Net gain on disposition of wholly owned
 and partially owned assets other
than depreciable real estate

 

 

39,493

 

 

 

 

 

 

 

 

 

 

 

 

39,493

 

Income (loss) before income taxes

 

 

549,390

 

 

239,023

 

 

120,001

 

 

146,606

 

 

13,273

 

 

(14,337

)

 

44,824

 

Income tax expense

 

 

(9,179

)

 

 

 

(2,909

)

 

(185

)

 

(969

)

 

 

 

(5,116

)

Income (loss) from continuing operations

 

 

540,211

 

 

239,023

 

 

117,092

 

 

146,421

 

 

12,304

 

 

(14,337

)

 

39,708

 

Income (loss) from discontinued
operations

 

 

67,622

 

 

 

 

62,557

 

 

9,497

 

 

 

 

 

 

(4,432

)

Net income (loss)

 

 

607,833

 

 

239,023

 

 

179,649

 

 

155,918

 

 

12,304

 

 

(14,337

)

 

35,276

 

Net (income) loss attributable to
noncontrolling interests, including
unit distributions

 

 

(66,294

)

 

(3,583

)

 

 

 

96

 

 

 

 

 

 

(62,807

)

Net income (loss) attributable to Vornado

 

 

541,539

 

 

235,440

 

 

179,649

 

 

156,014

 

 

12,304

 

 

(14,337

)

 

(27,531

)

Interest and debt expense (2)

 

 

853,448

 

 

131,418

 

 

131,013

 

 

89,537

 

 

53,098

 

 

174,401

 

 

273,981

 

Depreciation and amortization (2)

 

 

676,660

 

 

147,340

 

 

132,302

 

 

82,002

 

 

47,711

 

 

155,800

 

 

111,505

 

Income tax expense (benefit) (2)

 

 

4,234

 

 

 

 

6,738

 

 

185

 

 

969

 

 

(10,898

)

 

7,240

 

EBITDA(1)

 

$

2,075,881

 

$

514,198

 

$

449,702

 

$

327,738

 

$

114,082

 

$

304,966

 

$

365,195

 

Percentage of EBITDA by segment

 

 

100.0

%

 

24.8

%

 

21.7

%

 

15.8

%

 

5.5

%

 

14.7

%

 

17.5

%

 

Excluding items that affect comparability, which are described in the “Overview,” the percentages of EBITDA by segment are 27.9% for New York Office, 20.9% for Washington, DC Office, 17.4% for Retail, 6.2% for Merchandise Mart, 16.4% for Toys and 11.2% for Other.

_________________________

See notes on the following page.

77


 

Net income and EBITDA (1) by Segment for the Years Ended December 31, 2009, 2008 and 2007 – continued

 

Notes to the preceding tabular information:

 

(1)       EBITDA represents “Earnings Before Interest, Taxes, Depreciation and Amortization.”  We consider EBITDA a supplemental measure for making decisions and assessing the unlevered performance of our segments as it relates to the total return on assets as opposed to the levered return on equity. As properties are bought and sold based on a multiple of EBITDA, we utilize this measure to make investment decisions as well as to compare the performance of our assets to that of our peers. EBITDA should not be considered as an alternative to net income or cash flows and may not be c omparable to similarly titled measures employed by other companies.

 

(2)       Interest and debt expense, depreciation and amortization and income tax (benefit) expense in the reconciliation of net income to EBITDA include our share of these items from partially owned entities.

 

(3)       Other EBITDA is comprised of:

 

 

(Amounts in thousands)

 

For the Year Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Alexander’s

 

$

81,703

 

$

64,683

 

$

78,375

 

Lexington

 

 

50,024

 

 

35,150

 

 

24,539

 

555 California Street (acquired 70% interest in May 2007)

 

 

44,757

 

 

48,316

 

 

34,073

 

Hotel Pennsylvania

 

 

15,108

 

 

42,269

 

 

37,941

 

GMH (sold in June 2008)

 

 

 

 

 

 

22,604

 

Industrial warehouses

 

 

4,737

 

 

5,264

 

 

4,881

 

Other investments

 

 

6,981

 

 

6,321

 

 

7,322

 

 

 

 

203,310

 

 

202,003

 

 

209,735

 

Investment income and other (1)

 

 

67,571

 

 

101,526

 

 

180,137

 

Corporate general and administrative expenses (1)

 

 

(79,843

)

 

(91,967

)

 

(75,659

)

Net income attributable to noncontrolling interests, including unit distributions

 

 

(14,098

)

 

(47,418

)

 

(62,807

)

Write-off of unamortized costs from the voluntary surrender of equity awards

 

 

(20,202

)

 

 

 

 

Net loss on early extinguishment of debt

 

 

(26,684

)

 

 

 

 

Non-cash asset write-downs:

 

 

 

 

 

 

 

 

 

 

Mezzanine loans receivable

 

 

(190,738

)

 

10,300

 

 

(57,000

)

Investment in Lexington

 

 

(19,121

)

 

(107,882

)

 

 

Marketable equity securities

 

 

(3,361

)

 

(76,352

)

 

 

Real estate – primarily development projects:

 

 

 

 

 

 

 

 

 

 

Wholly owned entities (including costs of acquisitions not consummated)

 

 

(39,299

)

 

(80,852

)

 

(10,375

)

Partially owned entities

 

 

(17,820

)

 

(96,037

)

 

 

Derivative positions in marketable equity securities

 

 

 

 

(33,740

)

 

113,503

 

Discontinued operations of Americold (including a $112,690 net gain on
sale in 2008)

 

 

 

 

129,267

 

 

67,661

 

 

 

$

(140,285

)

$

(91,152

)

$

365,195

 

                    _____________________

 

     (1)     The amounts in these captions (for this table only) exclude the mark-to-market of our deferred compensation plan assets and offsetting liability.

 

 


78


Results of Operations - Year Ended December 31, 2009 Compared to December 31, 2008

Revenues

Our revenues, which consist of property rentals, tenant expense reimbursements, hotel revenues, trade shows revenues, amortization of acquired below-market leases, net of above-market leases, and fee and other income, were $2,742,578,000 for the year ended December 31, 2009, compared to $2,692,686,000 in the prior year, an increase of $49,892,000. Below are the details of the increase (decrease) by segment:

 

(Amounts in thousands)

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Other

 

Property rentals:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions (including the transfer of an
asset from other to the retail segment)

 

$

13,135

 

$

 

$

 

$

11,309

 

$

5,430

 

$

(3,604

)

Development/redevelopment

 

 

2,805

 

 

 

 

1,333

 

 

1,472

 

 

 

 

 

Amortization of acquired below-market
leases, net

 

 

(23,695

)

 

(20,226

) (1)

 

(532

)

 

(3,684

)

 

(72

)

 

819

 

Operations:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hotel Pennsylvania

 

 

(32,248

)

 

 

 

 

 

 

 

 

 

(32,248

)(2)

Trade shows

 

 

(10,002

)

 

 

 

 

 

 

 

(10,002

)(3)

 

 

Leasing activity (see page 68)

 

 

64,891

 

 

30,151

 

 

34,829

 

 

13,196

 

 

(10,431

)

 

(2,854

)

Increase (decrease) in property rentals

 

 

14,886

 

 

9,925

 

 

35,630

 

 

22,293

 

 

(15,075

)

 

(37,887

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant expense reimbursements:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/development

 

 

(7

)

 

 

 

(215

)

 

1,182

 

 

 

 

(974

)

Operations

 

 

4,003

 

 

753

 

 

3,208

 

 

5,876

 

 

(2,583

)

 

(3,251

)

Increase (decrease) in tenant expense
reimbursements

 

 

3,996

 

 

753

 

 

2,993

 

 

7,058

 

 

(2,583

)

 

(4,225

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lease cancellation fee income

 

 

(3,109

)

 

(1,248

)

 

(411

)

 

(1,817

)

 

228

 

 

139

 

Management and leasing fees

 

 

(1,941

)

 

(2,200

)

 

(757

)

 

58

 

 

(261

)

 

1,219

 

BMS cleaning fees

 

 

2,096

 

 

8,404

 

 

 

 

 

 

 

 

(6,308

)(4)

Other

 

 

33,964

 

 

(1,519

)

 

25,470

(5)

 

76

 

 

2,618

 

 

7,319

(6)

Increase (decrease) in fee and other income

 

 

31,010

 

 

3,437

 

 

24,302

 

 

(1,683

)

 

2,585

 

 

2,369

 

Total increase (decrease) in revenues

 

$

49,892

 

$

14,115

 

$

62,925

 

$

27,668

 

$

(15,073

)

$

(39,743

)

 

____________________________

 

(1)     Primarily due to a lease modification that reduced the term of a portion of AXA Equitable Life Insurance Company’s (“AXA”) space at 1290 Avenue of the Americas, which resulted in additional amortization of approximately $12,000 in the prior year.

 

(2)     Primarily due to lower REVPAR.

 

(3)     Primarily due to lower exhibitor occupancy.

 

(4)     Results from the elimination of inter-company fees from operating segments upon consolidation. See note (3) on page 80.

 

(5)     In December 2009, our agreement to sell an 8.6 acre parcel of land in the Pentagon City area of Arlington, Virginia, was terminated by the buyer.  Accordingly, we recognized $27,089 of income, representing the buyer’s forfeited non-refundable purchase deposit.  In connection therewith, we wrote down the carrying amount of the land to its fair value and recognized a $24,875 impairment loss which is included as a component of “impairment and other losses” on our consolidated statement of income.

 

(6)     Includes $5,402 of income previously deferred resulting from the termination of a lease with a partially owned entity.  

 

79


Results of Operations - Year Ended December 31, 2009 Compared to December 31, 2008 – continued

Expenses

Our expenses, which consist of operating, depreciation and amortization, general and administrative expenses and costs of acquisitions and developments not consummated were $1,946,799,000 for the year ended December 31, 2009, compared to $1,881,735,000 in the prior year, an increase of $65,064,000.  Below are the details of the increase (decrease) by segment:

 

 

 

 

 

 

 

 

 

 

 

 

 

(Amounts in thousands)

Increase (decrease) due to:

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Other

 

 

Operating:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions and other (including the
transfer of an asset from other to the
retail segment)

 

$

12,883

 

$

 

$

 

$

6,367

 

$

5,226

 

$

1,290

 

Development/redevelopment

 

 

4,433

 

 

 

 

2,114

 

 

2,319

 

 

 

 

 

Hotel activity

 

 

(5,734

)

 

 

 

 

 

 

 

 

 

(5,734

)

Trade shows activity

 

 

(3,484

)

 

 

 

 

 

 

 

(3,484

)

 

 

Operations

 

 

10,242

 

 

13,358

(1)

 

6,523

 

 

(2,856

)(2)

 

(4,328

)

 

(2,455

)(3)

Increase (decrease) in operating expenses

 

 

18,340

 

 

13,358

 

 

8,637

 

 

5,830

 

 

(2,586

)

 

(6,899

)

Depreciation and amortization:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/development

 

 

4,693

 

 

 

 

(2,374

)

 

9,306

 

 

 

 

(2,239

)

Operations (due to additions to buildings
and improvements)

 

 

(2,010

)

 

(17,002

)(4)

 

9,436

 

 

1,158

 

 

4,338

 

 

60

 

Increase (decrease) in depreciation and
amortization

 

 

2,683

 

 

(17,002

)

 

7,062

 

 

10,464

 

 

4,338

 

 

(2,179

)

General and administrative:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Write-off of unamortized costs from the
voluntary surrender of equity awards
(5)

 

 

32,588

 

 

3,451

 

 

3,131

 

 

4,793

 

 

1,011

 

 

20,202

 

Mark-to-market of deferred compensation plan liability (6)

 

 

23,710

 

 

 

 

 

 

 

 

 

 

23,710

 

Operations

 

 

(18,633

)

 

(848

)

 

(3,460

)

 

(4,222

)

 

1,322

(7)

 

(11,425

)(8)

Increase (decrease)  in general and
administrative

 

 

37,665

 

 

2,603

 

 

(329

)

 

571

 

 

2,333

 

 

32,487

 

Impairment and other losses

 

 

6,376

 

 

 

 

24,875

 

 

23,054

 

 

 

 

(41,553

)

Total increase (decrease) in expenses

 

$

65,064

 

$

(1,041

)

$

40,245

 

$

39,919

 

$

4,085

 

$

(18,144

)

_________________________

(1)     Results from a $7,025 increase in BMS operating expenses and a $6,333 increase in property level operating expenses, primarily due to higher real estate taxes.

 

(2)     Primarily due to a $8,190 decrease in bad debt expense partially offset by an increase in real estate taxes which are reimbursed by tenants.

 

(3)     Results primarily from an increase in the elimination of inter-company fees of our operating segments upon consolidation.

 

(4)     Primarily due to a lease modification that reduced the term of a portion of AXA’s space at 1290 Avenue of the Americas, which resulted in additional depreciation of approximately $16,000 in the prior year.

 

(5)     On March 31, 2009, our nine most senior executives voluntarily surrendered their 2007 and 2008 stock option awards and their 2008 out-performance plan awards.  Accordingly, we recognized $32,588 of expense in the first quarter of 2009, representing the unamortized portion of these awards.

 

(6)     This increase in expense is entirely offset by a corresponding increase in income from the mark-to-market of the deferred compensation plan assets, a component of “interest and other investment income” on our consolidated statement of income.

 

(7)     Primarily due to 2009 pension plan termination costs of $2,800.

 

(8)     Primarily due to lower payroll and stock-based compensation expense.

 

 

 

80


 

Results of Operations - Year Ended December 31, 2009 Compared to December 31, 2008 – continued

 

Income Applicable to Alexander’s

Our 32.4% share of Alexander’s net income (comprised of our share of Alexander’s net income, management, leasing and development fees) was $53,529,000 for the year ended December 31, 2009, compared to $36,671,000 for the prior year, an increase of $16,858,000. The increase was primarily due to $13,668,000 of income for our share of an income tax benefit and $11,105,000 for our share of the reversal of a portion of previously recognized stock appreciation rights compensation expense in the current year, compared to $6,583,000 for our share of such income in the prior year. 

 

 

Income (loss) Applicable to Toys

 

During the year ended December 31, 2009, we recognized $92,300,000 of income from our investment in Toys, comprised of (i) $71,601,000 for our 32.7% share of Toys’ net income ($58,416,000 before our share of Toys’ income tax benefit), (ii) $13,946,000 for our share of income from the reversal of previously recognized deferred financing cost amortization expense, which we initially recorded as a reduction of the basis of our investment in Toys, and (iii) $6,753,000 of interest and other income. 

 

During the year ended December 31, 2008, we recognized $2,380,000 of income from our investment in Toys, comprised of (i) $9,115,000 for our 32.7% share of Toys’ net income ($53,867,000 before our share of Toys’ income tax expense) and (ii) $8,165,000 of interest and other income, partially offset by (iii) $14,900,000 for our share of a non-cash charge adjusting Toys purchase accounting basis income tax expense resulting from the audit of Toys fiscal 2006 and 2007 purchase accounting financial statements.

 

Loss from Partially Owned Entities

Summarized below are the components of loss from partially owned entities for the years ended December 31, 2009 and 2008.

 

(Amounts in thousands)

 

For The Year
Ended December 31,

 

 

 

2009

 

2008

 

Lexington (1)

 

$

(25,665

)

$

(105,630

)

India Real Estate Ventures – 4% to 36.5% share of equity in net losses

 

 

(1,636

)

 

(3,336

)

Other (2)

 

 

(46,138

) (3)

 

(86,912

) (4)

 

 

$

(73,439

)

$

(195,878

)

________________________

 

(1)              2009 includes $19,121 for our share of impairment losses recorded by Lexington on its investment in Concord Debt Holdings LLC.  2008 includes $107,882 of impairment losses on our investment in Lexington.

 

(2)              Represents equity in net earnings of partially owned office buildings in New York and Washington, DC, the Monmouth Mall, Dune Capital LP, Verde Realty Operating Partnership (“Verde”), 85 10th Avenue Associates and others.

 

(3)              Includes $17,820 of impairment losses, substantially all of which is applicable to our investment in Verde, and $7,650 of expense for our share of a lease termination payment in our Downtown Crossing, Boston venture.

 

(4)              Includes $96,037 of non-cash charges for the write-off of our share of certain partially owned entities development costs, including $37,000 for Downtown Crossing, Boston and $23,000 for the “arena move”/Moynihan East portions of the Farley project.

 


81


Results of Operations - Year Ended December 31, 2009 Compared to December 31, 2008 – continued

 

Interest and Other Investment (Loss) Income, net

Interest and other investment (loss) income, net was a loss of $116,330,000 for the year ended December 31, 2009, compared to a loss of $2,682,000 for the prior year, an increase in loss of $113,648,000. This increase resulted primarily from:

 

(Amounts in thousands)

 

 

 

 

Mezzanine loans – $190,738 loss accrual in 2009 compared to $10,300 of income in 2008

 

$

(201,038

)

Marketable equity securities – impairment losses of $3,361 in 2009 compared to $76,742 in 2008

 

 

73,381

 

Derivative positions in marketable equity securities in 2008

 

 

33,602

 

Lower average yield on investments (0.4% in 2009 compared to 2.3% in 2008)

 

 

(22,306

)

Increase in value of investments in the deferred compensation plan (offset by a corresponding increase in the liability for plan assets in general and administrative expenses)

 

 

23,710

 

Lower average mezzanine loan investments - $345,000 in 2009 compared to $481,000 in 2008

 

 

(12,540

)

Other, net

 

 

(8,457

)

 

 

$

(113,648

)

 

Interest and Debt Expense

Interest and debt expense was $634,283,000 for the year ended December 31, 2009, compared to $635,724,000 in the prior year, a decrease of $1,441,000.  This decrease resulted primarily from savings of (i) $17,561,000 from a decrease in outstanding debt of approximately $1.5 billion, the full year effect of which is approximately $100,000,000, (ii) $27,830,000 from lower average interest rates on variable rate debt (1.61% in 2009 as compared to 3.88% in 2008), (iii) $1,857,000 from other items, partially offset by (iv) a decrease in capitalized interest of $45,807,000.      

 

 

Net (Loss) Gain on Early Extinguishment of Debt

Net loss on early extinguishment of debt was $25,915,000 for the year ended December 31, 2009, resulting primarily from the acquisition and retirement of approximately $1.9 billion of our convertible senior debentures and related write-off of the unamortized debt discount.  Net gain on early extinguishment of debt was $9,820,000 in the year ended December 31, 2008, resulting primarily from the acquisition and retirement of approximately $81,540,000 of senior unsecured notes and $27,500,000 of convertible senior debentures.

 

 

Net Gain on Disposition of Wholly Owned and Partially Owned Assets other than Depreciable Real Estate

Net gain on disposition of wholly owned and partially owned assets other than depreciable real estate was $5,641,000 in the year ended December 31, 2009, compared to $7,757,000 in the prior year and was primarily comprised of net gains on sale of marketable securities and residential condominiums. 


82


Results of Operations - Year Ended December 31, 2009 Compared to December 31, 2008 – continued

 

Income Tax Expense

 

Income tax expense was $20,737,000 for the year ended December 31, 2009 compared to an income tax benefit of $204,537,000 in the prior year.  The prior year income tax benefit was the result of a $222,174,000 reversal of deferred taxes recorded in connection with our acquisition of H Street.  We were required to record these deferred tax liabilities because H Street and its partially owned entities were operated as C Corporations at the time they were acquired. As of January 16, 2008, we had completed all of the actions necessary to enable these entities to elect REIT status effective for the tax year beginning on January 1, 2008 and reversed the deferred tax liabilities. 

 

Discontinued Operations

The combined results of discontinued operations for the years ended December 31, 2009 and 2008 include the operating results of 1999 K Street, which was sold on September 1, 2009; Americold, which was sold on March 31, 2008 and Tysons Dulles Plaza, which was sold on June 10, 2008.  

 

(Amounts in thousands)

 

For the Year Ended December 31,

 

 

 

2009

 

2008

 

Total revenues

 

$

9,846

 

$

226,726

 

Total expenses

 

 

3,225

 

 

223,326

 

Net income

 

 

6,621

 

 

3,400

 

Net gain on sale of Americold

 

 

 

 

112,690

 

Net gain on sale of Tysons Dulles Plaza

 

 

 

 

56,831

 

Net gain on sale of 1999 K Street

 

 

41,211

 

 

 

Net gains on sale of other real estate

 

 

4,073

 

 

692

 

Income from discontinued operations

 

$

51,905

 

$

173,613

 

 

 

Net Income Attributable to Noncontrolling Interests, Including Unit Distributions

 

Net income attributable to noncontrolling interests for the years ended December 31, 2009 and 2008 is comprised of (i) allocations of income to redeemable noncontrolling interests of $5,834,000 and $33,327,000, respectively, (ii) net loss attributable to noncontrolling interests in consolidated subsidiaries of $2,839,000 and $3,263,000, respectively and (iii) preferred unit distributions of the Operating Partnership of $19,286,000 and $22,084,000, respectively.  The decrease of $27,493,000 in allocations of income to redeemable noncontrolling interests resulted primarily from lower net income subject to allocation to the unitholders.  The decrease of $2,798,000 in preferred unit distributions was primarily due to a write-off of unit issuance costs in the prior year. 

 

 

Preferred Share Dividends

Preferred share dividends were $57,076,000 for the year ended December 31, 2009, compared to $57,091,000 for the prior year.

 

83


 

Results of Operations - Year Ended December 31, 2009 Compared to December 31, 2008 – continued

Same Store EBITDA

Same store EBITDA represents EBITDA from property level operations which are owned by us in both the current and prior year reporting periods.  Same store EBITDA excludes segment-level overhead expenses that are not considered property-level expenses, as well as other non-operating items.  We present same store EBITDA on both a GAAP basis and a cash basis, which excludes income from the straight-lining of rents, amortization of below-market leases, net of above-market leases and other non-cash adjustments. We present these non-GAAP measures to (i) facilitate meaningful comparisons of the operational performance of our properties and segments, (ii) make decisions on whether to buy, sell or refinance properties, and (iii) compare the performance of our properties and segments to those of our peers.  Same store EBITDA should not be considered as an alternative t o net income or cash flow from operations and may not be comparable to similarly titled measures employed by other companies. 

 

Below are the same store EBITDA results on a GAAP basis and cash basis for each of our segments for the year ended December 31, 2009, compared to the year ended December 31, 2008.

 

 

(Amounts in thousands)

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

EBITDA for the year ended December 31, 2009

$

582,820

 

$

473,132

 

$

317,078

 

$

100,527

 

Add-back: non-property level overhead
expenses included above
(1)

 

22,820

 

 

26,219

 

 

30,433

 

 

31,587

 

Less: EBITDA from acquisitions, dispositions
and other non-operating income or expenses

 

(2,278

)

 

(52,627

)

 

(1,263

)

 

(2,939

)

GAAP basis same store EBITDA for the year
ended  December 31, 2009

 

603,362

 

 

446,724

 

 

346,248

 

 

129,175

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(65,069

)

 

(25,931

)

 

(38,396

)

 

(4,340

)

Cash basis same store EBITDA for the year
ended  December 31, 2009

$

538,293

 

$

420,793

 

$

307,852

 

$

124,835

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EBITDA for the year ended December 31, 2008

$

586,798

 

$

458,014

 

$

332,773

 

$

116,437

 

Add-back: non-property level overhead expenses
included above

 

20,217

 

 

26,548

 

 

29,862

 

 

29,254

 

Less: EBITDA from acquisitions, dispositions and other
non-operating income or expenses

 

(8,431

)

 

(65,846

)

 

(28,840

)

 

274

 

GAAP basis same store EBITDA for the year ended
 December 31, 2008

 

598,584

 

 

418,716

 

 

333,795

 

 

145,965

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(88,163

)

 

(20,354

)

 

(37,267

)

 

(9,408

)

Cash basis same store EBITDA for the year ended
 December 31, 2008

$

510,421

 

$

398,362

 

$

296,528

 

$

136,557

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in GAAP basis same store EBITDA for
the year ended  December 31, 2009 over the
year ended  December 31, 2008


$

4,778

 

$

28,008

 

$

12,453

 

$

(16,790

)

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in Cash basis same store EBITDA for the
year ended  December 31, 2009 over the year
ended  December 31, 2008


$

27,872

 

$

22,431

 

$

11,324

 

$

(11,722



)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase (decrease) in GAAP basis same store EBITDA

 

0.8%

 

 

6.7%

 

 

3.7%

 

 

(11.5%

)

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase (decrease) in Cash basis same store EBITDA

 

5.5%

 

 

5.6%

 

 

3.8%

 

 

(8.6%

)

 

__________________________

(1)     Includes the write-off of unamortized costs from the voluntary surrender of equity awards on March 31, 2009, of $3,451, $3,131, $4,793 and $1,011, respectively. 

84


Results of Operations - Year Ended December 31, 2008 Compared to December 31, 2007

 

Revenues

Our revenues, which consist of property rentals, tenant expense reimbursements, hotel revenues, trade shows revenues, amortization of acquired below-market leases, net of above-market leases, and fee income, were $2,692,686,000 for the year ended December 31, 2008, compared to $2,405,243,000 in the prior year, an increase of $287,443,000. Below are the details of the increase by segment:

 

(Amounts in thousands)

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Other

 

Property rentals:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1290 Avenue of the Americas

 

$

46,780

 

$

46,780

 

$

 

$

 

$

 

$

 

555 California Street

 

 

37,301

 

 

 

 

 

 

 

 

 

 

37,301

 

H Street (effect of consolidating from
May 1, 2007, vs. equity method prior)

 

 

19,330

 

 

 

 

19,330

 

 

 

 

 

 

 

Other

 

 

25,788

 

 

 

 

780

 

 

16,838

 

 

8,170

 

 

 

Development/Redevelopment

 

 

(7,201

)

 

 

 

(1,839

)

 

(4,688

)

 

 

 

(674

)

Amortization of acquired below- market leases,
net

 

 

12,884

 

 

12,494

 

 

(192

)

 

805

 

 

(32

)

 

(191

)

Leasing activity (see page 69)

 

 

91,033

 

 

48,476

 

 

28,125

 

 

16,102

 

 

549

 

 

(2,219

)

Hotel Pennsylvania

 

 

7,144

 

 

 

 

 

 

 

 

 

 

7,144

 

Trade shows

 

 

2,110

 

 

 

 

 

 

 

 

2,110

 

 

 

Increase in property rentals

 

 

235,169

 

 

107,750

 

 

46,204

 

 

29,057

 

 

10,797

 

 

41,361

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant expense reimbursements:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/development

 

 

12,630

 

 

6,041

 

 

2,575

 

 

2,165

 

 

 

 

1,849

 

Operations

 

 

22,281

 

 

3,807

(1)

 

13,827

 

 

5,576

 

 

(1,003

)(2)

 

74

 

Increase (decrease) in tenant expense
reimbursements

 

 

34,911

 

 

9,848

 

 

16,402

 

 

7,741

 

 

(1,003

)

 

1,923

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lease cancellation fee income

 

 

1,181

 

 

(412

)

 

2,182

 

 

(542

)

 

(47

)

 

 

Management and leasing fees

 

 

(2,316

)

 

1,483

 

 

(3,599

)(3)

 

(97

)

 

342

 

 

(445

)

BMS Cleaning fees

 

 

10,178

 

 

12,996

 

 

 

 

 

 

 

 

(2,818

)(4)

Other

 

 

8,320

 

 

(540

)

 

6,074

 

 

342

 

 

62

 

 

2,382

 

Increase (decrease) in fee and other
income

 

 

17,363

 

 

13,527

 

 

4,657

 

 

(297

)

 

357

 

 

(881

)

Total increase in revenues

 

$

287,443

 

$

131,125

 

$

67,263

 

$

36,501

 

$

10,151

 

$

42,403

 

____________________________

 

(1)          Net of a decrease in real estate tax reimbursements resulting from lower tax assessments and new tenant base years.

 

(2)          Primarily from lower real estate tax reimbursements resulting from a reassessment of 2006 real estate taxes in 2007.

 

(3)          Primarily from leasing fees recognized in the prior year in connection with the management of a development project.

 

(4)          Results from the elimination of inter-company fees from operating segments upon consolidation.  See note 4 on page 86. 

 

 


85


Results of Operations - Year Ended December 31, 2008 Compared to December 31, 2007 – continued

 

Expenses

Our expenses, which consist of operating, depreciation and amortization, general and administrative expenses and costs of acquisitions and developments not consummated were $1,881,735,000 for the year ended December 31, 2008, compared to $1,590,110,000 in the prior year, an increase of $291,625,000.  Below are the details of the increase (decrease) by segment:

 

(Amounts in thousands)

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) due to:

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Other

 

Operating:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1290 Avenue of the Americas

 

$

19,148

 

$

19,148

 

$

 

$

 

$

 

$

 

555 California Street

 

 

17,442

 

 

 

 

 

 

 

 

 

 

17,442

 

H Street (effect of consolidating from
May 1, 2007, vs. equity method prior)

 

 

8,300

 

 

 

 

8,300

 

 

 

 

 

 

 

Other

 

 

14,455

 

 

 

 

1,410

 

 

6,190

 

 

6,855

 

 

 

Development/Redevelopment

 

 

607

 

 

 

 

(269

)

 

2,186

 

 

 

 

(1,310

)

Operations

 

 

59,584

 

 

24,507

(1)

 

27,384

 

 

20,424

(2)

 

2,744

(3)

 

(15,475

) (4)

Hotel Pennsylvania

 

 

2,382

 

 

 

 

 

 

 

 

 

 

2,382

 

Trade shows activity

 

 

(2,960

)

 

 

 

 

 

 

 

(2,960

)

 

 

Increase in operating expenses

 

 

118,958

 

 

43,655

 

 

36,825

 

 

28,800

 

 

6,639

 

 

3,039

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/Development

 

 

46,998

 

 

23,618

 

 

7,384

 

 

4,248

 

 

 

 

11,748

 

Operations (due to additions to buildings and
improvements)

 

 

49,598

 

 

17,039

 

 

12,753

 

 

9,819

 

 

4,728

 

 

5,259

 

Increase in depreciation and amortization

 

 

96,596

 

 

40,657

 

 

20,137

 

 

14,067

 

 

4,728

 

 

17,007

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

General and administrative:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Acquisitions/Development and Other

 

 

7,366

 

 

 

 

 

 

1,948

 

 

 

 

5,418

 

Operations

 

 

(2,367

)

 

2,965

 

 

(1,064

)

 

438

 

 

1,086

 

 

(5,792

)(5)

Increase (decrease) in general and
administrative

 

 

4,999

 

 

2,965

 

 

(1,064

)

 

2,386

 

 

1,086

 

 

(374

)

Impairment and other losses



 

71,072

 

 

 

 

 

 

595

 

 

 

 

70,477

 

Total increase in expenses

 

$

291,625

 

$

87,277

 

$

55,898

 

$

45,848

 

$

12,453

 

$

90,149

 

 

_________________________

 

(1)           Results from an $11,715 increase in BMS operating expenses and a $12,792 increase in property level operating expenses.

 

(2)           Includes $6,990 of write-offs for receivables arising from the straight-lining of rents and $2,492 of bad debt expense, all relating to tenants that filed for bankruptcy.  Of these amounts, $3,931 and $1,203, respectively, relate to Circuit City.

 

(3)           Primarily due to higher bad debt expense, partially offset by lower real estate taxes.

 

(4)           Results primarily from an increase in the elimination of inter-company fees of our operating segments upon consolidation.

 

(5)           Primarily due to a $15,344 reduction from the mark-to-market of investments in our deferred compensation plan (for which there is a corresponding reduction in “interest and other investment (loss) income, net”), partially offset by a $4,600 pension termination cost, higher compensation expense and professional fees.

86


 

Results of Operations - Year Ended December 31, 2008 Compared to December 31, 2007 – continued

Income Applicable to Alexander’s

Our 32.5% share of Alexander’s net income (comprised of our share of Alexander’s net income, management, leasing and development fees) was $36,671,000 for the year ended December 31, 2008, compared to $50,589,000 for the prior year, a decrease of $13,918,000. The decrease was primarily due to $6,583,000 of income for our share of the reversal of accrued stock appreciation rights compensation expense, compared to $14,280,000 of income from such reversal in the prior year. 

 

Income (loss) Applicable to Toys

 

Our 32.7% share of Toys’ financial results (comprised of our share of Toys’ net income, interest income on loans receivable, and management fees) for the years ended December 31, 2008 and December 31, 2007 are for Toys fiscal periods from November 4, 2007 to November 1, 2008 and October 29, 2006 to November 3, 2007, respectively.  For the year ended December 31, 2008, our income applicable to Toys was $2,380,000, or $62,032,000 before our share of Toys’ income tax expense, compared to a loss of $14,337,000 or $25,235,000 before our share of Toys’ income tax benefit in the prior year.

 

(Loss) Income from Partially Owned Entities

Summarized below are the components of (loss) income from partially owned entities for the years ended December 31, 2008 and 2007.

 

 

 

For The Year
Ended December 31,

 

(Amounts in thousands)

 

2008

 

2007

 

 

 

 

 

 

 

 

 

Lexington

 

$

(105,630

)(1)

$

2,211

 

India Real Estate Ventures – 4% to 50% share of equity in net loss

 

 

(3,336

)

 

 

GMH Communities L.P. – 13.8% share of equity in net income (sold in June 2008)

 

 

 

 

6,463

 

H Street partially owned entities – 50% share of equity in net income (2)

 

 

 

 

5,923

 

Other (3)

 

 

(86,912

)(4)

 

17,294

 

 

 

$

(195,878

)

$

31,891

 

________________________

 

(1) Includes $107,882 of non-cash impairment losses on our investment in Lexington.  

 

(2) As of April 30, 2007, our H Street subsidiary acquired the remaining 50% interest in these entities and began to consolidate this investment into our consolidated financial statements and no longer account for it under the equity method.

 

(3) Includes equity in net earnings of partially owned office buildings in New York and Washington, DC, the Monmouth Mall, Dune Capital LP, Verde, 85 10th Avenue Associates and others.

 

(4) Includes $96,037 of non-cash charges for the write-off of our share of certain partially owned entities’ development costs, including $37,000 for Downtown Crossing, Boston and $23,000 for the “arena move”/Moynihan East portions of the Farley project. 


87


Results of Operations - Year Ended December 31, 2008 Compared to December 31, 2007 – continued

 

Interest and Other Investment (Loss) Income, net

Interest and other investment (loss) income, net (comprised of mark-to-market of derivative positions, interest income on mezzanine loans receivable, other interest and dividend income and impairment losses on marketable securities) was a loss of $2,682,000 for the year ended December 31, 2008, compared to income of $226,425,000 for the year ended December 31, 2007, a decrease of $229,107,000. This decrease resulted primarily from:

 

(Amounts in thousands)

 

 

 

 

Derivative positions in marketable equity securities – net loss of $33,602 in 2008
compared to a net gain of  $113,547 in 2007

 

$

(147,149

)

Marketable equity securities - impairment losses

 

 

(76,742

)

MPH mezzanine loan – income of $10,300 from the reversal of a portion of the 2007
loan loss accrual in 2008, compared to a $57,000 loan loss accrual in 2007

 

 

67,300

 

Decrease in interest income as a result of lower average yields on investments
(2.3% in 2008 compared to 5.0% in 2007)

 

 

(28,250

)

Decrease in interest income on mezzanine loans as a result of lower average investments
($480,558 in 2008 compared to $611,943 in 2007)

 

 

(20,522

)

Decrease in income on investments in our deferred compensation plan

 

 

(15,344

)

Other, net

 

 

(8,400

)

 

 

$

(229,107

)

 

Interest and Debt Expense

Interest and debt expense was $635,724,000 for the year ended December 31, 2008, compared to $599,804,000 in the year ended December 31, 2007, an increase of $35,920,000.  This increase was primarily due to the full year effect of interest expense from properties acquired during 2007 and property level refinancings during 2008, partially offset by a decrease in weighted average interest rates on variable rate debt.

 

 

Net Gain on Early Extinguishment of Debt

In the year ended December 31, 2008, we had a $9,820,000 net gain from the early extinguishment of debt which resulted primarily from purchases of certain of our convertible senior debentures.

 

 

Net Gain on Disposition of Wholly Owned and Partially Owned Assets other than Depreciable Real Estate

Net gain on disposition of wholly owned and partially owned assets other than depreciable real estate was $7,757,000 in the year ended December 31, 2008, compared to $39,493,000 in the year ended December 31, 2007.  The year ended December 31, 2008 includes a $3,691,000 net gain on sale of residential condominiums, a $2,038,000 net gain on disposition of our 13.8% interest in GMH and $2,028,000 for net gains on sale of marketable securities.  The $39,493,000 net gain in the year ended December 31, 2007 represents net gains on sale of marketable securities, including $23,090,000 from the sale of McDonald’s common shares.

 

 

 


88


Results of Operations - Year Ended December 31, 2008 Compared to December 31, 2007 – continued

 

Income Tax Expense

 

In the year ended December 31, 2008, we had an income tax benefit of $204,537,000, compared to an expense of $9,179,000 in the prior year, a decrease of $213,716,000.  The decrease results primarily from a $222,174,000 reversal of deferred taxes recorded in connection with the acquisition of H Street.  We were required to record these deferred tax liabilities because H Street and its partially owned entities were operated as C Corporations at the time they were acquired. As of January 16, 2008, we had completed all of the actions necessary to enable these entities to elect REIT status effective for the tax year beginning on January 1, 2008.  Consequently, in the first quarter of 2008, we reversed the deferred tax liabilities and recognized an income tax benefit of $222,174,000 in our consolidated statement of income. 

 

 

Discontinued Operations

The combined results of discontinued operations for the years ended December 31, 2008 and 2007 include the operating results of 1999 K Street, which was sold on September 1, 2009; Americold, which was sold on March 31, 2008; Tysons Dulles Plaza, which was sold on June 10, 2008; 11 acres of land we acquired as part of our acquisition of H Street, which was sold in September 2007; Vineland, New Jersey, which was sold on July 16, 2007; Crystal Mall Two, which was sold on August 9, 2007; and Arlington Plaza, which was sold on October 17, 2007.  

 

(Amounts in thousands)

 

For the Year Ended December 31,

 

 

 

2008

 

2007

 

Total revenues

 

$

226,726

 

$

870,857

 

Total expenses

 

 

223,326

 

 

868,216

 

Net income (loss)

 

 

3,400

 

 

2,641

 

Net gain on sale of Americold

 

 

112,690

 

 

 

Net gain on sale of Tysons Dulles Plaza

 

 

56,831

 

 

 

Net gain on sale of Arlington Plaza

 

 

 

 

33,890

 

Net gain on sale of Crystal Mall Two

 

 

 

 

19,893

 

Net gains on sale of other real estate

 

 

692

 

 

11,198

 

Income from discontinued operations

 

$

173,613

 

$

67,622

 

 

 

Net Income Attributable to Noncontrolling Interests, Including Unit Distributions

 

Net income attributable to noncontrolling interests for the years ended December 31, 2008 and 2007 is comprised of (i) allocations of income to redeemable noncontrolling interests of $33,327,000 and $50,514,000, respectively, (ii) net loss attributable to noncontrolling interests in consolidated subsidiaries of $3,263,000 and $3,494,000, respectively and (iii) preferred unit distributions of the Operating Partnership of $22,084,000 and $19,274,000, respectively.  The decrease of $17,187,000 in allocations of income to redeemable noncontrolling interests resulted primarily from lower net income subject to allocation to the unitholders. 

 

 

Preferred Share Dividends

Preferred share dividends were $57,091,000 for the year ended December 31, 2008, compared to $57,177,000 for the prior year.

 

 

89


Results of Operations - Year Ended December 31, 2008 Compared to December 31, 2007 – continued

 

Same Store EBITDA

Below are the same store EBITDA results on a GAAP basis and cash basis for each of our segments for the year ended December 31, 2008, compared to the year ended December 31, 2007.

 

(Amounts in thousands)

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

EBITDA for the year ended December 31, 2008

$

586,798

 

$

458,014

 

$

332,773

 

$

116,437

 

Add-back: non-property level overhead
expenses included above

 

20,217

 

 

26,548

 

 

29,862

 

 

29,254

 

Less: EBITDA from acquisitions, dispositions
and other non-operating income or expenses

 

(50,070

)

 

(80,741

)

 

(52,154

)

 

(1,281

)

GAAP basis same store EBITDA for the year
ended  December 31, 2008

 

556,945

 

 

403,821

 

 

310,481

 

 

144,410

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(69,926

)

 

(15,607

)

 

(34,018

)

 

(8,819

)

Cash basis same store EBITDA for the year
ended  December 31, 2008

$

487,019

 

$

388,214

 

$

276,463

 

$

135,591

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EBITDA for the year ended December 31, 2007

$

514,198

 

$

449,702

 

$

327,738

 

$

114,082

 

Add-back: non-property level overhead expenses
included above

 

17,252

 

 

27,612

 

 

27,476

 

 

28,168

 

Less: EBITDA from acquisitions, dispositions and other
non-operating income or expenses

 

(7,157

)

 

(90,780

)

 

(58,891

)

 

2,410

 

GAAP basis same store EBITDA for the year ended
 December 31, 2007

 

524,293

 

 

386,534

 

 

296,323

 

 

144,660

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(72,685

)

 

(25,782

)

 

(34,258

)

 

(6,152

)

Cash basis same store EBITDA for the year ended
 December 31, 2007

$

451,608

 

$

360,752

 

$

262,065

 

$

138,508

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in GAAP basis same store EBITDA for
the year ended  December 31, 2008 over the
year ended December 31, 2007


$

32,652

 

$

17,287

 

$

14,158

 

$

(250

)

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in Cash basis same store EBITDA for the
year ended  December 31, 2008 over the year
ended  December 31, 2007


$

35,411

 

$

27,462

 

$

14,398

 

$

(2,917

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase (decrease) in GAAP basis same store EBITDA

 

6.2%

 

 

4.5%

 

 

4.8%

 

 

(0.2%

)

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase (decrease) in Cash basis same store EBITDA

 

7.8%

 

 

7.6%

 

 

5.5%

 

 

(2.1%

)

 

 

90


Supplemental Information

Net Income and EBITDA by Segment for the Three Months Ended December 31, 2009 and December 31, 2008

 

(Amounts in thousands)

 

For the Three Months Ended December 31, 2009

 

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (2)

 

Property rentals

 

$

529,064

 

$

189,673

 

$

138,945

 

$

96,860

 

$

60,537

 

$

 

$

43,049

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

11,476

 

 

4,108

 

 

2,594

 

 

4,154

 

 

485

 

 

 

 

135

 

Amortization of free rent

 

 

11,177

 

 

6,173

 

 

2,428

 

 

2,251

 

 

90

 

 

 

 

235

 

Amortization of acquired below- market
leases, net

 

 

16,211

 

 

9,611

 

 

774

 

 

4,719

 

 

18

 

 

 

 

1,089

 

Total rentals

 

 

567,928

 

 

209,565

 

 

144,741

 

 

107,984

 

 

61,130

 

 

 

 

44,508

 

Tenant expense reimbursements

 

 

91,048

 

 

32,932

 

 

16,505

 

 

35,841

 

 

2,492

 

 

 

 

3,278

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

15,140

 

 

21,320

 

 

 

 

 

 

 

 

 

 

(6,180

)

Management and leasing fees

 

 

3,201

 

 

848

 

 

2,247

 

 

483

 

 

63

 

 

 

 

(440

)

Lease termination fees

 

 

1,169

 

 

316

 

 

308

 

 

364

 

 

181

 

 

 

 

 

Other

 

 

40,517

 

 

4,257

 

 

32,701

 

 

381

 

 

3,353

 

 

 

 

(175

)

Total revenues

 

 

719,003

 

 

269,238

 

 

196,502

 

 

145,053

 

 

67,219

 

 

 

 

40,991

 

Operating expenses

 

 

273,224

 

 

111,818

 

 

59,361

 

 

51,087

 

 

35,251

 

 

 

 

15,707

 

Depreciation and amortization

 

 

140,658

 

 

44,039

 

 

39,221

 

 

26,329

 

 

15,371

 

 

 

 

15,698

 

General and administrative

 

 

51,307

 

 

4,232

 

 

5,671

 

 

5,487

 

 

6,495

 

 

 

 

29,422

 

Impairment and other losses

 

 

87,823

 

 

 

 

24,875

 

 

23,649

 

 

 

 

 

 

39,299

 

Total expenses

 

 

553,012

 

 

160,089

 

 

129,128

 

 

106,552

 

 

57,117

 

 

 

 

100,126

 

Operating income (loss)

 

 

165,991

 

 

109,149

 

 

67,374

 

 

38,501

 

 

10,102

 

 

 

 

(59,135

)

Income applicable to Alexander’s

 

 

7,485

 

 

193

 

 

 

 

193

 

 

 

 

 

 

7,099

 

Loss applicable to Toys

 

 

(26,597

)

 

 

 

 

 

 

 

 

 

(26,597

)

 

 

(Loss) income from partially owned
entities

 

 

(24,315

)

 

1,139

 

 

(654

)

 

1,371

 

 

(35

)

 

 

 

(26,136

)

Interest and other investment income, net

 

 

(52,722

)

 

164

 

 

216

 

 

22

 

 

13

 

 

 

 

(53,137

)

Interest and debt expense

 

 

(159,255

)

 

(33,529

)

 

(34,972

)

 

(22,975

)

 

(13,071

)

 

 

 

(54,708

)

Net loss on early extinguishment of debt

 

 

(52,911

)

 

 

 

 

 

 

 

 

 

 

 

(52,911

)

Net gain on disposition of wholly owned
and partially owned assets other
than depreciable real estate

 

 

1,209

 

 

 

 

 

 

 

 

 

 

 

 

1,209

 

(Loss) income before income taxes

 

 

(141,115

)

 

77,116

 

 

31,964

 

 

17,112

 

 

(2,991

)

 

(26,597

)

 

(237,719

)

Income tax expense

 

 

(4,964

)

 

(487

)

 

(345

)

 

(3

)

 

(385

)

 

 

 

(3,744

)

(Loss) income from continuing operations

 

 

(146,079

)

 

76,629

 

 

31,619

 

 

17,109

 

 

(3,376

)

 

(26,597

)

 

(241,463

)

Income from discontinued operations

 

 

2,629

 

 

 

 

 

 

2,629

 

 

 

 

 

 

 

Net (loss) income

 

 

(143,450

)

 

76,629

 

 

31,619

 

 

19,738

 

 

(3,376

)

 

(26,597

)

 

(241,463

)

Net loss (income) attributable to
noncontrolling interests, including
unit distributions

 

 

6,527

 

 

(2,660

)

 

 

 

285

 

 

 

 

 

 

8,902

 

Net (loss) income attributable to Vornado

 

 

(136,923

)

 

73,969

 

 

31,619

 

 

20,023

 

 

(3,376

)

 

(26,597

)

 

(232,561

)

Interest and debt expense (1)

 

 

214,411

 

 

31,910

 

 

35,792

 

 

24,494

 

 

13,299

 

 

37,493

 

 

71,423

 

Depreciation and amortization (1)

 

 

189,261

 

 

42,686

 

 

42,484

 

 

27,179

 

 

15,499

 

 

30,859

 

 

30,554

 

Income tax (benefit) expense (1)

 

 

(13,611

)

 

487

 

 

348

 

 

3

 

 

388

 

 

(20,520

)

 

5,683

 

EBITDA(1)

 

$

253,138

 

$

149,052

 

$

110,243

 

$

71,699

 

$

25,810

 

$

21,235

 

$

(124,901

)

 

EBITDA above includes certain items that affect comparability, which are described in the “Overview.”

___________________

See notes on page 93.

91


Supplemental Information – continued

Net Income and EBITDA by Segment for the Three Months Ended December 31, 2009 and December 31, 2008 – continued

 

(Amounts in thousands)

 

For the Three Months Ended December 31, 2008

 

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (2)

 

Property rentals

 

$

519,223

 

$

183,191

 

$

131,510

 

$

88,557

 

$

65,794

 

$

 

$

50,171

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

12,383

 

 

7,163

 

 

(97

)

 

3,703

 

 

1,423

 

 

 

 

191

 

Amortization of free rent

 

 

15,441

 

 

6,637

 

 

5,019

 

 

3,837

 

 

41

 

 

 

 

(93

)

Amortization of acquired below- market
leases, net

 

 

22,521

 

 

14,807

 

 

1,118

 

 

6,749

 

 

77

 

 

 

 

(230

)

Total rentals

 

 

569,568

 

 

211,798

 

 

137,550

 

 

102,846

 

 

67,335

 

 

 

 

50,039

 

Tenant expense reimbursements

 

 

88,340

 

 

32,558

 

 

16,840

 

 

30,152

 

 

3,852

 

 

 

 

4,938

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

14,985

 

 

18,418

 

 

 

 

 

 

 

 

 

 

(3,433

)

Management and leasing fees

 

 

3,071

 

 

1,376

 

 

1,957

 

 

699

 

 

43

 

 

 

 

(1,004

)

Lease termination fees

 

 

4,165

 

 

1,038

 

 

1,598

 

 

1,254

 

 

275

 

 

 

 

 

Other

 

 

15,024

 

 

3,823

 

 

7,558

 

 

587

 

 

1,310

 

 

 

 

1,746

 

Total revenues

 

 

695,153

 

 

269,011

 

 

165,503

 

 

135,538

 

 

72,815

 

 

 

 

52,286

 

Operating expenses

 

 

276,054

 

 

105,167

 

 

58,920

 

 

56,595

 

 

35,224

 

 

 

 

20,148

 

Depreciation and amortization

 

 

139,013

 

 

47,376

 

 

32,356

 

 

28,606

 

 

13,509

 

 

 

 

17,166

 

General and administrative

 

 

44,859

 

 

5,311

 

 

7,724

 

 

6,758

 

 

7,333

 

 

 

 

17,733

 

Impairment and other losses

 

 

73,438

 

 

 

 

 

 

595

 

 

 

 

 

 

72,843

 

Total expenses

 

 

533,364

 

 

157,854

 

 

99,000

 

 

92,554

 

 

56,066

 

 

 

 

127,890

 

Operating income (loss)

 

 

161,789

 

 

111,157

 

 

66,503

 

 

42,984

 

 

16,749

 

 

 

 

(75,604

)

Income applicable to Alexander’s

 

 

20,267

 

 

195

 

 

 

 

121

 

 

 

 

 

 

19,951

 

Loss applicable to Toys

 

 

(39,130

)

 

 

 

 

 

 

 

 

 

(39,130

)

 

 

(Loss) income from partially owned entities

 

 

(166,711

)

 

1,476

 

 

1,625

 

 

(168

)

 

128

 

 

 

 

(169,772

)

Interest and other investment (loss)
income, net

 

 

(50,217

)

 

323

 

 

379

 

 

72

 

 

135

 

 

 

 

(51,126

)

Interest and debt expense

 

 

(160,862

)

 

(35,114

)

 

(32,423

)

 

(22,806

)

 

(12,958

)

 

 

 

(57,561

)

Net gain on early extinguishment of debt

 

 

9,820

 

 

 

 

 

 

 

 

 

 

 

 

9,820

 

Net loss on disposition of wholly owned
and partially owned assets other
than depreciable real estate

 

 

(789

)

 

 

 

 

 

 

 

 

 

 

 

(789

)

(Loss) income before income taxes

 

 

(225,833

)

 

78,037

 

 

36,084

 

 

20,203

 

 

4,054

 

 

(39,130

)

 

(325,081

)

Income tax (expense) benefit

 

 

(2,633

)

 

 

 

57

 

 

(75

)

 

(1

)

 

 

 

(2,614

)

(Loss) income from continuing operations

 

 

(228,466

)

 

78,037

 

 

36,141

 

 

20,128

 

 

4,053

 

 

(39,130

)

 

(327,695

)

Income from discontinued operations

 

 

799

 

 

 

 

35

 

 

764

 

 

 

 

 

 

 

Net (loss) income

 

 

(227,667

)

 

78,037

 

 

36,176

 

 

20,892

 

 

4,053

 

 

(39,130

)

 

(327,695

)

Net loss (income) attributable to
noncontrolling interests, including
unit distributions

 

 

14,987

 

 

(1,396

)

 

 

 

53

 

 

(125

)

 

 

 

16,455

 

Net (loss) income attributable to Vornado

 

 

(212,680

)

 

76,641

 

 

36,176

 

 

20,945

 

 

3,928

 

 

(39,130

)

 

(311,240

)

Interest and debt expense (1)

 

 

200,573

 

 

33,596

 

 

33,352

 

 

26,108

 

 

13,249

 

 

38,842

 

 

55,426

 

Depreciation and amortization (1)

 

 

179,274

 

 

44,961

 

 

33,655

 

 

30,782

 

 

13,646

 

 

33,343

 

 

22,887

 

Income tax (benefit) expense (1)

 

 

(20,571

)

 

 

 

(54

)

 

75

 

 

55

 

 

(23,126

)

 

2,479

 

EBITDA(1)

 

$

146,596

 

$

155,198

 

$

103,129

 

$

77,910

 

$

30,878

 

$

9,929

 

$

(230,448

)

 

EBITDA above includes certain items that affect comparability, which are described in the “Overview.”

__________________________

See notes on the following page.

