<PAGE>

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             WASHINGTON, D. C. 20549

                                    FORM 10-Q

(Mark one)
[X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended JUNE 30, 2004

                                       OR

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

For the transition period from __________ to __________

Commission file number 001-13777

                               GETTY REALTY CORP.
                               ------------------
             (Exact name of registrant as specified in its charter)

            MARYLAND                                        11-3412575
            --------                                        ----------
(State or other jurisdiction of                          (I.R.S. Employer
 incorporation or organization)                         Identification No.)

                         125 JERICHO TURNPIKE, SUITE 103
                             JERICHO, NEW YORK 11753
                    ----------------------------------------
                    (Address of principal executive offices)
                                   (Zip Code)

                                (516) 478 - 5400
                                ----------------
              (Registrant's telephone number, including area code)

       --------------------------------------------------------------------
      (Former name, former address and former fiscal year, if changed since
                                  last report)

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

Yes [X] No [ ]

Indicate by check mark whether the registrant is an accelerated filer (as
defined in Rule 12b-2 of the Exchange Act).

Yes [X] No [ ]

Registrant had outstanding 24,679,662 shares of Common Stock, par value $.01 per
share, as of June 30, 2004.

<PAGE>

                               GETTY REALTY CORP.

                                     INDEX

<TABLE>
<CAPTION>
                                                                                      Page Number
                                                                                      -----------
<S>                                                                                   <C>
Part I.  FINANCIAL INFORMATION

Item 1. Financial Statements

Consolidated Balance Sheets as of June 30, 2004 and
 December 31, 2003                                                                         1

Consolidated Statements of Operations for the three and six
 months ended June 30, 2004 and 2003                                                       2

Consolidated Statements of Cash Flows for the
 six months ended June 30, 2004 and 2003                                                   3

Notes to Consolidated Financial Statements                                               4 - 10

Item 2. Management's Discussion and Analysis of Financial Condition
        and Results of Operations                                                       11 - 18

Item 3. Quantitative and Qualitative Disclosures about Market Risk                        19

Item 4. Controls and Procedures                                                           19

Part II. OTHER INFORMATION

Item 1. Legal Proceedings                                                                 20

Item 2. Changes in Securities, Use of Proceeds and Issuer Purchases
        of Equity Securities                                                              20

Item 4. Submission of Matters to a Vote of Security Holders                               20

Item 6. Exhibits and Reports on Form 8-K                                                  21

Signatures                                                                                22
</TABLE>

<PAGE>

Part I.  FINANCIAL INFORMATION

Item 1. Financial Statements

                       GETTY REALTY CORP. AND SUBSIDIARIES
                           CONSOLIDATED BALANCE SHEETS
                        (in thousands, except share data)
                                   (unaudited)

<TABLE>
<CAPTION>
                                                                                  June 30,         December 31,
                                                                                    2004               2003
                                                                                -----------        ------------
<S>                                                                             <C>                <C>
Assets:

Real Estate:

   Land                                                                         $   144,357         $  142,724
   Buildings and improvements                                                       176,312            175,498
                                                                                -----------         ----------
                                                                                    320,669            318,222
   Less -- accumulated depreciation                                                (103,200)          (100,488)
                                                                                -----------         ----------
     Real estate, net                                                               217,469            217,734
Cash and equivalents                                                                 17,333             19,905
Deferred rent receivable                                                             22,884             20,653
Recoveries from state underground storage tank funds, net                             6,205              7,454
Mortgages and accounts receivable, net                                                4,039              5,565
Prepaid expenses and other assets                                                       590                692
                                                                                -----------         ----------
     Total assets                                                               $   268,520         $  272,003
                                                                                ===========         ==========

Liabilities and Shareholders' Equity:

Environmental remediation costs                                                 $    22,588         $   23,551
Dividends payable                                                                    10,489             10,483
Accounts payable and accrued expenses                                                 8,946              9,100
Mortgages payable                                                                       864                844
                                                                                -----------         ----------
     Total liabilities                                                               42,887             43,978
                                                                                -----------         ----------
Commitments and contingencies (Notes 6 and 7)
Shareholders' equity:
   Common stock, par value $.01 per share; authorized 50,000,000
     shares; issued 24,679,662 at June 30, 2004 and 24,664,384
     at December 31, 2003                                                               247                247
   Paid-in capital                                                                  257,268            257,206
   Dividends paid in excess of earnings                                             (31,882)           (29,428)
                                                                                -----------         ----------
     Total shareholders' equity                                                     225,633            228,025
                                                                                -----------         ----------
     Total liabilities and shareholders' equity                                 $   268,520         $  272,003
                                                                                ===========         ==========
</TABLE>

   The accompanying notes are an integral part of these financial statements.

                                       1
<PAGE>

                       GETTY REALTY CORP. AND SUBSIDIARIES
                      CONSOLIDATED STATEMENTS OF OPERATIONS
                    (in thousands, except per share amounts)
                                   (unaudited)

<TABLE>
<CAPTION>
                                              Three months ended June 30,       Six months ended June 30,
                                              --------------------------        -------------------------
                                                 2004             2003           2004              2003
                                                -------          -------        -------          --------
<S>                                           <C>                <C>            <C>              <C>
Revenues:
   Revenues from rental properties              $16,443          $16,672        $32,954          $ 33,349
   Other income, net                                296              409            429               763
                                                -------          -------        -------          --------
     Total revenues                              16,739           17,081         33,383            34,112
                                                -------          -------        -------          --------

Expenses:
   Rental property expenses                       2,487            2,672          5,008             5,584
   Environmental expenses, net                    1,783            2,166          3,515             3,713
   General and administrative expenses            1,255              607          2,632             1,900
   Depreciation expense                           1,828            2,172          3,664             4,311
   Interest expense                                  19               33             40                66
                                                -------          -------        -------          --------
     Total expenses                               7,372            7,650         14,859            15,574
                                                -------          -------        -------          --------
Net earnings before cumulative effect of
  accounting change                               9,367            9,431         18,524            18,538

Cumulative effect of accounting change                -                -              -              (550)
                                                -------          -------        -------          --------
Net earnings                                      9,367            9,431         18,524            17,988

Less preferred stock dividends                        -            1,253              -             2,525
                                                -------          -------        -------          --------
Net earnings applicable to common
  shareholders                                  $ 9,367          $ 8,178        $18,524          $ 15,463
                                                =======          =======        =======          ========

Net earnings per common share:
   Basic                                        $   .38          $   .38        $   .75          $    .72
   Diluted                                      $   .38          $   .38        $   .75          $    .72

Weighted average common shares outstanding:
   Basic                                         24,680           21,498         24,675            21,470
   Diluted                                       24,692           21,508         24,690            21,482

Dividends declared per share:
   Common                                       $.42500          $.41250        $.85000          $ .82500
   Preferred                                          -          $.44375              -          $ .88750
</TABLE>

   The accompanying notes are an integral part of these financial statements.

