----

| For the quarterly period ended March 31, 2010 |
|-----------------------------------------------|

| For the transition period from |                                                            to |
|--------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Commission File Number: | 333-57103 |
|-------------------------|-----------|

|                                                   | Mack-Cali Realty, L.P. |   |
|--------------------------------------------------------|------------------------|--------|
| (Exact name of registrant as specified in its charter) |

| Delaware                                                       |   |  22-3315804                     |
|----------------------------------------------------------------|--------|--------------------------------------|
| (State or other jurisdiction of incorporation or organization) |   | (I.R.S. Employer Identification No.) |
|                                                           |   |                                 |

| 343 Thornall Street, Edison, New Jersey  |   | 08837-2206 |
|------------------------------------------|--------|------------|
| (Address of principal executive offices) |   | (Zip Code) |

|                                                       | (732) 590-1000 |   |
|------------------------------------------------------------|----------------|--------|
| (Registrant’s telephone number, including area code) |

| Not Applicable                                                                     |
|------------------------------------------------------------------------------------|
| (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 ninety (90) days.  YES X NO ___ |
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).  Yes ___ No ___ (the Registrant is not yet required to submit Interactive Data) |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. Large accelerated filer  x                                                                                                           Accelerated filer   ̈ Non-accelerated filer   ̈ (Do not check if a smaller reporting company)                                                                                                                                Smaller reporting company   ̈ |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  YES___  NO   X  |
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| Part I        | Financial Information |                                                              | Page   |
|---------------|-----------------------|-------------------------------------------------------------------|--------|
|          |                  |                                                              |   |
|          | Item 1.               | Financial Statements (unaudited):                                 |   |
|          |                  |                                                              |   |
|          |                  | Consolidated Balance Sheets as of March 31, 2010                  |   |
|          |                  | and December 31, 2009                                             | 4      |
|          |                  |                                                              |   |
|          |                  | Consolidated Statements of Operations for the three months        |   |
|          |                  | ended March 31, 2010 and 2009                                     | 5      |
|          |                  |                                                              |   |
|          |                  | Consolidated Statement of Changes in Equity for the three months  |   |
|          |                  | ended March 31, 2010                                              | 6      |
|          |                  |                                                              |   |
|          |                  | Consolidated Statements of Cash Flows for the three months        |   |
|          |                  | ended March 31, 2010 and 2009                                     | 7      |
|          |                  |                                                              |   |
|          |                  | Notes to Consolidated Financial Statements                        | 8-35   |
|          |                  |                                                              |   |
|          | Item 2.               | Management’s Discussion and Analysis of Financial Condition |   |
|          |                  | and Results of Operations                                         | 36-50  |
|          |                  |                                                              |   |
|          | Item 3.               | Quantitative and Qualitative Disclosures About Market Risk        | 50-51  |
|          |                  |                                                              |   |
|          | Item 4.               | Controls and Procedures                                           | 51     |
|          |                  |                                                              |   |
| Part II       | Other Information     |                                                              |   |
|          |                  |                                                              |   |
|          | Item 1.               | Legal Proceedings                                                 | 52     |
|          |                  |                                                              |   |
|          | Item 1A.              | Risk Factors                                                      | 52     |
|          |                  |                                                              |   |
|          | Item 2.               | Unregistered Sales of Equity Securities and Use of Proceeds       | 53     |
|          |                  |                                                              |   |
|          | Item 3.               | Defaults Upon Senior Securities                                   | 53     |
|          |                  |                                                              |   |
|          | Item 4.               | (Removed and Reserved)                                            | 53     |
|          |                  |                                                              |   |
|          | Item 5.               | Other Information                                                 | 54     |
|          |                  |                                                              |   |
|          | Item 6.               | Exhibits                                                          | 54     |
|          |                  |                                                              |   |
| Signatures    |                  |                                                              | 55     |
|          |                  |                                                              |   |
| Exhibit Index |                  |                                                              | 56-72  |

----

----

|                                                                                    |   | March 31, |       |   | December 31, |   |
|-----------------------------------------------------------------------------------------|--------|-----------|------------|--------|--------------|--------|
| ASSETS                                                                                  |   | 2010      |       |   | 2009         |   |
| Rental property                                                                         |   |      |       |   |         |   |
| Land and leasehold interests                                                            |   | $         | 772,403    |   |         | $      | 771,794 |   |
| Buildings and improvements                                                              |   |      | 3,952,119  |   |         |   | 3,948,509 |   |
| Tenant improvements                                                                     |   |      | 442,133    |   |         |   | 456,547 |   |
| Furniture, fixtures and equipment                                                       |   |      | 9,349      |   |         |   | 9,358 |   |
|                                                                                    |   |      | 5,176,004  |   |         |   | 5,186,208 |   |
| Less – accumulated depreciation and amortization                                  |   |      | (1,170,810 | )      |         |   | (1,153,223 | ) |
| Net investment in rental property                                                       |   |      | 4,005,194  |   |         |   | 4,032,985 |   |
| Cash and cash equivalents                                                               |   |      | 274,066    |   |         |   | 291,059 |   |
| Investments in unconsolidated joint ventures                                            |   |      | 35,510     |   |         |   | 35,680 |   |
| Unbilled rents receivable, net                                                          |   |      | 121,633    |   |         |   | 119,469 |   |
| Deferred charges and other assets, net                                                  |   |      | 214,002    |   |         |   | 213,674 |   |
| Restricted cash                                                                         |   |      | 21,854     |   |         |   | 20,681 |   |
| Accounts receivable, net of allowance for doubtful accounts                             |   |      |       |   |         |   |   |   |
| of $2,434 and $2,036                                                                    |   |      | 12,046     |   |         |   | 8,089 |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| Total assets                                                                            |   | $         | 4,684,305  |   |         | $      | 4,721,637 |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| LIABILITIES AND EQUITY                                                                  |   |      |       |   |         |   |   |   |
| Senior unsecured notes                                                                  |   | $         | 1,582,695  |   |         | $      | 1,582,434 |   |
| Mortgages, loans payable and other obligations                                          |   |      | 754,235    |   |         |   | 755,003 |   |
| Dividends and distributions payable                                                     |   |      | 42,121     |   |         |   | 42,109 |   |
| Accounts payable, accrued expenses and other liabilities                                |   |      | 111,355    |   |         |   | 106,878 |   |
| Rents received in advance and security deposits                                         |   |      | 51,681     |   |         |   | 54,693 |   |
| Accrued interest payable                                                                |   |      | 22,512     |   |         |   | 37,330 |   |
| Total liabilities                                                                       |   |      | 2,564,599  |   |         |   | 2,578,447 |   |
| Commitments and contingencies                                                           |   |      |       |   |         |   |   |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| Partners’ Capital:                                                                |   |      |       |   |         |   |   |   |
| General Partner 10,000 and 10,000 preferred units outstanding                           |   |      | 24,836     |   |         |   | 24,836 |   |
| General Partner 79,184,996 and 78,969,752 common units outstanding                      |   |      | 1,724,569  |   |         |   | 1,740,326 |   |
| Limited partners, 13,305,106 and 13,495,036 common units outstanding                    |   |      | 367,167    |   |         |   | 374,999 |   |
| Total Mack-Cali Realty, L.P. partners’ capital                                    |   |      | 2,116,572  |   |         |   | 2,140,161 |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| Noncontrolling interests in consolidated joint ventures:                                |   |      | 3,134      |   |         |   | 3,029 |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| Total equity                                                                            |   |      | 2,119,706  |   |         |   | 2,143,190 |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| Total liabilities and equity                                                            |   | $         | 4,684,305  |   |         | $      | 4,721,637 |   |
|                                                                                    |   |      |       |   |         |   |   |   |
|                                                                                    |   |      |       |   |         |   |   |   |
| The accompanying notes are an integral part of these consolidated financial statements. |   |

