UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (Date of earliest event reported):
December 4, 2006
SL GREEN REALTY CORP.
(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)
MARYLAND
(STATE OF INCORPORATION)
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1-13199 |
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13-3956775 |
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(COMMISSION FILE NUMBER) |
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(IRS EMPLOYER ID. NUMBER) |
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420 Lexington Avenue |
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10170 |
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New York, New York |
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(ZIP CODE) |
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(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES) |
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(212) 594-2700
(REGISTRANT’S TELEPHONE NUMBER, INCLUDING AREA CODE)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
o Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Item 7.01 Regulation FD Disclosure
As discussed in Item 8.01 below, members of senior management of SL Green Realty Corp. (the “Company”) will make a presentation during the Company’s 2006 Annual Investor Conference on Monday, December 4, 2006 (the “Investor Conference”). The presentation is attached hereto as Exhibit 99.1 and is incorporated by reference into this Item 7.01.
The information (including the exhibit) being furnished pursuant to this Item 7.01 shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934 (the “Exchange Act”) or otherwise subject to the liabilities of that section, or incorporated by reference in any filing under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any general incorporation language in such filing. This information will not be deemed an admission as to the materiality of such information that is required to be disclosed solely by Regulation FD.
Item 8.01. Other Events
Investor Conference
On November 27, 2006, the Company announced that it will host its Investor Conference to be held in New York City on December 4, 2006. Members of senior management will make presentations during the management presentation portion of the Investor Conference which will begin at 1:30 p.m. EST. This presentation will be broadcast live on the Company’s website at www.slgreen.com and archived on its website for a thirty day period.
The press release announcing the Investor Conference is attached hereto as Exhibit 99.2 and is incorporated by reference into this Item 8.01.
Dividend Announcement
The Company reported that its board of directors has declared a dividend of $0.70 per common share for the quarter ending December 31, 2006, an increase of $0.40 or 16.7% per common share on an annualized basis. The dividend is payable January 12, 2007 to stockholders of record on the close of business on December 29, 2006.
The Company’s board of directors also declared dividends on the Company’s Series C and D Preferred Stock for the period October 15, 2006 through and including January 14, 2007, of $0.4766 and $0.4922 per share, respectively. Dividends are payable January 12, 2007 to shareholders of record on the close of business on December 29, 2006. Distributions reflect the regular quarterly distributions, which are the equivalent of an annualized distribution of $1.90625 and $1.96875, respectively.
A copy of the press release announcing this dividend is attached hereto as Exhibit 99.3 and is incorporated by reference into this Item 8.01.
New Investments
On December 4, 2006, the Company announced that it has invested in the property located at 800 Third Avenue. The Company will control a minority interest in the property in a joint venture with existing owners Joseph P. Day Realty Corp and the Estate of Norman Levy. The Company’s investment stake is approximately $102.4 million. A copy of the press release announcing this investment is attached hereto as Exhibit 99.4 and is incorporated by reference into this Item 8.01.
On December 4, 2006, the Company announced that it has agreed to purchase interests in the property located at 485 Lexington Avenue from its partners, The City Investment Fund or CIF and The Witkoff Group, increasing its ownership interest in the property to 87%. The Company also originated a loan secured by CIF’s remaining ownership stake and acquired an option from CIF to purchase its remaining equity interest. The Company also announced that it has agreed to recapitalize 521 Fifth Avenue with CIF, which will acquire a 49.9% interest in the Company’s investment in that asset. A copy of the press release announcing these investments is attached hereto as Exhibit 99.5 and is incorporated by reference into this Item 8.01.
Item 9.01. Financial Statements and Exhibits
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99.1 |
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Investor presentation |
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99.2 |
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Press release for Investor Conference |
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99.3 |
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Press release for dividend increase |
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99.4 |
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Press release for 800 Third Avenue |
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99.5 |
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Press release for 485 Lexington Avenue and 521 Fifth Avenue |
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Pursuant to the requirements 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.
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SL GREEN REALTY CORP. |
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By: |
/s/ Gregory F. Hughes |
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Name: |
Gregory F. Hughes |
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Title: |
Chief Financial Officer |
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Date: December 4, 2006 |
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3
Exhibit 99.1