                                       2
<PAGE>

                       GETTY REALTY CORP. AND SUBSIDIARIES
                      CONSOLIDATED STATEMENTS OF CASH FLOWS
                                 (in thousands)
                                   (unaudited)

<TABLE>
<CAPTION>
                                                                                  Six months ended June 30,
                                                                                ----------------------------
                                                                                   2004               2003
                                                                                ---------           --------
<S>                                                                             <C>                 <C>
Cash flows from operating activities:
Net earnings                                                                    $  18,524           $ 17,988
Adjustments to reconcile net earnings to
 net cash provided by operating activities:

   Depreciation expense                                                             3,664              4,311
   Deferred rental revenue                                                         (2,231)            (2,816)
   Gain on dispositions of real estate                                               (146)              (294)
   Accretion expense                                                                  462                496
   Cumulative effect of accounting change                                               -                550
Changes in assets and liabilities:
   Recoveries from state underground storage tank funds, net                        1,483              2,746
   Mortgages and accounts receivable, net                                             679                776
   Prepaid expenses and other assets                                                  102                350
   Environmental remediation costs                                                 (1,659)            (2,823)
   Accounts payable and accrued expenses                                             (154)              (507)
                                                                                ---------           --------
      Net cash provided by operating activities                                    20,724             20,777
                                                                                ---------           --------
Cash flows from investing activities:
   Collections of mortgages receivable, net                                           847                547
   Property acquisitions and capital expenditures                                  (3,643)           (13,631)
   Proceeds from dispositions of real estate                                          390                715
                                                                                ---------           --------
      Net cash used in investing activities                                        (2,406)           (12,369)
                                                                                ---------           --------
Cash flows from financing activities:
   Cash dividends paid                                                            (20,972)           (20,496)
   Proceeds from (repayment of) mortgages payable, net                                 20                (37)
   Proceeds from issuance of common stock                                              62                285
                                                                                ---------           --------
      Net cash used in financing activities                                       (20,890)           (20,248)
                                                                                ---------           --------

Net decrease in cash and equivalents                                               (2,572)           (11,840)
Cash and equivalents at beginning of period                                        19,905             33,726
                                                                                ---------           --------
Cash and equivalents at end of period                                           $  17,333           $ 21,886
                                                                                =========           ========
Supplemental disclosures of cash flow information
   Cash paid (refunded) during the period for:
      Interest                                                                  $      40           $     66
      Income taxes, net                                                               188                671
      Recoveries from state underground storage tank funds                           (987)              (908)
      Environmental remediation costs                                               2,710              3,020
</TABLE>

   The accompanying notes are an integral part of these financial statements.

                                       3
<PAGE>

                       GETTY REALTY CORP. AND SUBSIDIARIES
                   NOTES TO CONSOLIDATED FINANCIAL STATEMENTS
                                   (Unaudited)

1.       General:

         The accompanying consolidated financial statements have been prepared
in conformity with accounting principles generally accepted in the United States
of America ("GAAP"). The consolidated financial statements include the accounts
of Getty Realty Corp. and its wholly-owned subsidiaries (the "Company"). The
Company is a real estate investment trust ("REIT") specializing in the ownership
and leasing of retail motor fuel and convenience store properties as well as
petroleum distribution terminals. The Company manages and evaluates its
operations as a single segment. All significant intercompany accounts and
transactions have been eliminated.

         The financial statements have been prepared in conformity with GAAP,
which requires management to make its best estimates, judgments and assumptions
that affect the reported amounts of assets and liabilities and disclosure of
contingent assets and liabilities at the date of the financial statements and
revenues and expenses during the period reported. While all available
information has been considered, actual results could differ from those
estimates, judgments and assumptions. Estimates, judgments and assumptions
underlying the accompanying consolidated financial statements include, but are
not limited to, deferred rent receivable, recoveries from state underground
storage tank funds, net, environmental remediation costs, depreciation,
impairment of long-lived assets, litigation, accrued expenses and income taxes.

         The consolidated financial statements are unaudited but, in the opinion
of management, reflect all adjustments (consisting of normal recurring accruals)
necessary for a fair presentation. These statements should be read in
conjunction with the consolidated financial statements and related notes, which
appear in the Company's Annual Report on Form 10-K for the year ended December
31, 2003.

2.       Earnings Per Common Share:

         Basic earnings per common share is computed by dividing net earnings
less preferred dividends by the weighted average number of common shares
outstanding during the period. Diluted earnings per common share also gives
effect to the potential dilution from the exercise of stock options and issuance
of common shares in settlement of restricted stock unit awards in the amount of
12,000 and 15,000 shares for the three and six months ended June 30, 2004 and
10,000 and 12,000 shares for the three and six months ended June 30, 2003,
respectively. For the three and six months ended June 30, 2003, conversion of
the Series A Participating Convertible Redeemable Preferred stock into common
stock utilizing the two class method would have been antidilutive and therefore
conversion was not assumed for purposes of computing either basic or diluted
earnings per common share. There were no preferred shares outstanding during the
three and six months ended June 30, 2004 (see note 5).


                                       4
<PAGE>
3.       Stock-Based Compensation:

         In December 2002, the Financial Accounting Standards Board ("FASB")
issued Statement of Financial Standard No. ("SFAS") 148, "Accounting for
Stock-Based Compensation -- Transition and Disclosure -- an amendment of SFAS
123." SFAS 148 provides alternative transition methods for a voluntary change to
the fair value basis of accounting for stock-based employee compensation. SFAS
148 requires disclosures in both annual and interim financial statements about
the method of accounting for stock-based employee compensation, a description of
the transition method utilized and the effect of the method used on reported
results. The Company adopted SFAS 148 effective December 31, 2002. The Company
voluntarily changed to the fair value basis of accounting for stock-based
employee compensation for awards granted subsequent to January 1, 2003. On June
1, 2004, the Company granted 10,800 restricted stock units under its 2004
Omnibus Incentive Compensation Plan (the "2004 Plan") following shareholder
approval of the 2004 Plan at the Annual Meeting of Shareholders on May 20, 2004
(see note 8). There were no stock options granted under the Stock Option Plan
subsequent to January 1, 2003. The Company will continue to account for options
granted under its stock option plan prior to January 1, 2003 using the intrinsic
value method. Had compensation cost for the Company's stock option plan been
accounted for using the fair value method for all grants, the Company's total
stock-based employee compensation expense using the fair value method, pro-forma
net earnings and pro-forma net earnings per share on a basic and diluted basis
would have been as follows (in thousands, except per share amounts):

<TABLE>
<CAPTION>
                                               Three months ended          Six months ended
                                                    June 30,                    June 30,
                                             ----------------------      ----------------------
                                              2004            2003         2004          2003
                                             ------          ------      -------        -------
<S>                                          <C>             <C>         <C>            <C>
Net earnings, as reported                    $9,367          $9,431      $18,524        $17,988

Add: Stock-based employee compensation
  expense included in reported net
  earnings                                        4               -            4              -

