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):
(Exact name of registrant as specified in its charter)
(State of Incorporation)
| (Commission File Number) | (I.R.S. employer identification number) | ||||
| | ||||||||
| (Zip Code) | ||||||||
(Address of principal executive offices)
(212 ) 594-2700
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:
[☐ ] Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
[☐ ] Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
[☐ ] Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
[☐ ] Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Securities registered pursuant to Section 12(b) of the Act:
| Registrant | Trading Symbol | Title of Each Class | Name of Each Exchange on Which Registered | |||||||||||||||||
| SL Green Realty Corp. | ||||||||||||||||||||
| SL Green Realty Corp. | ||||||||||||||||||||
Indicate by check mark whether the registrant is an emerging growth company as defined in as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company [☐ ]
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act [ ]
Item 2.02. Results of Operations and Financial Condition
Following the issuance of a press release on July 19, 2023 announcing SL Green Realty Corp.’s, or the Company, results for the quarter ended June 30, 2023, the Company has made available on its website supplemental information regarding the Company’s operations that is too voluminous for a press release. The Company is attaching the press release as Exhibit 99.1 and the supplemental package as Exhibit 99.2 to this Current Report on Form 8-K.
The information (including Exhibits 99.1 and 99.2) being furnished pursuant to this “Item 2.02. Results of Operations and Financial Condition” shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or the Exchange Act, or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Securities Act, or the Exchange Act regardless of any general incorporation language in such filing.
Item 7.01. Regulation FD Disclosure
As discussed in Item 2.02 above, on July 19, 2023, the Company issued a press release announcing its results for the quarter ended June 30, 2023.
The information being furnished pursuant to this “Item 7.01. Regulation FD Disclosure” shall not be deemed to be “filed” for the purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act 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 9.01. Financial Statements and Exhibits
(d) Exhibits
Non-GAAP Supplemental Financial Measures
Funds from Operations (FFO)
FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002, and subsequently amended in December 2018, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of properties, and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.
The Company presents FFO because it considers it an important supplemental measure of the Company’s operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, particularly those that own and operate commercial office properties. The Company also uses FFO as one of several criteria to determine performance-based compensation for members of its senior management. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions, and real estate related impairment charges, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, and interest costs, providing perspective not immediately apparent from net income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs, including the Company's ability to make cash distributions.
Funds Available for Distribution (FAD)
FAD is a non-GAAP financial measure that is calculated as FFO plus non-real estate depreciation, allowance for straight line credit loss, adjustment for straight line operating lease rent, non-cash deferred compensation, and pro-rata adjustments for these items from the Company's unconsolidated JVs, less straight line rental income, free rent net of amortization, second cycle tenant improvement and leasing costs, and recurring capital expenditures.
FAD is not intended to represent cash flow for the period and is not indicative of cash flow provided by operating activities as determined in accordance with GAAP. FAD is presented solely as a supplemental disclosure with respect to liquidity because the Company believes it provides useful information regarding the Company’s ability to fund its dividends. Because all companies do not calculate FAD the same way, the presentation of FAD may not be comparable to similarly titled measures of other companies. FAD does not represent cash flow from operating, investing and finance activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)
EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures.
The Company presents EBITDAre because the Company believes that EBITDAre, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.
Net Operating Income (NOI) and Cash NOI
NOI is a non-GAAP financial measure that is calculated as operating income before transaction related costs, gains/losses on early extinguishment of debt, marketing general and administrative expenses and non-real estate revenue. Cash NOI is also a non-GAAP financial measure that is calculated by subtracting free rent (net of amortization), straight-line rent, and the amortization of acquired above and below-market leases from NOI, while adding operating lease straight-line adjustment and the allowance for straight-line tenant credit loss.
The Company presents NOI and Cash NOI because the Company believes that these measures, when taken together with the corresponding GAAP financial measures and reconciliations, provide investors with meaningful information regarding the operating performance of properties. When operating performance is compared across multiple periods, the investor is provided with information not immediately apparent from net income that is determined in accordance with GAAP. NOI and Cash NOI provide information on trends in the revenue generated and expenses incurred in operating the Company's properties, unaffected by the cost of leverage, straight-line adjustments, depreciation, amortization, and other net income components. The Company uses these metrics internally as performance measures. None of these measures is an alternative to net income (determined in accordance with GAAP) and same-store performance should not be considered an alternative to GAAP net income performance.
Coverage Ratios
The Company presents fixed charge and debt service coverage ratios to provide a measure of the Company’s financial flexibility to service current debt amortization, interest expense and operating lease rent from current cash net operating income. These coverage ratios represent a common measure of the Company’s ability to service fixed cash payments; however, these ratios are not used as an alternative to cash flow from operating, financing and investing activities (determined in accordance with GAAP).
SIGNATURES
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.
| SL GREEN REALTY CORP. | |||||
| /s/ Matthew J. DiLiberto | |||||
| Matthew J. DiLiberto | |||||
| Chief Financial Officer | |||||
| Date: July 20, 2023 | |||||
Exhibit 99.1
SL GREEN REALTY CORP. REPORTS
SECOND QUARTER 2023 EPS OF ($5.63) PER SHARE;
AND FFO OF $1.43 PER SHARE
Financial and Operating Highlights
•Net loss attributable to common stockholders of $5.63 per share for the second quarter of 2023 as compared to net loss of $0.70 per share for the same period in 2022. Net loss attributable to common stockholders for the second quarter of 2023 included the $305.9 million, or $4.44 per share, write down of the carrying value of the leasehold interest at 625 Madison Avenue that the Company previously disclosed it would record in the second quarter.
•Reported funds from operations, or FFO, of $1.43 per share for the second quarter of 2023 as compared to $1.87 per share for the same period in 2022.
•Signed 43 Manhattan office leases covering 410,749 square feet in the second quarter of 2023 and 84 Manhattan office leases covering 915,431 square feet for the first six months of 2023. The mark-to-market on signed Manhattan office leases was 2.2% lower for the second quarter and 1.1% higher for the first six months of 2023 than the previous fully escalated rents on the same spaces.
•Same-store cash net operating income, or NOI, including the Company's share of same-store cash NOI from unconsolidated joint ventures, increased by 3.6% for the second quarter of 2023 and increased by 4.4% for the first six months of 2023 as compared to the same period in 2022, excluding lease termination income.
•Manhattan same-store office occupancy was 89.8% as of June 30, 2023 inclusive of leases signed but not yet commenced.
Investing Highlights
•Closed on the sale of a 49.9% joint venture interest in 245 Park Avenue for gross consideration of $2.0 billion. The transaction generated net cash proceeds to the Company of $174.2 million.
•In June, a temporary certificate of occupancy was issued by the New York City Buildings Department for the base building and dormitory units at 15 Beekman. During the third quarter, the building will be turned over to Pace University, which has leased the property for a term of 30 years.
Financing Highlights
•Together with our joint venture partners, closed on a modification of the construction loan at One Madison Avenue, allowing the partnership to utilize the final tranche of the facility for an expanded range of uses, including additional amenities funded by construction cost savings and for hedging activities in contemplation of a permanent financing.
•Together with our joint venture partner, closed on the refinancing of 919 Third Avenue. The new $500.0 million mortgage has a term of up to 5 years and bears interest at a floating rate of 2.50% over Term SOFR, which the partnership has swapped to a fixed rate of 6.11%.
NEW YORK, July 19, 2023 - SL Green Realty Corp. (the "Company") (NYSE: SLG) today reported net loss attributable to common stockholders for the quarter ended June 30, 2023 of $360.2 million, or $5.63 per share, as compared to net loss of $43.9 million, or $0.70 per share, for the same quarter in 2022. Net loss attributable to common stockholders for the second quarter of 2023 included $350.0 million, or $5.08 per share, of net losses from the sale of real estate interests and non-cash fair value adjustments, as compared to $70.7 million, or $1.02 per share, of net losses from the sale of real estate interests and non-cash fair value adjustments for the same period in 2022.
The Company also reported a net loss attributable to common stockholders for the six months ended June 30, 2023 of $399.9 million, or $6.25 per share, as compared to net loss of $36.1 million, or $0.58 per share, for the same period in 2022. Net loss attributable to common stockholders for the six months ended June 30, 2023 included $351.5 million, or $5.10 per share, of net losses from the sale of real estate interests and non-cash fair value adjustments. Net loss for the six months ended June 30, 2022 included $71.7 million, or $1.03 per share, of net losses recognized from the sale of real estate interests and non-cash fair value adjustments.
The Company reported FFO for the quarter ended June 30, 2023 of $98.4 million, or $1.43 per share, as compared to FFO for the same period in 2022 of $128.8 million, or $1.87 per share. FFO for the second quarter of 2023 is net of $0.4 million, or $0.01 per share, of non-cash fair value adjustments for derivatives and included $4.7 million, or $0.07 per share, of fee income related to the sale of a 49.9% joint venture interest in 245 Park Avenue. FFO for the second quarter of 2022 included $4.7 million, or $0.07 per share, of fee income related to the acquisition of 450 Park Avenue and $5.0 million, or $0.07 per share, of income related to the resolution of the Company's investment in 1591-1597 Broadway.
The Company also reported FFO for the six months ended June 30, 2023 of $203.9 million, or $2.96 per share, as compared to FFO for the same period in 2022 of $244.5 million, or $3.52 per share. FFO for the six months ended June 30, 2023 is net of $6.9 million, or $0.10 per share, of reserves on one debt and preferred equity investment and includes $4.7 million, or $0.07 per share, of fee income related to the interest sale of 245 Park Avenue. It is also net of $20.3 million, or $0.29 per share, representing the Company's net share of holdover rent, interest and reimbursement of attorneys' fees collected by the joint venture that owns 2 Herald Square from a former tenant, Victoria's Secret Stores LLC, and its guarantor, L Brands Inc., following the completion of legal proceedings against the tenant and guarantor.
All per share amounts are presented on a diluted basis.
Operating and Leasing Activity
Same-store cash NOI, including our share of same-store cash NOI from unconsolidated joint ventures, increased by 0.7% for the second quarter of 2023, or 3.6% excluding lease termination income, as compared to the same period in 2022.
Same-store cash NOI, including our share of same-store cash NOI from unconsolidated joint ventures, increased by 1.8% for the six months ended June 30, 2023, or 4.4% excluding lease termination income, as compared to the same period in 2022.
During the second quarter of 2023, the Company signed 43 office leases in its Manhattan office portfolio totaling 410,749 square feet. The average rent on the Manhattan office leases signed in the second quarter of 2023, excluding leases signed at One Vanderbilt, was $89.55 per rentable square foot with an average lease term of 8.3 years and average tenant concessions of 9.2 months of free rent with a tenant improvement allowance of $81.33 per rentable square foot. Twenty-one leases comprising 299,492 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $95.34 per rentable square foot, representing a 2.2% decrease over the previous fully escalated rents on the same office spaces.