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Beyond Outperformance SL Green Realty Corp. 2006 Investor Conference December 4, 2006 |
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Forward Looking Information: This presentation contains forward-looking information based upon the Company's current best judgment and expectations. Actual results could vary from those presented herein. The risks and uncertainties associated with forward-looking information in this presentation include the strength of the commercial office real estate markets in New York, competitive market conditions, unanticipated administrative costs, timing of leasing income, general and local economic conditions, interest rates, capital market conditions, tenant bankruptcies and defaults, the availability and cost of comprehensive insurance, including coverage for terrorist acts, and other factors, which are beyond the Company's control. We undertake no obligation to publicly update or revise any of the forward-looking information. For further information, please refer to the Company's filings with the Securities and Exchange Commission. To be added to the Company’s distribution list, or to obtain the latest news releases and other information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601. |
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Marc Holliday President & CEO Beyond Outperformance |
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Investment Activity Real Estate 7 Transactions for $1.05 Billion Structured Finance 9 Transactions for $271.3 Million Sales 3 Transactions for $411.5 Million GKK NYC & NJ Originations 14 Transactions for $625.5 Million |
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SL Green Executive Management |
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Total Return
to Shareholders 84.1% $75.13
$134.95 Source:
Stifel, Nicolaus & Company Incorporated and SNLOne-Year
Total Return:12/1/20052/1/20064/1/20066/1/20068/1/200610/1/2006 |
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Total Return to Shareholders 289.5% $38.41 $134.95 Source: Stifel, Nicolaus & Company Incorporated and SNLThree-Year Total Return:12/1/20036/1/200412/1/20046/1/200512/1/20056/1/2006< font size="1" color="white" style="color:white;font-size:1.0pt;">12/1/2006 |
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Total Return to Shareholders 450.7% $30.30 $134.95 Source: Stifel, Nicolaus & Company Incorporated and SNLFive-Year Total Return:12/1/200112/1/200212/1/200312/1/200412/1/200512/1/2006 |
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-19.2% American Fin Rlty 24. -13.5% Parkway Properties 23. -10.3% HRPT Properties Trst 22. -5.7% Glenborough Realty 21. -3.1% Investors RE Trust 20. -1.7% Washington REIT 19. -1.7% Government Properties 18. -0.3% Cousins Ppts Tr 17. 2.1% Mack Cali Realty Corp 16. 4.9% Brandywine Realty Tr 15. 13.5% CarrAmerica Realty 14. 14.7% Prentiss Ppts Tr 13. 14.8% Equity Office Ppts 12. 16.3% Alexandria RE Equities 11. 15.2% Vornado Realty Trust 10. 17.6% Biomed Realty Trust 9. 15.4% Reckson Assoc Realty 8. 17.9% Crescent RE Eqty 7. 19.2% Maguire Prop Inc 6. 23.5% Boston Properties 5. 25.3% Arden Realty Inc 4. 25.4% Corp Office Ppts Tr 3. 25.9% Trizec Ppts Inc 2. 30.5% SL Green Realty Corp. 1. NA Biomed Realty Trust 24. -3.5% AmeriVest Ppts Inc 23. 1.4% American Fin Rlty 22. 9.1% Equity Office Ppts 21. 12.9% Investors RE Trust 20. 14.2% Glenborough Realty 19. 16.6% Brandywine Realty Tr 18. 16.8% Crescent RE Eqty 17. 17.3% Mack Cali Realty Corp 16. 18.3% CarrAmerica Realty 15. 20.4% Maguire Prop Inc 14. 22.1% Washington REIT 13. 23.2% Prentiss Ppts Tr 12. 27.3% Cousins Ppts Tr 11. 28.8% Trizec Ppts Inc 10. 29.1% Parkway Properties 9. 32.3% Arden Realty Inc 8. 33.6% Alexandria RE Equities 7. 37.7% HRPT Properties Trst 6. 40.6% Boston Properties 5. 43.0% Reckson Assoc Realty 4. 45.2% Corp Office Ppts Tr 3. 46.5% Vornado Realty Trust 2. 53.5% SL Green Realty Corp 1. SLG 2004 Return 53.5% Rank #1 SLG 2005 Return 30.5% Rank #1 SLG YTD 2006* 79.7% Rank #1 4.3% American Fin Rlty 22. -0.3% Republic Prop Tr 23. 14.9% Crescent RE Eqty 21. 15.5% Investors RE Trust 20. 19.2% Government Properties 19. 21.2% Columbia Equity 18. 28.0% Biomed Realty Trust 17. 31.0% Alexandria RE Equities 16. 31.4% HRPT Properties Trst 15. 31.6% Brandywine Realty Tr 14. 33.8% Mack Cali Realty Corp 13. 34.6% Parkway Properties 12. 37.4% AmeriVest Ppts Inc 11. 37.7 Reckson Assoc Realty 10. 40.9% Maguire Prop Inc 9. 44.2% Washington REIT 8. 44.8% Corp Office Ppts Tr 7. 48.8% Cousins Ppts Tr 6. 50.1% Glenborough Realty 5. 56.4% Vornado Realty Trust 4. 61.0% Boston Properties 3. 63.6% Equity Office Ppts 2. 79.7% SL Green Realty Corp 1. Outperforming the Sector Source: Stifel, Nicolaus & Company Incorporated *Data as of market close December 1, 2006 |
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Consistent Growth *2007 Based on annualized 4Q06 dividend Annualized Growth: 8.0% *2006 Data reflects Firstcall estimates **Annualized growth through 2006 Annualized Growth: 11.3%** Funds From OperationsPer Share$1.94$2.29$2.67$3.00$3.32< /font>$3.48$3.77$4.16$4.58'98'99'00'01'02'03'04'05'06*'07Dividends Per Share$2.80$1.40$1.41$1.48$1.61$1.79$1.90$2.04$2.22$2.40'98'99'00'01'02'03'04'05'06'07* |
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Source: Stifel, Nicolaus & Company Incorporated *Data as of market close December 1, 2006 2000 Enterprise Value $1.4 Billion Rank #10 2005 Enterprise Value$6.2 Billion Rank #5 YTD Enterprise Value $10.2 Billion Rank #4 $334 AmeriVest Ppts Inc 25. $398 Government Properties 24. $1,280 Parkway Properties 23. $1,357 Investors RE Trust 22. $1,634 Biomed Realty Trust 21. $1,639 Glenborough Realty 20. $1,957 Washington REIT 19. $2,137 Cousins Ppts Tr 18. $3,004 Corp Office Ppts Tr 17. $3,240 Brandywine Realty Tr 16. $3,265 Alexandria RE Equities 15. $3,563 Prentiss Ppts Tr 14. $4,563 CarrAmerica Realty 13. $4,652 American Fin Rlty 12. $4,669 Arden Realty Inc 11. $4,967 HRPT Properties Trst 10. $5,207 Reckson Assoc Realty 9. $5,280 Maguire Prop Inc 8. $5,355 Mack Cali Realty Corp 7. $5,677 Crescent RE Eqty 6. $6,199 SL Green Realty Corp 5. $6,294 Trizec Ppts Inc 4. $14,834 Boston Properties 3. $22,494 Vornado Realty Trust 2. $26,094 Equity Office Ppts 1. NAMack-Cali Realty Corporation24.NAKilroy Realty Corporation23.NAHRPT Properties Trust22.NAGovernment Properties Trust Inc.21.NAGlenborough Realty Trust20.NACorporate Office Properties Trust19.NAColumbia Equity Trust, Inc.18.NACarrAmerica Realty Corporation17.NABrandywine Realty Trust16.NABioMed Realty Trust, Inc.15.NAAmeriVest Properties Inc.14.NAAmerican Financial Realty Trust13.