Deduct: Total stock-based employee
  compensation expense using the fair
  value  method                                  27              33           50             66
                                             ------          ------      -------        -------
Pro-forma net earnings                       $9,344          $9,398      $18,478        $17,922
                                             ======          ======      =======        =======

Net earnings per common share:
  As reported                                $  .38          $  .38      $   .75        $   .72
  Pro-forma                                  $  .38          $  .38      $   .75        $   .72
</TABLE>

4.       Cumulative Effect of Accounting Change:

         In June 2001, the FASB issued SFAS 143, "Accounting for Asset
Retirement Obligations." SFAS 143 requires that obligations associated with the
retirement of tangible long-lived assets be recognized at their fair value in
the period when incurred if the asset retirement obligation

                                       5
<PAGE>

results from the normal operation of those assets and a reasonable estimate of
fair value can be made. Due to the adoption of SFAS 143 effective January 1,
2003, accrued environmental remediation costs and recoveries from state
underground storage tank funds were adjusted to their estimated fair value
resulting in a one-time cumulative effect of change in accounting charge of
$550,000 in the six months ended June 30, 2003. Environmental liabilities and
related assets are currently measured based on their expected future cash flows
which have been adjusted for inflation and discounted to present value. Prior to
the adoption of SFAS 143, generally accepted accounting principles required that
if the best estimate of cost for a component of the liability could only be
identified as a range, and no amount within the range was a better estimate than
any other amount, the minimum of the range was accrued for that cost component.
Historically, such accruals were not adjusted for inflation or discounted to
present value.

5.       Shareholders' Equity:

         A summary of the changes in shareholders' equity for the six months
ended June 30, 2004 is as follows (in thousands):

<TABLE>
<CAPTION>

                                                                  Dividends
                                  Common Stock                     Paid In
                                -----------------    Paid-in      Excess Of
                                Shares     Amount    Capital       Earnings        Total
                                ------     ------    --------      --------       --------
<S>                             <C>        <C>       <C>          <C>             <C>
Balance, December 31, 2003      24,664      $247     $257,206      $(29,428)      $228,025

Net earnings                                                         18,524         18,524

Common dividends                                                    (20,978)       (20,978)

Restricted stock unit
expense                                                     4                            4

Common stock issued                 16                     58                           58
                                ------      ----     --------      --------       --------
Balance, June 30, 2004          24,680      $247     $257,268      $(31,882)      $225,633
                                ======      ====     ========      =========      ========
</TABLE>

         In August 2003, the Company notified holders of its Series A
Participating Convertible Redeemable Preferred Stock that the preferred stock
would be redeemed on September 24, 2003 for $25.00 per share plus a mandatory
redemption dividend of $0.27118 per share. Prior to the redemption date,
shareholders with 98% of the preferred stock exercised their right to convert
2,816,919 shares of preferred stock into 3,186,355 shares of common stock at the
conversion rate of 1.1312 shares of common stock for each share of preferred
stock so converted, and received cash in lieu of fractional shares of common
stock. The remaining 48,849 shares of the outstanding preferred stock were
redeemed for an aggregate amount, including accrued dividends through the call
date, of approximately $1,234,000.

6.       Commitments and Contingencies:

         In order to qualify as a REIT, among other items, the Company paid a
special one-time "earnings and profits" (as defined in the Internal Revenue
Code) cash distribution to shareholders aggregating $64.2 million in August
2001. Determination of accumulated earnings and profits for federal income tax
purposes is extremely complex. Should the Internal Revenue Service successfully
assert that the Company's accumulated earnings and profits were greater than the
amount distributed, the Company may fail to qualify as a REIT; however, the
Company may

                                       6
<PAGE>

avoid losing its REIT status by paying a deficiency dividend to eliminate any
remaining accumulated earnings and profits. The Company may have to borrow money
or sell assets to pay such a deficiency dividend.

         In order to minimize the Company's exposure to credit risk associated
with financial instruments, the Company places its temporary cash investments
with high credit quality institutions. Temporary cash investments are held in an
institutional money market fund and federal agency discount notes.

         The Company leases substantially all of its properties on a long-term
net basis to Getty Petroleum Marketing Inc. ("Marketing") under a Master Lease.
Marketing operated substantially all of the Company's petroleum marketing
businesses when it was spun-off to the Company's shareholders as a separate
publicly held company in March 1997. In December 2000, Marketing was acquired by
a subsidiary of OAO Lukoil, one of Russia's largest oil companies. The Company's
financial results depend largely on rental income from Marketing, and to a
lesser extent on rental income from other tenants, and are therefore materially
dependent upon the ability of Marketing to meet its obligations under the Master
Lease. Marketing's financial results depend largely on retail petroleum
marketing margins and rental income from its dealers. The petroleum marketing
industry has been and continues to be volatile and highly competitive. Marketing
has made all required monthly rental payments under the Master Lease when due.

         The Master Lease is a "triple-net" lease, with Marketing directly
responsible for the cost of all taxes, maintenance, repair, insurance,
environmental remediation and other operating expenses. The Company has agreed
to reimburse Marketing for one-half of certain capital expenditures for work
required to comply with local zoning requirements up to a maximum amount
designated for each property and an aggregate maximum reimbursement of $875,000,
of which $147,000 was reimbursed to Marketing and capitalized in the six months
ended June 30, 2004. The Company expects to reimburse Marketing and capitalize
the balance of these costs during 2004 and 2005.

         The Company has also agreed to provide limited environmental
indemnification, capped at $4.25 million and expiring in 2010, to Marketing for
certain pre-existing conditions at the six terminals owned by the Company. Under
the indemnification agreement, Marketing will pay the first $1.5 million of
costs and expenses incurred in connection with remediating any such pre-existing
conditions, Marketing and the Company will share equally the next $8.5 million
of those costs and expenses and Marketing will pay all additional costs and
expenses over $10.0 million. The Company has not accrued a liability in
connection with this indemnification agreement since it is uncertain that any
significant amounts will be required to be paid under the agreement.

         The Company is subject to various legal proceedings and claims which
arise in the ordinary course of its business. In addition, the Company has
retained responsibility for all pre-spin-off legal proceedings and claims
relating to the petroleum marketing business. These matters are not expected to
have a material adverse effect on the Company's financial condition or results
of operations.

         In September 2003, the Company was notified by the State of New Jersey
Department of Environmental Protection that the Company is one of approximately
60 potentially responsible

                                       7
<PAGE>

parties for natural resource damages resulting from discharges of hazardous
substances into the Lower Passaic River. The definitive list of potentially
responsible parties and their actual responsibility for the alleged damages, the
aggregate cost to remediate the Lower Passaic River, the amount of natural
resource damages and the method of allocating such amounts among the potentially
responsible parties have not been determined. Additionally, the Company believes
that ChevronTexaco is contractually obligated to indemnify the Company for most
of the conditions at the property identified by the New Jersey Department of
Environmental Protection. Accordingly, the ultimate legal and financial
liability of the Company, if any, cannot be estimated with any certainty at this
time.