During the six months ended June 30, 2023, the Company signed 84 office leases in its Manhattan office portfolio totaling 915,431 square feet. The average rent on the Manhattan office leases signed in 2023, excluding leases signed at One Vanderbilt and One Madison, was $76.41 per rentable square foot with an average lease term of 7.2 years and average tenant concessions of 6.9 months of free rent with a tenant improvement allowance of $60.81 per rentable square foot. Forty-five leases comprising 676,933 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $78.47 per rentable square foot, representing a 1.1% increase over the previous fully escalated rents on the same office spaces.
Occupancy in the Company's Manhattan same-store office portfolio was 89.8% as of June 30, 2023, inclusive of 143,263 square feet of leases signed but not yet commenced, as compared to 90.2% at the end of the previous quarter.
Significant leasing activity in the second quarter includes:
•Early renewal of 49,851 square feet and expansion by 49,717 square feet with one of the world's largest sovereign wealth funds at 280 Park Avenue;
•New lease with EQT Partners Inc. for 76,204 square feet at 245 Park Avenue;
•Early renewal with Robert Half International Inc. for 38,026 square feet at 125 Park Avenue;
•Early renewal with Philip R. Russotti, Clifford H. Shapiro and Kenneth J. Halperin, LLP for 26,747 square feet at 420 Lexington Avenue;
•Expansion lease with Stone Point Capital LLC for 12,692 square feet at One Vanderbilt Avenue;
•Expansion lease with Angelo Gordon & Co., LP for 10,636 square feet at 245 Park Avenue; and
•Early renewal with JMP Group, Inc. for 10,392 square feet at 450 Park Avenue.
Investment Activity
In June, the Company closed on the sale of a 49.9% joint venture interest in 245 Park Avenue for gross consideration of $2.0 billion. SL Green retained a 50.1% interest in the property and will continue to oversee management and leasing of the building. The transaction generated net cash proceeds to the Company of $174.2 million.
In June, a temporary certificate of occupancy was issued by the New York City Buildings Department for the base building and the dormitory units at 15 Beekman. During the third quarter, these units will be turned over to Pace University, which has leased the property for a term of 30 years.
Debt and Preferred Equity Investment Activity
The carrying value of the Company’s debt and preferred equity ("DPE") portfolio was $636.5 million at June 30, 2023. The portfolio had a weighted average current yield of 6.1%, or 10.9% excluding the effect of $288.7 million of investments that are on non-accrual. During the second quarter, no investments were sold or repaid and the Company did not originate or acquire any new investments.
Financing Activity
In July, together with our joint venture partners, closed on a modification of the construction loan at One Madison Avenue, allowing the partnership to utilize the final tranche of the facility for an expanded range of uses, including additional amenities funded by construction cost savings and for hedging activities in contemplation of a permanent financing.
In April, the Company, together with its joint venture partner, closed on the refinancing of 919 Third Avenue. The new $500.0 million mortgage that replaces the previous $500.0 million mortgage, has a term of up to 5 years, and bears interest at a floating rate of 2.50% over Term SOFR, which the partnership has swapped to a fixed rate of 6.11%.
Dividends
In the second quarter of 2023, the Company declared:
•Three monthly ordinary dividends on its outstanding common stock of $0.2708 per share, which were paid in cash on May 15, June 15, and July 17, 2023, equating to an annualized dividend of $3.25 per share of common stock; and
•A quarterly dividend on its outstanding 6.50% Series I Cumulative Redeemable Preferred Stock of $0.40625 per share for the period April 15, 2023 through and including July 14, 2023, which was paid in cash on July 17, 2023 and is the equivalent of an annualized dividend of $1.625 per share.
Conference Call and Audio Webcast
The Company's executive management team, led by Marc Holliday, Chairman and Chief Executive Officer, will host a conference call and audio webcast on Thursday, July 20, 2023, at 2:00 pm ET to discuss the financial results.
Supplemental data will be available prior to the quarterly conference call in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Financial Reports.”
The live conference call will be webcast in listen-only mode and a replay will be available in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Presentations & Webcasts.”
Research analysts who wish to participate in the conference call must first register at https://register.vevent.com/register/BIe525e218325c4496a1da8084872ada6b.
Company Profile
SL Green Realty Corp., Manhattan's largest office landlord, is a fully integrated real estate investment trust, or REIT, that is focused primarily on acquiring, managing and maximizing value of Manhattan commercial properties. As of June 30, 2023, SL Green held interests in 60 buildings totaling 33.1 million square feet. This included ownership interests in 28.8 million square feet of Manhattan buildings and 3.4 million square feet securing debt and preferred equity investments.
To obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at investor.relations@slgreen.com.
Disclaimers
Non-GAAP Financial Measures
During the quarterly conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A reconciliation of each non-GAAP financial measure and the comparable GAAP financial measure can be found in this release and in the Company’s Supplemental Package.
Forward-looking Statements
This press release includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. Forward-looking statements are not guarantees of future performance and actual results or developments may differ materially, and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.
Forward-looking statements contained in this press release are subject to a number of risks and uncertainties, many of which are beyond our control, that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. Factors and risks to our business that could cause actual results to differ from those contained in the forward-looking statements include risks and uncertainties described in our filings with the Securities and Exchange Commission. Except to the extent required by law, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.
SL GREEN REALTY CORP.
CONSOLIDATED STATEMENTS OF OPERATIONS
(unaudited and in thousands, except per share data)
| Three Months Ended | Six Months Ended | ||||||||||||||||||||||
| June 30, | June 30, | ||||||||||||||||||||||
| Revenues: | 2023 | 2022 | 2023 | 2022 | |||||||||||||||||||
| Rental revenue, net | $ | 165,651 | $ | 136,494 | $ | 340,243 | $ | 272,970 | |||||||||||||||
| Escalation and reimbursement | 20,294 | 18,738 | 40,744 | 38,293 | |||||||||||||||||||
| Investment income | 9,103 | 20,407 | 18,160 | 40,295 | |||||||||||||||||||
| Other income | 26,022 | 25,806 | 45,498 | 37,851 | |||||||||||||||||||
| Total revenues | 221,070 | 201,445 | 444,645 | 389,409 | |||||||||||||||||||
| Expenses: | |||||||||||||||||||||||
Operating expenses, including related party expenses of $0 and $1 in 2023 and $3,172 and $5,695 in 2022 | 46,957 | 39,557 | 99,021 | 82,140 | |||||||||||||||||||
| Operating lease rent | 6,655 | 6,477 | 12,956 | 13,041 | |||||||||||||||||||
| Real estate taxes | 39,885 | 30,819 | 81,268 | 61,566 | |||||||||||||||||||
| Interest expense, net of interest income | 40,621 | 14,960 | 82,274 | 30,030 | |||||||||||||||||||
| Amortization of deferred financing costs | 2,154 | 1,917 | 4,175 | 3,865 | |||||||||||||||||||
| Depreciation and amortization | 69,084 | 46,914 | 147,632 | 93,897 | |||||||||||||||||||
| Loan loss and other investment reserves, net of recoveries | — | — | 6,890 | — | |||||||||||||||||||
| Transaction related costs | 33 | 1 | 917 | 29 | |||||||||||||||||||
| Marketing, general and administrative | 22,974 | 23,522 | 46,259 | 48,298 | |||||||||||||||||||
| Total expenses | 228,363 | 164,167 | 481,392 | 332,866 | |||||||||||||||||||
| Equity in net loss from unconsolidated joint ventures | (21,932) | (4,550) | (29,344) | (9,265) | |||||||||||||||||||
| Equity in net loss on sale of interest in unconsolidated joint venture/real estate | — | (131) | (79) | (131) | |||||||||||||||||||
| Purchase price and other fair value adjustment | (17,409) | (6,168) | (17,170) | (6,231) | |||||||||||||||||||
| Loss on sale of real estate, net | (26,678) | (64,378) | (28,329) | (65,380) | |||||||||||||||||||
| Depreciable real estate reserves | (305,916) | — | (305,916) | — | |||||||||||||||||||
| Net loss | (379,228) | (37,949) | (417,585) | (24,464) | |||||||||||||||||||
| Net loss attributable to noncontrolling interests in the Operating Partnership | 23,581 | 2,813 | 25,919 | 2,321 | |||||||||||||||||||
| Net loss (income) attributable to noncontrolling interests in other partnerships | 1,041 | (3,404) | 2,665 | (3,261) | |||||||||||||||||||
| Preferred unit distributions | (1,851) | (1,599) | (3,449) | (3,246) | |||||||||||||||||||
| Net loss attributable to SL Green | (356,457) | (40,139) | (392,450) | (28,650) | |||||||||||||||||||
| Perpetual preferred stock dividends | (3,737) | (3,737) | (7,475) | (7,475) | |||||||||||||||||||
| Net loss attributable to SL Green common stockholders | $ | (360,194) | $ | (43,876) | $ | (399,925) | $ | (36,125) | |||||||||||||||
| Earnings Per Share (EPS) | |||||||||||||||||||||||
| Net loss per share (Basic) | $ | (5.63) | $ | (0.70) | $ | (6.25) | $ | (0.58) | |||||||||||||||
| Net loss per share (Diluted) | $ | (5.63) | $ | (0.70) | $ | (6.25) | $ | (0.58) | |||||||||||||||
| Funds From Operations (FFO) | |||||||||||||||||||||||
| FFO per share (Basic) | $ | 1.43 | $ | 1.89 | $ | 2.98 | $ | 3.57 | |||||||||||||||
| FFO per share (Diluted) | $ | 1.43 | $ | 1.87 | $ | 2.96 | $ | 3.52 | |||||||||||||||
| Basic ownership interest | |||||||||||||||||||||||
| Weighted average REIT common shares for net income per share | 64,102 | 63,798 | 64,091 | 63,987 | |||||||||||||||||||
| Weighted average partnership units held by noncontrolling interests | 4,239 | 4,102 | 4,172 | 4,112 | |||||||||||||||||||
| Basic weighted average shares and units outstanding | 68,341 | 67,900 | 68,263 | 68,099 | |||||||||||||||||||
| Diluted ownership interest | |||||||||||||||||||||||
| Weighted average REIT common share and common share equivalents | 64,694 | 64,918 | 64,684 | 65,310 | |||||||||||||||||||
| Weighted average partnership units held by noncontrolling interests | 4,239 | 4,102 | 4,172 | 4,112 | |||||||||||||||||||
| Diluted weighted average shares and units outstanding | 68,933 | 69,020 | 68,856 | 69,422 | |||||||||||||||||||
SL GREEN REALTY CORP.