$659Bedford Property Investors, Inc.12.$1,045Alexandria Real Estate Equities11.$1,443 SL Green Realty Corp. 10. $1,586Mission West Properties, Inc.9.$2,364Prentiss Properties Trust8.$2,876Arden Realty Inc.7.$3,695Highwoods Properties, Inc.6.$5,799Crescent Real Estate Equities5.$6,487Duke Realty Corporation4.$8,538Brookfield Properties Corporation3.$8,642Boston Properties, Inc.2.$21,583Equity Office Ppts1.$10,211 SL Green Realty Corp 4. $175 AmeriVest Ppts Inc23.$447 Columbia Equity22.$504 Government Properties21.$619 Republic Prop Tr20.$1,351 Investors RE Trust 19.$1,496 Parkway Properties 18.$1,760 Glenborough Realty17.$2,628 Cousins Ppts Tr16.$2, 758 Biomed Realty Trust 15.$2,887 Washington REIT 14.$4,195 Corp Office Ppts Tr13.$4,488 Alexandria RE Equities12.$4,649 American Fin Rlty 11.$5,349 Maguire Prop Tr10.$5,663 HRPT Properties Trst9.$6,017 Crescent RE Eqty8.$6,135 Reckson Assoc Realty 7.$6,724 Brandywine Reatly Tr6.$6,919 Mack Cali Realty Corp5.$20,135 Boston Properties3.$30,638 Vornado Realty Trust2.$33,964 Equity Office Ppts1.Substantial Value Creation |
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2006 Scorecard Finish redevelopment and leasing of Grand Central Square Increase same-store performance by 4% to 6% Deploy existing capacity into new opportunistic investments Increase portfolio occupancy 100 basis points Continue Gramercy Capital Corp.’s growth trajectory Exploit retail redevelopment opportunities Dispose $100 to $150 Million of non-core assets Increase Funds From Operations by 7.5% to 10.0% Generate free cash flow for reinvestment of $50 Million Raise dividend by 6% to 8% Implement new management team approachResults: Goals & Objectives: 927,000 square feet leased to date; 27,000 square feet pending, 93% YE Occupancy Same-store é 6.4%(1) Seven new real estate investments totaling $1.05 billion(2) Year end 2006 leased space projected to be 97% GKK’s assets é $1.1 billion – 30% Total Return to Shareholders YTD Signed Apple Computer, Inc. & Spotlight Sold $160 Million of Manhattan Office, Generated $2.07 Per Share Gain First Call notes $4.58 per share, a 10% increase Over $59 million free cash flow estimated(3) Increased dividend by 16.7% Survey results exceeded goals and garnered positive feedback PPPPPPPPPPP(1) As of 9/30/06 (2) Allocable Gross Asset Value (3) YE Estimate |
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Additional Highlights Entered into merger agreement with Reckson Associates Signed more than 1.5 million square feet year to date of leasing; 34 leases pending totaling more than 181,000 square feet Average rent psf in 3Q06 topped $62 - 25.8% above escalated rents for the quarter Received $25.1 million in dividends and fees from our investment in and management arrangements with Gramercy including a $4.6 million incentive fee earned through September 2006 +245% year-over-year improvement to $7.6 million in net management income and reimbursements from GKK Raised approximately $767 million in net proceeds through offerings of 6.2 million shares of common stock Refinanced 521 Fifth Avenue @ LIBOR + 100 Recapitalized 55 Corporate Drive, NJ increasing ownership interest from 10% to 50% Recapitalized 1250 Broadway increasing ownership from 55% to 66.2% |
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6.6% Projected NOI Growth NOI Growth Based on Management’s 10-Year Cash Flow Projections NOTE: Representative Property Data is Reflective of 10-Year CAGR 100 Park Ave. – 11.36% 70 West 36th Street - 3.98% 125 Broad Street – 4.41% 1 Park Ave. – 4.51% 1515 Broadway – 8.30% 461 Fifth Avenue – 8.12% 10-Year CAGR0%2%4%6%8%10%12%14%2008200920102011201220132014201420162017NOI Growth (%)* |
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Major Midtown Manhattan Leases 168,000 1325 Avenue of the Americas Renewal/ Expansion ING Financial Holdings 193,249 620 Eighth Avenue New Lease Legg Mason 165,000 1372 Broadway Renewal/ Expansion Ross Stores, Inc. 168,000 40 West 57th Street Renewal/ Expansion VF Sportswear/Nautica Enterprises 203,000 One Bryant Park New Lease Akin Gump 226,584 135 West 50th Street Renewal/ Expansion Alliance Capital Management LP 234,160 1095 Avenue of the Americas New Lease Dechert LLP 245,538 345 Park Avenue South Renewal/ Expansion Digitas, Inc. 313,894 1740 Broadway New Lease The Limited 314,363 1221 Avenue of the Americas Extension/ Expansion Morgan Stanley 522,396 One Bryant Park Expansion Bank of America 539,391 522 Fifth Avenue New Lease Morgan Stanley SF Address Lease Type Tenant Name Source: Cushman & Wakefield |
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Major Downtown Manhattan Leases 53,611 Three World Financial Center New Lease Bearingpoint, Inc. 64,500 160 Water Street Expansion American International Group 68,442 140 Broadway New Lease Labaton Rudoff & Sucharow LLP 79,322 40 Wall Street Sublease American International Group 81,734 Seven World Trade Center New Lease Darby & Darby P.C. 82,157 One World Financial Center New Lease AIG Royal Alliance 115,664 32 Avenue of the Americas New Lease Clear Channel Communications, Inc. 205,059 One World Financial Center New Lease Willis of New York, Inc. 221,314 199 Water Street Sublease/ Extension AON 243,000 Three World Financial Center Lease out Royal Bank of Canada 429,258 55 Water Street New Lease City of New York - Department of Transportation 589,125 Seven World Trade Center New Lease Moody's Investors Service, Inc. SF Address Lease Type Tenant Name Source: Cushman & Wakefield |
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Vacancy 13% 11% 9% 7% 5% 3% Tenant’s Market Supply Diminishing Demand Increasing Equilibrium Limited Midtown Supply Current Market: 7% Source: Cushman & Wakefield Landlord’s Market |