----

|                                                                                    |   | Three Months Ended |    |
|-----------------------------------------------------------------------------------------|--------|--------------------|---------|
|                                                                                    |   | March 31,          |    |
| REVENUES                                                                                |   | 2010               |    |   | 2009 |   |
| Base rents                                                                              |   | $                  | 153,785 |   |   | $ | 149,326 |   |
| Escalations and recoveries from tenants                                                 |   |               | 26,353  |   |   |   | 27,949 |   |
| Construction services                                                                   |   |               | 10,862  |   |   |   | 3,911 |   |
| Real estate services                                                                    |   |               | 1,976   |   |   |   | 2,526 |   |
| Other income                                                                            |   |               | 2,917   |   |   |   | 2,954 |   |
| Total revenues                                                                          |   |               | 195,893 |   |   |   | 186,666 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| EXPENSES                                                                                |   |               |    |   |   |   |   |   |
| Real estate taxes                                                                       |   |               | 22,337  |   |   |   | 23,471 |   |
| Utilities                                                                               |   |               | 20,012  |   |   |   | 20,877 |   |
| Operating services                                                                      |   |               | 28,993  |   |   |   | 27,942 |   |
| Direct construction costs                                                               |   |               | 10,293  |   |   |   | 3,714 |   |
| General and administrative                                                              |   |               | 8,414   |   |   |   | 10,082 |   |
| Depreciation and amortization                                                           |   |               | 48,597  |   |   |   | 48,272 |   |
| Total expenses                                                                          |   |               | 138,646 |   |   |   | 134,358 |   |
| Operating income                                                                        |   |               | 57,247  |   |   |   | 52,308 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| OTHER (EXPENSE) INCOME                                                                  |   |               |    |   |   |   |   |   |
| Interest expense                                                                        |   |               | (39,369 | ) |   |   | (32,794 | ) |
| Interest and other investment income                                                    |   |               | 21      |   |   |   | 197 |   |
| Equity in earnings (loss) of unconsolidated joint ventures                              |   |               | (522    | ) |   |   | (5,114 | ) |
| Total other (expense) income                                                            |   |               | (39,870 | ) |   |   | (37,711 | ) |
| Income from continuing operations                                                       |   |               | 17,377  |   |   |   | 14,597 |   |
| Net income                                                                              |   |               | 17,377  |   |   |   | 14,597 |   |
| Noncontrolling interest in consolidated joint ventures                                  |   |               | 87      |   |   |   | 632 |   |
| Preferred unit distributions                                                            |   |               | (500    | ) |   |   | (500 | ) |
| Net income available to common unitholders                                              |   | $                  | 16,964  |   |   | $ | 14,729 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| Basic earnings per common unit:                                                         |   |               |    |   |   |   |   |   |
| Income from continuing operations                                                       |   | $                  | 0.18    |   |   | $ | 0.18 |   |
| Net income available to common unitholders                                              |   | $                  | 0.18    |   |   | $ | 0.18 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| Diluted earnings per common unit:                                                       |   |               |    |   |   |   |   |   |
| Income from continuing operations                                                       |   | $                  | 0.18    |   |   | $ | 0.18 |   |
| Net income available to common unitholders                                              |   | $                  | 0.18    |   |   | $ | 0.18 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| Basic weighted average units outstanding                                                |   |               | 92,338  |   |   |   | 80,921 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| Diluted weighted average units outstanding                                              |   |               | 92,450  |   |   |   | 80,921 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| The accompanying notes are an integral part of these consolidated financial statements. |   |

----

|                                      |      |    |     |        |        |        |           |       |
|-------------------------------------------|-----------|---------|----------|-------------|-------------|-------------|----------------|------------|
|                                      |      |    |     |        |        |        |           |       |
|                                      | General   | General | Limited  | General     | General     | Limited     | Noncontrolling |       |
|                                      | Partner   | Partner | Partners | Partner     | Partner     | Partners    | Interests in   |       |
|                                      | Preferred | Common  | Common   | Preferred   | Common      | Common      | Consolidated   | Total      |
|                                      | Units     | Units   | Units    | Unitholders | Unitholders | Unitholders | Subsidiaries   | Equity     |
|                                      |      |    |     |        |        |        |           |       |
| Balance at January 1, 2010                | 10        | 78,970  | 13,495   | $24,836     | $1,740,326  | $374,999    | $3,029         | $2,143,190 |
| Net income                                | --        | --      | --       | 500         | 14,509      | 2,455       | (87)           | 17,377     |
| Distributions                             | --        | --      | --       | (500)       | (35,678)    | (5,942)     | --             | (42,120)   |
| Increase in noncontrolling interest       | --        | --      | --       | --          | --          | --          | 192            | 192        |
| Redemption of limited partners common     |      |    |     |        |        |        |           |       |
| units for shares of general partner       |      |    |     |        |        |        |           |       |
| common units                              | --        | 190     | (190)    | --          | 4,345       | (4,345)     | --             | --         |
| Units issued under Dividend               |      |    |     |        |        |        |           |       |
| Reinvestment and Stock Purchase Plan      | --        | 1       | --       | --          | 40          | --          | --             | 40         |
| Contributions – proceeds from stock |      |    |     |        |        |        |           |       |
| options exercised                         | --        | 11      | --       | --          | 311         | --          | --             | 311        |
| Stock compensation                        | --        | 13      | --       | --          | 716         | --          | --             | 716        |
|                                      |      |    |     |        |        |        |           |       |
| Balance at March 31, 2010                 | 10        | 79,185  | 13,305   | $24,836     | $1,724,569  | $367,167    | $3,134         | $2,119,706 |
|                                      |      |    |     |        |        |        |           |       |

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

----

|                                                                                    |   | Three Months Ended |    |
|-----------------------------------------------------------------------------------------|--------|--------------------|---------|
|                                                                                    |   | March 31,          |    |
| CASH FLOWS FROM OPERATING ACTIVITIES                                                    |   | 2010               |    |   | 2009 |   |
| Net income                                                                              |   | $                  | 17,377  |   |   | $ | 14,597 |   |
| Adjustments to reconcile net income to net cash provided by                             |   |               |    |   |   |   |   |   |
| Operating activities:                                                                   |   |               |    |   |   |   |   |   |
| Depreciation and amortization, including related intangible assets                      |   |               | 48,251  |   |   |   | 46,737 |   |
| Amortization of stock compensation                                                      |   |               | 716     |   |   |   | 517 |   |
| Amortization of deferred financing costs and debt discount                              |   |               | 715     |   |   |   | 707 |   |
| Equity in (earnings) loss of unconsolidated joint venture, net                          |   |               | 522     |   |   |   | 5,114 |   |
| Distributions of cumulative earnings from unconsolidated                                |   |               |    |   |   |   |   |   |
|    joint ventures                                                        |   |               | 48      |   |   |   | 1,000 |   |
| Changes in operating assets and liabilities:                                            |   |               |    |   |   |   |   |   |
| Increase in unbilled rents receivable, net                                              |   |               | (2,136  | ) |   |   | (992 | ) |
| Increase in deferred charges and other assets, net                                      |   |               | (8,554  | ) |   |   | (3,192 | ) |
| (Increase) decrease in accounts receivable, net                                         |   |               | (3,956  | ) |   |   | 12,009 |   |
| Increase (decrease) in accounts payable, accrued expenses                               |   |               |    |   |   |   |   |   |
|    and other liabilities                                                 |   |               | 5,887   |   |   |   | (9,395 | ) |
| Decrease in rents received in advance and security deposits                             |   |               | (3,012  | ) |   |   | (1,436 | ) |
| Decrease in accrued interest payable                                                    |   |               | (14,818 | ) |   |   | (13,637 | ) |
|                                                                                    |   |               |    |   |   |   |   |   |
| Net cash provided by operating activities                                               |   | $                  | 41,040  |   |   | $ | 52,029 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| CASH FLOWS FROM INVESTING ACTIVITIES                                                    |   |               |    |   |   |   |   |   |
| Additions to rental property and related intangibles                                    |   | $                  | (11,862 | ) |   | $ | (15,791 | ) |
| Repayment of notes receivable                                                           |   |               | --      |   |   |   | 44 |   |
| Investment in unconsolidated joint ventures                                             |   |               | (393    | ) |   |   | (1,580 | ) |
| Increase in restricted cash                                                             |   |               | (1,173  | ) |   |   | (199 | ) |
|                                                                                    |   |               |    |   |   |   |   |   |
| Net cash used in investing activities                                                   |   | $                  | (13,428 | ) |   | $ | (17,526 | ) |
|                                                                                    |   |               |    |   |   |   |   |   |
| CASH FLOW FROM FINANCING ACTIVITIES                                                     |   |               |    |   |   |   |   |   |
| Borrowings from revolving credit facility                                               |   |               | --      |   |   | $ | 265,000 |   |
| Repayment of revolving credit facility and money market loans                           |   |               | --      |   |   |   | (98,000 | ) |
| Repayments of senior unsecured notes                                                    |   |               | --      |   |   |   | (199,724 | ) |
| Proceeds from mortgages and loans payable                                               |   |               | --      |   |   |   | 64,500 |   |
| Repayment of mortgages, loans payable and other obligations                             |   | $                  | (1,956  | ) |   |   | (3,378 | ) |
| Payment of financing costs                                                              |   |               | (851    | ) |   |   | (375 | ) |
| Proceeds from stock options exercised                                                   |   |               | 311     |   |   |   | -- |   |
| Payment of dividends and distributions                                                  |   |               | (42,109 | ) |   |   | (52,249 | ) |
|                                                                                    |   |               |    |   |   |   |   |   |
| Net cash used in financing activities                                                   |   | $                  | (44,605 | ) |   | $ | (24,226 | ) |
|                                                                                    |   |               |    |   |   |   |   |   |
| Net (decrease) increase in cash and cash equivalents                                    |   | $                  | (16,993 | ) |   | $ | 10,277 |   |
| Cash and cash equivalents, beginning of period                                          |   |               | 291,059 |   |   |   | 21,621 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| Cash and cash equivalents, end of period                                                |   | $                  | 274,066 |   |   | $ | 31,898 |   |
|                                                                                    |   |               |    |   |   |   |   |   |
|                                                                                    |   |               |    |   |   |   |   |   |
| The accompanying notes are an integral part of these consolidated financial statements. |   |