         From October 2003 through April 2004, the Company was notified that it
had been made party to 36 cases in Connecticut, Florida, Massachusetts, New
Hampshire, New Jersey, New York, Pennsylvania, Vermont, Virginia and West
Virginia brought by local water providers or governmental agencies. These cases
allege various theories of liability due to contamination of groundwater with
MTBE as the basis for claims seeking compensatory and punitive damages. Each
case names as defendants approximately 50 petroleum refiners, manufacturers,
distributors and retailers of MTBE, or gasoline containing MTBE. The accuracy of
the allegations as they relate to the Company, its defenses to such claims, the
aggregate amount of damages, the definitive list of defendants and the method of
allocating such amounts among the defendants have not been determined.
Accordingly, the ultimate legal and financial liability of the Company, if any,
cannot be estimated with any certainty at this time.

         Prior to the spin-off of the Marketing business, the Company was
self-insured for workers' compensation, general liability and vehicle liability
up to predetermined amounts above which third-party insurance applies. As of
June 30, 2004 and December 31, 2003, the Company's consolidated balance sheets
included, in accounts payable and accrued expenses, $819,000 and $833,000,
respectively, relating to insurance obligations that may be deemed to have
arisen prior to the spin-off. Since the spin-off, the Company has maintained
insurance coverage subject to certain deductibles.

         7. Environmental Remediation Costs:

         The Company is subject to numerous existing federal, state and local
laws and regulations, including matters relating to the protection of the
environment. In recent years, environmental expenses were principally
attributable to remediation, monitoring, and governmental agency reporting
incurred in connection with contaminated properties. In prior periods a larger
portion of the expenses also included soil disposal and the replacement or
upgrading of USTs to meet federal, state and local environmental standards. For
the three and six months ended June 30, 2004, net environmental expenses
included in the Company's consolidated statements of operations were $1,783,000
and $3,515,000, respectively, and $2,166,000 and $3,713,000, respectively, for
the comparable prior year periods, which amounts were net of estimated
recoveries from state UST remediation funds.

         Under the Master Lease with Marketing, and in accordance with leases
with other tenants, the Company agreed to bring the leased properties with known
environmental contamination to within applicable standards and to regulatory or
contractual closure ("Closure") in an efficient and economical manner.
Generally, upon achieving Closure at each individual property, the Company's
environmental liability under the lease for that property will be satisfied and
future

                                       8
<PAGE>

remediation obligations will be the responsibility of the tenant. The Company
has agreed to pay all costs relating to, and to indemnify Marketing for,
environmental liabilities and obligations scheduled in the Master Lease. The
Company will continue to seek reimbursement from state UST remediation funds
related to these environmental expenditures where available.

         The estimated future costs for known environmental remediation
requirements are accrued when it is probable that a liability has been incurred
and a reasonable estimate of fair value can be made. The environmental
remediation liability is estimated based on the level and impact of
contamination at each property. The accrued liability is the aggregate of the
best estimate of the fair value of cost for each component of the liability.
Recoveries of environmental costs from state UST remediation funds, with respect
to both past and future environmental spending, are accrued at fair value as
income, net of allowance for collection risk, based on estimated recovery rates
developed from prior experience with the funds when such recoveries are
considered probable. Prior to the adoption of SFAS 143, effective January 1,
2003, if the best estimate of cost for a component of the liability could only
be identified as a range, and no amount within the range was a better estimate
than any other amount, the minimum of the range had been accrued for that cost
component rather than the estimated fair value currently required under SFAS
143.

         Environmental exposures are difficult to assess and estimate for
numerous reasons, including the extent of contamination, alternative treatment
methods that may be applied, location of the property which subjects it to
differing local laws and regulations and their interpretations, as well as the
time it takes to remediate contamination. In developing the Company's liability
for probable and reasonably estimable environmental remediation costs, on a
property by property basis, the Company considers among other things, enacted
laws and regulations, assessments of contamination and surrounding geology,
quality of information available, currently available technologies for
treatment, alternative methods of remediation and prior experience. These
accrual estimates are subject to significant change, and are adjusted as the
remediation treatment progresses, as circumstances change and as these
contingencies become more clearly defined and reasonably estimable. As of June
30, 2004, the Company has remediation action plans in place for 329 (91%) of the
361 properties for which it retained environmental responsibility and the
remaining 32 properties (9%) remain in the assessment phase.

         As of June 30, 2004, December 31, 2003 and January 1, 2003, the Company
had accrued $22,588,000, $23,551,000, and $29,426,000, respectively, as
management's best estimate of the fair value of reasonably estimable
environmental remediation costs. As of June 30, 2004, December 31, 2003 and
January 1, 2003, the Company had also recorded $6,205,000, $7,454,000 and
$14,348,000, respectively, as management's best estimate for recoveries from
state UST remediation funds, net of allowance, related to environmental
obligations and liabilities. The net environmental liabilities of $16,097,000
and $15,078,000 as of December 31, 2003 and January 1, 2003, respectively, have
been accreted for the change in present value due to the passage of time and,
accordingly, $462,000 and $496,000, respectively, of accretion expense is
included in environmental expenses for the six months ended June 30, 2004 and
2003. Environmental expenditures were $2,710,000 and recoveries from underground
storage tank funds were $987,000 for the six months ended June 30, 2004.

         In view of the uncertainties associated with environmental
expenditures, however, the Company believes it is possible that the fair value
of future actual net expenditures could be

                                       9
<PAGE>

substantially higher than these estimates. Adjustments to accrued liabilities
for environmental remediation costs will be reflected in the Company's financial
statements as they become probable and a reasonable estimate of fair value can
be made. Although future environmental expenses may have a significant impact on
results of operations for any single fiscal year or interim period, the Company
currently believes that such costs will not have a material adverse effect on
the Company's long-term financial position.

         8. Employee Benefit Plans

         The Getty Realty Corp. 2004 Omnibus Incentive Compensation Plan (the
"2004 Plan") became effective upon its approval at the Annual Meeting of
Shareholders held May 20, 2004. The 2004 Plan provides for the grant of
restricted stock, restricted stock units, performance awards, dividend
equivalents, stock payments and stock awards to all employees and members of the
Board of Directors. The 2004 Plan authorizes the Company to grant an aggregate
of 1,000,000 shares of common stock through 2014. The aggregate maximum number
of shares of common stock that may be subject to awards granted under the 2004
Plan during any calendar year is 80,000.

         On June 1, 2004 the Company awarded 10,800 restricted stock units
("RSUs") and dividend equivalents to employees. On the settlement date the RSUs
have a value equal to one share of common stock and may be settled, in the sole
discretion of the Compensation Committee, in cash or by the issuance of such
share. The RSUs do not provide voting or other shareholder rights unless and
until the RSU is settled for a share of common stock at termination of
employment. The RSUs vest starting one year from the date of grant, on a
cumulative basis at the annual rate of twenty percent of the total number of
RSUs covered by the award. The dividend equivalents represent the value of the
dividend paid per common share paid multiplied by the number of RSUs vested as
of the dividend payment date assuming that the RSUs vest starting three months
from the date of grant, on a cumulative basis at the quarterly rate of five
percent of the total number of RSUs covered by the award. The fair value of the
RSUs granted on June 1, 2004 was estimated at $19.91 per unit on the date of
grant. The fair value of the grant, aggregating approximately $215,000, will be
recognized as compensation expense ratably over the five year vesting period of
the RSUs. Dividend equivalents will be charged against retained earnings when
common stock dividends are declared.