CONSOLIDATED BALANCE SHEETS
(in thousands, except per share data)
| June 30, | December 31, | ||||||||||
| 2023 | 2022 | ||||||||||
| Assets | (Unaudited) | ||||||||||
| Commercial real estate properties, at cost: | |||||||||||
| Land and land interests | $ | 1,071,469 | $ | 1,576,927 | |||||||
| Building and improvements | 3,494,853 | 4,903,776 | |||||||||
| Building leasehold and improvements | 1,397,573 | 1,691,831 | |||||||||
| Right of use asset - operating leases | 953,236 | 1,026,265 | |||||||||
| 6,917,131 | 9,198,799 | ||||||||||
| Less: accumulated depreciation | (1,950,028) | (2,039,554) | |||||||||
| 4,967,103 | 7,159,245 | ||||||||||
| Cash and cash equivalents | 191,979 | 203,273 | |||||||||
| Restricted cash | 119,080 | 180,781 | |||||||||
| Investment in marketable securities | 9,797 | 11,240 | |||||||||
| Tenant and other receivables | 36,657 | 34,497 | |||||||||
| Related party receivables | 28,955 | 27,352 | |||||||||
| Deferred rents receivable | 260,625 | 257,887 | |||||||||
Debt and preferred equity investments, net of discounts and deferred origination fees of $1,645 and $1,811 in 2023 and 2022, respectively, and allowances of $13,520 and $6,630 in 2023 and 2022, respectively | 636,476 | 623,280 | |||||||||
| Investments in unconsolidated joint ventures | 3,228,663 | 3,190,137 | |||||||||
| Deferred costs, net | 112,347 | 121,157 | |||||||||
| Other assets | 449,606 | 546,945 | |||||||||
| Total assets | $ | 10,041,288 | $ | 12,355,794 | |||||||
| Liabilities | |||||||||||
| Mortgages and other loans payable | $ | 1,520,313 | $ | 3,235,962 | |||||||
| Revolving credit facility | 430,000 | 450,000 | |||||||||
| Unsecured term loan | 1,675,000 | 1,650,000 | |||||||||
| Unsecured notes | 100,000 | 100,000 | |||||||||
| Deferred financing costs, net | (20,394) | (23,938) | |||||||||
| Total debt, net of deferred financing costs | 3,704,919 | 5,412,024 | |||||||||
| Accrued interest payable | 15,711 | 14,227 | |||||||||
| Accounts payable and accrued expenses | 116,700 | 154,867 | |||||||||
| Deferred revenue | 125,589 | 272,248 | |||||||||
| Lease liability - financing leases | 104,870 | 104,218 | |||||||||
| Lease liability - operating leases | 890,305 | 895,100 | |||||||||
| Dividend and distributions payable | 21,750 | 21,569 | |||||||||
| Security deposits | 49,877 | 50,472 | |||||||||
| Junior subordinate deferrable interest debentures held by trusts that issued trust preferred securities | 100,000 | 100,000 | |||||||||
| Other liabilities | 330,799 | 236,211 | |||||||||
| Total liabilities | 5,460,520 | 7,260,936 | |||||||||
| Commitments and contingencies | — | — | |||||||||
| Noncontrolling interest in the Operating Partnership | 254,434 | 269,993 | |||||||||
| Preferred units | 166,501 | 177,943 | |||||||||
| Equity | |||||||||||
| Stockholders’ equity: | |||||||||||
Series I Preferred Stock, $0.01 par value, $25.00 liquidation preference, 9,200 issued and outstanding at both June 30, 2023 and December 31, 2022 | 221,932 | 221,932 | |||||||||
Common stock, $0.01 par value 160,000 shares authorized, 65,447 and 65,440 issued and outstanding (including 1,060 and 1,060 held in Treasury) at June 30, 2023 and December 31, 2022, respectively | 656 | 656 | |||||||||
| Additional paid-in capital | 3,805,704 | 3,790,358 | |||||||||
| Treasury stock at cost | (128,655) | (128,655) | |||||||||
| Accumulated other comprehensive income | 57,769 | 49,604 | |||||||||
| Retained earnings | 135,518 | 651,138 | |||||||||
| Total SL Green Realty Corp. stockholders’ equity | 4,092,924 | 4,585,033 | |||||||||
| Noncontrolling interests in other partnerships | 66,909 | 61,889 | |||||||||
| Total equity | 4,159,833 | 4,646,922 | |||||||||
| Total liabilities and equity | $ | 10,041,288 | $ | 12,355,794 | |||||||
SL GREEN REALTY CORP.
RECONCILIATION OF NON-GAAP FINANCIAL MEASURES
(unaudited and in thousands, except per share data)
| Three Months Ended | Six Months Ended | ||||||||||||||||||||||
| June 30, | June 30, | ||||||||||||||||||||||
| Funds From Operations (FFO) Reconciliation: | 2023 | 2022 | 2023 | 2022 | |||||||||||||||||||
| Net loss attributable to SL Green common stockholders | $ | (360,194) | $ | (43,876) | $ | (399,925) | $ | (36,125) | |||||||||||||||
| Add: | |||||||||||||||||||||||
| Depreciation and amortization | 69,084 | 46,914 | 147,632 | 93,897 | |||||||||||||||||||
| Joint venture depreciation and noncontrolling interest adjustments | 65,149 | 61,030 | 134,683 | 121,462 | |||||||||||||||||||
| Net (income) loss attributable to noncontrolling interests | (24,622) | 591 | (28,584) | 940 | |||||||||||||||||||
| Less: | |||||||||||||||||||||||
| Loss on sale of real estate, net | (26,678) | (64,378) | (28,329) | (65,380) | |||||||||||||||||||
| Equity in net loss on sale of interest in unconsolidated joint venture/real estate | — | (131) | (79) | (131) | |||||||||||||||||||
| Purchase price and other fair value adjustments | (17,013) | — | (17,013) | — | |||||||||||||||||||
| Depreciable real estate reserves | (305,916) | — | (305,916) | — | |||||||||||||||||||
| Depreciation on non-rental real estate assets | 600 | 415 | 1,234 | 1,136 | |||||||||||||||||||
| FFO attributable to SL Green common stockholders and unit holders | $ | 98,424 | $ | 128,753 | $ | 203,909 | $ | 244,549 | |||||||||||||||
| Three Months Ended | Six Months Ended | ||||||||||||||||||||||
| June 30, | June 30, | ||||||||||||||||||||||
| Operating income and Same-store NOI Reconciliation: | 2023 | 2022 | 2023 | 2022 | |||||||||||||||||||
| Net loss | $ | (379,228) | $ | (37,949) | $ | (417,585) | $ | (24,464) | |||||||||||||||
| Equity in net loss on sale of interest in unconsolidated joint venture/real estate | — | 131 | 79 | 131 | |||||||||||||||||||
| Purchase price and other fair value adjustments | 17,409 | 6,168 | 17,170 | 6,231 | |||||||||||||||||||
| Loss on sale of real estate, net | 26,678 | 64,378 | 28,329 | 65,380 | |||||||||||||||||||
| Depreciable real estate reserves | 305,916 | — | 305,916 | — | |||||||||||||||||||
| Depreciation and amortization | 69,084 | 46,914 | 147,632 | 93,897 | |||||||||||||||||||
| Interest expense, net of interest income | 40,621 | 14,960 | 82,274 | 30,030 | |||||||||||||||||||
| Amortization of deferred financing costs | 2,154 | 1,917 | 4,175 | 3,865 | |||||||||||||||||||
| Operating income | 82,634 | 96,519 | 167,990 | 175,070 | |||||||||||||||||||
| Equity in net loss from unconsolidated joint ventures | 21,932 | 4,550 | 29,344 | 9,265 | |||||||||||||||||||
| Marketing, general and administrative expense | 22,974 | 23,522 | 46,259 | 48,298 | |||||||||||||||||||
| Transaction related costs, net | 33 | 1 | 917 | 29 | |||||||||||||||||||
| Investment income | (9,103) | (20,407) | (18,160) | (40,295) | |||||||||||||||||||
| Loan loss and other investment reserves, net of recoveries | — | — | 6,890 | — | |||||||||||||||||||
| Non-building revenue | (21,110) | (20,428) | (27,916) | (21,877) | |||||||||||||||||||
| Net operating income (NOI) | 97,360 | 83,757 | 205,324 | 170,490 | |||||||||||||||||||
| Equity in net loss from unconsolidated joint ventures | (21,932) | (4,550) | (29,344) | (9,265) | |||||||||||||||||||
| SLG share of unconsolidated JV depreciation and amortization | 60,781 | 59,325 | 125,504 | 117,455 | |||||||||||||||||||
| SLG share of unconsolidated JV interest expense, net of interest income | 62,589 | 47,336 | 125,735 | 92,573 | |||||||||||||||||||
| SLG share of unconsolidated JV amortization of deferred financing costs | 3,141 | 2,894 | 6,203 | 5,784 | |||||||||||||||||||
| SLG share of unconsolidated JV loss on early extinguishment of debt | — | 318 | — | 318 | |||||||||||||||||||
| SLG share of unconsolidated JV investment income | (317) | (307) | (630) | (610) | |||||||||||||||||||
| SLG share of unconsolidated JV non-building revenue | (2,046) | (2,418) | (4,343) | (2,858) | |||||||||||||||||||
| NOI including SLG share of unconsolidated JVs | 199,576 | 186,355 | 428,449 | 373,887 | |||||||||||||||||||
| NOI from other properties/affiliates | (25,579) | (7,532) | (80,352) | (20,348) | |||||||||||||||||||
| Same-store NOI | 173,997 | 178,823 | 348,097 | 353,539 | |||||||||||||||||||
| Operating lease straight-line adjustment | 204 | 204 | 408 | 408 | |||||||||||||||||||
| SLG share of unconsolidated JV ground lease straight-line adjustment | 182 | 192 | 374 | 385 | |||||||||||||||||||
| Straight-line and free rent | (2,520) | (1,099) | (7,303) | (3,042) | |||||||||||||||||||
| Amortization of acquired above and below-market leases, net | 13 | 13 | 27 | (48) | |||||||||||||||||||
| SLG share of unconsolidated JV straight-line and free rent | (6,323) | (13,813) | (15,147) | (30,405) | |||||||||||||||||||
| SLG share of unconsolidated JV amortization of acquired above and below-market leases, net | (4,433) | (4,391) | (8,867) | (8,920) | |||||||||||||||||||
| Same-store cash NOI | $ | 161,120 | $ | 159,929 | $ | 317,589 | $ | 311,917 | |||||||||||||||
| Lease termination income | (5) | (495) | (517) | (663) | |||||||||||||||||||
| SLG share of unconsolidated JV lease termination income | (365) | (4,328) | (751) | (8,380) | |||||||||||||||||||
| Same-store cash NOI excluding lease termination income | $ | 160,750 | $ | 155,106 | $ | 316,321 | $ | 302,874 | |||||||||||||||
SL GREEN REALTY CORP.
NON-GAAP FINANCIAL MEASURES - DISCLOSURES
Funds from Operations (FFO)
FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002, and subsequently amended in December 2018, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of properties, and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.
The Company presents FFO because it considers it an important supplemental measure of the Company’s operating performance and believes that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, particularly those that own and operate commercial office properties. The Company also uses FFO as one of several criteria to determine performance-based compensation for members of its senior management. FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions, and real estate related impairment charges, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, and interest costs, providing perspective not immediately apparent from net income. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of the Company’s liquidity, nor is it indicative of funds available to fund the Company’s cash needs, including the Company's ability to make cash distributions.
Funds Available for Distribution (FAD)
FAD is a non-GAAP financial measure that is calculated as FFO plus non-real estate depreciation, allowance for straight line credit loss, adjustment for straight line operating lease rent, non-cash deferred compensation, and pro-rata adjustments for these items from the Company's unconsolidated JVs, less straight line rental income, free rent net of amortization, second cycle tenant improvement and leasing costs, and recurring capital expenditures.