----

----

| Property | Rental properties are stated at cost less accumulated depreciation and amortization.  Costs directly related to the acquisition, development and construction of rental properties are capitalized. Pursuant to the Company’s adoption of ASC 805, Business Combinations, effective January 1, 2009, acquisition-related costs are expensed as incurred.  Capitalized development and construction costs include pre-construction costs essential to the development of the property, development and construction costs, interest, property taxes, insurance, salaries and other project costs incurred during the period of development.  Included in total rental property is construction, tenant improvement and development in-progress of $49,284,000 and $107,226,000 as of March 31, 2010 and December 31, 2009, respectively.  Ordinary repairs and maintenance are expensed as incurred; major replacements and betterments, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.  Fully-depreciated assets are removed from the accounts. |
|----------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Leasehold interests               | Remaining lease term           |
|-----------------------------------|--------------------------------|
| Buildings and improvements        | 5 to 40 years                  |
| Tenant improvements               | The shorter of the term of the |
|                              | related lease or useful life   |
| Furniture, fixtures and equipment | 5 to 10 years                  |

----

| Rental Property |   |
|-----------------|--------|

| Held for Sale and |   |
|-------------------|--------|

| Discontinued |   |
|--------------|--------|

| Operations | When assets are identified by management as held for sale, the Company discontinues depreciating the assets and estimates the sales price, net of selling costs, of such assets.  If, in management’s opinion, the estimated net sales price of the assets which have been identified as held for sale is less than the net book value of the assets, a valuation allowance is established.  Properties identified as held for sale and/or sold are presented in discontinued operations for all periods presented. |
|------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| Joint Ventures | The Company accounts for its investments in unconsolidated joint ventures under the equity method of accounting.  The Company applies the equity method by initially recording these investments at cost, as Investments in Unconsolidated Joint Ventures, subsequently adjusted for equity in earnings and cash contributions and distributions. |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | ASC 810, Consolidation, provides guidance on the identification of entities for which control is achieved through means other than voting rights (“variable interest entities” or “VIEs”) and the determination of which business enterprise, if any, should consolidate the VIE (the “primary beneficiary”).  Generally, the consideration of whether an entity is a VIE applies when either (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest, (2) the equity investment at risk is insufficient to finance that entity’s activities without additional subordinated financial support or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | On January 1, 2010, the Company adopted the updated provisions of ASC 810, pursuant to FASB No. 167, which amends FIN 46(R) to require ongoing reassessments of whether an enterprise is the primary beneficiary of a variable interest entity.  Additionally, FASB No. 167 amends FIN 46(R) to eliminate the quantitative approach previously required for determining the primary beneficiary of a variable interest entity, which was based on determining which enterprise absorbs the majority of the entity’s expected losses, receives a majority of the entity’s expected residual returns, or both.  FASB No. 167 amends certain guidance in Interpretation 46(R) for determining whether an entity is a variable interest entity.  Also, FASB No. 167 amends FIN 46(R) to require enhanced disclosures that will provide users of financial statements with more transparent information about an enterprise’s involvement in a variable interest entity.  The enhanced disclosures are required for any enterprise that holds a variable interest in a variable interest entity.  The adoption of this guidance did not have a material impact to these financial statements.  See Note 3: Investments in Unconsolidated Joint Ventures for disclosures regarding the Company’s unconsolidated joint ventures. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Cash and Cash |   |
|---------------|--------|

| Equivalents | All highly liquid investments with a maturity of three months or less when purchased are considered to be cash equivalents. |
|-------------|-----------------------------------------------------------------------------------------------------------------------------|

| Marketable |   |
|------------|--------|

| Securities | The Company classifies its marketable securities among three categories: held-to-maturity, trading and available-for-sale.  Unrealized holding gains and losses relating to available-for-sale securities are excluded from earnings and reported as other comprehensive income (loss) in equity until realized.  A decline in the market value of any held-to-maturity marketable security below cost that is deemed to be other than temporary results in a reduction in the carrying amount to fair value.  Any impairment would be charged to earnings and a new cost basis for the security established. |
|------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| Financing Costs | Costs incurred in obtaining financing are capitalized and amortized over the term of the related indebtedness. Amortization of such costs is included in interest expense and was $715,000 and $707,000 for the three months ended March 31, 2010 and 2009, respectively. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Leasing Costs | Costs incurred in connection with leases are capitalized and amortized on a straight-line basis over the terms of the related leases and included in depreciation and amortization.  Unamortized deferred leasing costs are charged to amortization expense upon early termination of the lease. Certain employees of the Corporation are compensated for providing leasing services to the Properties.  The portion of such compensation, which is capitalized and amortized, approximated $955,000 and $860,000 for the three months ended March 31, 2010 and 2009, respectively. |
|---------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Instruments | The Company measures derivative instruments, including certain derivative instruments embedded in other contracts, at fair value and records them as an asset or liability, depending on the Company’s rights or obligations under the applicable derivative contract.  For derivatives designated and qualifying as fair value hedges, the changes in the fair value of both the derivative instrument and the hedged item are recorded in earnings.  For derivatives designated as cash flow hedges, the effective portions of the derivative are reported in other comprehensive income (“OCI”) and are subsequently reclassified into earnings when the hedged item affects earnings. Changes in fair value of derivative instruments not designated as hedging and ineffective portions of hedges are recognized in earnings in the affected period. |
|-------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Recognition | Base rental revenue is recognized on a straight-line basis over the terms of the respective leases.  Unbilled rents receivable represents the amount by which straight-line rental revenue exceeds rents currently billed in accordance with the lease agreements.  Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining term of the lease for above-market leases and the initial term plus the term of any below-market fixed-rate renewal options for below-market leases.  The capitalized above-market lease values for acquired properties are amortized as a reduction of base rental revenue over the remaining term of the respective leases, and the capitalized below-market lease values are amortized as an increase to base rental revenue over the remaining initial terms plus the terms of any below-market fixed-rate renewal options of the respective leases.  Escalations and recoveries from tenants are received from tenants for certain costs as provided in the lease agreements.  These costs generally include real estate taxes, utilities, insurance, common area maintenance and other recoverable costs.  See Note 13: Tenant Leases.  Construction services revenue includes fees earned and reimbursements received by the Company for providing construction management and general contractor services to clients.  Construction services revenue is recognized on the percentage of completion method.  Using this method, profits are recorded on the basis of estimates of the overall profit and percentage of completion of individual contracts.  A portion of the estimated profits is accrued based upon estimates of the percentage of completion of the construction contract.  This revenue recognition method involves inherent risks relating to profit and cost estimates.  Real estate services revenue includes property management, facilities management, leasing commission fees and other services, and payroll and related costs reimbursed from clients.  Other income includes income from parking spaces leased to tenants, income from tenants for additional services arranged for by the Company and income from tenants for early lease terminations. |
|-------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| Doubtful Accounts | Management periodically performs a detailed review of amounts due from tenants to determine if accounts receivable balances are impaired based on factors affecting the collectability of those balances.  Management’s estimate of the allowance for doubtful accounts requires management to exercise significant judgment about the timing, frequency and severity of collection losses, which affects the allowance and net income. |
|-------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Other Taxes | The Company is a partnership, and, as a result, all income and losses of the partnership are allocated to the partners for inclusion in their respective tax returns. Accordingly, no provision or benefit for income taxes has been made in the accompanying financial statements. |
|-------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Certain of the Company’s corporate subsidiaries are taxable REIT subsidiaries (each a “TRS”).  In general, a TRS may perform additional services for tenants of the Company and generally may engage in any real estate or non-real estate related business (except for the operation or management of health care facilities or lodging facilities or the providing to any person, under a franchise, license or otherwise, rights to any brand name under which any lodging facility or health care facility is operated).  A TRS is subject to corporate federal income tax.  If the Corporation fails to qualify as a REIT in any taxable year, the Corporation will be subject to federal income tax (including any applicable alternative minimum tax) on its taxable income at regular corporate tax rates.  The Corporation is subject to certain state and local taxes. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Earnings |   |
|----------|--------|