                                       10
<PAGE>

Item 2. Management's Discussion and Analysis of Financial Condition and Results
         of Operations

General

         We are a real estate investment trust specializing in the ownership and
leasing of retail motor fuel and convenience store properties as well as
petroleum distribution terminals. We lease 951 of our 1,018 properties on a
long-term net basis under a master lease (the "Master Lease") to Getty Petroleum
Marketing Inc. ("Marketing") which was spun-off to our shareholders as a
separate publicly held company in March 1997. In December 2000, Marketing was
acquired by a subsidiary of OAO Lukoil ("Lukoil"), one of Russia's largest
integrated oil companies. Our financial results are materially dependent upon
the ability of Marketing to meet its obligations under the Master Lease.
Marketing has made all required monthly rental payments under the Master Lease
when due.

         We manage our business to enhance the value of our real estate
portfolio and, as a REIT, place particular emphasis on minimizing risk and
generating cash sufficient to make required distributions to shareholders of at
least 90% of our taxable income each year. In addition to measurements defined
by generally accepted accounting principles ("GAAP"), our management also
focuses on funds from operations ("FFO") and adjusted funds from operations
("AFFO") to measure our performance. FFO is generally considered to be an
appropriate supplemental non-GAAP measure of performance of REITs. FFO is
defined by the National Association of Real Estate Investment Trusts as net
earnings applicable to common shareholders before depreciation and amortization,
gains or losses on sales of real estate, discontinued operations, extraordinary,
items and cumulative effect of accounting change. In our case, however, net
earnings and FFO include the significant impact of straight-line rent on our
recognition of revenues from rental properties, which largely results from 2%
annual rental increases scheduled under the Master Lease. In accordance with
generally accepted accounting principles, the aggregate minimum rent due over
the initial 15-year term of the Master Lease is recognized on a straight-line
basis rather than when due. As a result, management pays particular attention to
AFFO, a supplemental non-GAAP performance measure that we define as FFO less
straight line rent. In management's view, AFFO provides a more accurate
depiction of the impact of the scheduled rent increases under the Master Lease
than FFO. Neither FFO nor AFFO represent cash generated from operating
activities in accordance with generally accepted accounting principles and
therefore should not be considered an alternative for net earnings or as a
measure of liquidity. FFO and AFFO are reconciled to net earnings in the
financial table on page 15.

         Our discussion and analysis of financial condition and results of
operations should be read in conjunction with Management's Discussion and
Analysis which appears in the Company's Annual Report on Form 10-K for the year
ended December 31, 2003 and the accompanying consolidated financial statements
and related notes which appears in this Form 10-Q.


                                       11
<PAGE>
Results of Operations -- Quarter ended June 30, 2004 compared with the quarter
ended June 30, 2003

         Revenues from rental properties for the three months ended June 30,
2004 and 2003 were $16.4 million and $16.7 million, respectively. Approximately
$14.7 million of these rentals received in each of the three months ended June
30, 2004 and 2003 were from properties leased to Marketing under the Master
Lease. Revenues from rental properties include $1.1 million and $1.4 million of
deferred rental revenue recognized in the three months ended June 30, 2004 and
2003, respectively.

         Other income was $0.3 million for the three months ended June 30, 2004,
a decrease of $0.1 million as compared to the three months ended June 30, 2003.
The decrease was due to lower gains on dispositions of properties.

         As a result, total revenues declined by approximately $0.4 million in
the three months ended June 30, 2004 as compared to the three months ended June
30, 2003.

         Rental property expenses, which are principally comprised of rent
expense and real estate and other state and local taxes, were $2.5 million for
the three months ended June 30, 2004, a decrease of $0.2 million from the three
months ended June 30, 2003. The decrease was primarily due to a reduction in
rent expense as a result of the exercise of lease purchase options, including
the purchase of 41 properties in May 2003.

         Environmental expenses for the three months ended June 30, 2004 were
$1.8 million, a decrease of $0.4 million from the three months ended June 30,
2003, due to a decrease in net change in estimated environmental costs partially
offset by $0.1 million of higher litigation expenses incurred in the current
period.

         General and administrative expenses for the three months ended June 30,
2004 were $1.3 million, an increase of $0.6 million as compared to the three
months ended June 30, 2003. The increase was primarily caused by a $0.5 million
credit recorded in the three months ended June 30, 2003 to reduce insurance loss
reserves that were established under the Company's self-insurance program that
was terminated in 1997.

         Depreciation expense for the three months ended June 30, 2004 was $1.8
million, a decrease of $0.3 million from the three months ended June 30, 2003,
as a result of certain assets becoming fully depreciated and dispositions of
properties.

         As a result, total expenses declined by approximately $0.3 million in
the three months ended June 30, 2004 as compared to the three months ended June
30, 2003.

         Our net earnings of $9.4 million for the three months ended June 30,
2004 were comparable to the prior year period. FFO increased $0.9 million, or
8.5%, to $11.0 million for the three months ended June 30, 2004, principally due
to the elimination of $1.3 million in quarterly preferred stock dividends as a
result of the conversion of 98% of our outstanding convertible preferred stock
into 3.2 million common shares and the redemption of the remaining preferred
shares in September 2003. AFFO increased $1.2 million, or 13.2%, to $9.9 million
in the three months ended June 30, 2004. AFFO increased more than FFO on both a
dollar and percentage basis due to $0.3 million in lower deferred rental
revenues (which are included in FFO, but

                                       12
<PAGE>

excluded from AFFO) recorded for the three months ended June 30, 2004 as
compared to June 30, 2003.

         Diluted earnings per common share of $0.38 for the three months ended
June 30, 2004 were comparable to the prior year period. Diluted FFO per common
share for the three months ended June 30, 2004 decreased to $0.45 per share, as
compared to $0.46 per share for the three months ended June 30, 2003, while
diluted AFFO per common share decreased to $0.40 per share compared to $0.41 per
share in the 2003 period. FFO and AFFO increased, but decreased on a per share
basis when compared to the prior year period since the diluted per share amounts
for 2004 reflect the actual September 2003 conversion and redemption of our
preferred stock discussed above and the 2003 per share amounts reflect the
assumed conversion of our outstanding preferred stock using the two class
method. Accordingly, preferred stock dividends were added back to FFO and AFFO
in calculating FFO and AFFO per share amounts for the three months ended June
30, 2003. The impact of the assumed conversion would have been anti-dilutive in
calculating diluted earnings per common share for the three months ended June
30, 2003, and therefore was not assumed.