92


Supplemental Information – continued

 

Net Income and EBITDA by Segment for the Three Months Ended December 31, 2009 and December 31, 2008 – continued

 

Notes to preceding tabular information:

(1)     Interest and debt expense, depreciation and amortization and income tax (benefit) expense in the reconciliation of net income to EBITDA include our share of these items from partially owned entities.

 

(2)     Other EBITDA is comprised of:

 

 

 

For the Three Months
Ended December 31,

 

(Amounts in thousands)

 

2009

 

2008

 

Alexander’s

 

$

16,474

 

$

27,503

 

Lexington

 

 

15,774

 

 

5,879

 

555 California Street

 

 

12,872

 

 

12,762

 

Hotel Pennsylvania

 

 

7,285

 

 

12,497

 

Industrial warehouses

 

 

835

 

 

1,239

 

Other investments

 

 

5,077

 

 

110

 

 

 

 

58,317

 

 

59,990

 

Investment income and other (1)

 

 

12,461

 

 

18,654

 

Corporate general and administrative expenses (1)

 

 

(23,190

)

 

(26,761

)

Net loss attributable to noncontrolling interests, including unit distributions

 

 

8,902

 

 

16,455

 

Net loss on early extinguishment of debt

 

 

(52,911

)

 

 

Non-cash assets write-downs:

 

 

 

 

 

 

 

Mezzanine loans receivable

 

 

(68,000

)

 

 

Investment in Lexington

 

 

 

 

(100,707

)

Marketable equity securities

 

 

(3,361

)

 

(55,471

)

Real estate – primarily development projects:

 

 

 

 

 

 

 

Wholly owned entities

 

 

(39,299

)

 

(72,843

)

Partially owned entities

 

 

(17,820

)

 

(61,837

)

Derivative positions in marketable equity securities

 

 

 

 

(7,928

)

 

 

$

(124,901

)

$

(230,448

)

  _____________________

(1)     The amounts in these captions (for this table only) exclude the mark-to-market of our deferred compensation plan assets and offsetting liability.

 

 

 


93


 

Supplemental Information – continued

Below are the same store EBITDA results on a GAAP and cash basis for each of our segments for the three months ended December 31, 2009 compared to the three months ended December 31, 2008.

 

(Amounts in thousands)

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

EBITDA for the three months ended December 31, 2009

$

149,052

 

$

110,243

 

$

71,699

 

$

25,810

 

Add-back: non-property level overhead
expenses included above

 

4,232

 

 

5,671

 

 

5,487

 

 

6,495

 

Less: EBITDA from acquisitions, dispositions
and other non-operating income or expenses

 

(298

)

 

(2,904

)

 

11,057

 

 

886

 

GAAP basis same store EBITDA for the three months
ended  December 31, 2009

 

152,986

 

 

113,010

 

 

88,243

 

 

33,191

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(16,414

)

 

(5,294

)

 

(6,348

)

 

(2,433

)

Cash basis same store EBITDA for the three months
ended  December 31, 2009

$

136,572

 

$

107,716

 

$

81,895

 

$

30,758

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EBITDA for the three months ended December 31, 2008

$

155,198

 

$

103,129

 

$

77,910

 

$

30,878

 

Add-back: non-property level overhead expenses
included above

 

5,311

 

 

7,724

 

 

7,356

 

 

7,333

 

Less: EBITDA from acquisitions, dispositions and other
non-operating income or expenses

 

(4,353

)

 

(2,442

)

 

(579

)

 

(671

)

GAAP basis same store EBITDA for the three months ended
 December 31, 2008

 

156,156

 

 

108,411

 

 

84,687

 

 

37,540

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(25,014

)

 

(5,549

)

 

(10,014

)

 

(1,541

)

Cash basis same store EBITDA for the three months ended
 December 31, 2008

$

131,142

 

$

102,862

 

$

74,673

 

$

35,999

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in GAAP basis same store EBITDA for
the three months ended  December 31, 2009 over the
three months ended  December 31, 2008


$

(3,170

)

$

4,599

 

$

3,556

 

$

(4,349

)

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase (decrease) in Cash basis same store EBITDA for the
three months ended  December 31, 2009 over the three
months ended December 31, 2008


$

5,430

 

$

4,854

 

$

7,222

 

$

(5,241

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase (decrease) in GAAP basis same store EBITDA

 

(2.0%

)

 

4.2%

 

 

4.2%

 

 

(11.6%

)

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase (decrease) in Cash basis same store EBITDA

 

4.1%

 

 

4.7%

 

 

9.7%

 

 

(14.6%

)

 

 

94


Supplemental Information – continued

Our revenues and expenses are subject to seasonality during the year which impacts quarterly net earnings, cash flows and funds from operations, and therefore comparisons of the current quarter to the previous quarter. The business of Toys is highly seasonal. Historically, Toys’ fourth quarter net income, which we recorded on a one-quarter lag basis in our first quarter, accounts for more than 80% of its fiscal year net income. The Office and Merchandise Mart segments have historically experienced higher utility costs in the first and third quarters of the year. The Merchandise Mart segment also has experienced higher earnings in the second and fourth quarters of the year due to major trade shows occurring in those quarters. The Retail segment revenue in the fourth quarter is typically higher due to the recognition of percentage rental income.

 

Below are the same store EBITDA results on a GAAP and cash basis for each of our segments for the three months ended December 31, 2009 compared to the three months ended September 30, 2009.

 

(Amounts in thousands)

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

EBITDA for the three months ended December 31, 2009

$

149,052

 

$

110,243

 

$

71,699

 

$

25,810

 

Add-back: non-property level overhead
expenses included above

 

4,232

 

 

5,671

 

 

5,487

 

 

6,495

 

Less: EBITDA from acquisitions, dispositions
and other non-operating income or expenses

 

(75

)

 

(2,904

)

 

10,979

 

 

140

 

GAAP basis same store EBITDA for the three months
ended December 31, 2009

 

153,209

 

 

113,010

 

 

88,165

 

 

32,445

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(16,637

)

 

(5,294

)

 

(5,828

)

 

(2,433

)

Cash basis same store EBITDA for the three months
ended December 31, 2009

$

136,572

 

$

107,716

 

$

82,337

 

$

30,012

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

EBITDA for the nine months ended September 30, 2009 (1)

$

146,875

 

$

149,242

 

$

82,844

 

$

26,311

 

Add-back: non-property level overhead expenses
included above

 

4,895

 

 

6,079

 

 

6,802

 

 

7,198

 

Less: EBITDA from acquisitions, dispositions and other
non-operating income or expenses

 

(1,708

)

 

(42,323

)

 

(5,207

)

 

(3,529

)

GAAP basis same store EBITDA for the three months ended
September 30, 2009

 

150,062

 

 

112,998

 

 

84,439

 

 

29,980

 

Less: Adjustments for straight-line rents, amortization
of below-market leases, net and other non-cash
adjustments

 

(16,714

)

 

(6,860

)

 

(7,893

)

 

(184

)

Cash basis same store EBITDA for the three months ended
September 30, 2009

$

133,348

 

$

106,138

 

$

76,546

 

$

29,796

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase in GAAP basis same store EBITDA for
the three months ended December 31, 2009 over the
three months ended September 30, 2009


$

3,147

 

$

12

 

$

3,726

 

$

2,465

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Increase in Cash basis same store EBITDA for the
three months ended December 31, 2009 over the three months
ended September 30, 2009


$

3,224

 

$

1,578

 

$

5,791

 

$

216

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase in GAAP basis same store EBITDA

 

2.1%

 

 

0.0%

 

 

4.4%

 

 

8.2%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

% increase in Cash basis same store EBITDA

 

2.4%

 

 

1.5%

 

 

7.6%

 

 

0.7%

 

 

________________________

(1)        Below is a reconciliation of our net income (loss) to EBITDA for the three months ended September 30, 2009.

 

(Amounts in thousands)

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
 Mart

 

Net income (loss) attributable to Vornado for the three months
ended September  30, 2009

$

73,244

 

$

79,099

 

$

33,798

 

$

(1,623

)

Interest and debt expense

 

31,945

 

 

32,980

 

 

23,978

 

 

13,315

 

Depreciation and amortization

 

41,101

 

 

37,116

 

 

25,029

 

 

13,772

 

Income tax expense

 

585

 

 

47

 

 

39

 

 

847

 

EBITDA for the three months ended September 30, 2009

$

146,875

 

$

149,242

 

$

82,844

 

$

26,311

 

95


Related Party Transactions

Transactions with Affiliates and Officers and Trustees

 

Alexander’s

 

We own 32.4% of Alexander’s. Steven Roth, the Chairman of our Board, and Michael D. Fascitelli, our President and Chief Executive Officer, are officers and directors of Alexander’s.  We provide various services to Alexander’s in accordance with management, development and leasing agreements.  These agreements are described in Note 3 - Investments in Partially Owned Entities to our consolidated financial statements in this Annual Report on Form 10-K.

 

On March 2, 2009, Mr. Roth and Mr. Fascitelli each exercised 150,000 stock appreciation rights (“SARs”) which were scheduled to expire on March 4, 2009 and each received gross proceeds of $11,419,000.

 

On September 9, 2008, Alexander’s Board of Directors declared a special dividend of $7.00 per share, payable on October 30, 2008, to shareholders of record on October 14, 2008.  The dividend was attributable to the liquidation of the wholly owned 731 Lexington Avenue taxable REIT subsidiary into Alexander’s.  Accordingly, on October 30, we received $11,578,000, which was accounted for as a reduction of our investment in Alexander’s.

 

On September 15, 2008 and October 14, 2008, Mr. Roth exercised an aggregate of 200,000 SARs which were scheduled to expire on March 4, 2009 and received gross proceeds of $62,809,000. 

 

 

Interstate Properties (“Interstate”)

 

Interstate is a general partnership in which Mr. Roth is the managing general partner. David Mandelbaum and Russell B. Wight, Jr., Trustees of Vornado and Directors of Alexander’s, are Interstate’s two other partners. As of December 31, 2009, Interstate and its partners beneficially owned approximately 7.3% of the common shares of beneficial interest of Vornado and 27.2% of Alexander’s common stock.

 

We manage and lease the real estate assets of Interstate pursuant to a management agreement for which we receive an annual fee equal to 4% of annual base rent and percentage rent. The management agreement has a term of one year and is automatically renewable unless terminated by either of the parties on sixty days’ notice at the end of the term. We believe, based upon comparable fees charged by other real estate companies, that the management agreement terms are fair to us. We earned $782,000, $803,000 and $800,000 of management fees under the agreement for the years ended December 31, 2009, 2008 and 2007, respectively.

 

 

 

 

96


Liquidity and Capital Resources

We anticipate that cash flow from continuing operations over the next twelve months will be adequate to fund our business operations, cash distributions to unitholders of the Operating Partnership, cash dividends to shareholders, debt amortization and recurring capital expenditures.  Capital requirements for significant acquisitions and development expenditures may require funding from borrowings and/or equity offerings. 

 

We may from time to time purchase or retire outstanding debt or equity securities.  Such purchases, if any, will depend on prevailing market conditions, liquidity requirements and other factors.  The amounts involved in connection with these transactions could be material to our consolidated financial statements.

 

We may determine to raise capital for future real estate acquisitions through an institutional investment fund.  We would serve as the general partner of the fund and would also expect to be a limited partner of the fund and have the potential to earn certain incentives based on the fund’s performance.  The fund may serve as our exclusive investment vehicle for a limited period of time for all investments that fit within the fund’s investment parameters.  If we determine to raise capital through a fund, the partnership interests offered would not be registered under the Securities Act of 1933 and could not be offered or sold in the United States absent registration under that act or an applicable exemption from those registration requirements.

 

Acquisitions and Investments

 

We did not make any significant investments in real estate during 2009.

 

Financings

 

 In April 2009, we sold 17,250,000 common shares, including underwriters’ over-allotment, in an underwritten public offering pursuant to an effective registration statement at an initial public offering price of $43.00 per share.  We received net proceeds of $710,226,000, after underwriters’ discount and offering expenses and contributed the net proceeds to the Operating Partnership in exchange for 17,250,000 Class A units of the Operating Partnership. 

 

On September 30, 2009, we completed a public offering of $460,000,000 principal amount of 7.875% callable senior unsecured 30-year notes (NYSE: VNOD) due October 1, 2039.  The notes were sold to the public at par and may be redeemed at our option, in whole or in part, beginning in October 2014 at a price equal to the principal amount plus accrued and unpaid interest.  We received net proceeds of approximately $446,000,000 from the offering which were used to repay debt and for general corporate purposes.

 

During 2009, we purchased $1,912,724,000 (aggregate face amount) of our convertible senior debentures and $352,740,000 (aggregate face amount) of our senior unsecured notes for $1,877,510,000 and $343,694,000 in cash, respectively.  This debt was acquired through tender offers and in the open market and has been retired.   We also repaid $650,285,000 of existing property level debt and completed $277,000,000 of property level financings.  In connection with the above, we recognized an aggregate net loss of $25,915,000 from the early extinguishment of debt on our consolidated statement of income

 

We continue to evaluate plans to renovate and reposition the Springfield mall; given current economic conditions, that may require us to renegotiate the terms of the existing debt and, accordingly, we have requested that the debt be placed with the special servicer.

 

Dispositions

 

On September 1, 2009, we sold 1999 K Street, a newly developed 250,000 square foot office building in Washington’s Central Business District, for $207,800,000 in cash, which resulted in a net gain of $41,211,000, which is included as a component of “income from discontinued operations” on our consolidated statement of income.

 

During 2009, we sold 15 retail properties in separate transactions for an aggregate of $55,000,000 in cash, which resulted in net gains aggregating $4,073,000, which is included as a component of “income from discontinued operations” on our consolidated statement of income. 

 

97


Liquidity and Capital Resources – continued

Mezzanine Loans

 

On June 1, 2009, we were repaid the entire $41,758,000 balance of the Charles Square Hotel loan including accrued interest.  This loan was scheduled to mature in September 2009.

 

On January 28, 2010, we were repaid the entire $99,314,000 balance of the Equinox loan including accrued interest.  This loan, which we acquired in 2006 for $57,500,000, was scheduled to mature in February 2013.  

 

Certain Future Cash Requirements

 

Development and Redevelopment Expenditures

 

We are currently engaged in various development/redevelopment projects for which we have budgeted approximately $200,000,000. Of this amount, $78,118,000 was expended prior to 2009 and $50,513,000 was expended during 2009.  Substantially all of the estimated costs to complete our development projects aggregating approximately $71,000,000 are anticipated to be expended during 2010, of which approximately $18,000,000 is expected to be funded by existing construction loans.

 

Other Capital Expenditures

 

The following table summarizes other anticipated 2010 capital expenditures.

 

(Amounts in millions except square foot data)

 

Total

 

New York
Office

 

Washington, DC
Office

Retail

 

Merchandise
Mart

 

Other (1)

 

 

Expenditures to maintain assets

 

$

72.0

 

$

25.0

 

$

23.0

 

$

5.0

 

$

7.0

 

$

12.0

 

Tenant improvements

 

 

105.0

 

 

42.0

 

 

29.0

 

 

14.0

 

 

18.0

 

 

2.0

 

Leasing commissions

 

 

33.0

 

 

13.0

 

 

7.0

 

 

8.0

 

 

4.0

 

 

1.0

 

Total Tenant Improvements and
Leasing Commissions

 

 

138.0

 

 

55.0

 

 

36.0

 

 

22.0

 

 

22.0

 

 

3.0

 

Per square foot

 

 

 

 

$

45.00

 

$

22.50

 

$

18.00

 

$

22.00

(2)

$

70.00

 

Per square foot per annum

 

 

 

 

$

5.50

 

$

3.00

 

$

2.50

 

$

3.50

(2)

$

8.00

 

Total Capital Expenditures and Leasing
Commissions

 

$

210.0

 

$

80.0

 

$

59.0

 

$

27.0

 

$

29.0

 

$

15.0

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Square feet budgeted to be leased
(in thousands)

 

 

 

 

 

950

 

 

1,700

 

 

1,200

 

 

1,000

 

 

 

 

Weighted average lease term

 

 

 

 

 

8.0

 

 

7.0

 

 

7.5

 

 

6.5

 

 

 

 

____________________________

(1)   Primarily 555 California Street, Hotel Pennsylvania and Warehouses.

(2)   Tenant improvements and leasing commissions per square foot budgeted for 2010 leasing activity are $70.50 ($4.50 per annum) and $13.50 ($2.50 per annum) for Merchandise Mart office and showroom space, respectively.

 

The table above excludes anticipated capital expenditures of non-consolidated entities, including Alexander’s, Toys and Lexington, as these entities fund their capital expenditures without additional equity contributions from us.   

 

 

Dividends

 

On January 13, 2010, we declared a regular quarterly dividend of $0.65 per common share, payable all in cash on February 22, 2010.  This dividend policy, if continued for all of 2010, would require approximately $507,000,000 of cash in the aggregate for common share dividends.  In addition, we expect to pay cash dividends on outstanding preferred shares during 2010 aggregating approximately $57,000,000.

98


Liquidity and Capital Resources – continued

Financing Activities and Contractual Obligations

 

We believe that we have complied with the financial covenants required by our revolving credit facilities and our senior unsecured notes and that as of December 31, 2009 we have the ability to incur a substantial amount of additional indebtedness.  We have an effective shelf registration for the offering of our equity securities and debt securities that is not limited in amount due to our status as a “well-known seasoned issuer.”  

 

Our credit facilities contain financial covenants that require us to maintain minimum interest coverage and maximum debt to market capitalization ratios, and provides for higher interest rates in the event of a decline in our ratings below Baa3/BBB. Our credit facilities also contain customary conditions precedent to borrowing, including representations and warranties and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal.

 

Below is a schedule of our contractual obligations and commitments at December 31, 2009.

 

 

(Amounts in thousands)
Contractual Cash Obligations (principal and interest
(1)):

 

Total

 

Less than
1 Year

 

1 – 3 Years

 

3 – 5 Years

 

Thereafter

 

Mortgages and Notes Payable

 

$

10,443,320

 

$

873,329

 

$

3,186,529

 

$

2,269,631

 

$

4,113,831

 

Senior Unsecured Notes due 2039 (PINES)

 

 

1,537,694

 

 

36,225

 

 

108,675

 

 

108,675

 

 

1,284,119

 

Operating leases

 

 

1,172,119

 

 

27,113

 

 

54,048

 

 

54,492

 

 

1,036,466

 

Revolving Credit Facilities

 

 

866,536

 

 

6,733

 

 

859,803

 

 

 

 

 

Exchangeable Senior Debentures due 2025

 

 

544,381

 

 

19,374

 

 

525,007

 

 

 

 

 

Convertible Senior Debentures due 2026

 

 

467,020

 

 

15,852

 

 

451,168

 

 

 

 

 

Senior Unsecured Notes due 2010

 

 

154,794

 

 

154,794

 

 

 

 

 

 

 

Senior Unsecured Notes due 2011

 

 

124,781

 

 

6,574

 

 

118,207

 

 

 

 

 

Purchase obligations, primarily construction commitments

 

 

98,021

 

 

98,021

 

 

 

 

 

 

 

Convertible Senior Debentures due 2027

 

 

23,921

 

 

641

 

 

23,280

 

 

 

 

 

Capital lease obligations

 

 

20,960

 

 

707

 

 

1,413

 

 

1,413

 

 

17,427

 

Total Contractual Cash Obligations

 

$

15,453,547

 

$

1,239,363

 

$

5,328,130

 

$

2,434,211

 

$

6,451,843

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Commitments:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Capital commitments to partially owned entities

 

$

90,406

 

$

90,406

 

$

 

$

 

$

 

Standby letters of credit

 

 

37,333

 

 

32,852

 

 

4,481

 

 

 

 

 

Other guarantees

 

 

146

 

 

 

 

146

 

 

 

 

 

Total Commitments

 

$

127,885

 

$

123,258

 

$

4,627

 

$

 

$

 

________________________

(1)   Interest on variable rate debt is computed using rates in effect at December 31, 2009.

 

 

 

99


 

Liquidity and Capital Resources – continued

Financing Activities and Contractual Obligations – continued

 

Insurance

 

We maintain general liability insurance with limits of $300,000,000 per occurrence and all risk property and rental value insurance with limits of $2.0 billion per occurrence, including coverage for terrorist acts, with sub-limits for certain perils such as floods.  Our California properties have earthquake insurance with coverage of $150,000,000 per occurrence, subject to a deductible in the amount of 5% of the value of the affected property, and a $150,000,000 annual aggregate.

 

Penn Plaza Insurance Company, LLC (“PPIC”), our wholly owned consolidated subsidiary, acts as a re-insurer with respect to a portion of our earthquake insurance coverage and as a direct insurer for coverage for acts of terrorism, including nuclear, biological, chemical and radiological (“NBCR”) acts, as defined by TRIPRA.  Coverage for acts of terrorism (excluding NBCR acts) is fully reinsured by third party insurance companies and the Federal government with no exposure to PPIC.  Our coverage for NBCR losses is up to $2 billion per occurrence, for which PPIC is responsible for a deductible of $3,200,000 and 15% of the balance of a covered loss and the Federal government is responsible for the remaining 85% of a covered loss.  We are ultimately responsible for any loss borne by PPIC.

 

We continue to monitor the state of the insurance market and the scope and costs of coverage for acts of terrorism.  However, we cannot anticipate what coverage will be available on commercially reasonable terms in future policy years.

 

Our debt instruments, consisting of mortgage loans secured by our properties which are non-recourse to us, senior unsecured notes, exchangeable senior debentures, convertible senior debentures and revolving credit agreements contain customary covenants requiring us to maintain insurance. Although we believe that we have adequate insurance coverage for purposes of these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. Further, if lenders insist on greater coverage than we are able to obtain it could adversely affect our ability to finance and/or refinance our properties and expand our portfolio.

 

 

Other Commitments and Contingencies

 

Our mortgage loans are non-recourse to us.  However, in certain cases we have provided guarantees or master leased tenant space.  These guarantees and master leases terminate either upon the satisfaction of specified circumstances or  repayment of the underlying loans.  As of December 31, 2009, the aggregate dollar amount of these guarantees and master leases is approximately $135,000,000.

 

At December 31, 2009, $37,232,000 of letters of credit were outstanding under our $0.965 billion revolving credit facility.  Our credit facilities contain financial covenants that require us to maintain minimum interest coverage and maximum debt to market capitalization ratios, and provide for higher interest rates in the event of a decline in our ratings below Baa3/BBB. Our credit facilities also contain customary conditions precedent to borrowing, including representations and warranties and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal.

 

Each of our properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any material environmental contamination. However, there can be no assurance that the identification of new areas of contamination, changes in the extent or known scope of contamination, the discovery of additional sites, or changes in cleanup requirements would not result in significant costs to us.

 

We are committed to fund additional capital to certain of our partially owned entities aggregating approximately $90,406,000.  Of this amount, $71,788,000 is committed to the India Property Fund and is pledged as collateral to its lender. 

 

100


Liquidity and Capital Resources – continued

Litigation

 

We are from time to time involved in legal actions arising in the ordinary course of business. In our opinion, after consultation with legal counsel, the outcome of such matters, including the matters referred to below, are not expected to have a material adverse effect on our financial position, results of operations or cash flows.

 

On January 8, 2003, Stop & Shop filed a complaint with the United States District Court for the District of New Jersey (“USDC-NJ”) claiming that we had no right to reallocate and therefore continue to collect the $5,000,000 of annual rent from Stop & Shop pursuant to the Master Agreement and Guaranty, because of the expiration of the East Brunswick, Jersey City, Middletown, Union and Woodbridge leases to which the $5,000,000 of additional rent was previously allocated. Stop & Shop asserted that a prior order of the Bankruptcy Court for the Southern District of New York dated February 6, 2001, as modified on appeal to the District Court for the Southern District of New York on February 13, 2001, froze our right to reallocate which effectively terminated our right to collect the additional rent from Stop & Shop. On March 3, 2003, after we moved to dismiss for lack of jurisdiction, Stop & Shop voluntarily withdrew its complaint. On March 26, 2003, Stop & Shop filed a new complaint in New York State Supreme Court, asserting substantially the same claims as in its USDC-NJ complaint. We removed the action to the United States District Court for the Southern District of New York. In January 2005 that court remanded the action to the New York State Supreme Court. On February 14, 2005, we served an answer in which we asserted a counterclaim seeking a judgment for all the unpaid additional rent accruing through the date of the judgment and a declaration that Stop & Shop will continue to be liable for the additional rent as long as any of the leases subject to the Master Agreement and Guaranty remain in effect. On May 17, 2005, we filed a motion for summary judgment. On July 15, 2005, Stop & Shop opposed our motion and filed a cross-motion for summary judgment. On December 13, 2005, the Court issued its decision denying the mo tions for summary judgment. Both parties appealed the Court’s decision and on December 14, 2006, the Appellate Court division issued a decision affirming the Court’s decision.  On January 16, 2007, we filed a motion for the reconsideration of one aspect of the Appellate Court’s decision which was denied on March 13, 2007.  Discovery is now complete.  On October 19, 2009, Stop & Shop filed a motion for leave to amend its pleadings to assert new claims for relief, including a claim for damages in an unspecified amount, and an additional affirmative defense.  The motion was argued and submitted for decision on December 18, 2009.  The course of future proceedings will depend upon the outcome of Stop & Shop’s motion, but we anticipate that a trial date will be set for some time in 2010.  We intend to vigorously pursue our claims against Stop & Shop.  In our opinion, after consultation with legal counsel, the outcome of such matters will not have a material effect on our financial condition, results of operations or cash flows.

 

On May 24, 2007, we acquired a 70% controlling interest in 1290 Avenue of the Americas and the 555 California Street complex.  Our 70% interest was acquired through the purchase of all of the shares of a group of foreign companies that own, through U.S. entities, the 1% sole general partnership interest and a 69% limited partnership interest in the partnerships that own the two properties.  The remaining 30% limited partnership interest is owned by Donald J. Trump.  In August 2005, Mr. Trump brought a lawsuit in the New York State Supreme Court against, among others, the general partners of the partnerships referred to above relating to a dispute over the sale of properties located on the former Penn Central rail yards between West 59th and 72nd Streets in Manhattan which were formerly owned by the partnerships.  In decisions iss ued in 2006, 2007 and 2009, the New York State Supreme Court dismissed all of Mr. Trump’s claims, and those decisions were affirmed by the Appellate Division.  Mr. Trump cannot further appeal those decisions.

 

In July 2005, we acquired H Street Building Corporation (“H Street”) which has a subsidiary that owns, among other things, a 50% tenancy in common interest in land located in Arlington County, Virginia, known as "Pentagon Row," leased to two tenants.  In April 2007, H Street acquired the remaining 50% interest in that fee.  In April 2007, we received letters from those tenants, Street Retail, Inc. and Post Apartment Homes, L.P., claiming they had a right of first offer triggered by each of those transactions. On September 25, 2008, both tenants filed suit against us and the former owners.  The claim alleges the right to purchase the fee interest, damages in excess of $75,000,000 and punitive damages.  We believe this claim is without merit and regardless of merit, in our opinion, after consultation with legal counsel, this c laim will not have a material effect on our financial condition, results of operations or cash flows.

 

 

101


 

Liquidity and Capital Resources – continued

Cash Flow for the Year Ended December 31, 2009

 

Property rental income is our primary source of cash flow and is dependent upon the occupancy and rental rates of our properties.   Other sources of liquidity to fund cash requirements include proceeds from debt financings, including mortgage loans, senior unsecured borrowings, and our revolving credit facilities; proceeds from the issuance of common and preferred equity; and asset sales.  Our cash requirements include property operating expenses, capital improvements, tenant improvements, leasing commissions, distributions to common and preferred shareholders, as well as acquisition and development costs.  Our cash and cash equivalents were $535,479,000 at December 31, 2009, a $991,374,000 decrease over the balance at December 31, 2008.  This decrease was the result of the acquisition of our convertible senior debentures and senior unsecured notes during 2009, partially offset by cash flows from operating activities as discussed below.   

 

Our consolidated outstanding debt was $10,939,615,000 at December 31, 2009, a $1,498,308,000 decrease over the balance at December 31, 2008.  This decrease resulted primarily from the acquisition of our convertible senior debentures and senior unsecured notes during 2009.  As of December 31, 2009 and December 31, 2008, $852,218,000 and $358,468,000, respectively, was outstanding under our revolving credit facilities.  During 2010 and 2011, $538,458,000 and $2,448,053,000 of our outstanding debt matures, respectively. We may refinance such debt or choose to repay all or a portion, using existing cash balances or our revolving credit facilities.

 

Our share of debt of unconsolidated subsidiaries was $3,149,640,000 at December 31, 2009, a $46,945,000 decrease from the balance at December 31, 2008.   

 

Cash flows provided by operating activities of $633,579,000 was comprised of (i) net income of $128,450,000, (ii) $620,523,000 of non-cash adjustments, including depreciation and amortization expense, non-cash impairment losses, the effect of straight-lining of rental income, equity in net income of partially owned entities and (iii) distributions of income from partially owned entities of $30,473,000, partially offset by (iv) the net change in operating assets and liabilities of $145,867,000.

Net cash used in investing activities of $242,201,000 was comprised of (i) development and redevelopment expenditures of $465,205,000, (ii) additions to real estate of $216,669,000, (iii) purchases of marketable equity securities of $90,089,000, (iv) purchases of short-term investments of $55,000,000, (v) investments in partially owned entities of $38,266,000, partially offset by, (vi) proceeds from the sale of real estate (primarily 1999 K Street) of $367,698,000, (vii) proceeds from restricted cash of $111,788,000, (viii) proceeds from the sale of marketable securities of $64,355,000, (ix) proceeds received from repayments on mezzanine loans receivable of $47,397,000, (x) proceeds from maturing short-term investments of $15,000,000 and (xi) distributions of capital from partially owned entities of $16,790,000.

 

Net cash used in financing activities of $1,382,752,000 was primarily comprised of (i) acquisition and retirement of convertible senior debentures and senior unsecured notes of $2,221,204,000, (ii) repayment of borrowings of $2,075,236,000, (iii) dividends paid on common shares of $262,397,000, (iv) dividends paid on preferred shares of $57,078,000, (v) distributions to noncontrolling interests of $42,449,000, (vi) repurchase of shares related to stock compensation arrangements and related tax withholdings of $32,203,000, (vii) redemption of redeemable noncontrolling interests of $24,330,000, (viii) debt issuance and other costs of $30,186,000, partially offset by, (ix) proceeds from borrowings of $2,648,175,000 and (xi) proceeds from issuance of common shares of $710,226,000.

 

 

Capital Expenditures

Our capital expenditures consist of expenditures to maintain assets, tenant improvements and leasing commissions.  Recurring capital improvements include expenditures to maintain a property’s competitive position within the market and tenant improvements and leasing commissions necessary to re-lease expiring leases or renew or extend existing leases.  Non-recurring capital improvements include expenditures completed in the year of acquisition and the following two years that were planned at the time of acquisition as well as tenant improvements and leasing commissions for space that was vacant at the time of acquisition of a property.  Our development and redevelopment expenditures include all hard and soft costs associated with the development or redevelopment of a property, including tenant improvements, leasing commissions and capitalized interest and operating costs until the property is substantially complete and ready for its intended use.

102


Liquidity and Capital Resources – continued

Cash Flow for the Year Ended December 31, 2009 – continued

 

Below are the details of capital expenditures, leasing commissions and development and redevelopment expenditures and a reconciliation of total expenditures on an accrual basis to the cash expended in the year ended December 31, 2009.

 

 

(Amounts in thousands)

 

Total

 

New York
Office

 

Washington, DC
 Office

 

Retail

 

Merchandise
Mart

 

Other

 

Capital Expenditures (accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures to maintain assets

 

$

41,858

 

$

15,559

 

$

17,185

 

$

3,406

 

$

5,708

 

$

 

 

Tenant improvements

 

 

76,514

 

 

44,808

 

 

18,348

 

 

4,190

 

 

9,168

 

 

 

 

Leasing commissions

 

 

28,913

 

 

15,432

 

 

10,040

 

 

1,710

 

 

1,731

 

 

 

 

Non-recurring capital expenditures

 

 

35,917

 

 

20,741

 

 

 

 

53

 

 

 

 

15,123

 

 

Total capital expenditures and leasing
commissions (accrual basis)

 

 

183,202

 

 

96,540

 

 

45,573

 

$

9,359

 

$

16,607

 

$

15,123

 

 

Adjustments to reconcile to cash basis:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures in the current year applicable to prior periods

 

 

138,590

 

 

67,903

 

 

60,208

 

 

4,293

 

 

5,224

 

 

962

 

 

Expenditures to be made in future periods for the current period

 

 

(75,397

)

 

(40,516

)

 

(21,627

)

 

(5,244

)

 

(5,900

)

 

(2,110

)

 

Total capital expenditures and leasing commissions (cash basis)

 

$

246,395

 

$

123,927

 

$

84,154

 

$

8,408

 

$

15,931

 

$

13,975

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot per annum

 

$

2.65

 

$

5.45

 

$

2.10

 

$

0.82

 

$

1.64

 

$

 

 

Percentage of initial rent

 

 

7.1%

 

 

10.5%

 

 

5.2%

 

 

3.5%

 

 

5.7%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and Redevelopment Expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

West End 25

 

$

64,865

 

$

 

$

64,865

 

$

 

$

 

$

 

 

Bergen Town Center

 

 

57,843

 

 

 

 

 

 

57,843

 

 

 

 

 

 

Wasserman Venture

 

 

49,586

 

 

 

 

 

 

 

 

 

 

49,586

 

 

220 20th Street

 

 

39,256

 

 

 

 

39,256

 

 

 

 

 

 

 

 

1999 K Street (sold in September 2009)

 

 

31,874

 

 

 

 

31,874

 

 

 

 

 

 

 

 

North Bergen, New Jersey

 

 

25,764

 

 

 

 

 

 

25,764

 

 

 

 

 

 

Manhattan Mall

 

 

21,459

 

 

 

 

 

 

21,459

 

 

 

 

 

 

Poughkeepsie, New York

 

 

20,280

 

 

 

 

 

 

20,280

 

 

 

 

 

 

Garfield, New Jersey

 

 

16,577

 

 

 

 

 

 

16,577

 

 

 

 

 

 

1540 Broadway

 

 

15,544

 

 

 

 

 

 

15,544

 

 

 

 

 

 

2101 L Street

 

 

12,923

 

 

 

 

12,923

 

 

 

 

 

 

 

 

Beverly Connection

 

 

12,854

 

 

 

 

 

 

12,854

 

 

 

 

 

 

40 East 66th Street

 

 

10,520

 

 

 

 

 

 

 

 

 

 

10,520

 

 

One Penn Plaza

 

 

9,839

 

 

9,839

 

 

 

 

 

 

 

 

 

 

Other

 

 

76,021

 

 

11,790

 

 

22,849

 

 

28,438

 

 

6,409

 

 

6,535

 

 

 

 

$

465,205

 

$

21,629

 

$

171,767

 

$

198,759

 

$

6,409

 

$

66,641

 

 

 

 

103


Liquidity and Capital Resources – continued

Cash Flow for the Year Ended December 31, 2008

 

Cash and cash equivalents were $1,526,853,000 at December 31, 2008, a $372,258,000 increase over the balance at December 31, 2007.  This increase resulted from $817,812,000 of net cash provided by operating activities and $7,677,000 of net cash provided by financing activities, partially offset by $453,231,000 of net cash used in investing activities.

 

Our consolidated outstanding debt was $12,437,923,000 at December 31, 2008, a $718,946,000 increase over the balance at December 31, 2007.  This increase resulted primarily from debt associated with property refinancings.  As of December 31, 2008 and December 31, 2007, $358,468,000 and $405,656,000, respectively, was outstanding under our revolving credit facilities. 

 

Our share of debt of unconsolidated subsidiaries was $3,196,585,000 at December 31, 2008, a $93,288,000 decrease from the balance at December 31, 2007.   

 

Cash flows provided by operating activities of $817,812,000 was comprised of (i) net income of $411,445,000, (ii) $401,571,000 of non-cash adjustments, including depreciation and amortization expense, non-cash impairment losses, the effect of straight-lining of rental income, equity in net income of partially owned entities, and (iii) distributions of income from partially owned entities of $44,690,000, partially offset by (iv) the net change in operating assets and liabilities of $39,894,000.

 

Net cash used in investing activities of $453,231,000 was primarily comprised of (i) development and redevelopment expenditures of $598,688,000, (ii) additions to real estate of $207,885,000, (iii) investments in partially owned entities of $156,227,000, (iv) purchases of marketable equity securities of $164,886,000, partially offset by, (v) proceeds from the sale of real estate (primarily Americold and Tysons Dulles Plaza) of $390,468,000, (vi) distributions of capital from partially owned entities of $218,367,000, (vii) proceeds received from repayments on mezzanine loans receivable of $52,470,000 and (viii) proceeds from the sale of marketable securities of $51,185,000.

 

Net cash provided by financing activities of $7,677,000 was primarily comprised of (i) proceeds from borrowings of $1,721,974,000 and (ii) proceeds received from exercises of employee stock options of $29,377,000, partially offset by, (iii) repayments of borrowings of $993,665,000, (iv) dividends paid on common shares of $561,981,000, (v) distributions to noncontrolling interests of $85,419,000 and (vi) dividends paid on preferred shares of $57,112,000.

 

 

104


Liquidity and Capital Resources – continued

Cash Flow for the Year Ended December 31, 2008 – continued

 

Below are the details of capital expenditures, leasing commissions and development and redevelopment expenditures and a reconciliation of total expenditures on an accrual basis to the cash expended in the year ended December 31, 2008.

 

(Amounts in thousands)

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Other

 

Capital Expenditures (accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures to maintain assets

 

$

50,137

 

$

23,380

 

$

10,341

 

$

4,024

 

$

10,730

 

$

1,662

 

 

Tenant improvements

 

 

57,573

 

 

23,433

 

 

17,223

 

 

7,881

 

 

9,036

 

 

 

 

Leasing commissions

 

 

29,642

 

 

16,037

 

 

6,385

 

 

3,145

 

 

4,075

 

 

 

 

Non-recurring capital expenditures

 

 

70,860

 

 

28,773

 

 

20,888

 

 

4,109

 

 

11,146

 

 

5,944

 

 

Total capital expenditures and leasing commissions (accrual basis)

 

 

208,212

 

 

91,623

 

 

54,837

 

 

19,159

 

 

34,987

 

 

7,606

 

 

Adjustments to reconcile to cash basis:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures in the current year applicable to prior periods

 

 

114,778

 

 

57,001

 

 

15,539

 

 

9,590

 

 

28,576

 

 

4,072

 

 

Expenditures to be made in future periods for the current period

 

 

(78,614

)

 

(33,571

)

 

(22,076

)

 

(15,135

)

 

(7,729

)

 

(103

)

 

Total capital expenditures and leasing commissions (cash basis)

 

$

244,376

 

$

115,053

 

$

48,300

 

$

13,614

 

$

55,834

 

$

11,575

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot per annum

 

$

3.03

 

$

5.35

 

$

2.16

 

$

2.03

 

$

2.63

 

$

 

 

Percentage of initial rent

 

 

7.0%

 

 

7.5%

 

 

5.6%

 

 

5.3%

 

 

9.4%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and Redevelopment
Expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen Town Center

 

$

126,673

 

$

 

$

 

$

126,673

 

$

 

$

 

 

Wasserman Venture

 

 

61,867

 

 

 

 

 

 

 

 

 

 

61,867

 

 

Manhattan Mall

 

 

51,474

 

 

 

 

 

 

51,474

 

 

 

 

 

 

1999 K Street (sold in 2009)

 

 

45,742

 

 

 

 

45,742

 

 

 

 

 

 

 

 

40 East 66th Street

 

 

41,827

 

 

 

 

 

 

 

 

 

 

41,827

 

 

220 20th Street

 

 

36,014

 

 

 

 

36,014

 

 

 

 

 

 

 

 

220 Central Park South

 

 

30,533

 

 

 

 

 

 

 

 

 

 

30,533

 

 

West End 25

 

 

24,002

 

 

 

 

24,002

 

 

 

 

 

 

 

 

478-486 Broadway

 

 

17,182

 

 

 

 

 

 

17,182

 

 

 

 

 

 

Hotel Pennsylvania

 

 

15,591

 

 

 

 

 

 

 

 

 

 

15,591

 

 

2101 L Street

 

 

14,992

 

 

 

 

14,992

 

 

 

 

 

 

 

 

Springfield Mall

 

 

12,948

 

 

 

 

 

 

12,948

 

 

 

 

 

 

Garfield, New Jersey

 

 

12,775

 

 

 

 

 

 

12,775

 

 

 

 

 

 

North Bergen, New Jersey

 

 

10,749

 

 

 

 

 

 

10,749

 

 

 

 

 

 

Poughkeepsie, New York

 

 

10,404

 

 

 

 

 

 

10,404

 

 

 

 

 

 

Green Acres Mall

 

 

3,914

 

 

 

 

 

 

3,914

 

 

 

 

 

 

Other

 

 

82,001

 

 

25,959

 

 

27,106

 

 

20,226

 

 

8,710

 

 

 

 

 

 

$

598,688

 

$

25,959

 

$

147,856

 

$

266,345

 

$

8,710

 

$

149,818

 

 

 

 

105


Liquidity and Capital Resources – continued

Cash Flow for the Year Ended December 31, 2007

 

Cash and cash equivalents were $1,154,595,000 at December 31, 2007, a $1,078,722,000 decrease from the balance at December 31, 2006.  This decrease resulted from $3,067,704,000 of net cash used in investing activities, primarily for real estate acquisitions, partially offset by $1,291,657,000 of net cash provided by financing activities and $697,325,000 of net cash provided by operating activities.

 

Our consolidated outstanding debt was $11,718,977,000 at December 31, 2007, a $3,316,022,000 increase over the balance at December 31, 2006.  This increase resulted primarily from debt associated with asset acquisitions, property financings and refinancings and from the issuance of $1.0 billion of senior unsecured convertible debentures during 2007.  As of December 31, 2007 and 2006, $405,656,000 and $0, respectively, was outstanding under our revolving credit facilities. 

 

Our share of debt of unconsolidated subsidiaries was $3,289,873,000 at December 31, 2007, a $33,134,000 decrease from the balance at December 31, 2006.

 

Cash flows provided by operating activities of $697,325,000 was comprised of (i) net income of $607,833,000, (ii) adjustments for non-cash items of $211,074,000, and (iii) distributions of income from partially owned entities of $24,044,000, partially offset by, (iv) a net change in operating assets and liabilities of $145,626,000. The adjustments for non-cash items were primarily comprised of (i) depreciation and amortization of $545,885,000, (ii) a non-cash mezzanine loan loss accrual of $57,000,000, (iii) net loss on early extinguishment of debt and write-off of unamortized financing costs of $7,670,000, partially offset by (iv) net gains on derivatives of $113,503,000 (primarily McDonald’s), (v) equity in net income of partially owned entities, including Alexander’s and Toys, of $69,656,000, (vi) the effect of straight-lining of rental inco me of $77,699,000, (vii)  net gains on sale of real estate of $64,981,000, (viii) net gains on dispositions of wholly-owned and partially owned assets other than real estate of $39,493,000 and (ix) amortization of below market leases, net of above market leases of $83,250,000.

 

Net cash used in investing activities of $3,067,704,000 was primarily comprised of (i) acquisitions of real estate and other of $2,849,709,000, (ii) development and redevelopment expenditures of $358,748,000, (iii) investments in partially owned entities of $271,423,000, (iv) investments in mezzanine loans receivable of $217,081,000, (v) purchases of marketable securities of $152,683,000, (vi) capital expenditures of $166,319,000, partially offset by, (vii) proceeds from settlement of derivative positions of $260,764,000, (viii) repayments received on mezzanine loans receivable of $241,289,000, (ix) proceeds from the sale of real estate of $297,234,000, (x) proceeds from the sale of marketable securities of $112,779,000 and (xi) distributions of capital from partially owned entities of $22,541,000.

 

Net cash provided by financing activities of $1,291,657,000 was primarily comprised of (i) proceeds from borrowings of $2,954,497,000, partially offset by, (ii) repayments of borrowings of $868,055,000, (iii) dividends paid on common shares of $524,719,000, (iv) purchases of marketable securities in connection with the legal defeasance or mortgage notes payable of $109,092,000, (v) distributions to noncontrolling interests of $81,065,000 and (vi) dividends paid on preferred shares of $57,236,000. 

 

106


Liquidity and Capital Resources – continued

Cash Flow for the Year Ended December 31, 2007 – continued

 

Below are the details of capital expenditures, leasing commissions and development and redevelopment expenditures and a reconciliation of total expenditures on an accrual basis to the cash expended in the year ended December 31, 2007.

 

 

 

 

 

 

 

 

 

 

 

 

(Amounts in thousands)

Total

 

New York Office

Washington, DC
 Office

 

Retail

 

Merchandise
Mart

 

Other

 

Capital Expenditures (accrual basis):

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures to maintain assets

$

46,549

 

$

15,162

 

$

15,725

 

$

2,626

 

$

10,625

 

$

2,411

 

Tenant improvements

 

100,939

 

 

43,677

 

 

20,890

 

 

3,176

 

 

33,196

 

 

 

Leasing commissions

 

43,163

 

 

28,626

 

 

7,591

 

 

2,773

 

 

4,173

 

 

 

Non-recurring capital expenditures

 

10,974

 

 

 

 

6,717

 

 

1,280

 

 

 

 

2,977

 

Total capital expenditures and leasing commissions (accrual basis)

 

201,625

 

 

87,465

 

 

50,923

 

 

9,855

 

 

47,994

 

 

5,388

 

Adjustments to reconcile to cash basis:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Expenditures in the current year applicable to prior periods

 

76,117

 

 

17,416

 

 

40,019

 

 

8,263

 

 

8,982

 

 

1,437

 

Expenditures to be made in future periods for the current period

 

(88,496

)

 

(46,845

)

 

(13,763

)

 

(5,542

)

 

(21,203

)

 

(1,143

)

Total capital expenditures and leasing commissions (cash basis)

$

189,246

 

$

58,036

 

$

77,179

 

$

12,576

 

$

35,773

 

$

5,682

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant improvements and leasing commissions:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Per square foot per annum

$

2.91

 

$

5.17

 

$

1.72

 

$

1.11

 

$

3.15

 

$

 

Percentage of initial rent

 

6.7

%

 

7.0

%

 

4.4

%

 

2.8

%

 

11.8

%

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Development and Redevelopment
Expenditures:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bergen Town Center

$

52,664

 

$

 

$

 

$

52,664

 

$

 

$

 

2101 L Street

 

46,664

 

 

 

 

46,664

 

 

 

 

 

 

 

Wasserman Venture

 

43,260

 

 

 

 

 

 

 

 

 

 

43,260

 

Green Acres Mall

 

32,594

 

 

 

 

 

 

32,594

 

 

 

 

 

Crystal Mall Two

 

29,552

 

 

 

 

29,552

 

 

 

 

 

 

 

North Bergen, New Jersey

 

19,925

 

 

 

 

 

 

19,925

 

 

 

 

 

40 East 66th Street

 

13,544

 

 

 

 

 

 

 

 

 

 

13,544

 

1999 K Street (sold in 2009)

 

11,245

 

 

 

 

11,245

 

 

 

 

 

 

 

Springfield Mall

 

6,055

 

 

 

 

 

 

6,055

 

 

 

 

 

Other

 

103,245

 

 

11,728

 

 

30,515

 

 

27,124

 

 

693

 

 

33,185

 

 

$

358,748

 

$

11,728

 

$

117,976

 

$

138,362

 

$

693

 

$

89,989

 

 

 

107


 

Funds From Operations (“FFO”)

FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of depreciated real estate assets and GAAP extraordinary items, and to include depreciation and amortization expense from real estate assets and other specified non-cash items, including the pro rata share of such adjustments of unconsolidated subsidiaries.  FFO and FFO per diluted share are used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate dimin ishes predictably over time, rather than fluctuating based on existing market conditions.  FFO does not represent cash generated from operating activities and is not necessarily indicative of cash available to fund cash requirements and should not be considered as an alternative to net income as a performance measure or cash flows as a liquidity measure.  FFO may not be comparable to similarly titled measures employed by other companies.  The calculations of both the numerator and denominator used in the computation of income per share are disclosed in Note 15 – Income per Share, in the notes to our consolidated financial statements on page 153 of this Annual Report on Form 10-K.

 

FFO attributable to common shareholders plus assumed conversions was $583,596,000, or $3.36 per diluted share for the year ended December 31, 2009, compared to $813,064,000 or $4.97 per diluted share for the year ended December 31, 2008. FFO attributable to common shareholders plus assumed conversions was $20,000 or $0.00 per diluted share for the three months ended December 31, 2009 compared to negative FFO of $88,154,000, or $0.57 per diluted share for the three months ended December 31, 2008.  Details of certain items that affect comparability are discussed in the financial results summary of our “Overview.”

 

(Amounts in thousands except per share amounts)

 

For The Year
Ended December 31,

 

For The Three Months
Ended December 31,

 

Reconciliation of our net income (loss) to FFO (Negative FFO):

 

2009

 

2008

 

2009

 

2008

 

Net income (loss) attributable to Vornado

 

$

106,169

 

$

359,297

 

$

(136,923

)

$

(212,680

)

Depreciation and amortization of real property

 

 

508,572

 

 

509,367

 

 

133,023

 

 

129,305

 

Net gains on sale of real estate

 

 

(45,282

)

 

(57,523

)

 

(2,629

)

 

 

Proportionate share of adjustments to equity in net income of Toys to arrive at FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

 

65,358

 

 

66,435

 

 

15,527

 

 

15,533

 

Net gains on sale of real estate

 

 

(164

)

 

(719

)

 

 

 

(555

)

Income tax effect of above adjustments

 

 

(22,819

)

 

(23,223

)

 

(5,435

)

 

(5,242

)

Proportionate share of adjustments to equity in net income of
partially owned entities, excluding Toys, to arrive at FFO:

 

 

 

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization of real property

 

 

75,200

 

 

49,513

 

 

22,692

 

 

13,735

 

Net gains on sale of real estate

 

 

(1,188

)

 

(8,759

)

 

(3

)

 

(528

)

Noncontrolling interests’ share of above adjustments

 

 

(45,344

)

 

(49,683

)

 

(11,963

)

 

(13,451

)

FFO (Negative FFO)

 

 

640,502

 

 

844,705

 

 

14,289

 

 

(73,883

)

Preferred share dividends

 

 

(57,076

)

 

(57,091

)

 

(14,269

)

 

(14,271

)

FFO (Negative FFO) attributable to common shareholders

 

 

583,426

 

 

787,614

 

 

20

 

 

(88,154

)

Interest on 3.875% exchangeable senior debentures

 

 

 

 

25,261

 

 

 

 

 

Convertible preferred dividends

 

 

170

 

 

189

 

 

 

 

 

FFO (Negative FFO) attributable to common shareholders plus assumed conversions

 

$

583,596

 

$

813,064

 

$

20

 

$

(88,154

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Reconciliation of Weighted Average Shares:

 

 

 

 

 

 

 

 

 

 

 

 

 

Weighted average common shares outstanding

 

 

171,595

 

 

153,900

 

 

179,832

 

 

154,590

 

Effect of dilutive securities:

 

 

 

 

 

 

 

 

 

 

 

 

 

Employee stock options and restricted share awards

 

 

1,908

 

 

4,219

 

 

2,627

 

 

 

3.875% exchangeable senior debentures

 

 

 

 

5,559

 

 

 

 

 

Convertible preferred shares

 

 

75

 

 

81

 

 

 

 

 

Denominator for FFO (Negative FFO) per diluted share

 

 

173,578

 

 

163,759

 

 

182,459

 

 

154,590

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

FFO (Negative FFO) attributable to common shareholders plus assumed
conversions per diluted share

 

$

3.36

 

$

4.97

 

$

0.00

 

$

(0.57

)


108


ITEM 7A.               Quantitative and Qualitative Disclosures About Market Risk

 

We have exposure to fluctuations in market interest rates. Market interest rates are highly sensitive to many factors that are beyond our control. Our exposure to a change in interest rates on our consolidated and non-consolidated debt (all of which arises out of non-trading activity) is as follows:

 

(Amounts in thousands, except per share amounts)

2009

 

2008

 

December 31,
Balance

 

Weighted
Average
Interest Rate

 

Effect of 1%
Change In
Base Rates

 

December 31,
Balance

 

Weighted
Average
Interest Rate

Consolidated debt:

 

 

 

 

 

 

 

 

 

 

 

 

Variable rate

$

2,657,972

 

1.67%

 

$

26,579

 

$

2,002,381

 

2.71%

Fixed rate

 

8,281,643

 

5.89%

 

 

 

 

10,435,542

 

5.76%

 

$

10,939,615

 

4.86%

 

 

26,579

 

$

12,437,923

 

5.27%

Pro-rata share of debt of non-
consolidated entities (non-recourse):

 

 

 

 

 

 

 

 

 

 

 

 

Variable rate – excluding Toys

$

331,980

 

2.87%

 

 

3,319

 

$

282,752

 

3.63%

Variable rate – Toys

 

852,040

 

3.45%

 

 

8,520

 

 

819,512

 

3.68%

Fixed rate (including $1,077,919 and
$1,175,310 of Toys’ debt in
2009 and 2008)

 

1,965,620

 

7.16%

 

 

 

 

2,094,321

 

6.51%

 

$

3,149,640

 

5.70%

 

 

11,839

 

$

3,196,585

 

5.53%

Redeemable noncontrolling interest’
share of above

 

 

 

 

 

 

(3,112

)

 

 

 

 

Total change in annual net income

 

 

 

 

 

$

35,306

 

 

 

 

 

Per share-diluted

 

 

 

 

 

$

0.20

 

 

 

 

 

 

We may utilize various financial instruments to mitigate the impact of interest rate fluctuations on our cash flows and earnings, including hedging strategies, depending on our analysis of the interest rate environment and the costs and risks of such strategies. As of December 31, 2009, variable rate debt with an aggregate principal amount of $507,750,000 and a weighted average interest rate of 2.49% was subject to LIBOR caps.  These caps are based on a notional amount of $507,750,000 and cap LIBOR at a weighted average rate of 5.39%.  