| Per Unit | The Company presents both basic and diluted earnings per unit (“EPU”).  Basic EPU excludes dilution and is computed by dividing net income available to common unitholders by the weighted average number of units outstanding for the period.  Diluted EPU reflects the potential dilution that could occur if securities or other contracts to issue common units were exercised or converted into common units, where such exercise or conversion would result in a lower EPU amount. |
|----------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Payable | The distributions payable at March 31, 2010 represents distributions payable to preferred unitholders (10,000 Series C preferred units) and common unitholders (92,490,296 common units), for all such holders of record as of April 6, 2010 with respect to the first quarter 2010.  The first quarter 2010 Series C preferred unit distributions of $50.00 per preferred unit and common unit distributions of $0.45 per common unit were approved by the Corporation’s Board of Directors on March 10, 2010.  The common unit distributions payable were paid on April 12, 2010.  The preferred unit distributions payable were paid on April 15, 2010. |
|---------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| Costs Incurred |   |
|----------------|--------|

| For Stock |   |
|-----------|--------|

| Issuances | Costs incurred in connection with the Corporation’s stock issuances are reflected as a reduction of General Partner’s capital. |
|-----------|--------------------------------------------------------------------------------------------------------------------------------------------|

| Stock |   |
|-------|--------|

| Compensation | The Company accounts for stock options and restricted stock awards granted prior to 2002 using the intrinsic value method prescribed in the previously existing accounting guidance on accounting for stock issued to employees.  Under this guidance, compensation cost for stock options is measured as the excess, if any, of the quoted market price of the Corporation’s stock at the date of grant over the exercise price of the option granted.  Compensation cost for stock options is recognized ratably over the vesting period.  The Corporation’s policy is to grant options with an exercise price equal to the quoted closing market price of the Corporation’s stock on the business day preceding the grant date.  Accordingly, no compensation cost has been recognized under the Corporation’s stock option plans for the granting of stock options made prior to 2002.  Restricted stock awards granted prior to 2002 are valued at the vesting dates of such awards with compensation cost for such awards recognized ratably over the vesting period. |
|--------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Other |   |
|-------|--------|

| Comprehensive |   |
|---------------|--------|

| Income | Other comprehensive income (loss) includes items that are recorded in equity, such as unrealized holding gains or losses on marketable securities available for sale. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | (i) | 99 percent of Mack-Green’s share of the profits and losses from 10 specific OPLP Properties allocable to the Company and one percent allocable to SL Green; |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ii) | one percent of Mack-Green’s share of the profits and losses from eight specific OPLP Properties and its minor interest in four office properties allocable to the Company and 99 percent allocable to SL Green; and |
|--------|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (iii) | 50 percent of all other profits and losses allocable to the Company and 50 percent allocable to SL Green. |
|--------|-------|-----------------------------------------------------------------------------------------------------------|

----

----

----

| (i)   | first, to JPM, such that JPM is provided with an annual 12 percent compound preferred return on Preferred Equity Capital Contributions (as such term is defined in the operating agreement of 100 Kimball and largely comprised of development and construction costs); |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | second, to JPM, as return of Preferred Equity Capital Contributions until complete repayment of such Preferred Equity Capital Contributions; |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------|

| (iii)   | third, to each of JPM and Gale Kimball in proportion to their respective membership interests until each member is provided, as a result of such distributions, with an annual twelve percent compound return on the Member’s Capital Contributions (as defined in the operating agreement of 100 Kimball, and excluding Preferred Equity Capital Contributions, if any); and |
|-------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (iv)   | fourth, 50 percent to each of JPM and Gale Kimball. |
|------------------|-----------------------------------------------------|

----

----

----

|                                       | March 31, 2010                           |
|--------------------------------------------|------------------------------------------|
|                                       | Plaza                                    |   | Red Bank |   | Princeton |   |   | Boston- |   |   |   |
|                                       | VIII & IX                            | Harborside | Corporate | Gramercy | Forrestal | Gale | 12 | Downtown | Gale | Combined |   |
|                                       | Associates                               | South Pier | Plaza | Agreement | Village | Kimball | Vreeland | Crossing | Jefferson | Total |   |
| Assets:                                    |                                     |   |   |   |   |   |   |   |   |   |   |
| Rental property, net                       | $   9,407                 | $ 65,900 | $ 23,955 | $ 68,449 | $ 38,092 | -- | $ 14,962 | -- | -- | $ 220,765 |   |
| Other assets                               | 1,210                                    | 10,311 | 5,838 | 8,824 | 21,847 | $  1,897 | 1,021 | $ 46,290 | $  1,813 | 99,051 |   |
| Total assets                               | $ 10,617                                 | $ 76,211 | $ 29,793 | $ 77,273 | $ 59,939 | $  1,897 | $ 15,983 | $ 46,290 | $  1,813 | $ 319,816 |   |
| Liabilities and                            |                                     |   |   |   |   |   |   |   |   |   |   |
|  partners’/members’       |                                     |   |   |   |   |   |   |   |   |   |   |
|  capital (deficit):                   |                                     |   |   |   |   |   |   |   |   |   |   |
| Mortgages, loans                           |                                     |   |   |   |   |   |   |   |   |   |   |
|   payable and other              |                                     |   |   |   |   |   |   |   |   |   |   |
|   obligations                    | --                                       | $ 73,306 | $ 20,679 | $ 77,758 | $ 50,747 | -- | $   4,671 | -- | -- | $ 227,161 |   |
| Other liabilities                          | $      533 | 5,277 | 54 | 2,381 | 3,371 | -- | -- | -- | -- | 11,616 |   |
| Partners’/members’             |                                     |   |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | 10,084                                   | (2,372) | 9,060 | (2,866) | 5,821 | $  1,897 | 11,312 | $ 46,290 | $  1,813 | 81,039 |   |
| Total liabilities and                      |                                     |   |   |   |   |   |   |   |   |   |   |
|   partners’/members’ |                                     |   |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | $ 10,617                                 | $ 76,211 | $ 29,793 | $ 77,273 | $ 59,939 | $  1,897 | $ 15,983 | $ 46,290 | $  1,813 | $ 319,816 |   |
| Company’s                            |                                     |   |   |   |   |   |   |   |   |   |   |
|   investment                     |                                     |   |   |   |   |   |   |   |   |   |   |
|   in unconsolidated              |                                     |   |   |   |   |   |   |   |   |   |   |
|   joint ventures, net            | $   4,964                 |  $        92 | $   4,264 | -- | $   1,432 | $  1,227 | $   9,688 | $ 13,061 | $     782 | $   35,510 |   |