Results of Operations -- Six months ended June 30, 2004 compared with the six
 months ended June 30, 2003

         Revenues from rental properties for the six months ended June 30, 2004
and 2003 were $33.0 million and $33.3 million, respectively. Approximately $29.5
million and $29.4 million of these rentals received in the six months ended June
30, 2004 and 2003, respectively, were from properties leased to Marketing under
the Master Lease. Revenues from rental properties include $2.2 million and $2.8
million of deferred rental revenue recognized in the six months ended June 30,
2004 and 2003, respectively.

         Other income was $0.4 million for the six months ended June 30, 2004, a
decrease of $0.3 million compared to the six months ended June 30, 2003. The
decrease was due to lower gains on dispositions of properties and lower interest
income.

         As a result, total revenues declined by approximately $0.7 million in
the six months ended June 30, 2004 as compared to the six months ended June 30,
2003.

         Rental property expenses, which are principally comprised of rent
expense and real estate and other state and local taxes, were $5.0 million for
the six months ended June 30, 2004, a decrease of $0.6 million from the six
months ended June 30, 2003. The decrease was primarily due to a reduction in
rent expense as a result of the exercise of lease purchase options, including
the purchase of 41 properties in May 2003.

         Environmental expenses for the six months ended June 30, 2004 were $3.5
million, a decrease of $0.2 million from the six months ended June 30, 2003. The
decrease was primarily due to a decrease in the net change in estimated
environmental costs of $0.6 million partially offset by $0.4 million of higher
litigation expenses incurred in the current period

         General and administrative expenses for the six months ended June 30,
2004 were $2.6 million, an increase of $0.7 million as compared to the six
months ended June 30, 2003. The

                                       13
<PAGE>

increase was primarily caused by a $0.5 million credit recorded in the six
months ended June 30, 2003 to reduce insurance loss reserves that were
established under the Company's self-insurance program that was terminated in
1997.

         Depreciation expense for the six months ended June 30, 2004 was $3.7
million, a decrease of $0.6 million from the six months ended June 30, 2003, as
a result of certain assets becoming fully depreciated and dispositions of
properties.

         As a result, total expenses declined by approximately $0.7 million in
the six months ended June 30, 2004 as compared to the six months ended June 30,
2003.

         The cumulative effect of accounting change recorded in the six months
ended June 30, 2003 is due to the adoption of Statement of Financial Accounting
Standard No. ("SFAS") 143, effective January 1, 2003. Accrued environmental
remediation costs and the related recoveries from state underground storage tank
funds were adjusted to their estimated fair value resulting in a one-time
cumulative effect of change in accounting charge of $0.6 million (see
"Environmental Matters").

         Our net earnings of $18.5 million for the six months ended June 30,
2004 increased $0.5 million, or 3.0%, over the comparable period in 2003 due to
the items discussed above and the impact of the $0.6 million one-time accounting
charge recorded in the prior period. FFO increased $2.0 million, or 10.0%, to
$22.0 million for the six months ended June 30, 2004, principally due to the
elimination of $2.5 million in preferred stock dividends as a result of the
conversion of 98% of our outstanding convertible preferred stock into 3.2
million common shares and the redemption of the remaining preferred shares in
September 2003. AFFO increased $2.6 million, or 15.1%, to $19.8 million in the
six months ended June 30, 2004. AFFO increased more than FFO on both a dollar
and percentage basis due to $0.6 million in lower deferred rental revenues
(which are included in FFO, but excluded from AFFO) recorded for the six months
ended June 30, 2004 as compared to June 30, 2003.

         Diluted earnings per common share for the six months ended June 30,
2004 increased 4.2% to $0.75 per share, as compared to $0.72 per share for the
six months ended June 30, 2003. Diluted FFO per common share for the six months
ended June 30, 2004 decreased 2.2% to $0.89 per share, as compared to $0.91 per
share for the six months ended June 30, 2003, while diluted AFFO per common
share of $0.80 per share was comparable to the prior year period. FFO and AFFO
increased, but decreased or was unchanged, respectively, on a per share basis
when compared to the prior year period since the diluted per share amounts for
2004 reflect the actual September 2003 conversion and redemption of our
preferred shares discussed above and the per share amounts for 2003 reflect the
assumed conversion of our outstanding preferred stock using the two class
method. Accordingly, preferred stock dividends were added back to FFO and AFFO
in calculating FFO and AFFO per share amounts for the six months ended June 30,
2003. The impact of the assumed conversion would have been anti-dilutive in
calculating diluted earnings per common share for the six months ended June 30,
2003, and therefore was not assumed.

                                       14
<PAGE>

         A reconciliation of net earnings to FFO and AFFO for the three and six
months ended June 30, 2004 and 2003 is as follows (in thousands, except per
share amounts):


<TABLE>
<CAPTION>
                                                                Three months ended June 30,               Six months ended June 30,
                                                                ---------------------------               -------------------------
                                                                  2004             2003                   2004             2003
                                                                --------          -------                -------         --------
<S>                                                             <C>               <C>                    <C>             <C>
Net earnings                                                    $  9,367          $ 9,431                $18,524         $ 17,988
Preferred stock dividends                                              -           (1,253)                     -           (2,525)
                                                                --------          -------                -------         --------
Net earnings applicable to common
   shareholders                                                    9,367            8,178                 18,524           15,463

Depreciation expense                                               1,828            2,172                  3,664            4,311

Gains on sales of real estate                                       (146)            (168)                  (146)            (294)

Cumulative effect of accounting change                                 -                -                      -              550
                                                                --------          -------                -------         --------
Funds from operations                                             11,049           10,182                 22,042           20,030

Straight-line rent                                                (1,115)          (1,408)                (2,231)          (2,816)
                                                                --------          -------                -------         --------
Adjusted funds from operations                                  $  9,934          $ 8,774                $19,811         $ 17,214
                                                                ========          =======                =======         ========

Diluted per common share amounts (a):
   Earnings per share                                           $    .38          $   .38                $   .75         $    .72
   FFO per share                                                $    .45          $   .46                $   .89         $    .91
   AFFO per share                                               $    .40          $   .41                $   .80         $    .80

Diluted weighted average number of common
  share equivalents outstanding:
  Used to calculate net earnings per share                        24,692           21,508                 24,690           21,482
  Assumed conversion of preferred shares                               -            3,194                      -            3,218
                                                                --------          -------                -------         --------
  Used to calculate FFO and AFFO per share                        24,692           24,702                 24,690           24,700
                                                                ========          =======                =======         ========
</TABLE>

(a) Diluted earnings, FFO and AFFO per common share are computed by dividing net
earnings applicable to common shareholders, FFO and AFFO, respectively, by the
diluted weighted average number of common share equivalents outstanding during
the period. Diluted FFO and AFFO per share give effect, for the three and six
months ended June 30, 2003, to the dilution from the conversion of Series A
Participating Convertible Redeemable Preferred Stock into common stock utilizing
the two class method. Accordingly, for the three and six months ended June 30,
2003, preferred stock dividends are added back to FFO and AFFO, which sums are
then divided by the diluted weighted average number of common share equivalents
outstanding for the period. There were no preferred shares outstanding during
the three and six months ended June 30, 2004.