 

As of December 31, 2009, we have investments in mezzanine loans with an aggregate carrying amount of $203,286,000 that are based on variable interest rates which partially mitigate our exposure to a change in interest rates on our variable rate debt.

 

 

Fair Value of Our Debt

 

The estimated fair value of our debt at December 31, 2009 was less than its aggregate carrying amount by approximately $501,467,000 based on current market prices and discounted cash flows at the current interest rates at which we believe similar loans would be made to borrowers with similar credit ratings for the remaining term of such debt.

 

 

109


 

ITEM 8.  FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA

 

 

INDEX TO FINANCIAL STATEMENTS

 

Page

Report of Independent Registered Public Accounting Firm

111

 

 

Consolidated Balance Sheets at December 31, 2009 and 2008

112

 

 

Consolidated Statements of Income for the years ended December 31, 2009, 2008, and 2007

113

 

 

Consolidated Statements of Changes in Equity for the years ended December 31, 2009, 2008, and 2007

114

 

 

Consolidated Statements of Cash Flows for the years ended December 31, 2009, 2008, and 2007

117

 

 

Notes to Consolidated Financial Statements

119

 

 

 

 

110


REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

Shareholders and Board of Trustees

Vornado Realty Trust

New York, New York

 

We have audited the accompanying consolidated balance sheets of Vornado Realty Trust (the “Company”) as of December 31, 2009 and 2008, and the related consolidated statements of income, changes in equity, and cash flows for each of the three years in the period ended December 31, 2009. Our audits also included the financial statement schedules listed in the Index at Item 15. These financial statements and financial statement schedules are the responsibility of the Company’s management. Our responsibility is to express an opinion on the financial statements and financial statement schedules based on our audits.

 

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

 

In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of Vornado Realty Trust at December 31, 2009 and 2008, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2009, in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, such financial statement schedules, when considered in relation to the basic consolidated financial statements taken as a whole, present fairly, in all material respects, the information set forth therein.

 

As discussed in Note 2 to the consolidated financial statements, on January 1, 2009, the Company changed its method of accounting for debt with conversion options and noncontrolling interests in consolidated subsidiaries and retrospectively adjusted all periods presented in the consolidated financial statements.

 

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the Company’s internal control over financial reporting as of December 31, 2009, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission and our report dated February 23, 2010 expressed an unqualified opinion on the Company’s internal control over financial reporting.

 

 

/s/ DELOITTE & TOUCHE LLP

Parsippany, New Jersey

February 23, 2010

 

 

111


VORNADO REALTY TRUST

CONSOLIDATED BALANCE SHEETS

 

 (Amounts in thousands, except share and per share amounts)
ASSETS

 

December 31,
2009

 

December 31,
2008

 

Real estate, at cost:

 

 

 

 

 

 

 

Land

 

$

4,606,065

 

$

4,598,111

 

Buildings and improvements

 

 

12,902,086

 

 

12,136,272

 

Development costs and construction in progress

 

 

313,310

 

 

966,676

 

Leasehold improvements and equipment

 

 

128,056

 

 

118,620

 

Total

 

 

17,949,517

 

 

17,819,679

 

Less accumulated depreciation and amortization

 

 

(2,494,441

)

 

(2,167,403

)

Real estate, net

 

 

15,455,076

 

 

15,652,276

 

Cash and cash equivalents

 

 

535,479

 

 

1,526,853

 

Short-term investments

 

 

40,000

 

 

 

Restricted cash

 

 

293,950

 

 

375,888

 

Marketable securities

 

 

380,652

 

 

334,322

 

Accounts receivable, net of allowance for doubtful accounts of $46,708 and $32,834

 

 

157,325

 

 

201,566

 

Investments in partially owned entities, including Alexander’s of $193,174 and $137,305

 

 

799,832

 

 

790,154

 

Investment in Toys “R” Us

 

 

409,453

 

 

293,096

 

Mezzanine loans receivable, net of allowance of $190,738 and $46,700

 

 

203,286

 

 

472,539

 

Receivable arising from the straight-lining of rents, net of allowance of $4,680 and $5,773

 

 

681,526

 

 

592,432

 

Deferred leasing and financing costs, net of accumulated amortization of $183,224 and $168,714

 

 

311,825

 

 

304,125

 

Assets related to discontinued operations

 

 

 

 

172,818

 

Due from officers

 

 

13,150

 

 

13,185

 

Other assets

 

 

903,918

 

 

688,794

 

 

 

$

20,185,472

 

$

21,418,048

 

LIABILITIES, REDEEMABLE NONCONTROLLING INTERESTS AND EQUITY

 

 

 

 

 

 

 

Notes and mortgages payable

 

$

8,445,766

 

$

8,761,640

 

Convertible senior debentures

 

 

445,458

 

 

2,221,743

 

Senior unsecured notes

 

 

711,716

 

 

617,816

 

Exchangeable senior debentures

 

 

484,457

 

 

478,256

 

Revolving credit facility debt

 

 

852,218

 

 

358,468

 

Accounts payable and accrued expenses

 

 

475,242

 

 

515,607

 

Deferred credit

 

 

682,384

 

 

764,774

 

Deferred compensation plan

 

 

80,443

 

 

69,945

 

Deferred tax liabilities

 

 

17,842

 

 

19,895

 

Liabilities related to discontinued operations

 

 

 

 

73,747

 

Other liabilities

 

 

88,912

 

 

143,527

 

Total liabilities

 

 

12,284,438

 

 

14,025,418

 

Commitments and contingencies

 

 

 

 

 

 

 

Redeemable noncontrolling interests:

 

 

 

 

 

 

 

Class A units – 13,892,313 and 14,627,005 units outstanding

 

 

971,628

 

 

882,740

 

Series D cumulative redeemable preferred units – 11,200,000 units outstanding

 

 

280,000

 

 

280,000

 

Series B convertible preferred units – 444,559 units outstanding in 2008

 

 

 

 

15,238

 

Total redeemable noncontrolling interests

 

 

1,251,628

 

 

1,177,978

 

Vornado shareholders’ equity:

 

 

 

 

 

 

 

Preferred shares of beneficial interest: no par value per share; authorized 110,000,000
shares; issued and outstanding 33,952,324 and 33,954,124 shares

 

 

823,686

 

 

823,807

 

Common shares of beneficial interest: $.04 par value per share; authorized,
250,000,000 shares; issued and outstanding 181,214,161 and 155,285,903 shares

 

 

7,218

 

 

6,195

 

Additional capital

 

 

6,961,007

 

 

6,025,976

 

Earnings less than distributions

 

 

(1,577,591

)

 

(1,047,340

)

Accumulated other comprehensive income (loss)

 

 

28,449

 

 

(6,899

)

Total Vornado shareholders’ equity

 

 

6,242,769

 

 

5,801,739

 

Noncontrolling interests in consolidated subsidiaries

 

 

406,637

 

 

412,913

 

Total equity

 

 

6,649,406

 

 

6,214,652

 

 

 

$

20,185,472

 

$

21,418,048

 

 

See notes to consolidated financial statements.

112


VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF INCOME

 

 

 

Year Ended December 31,

 

(Amounts in thousands, except per share amounts)

 

2009

 

2008

 

2007

 

 

 

 

 

 

 

 

 

 

 

 

REVENUES:

 

 

 

 

 

 

 

 

 

 

Property rentals

 

$

2,222,285

 

$

2,207,399

 

$

1,972,230

 

Tenant expense reimbursements

 

 

361,982

 

 

357,986

 

 

323,075

 

Fee and other income

 

 

158,311

 

 

127,301

 

 

109,938

 

Total revenues

 

 

2,742,578

 

 

2,692,686

 

 

2,405,243

 

EXPENSES:

 

 

 

 

 

 

 

 

 

 

Operating

 

 

1,087,785

 

 

1,069,445

 

 

950,487

 

Depreciation and amortization

 

 

539,503

 

 

536,820

 

 

440,224

 

General and administrative

 

 

231,688

 

 

194,023

 

 

189,024

 

Impairment and other losses

 

 

87,823

 

 

81,447

 

 

10,375

 

Total expenses

 

 

1,946,799

 

 

1,881,735

 

 

1,590,110

 

Operating income

 

 

795,779

 

 

810,951

 

 

815,133

 

Income applicable to Alexander’s

 

 

53,529

 

 

36,671

 

 

50,589

 

Income (loss) applicable to Toys “R” Us

 

 

92,300

 

 

2,380

 

 

(14,337

)

(Loss) income from partially owned entities

 

 

(73,439

)

 

(195,878

)

 

31,891

 

Interest and other investment (loss) income, net

 

 

(116,330

)

 

(2,682

)

 

226,425

 

Interest and debt expense (including amortization of deferred financing
costs of $17,691, $17,507, and $15,182)

 

 

(634,283

)

 

(635,724

)

 

(599,804

)

Net (loss) gain on early extinguishment of debt

 

 

(25,915

)

 

9,820

 

 

 

Net gain on disposition of wholly owned and partially owned assets
other than depreciable real estate

 

 

5,641

 

 

7,757

 

 

39,493

 

Income before income taxes

 

 

97,282

 

 

33,295

 

 

549,390

 

Income tax (expense) benefit

 

 

(20,737

)

 

204,537

 

 

(9,179

)

Income from continuing operations

 

 

76,545

 

 

237,832

 

 

540,211

 

Income from discontinued operations

 

 

51,905

 

 

173,613

 

 

67,622

 

Net income

 

 

128,450

 

 

411,445

 

 

607,833

 

Net income attributable to noncontrolling interests, including unit distributions

 

 

(22,281

)

 

(52,148

)

 

(66,294

)

Net income attributable to Vornado

 

 

106,169

 

 

359,297

 

 

541,539

 

Preferred share dividends

 

 

(57,076

)

 

(57,091

)

 

(57,177

)

NET INCOME attributable to common shareholders

 

$

49,093

 

$

302,206

 

$

484,362

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

INCOME PER COMMON SHARE – BASIC:

 

 

 

 

 

 

 

 

 

 

Income from continuing operations, net

 

$

0.00

 

$

0.94

 

$

2.78

 

Income from discontinued operations, net

 

 

0.28

 

 

1.02

 

 

0.40

 

Net income per common share

 

$

0.28

 

$

1.96

 

$

3.18

 

Weighted average shares

 

 

171,595

 

 

153,900

 

 

151,949

 

 

 

 

 

 

 

 

 

 

 

 

INCOME PER COMMON SHARE – DILUTED:

 

 

 

 

 

 

 

 

 

 

Income from continuing operations, net

 

$

0.00

 

$

0.91

 

$

2.66

 

Income from discontinued operations, net

 

 

0.28

 

 

1.00

 

 

0.39

 

Net income per common share

 

$

0.28

 

$

1.91

 

$

3.05

 

Weighted average shares

 

 

173,503

 

 

158,119

 

 

158,558

 

See notes to consolidated financial statements.


113


VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY

 

 

 

Preferred
Shares

 

Common
Shares

 

Additional
Capital

 

Earnings
Less Than
Distributions

 

Accumulated
Other
Comprehensive
Income (Loss)

 

 

Noncontrolling
Interests

 

Total Equity

 

(Amounts in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2006

 

$

828,660

 

$

6,083

 

$

4,776,515

 

$

(716,716

)

$

92,963

 

 

$

19,091

 

$

5,006,596

 

Net Income

 

 

 

 

 

 

 

 

541,539

 

 

 

 

 

(3,494

)

 

538,045

 

Dividends paid on common
shares

 

 

 

 

 

 

 

 

(524,719

)

 

 

 

 

 

 

(524,719

)

Dividends paid on preferred shares

 

 

 

 

 

 

 

 

(57,177

)

 

 

 

 

 

 

(57,177

)

Conversion of Series A preferred
shares to common shares

 

 

(3,565

)

 

4

 

 

3,561

 

 

 

 

 

 

 

 

 

 

Deferred compensation shares
 and options

 

 

 

 

(17

)

 

(36,422

)

 

 

 

 

 

 

 

 

(36,439

)

Common shares issued:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Under employees’ share
option plan

 

 

 

 

30

 

 

34,617

 

 

 

 

 

 

 

 

 

34,647

 

Upon redemption of Class A
Operating Partnership units, at
redemption value

 

 

 

 

39

 

 

116,046

 

 

 

 

 

 

 

 

 

116,085

 

In connection with dividend
reinvestment plan

 

 

 

 

1

 

 

2,030

 

 

 

 

 

 

 

 

 

2,031

 

Change in unrealized net gain or loss
on securities available-for-sale

 

 

 

 

 

 

 

 

 

 

(38,842

)

 

 

 

 

(38,842

)

Sale of securities available-for-sale

 

 

 

 

 

 

 

 

 

 

(36,563

)

 

 

 

 

(36,563

)

Change in pension plans

 

 

 

 

 

 

 

 

 

 

895

 

 

 

 

 

895

 

Adjustments to redeemable Class A
Operating Partnership units

 

 

 

 

 

 

464,114

 

 

 

 

 

 

 

 

 

464,114

 

Equity component of $1.4 billion
convertible senior debentures

 

 

 

 

 

 

130,714

 

 

 

 

 

 

 

 

 

130,714

 

Acquisition of noncontrolling
interests

 

 

 

 

 

 

 

 

 

 

 

 

 

398,386

 

 

398,386

 

Other

 

 

 

 

 

 

(63

)

 

(104

)

 

11,319

 

 

 

2,315

 

 

13,467

 

Balance, December 31, 2007

 

$

825,095

 

$

6,140

 

$

5,491,112

 

$

(757,177

)

$

29,772

 

 

$

416,298

 

$

6,011,240

 

See notes to consolidated financial statements.


114


VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY - CONTINUED

 

 

 

Preferred
Shares

 

Common
Shares

 

Additional
Capital

 

Earnings
Less Than
Distributions

 

Accumulated
Other
Comprehensive
Income (Loss)

 

 

Noncontrolling
Interests

 

Total Equity

 

(Amounts in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2007

 

$

825,095

 

$

6,140

 

$

5,491,112

 

$

(757,177

)

$

29,772

 

 

$

416,298

 

$

6,011,240

 

Net Income

 

 

 

 

 

 

 

 

359,297

 

 

 

 

 

3,263

 

 

362,560

 

Dividends paid on common
shares

 

 

 

 

 

 

 

 

(561,981

)

 

 

 

 

 

 

(561,981

)

Dividends paid on preferred shares

 

 

 

 

 

 

 

 

(57,091

)

 

 

 

 

 

 

(57,091

)

Conversion of Series A preferred
shares to common shares

 

 

(1,312

)

 

2

 

 

1,310

 

 

 

 

 

 

 

 

 

 

Deferred compensation shares
 and options

 

 

 

 

1

 

 

11,410

 

 

 

 

 

 

 

 

 

11,411

 

Common shares issued:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Under employees’ share
option plan

 

 

 

 

7

 

 

26,897

 

 

(30,345

)

 

 

 

 

 

 

(3,441

)

Upon redemption of Class A
Operating Partnership units, at
redemption value

 

 

 

 

40

 

 

82,290

 

 

 

 

 

 

 

 

 

82,330

 

In connection with dividend
reinvestment plan

 

 

 

 

1

 

 

2,373

 

 

 

 

 

 

 

 

 

2,374

 

Change in unrealized net gain or loss
on securities available-for-sale

 

 

 

 

 

 

 

 

 

 

(20,150

)

 

 

 

 

(20,150

)

Sale of securities available-for-sale

 

 

 

 

 

 

 

 

 

 

6,128

 

 

 

 

 

6,128

 

Change in pension plans

 

 

 

 

 

 

 

 

 

 

3,251

 

 

 

 

 

3,251

 

Adjustments to redeemable Class A
Operating Partnership units

 

 

 

 

 

 

400,647

 

 

 

 

 

 

 

 

 

400,647

 

Conversion of Series F-1
preferred units

 

 

 

 

4

 

 

9,996

 

 

 

 

 

 

 

 

 

10,000

 

Other

 

 

24

 

 

 

 

(59

)

 

(43

)

 

(25,900

)

 

 

(6,648

)

 

(32,626

)

Balance, December 31, 2008

 

$

823,807

 

$

6,195

 

$

6,025,976

 

$

(1,047,340

)

$

(6,899

)

 

$

412,913

 

$

6,214,652

 

See notes to consolidated financial statements.


115


VORNADO REALTY TRUST

CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY - CONTINUED

 

 

 

 

Preferred
Shares

 

Common
Shares

 

Additional
Capital

 

Earnings
Less Than
Distributions

 

Accumulated
Other
Comprehensive
Income (Loss)

 

 

Noncontrolling
Interests

 

Total Equity

 

(Amounts in thousands)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance, December 31, 2008

 

$

823,807

 

$

6,195

 

$

6,025,976

 

$

(1,047,340

)

$

(6,899

)

 

$

412,913

 

$

6,214,652

 

Net Income

 

 

 

 

 

 

 

 

106,169

 

 

 

 

 

(2,839

)

 

103,330

 

Dividends paid on common
shares

 

 

 

 

258

 

 

285,338

 

 

(547,993

)

 

 

 

 

 

 

(262,397

)

Dividends paid on preferred shares

 

 

 

 

 

 

 

 

(57,076

)

 

 

 

 

 

 

(57,076

)

Proceeds from the issuance of
common shares

 

 

 

 

690

 

 

709,536

 

 

 

 

 

 

 

 

 

710,226

 

Conversion of Series A preferred
shares to common shares

 

 

(89

)

 

 

 

89

 

 

 

 

 

 

 

 

 

 

Deferred compensation shares
 and options

 

 

 

 

1

 

 

13,091

 

 

 

 

 

 

 

 

 

13,092

 

Common shares issued:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Under employees’ share
option plan

 

 

 

 

4

 

 

1,713

 

 

(31,355

)

 

 

 

 

 

 

(29,638

)

Upon redemption of Class A
Operating Partnership units, at
redemption value

 

 

 

 

70

 

 

90,885

 

 

 

 

 

 

 

 

 

90,955

 

Change in unrealized net gain or loss
on securities available-for-sale

 

 

 

 

 

 

 

 

 

 

6,147

 

 

 

 

 

6,147

 

Sale of securities available-for-sale

 

 

 

 

 

 

 

 

 

 

7,715

 

 

 

 

 

7,715

 

Our share of partially owned entities
OCI adjustments

 

 

 

 

 

 

 

 

 

 

22,052

 

 

 

 

 

22,052

 

Adjustments to redeemable Class A
Operating Partnership units

 

 

 

 

 

 

(167,049

)

 

 

 

 

 

 

 

 

(167,049

)

Voluntary surrender of equity awards
on March 31, 2009

 

 

 

 

 

 

32,588

 

 

 

 

 

 

 

 

 

32,588

 

Allocation of cash paid to the equity component upon repurchase of convertible senior debentures

 

 

 

 

 

 

(30,159

)

 

 

 

 

 

 

 

 

(30,159

)

Other

 

 

(32

)

 

 

 

(1,001

)

 

4

 

 

(566

)

 

 

(3,437

)

 

(5,032

)

Balance, December 31, 2009

 

$

823,686

 

$

7,218

 

$

6,961,007

 

$

(1,577,591

)

$

28,449

 

 

$

406,637

 

$

6,649,406

 

 

See notes to consolidated financial statements.


116


VORNADO REALTY TRUST

CONSOLDIDATED STATEMENTS OF CASH FLOWS

 

(Amounts in thousands)

 

Year Ended December 31,

 

 

2009

 

2008

 

2007

 

Cash Flows from Operating Activities:

 

 

 

 

 

 

 

 

 

 

Net income

 

$

128,450

 

$

411,445

 

$

607,833

 

Adjustments to reconcile net income to net cash provided by operating activities:

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization, including amortization of debt issuance costs

 

 

559,053

 

 

577,338

 

 

545,885

 

Mezzanine loan loss accrual (reversal)

 

 

190,738

 

 

(10,300

)

 

57,000

 

Straight‑lining of rental income

 

 

(98,355

)

 

(91,060

)

 

(77,699

)

Impairment and other losses

 

 

87,823

 

 

81,447

 

 

10,375

 

Equity in income of partially owned entities, including Alexander’s and Toys

 

 

(90,210

)

 

(47,460

)

 

(69,656

)

Amortization of below-market leases, net

 

 

(72,481

)

 

(96,176

)

 

(83,250

)

Net gains on sale of real estate

 

 

(45,284

)

 

(57,523

)

 

(64,981

)

Distributions of income from partially owned entities

 

 

30,473

 

 

44,690

 

 

24,044

 

Loss (gain) on early extinguishment of debt and write-off of unamortized
financing costs

 

 

25,915

 

 

(9,820

)

 

7,670

 

Impairment losses – partially owned entities

 

 

17,820

 

 

203,919

 

 

 

Net gain on dispositions of wholly owned and partially owned assets
other than depreciable real estate

 

 

(5,641

)

 

(7,757

)

 

(39,493

)

Impairment loss – marketable equity securities

 

 

3,361

 

 

76,352

 

 

 

Reversal of H Street deferred tax liability

 

 

 

 

(222,174

)

 

 

Net gain on sale of Americold Realty Trust

 

 

 

 

(112,690

)

 

 

Net loss (gain) from derivative positions

 

 

 

 

33,740

 

 

(113,503

)

Other non-cash adjustments, including stock-based compensation

 

 

47,784

 

 

83,735

 

 

38,726

 

Changes in operating assets and liabilities:

 

 

 

 

 

 

 

 

 

 

Accounts receivable, net

 

 

15,383

 

 

(1,646

)

 

(25,877

)

Prepaid assets

 

 

(90,519

)

 

(12,449

)

 

2,380

 

Accounts payable and accrued expenses

 

 

(3,606

)

 

(5,207

)

 

(89,961

)

Other assets

 

 

(61,878

)

 

(27,382

)

 

(54,858

)

Other liabilities

 

 

(5,247

)

 

6,790

 

 

22,690

 

Net cash provided by operating activities

 

 

633,579

 

 

817,812

 

 

697,325

 

Cash Flows from Investing Activities:

 

 

 

 

 

 

 

 

 

 

Development costs and construction in progress

 

 

(465,205

)

 

(598,688

)

 

(358,748

)

Proceeds from sales of real estate

 

 

367,698

 

 

390,468

 

 

297,234

 

Additions to real estate

 

 

(216,669

)

 

(207,885

)

 

(166,319

)

Purchases of marketable securities

 

 

(90,089

)

 

(164,886

)

 

(152,683

)

Cash restricted, including mortgage escrows

 

 

111,788

 

 

12,004

 

 

11,652

 

Proceeds from sales of, and return of investment in, marketable securities

 

 

64,355

 

 

51,185

 

 

112,779

 

Purchases of short-term investments

 

 

(55,000

)

 

 

 

 

Proceeds received from repayment of mezzanine loans receivable

 

 

47,397

 

 

52,470

 

 

241,289

 

Investments in partially owned entities

 

 

(38,266

)

 

(156,227

)

 

(271,423

)

Distributions of capital from partially owned entities

 

 

16,790

 

 

218,367

 

 

22,541

 

Proceeds from maturing short-term investments

 

 

15,000

 

 

 

 

 

Acquisitions of real estate and other

 

 

 

 

(42,642

)

 

(2,849,709

)

Investments in mezzanine loans receivable

 

 

 

 

(7,397

)

 

(217,081

)

Proceeds received on settlement of derivatives

 

 

 

 

 

 

260,764

 

Repayment of officers’ loans

 

 

 

 

 

 

2,000

 

Net cash used in investing activities

 

 

(242,201

)

 

(453,231

)

 

(3,067,704

)

See notes to consolidated financial statements.

117


VORNADO REALTY TRUST

CONSOLDIDATED STATEMENTS OF CASH FLOWS- CONTINUED

 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2009

 

2008

 

2007

 

Cash Flows from Financing Activities:

 

 

 

 

 

 

 

 

 

 

Proceeds from borrowings

 

 

2,648,175

 

 

1,721,974

 

 

2,954,497

 

Acquisition and retirement of convertible senior debentures and senior
unsecured notes

 

 

(2,221,204

)

 

 

 

 

Repayments of borrowings

 

 

(2,075,236

)

 

(993,665

)

 

(868,055

)

Proceeds from issuance of common shares

 

 

710,226

 

 

 

 

 

Dividends paid on common shares

 

 

(262,397

)

 

(561,981

)

 

(524,719

)

Dividends paid on preferred shares

 

 

(57,076

)

 

(57,112

)

 

(57,236

)

Distributions to noncontrolling interests

 

 

(42,451

)

 

(85,419

)

 

(81,065

)

Repurchase of shares related to stock compensation arrangements and
related tax withholdings

 

 

(32,203

)

 

(31,198

)

 

(43,396

)

Redemption of redeemable noncontrolling interests

 

 

(24,330

)

 

 

 

 

Debt issuance and other costs

 

 

(30,186

)

 

(14,299

)

 

(14,360

)

Contributions from noncontrolling interests

 

 

2,180

 

 

 

 

 

Proceeds received from exercise of employee share options

 

 

1,750

 

 

29,377

 

 

35,083

 

Purchase of marketable securities in connection with the legal defeasance
of mortgage notes payable

 

 

 

 

 

 

(109,092

)

Net cash (used in) provided by financing activities

 

 

(1,382,752

)

 

7,677

 

 

1,291,657

 

Net (decrease) increase in cash and cash equivalents

 

 

(991,374

)

 

372,258

 

 

(1,078,722

)

Cash and cash equivalents at beginning of year

 

 

1,526,853

 

 

1,154,595

 

 

2,233,317

 

Cash and cash equivalents at end of year

 

$

535,479

 

$

1,526,853

 

$

1,154,595

 

 

 

 

 

 

 

 

 

 

 

 

Supplemental Disclosure of Cash Flow Information:

 

 

 

 

 

 

 

 

 

 

Cash payments for interest (including capitalized interest of
$17,256, $63,063, and $53,648)

 

$

648,829

 

$

658,376

 

$

653,811

 

Cash payments for income taxes

 

$

21,775

 

$

22,005

 

$

36,489

 

 

 

 

 

 

 

 

 

 

 

 

Non‑Cash Transactions:

 

 

 

 

 

 

 

 

 

 

Adjustments to reflect redeemable Class A operating partnership units at redemption value

 

$

(167,049

)

$

400,647

 

$

464,114

 

Dividends paid in common shares

 

 

285,596

 

 

 

 

 

Conversion of redeemable Class A operating partnership units to common shares,
at redemption value

 

 

90,955

 

 

82,330

 

 

116,085

 

Unit distributions paid in redeemable Class A Operating Partnership units

 

 

23,876

 

 

 

 

 

Unrealized gain (loss) on securities available for sale

 

 

6,147

 

 

(20,150

)

 

(38,842

)

Financing assumed in acquisitions

 

 

 

 

 

 

1,405,654

 

Marketable securities transferred in connection with the legal defeasance
of mortgage notes payable

 

 

 

 

 

 

109,092

 

Mortgage notes payable legally defeased

 

 

 

 

 

 

104,571

 

Operating Partnership units issued in connection with acquisitions

 

 

 

 

 

 

62,059

 

Increase in assets and liabilities resulting from the consolidation of
investments previously accounted for on the equity method (Beverly
Connection in November 2008 and H Street in April 2007) :

 

 

 

 

 

 

 

 

 

 

Real estate, net

 

 

 

 

197,600

 

 

342,764

 

Restricted cash

 

 

 

 

2,287

 

 

369

 

Other assets

 

 

 

 

3,393

 

 

11,648

 

Notes and mortgages payable

 

 

 

 

100,000

 

 

55,272

 

Accounts payable and accrued expenses

 

 

 

 

2,069

 

 

3,101

 

Deferred credit

 

 

 

 

 

 

2,407

 

Deferred tax liabilities

 

 

 

 

 

 

112,797

 

Other liabilities

 

 

 

 

 

 

71

 

 

 

See notes to consolidated financial statements.

118


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS

 

1.    Organization and Business

Vornado Realty Trust (“Vornado”) is a fully‑integrated real estate investment trust (“REIT”) and conducts its business through, and substantially all of its interests in properties are held by, Vornado Realty L.P., a Delaware limited partnership (the “Operating Partnership”). Vornado is the sole general partner of, and owned approximately 92.5% of the common limited partnership interest in, the Operating Partnership at December 31, 2009. All references to “we,” “us,” “our,” the “Company” and “Vornado” refer to Vornado Realty Trust and its consolidated subsidiaries, including the Operating Partnership.

 

On May 14, 2009, our Board of Trustees executed its long-planned management succession strategy and elected Michael D. Fascitelli, as our Chief Executive Officer, succeeding Steven Roth, who continues to serve as Chairman of the Board. 

 

As of December 31, 2009, we own directly or indirectly:

 

Office Properties:

(i)          all or portions of 28  properties aggregating 16.2 million square feet in the New York City metropolitan area (primarily Manhattan);

 

(ii)         all or portions of 84 properties aggregating 18.6 million square feet in the Washington, DC / Northern Virginia areas;

 

(iii)        a 70% controlling interest in 555 California Street, a three-building complex aggregating 1.8 million square feet in San Francisco’s financial district;

 

Retail Properties:

(iv)        162 properties aggregating 22.6 million square feet, including 3.9 million square feet owned by tenants on land leased from us, primarily in Manhattan, the northeast states, California and Puerto Rico;

 

Merchandise Mart Properties:

(v)         8 properties aggregating 8.9 million square feet of showroom and office space, including the 3.5 million square foot Merchandise Mart in Chicago; 

 

Toys “R” Us, Inc. (“Toys”):

(vi)        a 32.7% interest in Toys which owns and/or operates 1,567 stores worldwide, including 851 stores in the United States and 716 stores internationally; 

 

Other Real Estate Investments:

 

(vii)       32.4% of the common stock of Alexander’s, Inc. (NYSE: ALX), which has seven properties in the greater New York metropolitan area;

 

(viii)      the Hotel Pennsylvania in New York City;

 

(ix)         mezzanine loans on real estate; and

 

(x)          other real estate and investments, including marketable securities.

119


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies

Basis of Presentation

 

The accompanying consolidated financial statements include the accounts of Vornado Realty Trust and its majority-owned subsidiary, Vornado Realty L.P. All significant inter-company amounts have been eliminated. We account for unconsolidated partially owned entities on the equity method of accounting.  Our consolidated financial statements are prepared in accordance with accounting principles generally accepted in the United States of America, which require us to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting periods. Actual results could differ materially from those estimates.  Certain prior year balances have been reclassified in order to conform to current year presentation.

 

On July 1, 2009, the Financial Accounting Standards Board (“FASB”) established the Accounting Standards Codification (“ASC”) as the primary source of authoritative GAAP recognized by the FASB to be applied by nongovernmental entities.  Although the establishment of the ASC did not change current GAAP, it did change the way we refer to GAAP throughout this document to reflect the updated referencing convention.

 

Impact of Retrospective Application of New Accounting Pronouncements

 

During 2009, we paid quarterly dividends to our common shareholders in a combination of cash and stock and retrospectively adjusted weighted average common shares outstanding in the computations of income per share to include the additional common shares resulting from these dividends in the earliest periods presented in each of our Quarterly Reports on Form 10-Q for the quarters ended March 31, 2009, June 30, 2009 and September 30, 2009 and our Current Report on Form 8-K, issued on October 13, 2009, in which we elected to recast our consolidated financial statements in our Annual Report on Form 10-K/A (Amendment No. 1) for the year ended December 31, 2008.  On December 2, 2009, the FASB ratified the consensus reached in EITF 09-E, Accounting for Distribution to Shareholders with Components of St ock and Cash (“EITF 09-E”) as codified through Accounting Standards Update (“ASU”) 2010-1 to ASC 505, Equity.  EITF 09-E requires an entity to include the additional common shares resulting from the stock portion of these distributions prospectively in the periods following their issuance in all computations of income per share rather than retrospectively as we had previously done.  As a result, we have adjusted our computations of income per share presented herein to exclude the additional shares resulting from these dividends in periods prior to their issuance.  Below is a reconciliation of previously reported income per share to the amounts presented herein.  

 

 

For the Year Ended December 31, 2008

 

As Reported

 

EITF 09-E

 

As Adjusted

Income per common share – basic:

 

 

 

 

 

 

 

Income from continuing operations

$

0.92

 

$

0.02

$

0.94

Net income

 

1.89

 

 

0.07

 

1.96

 

 

 

 

 

 

 

 

Income per common share – diluted:

 

 

 

 

 

 

 

Income from continuing operations

 

0.90

 

 

0.01

 

0.91

Net income

 

1.84

 

 

0.07

 

1.91

 

 

For the Year Ended December 31, 2007

 

As Reported

 

EITF 09-E

 

As Adjusted

Income per common share – basic:

 

 

 

 

 

 

 

Income from continuing operations

$

2.70

 

$

0.08

$

2.78

Net income

 

3.07

 

 

0.11

 

3.18

 

 

 

 

 

 

 

 

Income per common share – diluted:

 

 

 

 

 

 

 

Income from continuing operations

 

2.59

 

 

0.07

 

2.66

Net income

 

2.95

 

 

0.10

 

3.05

 

 

 

 

 

 

 

 

 

 

120


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies - continued

On January 1, 2009, we adopted the provisions of ASC 470-20, Debt with Conversion and Other Options, which was required to be applied retrospectively.  The adoption affected the accounting for our convertible and exchangeable senior debentures by requiring the initial proceeds from their sale to be allocated between a debt component and an equity component in a manner that results in interest expense on the debt component at our nonconvertible debt borrowing rate on the date of issue.  The initial debt components of our $1.4 billion Convertible Senior Debentures, $1 billion Convertible Senior Debentures and $500 million Exchangeable Senior Debentures were $1,241,286,000, $926,361,000 and $457,699,000, respectively, based on the fair value of similar nonconvertible instruments issued at that time.  The aggregate initial debt discount of $216,655,000 after original issuance costs allocated to the equity component was recorded in “additional capital” in our consolidated statement of changes in equity.  The discount is amortized using the effective interest method over the period the debt is expected to remain outstanding (i.e., the earliest date the holders may require us to repurchase the debentures), which resulted in $39,546,000 and $30,418,000 of additional interest expense in the years ended December 31, 2008 and 2007, respectively. 

 

In December 2007, the FASB issued an update to ASC 810, Consolidation, which requires a noncontrolling interest in a subsidiary to be reported as equity and the amount of consolidated net income specifically attributable to the noncontrolling interest to be identified in the consolidated financial statements.  It also calls for consistency in the manner of reporting changes in the parent’s ownership interest and requires fair value measurement of any noncontrolling equity investment retained in a deconsolidation.  The amended guidance became effective on January 1, 2009 and resulted in (i) the reclassification of minority interests in consolidated subsidiaries to noncontrolling interests in consolidated subsidiarie s, a component of permanent equity on our consolidated balance sheets, (ii) the reclassification of minority interest expense to net income attributable to noncontrolling interests, on our consolidated statements of income, and (iii) additional disclosures, including a consolidated statement of changes in equity in quarterly reporting periods.

 

In December 2007, the FASB issued an update to ASC 805, Business Combinations, which applies to all transactions and other events in which one entity obtains control over one or more other businesses.  It also broadens the fair value measurement and recognition of assets acquired, liabilities assumed, and interests transferred as a result of business combinations; and acquisition related costs will generally be expensed rather than included as part of the basis of the acquisition.  The amended guidance also expands required disclosures to improve the ability to evaluate the nature and financial effects of business combinations. The amended guidance b ecame effective for all transactions entered into on or after January 1, 2009.  The adoption of this guidance on January 1, 2009 did not have any effect on our consolidated financial statements because there have been no acquisitions during 2009.

 

In March 2008, the FASB issued an update to ASC 815, Derivatives and Hedging, which requires enhanced disclosures related to derivative instruments and hedging activities, including disclosures regarding how an entity uses derivative instruments, how derivative instruments and related hedged items are accounted for and the impact of derivative instruments and related hedged items on an entity’s financial position, financial performance and cash flows.  It also provided a new two-step model to be applied in determining whether a financial instrument or an embedded feature is indexed to an issuer’s own stock.  The amended guidance became effective on January 1, 2009.  The adoption of this guidance on Januar y 1, 2009 did not have a material effect on our consolidated financial statements.

 

In June 2008, the FASB issued an update to ASC 260, Earnings Per Share, which requires companies to treat unvested share-based payment awards that contain non-forfeitable rights to dividends or dividend equivalents as “participating securities” and include such securities in the computation of earnings per share pursuant to the two-class method as described in ASC 260.  The amended guidance became effective on January 1, 2009 and required all prior period earnings per share data presented, to be adjusted retroactively.  The adoption of this guidance on January 1, 2009 did not have a material effect on our computation of income per share.

 

In April 2009, the FASB issued an amendment to the guidance for other than temporary impairments (“OTTI”) of investments in debt securities, which changes the presentation of OTTI in financial statements.  Under this guidance, if an OTTI debt security is intended to be sold or required to be sold prior to the recovery of its carrying amount, the full amount of the impairment loss is charged to earnings.  Otherwise, losses on debt securities must be separated into two categories, the portion which is considered credit loss, which is charged to earnings, and the portion due to other factors, which is charged to other comprehensive income (loss), a component of balance sheet equity.  When an unrealized loss on a fixed maturity security is not considered OTTI, the unrealized loss continues to be charged to other comprehensive income (loss) and not to earn ings. The adoption of this guidance on April 1, 2009 did not have any effect on our consolidated financial statements.

 

121


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies - continued

 

In June 2009, the FASB issued an update to ASC 810, Consolidation, which modifies the existing quantitative guidance used in determining the primary beneficiary of a variable interest entity (“VIE”) by requiring entities to qualitatively assess whether an enterprise is a primary beneficiary, based on whether the entity has (i) power over the significant activities of the VIE, and (ii) an obligation to absorb losses or the right to receive benefits that could be potentially significant to the VIE.    The adoption of this guidance on January 1, 2010 did not have a material effect on our consolidated financial statements.

 

 

Significant Accounting Policies

 

Real Estate:  Real estate is carried at cost, net of accumulated depreciation and amortization. Betterments, major renewals and certain costs directly related to the improvement and leasing of real estate are capitalized. Maintenance and repairs are expensed as incurred. For redevelopment of existing operating properties, the net book value of the existing property under redevelopment plus the cost for the construction and improvements incurred in connection with the redevelopment are capitalized to the extent the capitalized costs of the property do not exceed the estimated fair value of the redeveloped property when complete. If the cost of the redeveloped property, including the undepreciated net book value of the property carried forward, exceeds the estimated fair value of redeveloped pr operty, the excess is charged to expense. Depreciation is provided on a straight-line basis over estimated useful lives which range from 7 to 40 years. Tenant allowances are amortized on a straight-line basis over the lives of the related leases, which approximate the useful lives of the assets. Additions to real estate include interest expense capitalized during construction of $17,256,000 and $63,063,000, for the years ended December 31, 2009 and 2008, respectively.

 

Upon the acquisition of real estate, we assess the fair value of acquired assets (including land, buildings and improvements, identified intangibles such as acquired above and below-market leases and acquired in-place leases and tenant relationships) and acquired liabilities and we allocate purchase price based on these assessments. We assess fair value based on estimated cash flow projections that utilize appropriate discount and capitalization rates and available market information.  Estimates of future cash flows are based on a number of factors including historical operating results, known trends, and market/economic conditions.

 

Our properties, including any related intangible assets, are individually reviewed for impairment each quarter, if events or circumstances change indicating that the carrying amount of the assets may not be recoverable. An impairment exists when the carrying amount of an asset exceeds the aggregate projected future cash flows over the anticipated holding period on an undiscounted basis.  An impairment loss is measured based on the excess of the property’s carrying amount over its estimated fair value.  Impairment analyses are based on our current plans, intended holding periods and available market information at the time the analyses are prepared.  If our estimates of the projected future cash flows, anticipated holding periods, or market conditions change, our evaluation of impairment losses may be different and such differences could be material to ou r consolidated financial statements.  The evaluation of anticipated cash flows is subjective and is based, in part, on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual results.  Plans to hold properties over longer periods decrease the likelihood of recording impairment losses.  The table below summarizes non-cash impairment and other losses recognized in the years ended December 31, 2009, 2008 and 2007.

 

(Amounts in thousands)

 

For the Year Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Undeveloped land

 

$

38,347

 

$

12,500

 

$

 

Real estate – development related

 

 

28,820

 

 

40,668

 

 

 

Condominium units held for sale (see page 125)

 

 

13,667

 

 

23,625

 

 

 

Other real estate assets

 

 

6,989

 

 

1,645

 

 

 

Cost of real estate acquisitions not consummated

 

 

 

 

3,009

 

 

10,375

 

 

 

$

87,823

 

$

81,447

 

$

10,375

 

 

 

 

122


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued 

 

Identified Intangibles:  We record acquired intangible assets (including acquired above-market leases, tenant relationships and acquired in-place leases) and acquired intangible liabilities (including below–market leases) at their estimated fair value separate and apart from goodwill. We amortize identified intangibles that have finite lives over the period they are expected to contribute directly or indirectly to the future cash flows of the property or business acquired. Intangible assets that are subject to amortization are reviewed for impairment whenever events or changes in circumstances indicate that their carrying amount may not be recoverable. An impairment loss is recognized if the carrying amount of an intangible asset, including related real estate, if appropriate, is not rec overable and its carrying amount exceeds its estimated fair value.  As of December 31, 2009 and 2008, the carrying amounts of identified intangible assets, a component of “other assets” on our consolidated balance sheets, were $442,510,000 and $522,719,000, respectively. In addition, the carrying amounts of identified intangible liabilities, a component of “deferred credit” on our consolidated balance sheets, were $633,492,000 and $719,822,000, respectively.  

 

Partially Owned Entities:  In determining whether we have a controlling interest in a partially owned entity and the requirement to consolidate the accounts of that entity, we consider factors such as ownership interest, board representation, management representation, authority to make decisions, and contractual and substantive participating rights of the partners/members as well as whether the entity is a variable interest entity in which we have power over significant activities of the entity and the obligation to absorb a majority of the entity’s expected losses, if they occur, or receive a majority of the expected residual returns, if they occur, or both. We have concluded that we do not control a p artially owned entity if the entity is not considered a variable interest entity and the approval of all of the partners/members is contractually required with respect to major decisions, such as operating and capital budgets, the sale, exchange or other disposition of real property, the hiring of a chief executive officer, the commencement, compromise or settlement of any lawsuit, legal proceeding or arbitration or the placement of new or additional financing secured by assets of the venture. This is the case with respect to our 50% interests in Monmouth Mall, MartParc Wells, MartParc Orleans, 968 Third Avenue, West 57th Street properties and 825 Seventh Avenue. We account for investments on the equity method when the requirements for consolidation are not met, and we have significant influence over the operations of the investee. Equity method investments are initially recorded at cost and subsequently adjusted for our share of net income or loss and cash contributions and distributions made dur ing the year. Investments that do not qualify for consolidation or equity method accounting are accounted for on the cost method.   

Our investments in partially owned entities are reviewed for impairment each quarter, if events or circumstances change indicating that the carrying amount of our investments may not be recoverable. The ultimate realization of our investments in partially owned entities is dependent on a number of factors, including the performance of each investment and market conditions. We will record an impairment loss if we determine that a decline in the value of an investment is other-than-temporary.  The table below summarizes non-cash impairment losses recognized on investments in partially owned entities in the years ended December 31, 2009, 2008 and 2007.

 

 

 

For the Year Ended December 31,

 

(Amounts in thousands)

 

2009

 

2008

 

2007

 

Investment in Lexington Realty Trust

 

$

 

$

107,882

 

$

 

Other

 

 

17,820

 

 

96,037

 

 

 

 

 

$

17,820

 

$

203,919

 

$

 

 

Mezzanine Loans Receivable: We invest in mezzanine loans to entities which have significant real estate assets.  These investments, which are subordinate to the mortgage loans secured by the real property, are generally secured by pledges of the equity interests of the entities owning the underlying real estate.  We record these investments at the stated principal amount net of any unamortized discount or premium. We accrete or amortize any discounts or premiums over the life of the related loan receivable utilizing the effective interest method, or straight-line method if the result is not materially different.

 

We evaluate the collectibility of both interest and principal of each of our loans each quarter, if circumstances warrant, to determine whether they are impaired. A loan is impaired when, based on current information and events, it is probable that we will be unable to collect all amounts due according to the existing contractual terms. When a loan is impaired, the amount of the loss accrual is calculated by comparing the carrying amount of the investment to the estimated fair value of the loan or, as a practical expedient, to the value of the collateral if the loan is collateral dependent.  Interest on impaired loans is recognized when received in cash.  In the years ended December 31, 2009 and 2007, we recorded loss accruals aggregating $190,738,000 and $57,000,000, respectively.  In 2008, upon sale of a sub-participation in a loan, we reversed $1 0,300,000 of the $57,000,000 loss accrual recognized in 2007.  Loss accruals are based on our continuing review of these loans and while management believes it uses the best information available to establish these allowances, future adjustments may become necessary if there are changes in economic conditions or specific circumstances.

123


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued 

Cash and Cash Equivalents:  Cash and cash equivalents consist of highly liquid investments with original maturities of three months or less. The majority of our cash and cash equivalents are held at major commercial banks which may at times exceed the Federal Deposit Insurance Corporation limit.  To date, we have not experienced any losses on our invested cash.

 

Short-term Investments: Short-term investments consist of certificates of deposit placed through an account registry service (“CDARS”) with original maturities of 91 to 180 days.  These investments are FDIC insured and classified as available-for-sale.   

 

Restricted Cash:  Restricted cash consists of security deposits, cash restricted in connection with our deferred compensation plan and cash escrowed under loan agreements for debt service, real estate taxes, property insurance and capital improvements.  

 

Allowance for Doubtful Accounts:  We periodically evaluate the collectibility of amounts due from tenants and maintain an allowance for doubtful accounts for estimated losses resulting from the inability of tenants to make required payments under the lease agreements. We also maintain an allowance for receivables arising from the straight-lining of rents. This receivable arises from earnings recognized in excess of amounts currently due under the lease agreements. Management exercises judgment in establishing these allowances and considers payment history and current credit status in developing these estimates.  As of December 31, 2009 and 2008, we had $46,708,000 and $32,834,000, respectively, in allowances for doubtful accounts.  In addition, as of December 31, 2009 and 2008, we h ad $4,680,000 and $5,773,000, respectively, in allowances for receivables arising from the straight-lining of rents.

 

Deferred Charges: Direct financing costs are deferred and amortized over the terms of the related agreements as a component of interest expense. Direct costs related to successful leasing activities are capitalized and amortized on a straight‑line basis over the lives of the related leases. All other deferred charges are amortized on a straight‑line basis, which approximates the effective interest rate method, in accordance with the terms of the agreements to which they relate.

 

Revenue Recognition:  We have the following revenue sources and revenue recognition policies:

 

·           Base Rent — income arising from tenant leases. These rents are recognized over the non-cancelable term of the related leases on a straight-line basis which includes the effects of rent steps and rent abatements under the leases.  We commence rental revenue recognition when the tenant takes possession of the leased space and the leased space is substantially ready for its intended use.  In addition, in circumstances in which we provide a tenant improvement allowance for improvements that are owned by the tenant, we recognize the allowance as a red uction of rental revenue on a straight-line basis over the term of the lease.   

 

·           Percentage Rent — income arising from retail tenant leases that is contingent upon the sales of the tenant exceeding a defined threshold. These rents are recognized only after the contingency has been removed (i.e., sales thresholds have been achieved).

 

·           Hotel Revenue — income arising from the operation of the Hotel Pennsylvania which consists of rooms revenue, food and beverage revenue, and banquet revenue. Income is recognized when rooms are occupied. Food and beverage and banquet revenue is recognized when the services have been rendered.

 

·           Trade Shows Revenue — income arising from the operation of trade shows, including rentals of booths. This revenue is recognized when the trade shows have occurred.

 

·           Expense Reimbursements — revenue arising from tenant leases which provide for the recovery of all or a portion of the operating expenses and real estate taxes of the respective property. This revenue is accrued in the same periods as the expenses are incurred.

 

·           Management, Leasing and Other Fees – income arising from contractual agreements with third parties or with partially owned entities. This revenue is recognized as the related services are performed under the respective agreements.

 

124


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued 

 

Condominium Units Held For Sale:  Condominium units held for sale are carried at the lower of cost or expected net sales proceeds.  As of December 31, 2009, condominiums held for sale, which are included in “other assets” on our consolidated balance sheet, aggregate $187,050,000 and consist of substantially completed units at our 40 East 66th Street property in Manhattan, The Bryant in Boston and Granite Park in Pasadena.  Revenue from individual condominium unit sales are recognized upon closing of the sale (the “completed contract method”), as all conditions for full profit recognition have been met at that time.  We use the relative sales value method to allocate costs.  Net gains on sales of condominiums units are included in “net ga ins on disposition of wholly owned and partially owned assets other than depreciable real estate” on our consolidated statements of income.  During 2009 and 2008, we recognized non-cash impairment losses related to certain of these condominiums aggregating $13,667,000 and $23,625,000, respectively, based on our assessments of the expected net sales proceeds associated with these condominium projects.  These losses are included in “impairment and other losses” on our consolidated statements of income.

 

Derivative Instruments and Hedging Activities:  ASC 815, Derivatives and Hedging, as amended, establishes accounting and reporting standards for derivative instruments, including certain derivative instruments embedded in other contracts, and for hedging activities. As of December 31, 2009 and 2008, our derivative instruments consisted of interest rate caps which did not have a material affect on our consolidated financial statements. As required by ASC 815, we record all derivatives on the balance sheet at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative and the resulting desig nation. Derivatives used to hedge the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives used to hedge the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges.

 

For derivatives designated as fair value hedges, changes in the fair value of the derivative and the hedged item related to the hedged risk are recognized in earnings. For derivatives designated as cash flow hedges, the effective portion of changes in the fair value of the derivative is initially reported in other comprehensive income (loss) (outside of earnings) and subsequently reclassified to earnings when the hedged transaction affects earnings, and the ineffective portion of changes in the fair value of the derivative is recognized directly in earnings. We assess the effectiveness of each hedging relationship by comparing the changes in fair value or cash flows of the derivative hedging instrument with the changes in fair value or cash flows of the designated hedged item or transaction. For derivatives not designated as hedges, changes in fair value are recognized in e arnings.

 

Income Per Share:  Basic income per share is computed based on weighted average shares outstanding. Diluted income per share considers the effect of all potentially dilutive share equivalents, including outstanding employee stock options, restricted shares and convertible or redeemable securities.

 

 

Stock-Based Compensation:  Stock-based compensation consists of awards to certain employees and officers and consists of stock options, restricted stock, restricted Operating Partnership units and out-performance plan awards.  We account for all stock-based compensation in accordance with ASC 718, Compensation – Stock Compensation.

 

 

125


 

VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

2.    Basis of Presentation and Significant Accounting Policies – continued 

 

Income Taxes: We operate in a manner intended to enable us to continue to qualify as a REIT under Sections 856‑860 of the Internal Revenue Code of 1986, as amended. Under those sections, a REIT which distributes at least 90% of its REIT taxable income as a dividend to its shareholders each year and which meets certain other conditions will not be taxed on that portion of its taxable income which is distributed to its shareholders. We distribute to shareholders 100% of taxable income and therefore, no provision for Federal income taxes is required.  Dividend distributions for the year ended December 31, 2009, were characterized, for Federal income tax purposes, as 63.9% ordinary income, 0.9% long-term capital gain and 35.2% return of capital.  Dividend distributions for the year end ed December 31, 2008 were characterized, for Federal income tax purposes, as 70.8% ordinary income and 29.2% return of capital. Dividend distributions for the year ended December 31, 2007 were characterized, for Federal income tax purposes, as 61.6% ordinary income and 38.4% long-term capital gain.

 

We have elected to treat certain consolidated subsidiaries, and may in the future elect to treat newly formed subsidiaries, as taxable REIT subsidiaries pursuant to an amendment to the Internal Revenue Code that became effective January 1, 2001.  Taxable REIT subsidiaries may participate in non-real estate related activities and/or perform non-customary services for tenants and are subject to Federal and State income tax at regular corporate tax rates. Our taxable REIT subsidiaries had a combined current income tax liability of approximately $21,481,000 and $20,837,000 for the years ended December 31, 2009 and 2008, respectively, and have immaterial differences between the financial reporting and tax basis of assets and liabilities.