|                                       | December 31, 2009                        |
|--------------------------------------------|------------------------------------------|
|                                       | Plaza                                    |   | Red Bank |   | Princeton |   |   | Boston- |   |   |   |
|                                       | VIII & IX                            | Harborside | Corporate | Gramercy | Forrestal | Gale | 12 | Downtown | Gale | Combined |   |
|                                       | Associates                               | South Pier | Plaza | Agreement | Village | Kimball | Vreeland | Crossing | Jefferson | Total |   |
| Assets:                                    |                                     |   |   |   |   |   |   |   |   |   |   |
| Rental property, net                       | $   9,560                 | $ 61,836 | $ 24,884 | $   73,037 | $ 38,722 | -- | $ 15,265 | -- | -- | $ 223,304 |   |
| Other assets                               | 997                                      | 15,483 | 4,623 | 8,631 | 22,034 | $ 1,998 | 1,068 | $ 45,884 | $ 1,780 | 102,498 |   |
| Total assets                               | $ 10,557                                 | $ 77,319 | $ 29,507 | $   81,668 | $ 60,756 | $ 1,998 | $ 16,333 | $ 45,884 | $ 1,780 | $ 325,802 |   |
| Liabilities and                            |                                     |   |   |   |   |   |   |   |   |   |   |
|  partners’/members’       |                                     |   |   |   |   |   |   |   |   |   |   |
|  capital (deficit):                   |                                     |   |   |   |   |   |   |   |   |   |   |
| Mortgages, loans                           |                                     |   |   |   |   |   |   |   |   |   |   |
|   payable and other              |                                     |   |   |   |   |   |   |   |   |   |   |
|   obligations                    | --                                       | $ 73,553 | $ 20,764 | $   90,288 | $ 51,186 | -- | $   5,007 | -- | -- | $ 240,798 |   |
| Other liabilities                          | $      532 | 4,458 | 162 | 2,589 | 3,928 | -- | -- | -- | -- | 11,669 |   |
| Partners’/members’             |                                     |   |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | 10,025                                   | (692) | 8,581 | (11,209) | 5,642 | $ 1,998 |  11,326 | $ 45,884 | $ 1,780 | 73,335 |   |
| Total liabilities and                      |                                     |   |   |   |   |   |   |   |   |   |   |
|   partners’/members’ |                                     |   |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | $ 10,557                                 | $ 77,319 | $ 29,507 | $   81,668 | $ 60,756 | $ 1,998 | $ 16,333 | $ 45,884 | $ 1,780 | $ 325,802 |   |
| Company’s                            |                                     |   |   |   |   |   |   |   |   |   |   |
|   investment                     |                                     |   |   |   |   |   |   |   |   |   |   |
|   in unconsolidated              |                                     |   |   |   |   |   |   |   |   |   |   |
|   joint ventures, net            | $   4,935                 | $      860 | $   4,104 | -- | $   1,211 | $ 1,259 | $   9,599 | $ 12,948 | $    764 | $   35,680 |   |

----

|                                 | Three Months Ended March 31, 2010 |
|--------------------------------------|-----------------------------------|
|                                 | Plaza                             |   | Red Bank |   | Princeton |   |   | Boston- |   |   |   |
|                                 | VIII & IX                     | Harborside | Corporate | Gramercy | Forrestal | Gale | 12 | Downtown | Gale | Route 93 | Combined |
|                                 | Associates                        | South Pier | Plaza | Agreement | Village | Kimball | Vreeland | Crossing | Jefferson | Portfolio | Total |
| Total revenues                       | $ 261                             | $  5,107 | $ 1,757 | $ 11,718 | $  3,311 | $ 44 | $  594 | -- | -- | -- | $ 22,792 |
| Operating and other                  | (49)                              | (4,453) | (212) | (1,699) | (1,859) | -- | (14) | $ (191) | $  (57) | -- | (8,534) |
| Depreciation and amortization        | (153)                             | (1,110) | (220) | (1,003) | (842) | -- | (316) | -- | -- | -- | (3,644) |
| Interest expense                     | --                                | (1,080) | (83) | (673) | (430) | -- | (86) | -- | -- | -- | (2,352) |
|                                 |                              |   |   |   |   |   |   |   |   |   |   |
| Net income                           | $   59             | $ (1,536) | $ 1,242 | $  8,343 | $     180 | $ 44 | $  178 | $ (191) | $  (57) | -- | $   8,262 |
| Company’s equity in earnings   |                              |   |   |   |   |   |   |   |   |   |   |
|   (loss) of unconsolidated |                              |   |   |   |   |   |   |   |   |   |   |
|   joint ventures           | $   30             | $    (768) | $    152 | -- | $       28 | $ 16 | $   89 | $   (57) | $  (12) | -- | $     (522) |

|                                 | Three Months Ended March 31, 2009 |
|--------------------------------------|-----------------------------------|
|                                 | Plaza                             |   | Red Bank |   | Princeton |   |   | Boston- |   |   |   |
|                                 | VIII & IX                     | Harborside | Corporate |   | Forrestal | Gale | 12 | Downtown | Gale | Route 93 | Combined |
|                                 | Associates                        | South Pier | Plaza | M-G-G | Village | Kimball | Vreeland | Crossing | Jefferson | Portfolio | Total |
| Total revenues                       | $ 188                             | $  6,827 | $   810 | $ 13,179 | $ 3,171 | $ 64 | $ 595 | -- | $ 1 | $     720 | $ 25,555 |
| Operating and other                  | (43)                              | (4,979) | (249) | (5,336) | (1,669) | -- | (19) | $ (1,120) | -- | (1,108) | (14,523) |
| Depreciation and amortization        | (153)                             | (998) | (148) | (4,834) | (906) | -- | (128) | -- | -- | (453) | (7,620) |
| Interest expense                     | --                                | (1,144) | (83) | (3,644) | (475) | -- | (121) | -- | -- | (306) | (5,773) |
|                                 |                              |   |   |   |   |   |   |   |   |   |   |
| Net income                           | $    (8)      | $    (294) | $   330 | $     (635) | $     121 | $ 64 | $ 327 | $ (1,120) | $ 1 | $ (1,147) | $  (2,361) |
| Company’s equity in earnings   |                              |   |   |   |   |   |   |   |   |   |   |
|   (loss) of unconsolidated |                              |   |   |   |   |   |   |   |   |   |   |
|   joint ventures           | $    (4)      | $     746 | $   165 | $    (712) | $       16 | $ 18 | $ 164 | $ (1,153) | -- | $ (4,354) | $  (5,114) |

----

| 4.   | DEFERRED CHARGES AND OTHER ASSETS |
|----------------|-----------------------------------|

|                                                            | March 31, | December 31, |
|-----------------------------------------------------------------|-----------|--------------|
| (dollars in thousands)                                          | 2010      | 2009         |
| Deferred leasing costs                                          | $220,750  | $229,725     |
| Deferred financing costs                                        | 27,585    | 26,733       |
|                                                            | 248,335   | 256,458      |
| Accumulated amortization                                        | (111,447) | (119,267)    |
| Deferred charges, net                                           | 136,888   | 137,191      |
| In-place lease values, related intangible and other assets, net | 44,964    | 49,180       |
| Prepaid expenses and other assets, net                          | 32,150    | 27,303       |
|                                                            |      |         |
| Total deferred charges and other assets, net                    | $214,002  | $213,674     |