                                       15

<PAGE>

Liquidity and Capital Resources

         Our principal sources of liquidity are available cash and equivalents,
the cash flows from our business and a short-term uncommitted line of credit
with a bank. Management believes that dividend payments and cash requirements
for our business, including environmental remediation expenditures, capital
expenditures and debt service, can be met with cash flows from operations,
available cash and equivalents and the credit line. As of June 30, 2004, we had
a $25.0 million line of credit, of which $0.2 million was utilized for
outstanding letters of credit. Borrowings under the line of credit are unsecured
and bear interest at the prime rate or, at our option, LIBOR plus 1.25%. There
were no borrowings under the line of credit during the six months ended June 30,
2004 or 2003. The line of credit is subject to annual renewal in June 2005 at
the discretion of the bank.

         We elected to be taxed as a REIT under the federal income tax laws with
the year beginning January 1, 2001. As a REIT, we are required, among other
things, to distribute at least 90% of our taxable income to shareholders each
year. We presently intend to pay common stock dividends of $0.4250 per quarter
($1.70 per share on an annual basis), and commenced doing so with the quarterly
dividend declared in the quarter ended September 30, 2003. Payment of dividends
is subject to market conditions, our financial condition and other factors, and
therefore cannot be assured. Dividends paid to our common shareholders were
$21.0 million for the six months ended June 30, 2004 compared to an aggregate
amount of $20.5 million paid to our common and preferred shareholders during the
prior year period.

         In August 2003, we called for redemption our outstanding preferred
stock. Prior to the September 24, 2003 redemption date, shareholders with 98% of
the preferred stock exercised their right to convert their shares of preferred
stock into approximately 3.2 million shares of common stock. The remaining
shares of outstanding preferred stock were redeemed for approximately $1.2
million.

         Property acquisitions and capital expenditures for the six months ended
June 2004 include $3.5 million for the acquisition of eight properties as well
as reimbursements of $147,000 to Marketing for one-half of certain capital
expenditures for work required to comply with local zoning requirements.

Critical Accounting Policies

         Our accompanying consolidated financial statements include the accounts
of Getty Realty Corp. and our wholly-owned subsidiaries. The preparation of
financial statements in accordance with GAAP requires management to make
estimates, judgments and assumptions that affect amounts reported in its
financial statements. We have made our best estimates, judgments and assumptions
relating to certain amounts that are included in our financial statements,
giving due consideration to the accounting policies selected and materiality. We
do not believe that there is a great likelihood that materially different
amounts would be reported related to the application of the accounting policies
described below. Application of these accounting policies, however,

                                       16
<PAGE>

involves the exercise of judgment and use of assumptions as to future
uncertainties and, as a result, actual results could differ from these
estimates, judgments and assumptions. Our accounting policies are described in
note 1 to the consolidated financial statements which appear in our Annual
Report on Form 10-K for the year ended December 31, 2003. Estimates, judgments
and assumptions underlying the accompanying consolidated financial statements
include, but are not limited to, deferred rent receivable, recoveries from state
underground storage tank funds, environmental remediation costs, depreciation,
impairment of long-lived assets, litigation, accrued expenses and income taxes.
We believe that the more critical of our accounting policies relate to revenue
recognition, impairment of long-lived assets, income taxes, environmental costs
and recoveries from state underground storage tank funds and litigation, each of
which is discussed in Management's Discussion and Analysis in our Annual Report
on Form 10-K for the year ended December 31, 2003.

Environmental Matters

         We are subject to numerous existing federal, state and local laws and
regulations, including matters relating to the protection of the environment.
Under the Master Lease with Marketing, and in accordance with leases with other
tenants, we agreed to bring the leased properties with known environmental
contamination to within applicable standards and to regulatory or contractual
closure ("Closure") in an efficient and economical manner. Generally, upon
achieving Closure at an individual property, our environmental liability under
the lease for that property will be satisfied and future remediation obligations
will be the responsibility of our tenant. As of June 30, 2004, we have
remediation action plans in place for 329 (91%) of the 361 properties for which
we retained environmental responsibility and the remaining 32 properties (9%)
remain in the assessment phase.

         As of June 30, 2004, December 31, 2003 and January 1, 2003, we had
accrued $22.6 million, $23.6 million, and $29.4 million, respectively, as
management's best estimate of the fair value of reasonably estimable
environmental remediation costs. As of June 30, 2004, December 31, 2003 and
January 1, 2003, we had also recorded $6.2 million, $7.5 million and $14.3
million, respectively, as management's best estimate for recoveries from state
UST remediation funds, net of allowance, related to environmental obligations
and liabilities. The net environmental liabilities of $16.1 million and $15.1
million as of December 31, 2003 and January 1, 2003, respectively, have been
accreted for the change in present value due to the passage of time and,
accordingly, $0.5 million of accretion expense is included in environmental
expenses for each of the six month periods ended June 30, 2004 and 2003.
Environmental expenditures were $2.7 million and $3.0 million, respectively, and
recoveries from underground storage tank funds were $1.0 million for each of the
six month periods ended June 30, 2004 and 2003. During 2004, we estimate that
our net environmental remediation spending will be approximately $6.0 million.
Our business plan for 2004 reflects a net change in estimated remediation costs
and accretion expense of approximately $5.0 million.

         In view of the uncertainties associated with environmental
expenditures, however, we believe it is possible that the fair value of future
actual net expenditures could be substantially higher than these estimates.
Adjustments to accrued liabilities for environmental remediation costs will be
reflected in our financial statements as they become probable and a reasonable
estimate of fair

                                       17
<PAGE>

value can be made. Net environmental expenses included in our consolidated
statements of operations for the three and six months ended June 30, 2004,
amounted to $1.8 million and $3.5 million, respectively, as compared to $2.2
million and $3.7 million, respectively, for the comparable prior year periods,
which amounts were net of probable recoveries from state UST remediation funds.
Although future environmental costs may have a significant impact on results of
operations for any single fiscal year or interim period, we believe that such
costs will not have a material adverse effect on our long-term financial
position.

         Our discussion of environmental matters should be read in conjunction
with Management's Discussion and Analysis of Financial Condition and Results of
Operations which appear in the Company's Annual Report on Form 10-K for the year
ended December 31, 2003 and the accompanying consolidated financial statements
and related notes which appear in this Form 10-Q (including notes 4, 6 and 7).

Forward Looking Statements

         Certain statements in this Quarterly Report may constitute
"forward-looking statements" within the meaning of the Private Securities
Litigation Reform Act of 1995. When we use the words "believes", "expects",
"plans", "projects", "estimates" and similar expressions, we intend to identify
forward-looking statements. These forward-looking statements involve known and
unknown risks, uncertainties and other factors which may cause our actual
results, performance and achievements of to be materially different from any
future results, performance or achievements expressed or implied by these
forward-looking statements. These factors are more fully detailed in our Annual
Report on Form 10-K for the year ended December 31, 2003 and include, but are
not limited to: risks associated with owning and leasing real estate generally;
dependence on Marketing as a tenant and on rentals from companies engaged in the
petroleum marketing and convenience store businesses; competition for properties
and tenants; risk of tenant non-renewal; the effects of regulation; potential
environmental litigation exposure; our expectations as to the cost of completing
environmental remediation; and the impact of our electing to be taxed as a REIT,
including subsequent failure to qualify as a REIT and future dependence on
external sources of capital.