 

In connection with purchase accounting for H Street, in July 2005 and April 2007 we recorded an aggregate of $222,174,000 of deferred tax liabilities representing the differences between the tax basis and the book basis of the acquired assets and liabilities multiplied by the effective tax rate.  We were required to record these deferred tax liabilities because H Street and its partially owned entities were operated as C Corporations at the time they were acquired. As of January 16, 2008, we had completed all of the actions necessary to enable these entities to elect REIT status effective for the tax year beginning on January 1, 2008.  Consequently, in the first quarter of 2008, we reversed the deferred tax liabilities and recognized an income tax benefit of $222,174,000 in our consolidated statement of income. 

 

The following table reconciles net income attributable to common shareholders to estimated taxable income for the years ended December 31, 2009, 2008 and 2007.

 

 (Amounts in thousands)

 

2009

 

2008

 

2007

 

Net income attributable to common shareholders

 

$

49,093

 

$

302,206

 

$

484,362

 

Book to tax differences (unaudited):

 

 

 

 

 

 

 

 

 

 

Depreciation and amortization

 

 

247,023

 

 

233,426

 

 

145,131

 

Mezzanine loans receivable

 

 

171,380

 

 

(51,893

)

 

51,682

 

Straight-line rent adjustments

 

 

(83,959

)

 

(82,901

)

 

(70,450

)

Earnings of partially owned entities

 

 

(82,382

)

 

(50,855

)

 

12,093

 

Stock options

 

 

(32,643

)

 

(71,995

)

 

(88,752

)

Sale of real estate

 

 

3,923

 

 

3,687

 

 

(57,386

)

Reversal of deferred tax liability

 

 

 

 

(202,267

)

 

 

Derivatives

 

 

 

 

43,218

 

 

131,711

 

Other, net

 

 

81,936

 

 

171,763

 

 

13,256

 

Estimated taxable income

 

$

354,371

 

$

294,389

 

$

621,647

 

 

The net basis of our assets and liabilities for tax reporting purposes is approximately $3.1 billion lower than the amount reported in our consolidated financial statements.

126


 

VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities

Toys

As of December 31, 2009, we own 32.7% of Toys.  The business of Toys is highly seasonal.  Historically, Toys’ fourth quarter net income accounts for more than 80% of its fiscal year net income.  We account for our investment in Toys under the equity method and because Toys’ fiscal year ends on the Saturday nearest January 31, we record our 32.7% share of Toys’ net income or loss on a one-quarter lag basis.  As of December 31, 2009, the carrying amount of our investment in Toys does not differ materially from our share of the equity in net assets of Toys on a purchase accounting basis.

 

During 2009, we recognized $13,946,000 for our share of income from the reversal of previously recognized deferred financing cost amortization expense, which we initially recorded as a reduction of the basis of our investment in Toys.  During 2008, in connection with an audit of Toys’ purchase accounting basis financial statements for its fiscal years 2006 and 2007, it was determined that the purchase accounting basis income tax expense was understated.  Accordingly, we recognized $14,900,000 of income tax expense for our share of this non-cash charge.  This non-cash charge had no effect on cash actually paid for income taxes or Toys’ previously issued Recap basis consolidated financial statements.

 

 

Below is a summary of Toys’ latest available financial information presented on a purchase accounting basis:

 

 

 

 

 

 

 

(Amounts in thousands)

 

 

 

 

 

Balance Sheet:

 

As of October 31, 2009

 

As of November 1, 2008

 

Assets

 

$

12,589,000

 

$

12,410,000

 

Liabilities

 

 

11,198,000

 

 

11,393,000

 

Noncontrolling interests

 

 

112,000

 

 

88,000

 

Toys “R” Us, Inc. equity

 

 

1,279,000

 

 

929,000

 


 

 

For the Twelve Months Ended

 

Income Statement:

 

October 31, 2009

 

 

November 1, 2008

 

November 3, 2007

 

Total revenue

 

$

13,172,000

 

 

$

14,090,000

 

$

13,646,000

 

Net income (loss) attributable to Toys

 

 

216,000

 

 

 

(13,000

)

 

(65,000

)

 

 

 

Alexander’s, Inc. (NYSE: ALX) (“Alexander’s”)

At December 31, 2009 and 2008, we owned 32.4% and 32.5%, respectively, of the outstanding common shares of Alexander’s.  We manage, lease and develop Alexander’s properties pursuant to the agreements described below which expire in March of each year and are automatically renewable.  At December 31, 2009 the market value (“fair value” pursuant to ASC 820) of our investment in Alexander’s, based on Alexander’s December 31, 2009 closing share price of $304.42, was $503,531,000, or $310,357,000 in excess of the carrying amount on our consolidated balance sheet. 

 

As of December 31, 2009, the carrying amount of our investment in Alexander’s excluding amounts owed to us, exceeds our share of the equity in the net assets of Alexander’s by approximately $61,261,000.  The majority of this basis difference resulted from the excess of our purchase price for the Alexander’s common stock acquired over the book value of Alexander’s net assets.  Substantially all of this basis difference was allocated, based on our estimates of the fair values of Alexander’s assets and liabilities, to real estate (land and buildings).  We are amortizing the basis difference related to the buildings into earnings as additional depreciation expense over their estimated useful lives.  This depreciation is not material to our share of equity in Alexander’s net income or loss.  The basis difference related to the land will be recognized upon disposition of our investment.

127


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities - continued

 

Management and Development Agreements

 

We receive an annual fee for managing Alexander’s and all of its properties equal to the sum of (i) $3,000,000, (ii) 3% of the gross income from the Kings Plaza Regional Shopping Center, (iii) $0.50 per square foot of the tenant-occupied office and retail space at 731 Lexington Avenue and (iv) $241,000, escalating at 3% per annum, for managing the common area of 731 Lexington Avenue.

 

In addition, we are entitled to a development fee of 6% of development costs, as defined, with a minimum guaranteed payment of $750,000 per annum.  During the years ended December 31, 2009, 2008 and 2007, we recognized $2,710,000, $4,101,000 and $4,482,000, respectively, of development fee income.   

 

Leasing Agreements

 

We provide Alexander’s with leasing services for a fee of 3% of rent for the first ten years of a lease term, 2% of rent for the eleventh through twentieth year of a lease term and 1% of rent for the twenty-first through thirtieth year of a lease term, subject to the payment of rents by Alexander’s tenants.  In the event third-party real estate brokers are used, our fee increases by 1% and we are responsible for the fees to the third-parties.  We are also entitled to a commission upon the sale of any of Alexander’s assets equal to 3% of gross proceeds, as defined, for asset sales less than $50,000,000, or 1% of gross proceeds, as defined, for asset sales of $50,000,000 or more.  The total of these amounts is payable to us in annual installments in an amount not to exceed $4,000,000 with interest on the unpaid balance at one-year LIBOR plus 1.0% (3.02% at December 31, 2009).  

 

Other Agreements

 

Building Maintenance Services (“BMS”), our wholly-owned subsidiary, supervises the cleaning, engineering and security services at Alexander’s 731 Lexington Avenue and Kings Plaza properties for an annual fee of the costs for such services plus 6%.  During the years ended December 31, 2009, 2008 and 2007, we recognized $2,083,000, $2,083,000 and $3,016,000 of income, respectively, under these agreements.

 

 

 

Below is a summary of Alexander’s latest available financial information:

 

 

 

 

 

 

 

(Amounts in thousands)

 

 

 

 

 

Balance Sheet:

 

As of December 31, 2009

 

As of December 31, 2008

 

Assets

 

$

1,704,000

 

$

1,604,000

 

Liabilities

 

 

1,389,000

 

 

1,423,000

 

Noncontrolling interests

 

 

2,000

 

 

2,000

 

Equity

 

 

313,000

 

 

179,000

 


 

 

For the Year Ended

 

Income Statement:

 

December 31, 2009

 

 

December 31, 2008

 

December 31, 2007

 

Total revenue

 

$

224,000

 

 

$

211,000

 

$

208,000

 

Net income attributable to Alexander’s

 

 

133,000

 

 

 

76,000

 

 

114,000

 

 

128


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities - continued

Lexington Realty Trust (“Lexington”) (NYSE: LXP)

Prior to October 28, 2008, we owned 8,149,592 limited partnership units of Lexington Master Limited Partnership which were exchangeable on a one-for-one basis into Lexington common shares, or a 7.7% limited partnership interest.  On October 28, 2008, we acquired 8,000,000 Lexington common shares for $5.60 per share, or $44,800,000.  The purchase price consisted of $22,400,000 in cash and a $22,400,000 margin loan recourse only to the 8,000,000 shares acquired.  In addition, we exchanged our existing limited partnership units in Lexington MLP for 8,149,592 Lexington common shares.  As of December 31, 2009, we own 18,468,969 Lexington common shares, or approximately 15.2% of Lexington’s common equity.  We account for our investment in Lexington on the equity method because we believe we have the ability to exercise significant influence over Lexi ngton’s operating and financial policies, based on, among other factors, our representation on Lexington’s Board of Trustees and the level of our ownership in Lexington compared to that of other shareholders.  We record our pro rata share of Lexington’s net income or loss on a one-quarter lag basis because we file our consolidated financial statements on Form 10-K and 10-Q prior to the time that Lexington files its financial statements.

 

Based on Lexington’s December 31, 2009 closing share price of $6.08, the market value (“fair value” pursuant to ASC 820) of our investment in Lexington was $112,291,000, or $57,185,000 in excess of the carrying amount on our consolidated balance sheet.  During 2009, we recognized $19,121,000 for our share of impairment losses recorded by Lexington related to its investment in Concord Debt Holdings LLC.  During 2008, we concluded that our investment in Lexington was “other-than-temporarily” impaired and recognized an aggregate non-cash impairment loss of $107,882,000.  Our conclusion was based on the deterioration in the capital and financial markets and our inability to forecast a recovery in the near-term.  These losses are included as a component of “(loss) income from partially owned entities,” on our consolidated st atements of income. 

 

As of December 31, 2009, the carrying amount of our investment in Lexington was less than our share of the equity in the net assets of Lexington by approximately $87,579,000.  This basis difference resulted primarily from the aggregate of $107,882,000 of non-cash impairment losses recognized during 2008.  The remainder of the basis difference related to purchase accounting for our acquisition of an additional 8,000,000 common shares of Lexington in October 2008, of which the majority relates to our estimate of the fair values of Lexington’s real estate (land and buildings) as compared to their carrying amounts in Lexington’s consolidated financial statements.  We are amortizing the basis difference related to the buildings into earnings as additional depreciation expense over their estimated useful lives.  This depreciation is not material to our share of equity in Lexington’s net income or loss.  The basis difference attributable to the land will be recognized upon disposition of our investment.

 

Below is a summary of Lexington’s latest available financial information:

 

 

 

 

 

 

(Amounts in thousands)

 

 

 

 

 

Balance Sheet:

 

As of
September 30, 2009

 

As of
September 30, 2008

 

Assets

 

$

3,702,000

 

$

4,294,000

 

Liabilities

 

 

2,344,000

 

 

2,745,000

 

Noncontrolling interests

 

 

94,000

 

 

625,000

 

Shareholders’ equity

 

 

1,264,000

 

 

924,000

 

 

 

 

For the Twelve Months Ended

 

Income Statement:

 

September 30, 2009

 

 

September 30, 2008

 

September 30, 2007

 

Total revenue

 

$

399,000

 

 

$

447,000

 

$

387,000

 

Net (loss) income attributable to Lexington

 

 

(177,000

)

 

 

49,000

 

 

62,000

 

 

129


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities - continued

GMH

In June 2008, pursuant to the sale of GMH’s military housing division and the merger of its student housing division with American Campus Communities, Inc. (“ACC”) (NYSE: ACC), we received an aggregate of $105,180,000, consisting of $82,142,000 in cash and 753,126 shares of ACC common stock valued at $23,038,000 based on ACC’s then closing share price of $30.59, in exchange for our entire interest in GMH.  We subsequently sold all of the ACC common shares.  The above transactions resulted in a net gain of $2,038,000 which is included as a component of “net gains on disposition of wholly owned and partially owned assets other than depreciable real estate” in our consolidated statement of income. 

 

 

Real Estate Joint Ventures’ Development Costs

During 2008, we recognized non-cash losses aggregating $96,037,000, for the write-off of our share of certain partially owned entities’ development costs, as these projects were either deferred or abandoned.  These losses include $37,000,000 for our share of costs in connection with the redevelopment of the Downtown Crossing property in Boston and $23,000,000 for our share of costs in connection with the abandonment of the “arena move”/Moynihan East portions of the Farley project. These losses are included as a component of “(loss) income from partially owned entities,” on our consolidated statement of income.

 

 

 

 

Condensed Combined Financial Information of Partially Owned Entities

 

 

The following is a summary of combined financial information for all of our partially owned entities, including Toys, Alexander’s and Lexington, as of December 31, 2009 and 2008 and for the years ended December 31, 2009, 2008 and 2007.

 

(Amounts in thousands)

 

December 31,

 

Balance Sheet:

 

2009

 

2008

 

Assets

 

$

23,188,000

 

$

23,694,000

 

Liabilities

 

 

18,164,000

 

 

18,787,000

 

Noncontrolling interests

 

 

227,000

 

 

739,000

 

Equity

 

 

4,797,000

 

 

4,168,000

 

 

 

 

For the Years Ended December 31,

 

 

Income Statement:

 

2009

 

 

2008

 

2007

 

Total revenue

 

$

14,337,000

 

 

$

15,313,000

 

$

14,821,000

 

Net loss

 

 

(51,000

)

 

 

(54,000

)

 

(144,000

)

130


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities – continued

Investments in partially owned entities as of December 31, 2009 and 2008 and income recognized from these investments for the years ended December 31, 2009, 2008 and 2007 are as follows:

 

 

Percentage

 

 

 

Investments:
(Amounts in thousands)

 

Ownership as of

 

As of December 31,

 

 

December 31, 2009

 

2009

 

2008

 

Toys (see page 127)

 

32.7%

 

$

409,453

 

$

293,096

 

 

 

 

 

 

 

 

 

 

 

Alexander’s (see page 127)

 

32.4%

 

$

193,174

 

$

137,305

 

Partially owned office buildings (1)

 

(1)

 

 

158,444

 

 

157,468

 

India real estate ventures

 

4%-36.5%

 

 

93,322

 

 

88,858

 

Lexington (see page 129)

 

15.2%

 

 

55,106

 

 

80,748

 

Other equity method investments (2)

 

(2)

 

 

299,786

 

 

325,775

 

 

 

 

 

$

799,832

 

$

790,154

 

 

Our Share of Net Income (Loss):

 

For the Years Ended December 31,

 

(Amounts in thousands)

 

2009

2008

2007

 

Toys:

 

 

 

 

 

 

 

 

 

 

32.7% share of:

 

 

 

 

 

 

 

 

 

 

Equity in net income (loss) before income taxes

 

$

58,416

(3)

$

53,867

 

$

(31,855

)

Income tax benefit (expense)

 

 

13,185

 

 

(44,752

)

 

10,898

 

Equity in net income (loss)

 

 

71,601

 

 

9,115

 

 

(20,957

)

Non-cash purchase price accounting adjustments

 

 

13,946

 

 

(14,900

)

 

 

Interest and other income

 

 

6,753

 

 

8,165

 

 

6,620

 

 

 

$

92,300

 

$

2,380

 

$

(14,337

)

Alexander’s:

 

 

 

 

 

 

 

 

 

 

32.4% share in 2009, 32.5% in 2008 and 32.8% in 2007 of:

 

 

 

 

 

 

 

 

 

 

Equity in net income before reversal of stock
appreciation rights compensation expense

 

$

31,659

(4)

$

17,484

 

$

23,044

 

Reversal of stock appreciation rights compensation expense

 

 

11,105

 

 

6,583

 

 

14,280

 

Equity in net income

 

 

42,764

 

 

24,067

 

 

37,324

 

Management and leasing fees

 

 

8,055

 

 

8,503

 

 

8,783

 

Development fees

 

 

2,710

 

 

4,101

 

 

4,482

 

 

 

$

53,529

 

$

36,671

 

$

50,589

 

 

 

 

 

 

 

 

 

 

 

 

Lexington (see page 129)

 

$

(25,665

)(5)

$

(105,630

)(6)

$

2,211

 

India Real Estate Ventures - 4% - 36.5% share of equity in net losses

 

 

(1,636

)

 

(3,336

)

 

 

GMH (see page 130)

 

 

 

 

 

 

6,463

 

Other

 

 

(46,138

)(7)

 

(86,912

)(8)

 

23,217

 

 

 

$

(73,439

)

$

(195,878

)

$

31,891

 

 

_________________________

(1)     Includes interests in 330 Madison Avenue (25%), 825 Seventh Avenue (50%), Fairfax Square (20%), Kaempfer equity interests in three office buildings (2.5% to 5.0%), Rosslyn Plaza (46%) and West 57th Street properties (50%).

 

(2)     Includes interests in Monmouth Mall, Verde Realty Operating Partnership (“Verde”) 85 10th Avenue Associates and redevelopment ventures including Harlem Park and Farley.

 

(3)     Includes $10,200 for our share of income from a litigation settlement.

 

(4)     Includes $13,668 for our share of an income tax benefit.

 

(5)     2009 includes $19,121 for our share of impairment losses recorded by Lexington on its investment in Concord Debt Holdings LLC. 

 

(6)     2008 includes $107,882 of impairment losses on our investment in Lexington.

 

(7)     Includes $17,820 of impairment losses, substantially all of which is on our investment in Verde, and $7,650 of expense for our share of the Downtown Crossing, Boston lease termination payment. 

 

(8)     Includes $96,037 of non-cash charges for the write-off of our share of certain partially owned entities’ development costs, including $37,000 for Downtown Crossing, Boston and $23,000 for the “arena move”/Moynihan East portions of the Farley project.

 

 

131


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities - continued

Below is a summary of the debt of partially owned entities as of December 31, 2009 and 2008, none of which is recourse to us.

 



 

100% of
Partially Owned Entities’ Debt at


(Amounts in thousands)

 

December 31,
2009

 

December 31,
2008

Toys (32.7% interest) (as of October 31, 2009 and November 1, 2008, respectively):

 

 

 

 

 

 

10.75% senior unsecured notes, due 2017 (Face value – $950,000) (1)

 

$

925,931

 

$

$1.3 billion senior credit facility(1)

 

 

 

 

1,300,000

$2.0 billion credit facility, due 2012, LIBOR plus 1.00% – 4.25% (2)

 

 

418,777

 

 

367,000

Mortgage loan, due 2010, LIBOR plus 1.30% (1.55% at December 31, 2009) (3)

 

 

800,000

 

 

800,000

$804 million secured term loan facility, due 2012, LIBOR plus 4.25%
(4.48% at December 31, 2009)

 

 

797,911

 

 

797,000

Senior U.K. real estate facility, due 2013, with interest at 5.02%

 

 

578,982

 

 

568,000

7.625% bonds, due 2011 (Face value – $500,000)

 

 

490,613

 

 

486,000

7.875% senior notes, due 2013 (Face value – $400,000)

 

 

381,293

 

 

377,000

7.375% senior notes, due 2018 (Face value – $400,000)

 

 

338,989

 

 

335,000

4.51% Spanish real estate facility, due 2013

 

 

191,436

 

 

167,000

$181 million unsecured term loan facility, due 2013, LIBOR plus 5.00%
(5.23% at December 31, 2009)

 

 

180,456

 

 

180,000

Japan bank loans, due 2011 – 2014, 1.20% – 2.85%

 

 

172,902

 

 

158,000

Japan borrowings, due 2010 – 2011 (weighted average rate of 0.92% at December 31, 2009)

 

 

168,720

 

 

289,000

European and Australian asset-based revolving credit facility, due 2012, LIBOR/EURIBOR plus
4.00% (4.52% at December 31, 2009)

 

 

102,760

 

 

6.84% Junior U.K. real estate facility, due 2013

 

 

101,861

 

 

101,000

4.51% French real estate facility, due 2013

 

 

92,353

 

 

81,000

8.750% debentures, due 2021 (Face value – $22,000)

 

 

21,022

 

 

21,000

Other

 

 

136,206

 

 

73,000

 

 

 

5,900,212

 

 

6,100,000

Alexander’s (32.4% interest):

 

 

 

 

 

 

731 Lexington Avenue mortgage note payable collateralized by the office space,
due in February 2014, with interest at 5.33% (prepayable without penalty after December 2013)

 

 

362,989

 

 

373,637

731 Lexington Avenue mortgage note payable, collateralized by the retail space,
due in July 2015, with interest at 4.93% (prepayable without penalty after December 2013)

 

 

320,000

 

 

320,000

Rego Park construction loan payable, due in December 2010, LIBOR plus 1.20%
(1.48% at December 31, 2009)

 

 

266,411

 

 

181,695

Kings Plaza Regional Shopping Center mortgage note payable, due in June 2011,
with interest at 7.46% (prepayable without penalty after December 2010)

 

 

183,319

 

 

199,537

Rego Park mortgage note payable, due in March 2012 (prepayable without penalty) (4)

 

 

78,246

 

 

78,386

Paramus mortgage note payable, due in October 2011, with interest at 5.92%
(prepayable without penalty)

 

 

68,000

 

 

68,000

 

 

 

1,278,965

 

 

1,221,255

Lexington (15.2% interest) (as of September 30, 2009 and September 30, 2008, respectively)
Mortgage loans collateralized by the trust’s real estate, due from 2010 to 2037, with a weighted
average interest rate of 5.63% at September 30, 2009 (various prepayment terms)

 

 

2,132,253

 

 

2,486,370

 

 

 

 

 

 

 

 

_____________________________

(1)     On July 9, 2009, Toys issued $950 million aggregate principal amount of 10.75% Senior Unsecured Notes due 2017.  The proceeds from the issuance, along with existing cash, were used to repay the outstanding balance under its $1.3 billion senior credit facility, which was subsequently terminated.

(2)     On June 24, 2009, Toys extended this credit facility, which was to expire in July 2010, to May 2012.  The borrowing capacity under the amended facility will remain at $2.0 billion through the original maturity date in July 2010 and will continue at $1.5 billion thereafter.  The interest rate is LIBOR plus 3.20%, which may vary based on availability, through July 2010 and LIBOR plus 4.00%, subject to usage, thereafter.

(3)     This debt was refinanced with the proceeds of a $725 million 8.50% senior secured note offering due 2017.

(4)     On March 10, 2009, the $78,246 outstanding balance of the Rego Park I mortgage loan, which was scheduled to mature in June 2009, was repaid and simultaneously refinanced in the same amount.  The new loan bears interest at 75 basis points, is secured by the property and is 100% cash collateralized.  The proceeds of the new loan were placed in a non-interest bearing restricted mortgage escrow account.

 

132


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

3.    Investments in Partially Owned Entities – continued

 


(Amounts in thousands)

 

100% of
Partially Owned Entities’ Debt at

 


Partially owned office buildings:

 

December 31,
2009

 

December 31,
2008

 

 

Kaempfer Properties (2.5% and 5.0% interests in two partnerships) mortgage notes payable,
collateralized by the partnerships’ real estate, due 2011, with a weighted
average interest rate of 5.83% at December 31, 2009 (various prepayment terms)

 

$

141,547

 

$

143,000

 

 

100 Van Ness, San Francisco office complex (9% interest) up to $132 million construction loan payable,
due in July 2013, LIBOR plus 2.75% (2.98% at December 31, 2009) with an interest rate floor of
6.50% and interest rate cap of 7.00%

 

 

85,249

 

 

85,249

 

 

330 Madison Avenue (25% interest) $150,000 mortgage note payable, due in June 2015, LIBOR
plus 1.50% (1.78% at December 31, 2009)

 

 

150,000

 

 

70,000

 

 

Fairfax Square (20% interest) mortgage note payable, due in December 2014, with interest at 7.00%
(prepayable without penalty after July 2014)

 

 

72,500

 

 

62,815

 

 

Rosslyn Plaza (46% interest) mortgage note payable, due in December 2011, LIBOR plus 1.0%
(1.24% at December 31, 2009)

 

 

56,680

 

 

56,680

 

 

West 57th Street (50% interest) mortgage note payable with interest at 4.94% (1)

 

 

29,000

 

 

29,000

 

 

825 Seventh Avenue (50% interest) mortgage note payable, due in October 2014,
with interest at 8.07% (prepayable without penalty after April 2014)

 

 

20,773

 

 

21,426

 

 

India Real Estate Ventures:

 

 

 

 

 

 

 

 

TCG Urban Infrastructure Holdings (25% interest) mortgage notes payable, collateralized by the
entity’s real estate, due from 2010 to 2022, with a weighted average interest rate of 13.52% at
December 31, 2009 (various prepayment terms)

 

 

178,553

 

 

148,792

 

 

India Property Fund L.P. (36.5% interest) $120 million secured revolving credit facility, due in
March 2010, LIBOR plus 5.00% (5.23% at December 31, 2009)

 

 

77,000

 

 

90,500

 

 

Waterfront Associates, LLC (2.5% interest) construction and land loan up to $250 million payable,
due in September 2011 with a six month extension option, LIBOR plus 2.00% - 3.50%
(2.48% at December 31, 2009)

 

 

183,742

 

 

57,600

 

 

Verde Realty Operating Partnership (8.5% interest) mortgage notes payable,
collateralized by the partnerships’ real estate, due from 2010 to 2025, with a weighted average
interest rate of 5.89% at December 31, 2009 (various prepayment terms)

 

 

607,089

 

 

559,840

 

 

Green Courte Real Estate Partners, LLC (8.3% interest) (as of September 30, 2009 and September 30, 2008,
respectively) mortgage notes payable, collateralized by the partnerships’ real estate, due from 2009 to
2017, with a weighted average interest rate of 5.24% at December 31, 2009 (various prepayment
terms)

 

 

304,481

 

 

307,098

 

 

Monmouth Mall (50% interest) mortgage note payable, due in September 2015, with interest
at 5.44%
(prepayable without penalty after July 2015)

 

 

165,000

 

 

165,000

 

 

San Jose, California Ground-up Development (45% interest) construction loan, due in March 2010,
$100 million fixed at 3.30%, balance at LIBOR plus 2.54% (2.79% at December 31, 2009)

 

 

132,570

 

 

132,128

 

 

Wells/Kinzie Garage (50% interest) mortgage note payable, due in December 2013, with interest at 6.87%

 

 

14,657

 

 

14,800

 

 

Orleans Hubbard Garage (50% interest) mortgage note payable, due in December 2013, with interest at
6.87%

 

 

10,101

 

 

10,200

 

 

Other

 

 

425,717

 

 

468,559

 

 

____________________________

(1)  On February 19, 2010, this loan was refinanced in the amount of $23,200 for a three-year term with interest fixed at 4.94%.

 

 

 

Based on our ownership interest in the partially owned entities above, our pro rata share of the debt of these partially owned entities was $3,149,640,000 and $3,196,585,000 as of December 31, 2009 and 2008, respectively.

133


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

4.    Marketable Securities

We classify equity securities that we intend to buy and sell on a short-term basis as trading securities; debt securities and mandatorily redeemable preferred stock investments that we have the intent and ability to hold to maturity as held-to-maturity securities; and debt and equity securities we intend to hold for an indefinite period of time as available-for-sale securities.  Trading securities are presented at fair value at the end of each reporting period, with any unrealized gains or losses included in earnings; held-to-maturity securities are presented at amortized cost at the end of each reporting period and unrealized gains and losses are not recognized; and available-for-sale marketable equity securities are presented at fair value at the end of each reporting period, with any unrealized gains or losses included as a separate component of equity (i.e., as an element of other comprehensive income).  Realized gains and losses on debt and equity securities are recognized in earnings upon the sale of the securities and are recorded based on the weighted average cost of such securities.

 

We evaluate our portfolio of marketable securities for impairment each reporting period.  For each of the securities in our portfolio with unrealized losses, we review the underlying cause of the decline in value and the estimated recovery period, as well as the severity and duration of the decline.  In our evaluation, we consider our ability and intent to hold these investments for a reasonable period of time sufficient for us to recover our cost basis.  We also evaluate the near-term prospects for each of these investments in relation to the severity and duration of the decline. 

 

During 2009 and 2008, we concluded that certain of our investments in marketable securities were “other-than-temporarily” impaired and recognized an aggregate of $3,361,000 and $76,352,000, respectively, of non-cash impairment losses.  These charges are included as a component of “interest and other investment (loss) income, net” on our consolidated statements of income.  Our conclusions were based on the severity and duration of the decline in the market value of these securities and our inability to forecast a recovery in the near term.  No impairment losses were recognized in the year ended December 31, 2007.

 

The carrying amount of marketable securities on consolidated balance sheets and their corresponding fair values at December 31, 2009 and 2008 are as follows:

 

 

 

 

As of December 31, 2009

 

As of December 31, 2008

 

(Amounts in thousands)

 

Carrying
Amount

 

Fair
Value

 

Carrying
Amount

 

Fair
Value

 

Marketable equity securities

 

$

79,925

 

$

79,925

 

$

118,438

 

$

118,438

 

Debt securities held-to-maturity

 

 

300,727

 

 

319,393

 

 

215,884

 

 

164,728

 

 

 

$

380,652

 

$

399,318

 

$

334,322

 

$

283,166

 

 

 

At December 31, 2009, aggregate unrealized gains and losses were $13,026,000 and $1,223,000, respectively.  At December 31, 2008, aggregate unrealized gains and losses were $164,000 and $2,225,000, respectively. 

 

During the years ended December 31, 2009, 2008 and 2007, we sold certain of our investments in marketable securities for an aggregate of $64,355,000, $51,185,000, and $112,779,000 in cash, respectively.  In connection therewith, we recognized $3,834,000, $2,028,000 and $39,493,000, respectively, of net gains from the sale of such securities, which are included as a component of “net gain on disposition of wholly owned and partially owned assets other than depreciable real estate” on our consolidated statements of income.

134


VORNADO REALTY TRUST

NOTES TO CONSOLDIDATED FINANCIAL STATEMENTS (CONTINUED)

 

5.    Mezzanine Loans Receivable

The following is a summary of our investments in mezzanine loans as of December 31, 2009 and 2008. 

 

 (Amounts in thousands)

 

 

 

Interest Rate
as of

 

Carrying Amount as of

 

Mezzanine Loans Receivable:

 

Maturity

 

December 31,
2009

 

December 31,
2009

 

December 31,
2008

 

Equinox (1)

 

02/13

 

14.00%

 

$

97,968

 

$

85,796

 

Tharaldson Lodging Companies  (2)

 

04/10

 

4.47%

 

 

74,701

 

 

76,341

 

Riley HoldCo Corp.  (3)

 

02/15

 

10.00%

 

 

74,437

 

 

74,381

 

280 Park Avenue  (4)

 

06/16

 

10.25%

 

 

73,750

 

 

73,750

 

Charles Square Hotel, Cambridge (5)

 

(5)

 

(5)

 

 

 

 

41,796

 

Other, net

 

7/13-8/15

 

5.86%-8.40%

 

 

73,168

 

 

167,175

 

 

 

 

 

 

 

 

394,024

 

 

519,239

 

Valuation allowance (6)

 

 

 

 

 

 

(190,738

)

 

(46,700

)

 

 

 

 

 

 

$

203,286

 

$

472,539

 

_____________________

 

(1)       On January 28, 2010, Equinox pre-paid the entire balance of this loan plus accrued interest.  We received $99,314, including accrued interest, for our 50% interest in the loan which we acquired in 2006 for $57,500.  

 

(2)       On June 16, 2006, we acquired an 81.5% interest in a $95,968 mezzanine loan to Tharaldson Lodging Companies for $78,166 in cash. The loan is secured by a 107 hotel property portfolio with brands including Fairfield Inn, Residence Inn, Comfort Inn and Courtyard by Marriott. The loan is subordinate to $671,778 of debt and is senior to approximately $192,000 of other debt and equity. The loan provides for a 0.75% placement fee and bears interest at LIBOR plus 4.25% (4.47% at December 31, 2009).  The borrower has a one-year extension option.

 

(3)       In 2005, we made a $135,000 loan to Riley HoldCo Corp., consisting of a $60,000 mezzanine loan and a $75,000 fixed rate unsecured loan. During 2006, we were repaid the $60,000 balance of the mezzanine loan.

 

(4)       On June 30, 2006, we made a $73,750 mezzanine loan secured by the equity interests in 280 Park Avenue, a 1.2 million square foot office building, located between 48th and 49th Streets in Manhattan. The loan bears interest at 10.25% and matures in June 2016. The loan is subordinate to $1.036 billion of other debt and is senior to approximately $260,000 of equity and interest reserves.

 

(5)       On June 1, 2009, this loan, which was scheduled to mature in September 2009, was repaid.

 

(6)       Represents loan loss accruals on certain mezzanine loans based on our estimate of the net realizable value of each loan.  Our estimates are based on the present value of expected cash flows, discounted at each loan’s effective interest rate, or if a loan is collateralized, based on the fair value of the underlying collateral, adjusted for estimated costs to sell.  The excess of the carrying amount over the net realizable value of a loan is recognized as a reduction of “interest and other investment (loss) income, net” in our consolidated statement of income.

 

135


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

 

6.       Identified Intangible Assets

 

The following summarizes our identified intangible assets (primarily acquired above-market leases) and intangible liabilities (primarily acquired below-market leases) as of December 31, 2009 and December 31, 2008.

 

 

 

Balance as of

 

(Amounts in thousands)

 

December 31,
2009

 

December 31,
2008

 

Identified intangible assets (included in other assets):

 

 

 

 

 

 

 

Gross amount

 

$

755,467

 

$

780,476

 

Accumulated amortization

 

 

(312,957

)

 

(257,757

)

Net

 

$

442,510

 

$

522,719

 

 

 

 

 

 

 

 

 

Identified intangible liabilities (included in deferred credit):

 

 

 

 

 

 

 

Gross amount

 

$

942,968

 

$

998,179

 

Accumulated amortization

 

 

(309,476

)

 

(278,357

)

Net

 

$

633,492

 

$

719,822

 

 

Amortization of acquired below-market leases, net of acquired above-market leases resulted in an increase to rental income of $72,481,000, $96,176,000 and $83,274,000 for the years ended December 31, 2009, 2008 and 2007, respectively.  Estimated annual amortization of acquired below-market leases, net of acquired above-market leases for each of the five succeeding years is as follows:

 

(Amounts in thousands)

 

 

 

 

2010

 

$

62,740

 

2011

 

 

58,697

 

2012

 

 

54,404

 

2013

 

 

46,471

 

2014

 

 

40,512

 

 

Amortization of all other identified intangible assets (a component of depreciation and amortization expense) was $64,529,000, $86,388,000 and $45,654,000 for the years ended December 31, 2009, 2008 and 2007, respectively.  The estimated annual amortization of all other identified intangible assets, including acquired in-place leases, customer relationships and third party contracts for each of the five succeeding years is as follows:

 

(Amounts in thousands)

 

 

 

 

2010

 

$

54,069

 

2011

 

 

51,775

 

2012

 

 

46,446

 

2013

 

 

38,957

 

2014

 

 

20,149

 

 

We are a tenant under ground leases for certain properties.  Amortization of these acquired below-market leases resulted in an increase to rent expense of $1,831,000, $2,654,000 and $1,565,000 for the years ended December 31, 2009, 2008 and 2007, respectively.  Estimated annual amortization of these below market leases for each of the five succeeding years is as follows:

 

(Amounts in thousands)

 

 

 

 

2010

 

$

2,157

 

2011

 

 

2,157

 

2012

 

 

2,157

 

2013

 

 

2,157

 

2014

 

 

2,157

 

 


136


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

7.     Debt

The following is a summary of our debt:

 

 (Amounts in thousands)

 

 

 

 

 

Balance at

Notes and mortgages payable:

 

Maturity (1)

 

Interest Rate at
December 31, 2009

 

December 31,
2009

 

December 31,
2008

Fixed rate:

 

 

 

 

 

 

 

 

 

 

New York Office:

 

 

 

 

 

 

 

 

 

 

1290 Avenue of the Americas

 

01/13

 

5.97%

 

$

434,643

 

$

444,667

350 Park Avenue

 

01/12

 

      5.48%

 

 

430,000

 

 

430,000

770 Broadway

 

03/16

 

      5.65%

 

 

353,000

 

 

353,000

888 Seventh Avenue

 

01/16

 

      5.71%

 

 

318,554

 

 

318,554

Two Penn Plaza

 

02/11

 

      4.97%

 

 

282,492

 

 

287,386

909 Third Avenue

 

04/15

 

      5.64%

 

 

210,660

 

 

214,074

Eleven Penn Plaza

 

 12/11

 

      5.20%

 

 

203,198

 

 

206,877

 

 

 

 

 

 

 

 

 

 

 

Washington, DC Office:

 

 

 

 

 

 

 

 

 

 

Skyline Place

 

02/17

 

5.74%

 

 

678,000

 

 

678,000

Warner Building

 

05/16

 

6.26%

 

 

292,700

 

 

292,700

River House Apartments

 

04/15

 

      5.43%

 

 

195,546

 

 

195,546

1215 Clark Street, 200 12th Street and 251 18th Street

 

01/25

 

      7.09%

 

 

113,267

 

 

115,440

Bowen Building

 

06/16

 

      6.14%

 

 

115,022

 

 

115,022

Reston Executive I, II and III

 

01/13

 

      5.57%

 

 

93,000

 

 

93,000

1101 17th , 1140 Connecticut, 1730 M and 1150 17th Street

 

 08/10

 

      6.74%

 

 

85,910

 

 

87,721

1550 and 1750 Crystal Drive

 

11/14

 

      7.08%

 

 

81,822

 

 

83,912

Universal Buildings (2)

 

04/14

 

      6.33%

 

 

106,630

 

 

59,728

1235 Clark Street

 

07/12

 

      6.75%

 

 

53,252

 

 

54,128

2231 Crystal Drive

 

08/13

 

      7.08%

 

 

48,533

 

 

50,394

1750 Pennsylvania Avenue

 

 06/12

 

      7.26%

 

 

45,877

 

 

46,570

241 18th Street

 

10/10

 

      6.82%

 

 

45,609

 

 

46,532

2011 Crystal Drive (3)

 

08/17

 

      7.30%

 

 

82,178

 

 

38,338

1225 Clark Street

 

08/13

 

      7.08%

 

 

28,925

 

 

30,145

1800, 1851 and 1901 South Bell Street

 

12/11

 

      6.91%

 

 

19,338

 

 

27,801

 

 

 

 

 

 

 

 

 

 

 

Retail:

 

 

 

 

 

 

 

 

 

 

Cross-collateralized mortgages on
42 shopping centers
(4)

 

 

      —

 

 

 

 

448,115

Springfield Mall (including present value of
purchase option)
(5)

 

10/12-04/13

 

     5.45%

 

 

242,583

 

 

252,803

Montehiedra Town Center

 

07/16

 

     6.04%

 

 

120,000

 

 

120,000

Broadway Mall

 

07/13

 

     5.30%

 

 

92,601

 

 

94,879

828-850 Madison Avenue Condominium

 

06/18

 

     5.29%

 

 

80,000

 

 

80,000

Las Catalinas Mall

 

11/13

 

     6.97%

 

 

59,304

 

 

60,766

Other

 

12/10-05/36

 

     4.75%-7.33%

 

 

156,709

 

 

159,597

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart:

 

 

 

 

 

 

 

 

 

 

Merchandise Mart

 

12/16

 

5.57%

 

 

550,000

 

 

550,000

High Point Complex

 

09/16

 

     6.35%

 

 

217,815

 

 

220,361

Boston Design Center

 

09/15

 

     5.02%

 

 

69,667

 

 

70,740

Washington Design Center

 

11/11

 

     6.95%

 

 

44,247

 

 

44,992

 

 

 

 

 

 

 

 

 

 

 

Other:

 

 

 

 

 

 

 

 

 

 

555 California Street (6)

 

05/10-09/11

 

5.94%

 

 

664,117

 

 

720,671

Industrial Warehouses

 

10/11

 

     6.95%

 

 

24,813

 

 

25,268

Total fixed interest notes and mortgages payable

 

 

 

     5.86%

 

 

6,640,012

 

 

7,117,727

___________________

See notes on page 139.

 


137


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

7.       Debt - continued

 

 (Amounts in thousands)

 

 

 

 

 

 

Balance at

 

Notes and mortgages payable:

Maturity (1)

 

Spread over
LIBOR

 

Interest Rate at
December 31, 2009

 

December 31,
2009

 

December 31,
2008

 

Variable rate:

 

 

 

 

 

 

 

 

 

 

 

 

New York Office:

 

 

 

 

 

 

 

 

 

 

 

 

Manhattan Mall

02/12

 

L+55

 

0.78%

 

$

232,000

 

$

232,000

 

866 UN Plaza

05/11

 

L+40

 

0.71%

 

 

44,978

 

 

44,978

 

Washington, DC Office:

 

 

 

 

 

 

 

 

 

 

 

 

2101 L Street

02/13

 

L+120

 

1.49%

 

 

150,000

 

 

150,000

 

Courthouse Plaza One and Two

01/15

 

L+75

 

0.98%

 

 

65,133

 

 

70,774

 

220 20th Street (construction loan)

01/11

 

L+115

 

1.40%

 

 

75,629

 

 

40,701

 

West End 25 (construction loan)

02/11

 

L+130

 

1.58%

 

 

85,735

 

 

24,620

 

River House Apartments

04/18

 

(7)

 

1.59%

 

 

64,000

 

 

64,000

 

Commerce Executive III, IV and V (8)

 

 

 

 

 

 

50,223

 

Retail:

 

 

 

 

 

 

 

 

 

 

 

 

Green Acres Mall

02/13

 

L+140

 

1.68%

 

 

335,000

 

 

335,000

 

Bergen Town Center (construction loan)

03/13

 

L+150

 

1.74%

 

 

261,903

 

 

228,731

 

Beverly Connection (9)

07/12

 

L+350

 

5.00%

 

 

100,000

 

 

100,000

 

4 Union Square South (10)

04/14

 

L+325

 

3.52%

 

 

75,000

 

 

 

435 Seventh Avenue  (11)

08/14

 

L+300

 

5.00%

 

 

52,000

 

 

 

Other (12)

11/11

 

L+375

 

3.99%

 

 

22,758

 

 

 

Other:

 

 

 

 

 

 

 

 

 

 

 

 

220 Central Park South

11/10

 

L+235 – L+245

 

2.62%

 

 

123,750

 

 

130,000

 

Other (13)

3/10(13) – 11/11

 

Various

 

2.07%

 

 

117,868

 

 

172,886

 

Total Variable Interest Notes and Mortgages Payable

 

 

 

 

1.96%

 

 

1,805,754

 

 

1,643,913

 

Total Notes and Mortgages Payable

 

 

 

 

5.03%

 

$

8,445,766

 

$

8,761,640

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Convertible senior debentures: (see page 140)

 

 

 

 

 

 

 

 

 

 

 

 

2.85% due 2027 (14)

04/12

 

 

 

5.45%

 

$

21,251

 

$

1,276,285

 

3.63% due 2026 (14)

11/11

 

 

 

5.32%

 

 

424,207

 

 

945,458

 

Total convertible senior debentures

 

 

 

 

5.33%

 

$

445,458

 

$

2,221,743

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Senior unsecured notes:

 

 

 

 

 

 

 

 

 

 

 

 

Senior unsecured notes due 2039 (15)

10/39

 

 

 

7.88%

 

$

446,134

 

$

 

Senior unsecured notes due 2010 (14)

12/10

 

 

 

4.75%

 

 

148,240

 

 

199,625

 

Senior unsecured notes due 2011 (14)

02/11

 

 

 

5.60%

 

 

117,342

 

 

249,902

 

Senior unsecured notes due 2009 (14)

08/09

 

 

 

 

 

 

 

168,289

 

Total senior unsecured notes

 

 

 

 

6.85%

 

$

711,716

 

$

617,816

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3.88% exchangeable senior debentures due 2025
(see page 140)

04/12

 

 

 

5.32%

 

$

484,457

 

$

478,256

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Unsecured revolving credit facilities:

 

 

 

 

 

 

 

 

 

 

 

 

$1.595 billion unsecured revolving credit facility

09/12

 

L+55/Prime

 

1.05%

 

$

425,000

 

$

300,000

 

$.965 billion unsecured revolving credit facility
 
($37,232 reserved for outstanding letters of credit)

06/11

 

L+55/Prime

 

1.05%

 

 

427,218

 

 

58,468

 

Total unsecured revolving credit facilities

 

 

 

 

1.05%

 

$

852,218

 

$

358,468

 

 

____________________________

See notes on the following page.

 

 

 

 

 

 

138


 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

7.    Debt - continued

Notes to preceding tabular information (Amounts in thousands):

 

(1)          Represents the extended maturity for certain loans in which we have the unilateral right, ability and intent to extend.  In the case of our convertible and exchangeable debt, represents the earliest date holders may require us to repurchase the debentures.

 

(2)          In September 14, 2009, we completed a $50,000 additional financing of the Universal Buildings.  The additional financing has a fixed interest rate of 8.0% and matures on the same date as the existing loans in April 2014.

 

(3)          On July 30, 2009, we completed an $82,500 refinancing of 2011 Crystal Drive.  This loan has a fixed interest rate of 7.30% and matures in August 2017, with two one-year extension options.  We retained net proceeds of approximately $44,500 after repaying the existing loan and closing costs.

 

(4)          In the first quarter of 2009, we purchased $47,000 of the cross collateralized debt secured by our portfolio of 42 strip shopping centers for $46,231 in cash, resulting in a net gain of $769.  On December 11, 2009, we repaid the remaining $393,440 outstanding balance of this debt, which was scheduled to mature in March 2010. 

 

(5)          We continue to evaluate plans to renovate and reposition the Springfield mall; given current economic conditions, that may require us to renegotiate the terms of the existing debt and, accordingly, we have requested that the debt be placed with the special servicer.

 

(6)          In June 2009, we purchased $58,399 (aggregate carrying amount) of debt secured by 555 California Street Complex for $55,814 in cash, resulting in a net gain of $2,585.

 

(7)          This loan bears interest at the Freddie Mac Reference Note Rate plus 1.53%. 

 

(8)          On June 1, 2009, we repaid the $50,223 outstanding balance of the Commerce Executive loan which was scheduled to mature in July 2009.

 

(9)          On July 7, 2009, we refinanced the loan on Beverly Connection which was scheduled to mature on July 9, 2009.  The new loan has a two-year term and an interest rate of LIBOR plus 3.50%, with a LIBOR floor of 1.50% (5.00% at December 31, 2009), and provides for a one-year extension through July 2012, at LIBOR plus 5.00%.

 

(10)       On April 7, 2009, we completed a $75,000 financing of 4 Union Square South.  This interest-only loan has a rate of LIBOR plus 3.25%, (3.52% at December 31, 2009) and matures in April 2012, with two one-year extension options.  The property was previously unencumbered.

 

(11)       On August 11, 2009, we completed a $52,000 financing of 435 Seventh Avenue.  This loan has an interest rate of LIBOR plus 3.00% with a LIBOR floor of 2.00% (5.00% at December 31, 2009) and matures in August 2012, with two one-year extension options.  The property was previously unencumbered.

 

(12)       On August 20, 2009, the fixed interest rate swap on this loan expired and the loan was reclassified from fixed rate to variable rate debt.  In addition, on October 15, 2009, we refinanced the principal amount of this loan at LIBOR plus 3.75% (3.99% at December 31, 2009).  The loan has an initial maturity of November 2011, with a one-year extension option.

 

(13)       We are currently in negotiations with lenders to extend or refinance two loans with outstanding balances of $36,000, which matured on October 29, 2009, and $59,468, which matures on March 8, 2010.

 

(14)       During 2009, through the open market and tender offers, we purchased $1,912,724 (aggregate face amount) of our convertible senior debentures and $254,855 (aggregate face amount) of our senior unsecured notes for $1,877,510 and $245,809 in cash, respectively, and repaid the $97,900 balance of our 4.50% senior unsecured notes upon maturity in August 2009.  During 2008, we purchased $27,500 (aggregate face amount) of our convertible senior debentures and $81,540 (aggregate face amount) of our senior unsecured notes for $18,080 and $80,408 in cash, respectively.  In connectio n with these purchases, we recognized an aggregate net loss of $29,269 in 2009 and an aggregate net gain of $9,820 in 2008 which is reflected as a component of “net (loss) gain on early extinguishment of debt” on our consolidated statements of income. 

 

(15)       On September 30, 2009, we completed a public offering of $460,000 principal amount of 7.875% callable senior unsecured 30-year notes due October 1, 2039.  Interest on the notes is payable quarterly in arrears on each January 1, April 1, July 1 and October 1, commencing January 1, 2010.  The notes were sold to the public at par and may be redeemed at our option in whole or in part beginning October 1, 2014, at a price equal to the principal amount plus accrued and unpaid interest.  These notes contain financial covenants, including limitations on outstanding debt and minimum interest and fixed charge coverage ratios.  We retained net proceeds of approximately $446,000 from the offering which were used for general corporate purposes.

139


 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

7.    Debt – continued 

On January 1, 2009, we adopted the provisions of ASC 470-20, Debt with Conversion and Other Options, which was required to be applied retrospectively.  Below is a summary of the financial statement effects of implementing the provisions of ASC 470-20 and related disclosures.

 

(Amounts in thousands, except per share
amounts)

 

$1.4 Billion Convertible
Senior Debentures

 

$1 Billion Convertible
Senior Debentures

 

$500 Million Exchangeable
Senior Debentures

 

 

 

December 31,

 

December 31,

 

December 31,

 

Balance Sheet:

 

2009

 

2008

 

2009

 

2008

 

2009

 

2008

 

Principal amount of debt component

$

22,479

$

1,382,700

$

437,297

$

989,800

$

499,982

$

499,982

 

Unamortized discount

 

(1,228

)

(106,415

)

(13,090

)

(44,342

)

(15,525

)

(21,726

)

Carrying amount of debt component

$

21,251

$

1,276,285

$

424,207

$

945,458

$

484,457

$

478,256

 

Carrying amount of equity component

$

2,104

$

129,099

$

23,457

$

53,893

$

32,301

$

32,301

 

Effective interest rate

 

5.45

%

5.45

%

5.32

%

5.32

%

5.32

%

5.32

%

Maturity date (period through which
discount is being amortized)

 

4/1/12

 

 

 

11/15/11

 

 

 

4/15/12

 

 

 

Conversion price per share, as adjusted

$

157.18

 

 

$

148.46

 

 

$

87.17

 

 

 

Number of shares on which the
aggregate consideration to be
delivered upon conversion is
determined

 

(1)

 

 

(1)

 

 

5,736

 

 

 

__________________

(1)     Pursuant to the provisions of ASC 470-20, we are required to disclose the conversion price and the number of shares on which the aggregate consideration to be delivered upon conversion is determined (principal plus excess value).  Our convertible senior debentures require that upon conversion, the entire principal amount is to be settled in cash, and at our option, any excess value above the principal amount may be settled in cash or common shares.  Based on the December 31, 2009 closing share price of our common shares and the conversion prices in the table above, there was no excess val ue; accordingly, no common shares would be issued if these securities were settled on this date.  The number of common shares on which the aggregate consideration to be delivered upon conversion is 143 and 2,946 common shares, respectively.