| 5.   | SENIOR UNSECURED NOTES |
|----------------|------------------------|

|                                                                                                                                                              | March 31,  | December 31, | Effective |
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------|--------------|-----------|
|                                                                                                                                                              | 2010       | 2009         | Rate (1)  |
| 5.050% Senior Unsecured Notes, due April 15, 2010 (2)                                                                                                             | $149,998   | $149,984     | 5.265%    |
| 7.835% Senior Unsecured Notes, due December 15, 2010                                                                                                              | 15,000     | 15,000       | 7.950%    |
| 7.750% Senior Unsecured Notes, due February 15, 2011                                                                                                              | 299,857    | 299,814      | 7.930%    |
| 5.250% Senior Unsecured Notes, due January 15, 2012                                                                                                               | 99,647     | 99,599       | 5.457%    |
| 6.150% Senior Unsecured Notes, due December 15, 2012                                                                                                              | 93,578     | 93,455       | 6.894%    |
| 5.820% Senior Unsecured Notes, due March 15, 2013                                                                                                                 | 25,779     | 25,751       | 6.448%    |
| 4.600% Senior Unsecured Notes, due June 15, 2013                                                                                                                  | 99,908     | 99,901       | 4.742%    |
| 5.125% Senior Unsecured Notes, due February 15, 2014                                                                                                              | 200,929    | 200,989      | 5.110%    |
| 5.125% Senior Unsecured Notes, due January 15, 2015                                                                                                               | 149,556    | 149,533      | 5.297%    |
| 5.800% Senior Unsecured Notes, due January 15, 2016                                                                                                               | 200,445    | 200,464      | 5.806%    |
| 7.750% Senior Unsecured Notes, due August 15, 2019                                                                                                                | 247,998    | 247,944      | 8.017%    |
|                                                                                                                                                              |       |         |      |
| Total senior unsecured notes                                                                                                                                      | $1,582,695 | $1,582,434   | 6.373%    |
|                                                                                                                                                              |       |         |      |
| (1) Includes the cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the notes, as applicable. |
| (2) These notes were paid at maturity on April 15, 2010.                                                                                                          |

----

| Company’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | Interest Rate –   |         |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------|--------------|
| Unsecured Debt Ratings:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | Applicable Basis Points | Facility Fee |
| S&P Moody’s/Fitch (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | Above LIBOR             | Basis Points |
| No ratings or less than BBB-/Baa3/BBB-                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      | 100.0                   | 25.0         |
| BBB-/Baa3/BBB-                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | 75.0                    | 20.0         |
| BBB/Baa2/BBB (current)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      | 55.0                    | 15.0         |
| BBB+/Baa1/BBB+                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | 42.5                    | 15.0         |
| A-/A3/A- or higher                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | 37.5                    | 12.5         |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |                    |         |
| (a)   If the Company has debt ratings from two rating agencies, one of which is Standard & Poor’s Rating Services (“S&P”) or Moody’s Investors Service (“Moody’s”), the rates per the above table shall be based on the lower of such ratings.  If the Company has debt ratings from three rating agencies, one of which is S&P or Moody’s, the rates per the above table shall be based on the lower of the two highest ratings.  If the Company has debt ratings from only one agency, it will be considered to have no rating or less than BBB-/Baa3/BBB- per the above table. |

----

|                                                                            |                                                                         | Effective |                |         |
|---------------------------------------------------------------------------------|------------------------------------------------------------------------------|-----------|---------------------|--------------|
|                                                                            |                                                                         | Interest  | March 31,           | December 31, |   |
| Property Name                                                                   | Lender                                                                       | Rate (a)  | 2010                | 2009         |    Maturity |
| 105 Challenger Road                                                             | Archon Financial CMBS                                                        | 6.24%     | $  19,463 | $ 19,408     | 06/06/10 |
| 2200 Renaissance Boulevard                                                      | Wachovia CMBS                                                                | 5.89%     | 16,510              | 16,619       | 12/01/12 |
| Soundview Plaza                                                                 | Morgan Stanley Mortgage Capital                                              | 6.02%     | 16,486              | 16,614       | 01/01/13 |
| 9200 Edmonston Road                                                             | Principal Commercial Funding L.L.C.                                          | 5.53%     | 4,765               | 4,804        | 05/01/13 |
| 6305 Ivy Lane                                                                   | John Hancock Life Insurance Co.                                              | 5.53%     | 6,640               | 6,693        | 01/01/14 |
| 395 West Passaic                                                                | State Farm Life Insurance Co.                                                | 6.00%     | 11,621              | 11,735       | 05/01/14 |
| 6301 Ivy Lane                                                                   | John Hancock Life Insurance Co.                                              | 5.52%     | 6,249               | 6,297        | 07/01/14 |
| 35 Waterview Boulevard                                                          | Wachovia CMBS                                                                | 6.35%     | 19,542              | 19,613       | 08/11/14 |
| 6 Becker, 85 Livingston,  75 Livingston &  20 Waterview | Wachovia CMBS                                                                | 10.22%    | 60,605              | 60,409       | 08/11/14 |
| 4 Sylvan                                                                        | Wachovia CMBS                                                                | 10.19%    | 14,366              | 14,357       | 08/11/14 |
| 10 Independence                                                                 | Wachovia CMBS                                                                | 12.44%    | 15,403              | 15,339       | 08/11/14 |
| 4 Becker                                                                        | Wachovia CMBS                                                                | 9.55%     | 36,475              | 36,281       | 05/11/16 |
| 5 Becker                                                                        | Wachovia CMBS                                                                | 12.83%    | 11,225              | 11,111       | 05/11/16 |
| 210 Clay                                                                        | Wachovia CMBS                                                                | 13.42%    | 11,216              | 11,138       | 05/11/16 |
| 51 Imclone                                                                      | Wachovia CMBS                                                                | 8.39%     | 3,897               | 3,899        | 05/11/16 |
| Various (b)                                                                     | Prudential Insurance                                                         | 6.33%     | 150,000             | 150,000      | 01/15/17 |
| 23 Main Street                                                                  | JPMorgan CMBS                                                                | 5.59%     | 31,912              | 32,042       | 09/01/18 |
| Harborside Plaza 5                                                              | The Northwestern Mutual Life Insurance Co. & New York Life Insurance Co. | 6.84%     | 236,583             | 237,248      | 11/01/18 |
| 100 Walnut Avenue                                                               | Guardian Life Insurance Co.                                                  | 7.31%     | 19,585              | 19,600       | 02/01/19 |
| One River Center (c)                                                            | Guardian Life Insurance Co.                                                  | 7.31%     | 44,865              | 44,900       | 02/01/19 |
| 581 Main Street                                                                 | Valley National Bank                                                         | 6.94% (d) | 16,827              | 16,896       | 07/01/34 |
|                                                                            |                                                                         |      |                |         |   |
| Total mortgages, loans payable and other obligations                            |                                                                         | $754,235  | $755,003            |         |

| (a) Reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs, mark-to-market adjustment of acquired debt and other transaction costs, as applicable. |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| (b) Mortgage is collateralized by seven properties.  On January 15, 2010, the Company extended the mortgage loan until January 15, 2017 at an effective interest rate of 6.33 percent.                                                              |
| (c) Mortgage is collateralized by the three properties comprising One River Center.                                                                                                                                                                           |
| (d) The coupon interest rate will be reset at the end of year 10 and year 20 at 225 basis points over the 10-year treasury yield 45 days prior to the reset dates with a minimum rate of 6.875 percent.                                                       |

----

| 8. | MACK-CALI REALTY, L.P.’S PARTNERS’ CAPITAL |
|----|--------------------------------------------------------|

----

|                                                  |      | Weighted | Aggregate      |
|-------------------------------------------------------|-----------|----------|----------------|
|                                                  | Shares    | Average  | Intrinsic      |
|                                                  | Under     | Exercise | Value          |
|                                                  | Options   | Price    | $(000’s) |
| Outstanding at January 1, 2010                        | 352,184   | $28.74   | $2,055         |
| Exercised                                             | (11,305)  | 27.55    |           |
| Lapsed or canceled                                    | --        |     |           |
| Outstanding at March 31, 2010 ($26.25 – $45.47) | 340,879   | $28.78   | $2,205         |
| Options exercisable at March 31, 2010                 | 340,879   |     |           |
| Available for grant at March 31, 2010                 | 3,824,270 |     |           |

|                           |      | Weighted-Average   |
|--------------------------------|-----------|--------------------|
|                           |      | Grant – Date |
|                           | Shares    | Fair Value         |
| Outstanding at January 1, 2010 | 323,088   | $ 36.58            |
| Granted                        | 36,200    |  35.40        |
| Vested                         | (119,008) |  34.63        |
| Forfeited                      | (23,478)  |  35.70        |
| Outstanding at March 31, 2010  | 216,802   | $ 37.55            |