FAD is not intended to represent cash flow for the period and is not indicative of cash flow provided by operating activities as determined in accordance with GAAP. FAD is presented solely as a supplemental disclosure with respect to liquidity because the Company believes it provides useful information regarding the Company’s ability to fund its dividends. Because all companies do not calculate FAD the same way, the presentation of FAD may not be comparable to similarly titled measures of other companies. FAD does not represent cash flow from operating, investing and finance activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre)
EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures.
The Company presents EBITDAre because the Company believes that EBITDAre, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt. EBITDAre should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of the Company’s financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of the Company’s liquidity.
Net Operating Income (NOI) and Cash NOI
NOI is a non-GAAP financial measure that is calculated as operating income before transaction related costs, gains/losses on early extinguishment of debt, marketing general and administrative expenses and non-real estate revenue. Cash NOI is also a non-GAAP financial measure that is calculated by subtracting free rent (net of amortization), straight-line rent, and the amortization of acquired above and below-market leases from NOI, while adding operating lease straight-line adjustment and the allowance for straight-line tenant credit loss.
The Company presents NOI and Cash NOI because the Company believes that these measures, when taken together with the corresponding GAAP financial measures and reconciliations, provide investors with meaningful information regarding the operating performance of properties. When operating performance is compared across multiple periods, the investor is provided with information not immediately apparent from net income that is determined in accordance with GAAP. NOI and Cash NOI provide information on trends in the revenue generated and expenses incurred in operating the Company's properties, unaffected by the cost of leverage, straight-line adjustments, depreciation, amortization, and other net income components. The Company uses these metrics internally as performance measures. None of these measures is an alternative to net income (determined in accordance with GAAP) and same-store performance should not be considered an alternative to GAAP net income performance.
Coverage Ratios
The Company presents fixed charge and debt service coverage ratios to provide a measure of the Company’s financial flexibility to service current debt amortization, interest expense and operating lease rent from current cash net operating income. These coverage ratios represent a common measure of the Company’s ability to service fixed cash payments; however, these ratios are not used as an alternative to cash flow from operating, financing and investing activities (determined in accordance with GAAP).
SLG-EARN
 | ||||||||
SL Green Realty Corp. is a self-managed real estate investment trust, or REIT, with in-house capabilities in property management, acquisitions and dispositions, financing, development, redevelopment, construction and leasing.
As of June 30, 2023, the Company held interests in 60 buildings totaling 33.1 million square feet. This included ownership interests in 28.8 million square feet in Manhattan buildings and 3.4 million square feet securing debt and preferred equity investments.
•SL Green’s common stock is listed on the New York Stock Exchange and trades under the symbol SLG.
•SL Green's website is www.slgreen.com.
•This data is furnished to supplement audited and unaudited regulatory filings of the Company and should be read in conjunction with those filings. The financial data herein is unaudited and is provided to assist readers of quarterly and annual financial filings and should not be read in replacement of, or superior to, such financial filings. As such, data otherwise contained in future regulatory filings covering the same period may restate the data presented herein.
Questions pertaining to the information contained herein should be referred to Investor Relations at investor.relations@slgreen.com.
Forward-looking Statements
This supplemental reporting package includes certain statements that may be deemed to be "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof. All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate. Forward-looking statements are not guarantees of future performance and actual results or developments may differ materially, and we caution you not to place undue reliance on such statements. Forward-looking statements are generally identifiable by the use of the words "may," "will," "should," "expect," "anticipate," "estimate," "believe," "intend," "project," "continue," or the negative of these words, or other similar words or terms.
Forward-looking statements contained in this press release are subject to a number of risks and uncertainties, many of which are beyond our control, that may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us. Factors and risks to our business that could cause actual results to differ from those contained in the forward-looking statements include risks and uncertainties described in our filings with the Securities and Exchange Commission. Except to the extent required by law, we undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.
The following discussion related to the consolidated financial statements of the Company should be read in conjunction with the financial statements for the year ended June 30, 2023 that will be included on Form 10-Q to be filed on or before August 9, 2023.
| Supplemental Information | 2 | Second Quarter 2023 | ||||||
| TABLE OF CONTENTS | | |||||||
| Definitions | |||||||||||
| Highlights | - | ||||||||||
| Comparative Balance Sheets | |||||||||||
| Comparative Statements of Operations | |||||||||||
| Comparative Computation of FFO and FAD | |||||||||||
| Consolidated Statement of Equity | |||||||||||
| Joint Venture Statements | - | ||||||||||
| Selected Financial Data | - | ||||||||||
| Debt Summary Schedule | - | ||||||||||
| Derivative Summary Schedule | |||||||||||
| Lease Liability Schedule | |||||||||||
| Debt and Preferred Equity Investments | - | ||||||||||
| Selected Property Data | |||||||||||
| Property Portfolio | - | ||||||||||
| Largest Tenants | |||||||||||
| Tenant Diversification | |||||||||||
| Leasing Activity | - | ||||||||||
| Lease Expirations | - | ||||||||||
| Summary of Real Estate Acquisition/Disposition Activity | - | ||||||||||
| Non-GAAP Disclosures and Reconciliations | |||||||||||
| Analyst Coverage | |||||||||||
| Executive Management | |||||||||||
| Supplemental Information | 3 | Second Quarter 2023 | ||||||
DEFINITIONS | | |||||||
Annualized cash rent - Monthly base rent and escalations per the lease, excluding concessions, deferrals, and abatements as of the last day of the quarter, multiplied by 12.
Capitalized Interest - The total of i) interest cost for project specific debt on properties that are under development or redevelopment plus ii) an imputed interest cost for properties that are under development or redevelopment, which is calculated based on the Company’s equity investment in those properties multiplied by the Company’s consolidated weighted average borrowing rate. Capitalized Interest is a component of the carrying value of a development or redevelopment property.
Debt service coverage - Operating Income adding back income taxes, loan loss reserves and the Company's share of joint venture depreciation and amortization, divided by total interest and principal payments.
Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (EBITDAre) - EBITDAre is a non-GAAP financial measure. The Company computes EBITDAre in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to EBITDAre reported by other REITs that do not compute EBITDAre in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The White Paper on EBITDAre approved by the Board of Governors of NAREIT in September 2017 defines EBITDAre as net income (loss) (computed in accordance with Generally Accepted Accounting Principles, or GAAP), plus interest expense, plus income tax expense, plus depreciation and amortization, plus (minus) losses and gains on the disposition of depreciated property, plus impairment write-downs of depreciated property and investments in unconsolidated joint ventures, plus adjustments to reflect the entity's share of EBITDAre of unconsolidated joint ventures.
First generation TIs and LCs - Tenant improvements (TIs), leasing commissions (LCs), and other leasing costs which are generally incurred during the first 4-5 years following acquisition.
Fixed charge - Total payments for interest, loan principal amortization, ground rent and preferred stock dividends.
Fixed charge coverage - Operating Income adding back income taxes, loan loss reserves and the Company's share of joint venture depreciation and amortization, divided by Fixed Charge.
Funds Available for Distribution (FAD) - FAD is a non-GAAP financial measure that is calculated as FFO plus non-real estate depreciation, allowance for straight line credit loss, adjustment for straight line operating lease rent, non-cash deferred compensation, and pro-rata adjustments for these items from the Company's unconsolidated JVs, less straight line rental income, free rent net of amortization, second cycle tenant improvement and leasing costs, and recurring capital expenditures.
Funds from Operations (FFO) - FFO is a widely recognized non-GAAP financial measure of REIT performance. The Company computes FFO in accordance with standards established by NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than the Company does. The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002, and subsequently amended in December 2018, defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of properties, and real estate related impairment charges, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.
Junior Mortgage Participations - Subordinate interests in first mortgages.
Mezzanine Debt - Loans secured by ownership interests in real estate.
Net Operating Income (NOI) and Cash NOI - NOI is a non-GAAP financial measure that is calculated as operating income before transaction related costs, gains/losses on early extinguishment of debt, marketing general and administrative expenses and non-real estate revenue. Cash NOI is also a non-GAAP financial measure that is calculated by subtracting free rent (net of amortization), straight-line rent, and the amortization of acquired above and below-market leases from NOI, while adding operating lease straight-line adjustment and the allowance for straight-line tenant credit loss.
Preferred Equity Investments - Equity investments that are senior to common equity and are entitled to preferential returns.
Recurring capital expenditures - Building improvements and leasing costs required to maintain current revenues. Recurring capital expenditures do not include building improvements that are incurred to bring a property up to “operating standards.”
Redevelopment costs - Non-recurring capital expenditures incurred to improve properties to the Company’s “operating standards.”
Right of Use Assets / Lease Liabilities - Represents the right to control the use of leased property and the corresponding obligation, both measured at inception as the present value of the lease payments. The asset and related liability are classified as either operating or financing based on the length and cost of the lease and whether the lease contains a purchase option or a transfer of ownership. Operating leases are expensed through operating lease rent while financing leases are expensed through amortization and interest expense.
| Supplemental Information | 4 | Second Quarter 2023 | ||||||
DEFINITIONS | | |||||||
Same-Store Properties (Same-Store) - Properties owned in the same manner during both the current and prior year, excluding development and redevelopment properties that are not stabilized for both the current and prior year. Changes to Same-Store properties in 2023 are as follows:
| Added to Same-Store in 2023: | Removed from Same-Store in 2023: | ||||
| One Vanderbilt Avenue | 2 Herald Square (redevelopment) | ||||
| 220 East 42nd Street | 121 Greene Street (disposed) | ||||
Second generation TIs and LCs - Tenant improvements, leasing commissions, and other leasing costs that do not meet the definition of first generation TIs and LCs.
SLG Interest - 'SLG Share' or 'Share of JV' is computed by multiplying the referenced line item by the Company's percentage ownership or economic interest in the respective joint ventures and may not accurately depict the legal and economic implications of holding a non-controlling interest in the respective joint ventures.
Square Feet - Represents the rentable square footage at the time the property was acquired.
Total square feet owned - The total square footage of properties either owned directly by the Company or in which the Company has a joint venture interest.
| Supplemental Information | 5 | Second Quarter 2023 | ||||||
SECOND QUARTER 2023 HIGHLIGHTS Unaudited | | |||||||
NEW YORK, July 19, 2023 - SL Green Realty Corp. (the "Company") (NYSE: SLG) today reported net loss attributable to common stockholders for the quarter ended June 30, 2023 of $360.2 million, or $5.63 per share, as compared to net loss of $43.9 million, or $0.70 per share, for the same quarter in 2022. Net loss attributable to common stockholders for the second quarter of 2023 included $350.0 million, or $5.08 per share, of net losses from the sale of real estate interests and non-cash fair value adjustments, as compared to $70.7 million, or $1.02 per share, of net losses from the sale of real estate interests and non-cash fair value adjustments for the same period in 2022.
The Company also reported a net loss attributable to common stockholders for the six months ended June 30, 2023 of $399.9 million, or $6.25 per share, as compared to net loss of $36.1 million, or $0.58 per share, for the same period in 2022. Net loss attributable to common stockholders for the six months ended June 30, 2023 included $351.5 million, or $5.10 per share, of net losses from the sale of real estate interests and non-cash fair value adjustments. Net loss for the six months ended June 30, 2022 included $71.7 million, or $1.03 per share, of net losses recognized from the sale of real estate interests and non-cash fair value adjustments.