 

 

 

(Amounts in thousands)

For the Year Ended December 31,

 

Income Statement:

 

2009

 

2008

 

2007

 

$1.4 Billion Convertible Senior Debentures:

 

 

 

 

 

 

 

Coupon interest

$

33,743

$

39,853

$

30,368

 

Discount amortization – original issue

 

4,596

 

5,190

 

3,770

 

Discount amortization – ASC 470-20 implementation

 

21,514

 

24,296

 

17,649

 

 

$

59,853

$

69,339

$

51,787

 

 

 

 

 

 

 

 

 

$1 Billion Convertible Senior Debentures:

 

 

 

 

 

 

 

Coupon interest

$

32,654

$

36,216

$

36,049

 

Discount amortization – original issue

 

3,606

 

3,820

 

3,626

 

Discount amortization – ASC 470-20 implementation

 

9,651

 

10,224

 

9,703

 

 

$

45,911

$

50,260

$

49,378

 

 

 

 

 

 

 

 

 

$500 Million Exchangeable Senior Debentures:

 

 

 

 

 

 

 

Coupon interest

$

19,428

$

19,374

$

19,379

 

Discount amortization – original issue

 

1,464

 

1,389

 

1,318

 

Discount amortization – ASC 470-20 implementation

 

4,741

 

4,497

 

4,265

 

 

$

25,633

$

25,260

$

24,962

 

 

140


 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

7.    Debt – continued 

 

The net carrying amount of properties collateralizing the notes and mortgages payable amounted to $11.2 billion at December 31, 2009. As of December 31, 2009, the principal repayments required for the next five years and thereafter are as follows:

 

(Amounts in thousands)

 

 

 

 

 

Year Ending December 31,

 

Mortgages Payable

 

Senior Unsecured Debt and Revolving Credit Facilities

 

2010

 

$

448,610

$

148,335

 

2011

 

 

1,614,648

 

979,682

 

2012

 

 

873,259

 

949,679

 

2013

 

 

1,485,724

 

 

2014

 

 

314,957

 

 

Thereafter

 

 

3,606,665

 

460,000

 

 

 

 

 

141


 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

 

8.    Redeemable Noncontrolling Interests

Redeemable noncontrolling interests on our consolidated balance sheets represent Operating Partnership units held by third-parties and are comprised of (i) Class A units, (ii) Series B convertible preferred units, and (iii) Series D-10, D-11, D-12, D-14 and D-15 (collectively, “Series D”) cumulative redeemable preferred units.  Class A units of the Operating Partnership may be tendered for redemption to the Operating Partnership for cash; we, at our option, may assume that obligation and pay the holder either cash or Vornado common shares on a one-for-one basis.  Because the number of Vornado common shares outstanding at all times equals the number of Class A units owned by Vornado, the redemption value of each Class A unit is equivalent to the market value of one Vornado common share, and the quarterly distribution to a Class A unitholder is equal to th e quarterly dividend paid to a Vornado common shareholder.  Below are the details of Operating Partnership units held by third-parties that are included in “redeemable noncontrolling interests” as of December 31, 2009 and 2008:

 

 

 

Outstanding Units at

 

Per Unit

 

Preferred or
Annual

 

Conversion

 

Unit Series

 

December 31,
2009

 

December 31,
2008

 

Liquidation
Preference

 

Distribution
Rate

 

Rate Into Class
A Units

 

Common:

 

 

 

 

 

 

 

 

 

 

 

 

 

Class A

 

13,892,313

 

14,627,005

 

 

N/A

 

$

3.65

 

N/A

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Convertible Preferred:

 

 

 

 

 

 

 

 

 

 

 

 

 

B-1 Convertible Preferred (1)

 

 

139,798

 

$

50.00

 

$

2.50

 

 (1)

 

B-2 Convertible Preferred (1)

 

 

304,761

 

$

50.00

 

$

4.00

 

 (1)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Perpetual Preferred: (2)

 

 

 

 

 

 

 

 

 

 

 

 

 

7.00% D-10 Cumulative Redeemable

 

3,200,000

 

3,200,000

 

$

25.00

 

$

1.75

 

N/A

 

7.20% D-11 Cumulative Redeemable

 

1,400,000

 

1,400,000

 

$

25.00

 

$

1.80

 

N/A

 

6.55% D-12 Cumulative Redeemable

 

800,000

 

800,000

 

$

25.00

 

$

1.637

 

N/A

 

6.75% D-14 Cumulative Redeemable

 

4,000,000

 

4,000,000

 

$

25.00

 

$

1.6875

 

N/A

 

6.875% D-15 Cumulative Redeemable

 

1,800,000

 

1,800,000

 

$

25.00

 

$

1.71875

 

N/A

 

__________________________________

(1)     On October 20, 2009, we redeemed all of the outstanding Series B convertible units in exchange for 139,798 Class A units, with an aggregate market value of approximately $8,600,000 at redemption.

 

(2)     Holders may tender units for redemption to the Operating Partnership for cash at their stated redemption amount; we, at our option, may assume that obligation and pay the holders either cash or Vornado preferred shares on a one-for-one basis.  These units are redeemable at our option after the 5th anniversary of the date of issuance (ranging from November 2008 to December 2011).

 

142


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

 

8.       Redeemable Noncontrolling Interests - continued

 

Redeemable noncontrolling interests on our consolidated balance sheets are recorded at the greater of their carrying amount or redemption value at the end of each reporting period.  Changes in the value from period to period are charged to “additional capital” in our consolidated statements of changes in equity.  Below is a table summarizing the activity of redeemable noncontrolling interests.

 

 

 

 

 

(Amounts in thousands)

 

 

 

Balance at December 31, 2007

$

1,658,303

 

Net income

 

55,411

 

Distributions

 

(75,939

)

Conversion of Class A redeemable units into common shares, at redemption value

 

(82,330

)

Mark-to-market adjustments on Class A redeemable units, in accordance with Topic D-98

 

(400,647

)

Other, net

 

23,180

 

Balance at December 31, 2008

 

1,177,978

 

Net income

 

25,120

 

Distributions

 

(42,451)

 

Conversion of Class A redeemable units into common shares, at redemption value

 

(90,955

)

Mark-to-market adjustments on Class A redeemable units, in accordance with Topic D-98

 

167,049

 

Other, net

 

14,887

 

Balance at December 31, 2009

$

1,251,628

 

 

 

As of December 31, 2009 and December 31, 2008, the aggregate value of our Class A operating partnership units was $971,628,000 and $882,740,000, respectively. 

 

Redeemable noncontrolling interests exclude our Series G convertible preferred units and Series D-13 cumulative redeemable preferred units, as they are accounted for as liabilities in accordance with ASC 480, Distinguishing Liabilities and Equity, because of their possible settlement by issuing a variable number of Vornado common shares.  Accordingly the fair value of these units is included as a component of “other liabilities” on our consolidated balance sheets and aggregated $60,271,000 and $83,079,000 as of December 31, 2009 and December 31, 2008, respectively.

143


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

9.    Shareholders’ Equity

 

Common Shares

 

In April 2009, we sold 17,250,000 common shares, including underwriters’ over-allotment, in an underwritten public offering pursuant to an effective registration statement at an initial public offering price of $43.00 per share.  We received net proceeds of $710,226,000, after underwriters’ discount and offering expenses and contributed the net proceeds to the Operating Partnership in exchange for 17,250,000 Class A units of the Operating Partnership. 

 

Preferred Shares

 

The following table sets forth the details of our preferred shares of beneficial interest outstanding as of December 31, 2009 and 2008.

 

 

 

December 31,

 

(Amounts in thousands, except share and per share amounts)

 

2009

 

2008

 

6.5% Series A:  liquidation preference $50.00 per share; authorized 5,750,000 shares; issued and
outstanding 52,324 and 54,124 shares

 

$

2,673

 

$

2,762

 

7.0% Series D-10: liquidation preference $25.00 per share; authorized 4,800,000 shares; issued and
outstanding 1,600,000 shares

 

 

39,982

 

 

39,982

 

7.0% Series E: liquidation preference $25.00 per share; authorized 3,450,000 shares; issued and
outstanding 3,000,000 shares

 

 

72,248

 

 

72,248

 

6.75% Series F: liquidation preference $25.00 per share; authorized 6,000,000 shares; issued and
outstanding 6,000,000 shares

 

 

144,720

 

 

144,720

 

6.625% Series G: liquidation preference $25.00 per share; authorized 9,200,000 shares; issued and
outstanding 8,000,000 shares

 

 

193,135

 

 

193,135

 

6.75% Series H: liquidation preference $25.00 per share; authorized 4,600,000 shares; issued and
outstanding 4,500,000 shares

 

 

108,549

 

 

108,559

 

6.625% Series I: liquidation preference $25.00 per share; authorized 12,050,000 shares; issued and
outstanding 10,800,000 shares

 

 

262,379

 

 

262,401

 

 

 

$

823,686

 

$

823,807

 

 

 

Series A Convertible Preferred Shares of Beneficial Interest

 

Holders of Series A Preferred Shares of beneficial interest are entitled to receive dividends in an amount equivalent to $3.25 per annum per share.  These dividends are cumulative and payable quarterly in arrears.  The Series A Preferred Shares are convertible at any time at the option of their respective holders at a conversion rate of 1.4334 common shares per Series A Preferred Share, subject to adjustment in certain circumstances. In addition, upon the satisfaction of certain conditions we, at our option, may redeem the $3.25 Series A Preferred Shares at a current conversion rate of 1.4334 common shares per Series A Preferred Share, subject to adjustment in certain circumstances. At no time will the Series A Preferred Shares be redeemable for cash.

 

Series D-10 Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series D-10 Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 7.0% of the liquidation preference of $25.00 per share, or $1.75 per Series D-10 Preferred Share per annum. These dividends are cumulative and payable quarterly in arrears. The Series D-10 Preferred Shares are not convertible into, or exchangeable for, any other property or any other security of the Company. We, at our option, may redeem the Series D-10 Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption. The Series D-10 Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by us.

 

Series E Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series E Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 7.0% of the liquidation preference of $25.00 per share, or $1.75 per Series E Preferred Share per annum. These dividends are cumulative and payable quarterly in arrears. The Series E Preferred Shares are not convertible into, or exchangeable for, any other property or any other security of the Company. We, at our option, may redeem Series E Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption. The Series E Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by us.

 

 

144


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

9.    Shareholders’ Equity - continued

 

Series F Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series F Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.75% of the liquidation preference of $25.00 per share, or $1.6875 per Series F Preferred Share per annum. These dividends are cumulative and payable quarterly in arrears. The Series F Preferred Shares are not convertible into, or exchangeable for, any other property or any other security of the Company. We, at our option, may redeem Series F Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption. The Series F Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by us.

 

Series G Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of Series G Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.625% of the liquidation preference of $25.00 per share, or $1.656 per Series G Preferred Share per annum. These dividends are cumulative and payable quarterly in arrears. The Series G Preferred Shares are not convertible into, or exchangeable for, any other property or any other security of the Company. We, at our option, may redeem Series G Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption. The Series G Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by us.

 

Series H Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of the Series H Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.75% of the liquidation preference of $25.00 per share, or $1.6875 per Series H Preferred Share per annum. The dividends are cumulative and payable quarterly in arrears. The Series H Preferred Shares are not convertible into, or exchangeable for, any other property or any other security of the Company. On or after June 17, 2010 (or sooner under limited circumstances), we, at our option, may redeem Series H Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption. The Series H Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by us.

 

Series I Cumulative Redeemable Preferred Shares of Beneficial Interest

 

Holders of the Series I Preferred Shares of beneficial interest are entitled to receive dividends at an annual rate of 6.625% of the liquidation preference of $25.00 per share, or $1.656 per Series I Preferred Share per annum. The dividends are cumulative and payable quarterly in arrears. The Series I Preferred Shares are not convertible into, or exchangeable for, any other property or any other security of the Company. On or after August 31, 2010 (or sooner under limited circumstances), we, at our option, may redeem Series I Preferred Shares at a redemption price of $25.00 per share, plus any accrued and unpaid dividends through the date of redemption. The Series I Preferred Shares have no maturity date and will remain outstanding indefinitely unless redeemed by us.

 

Accumulated Other Comprehensive Income

 

Accumulated other comprehensive income (loss) was $28,449,000 and ($6,899,000) as of December 31, 2009 and 2008, respectively, and primarily consists of accumulated unrealized (loss) income from the mark-to-market of marketable equity securities classified as available-for-sale.


145


 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

 

10.  Fair Value Measurements

ASC 820, Fair Value Measurement and Disclosures defines fair value and establishes a framework for measuring fair value.  The objective of fair value is to determine the price that would be received upon the sale of an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date (the exit price).  ASC 820 establishes a fair value hierarchy that prioritizes observable and unobservable inputs used to measure fair value into three levels: Level 1 – quoted prices (unadjusted) in active markets that are accessible at the measurement date for assets or liabilities; Level 2 – observable prices that are based on inputs not quoted in active markets, but corroborated by market data; and Level 3 – unobservable inputs that are used when little or no market data is available. The fair value hierarchy gives the highest priority to Level 1 inputs and the lowest priority to Level 3 inputs. In determining fair value, we utilize valuation techniques that maximize the use of observable inputs and minimize the use of unobservable inputs to the extent possible as well as consider counterparty credit risk in our assessment of fair value.  Considerable judgment is necessary to interpret Level 2 and 3 inputs in determining fair value of our financial and non-financial assets and liabilities.  Accordingly, there can be no assurance that the fair values we present herein are indicative of amounts that may ultimately be realized upon sale or other disposition of these assets.   

 

Fair Value Measurements on a Recurring Basis

 

Financial assets and liabilities that are measured at fair value on a recurring basis in our consolidated financial statements consist primarily of (i) marketable equity securities, (ii) the assets of our deferred compensation plan, which are primarily marketable equity securities and equity investments in limited partnerships, (iii) short-term investments (CDARS classified as available-for-sale) and (iv) mandatorily redeemable instruments (Series G convertible preferred units and Series D-13 cumulative redeemable preferred units).  The tables below aggregate the fair values of financial assets and liabilities by the levels in the fair value hierarchy at December 31, 2009 and 2008, respectively. 

 

 

 

 

 

As of December 31, 2009

 

 (Amounts in thousands)

 

Total

 

Level 1

 

Level 2

 

Level 3

 

Marketable equity securities

$

79,925

$

79,925

 

$

 

$

 

Deferred compensation plan assets (included in other assets)

 

80,443

 

40,854

 

 

 

 

39,589

 

Short-term investments

 

40,000

 

40,000

 

 

 

 

 

Total assets

$

200,368

$

160,779

 

$

 

$

39,589

 

Mandatorily redeemable instruments (included in other liabilities)

$

60,271

$

60,271

 

$

 

$

 

 

 

 

 

 

As of December 31, 2008

 

 (Amounts in thousands)

 

Total

 

Level 1

 

Level 2

 

Level 3

 

Marketable equity securities

$

118,438

$

118,438

 

$

 

$

 

Deferred compensation plan assets

 

69,945

 

35,769

 

 

 

 

34,176

 

Total assets

$

188,383

$

154,207

 

$

 

$

34,176

 

Mandatorily redeemable instruments (included in other liabilities)

$

83,079

$

83,079

 

$

 

$

 

 

The fair value of Level 3 “deferred compensation plan assets” represents equity investments in certain limited partnerships.  The following is a summary of changes in these assets for the years ended December 31, 2009 and 2008.

 

(Amounts in thousands)

 

Beginning
Balance

 

Total Realized/
Unrealized
Gains

 

Purchases,
Sales, Other
Settlements and
Issuances, net

 

Ending
Balance

 

For the year ended December 31, 2009

$

34,176

$

4,187

 

$

1,226

 

$

39,589

 

 

 

 

 

 

 

 

 

 

 

 

 

For the year ended December 31, 2008

$

50,578

$

(15,407

)

$

(995

)

$

34,176

 

 

146


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

10.  Fair Value Measurements - continued

 

 

Fair Value Measurements on a Nonrecurring Basis

 

Non-financial assets measured at fair value on a nonrecurring basis in our consolidated financial statements consist of real estate assets and investments in partially owned entities that have been written-down to estimated fair value during 2009.  See Note 2 – Basis of Presentation and Significant Accounting Policies for details of impairment losses recognized during 2009.  The fair values of these assets are determined using widely accepted valuation techniques, including (i) discounted cash flow analysis, which considers, among other things, leasing assumptions, growth rates, discount rates and terminal capitalization rates, (ii) income capitalization approach, which considers prevailing market capitalization rates and (iii) comparable sales activity.  In general, we consider multiple valuation techniques when measuring fair values.  However, in certain circumstances, a single valuation technique may be appropriate.  The table below aggregates the fair values of these assets by the levels in the fair value hierarchy.

 

 

 

 

 

As of December 31, 2009

 

 (Amounts in thousands)

 

Total

 

Level 1

 

Level 2

 

Level 3

 

Real estate assets

$

169,861

$

 

$

 

$

169,861

 

Investments in partially owned entities

 

36,052

 

 

 

 

 

36,052

 

 

 

 

 

Financial Assets and Liabilities not Measured at Fair Value

 

Financial assets and liabilities that are not measured at fair value in our consolidated financial statements include mezzanine loans receivable and debt.  Estimates of the fair values of these instruments are based on our assessments of available market information and valuation methodologies, including discounted cash flow analyses.  The table below summarizes the carrying amounts and fair values of these financial instruments as of December 31, 2009 and December 31, 2008. 

 

 

As of December 31, 2009

 

As of December 31, 2008

 

(Amounts in thousands)

 

Carrying
Amount

 

Fair
Value

 

Carrying
Amount

 

Fair
Value

 

Mezzanine loans receivable

 

$

203,286

 

$

192,612

 

$

472,539

 

$

417,087

 

Debt:

 

 

 

 

 

 

 

 

 

 

 

 

 

Notes and mortgages payable

 

$

8,445,766

 

$

7,858,873

 

$

8,761,640

 

$

8,161,922

 

Convertible senior debentures

 

 

445,458

 

 

461,275

 

 

2,221,743

 

 

1,874,058

 

Senior unsecured notes

 

 

711,716

 

 

718,302

 

 

617,816

 

 

578,238

 

Exchangeable senior debentures

 

 

484,457

 

 

547,480

 

 

478,256

 

 

428,895

 

Revolving credit facility debt

 

 

852,218

 

 

852,218

 

 

358,468

 

 

358,468

 

 

 

$

10,939,615

 

$

10,438,148

 

$

12,437,923

 

$

11,401,581

 

 

 


147


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

11.  Discontinued Operations

In accordance with the provisions of ASC 360, Property, Plant, and Equipment, we have reclassified the revenues and expenses of properties and businesses sold or held for sale to “income from discontinued operations” and the related assets and liabilities to “assets related to discontinued operations” and “liabilities related to discontinued operations” for all periods presented in the accompanying consolidated financial statements.  The net gains resulting from the sale of the properties below are included in “income from discontinued operations” on our consolidated statements of income.

 

On September 1, 2009, we sold 1999 K Street, a newly developed 250,000 square foot office building, in Washington’s Central Business District, for $207,800,000 in cash which resulted in a net gain of approximately $41,211,000.

 

During 2009, we sold 15 retail properties in separate transactions for an aggregate of $55,000,000 in cash which resulted in net gains aggregating $4,073,000.

 

On March 31, 2008, we sold our 47.6% interest in Americold, our Temperature Controlled Logistics segment for $220,000,000 in cash which resulted in a net gain of $112,690,000.

 

On June 10, 2008, we sold our Tysons Dulles Plaza office building complex for $152,800,000 in cash which resulted in a net gain of $56,831,000.

 

On July 16, 2007, we sold our Vineland, New Jersey shopping center property for $2,774,000 in cash which resulted in a net gain of $1,708,000. 

 

On August 9, 2007, we sold Crystal Mall Two, a 277,000 square foot office building located at 1801 South Bell Street in Crystal City for $103,600,000 which resulted in a net gain of $19,893,000.  All of the proceeds from the sale have been reinvested in tax-free “like-kind” exchange investments in accordance with Section 1031.

 

On October 17, 2007, we sold Arlington Plaza, a 188,000 square foot office building located in Arlington, Virginia for $71,500,000 in cash which resulted in a net gain of $33,900,000. 

 

During the fourth quarter of 2009, we reclassified an 8.6 acre parcel of land out of “assets related to discontinued operations” since it no longer met such criteria, as the buyer terminated the sales contract.  The tables below set forth the assets and liabilities related to discontinued operations at December 31, 2009 and 2008, and their combined results of operations for the years ended December 31, 2009, 2008 and 2007.

 

(Amounts in thousands)

 

Assets Related to
Discontinued Operations as of

 

Liabilities Related to
Discontinued Operations as of

 

 

 

December 31,

 

December 31,

 

 

 

2009

 

2008

 

2009

 

2008

 

1999 K Street

 

$

 

$

124,402

 

$

 

$

73,747

 

Retail properties

 

 

 

 

48,416

 

 

 

 

 

Total

 

$

 

$

172,818

 

$

 

$

73,747

 

 

 

 

(Amounts in thousands)

 

For the Year Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Total revenues

 

$

9,846

 

$

226,726

 

$

870,857

 

Total expenses

 

 

3,225

 

 

223,326

 

 

868,216

 

Net income (loss)

 

 

6,621

 

 

3,400

 

 

2,641

 

Net gains on sale of real estate

 

 

45,284

 

 

170,213

 

 

64,981

 

Income from discontinued operations

 

$

51,905

 

$

173,613

 

$

67,622

 

 

 

 

148


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

12.  Stock-based Compensation

Our Share Option Plan (the “Plan”) provides for grants of incentive and non-qualified stock options, restricted stock, restricted Operating Partnership units and out-performance plan awards.  We have approximately 4,854,000 shares available for future grant under the Plan at December 31, 2009.

 

During the first quarter of 2009, our nine most senior executives voluntarily surrendered their 2008 out-performance plan awards and their 2007 and 2008 stock option awards.  Accordingly, we recognized $32,588,000 of expense, representing the unamortized portion of these awards, which is included in “general and administrative expenses” on our consolidated statement of income.  As a result of these surrenders, stock-based compensation expense will be approximately $9,400,000, $9,400,000, $5,700,000 and $1,000,000 lower in 2010, 2011, 2012 and 2013, respectively.

 

Out-Performance Plans

 

On March 31, 2008, the Compensation Committee of our Board of Trustees approved a $75,000,000 out-performance plan (the “2008 OPP”).  Under the 2008 OPP, the total return to our shareholders (the “Total Return”) resulting from both share appreciation and dividends for the four-year period from March 31, 2008 to March 31, 2012 must exceed both an absolute and a relative hurdle.  The initial value from which to determine the Total Return is $86.20 per share, a 0.93% premium to the trailing 10-day average closing price on the New York Stock Exchange for our common shares on the date the plan was adopted.  During the four-year performance period, participants are entitled to receive 10% of the common dividends paid on Vornado’s common shares for each 2008 OPP unit awarded, regardless of whether the units are ultimately earned.  The f air value of the 2008 OPP awards on the date of grant, as adjusted for estimated forfeitures, was approximately $21,600,000, and is being amortized into expense over a five-year period beginning on the date of grant through the final vesting period, using a graded vesting attribution model, with the exception of an aggregate of $13,722,000 which was accelerated into expense in the first quarter of 2009 as a result of the voluntary surrender of such awards discussed above.

 

On April 25, 2006, our Compensation Committee approved a $100,000,000 Out-performance plan (the “2006 OPP”), under which 91% of the total Out-Performance Plan was awarded.  The fair value of the awards on the date of grant, as adjusted for estimated forfeitures, was approximately $46,141,000 and is being amortized into expense over the five-year vesting period beginning on the date of grant, using a graded vesting attribution model.   As of January 12, 2007, the maximum performance threshold under the Out-Performance Plan was achieved, concluding the performance period.       

 

During the years ended December 31, 2009, 2008 and 2007, we recognized $23,493,000, $16,021,000 and $12,734,000 of compensation expense, respectively, for these plans.  As of December 31, 2009, there was $6,318,000 of total unrecognized compensation cost related these plans, which will be recognized over a weighted-average period of 1.37 years.  Distributions paid on unvested OPP Units are charged to “net income attributable to noncontrolling interests” on our consolidated statements of income and amounted to $1,935,000, $2,918,000 and $2,694,000 in 2009, 2008 and 2007, respectively. 

   

149


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

12.  Stock-based Compensation - continued

Stock Options

 

Stock options are granted at an exercise price equal to 100% of the average of the high and low market price of our common shares on the NYSE on the date of grant, generally vest pro-rata over five years and expire 10 years from the date of grant.  Compensation expense related to stock option awards is recognized on a straight-line basis over the vesting period with the exception of an aggregate of $18,873,000 which was accelerated into expense in the first quarter of 2009 as a result of voluntary surrenders as previously discussed.  During the years ended December 31, 2009, 2008, and 2007, we recognized $25,911,000, $9,051,000 and $4,549,000, of compensation expense, respectively, for these options.  As of December 31, 2009 there was $8,838,000 of total unrecognized compensation cost related to unvested stock options, which is expected to be recognized over a weighted-average period of 2.1 years.

 

Below is a summary of our stock option activity under the Plan for the year ended December 31, 2009. 

 

 

 

Shares

 

Weighted-
Average
Exercise
Price

 

Weighted-
Average
Remaining
Contractual
Term

 

Aggregate
Intrinsic
Value

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Outstanding at January 1, 2009

 

 

9,990,483

 

$

66.64

 

 

 

 

 

 

 

Granted

 

 

1,228,865

 

 

33.86

 

 

 

 

 

 

 

Exercised

 

 

(1,598,084

)

 

30.25

 

 

 

 

 

 

 

Cancelled

 

 

(3,441,458

)

 

105.47

 

 

 

 

 

 

 

Outstanding at December 31, 2009

 

 

6,179,806

 

$

47.90

 

 

4.0

 

$

163,742,000

 

Options vested and expected to vest at
December 31, 2009

 

 

6,151,278

 

$

47.72

 

 

4.0

 

$

163,742,000

 

Options exercisable at December 31, 2009

 

 

4,325,167

 

$

45.84

 

 

2.2

 

$

118,375,000

 

 

The fair value of each option grant is estimated on the date of grant using an option‑pricing model with the following weighted‑average assumptions for grants in the years ended December 31, 2009, 2008 and 2007. 

 

 

 

December 31

 

 

 

2009

 

2008

 

2007

 

Expected volatility

 

28%

 

19%

 

17%

 

Expected life

 

7 years

 

7.7 years

 

5 years

 

Risk‑free interest rate

 

2.3%

 

3.2%

 

4.5%

 

Expected dividend yield

 

4.6%

 

4.8%

 

5.0%

 

 

The weighted average grant date fair value of options granted during the years ended December 31, 2009, 2008 and 2007 was $5.67, $6.80 and $12.55, respectively.  Cash received from option exercises for the years ended December 31, 2009, 2008 and 2007 was $1,749,000, $27,587,000 and $34,648,000, respectively.  The total intrinsic value of options exercised during the years ended December 31, 2009, 2008 and 2007 was $62,139,000, $79,997,000 and $99,656,000, respectively. 

150


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

12.  Stock-based Compensation - continued

 

Restricted Stock

 

Restricted stock awards are granted at the average of the high and low market price of our common shares on the NYSE on the date of grant and generally vest over five years.  Restricted stock awards granted in 2009, 2008 and 2007 had a fair value of $496,000, $595,000 and $2,837,000, respectively.  Compensation expense related to restricted stock awards is recognized on a straight-line basis over the vesting period.  During the years ended December 31, 2009, 2008 and 2007, we recognized $2,063,000, $3,201,000 and $4,079,000 of compensation expense, respectively, for the portion of restricted stock awards that vested during each year. The fair value of restricted stock that vested during the years ended December 31, 2009, 2008 and 2007 was $3,272,000, $4,472,000 and $8,907,000, respectively.  As of December 31, 2009, there was $2,136,000 of total unrecogn ized compensation cost related to unvested restricted stock, which is expected to be recognized over a weighted-average period of 1.74 years.   Dividends paid on unvested restricted stock are charged directly to retained earnings and amounted to $161,000, $308,000 and $533,000 for the years ended December 31, 2009, 2008 and 2007, respectively.    

 

Below is a summary of restricted stock activity under the Plan for the year ended December 31, 2009.

 

Non-vested Shares

 

Shares

 

Weighted-Average
Grant-Date
Fair Value

 

Non-vested at January 1, 2009

 

 

87,860

 

$

81.31

 

Granted

 

 

14,680

 

 

33.82

 

Vested

 

 

(45,704

)

 

72.14

 

Forfeited

 

 

(1,218

)

 

63.82

 

Non-vested at December 31, 2009

 

 

55,618

 

 

76.69

 

 

 

Restricted Operating Partnership Units (“OP Units”)

 

OP Units are granted at the average of the high and low market price of our common shares on the NYSE on the date of grant, vest ratably over five years and are subject to a taxable book-up event, as defined.  OP Units granted in 2009, 2008 and 2007 had a fair value of $10,691,000, $7,167,000, and $10,696,000, respectively. Compensation expense related to OP Units is recognized ratably over a five-year period using a graded vesting attribution model.  During the years ended December 31, 2009, 2008 and 2007, we recognized $8,347,000, $6,257,000, and $5,493,000, of compensation expense, respectively, for the portion of OP Units that vested during last year.  The fair value of OP Units that vested during the years ended December 31, 2009, 2008 and 2007 was $4,020,000, $1,952,000 and $1,602,000, respectively.  As of December 31, 2009, there was $10,573,000 o f total remaining unrecognized compensation cost related to unvested OP units, which is expected to be recognized over a weighted-average period of 1.75 years.  Distributions paid on unvested OP Units are charged to “net income attributable to noncontrolling interests” on our consolidated statements of income and amounted to $1,583,000, $938,000, and $444,000 in 2009, 2008 and 2007, respectively.   

 

Below is a summary of restricted OP unit activity under the Plan for the year ended December 31, 2009.

 

Non-vested Units

 

Units

 

Weighted-Average
Grant-Date
Fair Value

 

Non-vested at January 1, 2009

 

233,079

 

74.07

 

Granted

 

334,500

 

 

31.96

 

Vested

 

(56,551

)

 

74.17

 

Forfeited

 

(2,948

)

 

36.67

 

Non-vested at December 31, 2009

 

508,080

 

 

46.55

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

151


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

13.    Fee and Other Income

 

The following table sets forth the details of our fee and other income:

 

 

For The Years Ended December 31,

 

 (Amounts in thousands)

 

2009

 

2008

 

2007

 

Tenant cleaning fees

 

$

58,512

 

$

56,416

 

$

46,238

 

Management and leasing fees

 

 

11,456

 

 

13,397

 

 

15,713

 

Lease termination fees

 

 

5,525

 

 

8,634

 

 

7,453

 

Other income

 

 

82,818

(1)

 

48,854

 

 

40,534

 

 

 

$

158,311

 

$

127,301

 

$

109,938

 

________________________

(1)  In December 2009, an agreement to sell an 8.6 acre parcel of land in the Pentagon City area of Arlington, Virginia, was terminated and we recognized $27,089 of income, representing the buyer’s non-refundable purchase deposit, which is included in other income. 

 

Fee and other income above includes management fee income from Interstate Properties, a related party, of $782,000, $803,000 and $800,000 for the years ended December 31, 2009, 2008 and 2007, respectively. The above table excludes fee income from partially owned entities, which is included in income from partially owned entities (see Note 3 – Investments in Partially Owned Entities).

 

 

14.  Interest and Other Investment (Loss) Income, net

The following table sets forth the details of our interest and other investment (loss) income:

 

 

 

 

For the Years Ended December 31,

 

 (Amounts in thousands)

 

2009

 

2008

 

2007

 

Mezzanine loan loss (accrual) reversal (see note 5 – Mezzanine Loans Receivable)

 

$

(190,738

)

$

10,300

 

$

(57,000

)

Interest on mezzanine loans (see note 5 – Mezzanine Loans Receivable)

 

 

32,181

 

 

44,721

 

 

65,243

 

Dividends and interest on marketable securities (see note 4 – Marketable Securities)

 

 

25,908

 

 

24,658

 

 

25,732

 

Interest on other investments

 

 

5,850

 

 

28,156

 

 

56,406

 

Mark-to-market of investments in our deferred compensation plan (1)

 

 

9,506

 

 

(14,204

)

 

1,140

 

Impairment losses on marketable equity securities (see note 4 – Marketable Securities)

 

 

(3,361

)

 

(76,742

)

 

 

Derivative positions in marketable equity securities

 

 

 

 

(33,602

)

 

113,547

 

Other, net

 

 

4,324

 

 

14,031

 

 

21,357

 

 

 

$

(116,330

)

$

(2,682

)

$

226,425

 

__________________________

(1)     This income (loss) is entirely offset by the expense (income) resulting from the mark-to-market of the deferred compensation plan liability.

 

 

152


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

15.  Income Per Share

The following table provides a reconciliation of both net income and the number of common shares used in the computation of (i) basic income per common share – which utilizes the weighted average number of common shares outstanding without regard to dilutive potential common shares, and (ii) diluted income per common share – which includes the weighted average common shares and potentially dilutive share equivalents. Potentially dilutive share equivalents include our Series A convertible preferred shares, employee stock options, restricted share awards and exchangeable senior debentures due 2025.

 

 (Amounts in thousands, except per share amounts)

 

Year Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Numerator:

 

 

 

 

 

 

 

 

 

 

Income from continuing operations, net of income attributable to noncontrolling interests

 

$

57,679

 

$

201,774

 

$

479,974

 

Income from discontinued operations, net of income attributable to noncontrolling interests

 

 

48,490

 

 

157,523

 

 

61,565

 

Net income attributable to Vornado

 

 

106,169

 

 

359,297

 

 

541,539

 

Preferred share dividends

 

 

(57,076

)

 

(57,091

)

 

(57,177

)

Net income attributable to common shareholders

 

 

49,093

 

 

302,206

 

 

484,362

 

Earnings allocated to unvested participating securities

 

 

(184

)

 

(328

)

 

(543

)

Numerator for basic income per share

 

 

48,909

 

 

301,878

 

 

483,819

 

Impact of assumed conversions:

 

 

 

 

 

 

 

 

 

 

Convertible preferred share dividends

 

 

 

 

 

 

277

 

Numerator for diluted income per share

 

$

48,909

 

$

301,878

 

$

484,096

 

Denominator:

Denominator for basic income per share – weighted average shares

 

 

171,595

 

 

153,900

 

 

151,949

 

Effect of dilutive securities (1):

 

 

 

 

 

 

 

 

 

 

Employee stock options and restricted share awards

 

 

1,908

 

 

4,219

 

 

6,491

 

Convertible preferred shares

 

 

 

 

 

 

118

 

Denominator for diluted income per share –
adjusted weighted average shares and assumed conversions

 

 

173,503

 

 

158,119

 

 

158,558

 

INCOME PER COMMON SHARE – BASIC:

 

 

 

 

 

 

 

 

 

 

Income from continuing operations, net

 

$

0.00

 

$

0.94

 

$

2.78

 

Income from discontinued operations, net

 

 

0.28

 

 

1.02

 

 

0.40

 

Net income per common share

 

$

0.28

 

$

1.96

 

$

3.18

 

INCOME PER COMMON SHARE – DILUTED:

 

 

 

 

 

 

 

 

 

 

Income from continuing operations, net

 

$

0.00

 

$

0.91

 

$

2.66

 

Income from discontinued operations, net

 

 

0.28

 

 

1.00

 

 

0.39

 

Net income per common share

 

$

0.28

 

$

1.91

 

$

3.05

 

__________________________________

(1)     The effect of dilutive securities in the years ended December 31, 2009, 2008 and 2007 excludes an aggregate of 21,276, 25,501, and 22,272 weighted average common share equivalents, respectively, as their effect was anti-dilutive.

 

 

153


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

 

16.  Comprehensive Income

 (Amounts in thousands)

 

For The Years Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Net income

 

$

128,450

 

$

411,445

 

$

607,833

 

Other comprehensive income (loss)

 

 

35,348

 

 

(36,671

)

 

(63,191

)

Comprehensive income

 

 

163,798

 

 

374,774

 

 

544,642

 

Less: Comprehensive income attributable to noncontrolling interests

 

 

(25,144

)

 

(48,701

)

 

(60,038

)

Comprehensive income attributable to Vornado

 

$

138,654

 

$

326,073

 

$

484,604

 

 

       Substantially all of the other comprehensive income (loss) for the years ended December 31, 2009, 2008 and 2007 relates to losses or income from the mark-to-market of marketable equity securities classified as available-for-sale and our share of other comprehensive income of partially owned entities.

17.  Leases

As lessor:

 

We lease space to tenants under operating leases. Most of the leases provide for the payment of fixed base rentals payable monthly in advance. Office building leases generally require the tenants to reimburse us for operating costs and real estate taxes above their base year costs. Shopping center leases provide for the pass‑through to tenants the tenants’ share of real estate taxes, insurance and maintenance. Shopping center leases also provide for the payment by the lessee of additional rent based on a percentage of the tenants’ sales. As of December 31, 2009, future base rental revenue under non-cancelable operating leases, excluding rents for leases with an original term of less than one year and rents resulting from the exercise of renewal options, is as follows:

(Amounts in thousands)

 

 

 

Year Ending December 31:

 

 

 

2010

 

$

1,873,000

 

2011

 

 

1,755,000

 

2012

 

 

1,593,000

 

2013

 

 

1,453,000

 

2014

 

 

1,331,000

 

Thereafter

 

 

6,471,000

 

 

These amounts do not include rentals based on tenants’ sales. These percentage rents approximated $9,051,000, $7,322,000, and $9,379,000, for the years ended December 31, 2009, 2008, and 2007, respectively.

 

None of our tenants accounted for more than 10% of total revenues in any of the years ended December 31, 2009, 2008 and 2007.

 

 

154


Vornado Realty Trust

 

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

17.  Leases - continued

Former Bradlees Locations

 

Pursuant to the Master Agreement and Guaranty, dated May 1, 1992, we are due $5,000,000 per annum of additional rent from Stop & Shop which was allocated to certain of Bradlees former locations. On December 31, 2002, prior to the expiration of the leases to which the additional rent was allocated, we reallocated this rent to other former Bradlees leases also guaranteed by Stop & Shop. Stop & Shop is contesting our right to reallocate and claims that we are no longer entitled to the additional rent. At December 31, 2009, we were due an aggregate of $35,417,000. We believe the additional rent provision of the guaranty expires, at the earliest, in 2012 and we are vigorously contesting Stop & Shop’s position.

 

As lessee:

 

We are a tenant under operating leases for certain properties. These leases have terms that expire during the next thirty years. Future minimum lease payments under operating leases at December 31, 2009, are as follows:

 

(Amounts in thousands)

 

 

 

Year Ending December 31:

 

 

 

2010

 

$

27,113

 

2011

 

 

26,896

 

2012

 

 

27,152

 

2013

 

 

27,166

 

2014

 

 

27,326

 

Thereafter

 

 

1,036,466

 

 

Rent expense was $35,463,000, $29,320,000, and $24,503,000 for the years ended December 31, 2009, 2008 and 2007, respectively.

 

We are also a lessee under capital leases for real estate. Lease terms generally range from 5-20 years with renewal or purchase options. Capitalized leases are recorded at the present value of future minimum lease payments or the fair market value of the property. Capitalized leases are depreciated on a straight-line basis over the estimated life of the asset or life of the related lease, whichever is shorter. Amortization expense on capital leases is included in “depreciation and amortization” on our consolidated statements of income. As of December 31, 2009, future minimum lease payments under capital leases are as follows:

 

(Amounts in thousands)

 

 

 

Year Ending December 31:

 

 

 

2010

 

$

707

 

2011

 

 

706

 

2012

 

 

707

 

2013

 

 

706

 

2014

 

 

707

 

Thereafter

 

 

17,427

 

Total minimum obligations

 

 

20,960

 

Interest portion

 

 

(14,207

)

Present value of net minimum payments

 

$

6,753

 

 

At December 31, 2009 and 2008, $6,753,000 and $6,788,000, respectively, representing the present value of net minimum payments are included in “Other Liabilities” on our consolidated balance sheets.  At December 31, 2009 and 2008, property leased under capital leases had a total cost of $6,216,000 and $6,216,000, respectively, and accumulated depreciation of $1,873,000 and $1,717,000, respectively.

 

 

155


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

18.  Commitments and Contingencies

Insurance 

 

We maintain general liability insurance with limits of $300,000,000 per occurrence and all risk property and rental value insurance with limits of $2.0 billion per occurrence, including coverage for terrorist acts, with sub-limits for certain perils such as floods.  Our California properties have earthquake insurance with coverage of $150,000,000 per occurrence, subject to a deductible in the amount of 5% of the value of the affected property, and a $150,000,000 annual aggregate.

 

Penn Plaza Insurance Company, LLC (“PPIC”), our wholly owned consolidated subsidiary, acts as a re-insurer with respect to a portion of our earthquake insurance coverage and as a direct insurer for coverage for acts of terrorism, including nuclear, biological, chemical and radiological (“NBCR”) acts, as defined by TRIPRA.  Coverage for acts of terrorism (excluding NBCR acts) is fully reinsured by third party insurance companies and the Federal government with no exposure to PPIC.  Our coverage for NBCR losses is up to $2 billion per occurrence, for which PPIC is responsible for a deductible of $3,200,000 and 15% of the balance of a covered loss and the Federal government is responsible for the remaining 85% of a covered loss.  We are ultimately responsible for any loss borne by PPIC.

 

We continue to monitor the state of the insurance market and the scope and costs of coverage for acts of terrorism.  However, we cannot anticipate what coverage will be available on commercially reasonable terms in future policy years.

 

Our debt instruments, consisting of mortgage loans secured by our properties which are non-recourse to us, senior unsecured notes, exchangeable senior debentures, convertible senior debentures and revolving credit agreements contain customary covenants requiring us to maintain insurance. Although we believe that we have adequate insurance coverage for purposes of these agreements, we may not be able to obtain an equivalent amount of coverage at reasonable costs in the future. Further, if lenders insist on greater coverage than we are able to obtain it could adversely affect our ability to finance and/or refinance our properties and expand our portfolio.

 

Other Commitments and Contingencies

 

Our mortgage loans are non-recourse to us.  However, in certain cases we have provided guarantees or master leased tenant space.  These guarantees and master leases terminate either upon the satisfaction of specified circumstances or repayment of the underlying loans.  As of December 31, 2009, the aggregate dollar amount of these guarantees and master leases is approximately $135,000,000.

 

At December 31, 2009, $37,232,000 of letters of credit were outstanding under our $0.965 billion revolving credit facility.  Our credit facilities contain financial covenants that require us to maintain minimum interest coverage and maximum debt to market capitalization ratios, and provide for higher interest rates in the event of a decline in our ratings below Baa3/BBB. Our credit facilities also contain customary conditions precedent to borrowing, including representations and warranties and also contain customary events of default that could give rise to accelerated repayment, including such items as failure to pay interest or principal.

 

Each of our properties has been subjected to varying degrees of environmental assessment at various times. The environmental assessments did not reveal any material environmental contamination. However, there can be no assurance that the identification of new areas of contamination, changes in the extent or known scope of contamination, the discovery of additional sites, or changes in cleanup requirements would not result in significant costs to us.

 

We are committed to fund additional capital to certain of our partially owned entities aggregating approximately $90,406,000. Of this amount, $71,788,000 is committed to IPF and is pledged as collateral to IPF’s lender. 

 

 

156


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

18.  Commitments and Contingencies – continued

Litigation

 

We are from time to time involved in legal actions arising in the ordinary course of business. In our opinion, after consultation with legal counsel, the outcome of such matters, including the matters referred to below, are not expected to have a material adverse effect on our financial position, results of operations or cash flows.

 

On January 8, 2003, Stop & Shop filed a complaint with the United States District Court for the District of New Jersey (“USDC-NJ”) claiming that we had no right to reallocate and therefore continue to collect the $5,000,000 of annual rent from Stop & Shop pursuant to the Master Agreement and Guaranty, because of the expiration of the East Brunswick, Jersey City, Middletown, Union and Woodbridge leases to which the $5,000,000 of additional rent was previously allocated. Stop & Shop asserted that a prior order of the Bankruptcy Court for the Southern District of New York dated February 6, 2001, as modified on appeal to the District Court for the Southern District of New York on February 13, 2001, froze our right to reallocate which effectively terminated our right to collect the additional rent from Stop & Shop. On March 3, 2003, after we moved to dismiss for lack of jurisdiction, Stop & Shop voluntarily withdrew its complaint. On March 26, 2003, Stop & Shop filed a new complaint in New York State Supreme Court, asserting substantially the same claims as in its USDC-NJ complaint. We removed the action to the United States District Court for the Southern District of New York. In January 2005 that court remanded the action to the New York State Supreme Court. On February 14, 2005, we served an answer in which we asserted a counterclaim seeking a judgment for all the unpaid additional rent accruing through the date of the judgment and a declaration that Stop & Shop will continue to be liable for the additional rent as long as any of the leases subject to the Master Agreement and Guaranty remain in effect. On May 17, 2005, we filed a motion for summary judgment. On July 15, 2005, Stop & Shop opposed our motion and filed a cross-motion for summary judgment. On December 13, 2005, the Court issued its decision denying the mo tions for summary judgment. Both parties appealed the Court’s decision and on December 14, 2006, the Appellate Court division issued a decision affirming the Court’s decision.  On January 16, 2007, we filed a motion for the reconsideration of one aspect of the Appellate Court’s decision which was denied on March 13, 2007.  Discovery is now complete.  On October 19, 2009, Stop & Shop filed a motion for leave to amend its pleadings to assert new claims for relief, including a claim for damages in an unspecified amount, and an additional affirmative defense.  The motion was argued and submitted for decision on December 18, 2009.  The course of future proceedings will depend upon the outcome of Stop & Shop’s motion, but we anticipate that a trial date will be set for some time in 2010.  We intend to vigorously pursue our claims against Stop & Shop.  In our opinion, after consultation with legal counsel, the outcome of such matters will not have a material effect on our financial condition, results of operations or cash flows.

 

On May 24, 2007, we acquired a 70% controlling interest in 1290 Avenue of the Americas and the 555 California Street complex.  Our 70% interest was acquired through the purchase of all of the shares of a group of foreign companies that own, through U.S. entities, the 1% sole general partnership interest and a 69% limited partnership interest in the partnerships that own the two properties.  The remaining 30% limited partnership interest is owned by Donald J. Trump.  In August 2005, Mr. Trump brought a lawsuit in the New York State Supreme Court against, among others, the general partners of the partnerships referred to above relating to a dispute over the sale of properties located on the former Penn Central rail yards between West 59th and 72nd Streets in Manhattan which were formerly owned by the partnerships.  In decisions iss ued in 2006, 2007 and 2009, the New York State Supreme Court dismissed all of Mr. Trump’s claims, and those decisions were affirmed by the Appellate Division.  Mr. Trump cannot further appeal those decisions.

 

In July 2005, we acquired H Street Building Corporation (“H Street”) which has a subsidiary that owns, among other things, a 50% tenancy in common interest in land located in Arlington County, Virginia, known as "Pentagon Row," leased to two tenants.  In April 2007, H Street acquired the remaining 50% interest in that fee.  In April 2007, we received letters from those tenants, Street Retail, Inc. and Post Apartment Homes, L.P., claiming they had a right of first offer triggered by each of those transactions. On September 25, 2008, both tenants filed suit against us and the former owners.  The claim alleges the right to purchase the fee interest, damages in excess of $75,000,000 and punitive damages.  We believe this claim is without merit and regardless of merit, in our opinion, after consultation with legal counsel, this c laim will not have a material effect on our financial condition, results of operations or cash flows.

 

157


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

19.  Related Party Transactions

Transactions with Affiliates and Officers and Trustees

 

Alexander’s

 

We own 32.4% of Alexander’s. Steven Roth, the Chairman of our Board, and Michael D. Fascitelli, our President and Chief Executive Officer, are officers and directors of Alexander’s.  We provide various services to Alexander’s in accordance with management, development and leasing agreements.  These agreements are described in Note 3 - Investments in Partially Owned Entities.

 

On March 2, 2009, Mr. Roth and Mr. Fascitelli each exercised 150,000 stock appreciation rights (“SARs”) which were scheduled to expire on March 4, 2009 and each received gross proceeds of $11,419,000.

 

On September 9, 2008, Alexander’s Board of Directors declared a special dividend of $7.00 per share, payable on October 30, 2008, to shareholders of record on October 14, 2008.  The dividend was attributable to the liquidation of the wholly owned 731 Lexington Avenue taxable REIT subsidiary into Alexander’s.  Accordingly, on October 30, we received $11,578,000, which was accounted for as a reduction of our investment in Alexander’s.

 

On September 15, 2008 and October 14, 2008, Mr. Roth exercised an aggregate of 200,000 SARs which were scheduled to expire on March 4, 2009 and received gross proceeds of $62,809,000. 

 

 

Interstate Properties (“Interstate”)

 

Interstate is a general partnership in which Mr. Roth is the managing general partner. David Mandelbaum and Russell B. Wight, Jr., Trustees of Vornado and Directors of Alexander’s, are Interstate’s two other partners. As of December 31, 2009, Interstate and its partners beneficially owned approximately 7.3% of the common shares of beneficial interest of Vornado and 27.2% of Alexander’s common stock.

 

We manage and lease the real estate assets of Interstate pursuant to a management agreement for which we receive an annual fee equal to 4% of annual base rent and percentage rent. The management agreement has a term of one year and is automatically renewable unless terminated by either of the parties on sixty days’ notice at the end of the term. We believe, based upon comparable fees charged by other real estate companies, that the management agreement terms are fair to us. We earned $782,000, $803,000 and $800,000 of management fees under the agreement for the years ended December 31, 2009, 2008 and 2007.

 

20.  Retirement Plans

Prior to December 2008, we had two defined benefit pension plans, a Vornado Realty Trust Retirement Plan (“Vornado Plan”) and a Merchandise Mart Properties Pension Plan (“Mart Plan”). The benefits under the Vornado Plan and the Mart Plan (collectively, the “Plans”) were frozen in December 1997 and June 1999, respectively. Benefits under the Plans were primarily based on years of service and compensation during employment or on years of credited service and established monthly benefits. Funding policy for the Plans was based on contributions at the minimum amounts required by law.  During the first quarter of 2009, we finalized the termination of the Mart Plan, which resulted in a $2,800,000 pension settlement expense.  During the fourth quarter of 2008, we finalized the termination of the Vornado Plan which resulted in a $4,600,000 pe nsion settlement expense.  These charges are included as a component of “general and administrative” expense on our consolidated statements of income. 

158


 

VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

21.  Summary of Quarterly Results (Unaudited)

The following summary represents the results of operations for each quarter in 2009 and 2008:

 

 

 

 

 

Net (Loss) Income  Attributable

 

Net (Loss) Income Per
Common Share (2)

 

 

 

Revenues

 

to Common
Shareholders (1)

 

Basic

 

Diluted

 

(Amounts in thousands, except per share amounts)

 

 

 

 

 

 

 

 

 

 

 

 

 

2009

 

 

 

 

 

 

 

 

 

 

 

 

 

December 31

 

$

719,003

 

$

(151,192

)

$

(0.84

)

$

(0.84

)

September 30

 

 

671,219

 

 

126,348

 

 

0.71

 

 

0.70

 

June 30

 

 

673,790

 

 

(51,904

)

 

(0.30

)

 

(0.30

)

March 31

 

 

678,566

 

 

125,841

 

 

0.81

 

 

0.80

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2008

 

 

 

 

 

 

 

 

 

 

 

 

 

December 31

 

$

695,153

 

$

(226,951

)

$

(1.47

)

$

(1.47

)

September 30

 

 

676,068

 

 

22,736

 

 

0.15

 

 

0.14

 

June 30

 

 

673,261

 

 

116,858

 

 

0.76

 

 

0.74

 

March 31

 

 

648,204

 

 

389,563

 

 

2.54

 

 

2.42

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

__________________________________

(1)   Fluctuations among quarters resulted primarily from non-cash impairment losses, mark-to-market of derivative instruments, net gains on sale of real estate and from seasonality of business operations.

 

(2)   The total for the year may differ from the sum of the quarters as a result of weighting.

 

 

 

 


159


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

22.  Segment Information

The financial information summarized below is presented by reportable operating segment, consistent with how we review and manage our businesses.    