----

|                                                                               |   | Three Months Ended                                                |
|------------------------------------------------------------------------------------|--------|-------------------------------------------------------------------|
|                                                                               |   | March 31,                                                         |
| Computation of Basic EPU                                                           |   | 2010                                                              | 2009 |
| Income from continuing operations                                                  |   | $17,377                                                           | $14,597 |
| Add:    Noncontrolling interest in consolidated joint ventures |   | 87                                                                | 632 |
| Deduct:  Preferred unit distributions                                    |   | (500)                                                             | (500) |
| Income from continuing operations available to common Unitholders                  |   | 16,964                                                            | 14,729 |
| Net income available to common Unitholders                                         |   | $16,964                                                           | $14,729 |
|                                                                               |   |                                                              |   |
| Weighted average common Units                                                      |   | 92,338                                                            | 80,921 |
|                                                                               |   |                                                              |   |
| Basic EPU:                                                                         |   |                                                              |   |
| Income from continuing operations available to common Unitholders                  |   | $          0.18 | $          0.18 |
| Net income available to common Unitholders                                         |   | $          0.18 | $          0.18 |

----

|                                                              |   | Three Months Ended |
|-------------------------------------------------------------------|--------|--------------------|
|                                                              |   | March 31,          |
| Computation of Diluted EPU                                        |   | 2010               | 2009 |
| Income from continuing operations available to common Unitholders |   | $16,964            | $14,729 |
| Net income available to common Unitholders                        |   | $16,964            | $14,729 |
|                                                              |   |               |   |
| Weighted average common Units                                     |   | 92,450             | 80,921 |
|                                                              |   |               |   |
| Diluted EPU:                                                      |   |               |   |
| Income from continuing operations available to common Unitholders |   | $ 0.18        | $         0.18 |
| Net income available to common Unitholders                        |   | $ 0.18        | $         0.18 |

|                    |   | Three Months Ended |
|-------------------------|--------|--------------------|
|                    |   | March 31,          |
|                    |   | 2010               | 2009 |
| Basic EPU Units         |   | 92,338             | 80,921 |
| Add:Stock options       |   | 57                 | -- |
| Restricted Stock Awards |   | 55                 | -- |
| Diluted EPU Units       |   | 92,450             | 80,921 |

|                                   |   | Three Months Ended |
|----------------------------------------|--------|--------------------|
|                                   |   | March 31,          |
|                                   |   | 2010               | 2009 |
| Distributions declared per common Unit |   | $ 0.45             | $ 0.45 |

| 9.   | CONSOLIDATED JOINT VENTURES |
|----------------|-----------------------------|

----

----

| Year                              | Amount             |
|-----------------------------------|------------------------------|
| April 1 through December 31, 2010 | $    395 |
| 2011                              | 526                          |
| 2012                              | 518                          |
| 2013                              | 502                          |
| 2014                              | 530                          |
| 2015 through 2084                 | 34,001                       |
|                              |                         |
| Total                             | $36,472                      |

----

| 13.   | TENANT LEASES |
|-----------------|---------------|

| Year                              | Amount     |
|-----------------------------------|------------|
| April 1 through December 31, 2010 | $ 447,368  |
| 2011                              | 555,380    |
| 2012                              | 493,222    |
| 2013                              | 405,313    |
| 2014                              | 333,404    |
| 2015 and thereafter               | 1,122,043  |
|                              |       |
| Total                             | $3,356,730 |

| 14.   | SEGMENT REPORTING |
|-----------------|-------------------|

----

|                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                | Construction                                                | Corporate                                                       | Total                                                   |   |
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------------------------------------------------------------|-------------------------------------------------------------|-----------------------------------------------------------------|---------------------------------------------------------|--------|
|                                                                                                                                                                                                                                                                                                                                                                                                                                         | Real Estate                                                         | Services                                                    |  & Other (d)                                           | Company                                                 |   |
| Total revenues:                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                |                                                        |                                                            |                                                    |   |
|  Three months ended:                                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                |                                                        |                                                            |                                                    |   |
| March 31, 2010                                                                                                                                                                                                                                                                                                                                                                                                                               | $184,352                                                            | $10,922                                                     | $       619                  | $195,893                                                |   |
| March 31, 2009                                                                                                                                                                                                                                                                                                                                                                                                                               |     182,059                                     | 11,517                                                      |     (6,910)                                 |   186,666                                     |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                |                                                        |                                                            |                                                    |   |
| Total operating and interest expenses(a):                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                |                                                        |                                                            |                                                    |   |
|  Three months ended:                                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                |                                                        |                                                            |                                                    |   |
| March 31, 2010                                                                                                                                                                                                                                                                                                                                                                                                                               | $   71,664                                           | $10,953                                                     | $46,780                                                         | $129,397                                                | (e)    |
| March 31, 2009                                                                                                                                                                                                                                                                                                                                                                                                                               |      61,762                                | 11,659                                                      |    45,262                                        |    118,683                               | (f)    |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                |                                                        |                                                            |                                                    |   |
| Equity in earnings (loss) of unconsolidated                                                                                                                                                                                                                                                                                                                                                                                                  |                                                                |                                                        |                                                            |                                                    |   |
| joint ventures:                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                |                                                        |                                                            |                                                    |   |
|  Three months ended:                                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                |                                                        |                                                            |                                                    |   |
| March 31, 2010                                                                                                                                                                                                                                                                                                                                                                                                                               | $     (522)                                | --                                                          | $          -- | $     (522)                    |   |
| March 31, 2009                                                                                                                                                                                                                                                                                                                                                                                                                               |           (4,827) | --                                                          |        (287)                 |         (5,114) |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                |                                                        |                                                            |                                                    |   |
| Net operating income (b):                                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                |                                                        |                                                            |                                                    |   |
|  Three months ended:                                                                                                                                                                                                                                                                                                                                                                                                                    |                                                                |                                                        |                                                            |                                                    |   |
| March 31, 2010                                                                                                                                                                                                                                                                                                                                                                                                                               | $112,166                                                            | $     (31)                         | $(46,161)                                                       | $   65,974                               | (e)    |
| March 31, 2009                                                                                                                                                                                                                                                                                                                                                                                                                               |    115,470                                           |          (142) |   (52,459)                                            |      62,869                    | (f)    |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                |                                                        |                                                            |                                                    |   |
| Total assets:                                                                                                                                                                                                                                                                                                                                                                                                                                |                                                                |                                                        |                                                            |                                                    |   |
| March 31, 2010                                                                                                                                                                                                                                                                                                                                                                                                                               | $4,482,466                                                          | $15,230                                                     | $186,609                                                        | $4,684,305                                              |   |
| December 31, 2009                                                                                                                                                                                                                                                                                                                                                                                                                            | 4,512,974                                                 | 12,015                                                      | 196,648                                                         | 4,721,637                                               |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                |                                                        |                                                            |                                                    |   |
| Total long-lived assets (c):                                                                                                                                                                                                                                                                                                                                                                                                                 |                                                                |                                                        |                                                            |                                                    |   |
| March 31, 2010                                                                                                                                                                                                                                                                                                                                                                                                                               | $4,162,873                                                          | --                                                          | $    (536)                                  | $4,162,337                                              |   |
| December 31, 2009                                                                                                                                                                                                                                                                                                                                                                                                                            | 4,189,276                                                 | --                                                          | (1,142)                                                         | 4,188,134                                               |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| (a) Total operating and interest expenses represent the sum of: real estate taxes; utilities; operating services; direct construction costs; general and administrative and interest expense (net of interest and other investment income).  All interest expense, net of interest income, (including for property-level mortgages) is excluded from segment amounts and classified in Corporate & Other for all periods. |
| (b) Net operating income represents total revenues less total operating and interest expenses [as defined in Note (a)], plus equity in earnings (loss) of unconsolidated joint ventures, for the period.                                                                                                                                                                                                                                |
| (c) Long-lived assets are comprised of net investment in rental property, unbilled rents receivable and investments in unconsolidated joint ventures.                                                                                                                                                                                                                                                                                   |
| (d) Corporate & Other represents all corporate-level items (including interest and other investment income, interest expense and non-property general and administrative expense) as well as intercompany eliminations necessary to reconcile to consolidated Company totals.                                                                                                                                                       |
| (e) Excludes $48,597 of depreciation and amortization.                                                                                                                                                                                                                                                                                                                                                                                  |
| (f) Excludes $48,272 of depreciation and amortization.                                                                                                                                                                                                                                                                                                                                                                                  |
|                                                                                                                                                                                                                                                                                                                                                                                                                                         |