         As a result of these and other factors, we may experience material
fluctuations in future operating results on a quarterly or annual basis, which
could materially and adversely affect our business, financial condition,
operating results and stock price. An investment in our stock involves various
risks, including those mentioned above and elsewhere in this report and those
which are detailed from time to time in our other filings with the Securities
and Exchange Commission.

         You should not place undue reliance on forward-looking statements,
which reflect our view only as of the date hereof. We undertake no obligation to
publicly release revisions to these forward-looking statements that reflect
future events or circumstances or reflect the occurrence of unanticipated
events.

                                       18
<PAGE>

Item 3. Quantitative and Qualitative Disclosures about Market Risk

         Information in response to this item is incorporated by reference from
Note 6 of the Notes to Consolidated Financial Statements in this Form 10-Q.

Item 4. Controls and Procedures

         The Company maintains disclosure controls and procedures that are
designed to ensure that information required to be disclosed in the Company's
Exchange Act reports is recorded, processed, summarized and reported within the
time periods specified in the Commission's rules and forms, and that such
information is accumulated and communicated to the Company's management,
including its Chief Executive Officer and Chief Financial Officer, as
appropriate, to allow timely decisions regarding required disclosure. In
designing and evaluating the disclosure controls and procedures, management
recognized that any controls and procedures, no matter how well designed and
operated, can provide only reasonable assurance of achieving the desired control
objectives, and management necessarily was required to apply its judgment in
evaluating the cost-benefit relationship of possible controls and procedures.

         As required by Rule 13a-15(b), the Company carries out regular
quarterly evaluations, under the supervision and with the participation of the
Company's management, including the Company's Chief Executive Officer and the
Company's Chief Financial Officer, of the effectiveness of the design and
operation of the Company's disclosure controls and procedures as of the end of
the quarter covered by this report. Based on the foregoing, the Company's Chief
Executive Officer and Chief Financial Officer have concluded that the Company's
disclosure controls and procedures were effective at a reasonable assurance
level as of June 30, 2004.

         There has been no change in the Company's internal controls over
financial reporting during the Company's most recent fiscal quarter that has
materially affected, or is reasonably likely to materially affect, the Company's
internal controls over financial reporting.

                                       19
<PAGE>

       PART II. OTHER INFORMATION

       Item 1. Legal Proceedings

         In 1995, Pennsauken Solid Waste Management Authority, its
successor-in-interest, the Pollution Control Financing Authority of Camden
County and the Township of Pennsauken, New Jersey commenced an action for
unspecified amounts against certain defendants for all costs and damages claimed
to have been incurred for the remediation of the Pennsauken Sanitary Landfill.
The claims against us were settled in November 2003, in exchange for a payment
of $5,000 made in June 2004.

         In 1997, the State of Rhode Island commenced an action against us to
recover damages resulting from an accident which occurred in March 1994,
regarding an oil tanker truck which tipped over and exploded in Providence, RI.
The State alleged damages to the highway area as well as the surrounding area
and nearby overpass. The case was dismissed in June 2004.

         In July 1999, the New Jersey Department of Environmental Protection
("NJDEP") issued a Directive and Notice to Insurers to several parties,
including the Company regarding environmental contamination at a retail motor
fuel property located in New Jersey. We signed an Administrative Consent Order
and settlement agreement with our insurers in December 2003 that calls for the
insurers paying the State, under a reservation of rights, for past costs and
taking over responsibility for the completion of the remediation. The settlement
agreement called for us to pay $70,000 to the State and $15,000 toward the
settlement that the insurers reached with the State regarding natural resource
damages. These payments were made in May 2004.

         In August 2000, the State of New York commenced an action against us in
the New York State Supreme Court in Albany County, seeking reimbursement of
costs claimed to have been incurred to clean up a gasoline release that occurred
in 1987. The matter was settled in June 2004, in exchange for a payment of
$580,000, made in July 2004.

       Item 2. Changes in Securities, Use of Proceeds and Issuer Purchases of
               Equity Securities

                  None.

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

                  Reference is made to our May 21, 2004 filing on Form 8-K,
                  described in item 6(b) below.

                                       20
<PAGE>

Item 6. Exhibits and Reports on Form 8-K

     (a) Exhibits:

<TABLE>
<CAPTION>
Designation of Exhibit
in this Quarterly Report
     on Form 10-Q                          Description of Exhibit
     ------------                          ----------------------
<S>                          <C>
         10.1                2004 Omnibus Incentive Compensation Plan (filed
                               as Appendix B to  Company's 2004 Definitive Proxy
                               Statement on Schedule 14A, filed on April 9,
                               2004 (File No. 001-13777) and incorporated herein by
                               reference).

         31                  Certifications of Chief Executive Officer and Chief Financial
                               Officer pursuant to Section 302 of Sarbanes-Oxley Act of 2002

         32                  Certifications of Chief Executive Officer and Chief Financial
                               Officer pursuant to 18 U.S.C. Section 1350 (*)
</TABLE>

         (*) These certifications are being furnished solely to accompany the
         Report pursuant to 18 U.S.C. Section 1350, and are not being filed for
         purposes of Section 18 of the Securities Exchange Act of 1934, as
         amended, and are not to be incorporated by reference into any filing of
         the Company, whether made before or after the date hereof, regardless
         of any general incorporation language in such filing.

     (b) Reports filed on Form 8-K:

     On April 22, 2004, the Company reported that it has implemented a
     Dividend Reinvestment/Stock Purchase Plan for Shareholders, which was
     filed under Item 5 "Other Matters" on Form 8-K.

     On April 27, 2004, the Company announced its earnings for the three
     months ended March 31, 2004, which was furnished under Item 12 "Results
     of Operations and Financial Condition" on Form 8-K.

     On May 21, 2004, the Company reported the declaration of a quarterly
     stock dividend, the results of the election of directors and officers
     and the approval of the Company's Omnibus Incentive Compensation Plan,
     which were filed under Item 5 "Other Matters" on Form 8-K.

                                       21
<PAGE>

                                   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.

                               GETTY REALTY CORP.
                               ------------------
                                  (Registrant)

      Dated: August 3, 2004                  BY: /s/ Thomas J. Stirnweis
                                                 -----------------------
                                                        (Signature)
                                                 THOMAS J. STIRNWEIS
                                                 Vice President, Treasurer and
                                                 Chief Financial Officer

      Dated: August 3, 2004                  BY: /s/ Leo Liebowitz
                                                 -----------------
                                                    (Signature)
                                                 LEO LIEBOWITZ
                                                 Chairman and Chief Executive
                                                 Officer

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