 

(Amounts in thousands)

 

For the Year Ended December 31, 2009

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (3)

 

Property rentals

 

$

2,058,811

 

$

758,557

 

$

538,882

 

$

365,379

 

$

236,761

 

$

 

$

159,232

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

54,945

 

 

28,423

 

 

11,942

 

 

12,596

 

 

1,891

 

 

 

 

93

 

Amortization of free rent

 

 

36,048

 

 

8,382

 

 

12,257

 

 

14,631

 

 

402

 

 

 

 

376

 

Amortization of acquired below- market
leases, net

 

 

72,481

 

 

40,129

 

 

3,891

 

 

23,081

 

 

89

 

 

 

 

5,291

 

Total rentals

 

 

2,222,285

 

 

835,491

 

 

566,972

 

 

415,687

 

 

239,143

 

 

 

 

164,992

 

Tenant expense reimbursements

 

 

361,982

 

 

136,541

 

 

64,441

 

 

135,178

 

 

15,984

 

 

 

 

9,838

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

58,512

 

 

80,237

 

 

 

 

 

 

 

 

 

 

(21,725

)

Management and leasing fees

 

 

11,456

 

 

4,211

 

 

8,183

 

 

1,731

 

 

88

 

 

 

 

(2,757

)

Lease termination fees

 

 

5,525

 

 

1,840

 

 

2,224

 

 

464

 

 

858

 

 

 

 

139

 

Other

 

 

82,818

 

 

14,180

 

 

47,830

 

 

2,677

 

 

9,677

 

 

 

 

8,454

 

Total revenues

 

 

2,742,578

 

 

1,072,500

 

 

689,650

 

 

555,737

 

 

265,750

 

 

 

 

158,941

 

Operating expenses

 

 

1,087,785

 

 

452,370

 

 

228,740

 

 

206,590

 

 

135,385

 

 

 

 

64,700

 

Depreciation and amortization

 

 

539,503

 

 

173,923

 

 

144,317

 

 

102,210

 

 

56,171

 

 

 

 

62,882

 

General and administrative

 

 

231,688

 

 

22,820

 

 

26,219

 

 

30,433

 

 

31,587

 

 

 

 

120,629

 

Impairment and other losses

 

 

87,823

 

 

 

 

24,875

 

 

23,649

 

 

 

 

 

 

39,299

 

Total expenses

 

 

1,946,799

 

 

649,113

 

 

424,151

 

 

362,882

 

 

223,143

 

 

 

 

287,510

 

Operating income (loss)

 

 

795,779

 

 

423,387

 

 

265,499

 

 

192,855

 

 

42,607

 

 

 

 

(128,569

)

Income applicable to Alexander’s

 

 

53,529

 

 

770

 

 

 

 

791

 

 

 

 

 

 

51,968

 

Income applicable to Toys

 

 

92,300

 

 

 

 

 

 

 

 

 

 

92,300

 

 

 

(Loss) income from partially owned
entities

 

 

(73,439

)

 

5,047

 

 

4,850

 

 

3,937

 

 

151

 

 

 

 

(87,424

)

Interest and other investment (loss)
income, net

 

 

(116,330

)

 

876

 

 

789

 

 

85

 

 

96

 

 

 

 

(118,176

)

Interest and debt expense

 

 

(634,283

)

 

(133,647

)

 

(129,380

)

 

(90,068

)

 

(51,959

)

 

 

 

(229,229

)

Net (loss) gain on early extinguishment of debt

 

 

(25,915

)

 

 

 

 

 

769

 

 

 

 

 

 

(26,684

)

Net gain on disposition of wholly owned
and partially owned assets other
than depreciable real estate

 

 

5,641

 

 

 

 

 

 

 

 

 

 

 

 

5,641

 

Income (loss) before income taxes

 

 

97,282

 

 

296,433

 

 

141,758

 

 

108,369

 

 

(9,105

)

 

92,300

 

 

(532,473

)

Income tax expense

 

 

(20,737

)

 

(1,332

)

 

(1,577

)

 

(319

)

 

(2,140

)

 

 

 

(15,369

)

Income (loss) from continuing operations

 

 

76,545

 

 

295,101

 

 

140,181

 

 

108,050

 

 

(11,245

)

 

92,300

 

 

(547,842

)

Income from discontinued operations

 

 

51,905

 

 

 

 

46,004

 

 

5,901

 

 

 

 

 

 

 

Net income (loss)

 

 

128,450

 

 

295,101

 

 

186,185

 

 

113,951

 

 

(11,245

)

 

92,300

 

 

(547,842

)

Net (income) loss attributable to
noncontrolling interests, including
unit distributions

 

 

(22,281

)

 

(9,098

)

 

 

 

915

 

 

 

 

 

 

(14,098

)

Net income (loss) attributable to Vornado

 

 

106,169

 

 

286,003

 

 

186,185

 

 

114,866

 

 

(11,245

)

 

92,300

 

 

(561,940

)

Interest and debt expense (2)

 

 

826,827

 

 

126,968

 

 

132,610

 

 

95,990

 

 

52,862

 

 

127,390

 

 

291,007

 

Depreciation and amortization (2)

 

 

728,815

 

 

168,517

 

 

152,747

 

 

105,903

 

 

56,702

 

 

132,227

 

 

112,719

 

Income tax expense (benefit) (2)

 

 

10,193

 

 

1,332

 

 

1,590

 

 

319

 

 

2,208

 

 

(13,185

)

 

17,929

 

EBITDA(1)

 

$

1,672,004

 

$

582,820

 

$

473,132

 

$

317,078

 

$

100,527

 

$

338,732

 

$

(140,285

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance Sheet Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate at cost

 

$

17,949,517

 

$

5,438,655

 

$

4,722,678

 

$

4,680,284

 

$

1,339,234

 

$

 

$

1,768,666

 

Investments in partially owned entities

 

 

1,209,285

 

 

128,961

 

 

119,182

 

 

22,955

 

 

6,520

 

 

409,453

 

 

522,214

 

Total Assets

 

 

20,185,472

 

 

5,538,362

 

 

4,138,752

 

 

3,511,987

 

 

1,455,000

 

 

409,453

 

 

5,131,918

 

 

________________

See notes on page 163.


160


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

22.  Segment Information - continued

 

(Amounts in thousands)

 

For the Year Ended December 31, 2008

 

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (3)

 

Property rentals

 

$

2,020,369

 

$

722,445

 

$

509,377

 

$

346,057

 

$

245,400

 

$

 

$

197,090

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

57,953

 

 

28,023

 

 

6,764

 

 

16,416

 

 

5,954

 

 

 

 

796

 

Amortization of free rent

 

 

32,901

 

 

14,743

 

 

10,778

 

 

4,156

 

 

2,703

 

 

 

 

521

 

Amortization of acquired below- market
leases, net

 

 

96,176

 

 

60,355

 

 

4,423

 

 

26,765

 

 

161

 

 

 

 

4,472

 

Total rentals

 

 

2,207,399

 

 

825,566

 

 

531,342

 

 

393,394

 

 

254,218

 

 

 

 

202,879

 

Tenant expense reimbursements

 

 

357,986

 

 

135,788

 

 

61,448

 

 

128,120

 

 

18,567

 

 

 

 

14,063

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

56,416

 

 

71,833

 

 

 

 

 

 

 

 

 

 

(15,417

)

Management and leasing fees

 

 

13,397

 

 

6,411

 

 

8,940

 

 

1,673

 

 

349

 

 

 

 

(3,976

)

Lease termination fees

 

 

8,634

 

 

3,088

 

 

2,635

 

 

2,281

 

 

630

 

 

 

 

 

Other

 

 

48,854

 

 

15,699

 

 

22,360

 

 

2,601

 

 

7,059

 

 

 

 

1,135

 

Total revenues

 

 

2,692,686

 

 

1,058,385

 

 

626,725

 

 

528,069

 

 

280,823

 

 

 

 

198,684

 

Operating expenses

 

 

1,069,445

 

 

439,012

 

 

220,103

 

 

200,760

 

 

137,971

 

 

 

 

71,599

 

Depreciation and amortization

 

 

536,820

 

 

190,925

 

 

137,255

 

 

91,746

 

 

51,833

 

 

 

 

65,061

 

General and administrative

 

 

194,023

 

 

20,217

 

 

26,548

 

 

29,862

 

 

29,254

 

 

 

 

88,142

 

Impairment and other losses

 

 

81,447

 

 

 

 

 

 

595

 

 

 

 

 

 

80,852

 

Total expenses

 

 

1,881,735

 

 

650,154

 

 

383,906

 

 

322,963

 

 

219,058

 

 

 

 

305,654

 

Operating income (loss)

 

 

810,951

 

 

408,231

 

 

242,819

 

 

205,106

 

 

61,765

 

 

 

 

(106,970

)

Income applicable to Alexander’s

 

 

36,671

 

 

763

 

 

 

 

650

 

 

 

 

 

 

35,258

 

Income applicable to Toys

 

 

2,380

 

 

 

 

 

 

 

 

 

 

2,380

 

 

 

(Loss) income from partially owned
entities

 

 

(195,878

)

 

5,319

 

 

6,173

 

 

9,721

 

 

1,106

 

 

 

 

(218,197

)

Interest and other investment (loss)
income, net

 

 

(2,682

)

 

2,288

 

 

2,116

 

 

494

 

 

356

 

 

 

 

(7,936

)

Interest and debt expense

 

 

(635,724

)

 

(139,146

)

 

(126,508

)

 

(86,787

)

 

(52,148

)

 

 

 

(231,135

)

Net gain on early extinguishment of debt

 

 

9,820

 

 

 

 

 

 

 

 

 

 

 

 

9,820

 

Net gain on disposition of wholly owned
 and partially owned assets other
than depreciable real estate

 

 

7,757

 

 

 

 

 

 

 

 

 

 

 

 

7,757

 

Income (loss) before income taxes

 

 

33,295

 

 

277,455

 

 

124,600

 

 

129,184

 

 

11,079

 

 

2,380

 

 

(511,403

)

Income tax benefit (expense)

 

 

204,537

 

 

 

 

220,973

 

 

(82

)

 

(1,206

)

 

 

 

(15,148

)

Income (loss) from continuing operations

 

 

237,832

 

 

277,455

 

 

345,573

 

 

129,102

 

 

9,873

 

 

2,380

 

 

(526,551

)

Income from discontinued operations

 

 

173,613

 

 

 

 

59,107

 

 

2,594

 

 

 

 

 

 

111,912

 

Net income (loss)

 

 

411,445

 

 

277,455

 

 

404,680

 

 

131,696

 

 

9,873

 

 

2,380

 

 

(414,639

)

Net (income) loss attributable to
noncontrolling interests, including
unit distributions

 

 

(52,148

)

 

(4,762

)

 

 

 

157

 

 

(125

)

 

 

 

(47,418

)

Net income (loss) attributable to Vornado

 

 

359,297

 

 

272,693

 

 

404,680

 

 

131,853

 

 

9,748

 

 

2,380

 

 

(462,057

)

Interest and debt expense (2)

 

 

821,940

 

 

132,406

 

 

130,310

 

 

102,600

 

 

53,072

 

 

147,812

 

 

255,740

 

Depreciation and amortization (2)

 

 

710,526

 

 

181,699

 

 

143,989

 

 

98,238

 

 

52,357

 

 

136,634

 

 

97,609

 

Income tax (benefit) expense (2)

 

 

(142,415

)

 

 

 

(220,965

)

 

82

 

 

1,260

 

 

59,652

 

 

17,556

 

EBITDA(1)

 

$

1,749,348

 

$

586,798

 

$

458,014

 

$

332,773

 

$

116,437

 

$

346,478

 

$

(91,152

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance Sheet Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate at cost

 

$

17,819,679

 

$

5,362,129

 

$

4,570,131

 

$

4,535,171

 

$

1,344,093

 

$

 

$

2,008,155

 

Investments in partially owned entities

 

 

1,083,250

 

 

129,934

 

 

115,121

 

 

20,079

 

 

6,969

 

 

293,096

 

 

518,051

 

Total assets

 

 

21,418,048

 

 

5,287,544

 

 

3,934,039

 

 

3,733,586

 

 

1,468,470

 

 

293,096

 

 

6,701,313

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

___________________

See notes on page 163.


161


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

22.  Segment Information - continued

 

(Amounts in thousands)

 

For the Year Ended December 31, 2007

 

 

 

 

Total

 

New York
Office

 

Washington, DC
Office

 

Retail

 

Merchandise
Mart

 

Toys

 

Other (3)

 

Property rentals

 

$

1,812,139

 

$

640,739

 

$

454,563

 

$

325,205

 

$

237,199

 

$

 

$

154,433

 

Straight-line rents:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Contractual rent increases

 

 

42,215

 

 

13,281

 

 

11,863

 

 

12,034

 

 

4,193

 

 

 

 

844

 

Amortization of free rent

 

 

34,602

 

 

15,935

 

 

14,115

 

 

1,138

 

 

1,836

 

 

 

 

1,578

 

Amortization of acquired below- market
leases, net

 

 

83,274

 

 

47,861

 

 

4,597

 

 

25,960

 

 

193

 

 

 

 

4,663

 

Total rentals

 

 

1,972,230

 

 

717,816

 

 

485,138

 

 

364,337

 

 

243,421

 

 

 

 

161,518

 

Tenant expense reimbursements

 

 

323,075

 

 

125,940

 

 

45,046

 

 

120,379

 

 

19,570

 

 

 

 

12,140

 

Fee and other income:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tenant cleaning fees

 

 

46,238

 

 

58,837

 

 

 

 

 

 

 

 

 

 

(12,599

)

Management and leasing fees

 

 

15,713

 

 

4,928

 

 

12,539

 

 

1,770

 

 

7

 

 

 

 

(3,531

)

Lease termination fees

 

 

7,453

 

 

3,500

 

 

453

 

 

2,823

 

 

677

 

 

 

 

 

Other

 

 

40,534

 

 

16,239

 

 

16,286

 

 

2,259

 

 

6,997

 

 

 

 

(1,247

)

Total revenues

 

 

2,405,243

 

 

927,260

 

 

559,462

 

 

491,568

 

 

270,672

 

 

 

 

156,281

 

Operating expenses

 

 

950,487

 

 

395,357

 

 

183,278

 

 

171,960

 

 

131,332

 

 

 

 

68,560

 

Depreciation and amortization

 

 

440,224

 

 

150,268

 

 

117,118

 

 

77,679

 

 

47,105

 

 

 

 

48,054

 

General and administrative

 

 

189,024

 

 

17,252

 

 

27,612

 

 

27,476

 

 

28,168

 

 

 

 

88,516

 

Impairment and other losses

 

 

10,375

 

 

 

 

 

 

 

 

 

 

 

 

10,375

 

Total expenses

 

 

1,590,110

 

 

562,877

 

 

328,008

 

 

277,115

 

 

206,605

 

 

 

 

215,505

 

Operating income (loss)

 

 

815,133

 

 

364,383

 

 

231,454

 

 

214,453

 

 

64,067

 

 

 

 

(59,224

)

Income applicable to Alexander’s

 

 

50,589

 

 

757

 

 

 

 

812

 

 

 

 

 

 

49,020

 

Loss applicable to Toys “R” Us

 

 

(14,337

)

 

 

 

 

 

 

 

 

 

(14,337

)

 

 

Income from partially owned entities

 

 

31,891

 

 

4,799

 

 

8,728

 

 

9,041

 

 

1,053

 

 

 

 

8,270

 

Interest and other investment income, net

 

 

226,425

 

 

2,888

 

 

5,982

 

 

534

 

 

390

 

 

 

 

216,631

 

Interest and debt expense

 

 

(599,804

)

 

(133,804

)

 

(126,163

)

 

(78,234

)

 

(52,237

)

 

 

 

(209,366

)

Net gain on disposition of wholly owned
 and partially owned assets other
than depreciable real estate

 

 

39,493

 

 

 

 

 

 

 

 

 

 

 

 

39,493

 

Income (loss) before income taxes

 

 

549,390

 

 

239,023

 

 

120,001

 

 

146,606

 

 

13,273

 

 

(14,337

)

 

44,824

 

Income tax expense

 

 

(9,179

)

 

 

 

(2,909

)

 

(185

)

 

(969

)

 

 

 

(5,116

)

Income (loss) from continuing operations

 

 

540,211

 

 

239,023

 

 

117,092

 

 

146,421

 

 

12,304

 

 

(14,337

)

 

39,708

 

Income (loss) from discontinued
operations

 

 

67,622

 

 

 

 

62,557

 

 

9,497

 

 

 

 

 

 

(4,432

)

Net income (loss)

 

 

607,833

 

 

239,023

 

 

179,649

 

 

155,918

 

 

12,304

 

 

(14,337

)

 

35,276

 

Net (income) loss attributable to
noncontrolling interests, including
unit distributions

 

 

(66,294

)

 

(3,583

)

 

 

 

96

 

 

 

 

 

 

(62,807

)

Net income (loss) attributable to Vornado

 

 

541,539

 

 

235,440

 

 

179,649

 

 

156,014

 

 

12,304

 

 

(14,337

)

 

(27,531

)

Interest and debt expense (2)

 

 

853,448

 

 

131,418

 

 

131,013

 

 

89,537

 

 

53,098

 

 

174,401

 

 

273,981

 

Depreciation and amortization (2)

 

 

676,660

 

 

147,340

 

 

132,302

 

 

82,002

 

 

47,711

 

 

155,800

 

 

111,505

 

Income tax expense (benefit) (2)

 

 

4,234

 

 

 

 

6,738

 

 

185

 

 

969

 

 

(10,898

)

 

7,240

 

EBITDA(1)

 

$

2,075,881

 

$

514,198

 

$

449,702

 

$

327,738

 

$

114,082

 

$

304,966

 

$

365,195

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Balance Sheet Data:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Real estate at cost

 

$

17,029,965

 

$

5,279,314

 

$

4,446,071

 

$

4,037,882

 

$

1,301,532

 

$

 

$

1,965,166

 

Investments in partially owned entities

 

 

1,504,831

 

 

146,784

 

 

120,561

 

 

111,152

 

 

6,283

 

 

298,089

 

 

821,962

 

Total assets

 

 

22,478,717

 

 

5,091,848

 

 

3,315,333

 

 

3,056,915

 

 

1,475,876

 

 

298,089

 

 

9,240,656

 

 

____________________

See notes on following page.

162


VORNADO REALTY TRUST

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS (CONTINUED)

 

22.  Segment Information - continued

Notes to the preceding tabular information:

(1)     EBITDA represents “Earnings Before Interest, Taxes, Depreciation and Amortization.”  We consider EBITDA a supplemental measure for making decisions and assessing the unlevered performance of our segments as it relates to the total return on assets as opposed to the levered return on equity. As properties are bought and sold based on a multiple of EBITDA, we utilize this measure to make investment decisions as well as to compare the performance of our assets to that of our peers. EBITDA should not be considered as an alternative to net income or cash flows and may not be comparable to similarly titled measures employed by other companies.

 

(2)     Interest and debt expense, depreciation and amortization and income tax (benefit) expense in the reconciliation of net income to EBITDA include our share of these items from partially owned entities.

 

(3)     Other EBITDA is comprised of:

 

(Amounts in thousands)

 

For the Year Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Alexander’s

 

$

81,703

 

$

64,683

 

$

78,375

 

Lexington

 

 

50,024

 

 

35,150

 

 

24,539

 

555 California Street (acquired 70% interest in May 2007)

 

 

44,757

 

 

48,316

 

 

34,073

 

Hotel Pennsylvania

 

 

15,108

 

 

42,269

 

 

37,941

 

GMH (sold in June 2008)

 

 

 

 

 

 

22,604

 

Industrial warehouses

 

 

4,737

 

 

5,264

 

 

4,881

 

Other investments

 

 

6,981

 

 

6,321

 

 

7,322

 

 

 

 

203,310

 

 

202,003

 

 

209,735

 

Investment income and other (1)

 

 

67,571

 

 

101,526

 

 

180,137

 

Corporate general and administrative expenses (1)

 

 

(79,843

)

 

(91,967

)

 

(75,659

)

Net income attributable to noncontrolling interests, including unit distributions

 

 

(14,098

)

 

(47,418

)

 

(62,807

)

Write-off of unamortized costs from the voluntary surrender of equity awards

 

 

(20,202

)

 

 

 

 

Net loss on early extinguishment of debt

 

 

(26,684

)

 

 

 

 

Non-cash asset write-downs:

 

 

 

 

 

 

 

 

 

 

Mezzanine loans receivable

 

 

(190,738

)

 

10,300

 

 

(57,000

)

Investment in Lexington

 

 

(19,121

)

 

(107,882

)

 

 

Marketable equity securities

 

 

(3,361

)

 

(76,352

)

 

 

Real estate – primarily development projects:

 

 

 

 

 

 

 

 

 

 

Wholly owned entities (including costs of acquisitions not consummated)

 

 

(39,299

)

 

(80,852

)

 

(10,375

)

Partially owned entities

 

 

(17,820

)

 

(96,037

)

 

 

Derivative positions in marketable equity securities

 

 

 

 

(33,740

)

 

113,503

 

Discontinued operations of Americold (including a $112,690 net gain on
sale in 2008)

 

 

 

 

129,267

 

 

67,661

 

 

 

$

(140,285

)

$

(91,152

)

$

365,195

 

 

_____________________

(1)           The amounts in these captions (for this table only) exclude the mark-to-market of our deferred compensation plan assets and offsetting liability.


163


 

item 9.                  changes in and disagreements with accountants on accounting and financial disclosure

None.

 

 

Item 9A.                Controls and Procedures

Disclosure Controls and Procedures:  Our management, with the participation of our Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of our disclosure controls and procedures (as such term is defined in Rule 13a‑15 (e) under the Securities Exchange Act of 1934, as amended) as of the end of the period covered by this annual report on Form 10-K. Based on such evaluation, our Chief Executive Officer and Chief Financial Officer have concluded that, as of the end of such period, our disclosure controls and procedures are effective.

 

Internal Control Over Financial Reporting:  There have not been any changes in our internal control over financial reporting (as defined in Rule 13a-15(f) under the Securities and Exchange Act of 1934, as amended) during the fourth quarter of the fiscal year to which this report relates that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

 

Management’s Report on Internal Control over Financial Reporting

 

Management of Vornado Realty Trust, together with its consolidated subsidiaries (the “Company”), is responsible for establishing and maintaining adequate internal control over financial reporting. Our internal control over financial reporting is a process designed under the supervision of our principal executive and principal financial officers to provide reasonable assurance regarding the reliability of financial reporting and the preparation of our financial statements for external reporting purposes in accordance with accounting principles generally accepted in the United States of America.

 

As of December 31, 2009, management conducted an assessment of the effectiveness of our internal control over financial reporting based on the framework established in Internal Control – Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. Based on this assessment, management has determined that our internal control over financial reporting as of December 31, 2009 was effective.

 

Our internal control over financial reporting includes policies and procedures that pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect transactions and dispositions of assets; provide reasonable assurances that transactions are recorded as necessary to permit preparation of financial statements in accordance with generally accepted accounting principles in the United States, and that receipts and expenditures are being made only in accordance with authorizations of management and our trustees; and provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of our assets that could have a material effect on our financial statements.

 

The effectiveness of our internal control over financial reporting as of December 31, 2009 has been audited by Deloitte & Touche LLP, an independent registered public accounting firm, as stated in their report appearing on page 165, which expresses an unqualified opinion on the effectiveness of our internal control over financial reporting as of December 31, 2009.

 

164


 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

 

Shareholders and Board of Trustees

Vornado Realty Trust

New York, New York

 

We have audited the internal control over financial reporting of Vornado Realty Trust, together with its consolidated subsidiaries (the “Company”) as of December 31, 2009, based on criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission. The Company’s management is responsible for maintaining effective internal control over financial reporting and for its assessment of the effectiveness of internal control over financial reporting, included in the accompanying Management’s Report on Internal Control Over Financial Reporting. Our responsibility is to express an opinion on the Company’s internal control over financial reporting based on our audit.

 

We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in the circumstances. We believe that our audit provides a reasonable basis for our opinion.

 

A company’s internal control over financial reporting is a process designed by, or under the supervision of, the company’s principal executive and principal financial officers, or persons performing similar functions, and effected by the company’s board of trustees, management, and other personnel to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation o f financial statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are being made only in accordance with authorizations of management and trustees of the company; and (3) provide reasonable assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that could have a material effect on the financial statements.

 

Because of the inherent limitations of internal control over financial reporting, including the possibility of collusion or improper management override of controls, material misstatements due to error or fraud may not be prevented or detected on a timely basis. Also, projections of any evaluation of the effectiveness of the internal control over financial reporting to future periods are subject to the risk that the controls may become inadequate because of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.

 

In our opinion, the Company maintained, in all material respects, effective internal control over financial reporting as of December 31, 2009, based on the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission.

 

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the consolidated statement of financial condition as of December 31, 2009 and the related consolidated statements of income, changes in equity, and cash flows for the year then ended of the Company and our report dated February 23, 2010 expressed an unqualified opinion on those financial statements and financial statement schedules. 

 

 

 

/s/ DELOITTE & TOUCHE LLP

Parsippany, New Jersey

February 23, 2010

 

165


 

Item 9B.               Other Information

 

None.

 

PART III

 

Item 10.               Directors, Executive Officers and Corporate Governance

 

Information relating to trustees of the Registrant, including its audit committee and audit committee financial expert, will be contained in a definitive Proxy Statement involving the election of trustees under the caption “Election of Trustees” which the Registrant will file with the Securities and Exchange Commission pursuant to Regulation 14A under the Securities Exchange Act of 1934 not later than 120 days after December 31, 2009, and such information is incorporated herein by reference. Information relating to Executive Officers of the Registrant, appears on page 57 of this Annual Report on Form 10-K. Also incorporated herein by reference is the information under the caption “16(a) Beneficial Ownership Reporting Compliance” of the Proxy Statement.

 

The Registrant has adopted a Code of Business Conduct and Ethics that applies to, among others, Michael Fascitelli, its principal executive officer, and Joseph Macnow, its principal financial and accounting officer. This Code is available on our website at www.vno.com.

 

Item 11.               Executive Compensation

Information relating to executive officer and director compensation will be contained in the Proxy Statement referred to above in Item 10, “Directors, Executive Officers and Corporate Governance,” under the caption “Executive Compensation” and such information is incorporated herein by reference.

 

Item 12.              Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

Information relating to security ownership of certain beneficial owners and management will be contained in the Proxy Statement referred to in Item 10, “Directors, Executive Officers and Corporate Governance,” under the caption “Principal Security Holders” and such information is incorporated herein by reference.

 

                      Equity compensation plan information

The following table provides information as of December 31, 2009 regarding our equity compensation plans.

 

Plan Category

 

Number of securities to be
issued upon exercise of
outstanding options,
warrants and rights

 

Weighted-average
exercise price of
outstanding options,
warrants and rights

 

Number of securities remaining
available for future issuance
under equity compensation plans
(excluding securities reflected in
the second column)

 

Equity compensation plans approved
by security holders

 

7,259,833

(1)

$

47.90

 

4,854,047

(2)

Equity compensation awards not
approved by security holders

 

 

 

 

 

Total

 

7,259,833

 

$

47.90

 

4,854,047

 

___________________________

(1)   Includes 55,618 restricted common shares, 508,080 restricted Operating Partnership units and 516,329 Out-Performance Plan units which do not have an option exercise price.

(2)   All of the shares available for future issuance under plans approved by the security holders may be issued as restricted shares or performance shares.

 

 

Item 13.               Certain Relationships and Related Transactions, and Director Independence

Information relating to certain relationships and related transactions will be contained in the Proxy Statement referred to in Item 10, “Directors, Executive Officers and Corporate Governance,” under the caption “Certain Relationships and Related Transactions” and such information is incorporated herein by reference.

 

 

 

 

166


Item 14.               Principal Accountant Fees and Services

Information relating to Principal Accountant fees and services will be contained in the Proxy Statement referred to in Item 10, “Directors, Executive Officers and Corporate Governance,” under the caption “Ratification of Selection of Independent Auditors” and such information is incorporated herein by reference.

 

PART IV

 

Item 15.               Exhibits and Financial Statement Schedules

(a)     The following documents are filed as part of this report:

 

1.     The consolidated financial statements are set forth in Item 8 of this Annual Report on Form 10-K.

 

The following financial statement schedules should be read in conjunction with the financial statements included in Item 8 of this Annual Report on Form 10-K.

 

 

 

Pages in this
Annual Report
on Form 10-K

 

II--Valuation and Qualifying Accounts--years ended December 31, 2009, 2008 and 2007

 

169

 

III--Real Estate and Accumulated Depreciation as of December 31, 2009

 

170

 

 

Schedules other than those listed above are omitted because they are not applicable or the information required is included in the consolidated financial statements or the notes thereto.

 

The following exhibits listed on the Exhibit Index are filed with this Annual Report on Form 10-K.

 

Exhibit No.

 

 

 

12.1

 

 

Computation of Ratios

21  

 

 

Subsidiaries of Registrant

23   

 

 

Consent of Independent Registered Public Accounting Firm

31.1

 

 

Rule 13a-14 (a) Certification of Chief Executive Officer

31.2

 

 

Rule 13a-14 (a) Certification of Chief Financial Officer

32.1

 

 

Section 1350 Certification of the Chief Executive Officer

32.2

 

 

Section 1350 Certification of the Chief Financial Officer

167


SIGNATURES

 

Pursuant to the requirements of Section 13 or 15 (d) of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

 

 

VORNADO REALTY TRUST

 

 

(Registrant)

 

 

 

 

 

 

Date: February 23, 2010

By:

/s/ Joseph Macnow

 

 

Joseph Macnow, Executive Vice President  –
Finance and Administration and
Chief Financial Officer (duly authorized officer
and principal financial and accounting officer)

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the Registrant and in the capacities and on the dates indicated:

 

 

Signature

 

Title

 

Date

 

 

 

 

 

 

By:

/s/Steven Roth

 

Chairman of the Board of Trustees

 

February 23, 2010

 

     (Steven Roth)

 

 

 

 

 

 

 

 

 

 

By:

/s/Michael D. Fascitelli

 

President and Chief Executive Officer

 

February 23, 2010

 

     (Michael D. Fascitelli)

 

     (Principal Executive Officer)

 

 

 

 

 

 

 

 

By:

/s/Candace L. Beinecke

 

Trustee

 

February 23, 2010

 

     (Candace L. Beinecke)

 

 

 

 

 

 

 

 

 

 

By:

/s/Anthony W. Deering

 

Trustee

 

February 23, 2010

 

     (Anthony W. Deering)

 

 

 

 

 

 

 

 

 

 

By:

/s/Robert P. Kogod

 

Trustee

 

February 23, 2010

 

     (Robert P. Kogod)

 

 

 

 

 

 

 

 

 

 

By:

/s/Michael Lynne

 

Trustee

 

February 23, 2010

 

     (Michael Lynne)

 

 

 

 

 

 

 

 

 

 

By:

/s/David Mandelbaum

 

Trustee

 

February 23, 2010

 

     (David Mandelbaum)

 

 

 

 

 

 

 

 

 

 

By:

/s/Ronald G. Targan

 

Trustee

 

February 23, 2010

 

     (Ronald G. Targan)

 

 

 

 

 

 

 

 

 

 

By:

/s/Richard R. West

 

Trustee

 

February 23, 2010

 

     (Richard R. West)

 

 

 

 

 

 

 

 

 

 

By:

/s/Russell B. Wight

 

Trustee

 

February 23, 2010

 

     (Russell B. Wight, Jr.)

 

 

 

 

 

 

 

 

 

 

By:

/s/Joseph Macnow

 

Executive Vice President — Finance and

 

February 23, 2010

 

     (Joseph Macnow)

 

     Administration and Chief Financial Officer
     (Principal Financial and Accounting Officer)

 

 

 

168


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE II

VALUATION AND QUALIFYING ACCOUNTS

(Amounts in Thousands)

 

 

Column A

 

Column B

 

Column C

 

Column D

 

Column E

 

Description

 

Balance at
Beginning
of Year

 

Additions
Charged
Against
Operations

 

Uncollectible
Accounts
Written-off

 

Balance
at End
of Year

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Year Ended December 31, 2009:
Allowance for doubtful accounts

 

$

85,307

 

$

216,712

 

$

(59,893

)

$

242,126

 

Year Ended December 31, 2008:
Allowance for doubtful accounts

 

$

79,227

 

$

20,931

 

$

(14,851

)

$

85,307

 

Year Ended December 31, 2007:
Allowance for doubtful accounts

 

$

18,199

 

$

65,680

 

$

(4,652

)

$

79,227

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

169


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

Office Buildings

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Manhattan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

1290 Avenue of the Americas

$

434,643

 

$

515,539

$

923,653

$

59,072

$

515,539

$

982,725

$

1,498,264

$

72,814

1963

2007

(4)

350 Park Avenue

 

430,000

 

 

265,889

 

363,381

 

21,432

 

265,889

 

384,813

 

650,702

 

28,686

1960

2006

(4)

One Penn Plaza

 

-

 

 

-

 

412,169

 

143,618

 

-

 

555,787

 

555,787

 

162,385

1972

1998

(4)

100 W.33rd St (Manhattan Mall)

 

159,361

 

 

242,776

 

247,970

 

1,870

 

242,776

 

249,840

 

492,616

 

18,522

1911

2007

(4)

Two Penn Plaza

 

282,492

 

 

53,615

 

164,903

 

74,212

 

52,689

 

240,041

 

292,730

 

85,541

1968

1997

(4)

770 Broadway

 

353,000

 

 

52,898

 

95,686

 

73,471

 

52,898

 

169,157

 

222,055

 

55,543

1907

1998

(4)

90 Park Avenue

 

-

 

 

8,000

 

175,890

 

31,450

 

8,000

 

207,340

 

215,340

 

64,950

1964

1997

(4)

888 Seventh Avenue

 

318,554

 

 

-

 

117,269

 

90,468

 

-

 

207,737

 

207,737

 

59,795

1980

1998

(4)

640 Fifth Avenue

 

-

 

 

38,224

 

25,992

 

107,485

 

38,224

 

133,477

 

171,701

 

41,348

1950

1997

(4)

Eleven Penn Plaza

 

203,198

 

 

40,333

 

85,259

 

41,681

 

40,333

 

126,940

 

167,273

 

40,104

1923

1997

(4)

1740 Broadway

 

-

 

 

26,971

 

102,890

 

36,366

 

26,971

 

139,256

 

166,227

 

37,381

1950

1997

(4)

909 Third Avenue

 

210,660

 

 

-

 

120,723

 

34,952

 

-

 

155,675

 

155,675

 

44,449

1969

1999

(4)

150 East 58th Street

 

-

 

 

39,303

 

80,216

 

27,970

 

39,303

 

108,186

 

147,489

 

34,175

1969

1998

(4)

595 Madison Avenue

 

-

 

 

62,731

 

62,888

 

13,103

 

62,731

 

75,991

 

138,722

 

18,779

1968

1999

(4)

866 United Nations Plaza

 

44,978

 

 

32,196

 

37,534

 

10,217

 

32,196

 

47,751

 

79,947

 

16,834

1966

1997

(4)

20 Broad Street

 

-

 

 

-

 

28,760

 

24,838

 

-

 

53,598

 

53,598

 

12,977

1956

1998

(4)

40 Fulton Street

 

-

 

 

15,732

 

26,388

 

4,054

 

15,732

 

30,442

 

46,174

 

10,081

1987

1998

(4)

689 Fifth Avenue

 

-

 

 

19,721

 

13,446

 

10,479

 

19,721

 

23,925

 

43,646

 

8,322

1925

1998

(4)

330 West 34th Street

 

-

 

 

-

 

8,599

 

11,407

 

-

 

20,006

 

20,006

 

7,461

1925

1998

(4)

40-42 Thompson Street

 

-

 

 

6,503

 

10,057

 

455

 

6,503

 

10,512

 

17,015

 

1,140

1928

2005

(4)

1540 Broadway Garage

 

-

 

 

4,086

 

8,914

 

-

 

4,086

 

8,914

 

13,000

 

784

1990

2006

(4)

Other

 

-

 

 

-

 

5,548

 

33,836

 

-

 

39,384

 

39,384

 

2,801

 

 

 

Total New York

 

2,436,886

 

 

1,424,517

 

3,118,135

 

852,436

 

1,423,591

 

3,971,497

 

5,395,088

 

824,872

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington, DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

2011-2451 Crystal Drive

 

130,711

 

 

100,935

 

409,920

 

115,942

 

100,228

 

526,569

 

626,797

 

117,024

1984-1989

2002

(4)

2001 Jefferson Davis Highway,
2100/2200 Crystal Drive, 223 23rd
Street, 2221 South Clark Street,
Crystal
City Shops at 2100, 220 20
th Street

 

75,629

 

 

57,213

 

131,206

 

178,990

 

57,070

 

310,339

 

367,409

 

47,624

1964-1969

2002

(4)

Warner Building

 

292,700

 

 

70,853

 

246,169

 

20,592

 

81,983

 

255,631

 

337,614

 

28,156

1992

2005

(4)

1550-1750 Crystal Drive/
241-251 18th Street

 

173,861

 

 

64,817

 

218,330

 

45,138

 

64,652

 

263,633

 

328,285

 

62,962

1974-1980

2002

(4)

Riverhouse Apartments

 

259,546

 

 

118,421

 

125,078

 

49,869

 

138,696

 

154,672

 

293,368

 

10,095

 

2007

(4)

Skyline Place (6 buildings)

 

442,500

 

 

41,986

 

221,869

 

22,415

 

41,862

 

244,408

 

286,270

 

56,063

1973-1984

2002

(4)

1215, 1225 S. Clark Street/ 200, 201
12th Street S.

 

95,763

 

 

47,594

 

177,373

 

20,769

 

47,465

 

198,271

 

245,736

 

46,907

1983-1987

2002


(4)

1800, 1851 and 1901 South Bell Street

 

19,339

 

 

37,551

 

118,806

 

23,752

 

37,551

 

142,558

 

180,109

 

31,011

1968

2002

(4)

1229-1231 25th Street

 

85,735

 

 

67,049

 

5,039

 

103,626

 

68,198

 

107,516

 

175,714

 

388

 

2007

(4)

2101 L Street

 

150,000

 

 

32,815

 

51,642

 

80,489

 

39,768

 

125,178

 

164,946

 

7,785

1975

2003

(4)

2200-2300 Courthouse Plaza

 

65,133

 

 

-

 

105,475

 

26,836

 

-

 

132,311

 

132,311

 

31,122

1988-1989

2002

(4)

Bowen Building

 

115,022

 

 

30,077

 

98,962

 

1,681

 

30,176

 

100,544

 

130,720

 

11,969

2004

2005

(4)

 

170


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

1875 Connecticut Ave NW

 

53,709

 

 

36,303

 

82,004

 

335

 

35,886

 

82,756

 

118,642

 

8,251

1963

2007

(4)

One Skyline Tower

 

100,800

 

 

12,266

 

75,343

 

29,804

 

12,231

 

105,182

 

117,413

 

19,820

1988

2002

(4)

Reston Executive

 

93,000

 

 

15,424

 

85,722

 

8,624

 

15,380

 

94,390

 

109,770

 

22,686

1987-1989

2002

(4)

H Street - North 10-1D Land Parcel

 

-

 

 

104,473

 

55

 

(12,878

)

87,666

 

3,984

 

91,650

 

-

 

2007

(4)

409 3rd Street

 

-

 

 

10,719

 

69,658

 

7,412

 

10,719

 

77,070

 

87,789

 

23,479

1990

1998

(4)

1825 Connecticut Ave NW

 

52,920

 

 

33,090

 

61,316

 

(7,824

)

32,726

 

53,856

 

86,582

 

5,463

1956

2007

(4)

Warehouses

 

-

 

 

106,946

 

1,326

 

(23,543

)

83,400

 

1,329

 

84,729

 

1,329

 

2007

(4)

Commerce Executive

 

-

 

 

13,401

 

58,705

 

12,127

 

13,363

 

70,870

 

84,233

 

17,584

1985-1989

2002

(4)

1235 S. Clark Street

 

53,252

 

 

15,826

 

53,894

 

13,329

 

15,826

 

67,223

 

83,049

 

12,265

1981

2002

(4)

Seven Skyline Place

 

134,699

 

 

10,292

 

58,351

 

(3,499

)

10,262

 

54,882

 

65,144

 

13,672

2001

2002

(4)

1150 17th Street

 

29,047

 

 

23,359

 

24,876

 

14,270

 

24,723

 

37,782

 

62,505

 

9,766

1970

2002

(4)

Crystal City Hotel

 

-

 

 

8,000

 

47,191

 

5,396

 

8,000

 

52,587

 

60,587

 

6,820

1968

2004

(4)

1750 Penn Avenue

 

45,877

 

 

20,020

 

30,032

 

1,247

 

21,170

 

30,129

 

51,299

 

7,206

1964

2002

(4)

1101 17th Street

 

24,054

 

 

20,666

 

20,112

 

8,659

 

21,818

 

27,619

 

49,437

 

7,509

1963

2002

(4)

H Street Ground Leases

 

-

 

 

71,893

 

-

 

(26,893

)

45,000

 

-

 

45,000

 

-

 

2007

(4)

1227 25th Street

 

-

 

 

16,293

 

24,620

 

2,870

 

17,047

 

26,736

 

43,783

 

1,583

 

2007

(4)

1140 Connecticut Avenue

 

17,791

 

 

19,017

 

13,184

 

7,901

 

19,801

 

20,301

 

40,102

 

5,744

1966

2002

(4)

1730 M. Street

 

15,018

 

 

10,095

 

17,541

 

9,139

 

10,687

 

26,088

 

36,775

 

6,808

1963

2002

(4)

Democracy Plaza I

 

-

 

 

-

 

33,628

 

(305

)

-

 

33,323

 

33,323

 

11,478

1987

2002

(4)

1726 M Street

 

-

 

 

9,450

 

22,062

 

879

 

9,455

 

22,936

 

32,391

 

1,954

1964

2006

(4)

Crystal Drive Retail

 

-

 

 

-

 

20,465

 

5,779

 

-

 

26,244

 

26,244

 

5,790

2004

2004

(4)

1109 South Capitol Street

 

-

 

 

11,541

 

178

 

60

 

11,597

 

182

 

11,779

 

178

 

2007

(4)

South Capitol

 

-

 

 

4,009

 

6,273

 

(3,627

)

-

 

6,655

 

6,655

 

-

 

2005

(4)

H Street

 

-

 

 

1,763

 

641

 

35

 

1,763

 

676

 

2,439

 

74

 

2005

(4)

Other

 

-

 

 

-

 

51,767

 

(43,590

)

-

 

8,177

 

8,177

 

-

 

 

 

Total Washington, DC

 

2,526,106

 

 

1,244,157

 

2,768,813

 

695,806

 

1,216,169

 

3,492,607

 

4,708,776

 

640,565

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Paramus

 

-

 

 

-

 

-

 

23,213

 

1,033

 

22,180

 

23,213

 

12,652

1967

1987

(4)

 

 

-

 

 

-

 

-

 

23,213

 

1,033

 

22,180

 

23,213

 

12,652

 

 

 

California

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

555 California Street

 

664,118

 

 

221,903

 

893,324

 

16,666

 

221,903

 

909,990

 

1,131,893

 

72,468

1922/1969/1970

2007

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Office Buildings

 

5,627,110

 

 

2,890,577

 

6,780,272

 

1,588,121

 

2,862,696

 

8,396,274

 

11,258,970

 

1,550,557

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Shopping Centers

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

California

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Los Angeles (Beverly Connection)

 

100,000

 

 

72,996

 

131,510

 

12,421

 

72,996

 

143,931

 

216,927

 

10,282

2008

2005

(4)

Sacramento

 

-

 

 

3,897

 

31,370

 

-

 

3,897

 

31,370

 

35,267

 

3,218

 

2006

(4)

San Francisco (The Cannery)

 

18,013

 

 

20,100

 

11,923

 

(9,194

)

15,727

 

7,102

 

22,829

 

503

 

2007

(4)

Walnut Creek (1149 S. Main St)

 

-

 

 

2,699

 

19,930

 

-

 

2,699

 

19,930

 

22,629

 

2,044

 

2006

(4)

Pasadena

 

-

 

 

-

 

18,337

 

542

 

-

 

18,879

 

18,879

 

1,379

 

2007

(4)

 

171


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

San Francisco (3700 Geary Blvd)

 

-

 

 

11,857

 

4,444

 

27

 

11,857

 

4,471

 

16,328

 

462

 

2006

(4)

Signal Hill

 

-

 

 

9,652

 

2,940

 

-

 

9,652

 

2,940

 

12,592

 

239

 

2006

(4)

Walnut Creek (1556 Mount
Diablo Blvd)

 

-

 

 

5,909

 

-

 

87

 

5,908

 

88

 

5,996

 

-

 

2007

(4)

Redding

 

-

 

 

2,900

 

2,857

 

13

 

2,900

 

2,870

 

5,770

 

233

 

2006

(4)

Merced

 

-

 

 

1,725

 

1,907

 

216

 

1,725

 

2,123

 

3,848

 

210

 

2006

(4)

San Bernadino (1522 E. Highland Ave)

 

-

 

 

1,651

 

1,810

 

-

 

1,651

 

1,810

 

3,461

 

245

 

2004

(4)

Corona 

 

-

 

 

-

 

3,073

 

-

 

-

 

3,073

 

3,073

 

416

 

2004

(4)

Vallejo

 

-

 

 

-

 

2,945

 

-

 

-

 

2,945

 

2,945

 

238

 

2006

(4)

San Bernadino (648 W. 4th St)

 

-

 

 

1,597

 

1,119

 

-

 

1,597

 

1,119

 

2,716

 

152

 

2004

(4)

Mojave 

 

-

 

 

-

 

2,250

 

-

 

-

 

2,250

 

2,250

 

305

 

2004

(4)

Barstow 

 

-

 

 

856

 

1,367

 

-

 

856

 

1,367

 

2,223

 

185

 

2004

(4)

Colton (1904 Ranchero Ave)

 

-

 

 

1,239

 

954

 

-

 

1,239

 

954

 

2,193

 

129

 

2004

(4)

Moreno Valley 

 

-

 

 

639

 

1,156

 

-

 

639

 

1,156

 

1,795

 

157

 

2004

(4)

Fontana

 

-

 

 

518

 

1,100

 

-

 

518

 

1,100

 

1,618

 

149

 

2004

(4)

Rialto 

 

-

 

 

434

 

1,173

 

-

 

434

 

1,173

 

1,607

 

159

 

2004

(4)

Desert Hot Springs

 

-

 

 

197

 

1,355

 

-

 

197

 

1,355

 

1,552

 

183

 

2004

(4)

Beaumont

 

-

 

 

206

 

1,321

 

-

 

206

 

1,321

 

1,527

 

179

 

2004

(4)

Colton (151 East Valley Blvd)

 

-

 

 

1,157

 

332

 

-

 

1,157

 

332

 

1,489

 

45

 

2004

(4)

Yucaipa

 

-

 

 

663

 

426

 

-

 

663

 

426

 

1,089

 

58

 

2004

(4)

Riverside (9155Jurupa Road)

 

-

 

 

251

 

783

 

-

 

251

 

783

 

1,034

 

106

 

2004

(4)

Riverside (5571 Mission Blvd)

 

-

 

 

209

 

704

 

-

 

209

 

704

 

913

 

95

 

2004

(4)

Total California

 

118,013

 

 

141,352

 

247,086

 

4,112

 

136,978

 

255,572

 

392,550

 

21,371

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Connecticut

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Waterbury

 

-

 

 

667

 

4,504

 

4,865

 

667

 

9,369

 

10,036

 

4,948

1969

1969

(4)

Newington

 

-

 

 

2,421

 

1,200

 

467

 

2,421

 

1,667

 

4,088

 

563

1965

1965

(4)

Total Connecticut

 

-

 

 

3,088

 

5,704

 

5,332

 

3,088

 

11,036

 

14,124

 

5,511

 

 

 

172


VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

Florida

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tampa (Hyde Park)

 

22,759

 

 

8,000

 

23,293

 

12,872

 

8,000

 

36,165

 

44,165

 

3,625

 

2005

(4)

Tampa

 

-

 

 

3,651

 

2,388

 

82

 

3,651

 

2,470

 

6,121

 

206

 

2006

(4)

Total Florida

 

22,759

 

 

11,651

 

25,681

 

12,954

 

11,651

 

38,635

 

50,286

 

3,831

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Illinois

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Lansing

 

-

 

 

2,135

 

1,064

 

-

 

2,135

 

1,064

 

3,199

 

87

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Iowa

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dubuque

 

-

 

 

-

 

1,479

 

-

 

-

 

1,479

 

1,479

 

119

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Maryland

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rockville

 

13,880

 

 

3,470

 

20,599

 

195

 

3,470

 

20,794

 

24,264

 

2,502

 

2005

(4)

Baltimore (Towson)

 

-

 

 

581

 

3,227

 

7,880

 

581

 

11,107

 

11,688

 

3,795

1968

1968

(4)

Annapolis

 

-

 

 

-

 

9,652

 

-

 

-

 

9,652

 

9,652

 

1,700

 

2005

(4)

Wheaton

 

-

 

 

-

 

5,367

 

-

 

-

 

5,367

 

5,367

 

436

 

2006

(4)

Glen Burnie

 

-

 

 

462

 

2,571

 

528

 

462

 

3,099

 

3,561

 

2,535

1958

1958

(4)

Total Maryland

 

13,880

 

 

4,513

 

41,416

 

8,603

 

4,513

 

50,019

 

54,532

 

10,968

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Dorchester

 

-

 

 

12,844

 

3,794

 

-

 

12,844

 

3,794

 

16,638

 

309

 

2006

(4)

Springfield

 

-

 

 

2,797

 

2,471

 

440

 

2,797

 

2,911

 

5,708

 

515

1993

1966

(4)

Chicopee

 

-

 

 

895

 

-

 

-

 

895

 

-

 

895

 

-

1969

1969

(4)

Cambridge

 

-

 

 

-

 

-

 

260

 

-

 

260

 

260

 

39

 

 

Total Massachusetts

 

-

 

 

16,536

 

6,265

 

700

 

16,536

 

6,965

 

23,501

 

863

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Michigan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Roseville

 

-

 

 

30

 

6,128

 

1,462

 

30

 

7,590

 

7,620

 

1,351

 

2005

(4)

Battle Creek

 

-

 

 

1,264

 

2,144

 

(2,443

)

264

 

701

 

965

 

175

 

2006

(4)

Midland

 

-

 

 

-

 

133

 

86

 

-

 

219

 

219

 

30

 

2006

(4)

Total Michigan

 

-

 

 

1,294

 

8,405

 

(895

)

294

 

8,510

 

8,804

 

1,556

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Hampshire

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Salem

 

-

 

 

6,083

 

-

 

-

 

6,083

 

-

 

6,083

 

-

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Paramus (Bergen Town Center)

 

261,903

 

 

19,884

 

81,723

 

324,284

 

31,330

 

394,561

 

425,891

 

19,627

1957/2009

2003

(4)

North Bergen (Tonnelle Ave)

 

-

 

 

24,493

 

-

 

62,030

 

28,542

 

57,981

 

86,523

 

1,039

2009

2006

(4)

Union (Springfield Avenue)

 

-

 

 

19,700

 

45,090

 

-

 

19,700

 

45,090

 

64,790

 

2,912

 

2007

(4)

East Rutherford

 

-

 

 

-

 

36,727

 

17

 

-

 

36,744

 

36,744

 

1,786

2007

2007

(4)

East Hanover I and II

 

-

 

 

2,232

 

18,241

 

10,358

 

2,671

 

28,160

 

30,831

 

11,553

1962

1962/1998

(4)

 

173


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

Garfield

 

-

 

 

45

 

8,068

 

20,274

 

45

 

28,342

 

28,387

 

291

2009

1998

(4)

Lodi (Washington Street)

 

10,320

 

 

7,606

 

13,125

 

221

 

7,606

 

13,346

 

20,952

 

1,695

 

2004

(4)

Englewood

 

12,358

 

 

2,300

 

17,245

 

-

 

2,300

 

17,245

 

19,545

 

1,114

 

2007

(4)

Bricktown

 

-

 

 

1,391

 

11,179

 

6,120

 

1,391

 

17,299

 

18,690

 

9,178

1968

1968

(4)

Totowa

 

-

 

 

1,102

 

11,994

 

4,514

 

1,099

 

16,511

 

17,610

 

10,697

1957/1999

1957

(4)

Hazlet

 

-

 

 

7,400

 

9,413

 

-

 

7,400

 

9,413

 

16,813

 

608

 

2007

(4)

Carlstadt

 

7,570

 

 

-

 

16,457

 

16

 

-

 

16,473

 

16,473

 

894

 

2007

(4)

North Plainfield

 

-

 

 

500

 

13,983

 

1,623

 

500

 

15,606

 

16,106

 

9,644

1955

1989

(4)

East Brunswick II (339-341 Route 18 S.)

 

-

 

 

2,098

 

10,949

 

2,646

 

2,098

 

13,595

 

15,693

 

7,207

1972

1972

(4)

Manalapan

 

-

 

 

725

 

7,189

 

7,753

 

1,046

 

14,621

 

15,667

 

8,658

1971

1971

(4)

Marlton

 

-

 

 

1,611

 

3,464

 

8,787

 

1,611

 

12,251

 

13,862

 

5,356

1973

1973

(4)

Union (Route 22 and Morris Ave)

 

-

 

 

3,025

 

7,470

 

2,040

 

3,025

 

9,510

 

12,535

 

4,198

1962

1962

(4)

Hackensack

 

-

 

 

692

 

10,219

 

1,266

 

692

 

11,485

 

12,177

 

8,211

1963

1963

(4)

Watchung

 

-

 

 

4,178

 

5,463

 

1,452

 

4,441

 

6,652

 

11,093

 

2,856

1994

1959

(4)

South Plainfield

 

-

 

 

-

 

10,044

 

98

 

-

 

10,142

 

10,142

 

652

 

2007

(4)

Eatontown

 

-

 

 

4,653

 

4,999

 

277

 

4,653

 

5,276

 

9,929

 

593

 

2005

(4)

Cherry Hill

 

-

 

 

5,864

 

2,694

 

1,310

 

4,864

 

5,004

 

9,868

 

3,710

1964

1964

(4)

Dover

 

-

 

 

559

 

6,363

 

2,903

 

559

 

9,266

 

9,825

 

5,171

1964

1964

(4)

Lodi (Route 17 N.)

 

-

 

 

238

 

9,446

 

-

 

238

 

9,446

 

9,684

 

2,419

1999

1975

(4)

East Brunswick I (325-333 Route 18 S.)