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New Development One Bryant Park 2.1 Mil SF Major Tenants: Bank of America – 1.2 Mil SF Akin & Gump – 203,000 SF Remaining Space – 235,901 SF 620 8th Avenue 1.5 Mil SF Major Tenants: New York Times – 800,000 SF Covington & Burling – 159,801 SF Seyfarth Shaw – 95,259 SF Olser Hoskin Harcourt – 63,506 SF Remaining Space – 196,117 SF 6 World Financial Center 2.0 Mil SF Sole tenant: Goldman Sachs No Remaining Space Of the 7.2 million total new development - only 1.1 million square feet are available 7 World Trade Center 1.6 Mil SF Major Tenant: Moody’s Remaining Space – 700,000 SF est. Source: Cushman & Wakefield Source: Cushman & Wakefield |
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1.11 Times Square SJP Properties, 1.0 msf Hotel Pennsylvania Vornado Realty Trust, 2.5 msf Madison Square Garden Cablevision, 3.0 msf Farley Post Office NYS Urban Development, Vornado & Related, 1.75 msf 5.Eighth Ave & 54th Street Boston Properties/Related 800,000 sf 6. United Nations Site New York City, 1.5 msf 7. 20 Times Square Port Authority Bus Terminal Ruben/Vornado Air rights 1.0 msf 8. Sears Site Brookfield Properties, 4.7 msf, 9. Hudson Yards MTA/New York City 24.0 msf, Mixed-use 10. West Side Rail Yard MTA/New York City Unzoned 11.Extell Diamond 50 W. 47th Street, 30-story , 0.75 msf Diamond Exchange Potential Midtown Development Sites Source: Cushman & Wakefield 556117891011171213113245678910111324 |
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MTA Rail Yards Source: Hamilton, Rabinowitz & Alschuler |
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Max FAR: Western Rail Yards The Hudson Yards District SF by use: 2025 full build-out Total: 45.0 m Office: 29.2 m Retail: 1.1 m Hotel: 1.5 m Resi: 12,600 unitsInstitutional Open space Predominantly commercial with limited residential Mixed use Predominantly residential with limited retail Source: Hamilton, Rabinowitz & Alschuler |
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Alignment of Market Fundamentals Annualized Growth 11.2% Tight Leasing Market Robust NYC Economy Limited New Supply Embedded Rental Growth of 15%+ Strong Capital Flows Low Interest Rates *2006 Data reflects First Call estimates **2007 Mid-Point Management guidance $1.94$2.29$2.67$3.00$3.32$3.48$3.77$4.16$4.58$5.05'98'99'00'01'02'03'04'05'06*'07** |
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2007 Goals & ObjectivesClose Acquisition of Reckson Substantially Complete Redevelopment of 100 Park Ave. Dispose of at Least $250 Million of Non-Core Assets Secure a Tenant for 1551 Broadway Increase GKK Contribution to FFO by $5 Million Increase FFO by 9% - 11% Increase Same-Store Performance by 4% - 6% Increase Occupancy by 50 Basis Points Generate Free Cash Flow for Reinvestment of $65 Million Raise Dividend by 8% - 10% |
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Andrew Mathias Chief Investment Officer Beyond Outperformance |
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Sales in Billions Cost PSF Record Sales Volumes |
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Diversity of Buyers in Market Source: Cushman and Wakefield – Data reflects Midtown and Downtown; closed and under contract as of 11/30/06 2005 2006 Corporate / UserPrivate Capital71%REIT15%Foreign7%Pension Fund6%Not Yet Determined2%Corporate / UserPrivate Capital52%REIT24%Foreign11%Pension Fund11% |
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July 2006891,000$774$690 Mil4.3%ParamountEOP1540 Broadway (Office) September 2006 538,424 $1,005 $541 Mil 3.5% FosterLane (Government of Kuwait) Vornado 350 Park Avenue October 2006 245,500 $815 $200 Mil NA L&L and Principal Global Investors BlackRock Realty 142 West 57th Street October 2006 1,100,000 $1,182 $1.3 Bil 4.5% Boston Properties Alan Rose 5 Times Square October 2006 747,243 $736 $550 Mil 1.3% Macklowe Properties & SITQ Broadway Real Estate Partners 340 Madison October 2006 637,685 $627 $400 Mil 3.3% Koeppel Companies Larry Silverstein & CalSTRS 575 Lexington Ave August 2006910,473$983$900 Mil (1)4.3%David Werner & Murray Hill PropertiesIstithmar450 Lexington Avenue May 2006573,230$1,226 $702.7 MilNAHost Marriott Deutsche Bank/Harry Macklowe The Drake Hotel Site July 2006575,000$730$420 MilNARockpoint Group/Steller ManagementBroadway Partners522 Fifth Avenue July 20061,925,420$790$1.52 Bil4.3%JamestownBeacon1211 Avenue of the Americas 298,0001,179,000Total SF April 2006$1,018$1.2 Bil4.5%Boston Properties Istithmar280 Park Avenue April 2006$1,007$300.0 Mil>3%Sitt Asset ManagementIstithmar1466 Broadway Going-in Cap Rate Buyer Seller Price PSF Date of Sale/Contract Price (1) Price assumes $300 million for ground lease (2) Data includes cost of redevelopment Manhattan on the Market |
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2006 Acquisitions Current Occupancy Occupancy At Acquisition Stabilized Yield Underwritten Rents PSF Price PSF Total Square Feet Purchase Price 98.6% 98.5% 7.15% $55 - $58 Office: $500 Retail: $2,633 157,500 $182 mil 98% 95.7% 7.54% $42 - $53 $489 460,000 $225 mil 609 Fifth Avenue 521 Fifth Avenue |
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2006 Acquisitions Current Occupancy Stabilized Yield Underwritten Rents PSF Price PSF Total Square Feet Purchase Price 88% 7.0% $53 - $68 $628 921,000 $578 mil 93% 8.0% $48 - $58 $517 551,400 $285 mil 800 Third Avenue 485 Lexington Avenue* *Reflects acquisition announced today |
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SL Green Retail Portfolio21-29 West 34th Street 1551-1551 Broadway 141 Fifth Avenue 379 West Broadway 720 Fifth Avenue 1604 Broadway 717 Fifth Avenue |
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Retail Portfolio141 Fifth Avenue 379 West Broadway HSBC Bath & Body Works 13% Resi – Un-promoted Retail – 40% Promote to Sutton 50% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Polo Morgane LeFay 8% Un-promoted 50% |
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Retail Portfolio 21-25 West 34th Street 27-29 West 34th Street Apple Computer, Inc. 14% Un-promoted 50% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Speculative 10% Un-promoted 50% |
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Case Study: Retail Value Creation Acquired 21-23 West 34th Street (50 Feet of Frontage) with Jeff Sutton in Package with Howard Johnson’s Site Executed Lease with Apple Computer, Inc. at Property Subsequently Acquired 25-29 West 34th Street (75 Feet of Additional Frontage) Negotiated Lease Expansion with Apple for Additional 25 Feet of Frontage Negotiated Lease Buyouts of all In-Place Tenants |