The Company reported FFO for the quarter ended June 30, 2023 of $98.4 million, or $1.43 per share, as compared to FFO for the same period in 2022 of $128.8 million, or $1.87 per share. FFO for the second quarter of 2023 is net of $0.4 million, or $0.01 per share, of non-cash fair value adjustments for derivatives and included $4.7 million, or $0.07 per share, of fee income related to the sale of a 49.9% joint venture interest in 245 Park Avenue. FFO for the second quarter of 2022 included $4.7 million, or $0.07 per share, of fee income related to the acquisition of 450 Park Avenue and $5.0 million, or $0.07 per share, of income related to the resolution of the Company's investment in 1591-1597 Broadway.
The Company also reported FFO for the six months ended June 30, 2023 of $203.9 million, or $2.96 per share, as compared to FFO for the same period in 2022 of $244.5 million, or $3.52 per share. FFO for the six months ended June 30, 2023 is net of $6.9 million, or $0.10 per share, of reserves on one debt and preferred equity investment and includes $4.7 million, or $0.07 per share, of fee income related to the interest sale of 245 Park Avenue. It is also net of $20.3 million, or $0.29 per share, representing the Company's net share of holdover rent, interest and reimbursement of attorneys' fees collected by the joint venture that owns 2 Herald Square from a former tenant, Victoria's Secret Stores LLC, and its guarantor, L Brands Inc., following the completion of legal proceedings against the tenant and guarantor.
All per share amounts are presented on a diluted basis.
Operating and Leasing Activity
Same-store cash NOI, including our share of same-store cash NOI from unconsolidated joint ventures, increased by 0.7% for the second quarter of 2023, or 3.6% excluding lease termination income, as compared to the same period in 2022.
Same-store cash NOI, including our share of same-store cash NOI from unconsolidated joint ventures, increased by 1.8% for the six months ended June 30, 2023, or 4.4% excluding lease termination income, as compared to the same period in 2022.
During the second quarter of 2023, the Company signed 43 office leases in its Manhattan office portfolio totaling 410,749 square feet. The average rent on the Manhattan office leases signed in the second quarter of 2023, excluding leases signed at One Vanderbilt, was $89.55 per rentable square foot with an average lease term of 8.3 years and average tenant concessions of 9.2 months of free rent with a tenant improvement allowance of $81.33 per rentable square foot. Twenty-one leases comprising 299,492 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $95.34 per rentable square foot, representing a 2.2% decrease over the previous fully escalated rents on the same office spaces.
During the six months ended June 30, 2023, the Company signed 84 office leases in its Manhattan office portfolio totaling 915,431 square feet. The average rent on the Manhattan office leases signed in 2023, excluding leases signed at One Vanderbilt and One Madison, was $76.41 per rentable square foot with an average lease term of 7.2 years and average tenant concessions of 6.9 months of free rent with a tenant improvement allowance of $60.81 per rentable square foot. Forty-five leases comprising 676,933 square feet, representing office leases on space that had been occupied within the prior twelve months, are considered replacement leases on which mark-to-market is calculated. Those replacement leases had average starting rents of $78.47 per rentable square foot, representing a 1.1% increase over the previous fully escalated rents on the same office spaces.
Occupancy in the Company's Manhattan same-store office portfolio was 89.8% as of June 30, 2023, inclusive of 143,263 square feet of leases signed but not yet commenced, as compared to 90.2% at the end of the previous quarter.
| Supplemental Information | 6 | Second Quarter 2023 | ||||||
SECOND QUARTER 2023 HIGHLIGHTS Unaudited | | |||||||
Significant leasing activity in the second quarter includes:
•Early renewal of 49,851 square feet and expansion by 49,717 square feet with one of the world's largest sovereign wealth funds at 280 Park Avenue;
•New lease with EQT Partners Inc. for 76,204 square feet at 245 Park Avenue;
•Early renewal with Robert Half International Inc. for 38,026 square feet at 125 Park Avenue;
•Early renewal with Philip R. Russotti, Clifford H. Shapiro and Kenneth J. Halperin, LLP for 26,747 square feet at 420 Lexington Avenue;
•Expansion lease with Stone Point Capital LLC for 12,692 square feet at One Vanderbilt Avenue;
•Expansion lease with Angelo Gordon & Co., LP for 10,636 square feet at 245 Park Avenue; and
•Early renewal with JMP Group, Inc. for 10,392 square feet at 450 Park Avenue.
Investment Activity
In June, the Company closed on the sale of a 49.9% joint venture interest in 245 Park Avenue for gross consideration of $2.0 billion. SL Green retained a 50.1% interest in the property and will continue to oversee management and leasing of the building. The transaction generated net cash proceeds to the Company of $174.2 million.
In June, a temporary certificate of occupancy was issued by the New York City Buildings Department for the base building and the dormitory units at 15 Beekman. During the third quarter, these units will be turned over to Pace University, which has leased the property for a term of 30 years.
Debt and Preferred Equity Investment Activity
The carrying value of the Company’s debt and preferred equity ("DPE") portfolio was $636.5 million at June 30, 2023. The portfolio had a weighted average current yield of 6.1%, or 10.9% excluding the effect of $288.7 million of investments that are on non-accrual. During the second quarter, no investments were sold or repaid and the Company did not originate or acquire any new investments.
Financing Activity
In July, together with our joint venture partners, closed on a modification of the construction loan at One Madison Avenue, allowing the partnership to utilize the final tranche of the facility for an expanded range of uses, including additional amenities funded by construction cost savings and for hedging activities in contemplation of a permanent financing.
In April, the Company, together with its joint venture partner, closed on the refinancing of 919 Third Avenue. The new $500.0 million mortgage that replaces the previous $500.0 million mortgage, has a term of up to 5 years, and bears interest at a floating rate of 2.50% over Term SOFR, which the partnership has swapped to a fixed rate of 6.11%.
Dividends
In the second quarter of 2023, the Company declared:
•Three monthly ordinary dividends on its outstanding common stock of $0.2708 per share, which were paid in cash on May 15, June 15, and July 17, 2023, equating to an annualized dividend of $3.25 per share of common stock; and
•A quarterly dividend on its outstanding 6.50% Series I Cumulative Redeemable Preferred Stock of $0.40625 per share for the period April 15, 2023 through and including July 14, 2023, which was paid in cash on July 17, 2023 and is the equivalent of an annualized dividend of $1.625 per share.
Conference Call and Audio Webcast
The Company's executive management team, led by Marc Holliday, Chairman and Chief Executive Officer, will host a conference call and audio webcast on Thursday, July 20, 2023, at 2:00 pm ET to discuss the financial results.
Supplemental data will be available prior to the quarterly conference call in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Financial Reports.”
The live conference call will be webcast in listen-only mode and a replay will be available in the Investors section of the SL Green Realty Corp. website at www.slgreen.com under “Presentations & Webcasts.”
Research analysts who wish to participate in the conference call must first register at https://register.vevent.com/register/BIe525e218325c4496a1da8084872ada6b.
| Supplemental Information | 7 | Second Quarter 2023 | ||||||
KEY FINANCIAL DATA Unaudited (Dollars in Thousands Except Per Share) | | |||||||
| As of or for the three months ended | |||||||||||||||||||||||||||||
| 6/30/2023 | 3/31/2023 | 12/31/2022 | 9/30/2022 | 6/30/2022 | |||||||||||||||||||||||||
| Earnings Per Share | |||||||||||||||||||||||||||||
| Net (loss) income available to common stockholders (EPS) - diluted | $ | (5.63) | $ | (0.63) | $ | (1.01) | $ | 0.11 | $ | (0.70) | |||||||||||||||||||
| Funds from operations (FFO) available to common stockholders - diluted | $ | 1.43 | $ | 1.53 | $ | 1.46 | $ | 1.66 | $ | 1.87 | |||||||||||||||||||
| Common Share Price & Dividends | |||||||||||||||||||||||||||||
| Closing price at the end of the period | $ | 30.05 | $ | 23.52 | $ | 33.72 | $ | 40.16 | $ | 46.15 | |||||||||||||||||||
| Closing high price during period | $ | 30.72 | $ | 43.97 | $ | 41.96 | $ | 51.02 | $ | 81.20 | |||||||||||||||||||
| Closing low price during period | $ | 20.60 | $ | 19.96 | $ | 32.94 | $ | 39.15 | $ | 46.15 | |||||||||||||||||||
| Annual dividend per common share | $ | 3.25 | $ | 3.25 | $ | 3.25 | $ | 3.73 | $ | 3.73 | |||||||||||||||||||
| FFO payout ratio (trailing 12 months) | 55.5% | 53.6% | 54.4% | 55.5% | 54.2% | ||||||||||||||||||||||||
| Funds available for distribution (FAD) payout ratio (trailing 12 months) | 90.4% | 79.0% | 79.0% | 78.1% | 70.7% | ||||||||||||||||||||||||
| Common Shares & Units | |||||||||||||||||||||||||||||