 

-

 

 

319

 

6,220

 

2,816

 

319

 

9,036

 

9,355

 

8,232

1957

1957

(4)

Jersey City

 

-

 

 

652

 

7,495

 

326

 

652

 

7,821

 

8,473

 

1,937

1965

1965

(4)

Morris Plains

 

-

 

 

1,104

 

6,411

 

784

 

1,104

 

7,195

 

8,299

 

6,648

1961

1985

(4)

Middletown

 

-

 

 

283

 

5,248

 

1,312

 

283

 

6,560

 

6,843

 

4,612

1963

1963

(4)

Woodbridge

 

-

 

 

1,509

 

2,675

 

1,771

 

1,539

 

4,416

 

5,955

 

2,166

1959

1959

(4)

Delran

 

-

 

 

756

 

4,468

 

544

 

756

 

5,012

 

5,768

 

4,702

1972

1972

(4)

Lawnside

 

-

 

 

851

 

3,164

 

1,374

 

851

 

4,538

 

5,389

 

3,577

1969

1969

(4)

Kearny

 

-

 

 

309

 

3,376

 

1,151

 

309

 

4,527

 

4,836

 

2,859

1938

1959

(4)

Bordentown

 

-

 

 

498

 

3,176

 

1,073

 

713

 

4,034

 

4,747

 

4,001

1958

1958

(4)

Turnersville

 

-

 

 

900

 

1,342

 

856

 

900

 

2,198

 

3,098

 

2,057

1974

1974

(4)

North Bergen (Kennedy Blvd)

 

-

 

 

2,308

 

636

 

34

 

2,308

 

670

 

2,978

 

354

1993

1959

(4)

Montclair

 

-

 

 

66

 

419

 

381

 

66

 

800

 

866

 

644

1972

1972

(4)

Total New Jersey

 

292,151

 

 

119,851

 

406,175

 

470,411

 

135,611

 

860,826

 

996,437

 

161,858

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Valley Stream (Green Acres Mall)

 

335,000

 

 

147,172

 

134,980

 

44,801

 

146,969

 

179,984

 

326,953

 

39,500

1956

1997

(4)

Bronx (Bruckner Blvd)

 

-

 

 

66,100

 

259,503

 

363

 

66,100

 

259,866

 

325,966

 

19,471

 

2007

(4)

Hicksville (Broadway Mall)

 

92,601

 

 

126,324

 

48,904

 

2,822

 

126,324

 

51,726

 

178,050

 

5,124

 

2005

(4)

Poughkeepsie

 

-

 

 

12,733

 

12,026

 

34,340

 

10,083

 

49,016

 

59,099

 

1,549

2009

2005

(4)

Huntington

 

15,595

 

 

21,200

 

33,667

 

44

 

21,200

 

33,711

 

54,911

 

1,830

 

2007

(4)

Mount Kisco 

 

29,703

 

 

22,700

 

26,700

 

-

 

22,700

 

26,700

 

49,400

 

1,415

 

2007

(4)

Bronx (Gun Hill Road)

 

-

 

 

6,427

 

11,885

 

15,504

 

4,485

 

29,331

 

33,816

 

693

2009

2005

(4)

Staten Island 

 

17,400

 

 

11,446

 

21,262

 

324

 

11,446

 

21,586

 

33,032

 

3,246

 

2004

(4)

Inwood 

 

-

 

 

12,419

 

19,097

 

561

 

12,419

 

19,658

 

32,077

 

2,438

 

2004

(4)

Queens (99-01 Queens Blvd)

 

-

 

 

7,839

 

20,392

 

1,764

 

7,839

 

22,156

 

29,995

 

3,038

 

2004

(4)

West Babylon

 

6,550

 

 

6,720

 

13,786

 

69

 

6,720

 

13,855

 

20,575

 

969

 

2007

(4)

 

174


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

Freeport (437 E. Sunrise Highway)

 

-

 

 

1,231

 

4,747

 

1,518

 

1,231

 

6,265

 

7,496

 

4,569

1981

1981

(4)

Dewitt

 

-

 

 

-

 

7,116

 

-

 

-

 

7,116

 

7,116

 

561

 

2006

(4)

Buffalo (Amherst)

 

-

 

 

636

 

4,056

 

381

 

-

 

5,073

 

5,073

 

4,408

1968

1968

(4)

Oceanside

 

-

 

 

2,710

 

2,306

 

-

 

2,710

 

2,306

 

5,016

 

149

 

2007

(4)

Albany (Menands)

 

-

 

 

460

 

2,091

 

2,333

 

460

 

4,424

 

4,884

 

3,233

1965

1965

(4)

Rochester (Henrietta)

 

-

 

 

-

 

2,647

 

1,096

 

-

 

3,743

 

3,743

 

3,206

1971

1971

(4)

Rochester

 

-

 

 

2,172

 

-

 

-

 

2,172

 

-

 

2,172

 

-

1966

1966

(4)

Freeport (240 Sunrise Highway)

 

-

 

 

-

 

-

 

260

 

-

 

260

 

260

 

39

 

2005

(4)

Commack

 

-

 

 

-

 

43

 

-

 

-

 

43

 

43

 

2

 

2006

(4)

New Hyde Park

 

-

 

 

-

 

4

 

-

 

-

 

4

 

4

 

126

1970

1976

(4)

Manhattan

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

(4)

1540 Broadway

 

-

 

 

105,914

 

214,208

 

6,154

 

105,914

 

220,362

 

326,276

 

4,985

 

2006

 

Manhattan Mall

 

72,639

 

 

88,595

 

113,473

 

74,914

 

88,595

 

188,387

 

276,982

 

10,110

2009

2007

(4)

828-850 Madison Avenue

 

80,000

 

 

107,937

 

28,261

 

10

 

107,937

 

28,271

 

136,208

 

3,297

 

2005

(4)

4 Union Square South

 

75,000

 

 

24,079

 

55,220

 

373

 

24,079

 

55,593

 

79,672

 

7,874

1965/2004

1993

(4)

478-482 Broadway

 

-

 

 

20,000

 

13,375

 

27,721

 

20,000

 

41,096

 

61,096

 

1,345

2009

2007

(4)

40 East 66th Street

 

-

 

 

13,616

 

34,635

 

9

 

13,616

 

34,644

 

48,260

 

3,398

 

2005

(4)

25 W. 14th Street

 

-

 

 

29,169

 

17,878

 

341

 

29,169

 

18,219

 

47,388

 

2,694

 

2004

(4)

155 Spring Street

 

-

 

 

13,700

 

30,544

 

565

 

13,700

 

31,109

 

44,809

 

2,103

 

2007

(4)

435 7th Avenue

 

52,000

 

 

19,893

 

19,091

 

37

 

19,893

 

19,128

 

39,021

 

3,542

2002

1997

(4)

692 Broadway

 

-

 

 

6,053

 

22,908

 

794

 

6,053

 

23,702

 

29,755

 

2,587

 

2005

(4)

715 Lexington Avenue

 

-

 

 

-

 

26,903

 

-

 

-

 

26,903

 

26,903

 

3,104

1923

2001

(4)

211-217 Columbus Avenue

 

-

 

 

18,907

 

7,316

 

385

 

18,907

 

7,701

 

26,608

 

841

 

2005

(4)

677-679 Madison Avenue

 

-

 

 

13,070

 

9,640

 

360

 

13,070

 

10,000

 

23,070

 

869

 

2006

(4)

431 7th Avenue

 

-

 

 

16,700

 

2,751

 

-

 

16,700

 

2,751

 

19,451

 

189

 

2007

(4)

484-486 Broadway

 

-

 

 

10,000

 

6,688

 

2,152

 

8,524

 

10,316

 

18,840

 

336

2009

2007

(4)

1135 Third Avenue

 

-

 

 

7,844

 

7,844

 

-

 

7,844

 

7,844

 

15,688

 

2,353

 

1997

(4)

387 West Broadway

 

-

 

 

5,858

 

7,662

 

364

 

5,858

 

8,026

 

13,884

 

1,148

 

2004

(4)

148 Spring Street

 

-

 

 

3,200

 

8,112

 

89

 

3,200

 

8,201

 

11,401

 

321

 

2008

(4)

150 Spring Street

 

-

 

 

3,200

 

5,822

 

133

 

3,200

 

5,955

 

9,155

 

236

 

2008

(4)

386 West Broadway

 

4,361

 

 

2,624

 

6,160

 

-

 

2,624

 

6,160

 

8,784

 

783

 

2004

(4)

488 8th Avenue

 

-

 

 

10,650

 

1,767

 

(4,728

)

6,859

 

830

 

7,689

 

46

 

2007

(4)

484 8th Avenue

 

-

 

 

3,856

 

762

 

-

 

3,856

 

762

 

4,618

 

245

 

1997

(4)

825 7th Avenue

 

-

 

 

1,483

 

697

 

-

 

1,483

 

697

 

2,180

 

225

 

1997

(4)

Total New York

 

780,849

 

 

974,637

 

1,266,929

 

215,853

 

963,939

 

1,493,480

 

2,457,419

 

148,197

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Pennsylvania

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wilkes Barre

 

20,957

 

 

6,053

 

26,646

 

185

 

6,053

 

26,831

 

32,884

 

1,396

 

2007

(4)

Philadelphia

 

-

 

 

933

 

23,650

 

6,099

 

933

 

29,749

 

30,682

 

6,989

1977

1994

(4)

Allentown

 

-

 

 

334

 

15,580

 

279

 

334

 

15,859

 

16,193

 

10,780

1957

1957

(4)

Bensalem

 

-

 

 

2,727

 

6,698

 

1,898

 

2,727

 

8,596

 

11,323

 

2,600

1972/1999

1972

(4)

Bethlehem

 

-

 

 

827

 

5,200

 

498

 

839

 

5,686

 

6,525

 

5,679

1966

1966

(4)

Wyomissing

 

-

 

 

-

 

2,646

 

2,265

 

-

 

4,911

 

4,911

 

1,862

 

2005

(4)

York

 

-

 

 

409

 

2,568

 

1,773

 

409

 

4,341

 

4,750

 

3,261

1970

1970

(4)

Broomall

 

-

 

 

850

 

2,171

 

814

 

850

 

2,985

 

3,835

 

2,813

1966

1966

(4)

 

175


VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

Lancaster

 

 -  

 

 

3,140

 

 63

 

 534

 

 3,140

 

 597

 

 3,737

 

417

1966

1966

(4)

Upper Mooreland

 

-

 

 

683

 

1,868

 

900

 

683

 

2,768

 

3,451

 

2,550

1974

1974

(4)

Glenolden

 

-

 

 

850

 

1,820

 

471

 

850

 

2,291

 

3,141

 

1,731

1975

1975

(4)

Levittown

 

-

 

 

183

 

1,008

 

408

 

183

 

1,416

 

1,599

 

1,368

1964

1964

(4)

Springfield

 

-

 

 

-

 

-

 

210

 

-

 

210

 

210

 

-

 

2005

(4)

Total Pennsylvania

 

20,957

 

 

16,989

 

89,918

 

16,334

 

17,001

 

106,240

 

123,241

 

41,446

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

South Carolina

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Charleston

 

-

 

 

-

 

3,634

 

-

 

-

 

3,634

 

3,634

 

296

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Tennessee

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Antioch

 

-

 

 

1,521

 

2,386

 

-

 

1,521

 

2,386

 

3,907

 

195

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Texas

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Texarkana

 

-

 

 

-

 

458

 

34

 

-

 

492

 

492

 

40

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Utah

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ogden

 

-

 

 

1,714

 

2,431

 

(2,200

)

714

 

1,231

 

1,945

 

163

 

2007

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Virginia

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Springfield (Springfield Mall)

 

242,583

 

 

35,168

 

265,964

 

25,969

 

35,172

 

291,929

 

327,101

 

27,680

 

2006

(4)

Norfolk

 

-

 

 

-

 

3,927

 

15

 

-

 

3,942

 

3,942

 

1,883

 

2005

(4)

Total Virginia

 

242,583

 

 

35,168

 

269,891

 

25,984

 

35,172

 

295,871

 

331,043

 

29,563

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Bellingham

 

-

 

 

1,831

 

2,136

 

(1,970

)

922

 

1,075

 

1,997

 

72

 

2005

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington, DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

3040 M Street

 

-

 

 

7,830

 

27,490

 

45

 

7,830

 

27,535

 

35,365

 

2,706

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Wisconsin

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fond Du Lac

 

-

 

 

-

 

174

 

99

 

-

 

273

 

273

 

36

 

2006

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Puerto Rico

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Las Catalinas

 

59,305

 

 

15,280

 

64,370

 

7,754

 

15,279

 

72,125

 

87,404

 

20,292

1996

2002

(4)

Montehiedra

 

120,000

 

 

9,182

 

66,751

 

3,437

 

9,267

 

70,103

 

79,370

 

22,526

1996

1997

(4)

Total Puerto Rico

 

179,305

 

 

24,462

 

131,121

 

11,191

 

24,546

 

142,228

 

166,774

 

42,818

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Retail Properties

 

1,670,497

 

 

1,370,655

 

2,539,843

 

766,587

 

1,368,534

 

3,308,551

 

4,677,085

 

471,696

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

176


 

VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(Amounts in thousands)

 

COLUMN A

COLUMN B

COLUMN C

COLUMN D

COLUMN E

COLUMN F

COLUMN G

COLUMN H

COLUMN I

 

 

Initial cost to company (1)

 

Gross amount at which 
carried at close of period

 

 

 

Life on which
depreciation

Description

Encumbrances

Land

Buildings 
and
improvements

Costs
capitalized
subsequent
to acquisition

Land

Buildings
and
improvements

Total (2)

Accumulated
depreciation
and
amortization

Date of
construction 
(3)

Date
acquired

in latest 
income 
statement
is computed

Merchandise Mart Properties

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Illinois

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Merchandise Mart, Chicago

 

550,000

 

 

64,528

 

319,146

 

163,938

 

64,535

 

483,077

 

547,612

 

132,195

1930

1998

(4)

350 North Orleans, Chicago

 

-

 

 

14,238

 

67,008

 

73,124

 

14,246

 

140,124

 

154,370

 

36,475

1977

1998

(4)

527 W. Kinzie, Chicago

 

-

 

 

5,166

 

-

 

-

 

5,166

 

-

 

5,166

 

-

 

 

 

Total Illinois

 

550,000

 

 

83,932

 

386,154

 

237,062

 

83,947

 

623,201

 

707,148

 

168,670

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington, DC

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Washington Design Center

 

44,247

 

 

12,274

 

40,662

 

13,845

 

12,274

 

54,507

 

66,781

 

15,648

1919

1998

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

North Carolina

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Market Square Complex, High Point

 

217,814

 

 

13,038

 

102,239

 

76,400

 

15,047

 

176,630

 

191,677

 

43,983

1902/1989

1998

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New York

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

7 West 34th Street

 

-

 

 

34,614

 

94,167

 

35,975

 

34,614

 

130,142

 

164,756

 

27,106

1901

2000

(4)

MMPI Piers

 

-

 

 

-

 

-

 

7,971

 

-

 

7,971

 

7,971

 

48

 

2008

(4)

Total New York

 

-

 

 

34,614

 

94,167

 

43,946

 

34,614

 

138,113

 

172,727

 

27,154

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Massachusetts

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Boston Design Center

 

69,667

 

 

-

 

93,915

 

6,544

 

-

 

100,459

 

100,459

 

10,634

1918

2005

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

California

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Gift and Furniture Mart, Los Angeles

 

-

 

 

10,141

 

43,422

 

23,185

 

10,141

 

66,607

 

76,748

 

15,925

1958

2000

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ohio

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Cleveland Medical Mart, Cleveland

 

-

 

 

-

 

-

 

1,851

 

-

 

1,851

 

1,851

 

-

 

2009

(4)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Total Merchandise Mart

 

881,728

 

 

153,999

 

760,559

 

402,833

 

156,023

 

1,161,368

 

1,317,391

 

282,014

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Warehouse/Industrial

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

New Jersey

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

East Hanover

 

24,813

 

 

576

 

7,752

 

7,718

 

691

 

15,355

 

16,046

 

14,883

1972

1972

(4)

Edison

 

-

 

 

-

 

-

 

4,967

 

704

 

4,263

 

4,967

 

4,196

1962

1962

(4)

Total Warehouse/Industrial

 

24,813

 

 

576

 

7,752

 

12,685

 

1,395

 

19,618

 

21,013

 

19,079

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Other Properties

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Hotel Pennsylvania

 

-

 

 

29,903

 

121,712

 

69,338

 

29,904

 

191,049

 

220,953

 

69,060

1919

1997

(4)

220 Central Park South

 

123,750

 

 

115,720

 

16,420

 

64,296

 

115,720

 

80,716

 

196,436

 

17,436

 

2005

(4)

Wasserman

 

95,468

 

 

28,052

 

-

 

50,825

 

51,388

 

27,489

 

78,877

 

11,834

 

2005

(4)

40 East 66th Residential

 

-

 

 

29,199

 

85,798

 

(68,075

)

18,193

 

28,729

 

46,922

 

2,531

 

2005

(4)

677-679 Madison

 

-

 

 

1,462

 

1,058

 

1,294

 

2,212

 

1,602

 

3,814

 

127

 

2006

(4)

Total Other Properties

 

219,218

 

 

204,336

 

224,988

 

117,678

 

217,417

 

329,585

 

547,002

 

100,988

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Leasehold Improvements

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Equipment and Other

 

-

 

 

-

 

-

 

128,056

 

-

 

128,056

 

128,056

 

70,107

 

 

 

Total December 31, 2009

 

8,423,366

 

 

4,620,143

 

10,313,414

 

3,015,960

 

4,606,065

 

13,343,452

 

17,949,517

 

2,494,441

 

 

 

 

177


vornado Realty trust

AND SUBSIDIARIES

SCHEDULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

 

 

 

 

 

 

Notes:

 

(1)                          Initial cost is cost as of January 30, 1982 (the date on which Vornado commenced real estate operations) unless acquired subsequent to that date see Column H.

 

(2)                          The net basis of the Company’s assets and liabilities for tax purposes is approximately $3.1 billion lower than the amount reported for financial statement purposes.

 

(3)                          Date of original construction –– many properties have had substantial renovation or additional construction –– see Column D.

 

(4)                          Depreciation of the buildings and improvements are calculated over lives ranging from the life of the lease to forty years.

178


VORNADO REALTY TRUST

AND SUBSIDIARIES

SCHEdULE III

REAL ESTATE AND ACCUMULATED DEPRECIATION

(amounts in thousands)

 

         The following is a reconciliation of real estate assets and accumulated depreciation:

 

 

 

Year Ended December 31,

 

 

 

2009

 

2008

 

2007

 

Real Estate

 

 

 

 

 

 

 

 

 

 

Balance at beginning of period

 

$

17,819,679

 

$

17,029,965

 

$

11,512,518

 

Additions during the period:

 

 

 

 

 

 

 

 

 

 

Land

 

 

 

 

95,980

 

 

1,956,602

 

Buildings & improvements

 

 

601,136

 

 

1,087,944

 

 

3,617,881

 

 

 

 

18,420,815

 

 

18,213,889

 

 

17,087,001

 

Less: Assets sold and written-off

 

 

471,298

 

 

394,210

 

 

57,036

 

Balance at end of period

 

$

17,949,517

 

$

17,819,679

 

$

17,029,965

 

 

 

 

 

 

 

 

 

 

 

 

Accumulated Depreciation

 

 

 

 

 

 

 

 

 

 

Balance at beginning of period

 

$

2,167,403

 

$

1,809,048

 

$

1,446,588

 

Additions charged to operating expenses

 

 

433,785

 

 

407,753

 

 

445,150

 

Additions due to acquisitions

 

 

 

 

 

 

20,817

 

 

 

 

2,601,188

 

 

2,216,801

 

 

1,912,555

 

Less: Accumulated depreciation on assets
sold and written-off

 

 

106,747

 

 

49,398

 

 

103,507

 

Balance at end of period

 

$

2,494,441

 

$

2,167,403

 

$

1,809,048

 

 

 

179


EXHIBIT INDEX

Exhibit No.

 

 

 

 

3.1

 

-

Articles of Restatement of Vornado Realty Trust, as filed with the State
 Department of Assessments and Taxation of Maryland on July 30, 2007 - Incorporated
by reference to Exhibit 3.75 to Vornado Realty Trust’s Quarterly Report on Form 10-Q
for the quarter ended June 30, 2007 (File No. 001-11954), filed on July 31, 2007

*

 

 

 

 

 

3.2

 

-

Amended and Restated Bylaws of Vornado Realty Trust, as amended on March 2, 2000 -
Incorporated by reference to Exhibit 3.12 to Vornado Realty Trust’s Annual Report on
Form 10-K for the year ended December 31, 1999 (File No. 001-11954), filed on
March 9, 2000
 

*

 

 

 

 

 

3.3

 

-

Second Amended and Restated Agreement of Limited Partnership of Vornado Realty L.P.,
dated as of October 20, 1997 (the “Partnership Agreement”) – Incorporated by reference
to Exhibit 3.26 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter
ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003         

*

 

 

 

 

 

3.4

 

-

Amendment to the Partnership Agreement, dated as of December 16, 1997 – Incorporated by
reference to Exhibit 3.27 to Vornado Realty Trust’s Quarterly Report on Form 10-Q for
the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003         

*

 

 

 

 

 

3.5

 

-

Second Amendment to the Partnership Agreement, dated as of April 1, 1998 – Incorporated
by reference to Exhibit 3.5 to Vornado Realty Trust’s Registration Statement on Form S-3
(File No. 333-50095), filed on April 14, 1998              

*

 

 

 

 

 

3.6

 

-

Third Amendment to the Partnership Agreement, dated as of November 12, 1998 -
Incorporated by reference to Exhibit 3.2 to Vornado Realty Trust’s Current Report on
Form 8-K (File No. 001-11954), filed on November 30, 1998    

*

 

 

 

 

 

3.7

 

-

Fourth Amendment to the Partnership Agreement, dated as of November 30, 1998 -
Incorporated by reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on
Form 8-K (File No. 001-11954), filed on February 9, 1999        

*

 

 

 

 

 

3.8

 

-

Fifth Amendment to the Partnership Agreement, dated as of March 3, 1999 - Incorporated by
reference to Exhibit 3.1 to Vornado Realty Trust’s Current Report on Form 8-K

(File No. 001-11954), filed on March 17, 1999            

*

 

 

 

 

 

3.9

 

-

Sixth Amendment to the Partnership Agreement, dated as of March 17, 1999 - Incorporated
by reference to Exhibit 3.2 to Vornado
Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on July 7, 1999  

*

 

 

 

 

 

3.10

 

-

Seventh Amendment to the Partnership Agreement, dated as of May 20, 1999 - Incorporated
by reference to Exhibit 3.3 to Vornado
Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on July 7, 1999  

*

 

 

 

 

 

3.11

 

-

Eighth Amendment to the Partnership Agreement, dated as of May 27, 1999 - Incorporated
by reference to Exhibit 3.4 to Vornado
Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on July 7, 1999  

*

 

 

 

 

 

3.12

 

-

Ninth Amendment to the Partnership Agreement, dated as of September 3, 1999 -
Incorporated by reference to Exhibit 3.3 to Vornado
Realty Trust’s Current Report on
Form 8-K (File No. 001-11954), filed on October 25, 1999        

*

 

 

 

 

 

3.13

 

-

Tenth Amendment to the Partnership Agreement, dated as of September 3, 1999 -
Incorporated by reference to Exhibit 3.4 to Vornado
Realty Trust’s Current Report on
 Form 8-K (File No. 001-11954), filed on October 25, 1999       

*

 

 

 

 

 

 


*

 

_______________________
Incorporated by reference.

 

 

180


 

3.14

 

-

Eleventh Amendment to the Partnership Agreement, dated as of November 24, 1999 -
Incorporated by reference to Exhibit 3.2 to Vornado
Realty Trust’s Current Report on
Form 8-K (File No. 001-11954), filed on December 23, 1999    

*

 

 

 

 

 

3.15

 

-

Twelfth Amendment to the Partnership Agreement, dated as of May 1, 2000 - Incorporated
by reference to Exhibit 3.2 to Vornado
Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on May 19, 2000               

*

 

 

 

 

 

3.16

 

-

Thirteenth Amendment to the Partnership Agreement, dated as of May 25, 2000 -
Incorporated by reference to Exhibit 3.2 to Vornado
Realty Trust’s Current Report on
Form 8-K (File No. 001-11954), filed on June 16, 2000              

*

 

 

 

 

 

3.17

 

-

Fourteenth Amendment to the Partnership Agreement, dated as of December 8, 2000 -
Incorporated by reference to Exhibit 3.2 to Vornado
Realty Trust’s Current Report on
Form 8-K (File No. 001-11954), filed on December 28, 2000    

*

 

 

 

 

 

3.18

 

-

Fifteenth Amendment to the Partnership Agreement, dated as of December 15, 2000 -
Incorporated by reference to Exhibit 4.35 to Vornado Realty Trust’s Registration
Statement on Form S-8 (File No. 333-68462), filed on August 27, 2001 

*

 

 

 

 

 

3.19

 

-

Sixteenth Amendment to the Partnership Agreement, dated as of July 25, 2001 - Incorporated
by reference to Exhibit 3.3 to Vornado Realty Trust’s Current Report on Form 8-K
(File No. 001‑11954), filed on October 12, 2001         

*

 

 

 

 

 

3.20

 

-

Seventeenth Amendment to the Partnership Agreement, dated as of September 21, 2001 -
Incorporated by reference to Exhibit 3.4 to Vornado Realty Trust’s Current Report on
Form 8‑K (File No. 001-11954), filed on October 12, 2001        

*

 

 

 

 

 

3.21

 

-

Eighteenth Amendment to the Partnership Agreement, dated as of January 1, 2002 -
Incorporated by reference to Exhibit 3.1 to Vornado
Realty Trust’s Current Report on
Form 8-K/A (File No. 001-11954), filed on March 18, 2002      

*

 

 

 

 

 

3.22

 

-

Nineteenth Amendment to the Partnership Agreement, dated as of July 1, 2002 - Incorporated
by reference to Exhibit 3.47 to Vornado Realty Trust’s Quarterly Report on Form 10-Q
for the quarter ended June 30, 2002 (File No. 001-11954), filed on August 7, 2002 

*

 

 

 

 

 

3.23

 

-

Twentieth Amendment to the Partnership Agreement, dated April 9, 2003 - Incorporated by
reference to Exhibit 3.46 to Vornado
Realty Trust’s Quarterly Report on Form 10-Q for
the quarter ended March 31, 2003 (File No. 001-11954), filed on May 8, 2003

*

 

 

 

 

 

3.24

 

-

Twenty-First Amendment to the Partnership Agreement, dated as of July 31, 2003 -
Incorporated by reference to Exhibit 3.47 to Vornado Realty Trust’s Quarterly Report
on Form 10-Q for the quarter ended September 30, 2003 (File No. 001-11954), filed on
November 7, 2003          

*

 

 

 

 

 

3.25

 

-

Twenty-Second Amendment to the Partnership Agreement, dated as of November 17, 2003 –
Incorporated by reference to Exhibit 3.49 to Vornado Realty Trust’s Annual Report on
Form 10-K for the year ended December 31, 2003 (File No. 001-11954), filed on
March 3, 2004 

*

 

 

 

 

 

3.26

 

-

Twenty-Third Amendment to the Partnership Agreement, dated May 27, 2004 – Incorporated
by reference to Exhibit 99.2 to Vornado Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on June 14, 2004               

*

 

 

 

 

 

3.27

 

-

Twenty-Fourth Amendment to the Partnership Agreement, dated August 17, 2004 –
Incorporated by reference to Exhibit 3.57 to Vornado Realty Trust and Vornado Realty
L.P.’s Registration Statement on Form S-3 (File No. 333-122306), filed on
January 26, 2005            

*

 

 

 

 

 

 


*

 

_______________________
Incorporated by reference.

 

 

181


 

3.28

 

-

Twenty-Fifth Amendment to the Partnership Agreement, dated November 17, 2004 –
Incorporated by reference to Exhibit 3.58 to Vornado Realty Trust and Vornado Realty
L.P.’s Registration Statement on Form S-3 (File No. 333-122306), filed on
January 26, 2005            

*

 

 

 

 

 

3.29

 

-

Twenty-Sixth Amendment to the Partnership Agreement, dated December 17, 2004 –
Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on
Form 8-K (File No. 000-22685), filed on December 21, 2004    

*

 

 

 

 

 

3.30

 

-

Twenty-Seventh Amendment to the Partnership Agreement, dated December 20, 2004 –
Incorporated by reference to Exhibit 3.2 to Vornado Realty L.P.’s Current Report on
Form 8-K (File No. 000-22685), filed on December 21, 2004    

*

 

 

 

 

 

3.31

 

-

Twenty-Eighth Amendment to the Partnership Agreement, dated December 30, 2004 -
Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on
Form 8-K (File No. 000-22685), filed on January 4, 2005          

*

 

 

 

 

 

3.32

 

-

Twenty-Ninth Amendment to the Partnership Agreement, dated June 17, 2005 - Incorporated
by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K
(File No. 000-22685), filed on June 21, 2005               

*

 

 

 

 

 

3.33

 

-

Thirtieth Amendment to the Partnership Agreement, dated August 31, 2005 - Incorporated by
reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on Form 8-K
(File No. 000-22685), filed on September 1, 2005       

*

 

 

 

 

 

3.34

 

-

Thirty-First Amendment to the Partnership Agreement, dated September 9, 2005 -
Incorporated by reference to Exhibit 3.1 to Vornado Realty L.P.’s Current Report on
Form 8-K (File No. 000-22685), filed on September 14, 2005   

*

 

 

 

 

 

3.35

 

-

Thirty-Second Amendment and Restated Agreement of Limited Partnership, dated as of
December 19, 2005 – Incorporated by reference to Exhibit 3.59 to Vornado Realty L.P.’s
Quarterly Report on Form 10-Q for the quarter ended March 31, 2006
(File No. 000-22685), filed on May 8, 2006

*

 

 

 

 

 

3.36

 

-

Thirty-Third Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of April 25, 2006 – Incorporated by reference to Exhibit 10.2 to
Vornado Realty Trust’s Form 8-K (File No. 001-11954), filed on May 1, 2006

*

 

 

 

 

 

3.37

 

-

Thirty-Fourth Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of May 2, 2006 – Incorporated by reference to Exhibit 3.1 to
Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on
May 3, 2006

*

 

 

 

 

 

3.38

 

-

Thirty-Fifth Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of August 17, 2006 – Incorporated by reference to Exhibit 3.1 to
Vornado Realty L.P.’s Form 8-K (File No. 000-22685), filed on August 23, 2006

*

 

 

 

 

 

3.39

 

-

Thirty-Sixth Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of October 2, 2006 – Incorporated by reference to Exhibit 3.1 to
Vornado Realty L.P.’s Form 8-K (File No. 000-22685), filed on January 22, 2007

*

 

 

 

 

 

3.40

 

-

Thirty-Seventh Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of June 28, 2007 – Incorporated by reference to Exhibit 3.1 to
Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on
June 27, 2007

*

 

 

 

 

 

 


*

 

_______________________
Incorporated by reference.

 

 

182


 

 

3.41

 

-

Thirty-Eighth Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of June 28, 2007 – Incorporated by reference to Exhibit 3.2 to
Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on
June 27, 2007

*

 

 

 

 

 

3.42

 

-

Thirty-Ninth Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of June 28, 2007 – Incorporated by reference to Exhibit 3.3 to
Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on
June 27, 2007

*

 

 

 

 

 

3.43

 

-

Fortieth Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of June 28, 2007 – Incorporated by reference to Exhibit 3.4 to
Vornado Realty L.P.’s Current Report on Form 8-K (File No. 000-22685), filed on
June 27, 2007

*

 

 

 

 

 

3.44

 

-

Forty-First Amendment to Second Amended and Restated Agreement of Limited
Partnership, dated as of March 31, 2008 – Incorporated by reference to Exhibit 3.44 to
Vornado Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended March 31,
2008 (file No. 001-11954), filed on May 6, 2008

*

 

 

 

 

 

4.1

 

-

Indenture, dated as of June 24, 2002, between Vornado Realty L.P. and The Bank of New
York, as Trustee - Incorporated by reference to Exhibit 4.1 to Vornado Realty L.P.’s
Current Report on Form 8-K (File No. 000-22685), filed on June 24, 2002

*

 

 

 

 

 

4.2

 

-

Indenture, dated as of November 25, 2003, between Vornado Realty L.P. and The Bank of
New York, as Trustee - Incorporated by reference to Exhibit 4.10 to Vornado Realty
Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2005
(File No. 001-11954), filed on April 28, 2005

*

 

 

 

 

 

4.3

 

-

Indenture, dated as of November 20, 2006, among Vornado Realty Trust, as Issuer, Vornado
Realty L.P., as Guarantor and The Bank of New York, as Trustee – Incorporated by
reference to Exhibit 4.1 to Vornado Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on November 27, 2006

*

 

 

 

 

 

 

 

 

Certain instruments defining the rights of holders of long-term debt securities of Vornado
Realty Trust and its subsidiaries are omitted pursuant to Item 601(b)(4)(iii) of Regulation
S-K. Vornado Realty Trust hereby undertakes to furnish to the Securities and Exchange
Commission, upon request, copies of any such instruments.

 

 

 

 

 

 

10.1

 

-

Master Agreement and Guaranty, between Vornado, Inc. and Bradlees New Jersey, Inc. dated
as of May 1, 1992 - Incorporated by reference to Vornado, Inc.’s Quarterly Report on
Form 10-Q for the quarter ended March 31, 1992 (File No. 001-11954), filed May 8, 1992

*

 

 

 

 

 

10.2

 

-

Registration Rights Agreement between Vornado, Inc. and Steven Roth, dated December 29,
1992 - Incorporated by reference to Vornado Realty Trust’s Annual Report on Form 10-K
for the year ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 

 

 

 

 

10.3

 

-

Stock Pledge Agreement between Vornado, Inc. and Steven Roth dated December 29, 1992 -
Incorporated by reference to Vornado, Inc.’s Annual Report on Form 10-K for the year
ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 

 

 

 

 

10.4

 

-

Management Agreement between Interstate Properties and Vornado, Inc. dated July 13, 1992
- - Incorporated by reference to Vornado, Inc.’s Annual Report on Form 10-K for the year
ended December 31, 1992 (File No. 001-11954), filed February 16, 1993

*

 

 

 

 

 

 


*
**

 

_______________________
Incorporated by reference.
Management contract or compensatory agreement.

 

 

183

 

 

10.5

**

-

Employment Agreement, dated as of April 15, 1997, by and among Vornado Realty Trust,
The Mendik Company, L.P. and David R. Greenbaum - Incorporated by reference to
Exhibit 10.4 to Vornado Realty Trust’s Current Report on Form 8-K
(File No. 001-11954), filed on April 30, 1997

*

 

 

 

 

 

10.6

 

-

Consolidated and Restated Mortgage, Security Agreement, Assignment of Leases and Rents
and Fixture Filing, dated as of March 1, 2000, between Entities named therein
(as Mortgagors) and Vornado (as Mortgagee) - Incorporated by reference to Exhibit 10.47
to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31,
1999 (File No. 001-11954), filed on March 9, 2000

*

 

 

 

 

 

10.7

**

-

Promissory Note from Steven Roth to Vornado Realty Trust, dated December 23, 2005 –
Incorporated by reference to Exhibit 10.15 to Vornado Realty Trust Annual Report on
Form 10-K for the year ended December 31, 2005 (File No. 001-11954), filed on
February 28, 2006

*

 

 

 

 

 

10.8

**

-

Letter agreement, dated November 16, 1999, between Steven Roth and Vornado Realty Trust
- - Incorporated by reference to Exhibit 10.51 to Vornado Realty Trust’s Annual Report on
Form 10-K for the year ended December 31, 1999 (File No. 001-11954), filed on
March 9, 2000

*

 

 

 

 

 

10.9

 

-

Agreement and Plan of Merger, dated as of October 18, 2001, by and among Vornado Realty
Trust, Vornado Merger Sub L.P., Charles E. Smith Commercial Realty L.P., Charles E.
Smith Commercial Realty L.L.C., Robert H. Smith, individually, Robert P. Kogod,
individually, and Charles E. Smith Management, Inc. - Incorporated by reference to
Exhibit 2.1 to Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954),
filed on January 16, 2002

*

 

 

 

 

 

10.10

 

-

Tax Reporting and Protection Agreement, dated December 31, 2001, by and among Vornado,
Vornado Realty L.P., Charles E. Smith Commercial Realty L.P. and Charles E. Smith
Commercial Realty L.L.C. - Incorporated by reference to Exhibit 10.3 to Vornado Realty
Trust’s Current Report on Form 8-K/A (File No. 1-11954), filed on March 18, 2002

*

 

 

 

 

 

10.11

**

-

Employment Agreement between Vornado Realty Trust and Michael D. Fascitelli, dated
March 8, 2002 - Incorporated by reference to Exhibit 10.7 to Vornado Realty Trust’s
Quarterly Report on Form 10-Q for the quarter ended March 31, 2002
(File No. 001-11954), filed on May 1, 2002

*

 

 

 

 

 

10.12

**

-

First Amendment, dated October 31, 2002, to the Employment Agreement between Vornado
Realty Trust and Michael D. Fascitelli, dated March 8, 2002 - Incorporated by reference
to Exhibit 99.6 to the Schedule 13D filed by Michael D. Fascitelli on November 8, 2002

*

 

 

 

 

 

10.13

 

-

Amendment to Real Estate Retention Agreement, dated as of July 3, 2002, by and between
Alexander’s, Inc. and Vornado Realty L.P. - Incorporated by reference to Exhibit
10(i)(E)(3) to Alexander’s Inc.’s Quarterly Report for the quarter ended June 30, 2002
(File No. 001-06064), filed on August 7, 2002

*

 

 

 

 

 

10.14

 

-

59th Street Real Estate Retention Agreement, dated as of July 3, 2002, by and between
Vornado Realty L.P., 731 Residential LLC and 731 Commercial LLC - Incorporated by
reference to Exhibit 10(i)(E)(4) to Alexander’s Inc.’s Quarterly Report for the quarter
ended June 30, 2002 (File No. 001-06064), filed on August 7, 2002

*

 

 

 

 

 

10.15

 

-

Amended and Restated Management and Development Agreement, dated as of July 3, 2002,
by and between Alexander’s, Inc., the subsidiaries party thereto and Vornado
Management Corp. - Incorporated by reference to Exhibit 10(i)(F)(1) to Alexander’s
Inc.’s Quarterly Report for the quarter ended June 30, 2002 (File No. 001-06064),
filed on August 7, 2002

*

 

 

 

 

 

 


*
**

 

_______________________
Incorporated by reference.
Management contract or compensatory agreement.

 

 

184


 

 

 

10.16

 

-

59th Street Management and Development Agreement, dated as of July 3, 2002, by and
between 731 Residential LLC, 731 Commercial LLC and Vornado Management Corp. -
Incorporated by reference to Exhibit 10(i)(F)(2) to Alexander’s Inc.’s Quarterly Report
for the quarter ended June 30, 2002 (File No. 001-06064), filed on August 7, 2002

*

 

 

 

 

 

10.17

 

-

Amendment dated May 29, 2002, to the Stock Pledge Agreement between Vornado Realty
Trust and Steven Roth dated December 29, 1992 - Incorporated by reference to Exhibit 5
of Interstate Properties’ Schedule 13D/A dated May 29, 2002 (File No. 005-44144), filed
on May 30, 2002

*

 

 

 

 

 

10.18

**

-

Vornado Realty Trust’s 2002 Omnibus Share Plan - Incorporated by reference to Exhibit 4.2
to Vornado Realty Trust’s Registration Statement on Form S-8 (File No. 333-102216)
filed December 26, 2002

*

 

 

 

 

 

10.19

**

-

Form of Stock Option Agreement between the Company and certain employees –
Incorporated by reference to Exhibit 10.77 to Vornado Realty Trust’s
Annual Report on Form 10-K for the year ended December 31, 2004
(File No. 001-11954), filed on February 25, 2005       

*

 

 

 

 

 

10.20

**

-

Form of Restricted Stock Agreement between the Company and certain employees –
Incorporated by reference to Exhibit 10.78 to Vornado Realty Trust’s Annual Report on
Form 10-K for the year ended December 31, 2004 (File No. 001-11954), filed on
February 25, 2005          

*

 

 

 

 

 

10.21

**

-

Amendment, dated March 17, 2006, to the Vornado Realty Trust Omnibus Share Plan –
Incorporated by reference to Exhibit 10.50 to Vornado Realty Trust’s Quarterly Report on
Form 10-Q for the quarter ended March 31, 2006 (File No. 001-11954), filed on
May 2, 2006    

*

 

 

 

 

 

10.22

**

-

Form of Vornado Realty Trust 2006 Out-Performance Plan Award Agreement, dated as of
April 25, 2006 – Incorporated by reference to Exhibit 10.1 to Vornado Realty Trust’s
Form 8-K (File No. 001-11954), filed on May 1, 2006

*

 

 

 

 

 

10.23

**

-

Form of Vornado Realty Trust 2002 Restricted LTIP Unit Agreement – Incorporated by
reference to Vornado Realty Trust’s Form 8-K (Filed No. 001-11954), filed on
May 1, 2006

*

 

 

 

 

 

10.24

 

-

Revolving Credit Agreement, dated as of June 28, 2006, among the Operating Partnership,
the banks party thereto, JPMorgan Chase Bank, N.A., as Administrative Agent, Bank of
America, N.A. and Citicorp North America, Inc., as Syndication Agents, Deutsche Bank
Trust Company Americas, Lasalle Bank National Association, and UBS Loan Finance
LLC, as Documentation Agents and Vornado Realty Trust – Incorporated by reference to
Exhibit 10.1 to Vornado Realty Trust’s Form 8-K (File No. 001-11954), filed on
June 28, 2006

*

 

 

 

 

 

10.25

**

-

Amendment No.2, dated May 18, 2006, to the Vornado Realty Trust Omnibus Share Plan
– Incorporated by reference to Exhibit 10.53 to Vornado Realty Trust’s Quarterly
 Report on Form 10-Q for the quarter ended June 30, 2006 (File No. 001-11954), filed
on August 1, 2006

*

 

 

 

 

 

10.26

**

-

Amended and Restated Employment Agreement between Vornado Realty Trust and Joseph
Macnow dated July 27, 2006 – Incorporated by reference to Exhibit 10.54 to Vornado
Realty Trust’s Quarterly Report on Form 10-Q for the quarter ended June 30, 2006
(File No. 001-11954), filed on August 1, 2006

*

 

 

 

 

 

 


*
**

 

_______________________
Incorporated by reference.
Management contract or compensatory agreement.

 

 

185


 

 

 

10.27

 

-

Guaranty, made as of June 28, 2006, by Vornado Realty Trust, for the benefit of JP Morgan
Chase Bank – Incorporated by reference to Exhibit 10.53 to Vornado Realty Trust’s
Quarterly Report on Form 10-Q for the quarter ended September 30, 2006
(File No. 001-11954), filed on October 31, 2006

*

 

 

 

 

 

10.28

**

-

Amendment, dated October 26, 2006, to the Vornado Realty Trust Omnibus Share Plan –
Incorporated by reference to Exhibit 10.54 to Vornado Realty Trust’s Quarterly Report
on Form 10-Q for the quarter ended September 30, 2006 (File No. 001-11954), filed on
October 31, 2006

*

 

 

 

 

 

10.29

**

-

Amendment to Real Estate Retention Agreement, dated January 1, 2007, by and between
Vornado Realty L.P. and Alexander’s Inc. – Incorporated by reference to Exhibit 10.55
to Vornado Realty Trust’s Annual Report on Form 10-K for the year ended
December 31, 2006 (File No. 001-11954), filed on February 27, 2007

*

 

 

 

 

 

10.30

**

-

Amendment to 59th Street Real Estate Retention Agreement, dated January 1, 2007, by and
among Vornado Realty L.P., 731 Retail One LLC, 731 Restaurant LLC, 731 Office One
LLC and 731 Office Two LLC. – Incorporated by reference to Exhibit 10.56 to
Vornado Realty Trust’s Annual Report on Form 10-K for the year ended
December 31, 2006 (File No. 001-11954), filed on February 27, 2007

*

 

 

 

 

 

10.31

**

-

Employment Agreement between Vornado Realty Trust and Mitchell Schear, as of April 19,
2007 – Incorporated by reference to Exhibit 10.46 to Vornado Realty Trust’s Quarterly
Report on Form 10-Q for the quarter ended March 31, 2007 (File No. 001-11954),
filed on May 1, 2007

*

 

 

 

 

 

10.32

 

-

Revolving Credit Agreement, dated as of September 28, 2007, among Vornado Realty L.P. as
borrower, Vornado Realty Trust as General Partner, the Banks signatory thereto, each as a
Bank, JPMorgan Chase Bank, N.A. as Administrative Agent, Bank of America, N.A. as
Syndication Agent, Citicorp North America, Inc., Deutsche Bank Trust Company
Americas, and UBS Loan Finance LLC as Documentation Agents, and J.P. Morgan
Securities Inc. and Bank of America Securities LLC as Lead Arrangers and Bookrunners.
- - Incorporated by reference to Exhibit 10.1 to Vornado Realty Trust’s Current Report
on Form 8-K (File No. 001-11954), filed on October 4, 2007

*

 

 

 

 

 

10.33

 

-

Second Amendment to Revolving Credit Agreement, dated as of September 28, 2007, by and
among Vornado Realty L.P. as borrower, Vornado Realty Trust as General Partner, the
Banks listed on the signature pages thereof, and J.P. Morgan Chase Bank N.A., as
Administrative Agent for the Banks - Incorporated by reference to Exhibit 10.2 to
Vornado Realty Trust’s Current Report on Form 8-K (File No. 001-11954),
filed on October 4, 2007

*

 

 

 

 

 

10.34

**

-

Form of Vornado Realty Trust 2002 Omnibus Share Plan Non-Employee Trustee Restricted
LTIP Unit Agreement – Incorporated by reference to Exhibit 10.45 to Vornado Realty
Trust’s Annual Report on Form 10-K for the year ended December 31, 2007 (File No.
001-11954) filed on February 26, 2008

*

 

 

 

 

 

10.35

**

-

Form of Vornado Realty Trust 2008 Out-Performance Plan Award Agreement – Incorporated
by reference to Exhibit 10.46 to Vornado Realty Trust’s Quarterly Report on Form 10-Q
for the quarter ended March 31, 2008 (File No. 001-11954) filed on May 6, 2008

*

 

 

 

 

 

10.36

**

-

Amendment to Employment Agreement between Vornado Realty Trust and Michael D.
Fascitelli, dated December 29, 2008.  Incorporated by reference to Exhibit 10.47 to
Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31,
2008 (File No. 001-11954) filed on February 24, 2009

*

 

 

 

 

 

 


*
**

 

_______________________
Incorporated by reference.
Management contract or compensatory agreement.

 

 

186


 

 

 

10.37

**

-

Amendment to Employment Agreement between Vornado Realty Trust and Joseph Macnow,
dated December 29, 2008.  Incorporated by reference to Exhibit 10.48 to Vornado Realty
Trust’s Annual Report on Form 10-K for the year ended December 31, 2008 (File No.
001-11954) filed on February 24, 2009

*

 

 

 

 

 

10.38

**

-

Amendment to Employment Agreement between Vornado Realty Trust and David R.
Greenbaum, dated December 29, 2008.  Incorporated by reference to Exhibit 10.49 to
Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31,
2008 (File No. 001-11954) filed on February 24, 2009

*

 

 

 

 

 

10.39

**

-

Amendment to Indemnification Agreement between Vornado Realty Trust and David R.
Greenbaum, dated December 29, 2008.  Incorporated by reference to Exhibit 10.50 to
Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31,
2008 (File No. 001-11954) filed on February 24, 2009

*

 

 

 

 

 

10.40

**

-

Amendment to Employment Agreement between Vornado Realty Trust and Mitchell N.
Schear, dated December 29, 2008.  Incorporated by reference to Exhibit 10.51 to Vornado
Realty Trust’s Annual Report on Form 10-K for the year ended December 31, 2008 (File
No. 001-11954) filed on February 24, 2009

*

 

 

 

 

 

10.41

**

-

Amendment to Employment Agreement between Vornado Realty Trust and Christopher G.
Kennedy, dated December 29, 2008.  Incorporated by reference to Exhibit 10.53 to
Vornado Realty Trust’s Annual Report on Form 10-K for the year ended December 31,
2008 (File No. 001-11954) filed on February 24, 2009

*

 

 

 

 

 

12.1

 

-

Computation of Ratios

 

 

 

 

 

 

21

 

-

Subsidiaries of the Registrant

 

 

 

 

 

 

23

 

-

Consent of Independent Registered Public Accounting Firm

 

 

 

 

 

 

31.1

 

-

Rule 13a-14 (a) Certification of the Chief Executive Officer

 

 

 

 

 

 

31.2

 

-

Rule 13a-14 (a) Certification of the Chief Financial Officer

 

 

 

 

 

 

32.1

 

-

Section 1350 Certification of the Chief Executive Officer

 

 

 

 

 

 

32.2

 

-

Section 1350 Certification of the Chief Financial Officer

 

 


*
**

 

_______________________
Incorporated by reference.
Management contract or compensatory agreement.

 

 

187

 

 

 

ex12.htm - Generated by SEC Publisher for SEC Filing

 

 

EXHIBIT 12.1

 

COMPUTATION OF RATIOS

(UNAUDITED)

 

 

Our consolidated ratios of earnings to fixed charges and earnings to combined fixed charges and preference dividends for each of the fiscal years ended December 31, 2009, 2008, 2007, 2006 and 2005 are as follows:

 

 

 

Year Ended December 31,

 

(Amounts in thousands)

 

2009

 

2008

 

2007

 

2006

 

2005

 

Net income from continuing operations

 

$

24,892

 

$

190,122

 

$

481,247

 

$

602,462

 

$

557,692

 

Fixed charges

 

 

683,018

 

 

728,303

 

 

681,452

 

 

455,960

 

 

356,612

 

Income distributions from partially owned entities

 

 

30,472

 

 

44,690

 

 

24,044

 

 

35,911

 

 

40,152

 

Capitalized interest

 

 

(17,256

)

 

(63,063

)

 

(53,648

)

 

(26,195

)

 

(15,582

)

Preferred unit distributions

 

 

(19,658

)

 

(19,743

)

 

(19,832

)

 

(23,007

)

 

(50,731

)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Earnings - Numerator

 

$

701,468

 

$

880,309

 

$

1,113,263

 

$

1,045,131

 

$

888,143

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Interest and debt expense

 

$

634,283

 

$

635,724

 

$

599,804

 

$

400,540

 

$

284,876

 

Capitalized interest

 

 

17,256

 

 

63,063

 

 

53,648

 

 

26,195

 

 

15,582

 

1/3 of rental expense – interest factor

 

 

11,821

 

 

9,773

 

 

8,168

 

 

6,218

 

 

5,423

 

Preferred unit distributions

 

 

19,658

 

 

19,743

 

 

19,832

 

 

23,007

 

 

50,731

 

Fixed charges - Denominator

 

 

683,018

 

 

728,303

 

 

681,452

 

 

455,960

 

 

356,612

 

Preferred share dividends

 

 

57,076

 

 

57,091

 

 

57,177

 

 

57,511

 

 

46,501

 

Combined fixed charges and preference dividends - Denominator

 

$

740,094

 

$

785,394

 

$

738,629

 

$

513,471

 

$

403,113

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Ratio of earnings to fixed charges

 

 

1.03

(1)

 

1.21

(1)

 

1.63

 

 

2.29

 

 

2.49

 

Ratio of earnings to combined fixed charges and preference dividends

 

 

0.95

(2)

 

1.12

(2)

 

1.51

 

 

2.04

 

 

2.20

 

 

Earnings equals (i) income from continuing operations before income taxes and income from partially owned entities, plus, (ii) fixed charges, (iii) income distributions from partially owned entities, minus (iv) capitalized interest and (v) preferred unit distributions of the Operating Partnership.  Fixed charges equals (i) interest and debt expense, plus (ii) capitalized interest, (iii) the portion of operating lease rental expense that is representative of the interest factor, which is one-third of operating lease rentals and (iv) preferred unit distributions of the Operating Partnership. Combined fixed charges and preference dividends equals fixed charges plus preferred share dividends.

 

_______________________

(1)     Excluding non-cash impairment charges recognized in the years ended December 31, 2009 and 2008, the ratios of earnings to fixed charges were 1.44 and 1.40, respectively.

(2)     Excluding non-cash impairment charges recognized in the years ended December 31, 2009 and 2008, the ratios of earnings to combined fixed charges and preference dividends were 1.33 and 1.30, respectively.

 


ex21.htm - Generated by SEC Publisher for SEC Filing

EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

1227/1229 Management LLC

 

 

 

Delaware

1290 Management II, LLC

 

 

 

Delaware

148 Spring Street, LLC

 

 

 

Delaware

14th Street Acquisition LLC

 

 

 

Delaware

150 East 58th Street, L.L.C.

 

 

 

New York

150 Spring Street LLC

 

 

 

Delaware

1740 Broadway Associates L.P.

 

 

 

Delaware

201 East 66th Street LLC

 

 

 

New York

220 S 20th Street Developer LLC

 

 

 

Delaware

29 West 57th Street Owner LLC

 

 

 

Delaware

305 Bleecker Street LLC

 

 

 

Delaware

31 West 57th Street Owner LLC

 

 

 

Delaware

330 Madison Company LLC

 

 

 

New York

350 North Orleans, L.L.C.

 

 

 

Delaware

4 USS Member LLC

 

 

 

Delaware

40 East 14 Realty Associates General Partnership

 

 

 

New York

40 East 14 Realty Associates, L.L.C.

 

 

 

New York

40 Fulton Street LLC

 

 

 

New York

401 Commercial Son II LLC

 

 

 

Delaware

401 Commercial Son, LLC

 

 

 

New York

401 Commercial, L.P.

 

 

 

New York

401 General Partner, L.L.C.

 

 

 

New York

401 Hotel General Partner, L.L.C.

 

 

 

New York

401 Hotel REIT, LLC

 

 

 

Delaware

401 Hotel TRS, Inc.

 

 

 

Delaware

401 Hotel, L.P.

 

 

 

New York

426 Washington Street Hotel Owner LLC

 

 

 

Delaware

426 Washington Street Office Owner LLC

 

 

 

Delaware

426 Washington Street Owner II LLC

 

 

 

Delaware

426 Washington Street Owner LLC

 

 

 

Delaware

426 Washington Street Parking Owner LLC

 

 

 

Delaware

426 Washington Street Residential Owner LLC

 

 

 

Delaware

426 Washington Street Retail Owner LLC

 

 

 

Delaware

480-486 Broadway, LLC

 

 

 

Delaware

480-486 JV, LLC

 

 

 

New York

488 Eighth Avenue Owner LLC

 

 

 

Delaware

49 West 57th Street Owner LLC

 

 

 

Delaware

527 West Kinzie LLC

 

 

 

Delaware

555 1290 Holdings LLC

 

 

 

Delaware

689 Fifth Avenue LLC

 

 

 

New York

7 West 34th Street LLC

 

 

 

New York

713-715 Sunrise LLC

 

 

 

Delaware

715 Lexington Avenue LLC

 

 

 

New York

770 Broadway Company LLC

 

 

 

New York

770 Broadway Mezzanine LLC

 

 

 

Delaware

770 Broadway Owner LLC

 

 

 

Delaware

 

 

 

 

 


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

825 Seventh Avenue Holding Corporation

 

 

 

New York

825 Seventh Avenue Holding L.L.C.

 

 

 

New York

85 Tenth Junior Mezz LLC

 

 

 

Delaware

85 Tenth Senior Mezz LLC

 

 

 

Delaware

866 U.N. Plaza Associates LLC

 

 

 

New York

888 Seventh Avenue LLC

 

 

 

Delaware

909 Third Avenue Assignee LLC

 

 

 

New York

909 Third Company, L.P.

 

 

 

New York

909 Third GP, LLC

 

 

 

Delaware

968 Third Avenue LLC

 

 

 

New York

968 Third, L.L.C.

 

 

 

New  York

Ackerly Trading Corp.