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Case Study: Retail Value Creation Negotiated Buy-out of Sutton Promote at Accretive PriceEstablished 50/50 JV Partnership going forward Total Deal Costs: $47.8 Million Property Value: $125.0 Million Closed on $100 Million Non-Recourse Refinancing Apple Lease Average Triple Net Lease Cash on Cost: 13.7% |
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Retail Portfolio1551-1555 Broadway 1604 Broadway Speculative 11% 40% Promote to Sutton 50% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Spotlight Times Square Metro Lights Mama Sbarro’s 22% 18% promote to SLG 45% |
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1604-1610 Broadway Acquired in December 2005 SE corner of Broadway & 49th St. 30,217 Square Feet Signed New 10-year Lease for 22,809 Square Feet With: Spotlight Times Square A restaurant and entertainment concept from Las Vegas Unlevered Cash on Cost: 22% Additional Upside Through Below Market Lease Rollover in 2009 |
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Retail Portfolio717 Fifth Avenue 720 Fifth Avenue Hugo Boss Escada 9% 33% to Sutton 32.75% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Abercrombie & Fitch 7% Un-promoted 25% |
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2006 New Originations: $ 242.5 Mil
2006 Loan Payoffs: $ 178.4 Mil Net
Originations: $ 64.1 Mil Current Structured Finance Portfolio 2006 Structured Finance Floating Rate6%Fixed Rate94%Preferred Equity |
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Structured Finance: 450 Lexington $128.8 Mil Istithmar Equity $128.8 Mil $60.0 Mil $15 Mil (GKK) $15 Mil (SLG) $30 Mil $205.0 Mil Mortgage $205 Mil $180.0 Mil Mezzanine $180 Mil $17.5 Mil (SLG) $17.5 Mil (GKK) $613.8 Mil $40.0 Mil $5 Mil Junior Preferred Equity Senior Preferred Equity Capital Stack |
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2007 Investment GoalsContinue to Grow Core Portfolio Upgrade Portfolio Via Selective Sales Continue to Harvest Long-Term Pipeline Identify New Off Market, Structured Transactions Continue Joint Venture Investment Program Structured Finance Maintain GKK’s Leadership Role in Tri-State Originations Co-originations with GKK to Expand SLG’s Outstandings Continue to Source New Preferred Equity Opportunities Retail Platform Aggressively Source New Acquisition Opportunities Continue Development of Existing Sites Monetize via Refinancings and Recapitalizations |
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Steven Durels Executive Vice President Director of Leasing Beyond Outperformance |
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Historical Leasing Performance Lease Expirations *2006 Occupancy as Expected Year End 1.261.330.850.991.622.232.360.631.7297%96%96%96%97%98%98%97%199920002001 20022003200420052006*Total Square Feet Leased (millions)Occupancy |
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2006 Major Leasing Transactions 314,363 Morgan Stanley 1221 Avenue of the Americas 673 First Avenue One Park Avenue 1250 Broadway 67,976 Omnicom 485 Lexington Avenue 41,147 Novantas 165,183 Ross Stores 1372 Broadway 22,284 Archstone Smith Operating Trust 22,070 NY Presbyterian Hospital 22,694 New York University 33,533 Endurance Reinsurance 750 Third Avenue 30,578 Fox Rothchild LLP 36,223 Network Appliance, Inc. 100 Park Avenue 37,925 Clarins USA, Inc. 52,120 Equinox 64,733 CBS Broadcasting 555 West 57th Street |
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2007 Leasing Goals Accelerate Future Year Lease Renewals – NOI Growth Smooth Out Lease Rollover Schedule Prune Weaker Tenants – Improve Credit Profile Consolidate Smaller Spaces – Improve Operating Efficiency Secure Longer Term Leases Covering Secondary Space |
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Leasing Outperformance $51.00 13,703 28 Imperial Capital $51.00 13,703 27 Sheresky Aronson $51.00* 13,827 26 Omnicom $51.00 13,827 25 Global Realty Outsourcing $51.00 18,827 24 Pending $51.00 41,147 20-22 Novantas $48.00 27,250 18 Nortel Networks $46.55 291,712 9-17 Citibank $45.52 214,978 4-8 St. Paul Travelers $35.27 54,149 3 Omnicom 13,703 13,703 52,573 Square Footage 30 29 2 Floor $51.00 Gregory Joseph Law $51.00 Pending $44.00 Fairchild Publications Underwritten 485 Lexington Ave. Tenant Executed $66.20 $67.50 $65.50 $67.50 $50.00* $60.50 $68.50 $60.00 $60.50 $51.77 $51.07 $42.00 $52.50 Rents (per square foot) vs. *Net Effective Rent |
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$41.74* 85,481 24-26 29-33 TIAA $51.50 10,599 34 First Commercial Bank $51.50 11,465 28 Drake Bean Morin, Inc. $51.50 11,456 27 Schonbraun McCann Group $47.50 10,167 22 BSI Investment Advisors $47.50 11,659 20 Colonial Consulting 33,533 Square Footage 18-19 Floor $47.50 Endurance Reinsurance Underwritten 750 Third Ave. Tenant $55.50 Executed $57.00 $54.00 $47.50* $52.00 $49.50 $53.00 Rents (per square foot) vs. Leasing Outperformance *Net Effective Rent |
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Market Rents: $70 - $80 PSF Rollover Schedule (in square feet) 100 Park Avenue Unlocking Rental Value (27%) (9%) (24%) (4%) (36%) 227,02935,824199,193 |
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521 Fifth AvenueBoutique Beauty Repositioning Strategy Expand Retail Area Improve Infrastructure Windows HVAC Restrooms Corridors Upgrade Curb Appeal New Storefronts Higher Quality Tenants Develop Comprehensive Marketing Program Upgrade Credit Profile Cater to High End, Full Floor Tenants |
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Competitive Buildings 505 Fifth Ave. 300,000 rsf $90 psf 350 Madison Ave. 380,700 rsf $85 psf 500 Fifth Ave. 687,565 rsf $52-$65 psf 546 Fifth Ave. 177,400 rsf $63 psf 360 Madison Ave. 97,500 rsf $65 psf 461Fifth Ave. 200,835 rsf $70-$80 psf |
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Existing Configuration 521 Retail Repositioning |
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New Configuration 521 Retail Repositioning |
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1515 Broadway Strategic Possibilities |
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Edward V. Piccinich Executive Vice President Director of Property Management & Construction Beyond Outperformance |