| Common shares outstanding | 64,387 | 64,373 | 64,380 | 64,316 | 64,302 | ||||||||||||||||||||||||
| Units outstanding | 4,238 | 4,239 | 3,670 | 3,759 | 4,144 | ||||||||||||||||||||||||
| Total common shares and units outstanding | 68,625 | 68,612 | 68,050 | 68,075 | 68,446 | ||||||||||||||||||||||||
| Weighted average common shares and units outstanding - basic | 68,341 | 68,182 | 67,659 | 68,037 | 67,900 | ||||||||||||||||||||||||
| Weighted average common shares and units outstanding - diluted | 68,933 | 68,774 | 68,650 | 68,897 | 69,020 | ||||||||||||||||||||||||
| Market Capitalization | |||||||||||||||||||||||||||||
| Market value of common equity | $ | 2,062,181 | $ | 1,613,754 | $ | 2,294,646 | $ | 2,733,892 | $ | 3,158,783 | |||||||||||||||||||
| Liquidation value of preferred equity/units | 396,500 | 407,943 | 407,943 | 407,943 | 407,943 | ||||||||||||||||||||||||
| Consolidated debt | 3,825,313 | 5,599,489 | 5,535,962 | 5,637,386 | 3,906,445 | ||||||||||||||||||||||||
| Consolidated market capitalization | $ | 6,283,994 | $ | 7,621,186 | $ | 8,238,551 | $ | 8,779,221 | $ | 7,473,171 | |||||||||||||||||||
| SLG share of unconsolidated JV debt | 7,113,281 | 6,196,174 | 6,172,919 | 6,134,631 | 5,851,875 | ||||||||||||||||||||||||
| Market capitalization including SLG share of unconsolidated JVs | $ | 13,397,275 | $ | 13,817,360 | $ | 14,411,470 | $ | 14,913,852 | $ | 13,325,046 | |||||||||||||||||||
| Consolidated debt service coverage (trailing 12 months) | 2.50x | 2.93x | 3.26x | 3.80x | 4.02x | ||||||||||||||||||||||||
| Consolidated fixed charge coverage (trailing 12 months) | 2.09x | 2.39x | 2.59x | 2.90x | 3.04x | ||||||||||||||||||||||||
| Debt service coverage, including SLG share of unconsolidated JVs (trailing 12 months) | 1.60x | 1.78x | 1.99x | 2.16x | 2.27x | ||||||||||||||||||||||||
| Fixed charge coverage, including SLG share of unconsolidated JVs (trailing 12 months) | 1.44x | 1.57x | 1.73x | 1.85x | 1.94x | ||||||||||||||||||||||||
| Supplemental Information | 8 | Second Quarter 2023 | ||||||
KEY FINANCIAL DATA Unaudited (Dollars in Thousands Except Per Share) | | |||||||
| As of or for the three months ended | |||||||||||||||||||||||||||||
| 6/30/2023 | 3/31/2023 | 12/31/2022 | 9/30/2022 | 6/30/2022 | |||||||||||||||||||||||||
| Selected Balance Sheet Data | |||||||||||||||||||||||||||||
| Real estate assets before depreciation | $ | 6,917,131 | $ | 9,243,706 | $ | 9,198,799 | $ | 9,462,329 | $ | 7,440,532 | |||||||||||||||||||
| Investments in unconsolidated joint ventures | $ | 3,228,663 | $ | 3,164,729 | $ | 3,190,137 | $ | 3,185,800 | $ | 3,074,200 | |||||||||||||||||||
| Debt and preferred equity investments | $ | 636,476 | $ | 626,803 | $ | 623,280 | $ | 663,985 | $ | 1,134,080 | |||||||||||||||||||
| Cash and cash equivalents | $ | 191,979 | $ | 158,937 | $ | 203,273 | $ | 201,267 | $ | 189,360 | |||||||||||||||||||
| Investment in marketable securities | $ | 9,797 | $ | 10,273 | $ | 11,240 | $ | 16,535 | $ | 26,260 | |||||||||||||||||||
| Total assets | $ | 10,041,288 | $ | 12,342,119 | $ | 12,355,794 | $ | 12,716,050 | $ | 10,704,883 | |||||||||||||||||||
| Consolidated fixed rate & hedged debt | $ | 3,300,165 | $ | 5,014,341 | $ | 5,015,814 | $ | 4,497,238 | $ | 3,086,297 | |||||||||||||||||||
| Consolidated variable rate debt | 525,148 | 585,148 | 520,148 | 1,140,148 | 820,148 | ||||||||||||||||||||||||
| Total consolidated debt | $ | 3,825,313 | $ | 5,599,489 | $ | 5,535,962 | $ | 5,637,386 | $ | 3,906,445 | |||||||||||||||||||
| Deferred financing costs, net of amortization | (20,394) | (22,275) | (23,938) | (22,898) | (24,840) | ||||||||||||||||||||||||
| Total consolidated debt, net | $ | 3,804,919 | $ | 5,577,214 | $ | 5,512,024 | $ | 5,614,488 | $ | 3,881,605 | |||||||||||||||||||
| Total liabilities | $ | 5,460,520 | $ | 7,361,827 | $ | 7,260,936 | $ | 7,492,143 | $ | 5,443,202 | |||||||||||||||||||
| Fixed rate & hedged debt, including SLG share of unconsolidated JV debt | $ | 9,701,776 | $ | 10,502,715 | $ | 10,493,846 | $ | 8,789,696 | $ | 7,381,507 | |||||||||||||||||||
| Variable rate debt, including SLG share of unconsolidated JV debt | 1,236,818 | (1) | 1,292,948 | 1,215,035 | 2,982,321 | 2,376,813 | |||||||||||||||||||||||
| Total debt, including SLG share of unconsolidated JV debt | $ | 10,938,594 | $ | 11,795,663 | $ | 11,708,881 | $ | 11,772,017 | $ | 9,758,320 | |||||||||||||||||||
| Selected Operating Data | |||||||||||||||||||||||||||||
| Property operating revenues | $ | 185,945 | $ | 195,042 | $ | 197,285 | $ | 162,952 | $ | 155,232 | |||||||||||||||||||
| Property operating expenses | (93,497) | (99,748) | (94,977) | (87,510) | (76,853) | ||||||||||||||||||||||||
| Property NOI | $ | 92,448 | $ | 95,294 | $ | 102,308 | $ | 75,442 | $ | 78,379 | |||||||||||||||||||
| SLG share of unconsolidated JV Property NOI | 106,566 | 129,739 | 102,930 | 99,313 | 101,483 | ||||||||||||||||||||||||
| Property NOI, including SLG share of unconsolidated JV Property NOI | $ | 199,014 | $ | 225,033 | $ | 205,238 | $ | 174,755 | $ | 179,862 | |||||||||||||||||||
| Investment income | 9,103 | 9,057 | 11,305 | 29,513 | 20,407 | ||||||||||||||||||||||||
| Other income | 26,022 | 19,476 | 16,284 | 19,991 | 25,806 | ||||||||||||||||||||||||
| Marketing general & administrative expenses | (22,974) | (23,285) | (24,224) | (21,276) | (23,522) | ||||||||||||||||||||||||
| SLG share of investment income and other income from unconsolidated JVs | 5,503 | 3,071 | 3,543 | 1,862 | 7,053 | ||||||||||||||||||||||||
| Income taxes | 1,973 | 766 | 2,883 | (129) | 1,346 | ||||||||||||||||||||||||
| Transaction costs, including SLG share of unconsolidated JVs | (33) | (884) | (88) | (292) | (1) | ||||||||||||||||||||||||
| Loan loss and other investment reserves, net of recoveries | — | (6,890) | — | — | — | ||||||||||||||||||||||||
| EBITDAre | $ | 218,608 | $ | 226,344 | $ | 214,941 | $ | 204,424 | $ | 210,951 | |||||||||||||||||||
(1) Does not reflect $154.5 million of floating rate debt and preferred equity investments that provide a hedge against floating rate debt. | |||||||||||||||||||||||||||||
| Supplemental Information | 9 | Second Quarter 2023 | ||||||
KEY FINANCIAL DATA Manhattan Properties (1) Unaudited (Dollars in Thousands Except Per Share) | | |||||||
| As of or for the three months ended | |||||||||||||||||||||||||||||
| 6/30/2023 | 3/31/2023 | 12/31/2022 | 9/30/2022 | 6/30/2022 | |||||||||||||||||||||||||
| Selected Operating Data | |||||||||||||||||||||||||||||
| Property operating revenues | $ | 181,045 | $ | 190,215 | $ | 192,814 | $ | 157,451 | $ | 149,542 | |||||||||||||||||||
| Property operating expenses | 83,135 | 88,279 | 86,992 | 77,440 | 68,296 | ||||||||||||||||||||||||
| Property NOI | $ | 97,910 | $ | 101,936 | $ | 105,822 | $ | 80,011 | $ | 81,246 | |||||||||||||||||||
| Other income - consolidated | $ | 1,157 | $ | 7,959 | $ | 1,573 | $ | 3,701 | $ | 7,010 | |||||||||||||||||||
| SLG share of property NOI from unconsolidated JVs | $ | 106,445 | $ | 129,617 | $ | 102,805 | $ | 98,211 | $ | 101,359 | |||||||||||||||||||
| Office Portfolio Statistics (Manhattan Operating Properties) | |||||||||||||||||||||||||||||
| Consolidated office buildings in service | 13 | 14 | 13 | 13 | 12 | ||||||||||||||||||||||||
| Unconsolidated office buildings in service | 12 | 11 | 12 | 12 | 12 | ||||||||||||||||||||||||
| 25 | 25 | 25 | 25 | 24 | |||||||||||||||||||||||||
| Consolidated office buildings in service - square footage | 8,399,141 | 10,181,934 | 9,963,138 | 9,963,138 | 8,180,345 | ||||||||||||||||||||||||
| Unconsolidated office buildings in service - square footage | 15,412,174 | 13,629,381 | 13,998,381 | 13,998,381 | 13,998,381 | ||||||||||||||||||||||||
| 23,811,315 | 23,811,315 | 23,961,519 | 23,961,519 | 22,178,726 | |||||||||||||||||||||||||
| Same-Store office occupancy inclusive of leases signed not yet commenced | 89.8% | 90.2% | 92.0% | 92.8% | 92.6% | ||||||||||||||||||||||||
| Office Leasing Statistics (Manhattan Operating Properties) | |||||||||||||||||||||||||||||
| New leases commenced | 21 | 20 | 32 | 27 | 24 | ||||||||||||||||||||||||
| Renewal leases commenced | 11 | 15 | 10 | 10 | 11 | ||||||||||||||||||||||||
| Total office leases commenced | 32 | 35 | 42 | 37 | 35 | ||||||||||||||||||||||||
| Commenced office square footage filling vacancy | 44,346 | 80,072 | 91,474 | 80,211 | 72,344 | ||||||||||||||||||||||||
Commenced office square footage on previously occupied space (M-T-M leasing) (2) | 369,906 | 384,041 | 228,847 | 84,673 | 261,288 | ||||||||||||||||||||||||
| Total office square footage commenced | 414,252 | 464,113 | 320,321 | 164,884 | 333,632 | ||||||||||||||||||||||||
| Average starting cash rent psf - office leases commenced | $ | 78.88 | $ | 66.44 | $ | 72.23 | $ | 72.95 | $ | 72.68 | |||||||||||||||||||
Previous escalated cash rent psf - office leases commenced (3) | $ | 78.00 | $ | 62.76 | $ | 79.59 | $ | 72.12 | $ | 70.10 | |||||||||||||||||||
Increase (decrease) in new cash rent over previously escalated cash rent (2) (3) | 1.1% | 5.9% | (9.2)% | 1.2% | 3.7% | ||||||||||||||||||||||||
| Average lease term | 5.6 | 6.2 | 8.7 | 6.0 | 11.4 | ||||||||||||||||||||||||
| Tenant concession packages psf | $ | 49.43 | $ | 46.86 | $ | 80.14 | $ | 55.19 | $ | 100.39 | |||||||||||||||||||
| Free rent months | 7.2 | 4.8 | 8.5 | 5.5 | 9.3 | ||||||||||||||||||||||||
| (1) Property data for in-service buildings only. | |||||||||||||||||||||||||||||