 

 

 

Foreign

Alexander's, Inc.

 

 

 

New York

Allentown VF L.L.C.

 

 

 

Pennsylvania

Altius Management Advisors Pvt. Ltd.

 

 

 

Foreign

Amherst II VF L.L.C.

 

 

 

New York

Amherst VF L.L.C.

 

 

 

New York

Arbor Property, L.P.

 

 

 

Delaware

Arna-Eads, Inc.

 

 

 

Delaware

Arna-Fern, Inc.

 

 

 

Delaware

Atlantic City Holding L.L.C.

 

 

 

New Jersey

BDC Special Member LLC

 

 

 

Delaware

Bengal Intelligent Parks Pvt. Ltd.

 

 

 

Foreign

Bensalem Holding Company, L.L.C.

 

 

 

Pennsylvania

Bensalem Holding Company, L.P.

 

 

 

Pennsylvania

Bensalem VF, L.L.C.

 

 

 

Pennsylvania

Bethlehem Holding Company, L.L.C.

 

 

 

Pennsylvania

Bethlehem Holding Company, L.P.

 

 

 

Pennsylvania

Bethlehem Properties Holding Company, L.L.C.

 

 

 

Pennsylvania

Bethlehem Properties Holding Company, L.P.

 

 

 

Pennsylvania

Bethlehem VF, L.L.C.

 

 

 

Pennsylvania

Bethlehem VF, L.P.

 

 

 

Pennsylvania

BIP Developers Pvt. Ltd.

 

 

 

Foreign

BIP Estates Pvt. Ltd.

 

 

 

Foreign

Bordentown II VF, L.L.C.

 

 

 

New Jersey

Bordentown VF, L.L.C.

 

 

 

New Jersey

Boston Design Center LLC

 

 

 

Delaware

Boulevard Services Pvt. Ltd.

 

 

 

Foreign

Bowen Building, L.P.

 

 

 

Delaware

Bricktown VF L.L.C.

 

 

 

New Jersey

Bridgeland Warehouses L.L.C.

 

 

 

New Jersey

Brixton Holdings Limited

 

 

 

Foreign

Building Maintenance Service LLC

 

 

 

Delaware

Canadian Craft Show LTD.

 

 

 

Canada

CESC 1101 17th Street L.L.C.

 

 

 

Delaware

CESC 1101 17th Street Limited Partnership

 

 

 

Maryland

CESC 1101 17th Street Manager L.L.C.

 

 

 

Delaware

2


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

CESC 1140 Connecticut Avenue L.L.C.

 

 

 

Delaware

CESC 1140 Connecticut Avenue Limited Partnership

 

 

 

District of Columbia

CESC 1140 Connecticut Avenue Manager L.L.C.

 

 

 

Delaware

CESC 1150 17th Street L.L.C.

 

 

 

Delaware

CESC 1150 17th Street Limited Partnership

 

 

 

District of Columbia

CESC 1150 17th Street Manager L.L.C.

 

 

 

Delaware

CESC 1730 M Street L.L.C.

 

 

 

Delaware

CESC 1750 Pennsylvania Avenue L.L.C.

 

 

 

Delaware

CESC 2101 L Street L.L.C.

 

 

 

Delaware

CESC Commerce Executive Park L.L.C.

 

 

 

Delaware

CESC Crystal Square Four L.L.C.

 

 

 

Delaware

CESC Crystal/Rosslyn L.L.C.

 

 

 

Delaware

CESC District Holdings L.L.C.

 

 

 

Delaware

CESC Downtown Member L.L.C.

 

 

 

Delaware

CESC Engineering TRS Inc.

 

 

 

Delaware

CESC Fairfax Square Manager L.L.C.

 

 

 

Delaware

CESC Gateway Four L.L.C.

 

 

 

Virginia

CESC Gateway One L.L.C.

 

 

 

Delaware

CESC Gateway Two Limited Partnership

 

 

 

Virginia

CESC Gateway Two Manager L.L.C.

 

 

 

Virginia

CESC Gateway/Square L.L.C.

 

 

 

Delaware

CESC Gateway/Square Member L.L.C.

 

 

 

Delaware

CESC H Street L.L.C.

 

 

 

Delaware

CESC Mall L.L.C.

 

 

 

Virginia

CESC Mall Land, L.L.C.

 

 

 

Delaware

CESC One Courthouse Plaza Holdings, LLC

 

 

 

Delaware

CESC One Courthouse Plaza L.L.C.

 

 

 

Delaware

CESC One Democracy Plaza L.P.

 

 

 

Maryland

CESC One Democracy Plaza Manager LLC

 

 

 

Delaware

CESC Park Five Land L.L.C.

 

 

 

Delaware

CESC Park Five Manager L.L.C.

 

 

 

Virginia

CESC Park Four Land L.L.C.

 

 

 

Delaware

CESC Park Four Manager L.L.C.

 

 

 

Virginia

CESC Park One Land L.L.C.

 

 

 

Delaware

CESC Park One Manager L.L.C.

 

 

 

Delaware

CESC Park Three Land L.L.C.

 

 

 

Delaware

CESC Park Three Manager L.L.C.

 

 

 

Virginia

CESC Park Two L.L.C.

 

 

 

Delaware

CESC Park Two Land L.L.C.

 

 

 

Delaware

CESC Park Two Manager L.L.C.

 

 

 

Virginia

CESC Plaza Five Limited Partnership

 

 

 

Virginia

CESC Plaza Limited Partnership

 

 

 

Virginia

CESC Plaza Manager, L.L.C.

 

 

 

Virginia

CESC Plaza Parking L.L.C.

 

 

 

Delaware

CESC Realty Park Five L.L.C.

 

 

 

Virginia

CESC Realty Park Three L.L.C.

 

 

 

Virginia

CESC Reston Executive Center L.L.C.

 

 

 

Delaware

3


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

CESC Skyline LLC

 

 

 

Delaware

CESC Square Four L.L.C.

 

 

 

Virginia

CESC Square Four Land L.L.C.

 

 

 

Delaware

CESC Square L.L.C.

 

 

 

Virginia

CESC Square Land L.L.C.

 

 

 

Delaware

CESC TRS, Inc.

 

 

 

Delaware

CESC Two Courthouse Plaza Limited Partnership

 

 

 

Virginia

CESC Two Courthouse Plaza Manager, L.L.C.

 

 

 

Delaware

CESC Tysons Dulles Plaza, L.L.C.

 

 

 

Delaware

CESC Water Park L.L.C.

 

 

 

Virginia

Charles E. Smith Commercial Realty, L.P.

 

 

 

Delaware

Cherry Hill VF L.L.C.

 

 

 

New Jersey

Chicopee Holding L.L.C.

 

 

 

Massachusetts

Cinderella Homes Pvt. Ltd.

 

 

 

Foreign

Cleveland MMCC L.L.C

 

 

 

Delaware

Commerce Executive Park Association of Co-Owners

 

 

 

Virginia

Conrans VF L.L.C.

 

 

 

New Jersey

Cumberland Holding L.L.C.

 

 

 

New Jersey

Darby Development LLC

 

 

 

Delaware

Delran VF L.L.C.

 

 

 

New Jersey

Design Center Owner (D.C.), L.L.C.

 

 

 

Delaware

Dover VF L.L.C.

 

 

 

New Jersey

DSAC L.L.C.

 

 

 

Texas

Dundalk VF L.L.C.

 

 

 

Maryland

Durham Leasing II L.L.C.

 

 

 

New Jersey

Durham Leasing L.L.C.

 

 

 

New Jersey

East Brunswick VF L.L.C.

 

 

 

New Jersey

Eatontown Monmouth Mall (Junior Mezz) LLC

 

 

 

Delaware

Eatontown Monmouth Mall (Senior Mezz) LLC

 

 

 

Delaware

Eatontown Monmouth Mall LLC

 

 

 

Delaware

Eleven Penn Plaza LLC

 

 

 

New York

Everest Infrastructure Development Mauritius Limited

 

 

Foreign

 

Fairfax Square L.L.C

 

 

 

Delaware

Fairfax Square Partners

 

 

 

Delaware

Fifth Crystal Park Associates Limited Partnership

 

 

 

Virginia

First Crystal Park Associates Limited Partnership

 

 

 

Virginia

Foley Enterprises Inc.

 

 

 

Foreign

Fourth Crystal Park Associates Limited Partnership

 

 

 

Virginia

Franconia GP, L.L.C.

 

 

 

Delaware

Freeport VF L.L.C.

 

 

 

New York

Fuller Madison LLC

 

 

 

New York

Gallery Market Holding Company, L.L.C.

 

 

 

Pennsylvania

Gallery Market Holding Company, L.P.

 

 

 

Pennsylvania

Gallery Market Properties Holding Company, L.L.C.

 

 

 

Pennsylvania

Gallery Market Properties Holding Company, L.P.

 

 

 

Pennsylvania

Garfield Parcel L.L.C.

 

 

 

New Jersey

Glen Bernie VF LLC

 

 

 

Maryland

4


 

EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Glenolden VF L.L.C.

 

 

 

Pennsylvania

Green Acres Mall, L.L.C.

 

 

 

Delaware

Guard Management Service Corp.

 

 

 

New York

Guilford Associates, L.L.C.

 

 

 

Delaware

H Street Building Corporation

 

 

 

Delaware

H Street Management, L.L.C.

 

 

 

Delaware

Hackensack VF L.L.C.

 

 

 

New Jersey

Hagerstown VF L.L.C.

 

 

 

Maryland

Hanover Holding L.L.C.

 

 

 

New Jersey

Hanover Industries L.L.C.

 

 

 

New Jersey

Hanover Leasing L.L.C.

 

 

 

New Jersey

Hanover Public Warehousing L.L.C.

 

 

 

New Jersey

Hanover VF L.L.C.

 

 

 

New Jersey

Harridge Trading Co., Inc.

 

 

 

Foreign

HBR Annapolis Properties, L.L.C.

 

 

 

Delaware

HBR Norfolk Properties, L.L.C.

 

 

 

Delaware

HBR Properties Pennsylvania LLC

 

 

 

Delaware

HBR Properties Roseville LLC

 

 

 

Delaware

HBR Properties, L.L.C.

 

 

 

Delaware

Henrietta Holding L.L.C.

 

 

 

New York

HWA Holdings LLC

 

 

 

Delaware

Industry Research Collective LLC

 

 

 

Delaware

International Biotech Park Ltd.

 

 

 

Foreign

Jersey City VF L.L.C.

 

 

 

New Jersey

Juggernaut Homes Pvt. Ltd.

 

 

 

Foreign

Kaempfer 1399 LLC

 

 

 

Delaware

Kanton Financial Corp.

 

 

 

Foreign

Kearny Holding VF L.L.C.

 

 

 

New Jersey

Kearny Leasing VF L.L.C.

 

 

 

New Jersey

Kilburn Holding Corp.

 

 

 

Foreign

Klayburn Investment Corp.

 

 

 

Foreign

L.A. Mart Properties L.L.C.

 

 

 

Delaware

Lancaster Leasing Company, L.L.C.

 

 

 

Pennsylvania

Lancaster Leasing Company, L.P.

 

 

 

Pennsylvania

Landthorp Enterprises L.L.C.

 

 

 

Delaware

LaSalle Hubbard L.L.C.

 

 

 

Delaware

Lawnside VF L.L.C.

 

 

 

New Jersey

Lewisville TC  L.L.C.

 

 

 

Texas

Littleton Holding L.L.C.

 

 

 

New Jersey

Lodi II VF L.L.C.

 

 

 

New Jersey

Lodi VF L.L.C.

 

 

 

New Jersey

Lokeren Company Limited

 

 

 

Foreign

M 330 Associates L.P.

 

 

 

New York

M 393 Associates LLC

 

 

 

New York

Manalapan VF L.L.C.

 

 

 

New Jersey

Market Square - Furniture Plaza Inc.

 

 

 

Delaware

Market Square - Furniture Plaza L.P.

 

 

 

Delaware

5


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Market Square - Hamilton Market LP

 

 

 

Delaware

Market Square - Main Street L.P.

 

 

 

Delaware

Market Square Group LP

 

 

 

Delaware

Market Square Group Mezz L.P.

 

 

 

Delaware

Market Square Group Mezz LLC

 

 

 

Delaware

Market Square Group, Inc.

 

 

 

Delaware

Market Square II LLC

 

 

 

Delaware

Market Square L.P.

 

 

 

Delaware

Marlton VF L.L.C.

 

 

 

New Jersey

Marple Holding Company, L.L.C.

 

 

 

Pennsylvania

Marple Holding Company, L.P.

 

 

 

Pennsylvania

Mart Franchise Center, Inc.

 

 

 

Illinois

Mart Franchise Venture, L.L.C.

 

 

 

Delaware

Mart Parking II, LLC

 

 

 

Delaware

Mart Parking LLC

 

 

 

Delaware

Mart REIT, L.L.C.

 

 

 

Delaware

Mart Trade Show L.L.C.

 

 

 

Delaware

Menands VF L.L.C.

 

 

 

New York

Merchandise Mart Enterprises, Inc. (Canada)

 

 

 

Canada

Merchandise Mart First Mezzanine Borrower L.L.C.

 

 

 

Delaware

Merchandise Mart L.L.C.

 

 

 

Delaware

Merchandise Mart Properties, Inc.

 

 

 

Delaware

Merchandise Mart Second Mezzanine Borrower L.L.C.

 

 

Delaware

 

Merchandise Mart Third Mezzanine Borrower L.L.C.

 

 

 

Delaware

Mesquite TC L.L.C.

 

 

 

Texas

Middletown VF L.L.C.

 

 

 

New Jersey

MM 900 L.L.C.

 

 

 

Delaware

MMPI Cleveland Development L.L.C.

 

 

 

Delaware

MMPI Piers LLC

 

 

 

Delaware

MMPI Piers MTS L.L.C.

 

 

 

Delaware

MMPI Volta LLC

 

 

 

Delaware

MMPI/Highpoint Lease LLC

 

 

 

Delaware

Monmouth Mall LLC

 

 

 

Delaware

Montclair VF L.L.C.

 

 

 

New Jersey

Morris Plains Holding VF L.L.C.

 

 

 

New Jersey

Morris Plains Leasing VF L.L.C.

 

 

 

New Jersey

MTS-HP L.P.

 

 

 

Delaware

MTS-MM L.L.C.

 

 

 

Delaware

MW Hyde Park L.L.C.

 

 

 

Delaware

National Furniture Mart (NC) L.P.

 

 

 

Delaware

New Bridgeland Warehouse LLC

 

 

 

Delaware

New Hanover Holding LLC

 

 

 

Delaware

New Hanover Industries LLC

 

 

 

Delaware

New Hanover Leasing LLC

 

 

 

Delaware

New Hanover LLC

 

 

 

Delaware

New Hanover Public Warehousing LLC

 

 

 

Delaware

 

 

 

 

 

6


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

New Hyde Park VF L.L.C.

 

 

 

New York

New Kaempfer 1501 LLC

 

 

 

Delaware

New Kaempfer Bowen LLC

 

 

 

Delaware

New Kaempfer IB LLC

 

 

 

Delaware

New Kaempfer Waterfront LLC

 

 

 

Delaware

New Landthorp Enterprises LLC

 

 

 

Delaware

New TG Hanover LLC

 

 

 

Delaware

New Towmed LLC

 

 

 

Delaware

New Vornado/Saddle Brook LLC

 

 

 

Delaware

New Woodbridge II, LLC

 

 

 

New Jersey

Newington VF L.L.C.

 

 

 

Connecticut

NFM Corp.

 

 

 

Delaware

NFM Partners L.P.

 

 

 

Delaware

Ninety Park Lender LLC

 

 

 

New York

Ninety Park Lender QRS, Inc.

 

 

 

Delaware

Ninety Park Manager LLC

 

 

 

New York

Ninety Park Property LLC

 

 

 

New York

North Bergen VF L.L.C.

 

 

 

New Jersey

North Plainfield VF L.L.C.

 

 

 

New Jersey

Office Acquisition Finance L.L.C.

 

 

 

Delaware

Office Center Owner (D.C.) L.L.C.

 

 

 

Delaware

One Penn Plaza LLC

 

 

 

New York

One Penn Plaza TRS, Inc.

 

 

 

Delaware

Orleans Hubbard LLC

 

 

 

Delaware

Palisades 14th Street L.L.C.

 

 

 

Delaware

Park Four Member LLC

 

 

 

Delaware

Park One Member L.L.C.

 

 

 

Delaware

Patson Vornado GP LLC

 

 

 

Delaware

Patson Vornado II LLC

 

 

 

Delaware

Patson Vornado LLC

 

 

 

Delaware

Penn Plaza Insurance Company, L.L.C.

 

 

 

Delaware

Philadelphia Holding Company, L.L.C.

 

 

 

Pennsylvania

Philadelphia Holding Company, L.P.

 

 

 

Pennsylvania

Philadelphia VF L.L.C.

 

 

 

Pennsylvania

Philadelphia VF L.P.

 

 

 

Pennsylvania

Pike Holding Company, L.L.C.

 

 

 

Pennsylvania

Pike Holding Company, L.P.

 

 

 

Pennsylvania

Pike VF L.L.C.

 

 

 

Pennsylvania

Pike VF L.P.

 

 

 

Pennsylvania

Powerspace & Services, Inc.

 

 

 

New York

Rahway Leasing L.L.C.

 

 

 

New Jersey

Realty Services Trustee Company Pvt. Ltd.

 

 

 

Foreign

RH 1227 25th Street LLC

 

 

 

Delaware

RH 1229-1231 25th Street LLC

 

 

 

Delaware

River House Corporation

 

 

 

Delaware

Rochester Holding L.L.C.

 

 

 

New York

Rockville Acquisition, LLC

 

 

 

Delaware

7


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

RTR 340 Pine LLC

 

 

 

Delaware

RTR VW LLC

 

 

 

Delaware

Shelborn Enterprises Inc.

 

 

 

Foreign

Shenandoah DC Holding, LLC

 

 

 

Delaware

SMB Administration LLC

 

 

 

Delaware

SMB Tenant Services LLC

 

 

 

Delaware

SO Hudson 555 Management, Inc.

 

 

 

California

SO Hudson Westside I Corp.

 

 

 

Delaware

South Capitol, L.L.C.

 

 

 

Delaware

Springfield Member VF L.L.C.

 

 

 

Delaware

Springfield VF L.L.C.

 

 

 

Massachusetts

Stockdale Enterprises Inc.

 

 

 

Foreign

Stonebay Enterprises Inc.

 

 

 

Foreign

T53 Condominium, L.L.C.

 

 

 

New York

T.G. Hanover L.L.C.

 

 

 

New Jersey

TCG Developments India Pvt. Ltd.

 

 

 

Foreign

TCG Real Estate Investment Management Company Pvt. Ltd.

 

 

Foreign

 

TCG Software Parks Pvt. Ltd.

 

 

 

Foreign

TCG Urban Infrastructure Holdings Ltd.

 

 

 

Foreign

Techna Infrastructure Pvt. Ltd.

 

 

 

Foreign

TGSI L.L.C

 

 

 

Maryland

The Palisades A/V Company, L.L.C.

 

 

 

New Jersey

The Park Laurel Condominium

 

 

 

New York

The Second Rochester Holding L.L.C.

 

 

 

New York

Thebes I LLC

 

 

 

Delaware

Third Crystal Park Associates Limited Partnership

 

 

 

Virginia

Totowa VF L.L.C.

 

 

 

New Jersey

Towmed Housing L.L.C.

 

 

 

Delaware

Towmed Intermediate L.L.C.

 

 

 

Delaware

Towson VF L.L.C.

 

 

 

Maryland

Trees Acquisition Subsidiary, Inc.

 

 

 

Delaware

Turnersville VF L.L.C.

 

 

 

New Jersey

Two Guys From Harrison Holding Company L.L.C.

 

 

 

Pennsylvania

Two Guys From Harrison Holding Company L.P.

 

 

 

Pennsylvania

Two Guys from Harrison N.Y. (DE), L.L.C.

 

 

 

Delaware

Two Guys From Harrison N.Y. L.L.C.

 

 

 

New York

Two Guys Mass. LLC

 

 

 

Massachusetts

Two Guys-Connecticut Holding L.L.C.

 

 

 

Connecticut

Two Park Company

 

 

 

New York

Two Penn Plaza REIT, Inc.

 

 

 

New York

UBI Management, L.L.C.

 

 

 

Delaware

Union Square East, L.L.C.

 

 

 

New York

Union VF L.L.C.

 

 

 

New Jersey

Universal Building North, Inc.

 

 

 

Delaware

Universal Building, Inc.

 

 

 

Delaware

Upper Moreland Holding Company, L.L.C.

 

 

 

Pennsylvania

Upper Moreland Holding Company, L.P.

 

 

 

Pennsylvania

8


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Upper Moreland VF, L.L.C.

 

 

 

Pennsylvania

VBL Company, L.L.C.

 

 

 

New York

VCP IM L.L.C.

 

 

 

Delaware

VCP LP L.L.C.

 

 

 

Delaware

VFC Connecticut Holding, L.L.C.

 

 

 

Delaware

VFC Massachusetts Holding, L.L.C.

 

 

 

Delaware

VFC New Jersey Holding, L.L.C.

 

 

 

Delaware

VFC Pennsylvania Holding, L.L.C.

 

 

 

Delaware

VFC Pennsylvania Holding, L.P.

 

 

 

Delaware

Virgin Sign L.L.C.

 

 

 

Delaware

VNK L.L.C.

 

 

 

Delaware

VNO 100 West 33rd Street LLC

 

 

 

Delaware

VNO 1105 State Highway 36 LLC

 

 

 

Delaware

VNO 1227 25th Street LLC

 

 

 

Delaware

VNO 1229-1231 25th Street LLC

 

 

 

Delaware

VNO 155 Spring Street LLC

 

 

 

Delaware

VNO 1707 H Street, L.L.C.

 

 

 

Delaware

VNO 1920 L Street LLC

 

 

 

Delaware

VNO 195 North Bedford Road LLC

 

 

 

Delaware

VNO 211-217 Columbus Avenue LLC

 

 

 

Delaware

VNO 220 S. 20th Street LLC

 

 

 

Delaware

VNO 220 S. 20th Street Member LLC

 

 

 

Delaware

VNO 2445 Springfield Avenue LLC

 

 

 

Delaware

VNO 275 Sacramento Management, Inc.

 

 

 

California

VNO 3098 Long Beach Road LLC

 

 

 

Delaware

VNO 33 West 57th Street LLC

 

 

 

Delaware

VNO 350 Park LLC

 

 

 

Delaware

VNO 3500 US Highway 9 LLC

 

 

 

Delaware

VNO 375 Mezz LLC

 

 

 

Delaware

VNO 386 West Broadway LLC

 

 

 

Delaware

VNO 387 West Broadway LLC

 

 

 

Delaware

VNO 426 Washington Street Developer LLC

 

 

 

Delaware

VNO 426 Washington Street JV LLC

 

 

 

Delaware

VNO 426 West Broadway Member, LLC

 

 

 

Delaware

VNO 426 West Broadway, LLC

 

 

 

Delaware

VNO 431 Seventh Avenue LLC

 

 

 

Delaware

VNO 435 Seventh Avenue LLC

 

 

 

Delaware

VNO 49 West 57th Street LLC

 

 

 

Delaware

VNO 63rd Street LLC

 

 

 

New York

VNO 6417 Loisdale Road LLC

 

 

 

Delaware

VNO 675 Paterson Avenue LLC

 

 

 

Delaware

VNO 7000 Hadley Road LLC

 

 

 

Delaware

VNO 839 New York Avenue LLC

 

 

 

Delaware

VNO 866 UN Plaza TRS L.L.C.

 

 

 

Delaware

VNO 99-01 Queens Boulevard LLC

 

 

 

Delaware

VNO AP 195 N. Bedford Road LLC

 

 

 

Delaware

VNO Ashley House LLC

 

 

 

Delaware

9


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

VNO Ashley House Member LLC

 

 

 

Delaware

VNO Brick LLC

 

 

 

New Jersey

VNO Broad Street LLC

 

 

 

Delaware

VNO Broome Street LLC

 

 

 

Delaware

VNO Bruckner Plaza Lender LLC

 

 

 

Delaware

VNO Bruckner Plaza LLC

 

 

 

Delaware

VNO Courthouse I LLC

 

 

 

Delaware

VNO Courthouse II LLC

 

 

 

Delaware

VNO Crystal City Marriott, Inc.

 

 

 

Delaware

VNO Crystal City Restaurant L.L.C.

 

 

 

Delaware

VNO Crystal City TRS, Inc.

 

 

 

Delaware

VNO Douglaston Plaza, L.L.C.

 

 

 

Delaware

VNO Eatontown Seamans Plaza LLC

 

 

 

Delaware

VNO Fulton Street Brooklyn LLC

 

 

 

Delaware

VNO GS/EOP Mezz L.L.C.

 

 

 

Delaware

VNO Harlem Park Developer LLC

 

 

 

Delaware

VNO HM Pool 1 LLC

 

 

 

Delaware

VNO HM Pool 2  LLC

 

 

 

Delaware

VNO Hotel L.L.C.

 

 

 

Delaware

VNO IF Delaware PI LLC

 

 

 

Delaware

VNO IF GP LLC

 

 

 

Delaware

VNO IF II, L.L.C.

 

 

 

Delaware

VNO IF LLC

 

 

 

Delaware

VNO IF PI LLC

 

 

 

Delaware

VNO Island Global LLC

 

 

 

Delaware

VNO James House Member LLC

 

 

 

Delaware

VNO James House, LLC

 

 

 

Delaware

VNO JCP LLC

 

 

 

Delaware

VNO LF 50 West 57th Street Holding LLC

 

 

 

Delaware

VNO LF 50 West 57th Street JV LLC

 

 

 

Delaware

VNO LF 50 West 57th Street LLC

 

 

 

Delaware

VNO LF 50 West 57th Street Management LLC

 

 

 

Delaware

VNO LNR Holdco, L.L.C.

 

 

 

Delaware

VNO LNR Mezzanine L.L.C.

 

 

 

Delaware

VNO MBS I LLC

 

 

 

Delaware

VNO MBS I BAI LLC

 

 

 

Delaware

VNO MBS I BI LLC

 

 

 

Delaware

VNO MBS I CI LLC

 

 

 

Delaware

VNO MBS I DI LLC

 

 

 

Delaware

VNO MBS I GI LLC

 

 

 

Delaware

VNO MBS I JI LLC

 

 

 

Delaware

VNO MBS I RI LLC

 

 

 

Delaware

VNO Morris Avenue GL LLC

 

 

 

Delaware

VNO Mundy Street LLC

 

 

 

Delaware

VNO Paterson Plank Road LLC

 

 

 

Delaware

VNO Patson 340 Pine LLC

 

 

 

Delaware

VNO Patson Cannery GP LLC

 

 

 

Delaware

10


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

VNO Patson Cannery L.P.

 

 

 

Delaware

VNO Patson Geary, L.P.

 

 

 

Delaware

VNO Patson Investor LLC

 

 

 

Delaware

VNO Patson LLC

 

 

 

Delaware

VNO Patson Mt. Diablo A L.P.

 

 

 

Delaware

VNO Patson Sacramento L.P.

 

 

 

Delaware

VNO Patson Van Ness Holdings LLC

 

 

 

Delaware

VNO Patson Walnut Creek L.P.

 

 

 

Delaware

VNO Pentagon City LLC

 

 

 

Delaware

VNO Pentagon Plaza LLC

 

 

 

Delaware

VNO Potomac House LLC

 

 

 

Delaware

VNO Potomac House Member LLC

 

 

 

Delaware

VNO Pune Township LLC

 

 

 

Delaware

VNO Rockville, LLC

 

 

 

Delaware

VNO RTR AP, LLC

 

 

 

Delaware

VNO RTR WA LLC

 

 

 

Delaware

VNO Shoppes on Dean LLC

 

 

 

Delaware

VNO Shops on Lake LLC

 

 

 

Delaware

VNO SMOH LLC

 

 

 

Delaware

VNO South Capitol LLC

 

 

 

Delaware

VNO Surplus 2006 LLC

 

 

 

Delaware

VNO T-Hotel Loan LLC

 

 

 

Delaware

VNO TRU 20th Street LLC

 

 

 

Delaware

VNO TRU 20th Street South LLC

 

 

 

Delaware

VNO TRU 25 1/2 Road LLC

 

 

 

Delaware

VNO TRU Alewife Brook Pkwy. LLC

 

 

 

Delaware

VNO TRU Allstate Road LLC

 

 

 

Delaware

VNO TRU Baltimore Park L.P.

 

 

 

Delaware

VNO TRU Beckley Road LLC

 

 

 

Delaware

VNO TRU Bellis Fair Pkwy, LLC

 

 

 

Delaware

VNO TRU CA LLC

 

 

 

Delaware

VNO TRU Callahan Drive L.P.

 

 

 

Delaware

VNO TRU Cherry Avenue L.P.

 

 

 

Delaware

VNO TRU Coral Way LLC

 

 

 

Delaware

VNO TRU Dale Mabry LLC

 

 

 

Delaware

VNO TRU Eastman Avenue LLC

 

 

 

Delaware

VNO TRU Erie Blvd. LLC

 

 

 

Delaware

VNO TRU Frederica Street LLC

 

 

 

Delaware

VNO TRU Geary Street L.P.

 

 

 

Delaware

VNO TRU Georgia Avenue LLC

 

 

 

Delaware

VNO TRU Hickory Hollow L.P.

 

 

 

Delaware

VNO TRU Hilltop Drive L.P.

 

 

 

Delaware

VNO TRU Jericho Turnpike LLC

 

 

 

Delaware

VNO TRU Kennedy Road LLC

 

 

 

Delaware

VNO TRU Lafayette Street LLC

 

 

 

Delaware

VNO TRU Leesburg Pike LLC

 

 

 

Delaware

VNO TRU Mall Drive L.P.

 

 

 

Delaware

11


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

VNO TRU MICH L.P.

 

 

 

Delaware

VNO TRU Military Road L.P.

 

 

 

Delaware

VNO TRU Olive Avenue L.P.

 

 

 

Delaware

VNO TRU PA LLC

 

 

 

Delaware

VNO TRU Park Drive LLC

 

 

 

Delaware

VNO TRU Princeton Road LLC

 

 

 

Delaware

VNO TRU Rand Road LLC

 

 

 

Delaware

VNO TRU Riverdale Road LLC

 

 

 

Delaware

VNO TRU Rolling Meadows Drive LLC

 

 

 

Delaware

VNO TRU Route 46 LLC

 

 

 

Delaware

VNO TRU Route 50 LLC

 

 

 

Delaware

VNO TRU Sam Rittenburg Blvd. LLC

 

 

 

Delaware

VNO TRU South Wadsworth Avenue LLC

 

 

 

Delaware

VNO TRU Torrence Avenue LLC

 

 

 

Delaware

VNO TRU TX LLC

 

 

 

Delaware

VNO TRU University Drive LLC

 

 

 

Delaware

VNO TRU Washington Blvd. LLC

 

 

 

Delaware

VNO TRU West Sunrise Hwy. LLC

 

 

 

Delaware

VNO VE LLC

 

 

 

Delaware

VNO-MM Mezzanine Lender LLC

 

 

 

Delaware

Vornado  - KC License L.L.C.

 

 

 

Delaware

Vornado / Charles E. Smith L.P.

 

 

 

Virginia

Vornado / Charles E. Smith Management L.L.C.

 

 

 

Virginia

Vornado 122-124 Spring Street, LLC

 

 

 

Delaware

Vornado 1399 LLC

 

 

 

Delaware

Vornado 1540 Broadway LLC

 

 

 

Delaware

Vornado 1726 M Street LLC

 

 

 

Delaware

Vornado 1740 Broadway LLC

 

 

 

New York

Vornado 20 Broad Acquisition LLC

 

 

 

Delaware

Vornado 220 Central Park South LLC

 

 

 

Delaware

Vornado 25W14 LLC

 

 

 

Delaware

Vornado 280 Park Mezz LLC

 

 

 

Delaware

Vornado 3040 M Street LLC

 

 

 

Delaware

Vornado 330 W 34 Mezz LLC

 

 

 

Delaware

Vornado 330 West 34th Street L.L.C.

 

 

 

New York

Vornado 40 East 66th Street LLC

 

 

 

Delaware

Vornado 40 East 66th Street Member LLC

 

 

 

Delaware

Vornado 40 East 66th Street TRS LLC

 

 

 

Delaware

Vornado 401 Commercial LLC

 

 

 

New York

Vornado 447 South Broadway LLC

 

 

 

Delaware

Vornado 550-600 Mamaroneck L.P.

 

 

 

New York

Vornado 601 Madison Avenue, L.L.C.

 

 

 

Delaware

Vornado 620 Sixth Avenue L.L.C.

 

 

 

Delaware

Vornado 640 Fifth Avenue L.L.C.

 

 

 

New York

Vornado 677 Madison LLC

 

 

 

Delaware

Vornado 692 Broadway, L.L.C.

 

 

 

Delaware

Vornado 800 17th Street, LLC

 

 

 

Delaware

12


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Vornado 90 Park Avenue L.L.C.

 

 

 

New York

Vornado 90 Park Member L.L.C.

 

 

 

Delaware

Vornado 90 Park QRS, Inc.

 

 

 

New York

Vornado Acquisition Co. LLC

 

 

 

Delaware

Vornado Asset Protection Trust Grantee (TRS) L.L.C.

 

 

 

Delaware

Vornado Auto L.L.C.

 

 

 

Delaware

Vornado B&B L.L.C.

 

 

 

New York

Vornado BAP LLC

 

 

 

Delaware

Vornado Bergen East LLC

 

 

 

Delaware

Vornado Bergen Mall License II LLC

 

 

 

Delaware

Vornado Bergen Mall License LLC

 

 

 

Delaware

Vornado Bergen Mall LLC

 

 

 

New Jersey

Vornado Bevcon I LLC

 

 

 

Delaware

Vornado Beverly LLC

 

 

 

Delaware

Vornado Bowen GP LLC

 

 

 

Delaware

Vornado Bowen II LLC

 

 

 

Delaware

Vornado Bowen, LLC

 

 

 

Delaware

Vornado Broadway Mall LLC

 

 

 

Delaware

Vornado Burnside Plaza LLC

 

 

 

Delaware

Vornado Caguas GP, Inc.

 

 

 

Delaware

Vornado Caguas Holding, L.P.

 

 

 

Delaware

Vornado Caguas Holding, LLC

 

 

 

Delaware

Vornado Caguas L.L.C.

 

 

 

Delaware

Vornado Caguas L.P.

 

 

 

Delaware

Vornado CAPI L.L.C.

 

 

 

Delaware

Vornado Capital Partners, L.P.

 

 

 

Delaware

Vornado Capital Partners, G.P. LLC

 

 

 

Delaware

Vornado Catalinas GP, Inc.

 

 

 

Delaware

Vornado Catalinas Holding, L.P.

 

 

 

Delaware

Vornado Catalinas Holding, LLC

 

 

 

Delaware

Vornado Catalinas L.L.C.

 

 

 

Delaware

Vornado Catalinas L.P.

 

 

 

Delaware

Vornado CCA Gainesville, L.L.C.

 

 

 

Delaware

Vornado CESCR Gen-Par, LLC

 

 

 

Delaware

Vornado CESCR Holdings LLC

 

 

 

Delaware

Vornado CESCR II L.L.C.

 

 

 

Delaware

Vornado CESCR L.L.C.

 

 

 

Delaware

Vornado Cogen Holdings LLC

 

 

 

Delaware

Vornado Communications, LLC

 

 

 

Delaware

Vornado Condominium Management LLC

 

 

 

New York

Vornado Crystal City L.L.C.

 

 

 

Delaware

Vornado Crystal Park Loan, L.L.C.

 

 

 

Delaware

Vornado Dance Company LLC

 

 

 

Delaware

Vornado DC Holding LLC

 

 

 

Delaware

Vornado Drake Mezz LLC

 

 

 

Delaware

Vornado Dune LLC

 

 

 

Delaware

 

 

 

 

 

 

13


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Vornado EF Borrower LLC

 

 

 

Delaware

Vornado Eleven Penn Plaza LLC

 

 

 

Delaware

Vornado Equinox Loan LLC

 

 

 

Delaware

Vornado Everest Lender, L.L.C.

 

 

 

Delaware

Vornado Everest, L.L.C.

 

 

 

Delaware

Vornado Farley LLC

 

 

 

Delaware

Vornado Finance GP II L.L.C.

 

 

 

Delaware

Vornado Finance GP L.L.C.

 

 

 

Delaware

Vornado Finance II L.P.

 

 

 

Delaware

Vornado Finance L.P.

 

 

 

Delaware

Vornado Finance SPE, Inc.

 

 

 

Delaware

Vornado Forest Plaza L.L.C.

 

 

 

Delaware

Vornado Forest Plaza Member L.L.C.

 

 

 

Delaware

Vornado Fort Lee L.L.C.

 

 

 

New Jersey

Vornado Fortress LLC

 

 

 

Delaware

Vornado Georgetown Park LLC

 

 

 

Delaware

Vornado GM Loan II, L.L.C.

 

 

 

Delaware

Vornado Green Acres Acquisition L.L.C.

 

 

 

Delaware

Vornado Green Acres Delaware L.L.C.

 

 

 

Delaware

Vornado Green Acres Funding L.L.C.

 

 

 

Delaware

Vornado Green Acres Holdings L.L.C.

 

 

 

Delaware

Vornado Green Acres SPE Managing Member, Inc.

 

 

 

Delaware

Vornado Gun Hill Road LLC

 

 

 

Delaware

Vornado Harlem Park LLC

 

 

 

Delaware

Vornado Hinjewadi Township Private Limited

 

 

 

Foreign

Vornado HP B Note Holder LLC

 

 

 

Delaware

Vornado IB Holdings LLC

 

 

 

Delaware

Vornado India Lender LLC

 

 

 

Delaware

Vornado India Retail Management LLC

 

 

 

Delaware

Vornado Investment Corp.

 

 

 

New York

Vornado Investments L.L.C.

 

 

 

Delaware

Vornado KMS Holdings LLC

 

 

 

Delaware

Vornado KPI LLC

 

 

 

Delaware

Vornado Lending Corp.

 

 

 

New Jersey

Vornado Lending L.L.C.

 

 

 

New Jersey

Vornado Lodi Delaware Member, LLC

 

 

 

Delaware

Vornado Lodi Delaware, LLC

 

 

 

Delaware

Vornado Lodi L.L.C.

 

 

 

New Jersey

Vornado LXP, L.L.C.

 

 

 

Delaware

Vornado M 330 L.L.C.

 

 

 

New York

Vornado M 393 L.L.C.

 

 

 

New York

Vornado Mamaroneck L.L.C.

 

 

 

New York

Vornado Management Corp.

 

 

 

New Jersey

Vornado Manhattan House Mortgage LLC

 

 

 

Delaware

Vornado Mauritius Advisors LLC

 

 

 

Delaware

Vornado Mauritius II LLC

 

 

 

Delaware

Vornado Maywood License LLC

 

 

 

Delaware

14


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Vornado Monmouth Mall, L.L.C.

 

 

 

New Jersey

Vornado Montehiedra Acquisition L.P.

 

 

 

Delaware

Vornado Montehiedra Acquisition LLC

 

 

 

Delaware

Vornado Montehiedra Holding II L.P.

 

 

 

Delaware

Vornado Montehiedra Holding L.P.

 

 

 

Delaware

Vornado Montehiedra Holding LLC

 

 

 

Delaware

Vornado Montehiedra Inc.

 

 

 

Delaware

Vornado Montehiedra Lender LLC

 

 

 

Delaware

Vornado Montehiedra OP L.P.

 

 

 

Delaware

Vornado Montehiedra OP LLC

 

 

 

Delaware

Vornado Montehiedra Out Parcel LLC

 

 

 

Delaware

Vornado New York RR One L.L.C.

 

 

 

New York

Vornado Newkirk Advisory LLC

 

 

 

Delaware

Vornado Newkirk L.L.C.

 

 

 

Delaware

Vornado NK Loan L.L.C.

 

 

 

Massachusetts

Vornado North Bergen Tonelle Plaza LLC

 

 

 

Delaware

Vornado Office Inc.

 

 

 

New York

Vornado Office Management LLC

 

 

 

New York

Vornado One Penn Cogen LLC

 

 

 

Delaware

Vornado Realty L.L.C.

 

 

 

Delaware

Vornado Records 2006, L.L.C.

 

 

 

Delaware

Vornado Retail Management LLC

 

 

 

Delaware

Vornado Rockaway L.L.C.

 

 

 

New Jersey

Vornado Rockville, LLC

 

 

 

Delaware

Vornado Roney Palace Loan LLC

 

 

 

Delaware

Vornado Rosslyn LLC

 

 

 

Delaware

Vornado RTR DC LLC

 

 

 

Delaware

Vornado RTR Urban Development LLC

 

 

 

Delaware

Vornado RTR Urban Development TMP LLC

 

 

 

Delaware

Vornado RTR, Inc.

 

 

 

Delaware

Vornado San Jose LLC

 

 

 

Delaware

Vornado Savanna LLC

 

 

 

Delaware

Vornado Savanna SM LLC

 

 

 

Delaware

Vornado SB 1 L.P.

 

 

 

Delaware

Vornado SB 10 L.P.

 

 

 

Delaware

Vornado SB 11 L.P.

 

 

 

Delaware

Vornado SB 12 L.P.

 

 

 

Delaware

Vornado SB 14 L.P.

 

 

 

Delaware

Vornado SB 17 L.P.

 

 

 

Delaware

Vornado SB 19 L.P.

 

 

 

Delaware

Vornado SB 2 L.P.

 

 

 

Delaware

Vornado SB 21 L.P.

 

 

 

Delaware

Vornado SB 22 L.P.

 

 

 

Delaware

Vornado SB 24 L.P.

 

 

 

Delaware

Vornado SB 25 L.P.

 

 

 

Delaware

Vornado SB 3 L.P.

 

 

 

Delaware

Vornado SB 4 L.P.

 

 

 

Delaware

15


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Vornado SB 5 L.P.

 

 

 

Delaware

Vornado SB 7 L.P.

 

 

 

Delaware

Vornado SB 8 L.P.

 

 

 

Delaware

Vornado SB 9 L.P.

 

 

 

Delaware

Vornado SB LLC

 

 

 

Delaware

Vornado SC Properties II LLC

 

 

 

Delaware

Vornado SC Properties LLC

 

 

 

Delaware

Vornado Sheffield Mezz Loan LLC

 

 

 

Delaware

Vornado Shenandoah Holdings LLC

 

 

 

Delaware

Vornado Sign LLC

 

 

 

Delaware

Vornado South Hills, LLC

 

 

 

Delaware

Vornado Springfield Mall LLC

 

 

 

Delaware

Vornado Springfield Mall Manager LLC

 

 

 

Delaware

Vornado Square Mile LLC

 

 

 

Delaware

Vornado Suffolk LLC

 

 

 

Delaware

Vornado Thompson LLC

 

 

 

Delaware

Vornado Title L.L.C.

 

 

 

Delaware

Vornado TOA-Baja II LLC

 

 

 

Delaware

Vornado TOA-Baja LLC

 

 

 

Delaware

Vornado Toys Bridge LLC

 

 

 

Delaware

Vornado Truck LLC

 

 

 

Delaware

Vornado TSQ LLC

 

 

 

Delaware

Vornado Two Penn Plaza L.L.C.

 

 

 

New York

Vornado Two Penn Property L.L.C.

 

 

 

Delaware

Vornado Vegas Blvd Debt LLC

 

 

 

Delaware

Vornado Vegas Blvd Equity LLC

 

 

 

Delaware

Vornado Warner Acquisition LLC

 

 

 

Delaware

Vornado Warner GP LLC

 

 

 

Delaware

Vornado Warner LLC

 

 

 

Delaware

Vornado Wasserman Fund Owner LLC

 

 

 

Delaware

Vornado Waterfront Holdings LLC

 

 

 

Delaware

Vornado West Babylon LLC

 

 

 

Delaware

Vornado Westbury Retail II LLC

 

 

 

Delaware

Vornado Westbury Retail LLC

 

 

 

Delaware

VRT Development Rights LLC

 

 

 

New York

VRT Massachusetts Holding L.L.C.

 

 

 

Delaware

VRT New Jersey Holding L.L.C.

 

 

 

Delaware

VSP G.P.

 

 

 

New York

VSPS I LLC

 

 

 

Delaware

VSPS LLC

 

 

 

Delaware

Warner Investments, L.P.

 

 

 

Delaware

Washington CESC TRS, Inc.

 

 

 

Delaware

Washington Design Center L.L.C.

 

 

 

Delaware

Washington Design Center Subsidiary L.L.C.

 

 

 

Delaware

Washington Mart SPE LLC

 

 

 

Delaware

 

 

 

 

 

 

 

 

 

 

16


EXHIBIT 21

VORNADO REALTY TRUST

SUBSIDIARIES OF REGISTRANT - continued

 

 

 

 

 

State of

Name of Subsidiary

 

 

 

Organization

Washington Mart TRS, Inc.

 

 

 

Delaware

Washington Office Center L.L.C.

 

 

 

Delaware

Wasserman Vornado Strategic Real Estate Fund LLC

 

 

 

Delaware

Watchung VF L.L.C.

 

 

 

New Jersey

Waterbury VF L.L.C.

 

 

 

Connecticut

Wayne VF L.L.C.

 

 

 

New Jersey

Wells Kinzie L.L.C.

 

 

 

Delaware

West 57th Street Holding LLC

 

 

 

Delaware

West 57th Street JV LLC

 

 

 

Delaware

West 57th Street Management LLC

 

 

 

Delaware

West End 25 Developer LLC

 

 

 

Delaware

West Windsor Holding Corporation

 

 

 

New Jersey

West Windsor Holding L.L.C.

 

 

 

New Jersey

Woodbridge VF, L.L.C.

 

 

 

New Jersey

WREC Columbus Ave L.L.C.

 

 

 

Delaware

WREC Hyde Park L.L.C.

 

 

 

Delaware

WREC Lido L.L.C.

 

 

 

Delaware

WREC Lido Venture L.L.C.

 

 

 

Delaware

WREC Quadrille L.L.C.

 

 

 

Delaware

WREC San Pasqual L.L.C.

 

 

 

Delaware

York Holding Company, L.L.C.

 

 

 

Pennsylvania

York Holding Company, L.P.

 

 

 

Pennsylvania

York VF L.L.C.

 

 

 

Pennsylvania

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

17


ex23.htm - Generated by SEC Publisher for SEC Filing

EXHIBIT 23

CONSENT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

We consent to the incorporation by reference in the following Registration Statements of our reports dated February 23, 2010, relating to the consolidated financial statements and financial statement schedules of Vornado Realty Trust (which report expresses an unqualified opinion and includes an explanatory paragraph relating to a change in method of accounting for debt with conversion options and noncontrolling interests in consolidated subsidiaries), and the effectiveness of Vornado Realty Trust’s internal control over financial reporting, appearing in the Annual Report on Form 10-K of Vornado Realty Trust for the year ended December 31, 2009:

 

Registration Statement No. 333-68462 on Form S-8

Amendment No. 1 to Registration Statement No. 333-36080 on Form S-3

Registration Statement No. 333-64015 on Form S-3

Amendment No.1 to Registration Statement No. 333-50095 on Form S-3

Registration Statement No. 333-52573 on Form S-8

Registration Statement No. 333-29011 on Form S-8

Registration Statement No. 333-09159 on Form S-8

Registration Statement No. 333-76327 on Form S-3

Amendment No.1 to Registration Statement No. 333-89667 on Form S-3

Registration Statement No. 333-81497 on Form S-8

Registration Statement No. 333-102216 on Form S-8

Amendment No.1 to Registration Statement No. 333-102215 on Form S-3

Amendment No.1 to Registration Statement No. 333-102217 on Form S-3

Registration Statement No. 333-105838 on Form S-3

Registration Statement No. 333-107024 on Form S-3

Registration Statement No. 333-109661 on Form S-3

Registration Statement No. 333-114146 on Form S-3

Registration Statement No. 333-114807 on Form S-3

Registration Statement No. 333-121929 on Form S-3

Amendment No. 1 to Registration Statement No. 333-120384 on Form S-3

Registration Statement No. 333-126963 on Form S-3

Registration Statement No. 333-139646 on Form S-3

Registration Statement No. 333-141162 on Form S-3

Registration Statement No. 333-150592 on Form S-3

Registration Statement No. 333-150593 on Form S-8

and in the following joint registration statements of Vornado Realty Trust and Vornado Realty L.P.:

Amendment No. 4 to Registration Statement No. 333-40787 on Form S-3

Amendment No. 4 to Registration Statement No. 333-29013 on Form S-3

Registration Statement No. 333-108138 on Form S-3

Registration Statement No. 333-122306 on Form S-3

Registration Statement No. 333-138367 on Form S-3

Registration Statement No. 333-162775 on Form S-3

 

 

 

/s/ DELOITTE & TOUCHE LLP

 

Parsippany, New Jersey

February 23, 2010

 

 

 


ex311.htm - Generated by SEC Publisher for SEC Filing

 

EXHIBIT 31.1

CERTIFICATION

I, Michael D. Fascitelli, certify that:

1.     I have reviewed this Annual Report on Form 10-K of Vornado Realty Trust;

2.     Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.     Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.   The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure control and procedures (as defined in Exchange Act Rules 13a‑15(e) and 15d‑15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)     Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)    Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)     Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)    Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.     The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)     All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)    Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

 

February 23, 2010

 


/s/ Michael D. Fascitelli

 

Michael D. Fascitelli

 

President and Chief Executive Officer

 


ex312.htm - Generated by SEC Publisher for SEC Filing

EXHIBIT 31.2

CERTIFICATION

I, Joseph Macnow, certify that:

1.     I have reviewed this Annual Report on Form 10-K of Vornado Realty Trust;

2.     Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.     Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.     The registrant’s other certifying officer(s) and I are responsible for establishing and maintaining disclosure control and procedures (as defined in Exchange Act Rules 13a‑15(e) and 15d‑15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a)     Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b)    Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c)     Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d)    Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5.     The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of the registrant’s board of directors (or persons performing the equivalent functions):

a)     All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b)    Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

 

 

February 23, 2010

 


/s/ Joseph Macnow

 

Joseph Macnow

 

Executive Vice President and Chief Financial Officer

 


ex321.htm - Generated by SEC Publisher for SEC Filing

EXHIBIT 32.1

CERTIFICATION

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

(Subsection (a) and (b) of Section 1350 of Chapter 63 of Title 18 of the United States Code)

 

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (subsections (a) and (b) of Section 1350 of Chapter 63 of Title 18 of the United States Code), the undersigned officer of Vornado Realty Trust (the “Company”), hereby certifies, to such officer’s knowledge, that:

 

The Annual Report on Form 10-K for year ended December 31, 2009 (the “Report”) of the Company fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 and the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

 

 

 

 


February 23, 2010

 

 


/s/ Michael D. Fascitelli

 

 

Name:

Michael D. Fascitelli

 

 

Title:

President and Chief Executive Officer

 

 


ex322.htm - Generated by SEC Publisher for SEC Filing

EXHIBIT 32.2

CERTIFICATION

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002

(Subsection (a) and (b) of Section 1350 of Chapter 63 of Title 18 of the United States Code)

 

Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (subsections (a) and (b) of Section 1350 of Chapter 63 of Title 18 of the United States Code), the undersigned officer of Vornado Realty Trust (the “Company”), hereby certifies, to such officer’s knowledge, that:

 

The Annual Report on Form 10-K for year ended December 31, 2009 (the “Report”) of the Company fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934 and the information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

 

 

 

 


February 23, 2010

 

 


/s/ Joseph Macnow

 

 

Name:

Joseph Macnow

 

 

Title:

Chief Financial Officer