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Gregory Hughes Chief Financial Officer Beyond Outperformance |
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Total Combined Market Capitalization($ in Billions) $3.9 Billion Increase in Combined Market Capitalization Over Past Year $1.0$1.5$2.6$3.4$6.5$0.1$0.2 $0.3$0.3$0.4$1.0$1.6$1.7$2.6$3.3$2.1$3.3$4.6$6.3$10.220022003200420052006DebtPreferred EquityEquity |
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($ in millions)Accessing Multiple Capital Sources *Includes pro-forma effect of capital raised to fund Reckson bid |
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Effective Capital Recycling except per share data Substantial Proceeds & Gains $1,214$1,368$669$511$458$213$1,528$6.42$5.31$2.58$1.91$1.86$1.30$8.45$0$200$400$600$800$1,000$1,200$1,400$1,600$1,8002000200120022003200420052006($ in Millions)Gains Per ShareCumulative Gross Sale s Proceeds |
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Enhancing Liquidity & Growth with Capital Retention SL GREEN 2006 (Estimated)100% Taxable 0% Return of Capital OFFICE SECTOR 2005 (data from NAREIT)75% Taxable 25% Return of Capital |
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Lines of Credit Balances *Shown with the exercise of the accordion feature $800$500$500$500$500$500$425< /font>$425$425$425$425$425$0$100$200$300$400$500$600$700$800$9001Q042Q043Q044Q041Q052Q053Q054Q051Q062Q063Q064Q06*AvailabiityOutstanding |
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Combined Debt Composition 6.22% 5.85% 20% 2006 2005 2004 2003 2002 Weighted Average Interest Rate 4.79% 3.29% 2.86% 3.26% FLOATING 5. 69% 5.76% 6.46% 7.32% FIXED 28% 16% 31% 16% NET OF FLOATING RATE INVESTMENTS ($ in billions)$0.7$1.0$1.3$1.8$2.0$0.3$0.6$0.4$0.8$0.8$1.0$1.6$ 1.7$2.6$2.820022003200420052006FloatingFixed |
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Estimated Cost of Capital Common Equity Preferred Equity Fixed Debt Variable Debt 7.0% - 8.0% 6.5% - 7.0% 5.0% - 6.0% 5.0% - 6/0% 2005 8.0% - 9.0% 7.0% - 7.5% 5.0% - 6.0% 4.0% - 5.0% 2004 2006 6.0% - 7.0% 7.0% - 7.25% 5.5% - 6.25% 6.25% - 6.75% 15% 35% 10% 40% |
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Rent Spikes Drive NOI Growth 16.7%25.8%10.3%1.7%5.1%20.3%3.5%7.5%5.3%6.6%4.7%0.5%0%5% 10%15%20%25%30%2Q053Q054Q051Q062Q063Q06Mark-to-Market %Same-Store Combined NOI % |
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2006 485 Lexington Leasing Drives 2007 NOI Occupied Vacancy Leased to Be Delivered 2007 $28.0 Mil $7.6 Mil Property NOI Contribution: |
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The Power of the Promote Increased Economic Ownership50.0% 50.0% 66.8% 66.175% 68.45% 10% 37.5% 55%* 55% 55% Initial Ownership 55 Corporate Drive 485 Lexington Ave. One Park Ave. 1250 Broadway 1515 Broadway Fees & Promote $ $12.9 Mil $13.8 Mil $6.3 Mil $2.0 Mil $26.2 Mil *Original ownership interest prior to recapitalization in 2004 |
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Retail Portfolio Financial Metrics $0.5 M $22.8 M $2.4 M $33.0 M $85.4 M $4.8 M $235.0 M Joint Venture 379 West Broadway Joint Venture 21-29 West 34th St. Joint Venture Structured Finance Consol. Consol. Consol. 141 5th Ave. 720 5th Ave.1551-1555 Broadway 1604 Broadway 717 5th Ave.$0.1 M $2.7 M 2007 Est. Int. & NOI Cont ribution $0.6 M $3.5 M NA $1.6 M $11.0 M Balance Sheet Presentation Balance Sheet Amount |
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Gramercy Growth Continues 1. First call estimate 2. Mid-point of 2007 management guidance. $ in Thousands Except for Per Share Data (A + B + C ) $31,400 $25,300 Total FFO Contribution to SLG $2,500 $2,000 Reimbursements @ 50% Margin $9,500 $7,800 SLG Share ($4,900) ($4,100) Less Minority Interest $14,400 $11,900 ($11,400) ($8,400) MG&A $14,300 $10,200 Other Income Fee $11,500 $10,100 Base Management Fee $19,400 $15,500 GKK FFO Contribution to SLG $2.70 $2.39 GKK FFO Per Share 20072 20061 |
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$(1.00) ($4.13) $0.60 $1.67 $3.02 $4.89 Incentive fees on 1 Park and 55 Corp. Investment in Stuy Town & Peter Cooper Village $1.50 Structured Finance & Other Net acquisitions from 2006 Retail investments Same store growth of 4%-5% Downtime on 100 Park Ave. $2.86 Property NOI – Joint Venture Net acquisitions from 2006 Lease up of 485 Lexington Ave. Same store NOI Growth of 6%-7% Modification of lease hold arrangements on certain leaseholds $4.59 Property NOI – Wholly Owned Inflationary increases Increases in stock based compensation $(0.92) G&A Elimination of capitalized interest in 485 Lexington Ave. Increase in LIBOR rates ($3.99) Interest & Preferred Dividends GKK FFO per share from $2.39 to $2.70 Continued increase in incentive fee, increased asset base $0.54 GKK Summary of Earnings 20061: $4.58 20072: $5.05 1. First Call estimate 2. Mid-point of 2007 management guidance; Assumes no Reckson |
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Substantial Discount to Estimated Replacement Cost Per Share Source: Stifel Nicolaus Estimates November, 2006; Stock Prices as of December 1, 2006 $135$40$35$26$55$19$48$30$74$116$50$215$56$49$27$65$24$34$57$39$50< font size="1" color="white" style="color:white;font-size:1.0pt;">$87SLGHIWBDNDEICLICOEEOPBMRMPGBXPOFCShare PriceGross RC/share |
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Steady Earnings Accompanied by Compounding Dividend Increases 10.1% 11.1% 70.5% 52.4% 20061 FFO GROWTH DIVIDEND GROWTH FAD PAYOUT FFO PAYOUT 10.3% 10.3% 8.3% 4.8% 10.7% 12.4% 16.6% 18.0% 14.1% 16.7% 8.0% 7.5% 5.1% 14.2% 6.9% 3.6% NA NA 72.2% 89.0% 87.5% 75.3% 69.0% 70.9% 79.2% 92.9% 98.6% 55.4% 58.7% 53.1% 53.4% 53.3% 51.7% 54.3% 61.1% 72.2% 20072 2005 2004 2003 2002 2001 2000 1999 1998 (1) 2006 reflects First Call estimates (2) 2007 data based on Management’s guidance$2.80$1.94$2.29$2.67$3.00$3.32$3.48$3.77$4.16$4.58$5.05$2.40$2.22$2.04$1.90$1.79$1.61$1.48$1.41$1.40 Dividends Per ShareFFO Per Share |
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Beyond Outperformance Question & Answer SL Green Realty Corp. 2006 Investor Conference December 4, 2006 |
Exhibit 99.2
FOR IMMEDIATE RELEASE
CONTACT
Gregory F. Hughes
Chief Financial Officer
(212) 594-2700
Or
Heidi Gillette
Director, Investor Relations
(212) 594-2700
SL
GREEN REALTY CORP.