| (2) Calculated on space that was occupied within the previous 12 months. | |||||||||||||||||||||||||||||
| (3) Previously escalated cash rent includes base rent plus all additional amounts paid by the previous tenant in the form of real estate taxes, operating expenses, porters wage or a consumer price index (CPI) adjustment. | |||||||||||||||||||||||||||||
| Supplemental Information | 10 | Second Quarter 2023 | ||||||
COMPARATIVE BALANCE SHEETS Unaudited (Dollars in Thousands) | | |||||||
| As of | |||||||||||||||||||||||||||||
| 6/30/2023 | 3/31/2023 | 12/31/2022 | 9/30/2022 | 6/30/2022 | |||||||||||||||||||||||||
| Assets | |||||||||||||||||||||||||||||
| Commercial real estate properties, at cost: | |||||||||||||||||||||||||||||
| Land and land interests | $ | 1,071,469 | $ | 1,576,927 | $ | 1,576,927 | $ | 1,715,371 | $ | 1,209,913 | |||||||||||||||||||
| Building and improvements | 3,494,853 | 4,940,138 | 4,903,776 | 5,028,486 | 3,579,961 | ||||||||||||||||||||||||
| Building leasehold and improvements | 1,397,573 | 1,700,376 | 1,691,831 | 1,676,811 | 1,666,935 | ||||||||||||||||||||||||
| Right of use asset - operating leases | 953,236 | 1,026,265 | 1,026,265 | 1,041,661 | 983,723 | ||||||||||||||||||||||||
| 6,917,131 | 9,243,706 | 9,198,799 | 9,462,329 | 7,440,532 | |||||||||||||||||||||||||
| Less: accumulated depreciation | (1,950,028) | (2,100,804) | (2,039,554) | (2,005,922) | (1,961,766) | ||||||||||||||||||||||||
| Net real estate | 4,967,103 | 7,142,902 | 7,159,245 | 7,456,407 | 5,478,766 | ||||||||||||||||||||||||
| Other real estate investments: | |||||||||||||||||||||||||||||
| Investment in unconsolidated joint ventures | 3,228,663 | 3,164,729 | 3,190,137 | 3,185,800 | 3,074,200 | ||||||||||||||||||||||||
| Debt and preferred equity investments, net | 636,476 | 626,803 | 623,280 | 663,985 | 1,134,080 | ||||||||||||||||||||||||
| Cash and cash equivalents | 191,979 | 158,937 | 203,273 | 201,267 | 189,360 | ||||||||||||||||||||||||
| Restricted cash | 119,080 | 198,325 | 180,781 | 183,811 | 87,701 | ||||||||||||||||||||||||
| Investment in marketable securities | 9,797 | 10,273 | 11,240 | 16,535 | 26,260 | ||||||||||||||||||||||||
| Tenant and other receivables | 36,657 | 36,289 | 34,497 | 41,334 | 40,909 | ||||||||||||||||||||||||
| Related party receivables | 28,955 | 26,794 | 27,352 | 27,287 | 27,293 | ||||||||||||||||||||||||
| Deferred rents receivable | 260,625 | 266,567 | 257,887 | 252,555 | 249,998 | ||||||||||||||||||||||||
| Deferred costs, net | 112,347 | 117,602 | 121,157 | 115,952 | 118,829 | ||||||||||||||||||||||||
| Other assets | 449,606 | 592,898 | 546,945 | 571,117 | 277,487 | ||||||||||||||||||||||||
| Total Assets | $ | 10,041,288 | $ | 12,342,119 | $ | 12,355,794 | $ | 12,716,050 | $ | 10,704,883 | |||||||||||||||||||
| Supplemental Information | 11 | Second Quarter 2023 | ||||||
COMPARATIVE BALANCE SHEETS Unaudited (Dollars in Thousands) | | |||||||
| As of | |||||||||||||||||||||||||||||
| 6/30/2023 | 3/31/2023 | 12/31/2022 | 9/30/2022 | 6/30/2022 | |||||||||||||||||||||||||
| Liabilities | |||||||||||||||||||||||||||||
| Mortgages and other loans payable | $ | 1,520,313 | $ | 3,234,489 | $ | 3,235,962 | $ | 3,237,390 | $ | 1,526,023 | |||||||||||||||||||
| Unsecured term loans | 1,675,000 | 1,675,000 | 1,650,000 | 1,250,000 | 1,250,000 | ||||||||||||||||||||||||
| Unsecured notes | 100,000 | 100,000 | 100,000 | 599,996 | 900,422 | ||||||||||||||||||||||||
| Revolving credit facility | 430,000 | 490,000 | 450,000 | 450,000 | 130,000 | ||||||||||||||||||||||||
| Deferred financing costs | (20,394) | (22,275) | (23,938) | (22,898) | (24,840) | ||||||||||||||||||||||||
| Total debt, net of deferred financing costs | 3,704,919 | 5,477,214 | 5,412,024 | 5,514,488 | 3,781,605 | ||||||||||||||||||||||||
| Accrued interest | 15,711 | 16,049 | 14,227 | 18,705 | 11,862 | ||||||||||||||||||||||||
| Accounts payable and accrued expenses | 116,700 | 150,873 | 154,867 | 175,203 | 145,237 | ||||||||||||||||||||||||
| Deferred revenue | 125,589 | 264,852 | 272,248 | 280,251 | 104,295 | ||||||||||||||||||||||||
| Lease liability - financing leases | 104,870 | 104,544 | 104,218 | 103,888 | 103,561 | ||||||||||||||||||||||||
| Lease liability - operating leases | 890,305 | 892,984 | 895,100 | 911,756 | 852,614 | ||||||||||||||||||||||||
| Dividends and distributions payable | 21,750 | 21,768 | 21,569 | 24,362 | 24,456 | ||||||||||||||||||||||||
| Security deposits | 49,877 | 50,585 | 50,472 | 50,926 | 54,696 | ||||||||||||||||||||||||
| Junior subordinated deferrable interest debentures | 100,000 | 100,000 | 100,000 | 100,000 | 100,000 | ||||||||||||||||||||||||
| Other liabilities | 330,799 | 282,958 | 236,211 | 312,564 | 264,876 | ||||||||||||||||||||||||
| Total liabilities | 5,460,520 | 7,361,827 | 7,260,936 | 7,492,143 | 5,443,202 | ||||||||||||||||||||||||
| Noncontrolling interest in operating partnership | |||||||||||||||||||||||||||||
(4,238 units outstanding at 6/30/2023) | 254,434 | 273,175 | 269,993 | 293,743 | 334,974 | ||||||||||||||||||||||||
| Preferred units | 166,501 | 177,943 | 177,943 | 177,943 | 177,943 | ||||||||||||||||||||||||
| Equity | |||||||||||||||||||||||||||||
| Stockholders' Equity: | |||||||||||||||||||||||||||||
| Series I Perpetual Preferred Shares | 221,932 | 221,932 | 221,932 | 221,932 | 221,932 | ||||||||||||||||||||||||
Common stock, $0.01 par value, 160,000 shares authorized, 65,447 | |||||||||||||||||||||||||||||
issued and outstanding at 6/30/2023, including 1,060 shares held in treasury | 656 | 656 | 656 | 655 | 655 | ||||||||||||||||||||||||
| Additional paid–in capital | 3,805,704 | 3,798,101 | 3,790,358 | 3,780,286 | 3,801,272 | ||||||||||||||||||||||||
| Treasury stock | (128,655) | (128,655) | (128,655) | (128,655) | (128,655) | ||||||||||||||||||||||||
| Accumulated other comprehensive income | 57,769 | 19,428 | 49,604 | 57,574 | 8,595 | ||||||||||||||||||||||||
| Retained earnings | 135,518 | 549,024 | 651,138 | 755,862 | 779,999 | ||||||||||||||||||||||||
| Total SL Green Realty Corp. stockholders' equity | 4,092,924 | 4,460,486 | 4,585,033 | 4,687,654 | 4,683,798 | ||||||||||||||||||||||||
| Noncontrolling interest in other partnerships | 66,909 | 68,688 | 61,889 | 64,567 | 64,966 | ||||||||||||||||||||||||
| Total equity | 4,159,833 | 4,529,174 | 4,646,922 | 4,752,221 | 4,748,764 | ||||||||||||||||||||||||
| Total Liabilities and Equity | $ | 10,041,288 | $ | 12,342,119 | $ | 12,355,794 | $ | 12,716,050 | $ | 10,704,883 | |||||||||||||||||||
| Supplemental Information | 12 | Second Quarter 2023 | ||||||
COMPARATIVE STATEMENT OF OPERATIONS Unaudited (Dollars in Thousands Except Per Share) | | |||||||
| Three Months Ended | Six Months Ended | ||||||||||||||||||||||||||||
| June 30, | June 30, | March 31, | June 30, | June 30, | |||||||||||||||||||||||||
| 2023 | 2022 | 2023 | 2023 | 2022 | |||||||||||||||||||||||||
| Revenues | |||||||||||||||||||||||||||||
| Rental revenue, net | $ | 165,651 | $ | 136,494 | $ | 174,592 | $ | 340,243 | $ | 272,970 | |||||||||||||||||||
| Escalation and reimbursement revenues | 20,294 | 18,738 | 20,450 | 40,744 | 38,293 | ||||||||||||||||||||||||
| Investment income | 9,103 | 20,407 | 9,057 | 18,160 | 40,295 | ||||||||||||||||||||||||
| Other income | 26,022 | 25,806 | 19,476 | 45,498 | 37,851 | ||||||||||||||||||||||||
| Total Revenues, net | 221,070 | 201,445 | 223,575 | 444,645 | 389,409 | ||||||||||||||||||||||||
| Expenses | |||||||||||||||||||||||||||||
| Operating expenses | 46,957 | 39,557 | 52,064 | 99,021 | 82,140 | ||||||||||||||||||||||||
| Operating lease rent | 6,655 | 6,477 | 6,301 | 12,956 | 13,041 | ||||||||||||||||||||||||
| Real estate taxes | 39,885 | 30,819 | 41,383 | 81,268 | 61,566 | ||||||||||||||||||||||||
| Loan loss and other investment reserves, net of recoveries | — | — | 6,890 | 6,890 | — | ||||||||||||||||||||||||
| Transaction related costs | 33 | 1 | 884 | 917 | 29 | ||||||||||||||||||||||||
| Marketing, general and administrative | 22,974 | 23,522 | 23,285 | 46,259 | 48,298 | ||||||||||||||||||||||||
| Total Operating Expenses | 116,504 | 100,376 | 130,807 | 247,311 | 205,074 | ||||||||||||||||||||||||
| Equity in net income (loss) from unconsolidated joint ventures | (21,932) | (4,550) | (7,412) | (29,344) | (9,265) | ||||||||||||||||||||||||
| Operating Income | 82,634 | 96,519 | 85,356 | 167,990 | 175,070 | ||||||||||||||||||||||||
| Interest expense, net of interest income | 40,621 | 14,960 | 41,653 | 82,274 | 30,030 | ||||||||||||||||||||||||
| Amortization of deferred financing costs | 2,154 | 1,917 | 2,021 | 4,175 | 3,865 | ||||||||||||||||||||||||
| Depreciation and amortization | 69,084 | 46,914 | 78,548 | 147,632 | 93,897 | ||||||||||||||||||||||||
(Loss) Income from Continuing Operations (1) | (29,225) | 32,728 | (36,866) | (66,091) | 47,278 | ||||||||||||||||||||||||
| Loss on sale of real estate, net | (26,678) | (64,378) | (1,651) | (28,329) | (65,380) | ||||||||||||||||||||||||
| Equity in net loss on sale of joint venture interest / real estate | — | (131) | (79) | (79) | (131) | ||||||||||||||||||||||||
| Purchase price and other fair value adjustments | (17,409) | (6,168) | 239 | (17,170) | (6,231) | ||||||||||||||||||||||||
| Depreciable real estate reserves | (305,916) | — | — | (305,916) | — | ||||||||||||||||||||||||
| Net Loss | (379,228) | (37,949) | (38,357) | (417,585) | (24,464) | ||||||||||||||||||||||||
| Net loss (income) attributable to noncontrolling interests | 24,622 | (591) | 3,962 | 28,584 | (940) | ||||||||||||||||||||||||