2006 ANNUAL INVESTOR CONFERENCE AND PROPERTY TOUR
ON
MONDAY, DECEMBER 4, 2006
***
PRESENTATION
TO BEGIN AT 1:30 PM EST;
AVAILABLE VIA WEBCAST AND TELECONFERENCE
New York, NY — November 27, 2006 — SL Green Realty Corp. (NYSE: SLG), a real estate investment trust, announced today that it will host its 2006 Annual Investor Conference and Property Tour on Monday, December 4, 2006. The management presentation will begin at 1:30 PM EST.
The presentation will be available via webcast and teleconference in listen only mode. The conference call can be accessed by dialing (800) 510.9691 Domestic or (617) 614.3453 International, using passcode 86307620. The webcast and management’s PowerPoint presentation can be accessed at www.slgreen.com via SL Green’s Investor Relations page.
For more information about this event, please email SLG2006@slgreen.com.
About SL Green Realty Corp.
SL Green Realty Corp. is a self-administered and self-managed real estate investment trust, or REIT, that predominantly acquires, owns, repositions and manages a portfolio of Manhattan office properties. As of September 30, 2006 the Company owned 27 office properties totaling approximately 18.4 million square feet. SL Green’s retail ownership totals approximately 300,000 square feet at eight properties. The Company is the only publicly held REIT that specializes exclusively in this niche.
To be added to the Company’s distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601.
Exhibit 99.3
FOR IMMEDIATE RELEASE
CONTACT
Gregory F. Hughes
Chief Financial Officer
(212) 594-2700
or
Heidi Gillette
Investor Relations
(212) 216-1601
SL
GREEN REALTY CORP. ANNOUNCES A 16.7% INCREASE IN ITS
COMMON STOCK DIVIDEND ITS 8TH CONSECUTIVE ANNUAL DIVIDEND
INCREASE
New York, NY – December 4, 2006 - SL Green Realty Corp. (NYSE: SLG) today reported that its Board of Directors has declared a dividend of $0.70 per common share for the quarter ending December 31, 2006, an increase of $0.10 or 16.7% per common share. The dividend is payable January 12, 2007 to shareholders of record on the close of business on December 29, 2006.
The Board of Directors also declared dividends on the Company’s Series C and D Preferred Stock for the period October 15, 2006 through and including January 14, 2007, of $0.4766 and $0.4922 per share, respectively. Dividends are payable January 12, 2007 to shareholders of record at the close of business on December 29, 2006. Distributions reflect the regular quarterly dividends, which are the equivalent of an annualized distribution of $1.9064 and $1.9688, respectively.
# # #
Company Profile
SL Green Realty Corp. is a self-administered and self-managed real estate investment trust, or REIT, that predominantly acquires, owns, repositions and manages a portfolio of Manhattan office properties. The Company is the only publicly held REIT that specializes exclusively in this niche. As of September 30, 2006, the Company owned 27 office properties totaling 18.4 million rentable square feet. The Company’s retail space ownership totals approximately 300,000 square feet at eight properties.
To be added to the Company’s distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601.
Forward-looking Information
This press release contains forward-looking information based upon the Company’s current best judgment and expectations. Actual results could vary from those presented herein. The risks and uncertainties associated with forward-looking information in this release include the strength of the commercial office real estate markets in New York, competitive market conditions, unanticipated administrative costs, timing of leasing income, general and local economic conditions, interest rates, capital market conditions, tenant bankruptcies and defaults, the availability and cost of comprehensive insurance, including coverage for terrorist acts, and other factors, which are beyond the Company’s control. We undertake no obligation to publicly update or revise any of the forward-looking information. For further information, please refer to the Company’s filing with the Securities and Exchange Commission.
Exhibit 99.4
CONTACT
Gregory F. Hughes
Chief Financial Officer
(212) 594-2700
Or
Andrew Mathias
Chief Investment Officer
(212) 594-2700
SL Green Realty Corp. Invests in 800 Third Avenue
New York, NY — (December 4, 2006) - SL Green Realty Corp. (NYSE:SLG) today announced that it has invested in 800 Third Avenue. The investment values the midtown Manhattan office property at $285 million, or $517 per square foot. SL Green will control a minority interest in the property in a joint venture with existing owners Joseph P. Day Realty Corp. (“JP Day”) and the Estate of Norman Levy.
SL Green invested in the property through the origination of a loan secured by up to 47% of the interests in the property’s ownership, with an option to convert the loan to an equity interest. Certain existing members have the right to re-acquire approximately 4% of the property’s equity.
SL Green’s initial investment is approximately $102.4 million.
800 Third Avenue is a 40-story Class A office building located in the Grand Central submarket that is currently 93% occupied. The property occupies the entire blockfront on Third Avenue between 49th and 50th Streets. A substantial capital improvement program, including a complete renovation of the building’s lobby, was recently completed by JP Day, which will continue to operate and lease the property in partnership with SL Green. SL Green will serve as a co-manage of the joint venture with JP Day.
The privately negotiated transaction was consummated on the heels of SL Green’s repositioning of Grand Central Square, 485 Lexington and 750 Third Avenue, and increases SL Green’s ownership in the Grand Central submarket to eighteen buildings comprising ten million square feet.
Andrew Mathias, Chief Investment Officer of SL Green said, “We are pleased to complete this privately negotiated transaction and further strengthen our presence in the Grand Central office market. We believe our investment in this trophy property offers strong long-term value creation opportunities.”
Marc Holliday, SL Green President & Chief Executive Officer commented, “Strategic investments in value-creation opportunities continue to be the hallmark of SL Green’s
success on behalf of its shareholders. We often work with other top-tier investors in joint ventures to achieve that success. We look forward to partnering with Larry Wohl and his team at JP Day, a talented operator in Manhattan whom we respect enormously.”
About SL
Green Realty Corp.
SL Green Realty Corp. is a self-administered and self-managed
real estate investment trust, or REIT, that predominantly acquires, owns,
repositions and manages a portfolio of Manhattan office properties. As of
September 30, 2006 the Company owned 27 office properties totaling
approximately 18.4 million rentable square feet. SL Green’s retail ownership
totals approximately 300,000 square feet at eight properties. The Company is the only publicly held REIT
that specializes exclusively in this niche.
To be added to the Company’s distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601.
Forward-looking Information
This press release contains forward-looking information based
upon the Company’s current best judgment and expectations. Actual results could
vary from those presented herein. The risks and uncertainties associated with
forward-looking information in this release include the strength of the
commercial office real estate markets in New York, competitive market
conditions, unanticipated administrative costs, timing of leasing income,
general and local economic conditions, interest rates, capital market
conditions, tenant bankruptcies and defaults, the availability and cost of
comprehensive insurance, including coverage for terrorist acts, and other
factors, which are beyond the Company’s control. We undertake no obligation to
publicly update or revise any of the forward-looking information. For further
information, please refer to the Company’s filing with the Securities and
Exchange Commission.
###
Exhibit 99.5
CONTACT
Gregory F. Hughes
Chief Financial Officer
(212) 594-2700
Or
Andrew Mathias
Chief Investment Officer
(212) 594-2700
SL
Green Realty Corp. Increases Ownership Interest in
485 Lexington Avenue
Company Also Recapitalizes 521 Fifth Avenue in
Partnership with The City
Investment Fund
New York, NY — (December 4, 2006) - SL Green Realty Corp. (NYSE:SLG) today announced that it has agreed to purchase interests in 485 Lexington Avenue from its partners, The City Investment Fund (CIF) and the Witkoff Group, resulting in majority ownership and control of the property. SL Green also announced today that it has agreed to recapitalize 521 Fifth Avenue with CIF, which will acquire a 49.9% interest in SL Green’s investment in that asset.
485 Lexington Avenue
As a result of the acquisition of interests from CIF and The Witkoff Group, SL Green’s ownership interest in 485 Lexington Avenue will be 87%. The transaction values the property at $578 million or approximately $630 per square foot, compared to $225 million or $244 per square foot when first acquired in 2004. In addition, SL Green originated a loan secured by CIF’s remaining ownership stake. SL Green also acquired an option from CIF to purchase its remaining equity interest.
Since the acquisition in 2004, SL Green, and CIF and The Witkoff Group have repositioned 485 Lexington Avenue through a substantial marketing, redevelopment and leasing campaign that has resulted in the execution of eleven leases totaling approximately 756,000 square feet and an overall increase in the property’s occupancy to 88%. Discussions with additional potential tenants are ongoing.
Marc Holliday, Chief Executive Officer of SL Green said, “On behalf of SL Green’s shareholders and our partners, we have created an extraordinary amount of value at this property in just 30 months. This is yet another demonstration of how SL Green, working with its partners, can reposition an asset as a Class A property and fill it with blue chip tenants to realize sizable financial gains for ownership. We look forward to working successfully with CIF and The Witkoff Group in the future.”
521 Fifth Avenue
The recapitalization of 521 Fifth Avenue, resulting from CIF’s acquisition of a 49.9% interest, values the asset at $240 million or approximately $500 per square foot. SL Green will continue to manage and lease the property and will be entitled to management fees and incentive fees based on the achievement of certain performance thresholds.
Since acquisition earlier this year, SL Green has signed five leases totaling 53,000 square feet at the property and has embarked on a major capital improvement program to reposition it. This includes the expansion of the property’s Fifth Avenue retail presence, which is underway.
Andrew Mathias, Chief Investment Officer of SL Green said, “We are very pleased to be continuing our partnership with CIF at 521 Fifth Avenue. We’re excited by the progress of our repositioning efforts and glad CIF shares our vision. The basis on which CIF is investing represents a $15 million profit on SL Green’s investment over the last six months, a strong indicator of the value we’ve already created.”
Joseph M. Zuber, Chief Investment Officer of The City Investment Fund said, “We are pleased to acquire such a major stake in this prime office and retail tower located in the heart of the Midtown/5th Avenue corridor. We also look forward to the opportunity to build upon our successful and continuing partnership with SL Green at 521 Fifth Avenue.”
About SL
Green Realty Corp.
SL Green Realty Corp. is a self-administered and self-managed
real estate investment trust, or REIT, that predominantly acquires, owns,
repositions and manages a portfolio of Manhattan office properties. As of
September 30, 2006 the Company owned 27 office properties totaling
approximately 18.4 million square feet. SL Green’s retail ownership totals
approximately 300,000 square feet at eight properties. The Company is the only publicly held REIT
that specializes exclusively in this niche.
To be added to the Company’s distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601.
About The City Investment Fund
The City Investment Fund L.P., formed in 2004 and capitalized
primarily through financial commitments from the New York City and State
Pensions Systems, is co-managed by The Morgan Stanley Real Estate Funds
(MSREF), an affiliate of Morgan Stanley, a leading global financial services
firm, and Fisher Brothers, one of New York City’s preeminent builders and
owners of commercial real estate.
To date, the Fund has invested in 26 projects, with an aggregate value of $3 billion. The portfolio now includes office, hotel, retail, residential and other holdings and new developments in the five boroughs.
Forward-looking Information
This press release contains forward-looking information based upon the Company’s
current best judgment and expectations. Actual results could vary from those
presented herein. The risks and uncertainties associated with forward-looking
information in this release include the strength of the commercial office real
estate markets in New York, competitive market conditions, unanticipated
administrative costs, timing of leasing income, general and local economic
conditions, interest rates, capital market conditions, tenant bankruptcies and
defaults, the availability and cost of comprehensive insurance, including
coverage for terrorist acts, and other factors, which are beyond the Company’s
control. We undertake no obligation to publicly update or revise any of the
forward-looking information. For further information, please refer to the
Company’s filing with the Securities and Exchange Commission.
###