| Dividends on preferred units | (1,851) | (1,599) | (1,598) | (3,449) | (3,246) | ||||||||||||||||||||||||
| Net Loss Attributable to SL Green Realty Corp | (356,457) | (40,139) | (35,993) | (392,450) | (28,650) | ||||||||||||||||||||||||
| Dividends on perpetual preferred shares | (3,737) | (3,737) | (3,738) | (7,475) | (7,475) | ||||||||||||||||||||||||
| Net Loss Attributable to Common Stockholders | $ | (360,194) | $ | (43,876) | $ | (39,731) | $ | (399,925) | $ | (36,125) | |||||||||||||||||||
Earnings per share - Net loss per share (basic) | $ | (5.63) | $ | (0.70) | $ | (0.63) | $ | (6.25) | $ | (0.58) | |||||||||||||||||||
Earnings per share - Net loss per share (diluted) | $ | (5.63) | $ | (0.70) | $ | (0.63) | $ | (6.25) | $ | (0.58) | |||||||||||||||||||
| (1) Before loss on sale, equity in net loss, purchase price and other fair value adjustments and depreciable real estate reserves shown below. | |||||||||||||||||||||||||||||
| Supplemental Information | 13 | Second Quarter 2023 | ||||||
COMPARATIVE COMPUTATION OF FFO AND FAD Unaudited (Dollars in Thousands Except Per Share) | | |||||||
| Three Months Ended | Six Months Ended | |||||||||||||||||||||||||||||||
| June 30, | June 30, | March 31, | June 30, | June 30, | ||||||||||||||||||||||||||||
| 2023 | 2022 | 2023 | 2023 | 2022 | ||||||||||||||||||||||||||||
| Funds from Operations | ||||||||||||||||||||||||||||||||
| Net Loss Attributable to Common Stockholders | $ | (360,194) | $ | (43,876) | $ | (39,731) | $ | (399,925) | $ | (36,125) | ||||||||||||||||||||||
| Depreciation and amortization | 69,084 | 46,914 | 78,548 | 147,632 | 93,897 | |||||||||||||||||||||||||||
| Joint ventures depreciation and noncontrolling interests adjustments | 65,149 | 61,030 | 69,534 | 134,683 | 121,462 | |||||||||||||||||||||||||||
| Net (loss) income attributable to noncontrolling interests | (24,622) | 591 | (3,962) | (28,584) | 940 | |||||||||||||||||||||||||||
| Loss on sale of real estate, net | 26,678 | 64,378 | 1,651 | 28,329 | 65,380 | |||||||||||||||||||||||||||
| Equity in net loss on sale of joint venture property / real estate | — | 131 | 79 | 79 | 131 | |||||||||||||||||||||||||||
| Purchase price and other fair value adjustments | 17,013 | — | — | 17,013 | — | |||||||||||||||||||||||||||
| Depreciable real estate reserves | 305,916 | — | — | 305,916 | — | |||||||||||||||||||||||||||
| Non-real estate depreciation and amortization | (600) | (415) | (634) | (1,234) | (1,136) | |||||||||||||||||||||||||||
| Funds From Operations | $ | 98,424 | $ | 128,753 | $ | 105,485 | $ | 203,909 | $ | 244,549 | ||||||||||||||||||||||
| Funds From Operations - Basic per Share | $ | 1.43 | $ | 1.89 | $ | 1.54 | $ | 2.98 | $ | 3.57 | ||||||||||||||||||||||
| Funds From Operations - Diluted per Share | $ | 1.43 | $ | 1.87 | $ | 1.53 | $ | 2.96 | $ | 3.52 | ||||||||||||||||||||||
| Funds Available for Distribution | ||||||||||||||||||||||||||||||||
| FFO | $ | 98,424 | $ | 128,753 | $ | 105,485 | $ | 203,909 | $ | 244,549 | ||||||||||||||||||||||
| Non real estate depreciation and amortization | 600 | 415 | 634 | 1,234 | 1,136 | |||||||||||||||||||||||||||
| Amortization of deferred financing costs | 2,154 | 1,917 | 2,021 | 4,175 | 3,865 | |||||||||||||||||||||||||||
| Non-cash deferred compensation | 12,236 | 12,892 | 13,947 | 26,183 | 26,574 | |||||||||||||||||||||||||||
| FAD adjustment for joint ventures | (21,813) | (22,178) | (20,838) | (42,651) | (50,393) | |||||||||||||||||||||||||||
| Straight-line rental income and other non-cash adjustments | (10,975) | 4,961 | (15,565) | (26,540) | 2,398 | |||||||||||||||||||||||||||
| Second cycle tenant improvements | (15,259) | (11,168) | (5,641) | (20,900) | (17,720) | |||||||||||||||||||||||||||
| Second cycle leasing commissions | (1,240) | (2,253) | (3,569) | (4,809) | (6,005) | |||||||||||||||||||||||||||
| Revenue enhancing recurring CAPEX | (135) | (406) | (103) | (238) | (1,124) | |||||||||||||||||||||||||||
| Non-revenue enhancing recurring CAPEX | (4,280) | (5,482) | (3,044) | (7,324) | (10,341) | |||||||||||||||||||||||||||
| Reported Funds Available for Distribution | $ | 59,712 | $ | 107,451 | $ | 73,327 | $ | 133,039 | $ | 192,939 | ||||||||||||||||||||||
| First cycle tenant improvements | $ | 543 | $ | — | $ | 22 | $ | 565 | $ | — | ||||||||||||||||||||||
| First cycle leasing commissions | $ | 5 | $ | — | $ | 103 | $ | 108 | $ | — | ||||||||||||||||||||||
| Development costs | $ | 11,341 | $ | 12,566 | $ | 7,808 | $ | 19,149 | $ | 20,402 | ||||||||||||||||||||||
| Redevelopment costs | $ | 3,451 | $ | 9,526 | $ | 4,693 | $ | 8,144 | $ | 15,004 | ||||||||||||||||||||||
| Capitalized interest | $ | 26,969 | $ | 18,351 | $ | 25,464 | $ | 52,433 | $ | 36,292 | ||||||||||||||||||||||
| Supplemental Information | 14 | Second Quarter 2023 | ||||||
CONSOLIDATED STATEMENT OF EQUITY Unaudited (Dollars in Thousands) | | |||||||
| Accumulated | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Series I | Other | |||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Preferred | Common | Additional | Treasury | Retained | Noncontrolling | Comprehensive | ||||||||||||||||||||||||||||||||||||||||||||||||||
| Stock | Stock | Paid-In Capital | Stock | Earnings | Interests | Income | Total | |||||||||||||||||||||||||||||||||||||||||||||||||
| Balance at December 31, 2022 | $ | 221,932 | $ | 656 | $ | 3,790,358 | $ | (128,655) | $ | 651,138 | $ | 61,889 | $ | 49,604 | $ | 4,646,922 | ||||||||||||||||||||||||||||||||||||||||
| Net loss | (392,450) | (2,665) | (395,115) | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Preferred dividends | (7,475) | (7,475) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
Dividends declared ($1.6248 per common share) | (104,497) | (104,497) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Distributions to noncontrolling interests | (763) | (763) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Other comprehensive income - net unrealized gain on derivative instruments | 7,486 | 7,486 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Other comprehensive income - SLG share of unconsolidated joint venture net unrealized gain on derivative instruments | 2,034 | 2,034 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Other comprehensive loss - net unrealized loss on marketable securities | (1,355) | (1,355) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| DRSPP proceeds | 342 | 342 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Contributions to consolidated joint ventures | 8,448 | 8,448 | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Reallocation of noncontrolling interests in the Operating Partnership | (11,198) | (11,198) | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Deferred compensation plan and stock awards, net | — | 15,004 | 15,004 | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Balance at June 30, 2023 | $ | 221,932 | $ | 656 | $ | 3,805,704 | $ | (128,655) | $ | 135,518 | $ | 66,909 | $ | 57,769 | $ | 4,159,833 | ||||||||||||||||||||||||||||||||||||||||
| RECONCILIATION OF SHARES AND UNITS OUTSTANDING, AND DILUTION COMPUTATION | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||
| Common Stock | OP Units | Stock-Based Compensation | Diluted Shares | |||||||||||||||||||||||||||||||||||||||||||||||||||||
| Share Count at December 31, 2022 | 64,380,082 | 3,670,343 | — | 68,050,425 | ||||||||||||||||||||||||||||||||||||||||||||||||||||
| YTD share activity | 7,006 | 567,676 | — | 574,682 | ||||||||||||||||||||||||||||||||||||||||||||||||||||
| Share Count at June 30, 2023 | 64,387,088 | 4,238,019 | — | 68,625,107 | ||||||||||||||||||||||||||||||||||||||||||||||||||||
| Weighting factor | (20,573) | (66,501) | 317,896 | 230,822 | ||||||||||||||||||||||||||||||||||||||||||||||||||||
| Weighted Average Share Count at June 30, 2023 - Diluted | 64,366,515 | 4,171,518 | 317,896 | 68,855,929 | ||||||||||||||||||||||||||||||||||||||||||||||||||||
| Supplemental Information | 15 | Second Quarter 2023 | ||||||
JOINT VENTURE STATEMENTS Balance Sheet for Unconsolidated Joint Ventures Unaudited (Dollars in Thousands) | | |||||||
| As of | |||||||||||||||||||||||||||||||||||
| June 30, 2023 | March 31, 2023 | December 31, 2022 | |||||||||||||||||||||||||||||||||
| Total | SLG Share | Total | SLG Share | Total | SLG Share | ||||||||||||||||||||||||||||||
| Assets | |||||||||||||||||||||||||||||||||||
| Commercial real estate properties, at cost: | |||||||||||||||||||||||||||||||||||
| Land and land interests | $ | 4,396,565 | $ | 2,176,860 | $ | 3,891,106 | $ | 1,923,625 | $ | 3,895,212 | $ | 1,925,616 | |||||||||||||||||||||||
| Building and improvements | 14,183,328 | 7,111,118 | 12,596,690 | 6,343,667 | 12,478,026 | 6,309,717 | |||||||||||||||||||||||||||||
| Building leasehold and improvements | 1,139,253 | 430,064 | 1,132,192 | 427,436 | 1,120,702 | 423,944 | |||||||||||||||||||||||||||||
| Right of use asset - financing leases | 740,832 | 345,489 | 740,832 | 345,489 | 740,832 | 345,489 | |||||||||||||||||||||||||||||
| Right of use asset - operating leases | 274,053 | 130,054 | 274,053 | 130,054 | 274,053 | 130,054 | |||||||||||||||||||||||||||||
| 20,734,031 | 10,193,585 | 18,634,873 | 9,170,271 | 18,508,825 | 9,134,820 | ||||||||||||||||||||||||||||||
| Less: accumulated depreciation | (2,752,358) | (1,331,070) | (2,603,906) | (1,254,142) | (2,519,183) | ||||||||||||||||||||||||||||||