----

| 15.   | IMPACT OF RECENTLY-ISSUED ACCOUNTING STANDARDS |
|-----------------|------------------------------------------------|

| 1.   | A subsidiary or group of assets that is a business or nonprofit activity |
|----------------|--------------------------------------------------------------------------|

| 2.   | A subsidiary that is a business or nonprofit activity that is transferred to an equity method investee or joint venture |
|----------------|-------------------------------------------------------------------------------------------------------------------------|

| 3.   | An exchange of a group of assets that constitutes a business or nonprofit activity for a noncontrolling interest in an entity (including an equity method investee or joint venture).   |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | Sales of in substance real estate. Entities should apply the sale of real estate guidance in Subtopics 360-20 (Property, Plant, and Equipment) and 976-605 (Retail/Land) to such transactions. |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | Conveyances of oil and gas mineral rights. Entities should apply the mineral property conveyance and related transactions guidance in Subtopic 932-360 (Oil and Gas—Property, Plant, and Equipment) to such transactions. |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 1.   | The valuation techniques used to measure the fair value of any retained investment in the former subsidiary or group of assets and information that enables users of its financial statements to assess the inputs used to develop the measurement |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | The nature of continuing involvement with the subsidiary or entity acquiring the group of assets after it has been deconsolidated or derecognized |
|----------------|---------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 3.   | Whether the transaction that resulted in the deconsolidation of the subsidiary or the derecognition of the group of assets was with a related party or whether the former subsidiary or entity acquiring the group of assets will be a related party after deconsolidation. |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| ·  | the general economic climate;                                               |
|--------------|-----------------------------------------------------------------------------|
| ·  | the occupancy rates of the Properties;                                      |
| ·  | rental rates on new or renewed leases;                                      |
| ·  | tenant improvement and leasing costs incurred to obtain and retain tenants; |
| ·  | the extent of early lease terminations;                                     |
| ·  | operating expenses;                                                         |
| ·  | cost of capital; and                                                        |
| ·  | the extent of acquisitions, development and sales of real estate.           |

----

| ·  | critical accounting policies and estimates;                                                                           |
|--------------|-----------------------------------------------------------------------------------------------------------------------|
| ·  | results of operations for the three months ended March 31, 2010 as compared to the three months ended March 31, 2009; |
| ·  | liquidity and capital resources.                                                                                      |

----

| Leasehold interests               | Remaining lease term           |
|-----------------------------------|--------------------------------|
| Buildings and improvements        | 5 to 40 years                  |
| Tenant improvements               | The shorter of the term of the |
|                              | related lease or useful life   |
| Furniture, fixtures and equipment | 5 to 10 years                  |

----

----

----

|                                                       |   | Three Months Ended |    |   |   |   |    |    |   |
|------------------------------------------------------------|--------|--------------------|---------|--------|--------|--------|---------|---------|--------|
|                                                       |   | March 31,          |    |   | Dollar |   |    | Percent |   |
| (dollars in thousands)                                     |   | 2010               |    |   | 2009   |   |    | Change  |   |   | Change |   |
| Revenue from rental operations and other:                  |   |               |    |   |   |   |    |    |   |   |   |   |
| Base rents                                                 |   | $                  | 153,785 |   |   | $      | 149,326 |    |   | $ | 4,459 |   |   |   | 3.0 | % |
| Escalations and recoveries from tenants                    |   |               | 26,353  |   |   |   | 27,949  |    |   |   | (1,596 | ) |   |   | (5.7 | ) |
| Other income                                               |   |               | 2,917   |   |   |   | 2,954   |    |   |   | (37 | ) |   |   | (1.3 | ) |
| Total revenues from rental operations                      |   |               | 183,055 |   |   |   | 180,229 |    |   |   | 2,826 |   |   |   | 1.6 |   |
|                                                       |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Property expenses:                                         |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Real estate taxes                                          |   |               | 22,337  |   |   |   | 23,471  |    |   |   | (1,134 | ) |   |   | (4.8 | ) |
| Utilities                                                  |   |               | 20,012  |   |   |   | 20,877  |    |   |   | (865 | ) |   |   | (4.1 | ) |
| Operating services                                         |   |               | 28,993  |   |   |   | 27,942  |    |   |   | 1,051 |   |   |   | 3.8 |   |
| Total property expenses                                    |   |               | 71,342  |   |   |   | 72,290  |    |   |   | (948 | ) |   |   | (1.3 | ) |
|                                                       |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Non-property revenues:                                     |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Construction services                                      |   |               | 10,862  |   |   |   | 3,911   |    |   |   | 6,951 |   |   |   | 177.7 |   |
| Real estate services                                       |   |               | 1,976   |   |   |   | 2,526   |    |   |   | (550 | ) |   |   | (21.8 | ) |
| Total non-property revenues                                |   |               | 12,838  |   |   |   | 6,437   |    |   |   | 6,401 |   |   |   | 99.4 |   |
|                                                       |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Non-property expenses:                                     |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Direct construction costs                                  |   |               | 10,293  |   |   |   | 3,714   |    |   |   | 6,579 |   |   |   | 177.1 |   |
| General and administrative                                 |   |               | 8,414   |   |   |   | 10,082  |    |   |   | (1,668 | ) |   |   | (16.5 | ) |
| Depreciation and amortization                              |   |               | 48,597  |   |   |   | 48,272  |    |   |   | 325 |   |   |   | 0.7 |   |
| Total non-property expenses                                |   |               | 67,304  |   |   |   | 62,068  |    |   |   | 5,236 |   |   |   | 8.4 |   |
| Operating income                                           |   |               | 57,247  |   |   |   | 52,308  |    |   |   | 4,939 |   |   |   | 9.4 |   |
| Other (expense) income:                                    |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Interest expense                                           |   |               | (39,369 | )      |   |   | (32,794 | )       |   |   | (6,575 | ) |   |   | (20.0 | ) |
| Interest and other investment income                       |   |               | 21      |   |   |   | 197     |    |   |   | (176 | ) |   |   | (89.3 | ) |
| Equity in earnings (loss) of unconsolidated joint ventures |   |               | (522    | )      |   |   | (5,114  | )       |   |   | 4,592 |   |   |   | 89.8 |   |
| Total other (expense) income                               |   |               | (39,870 | )      |   |   | (37,711 | )       |   |   | (2,159 | ) |   |   | (5.7 | ) |
|                                                       |   |               |    |   |   |   |    |    |   |   |   |   |   |   |   |   |
| Income from continuing operations                          |   |               | 17,377  |   |   |   | 14,597  |    |   |   | 2,780 |   |   |   | 19.0 |   |
| Net income                                                 |   |               | 17,377  |   |   |   | 14,597  |    |   |   | 2,780 |   |   |   | 19.0 |   |
| Noncontrolling interest in consolidated joint ventures     |   |               | 87      |   |   |   | 632     |    |   |   | (545 | ) |   |   | (86.2 | ) |
| Preferred unit distributions                               |   |               | (500    | )      |   |   | (500    | )       |   |   | -- |   |   |   | -- |   |
| Net income available to common unitholders                 |   | $                  | 16,964  |   |   | $      | 14,729  |    |   | $ | 2,235 |   |   |   | 15.2 | % |

----

|                                        | Total                          | Same-Store | Acquired   |
|---------------------------------------------|--------------------------------|------------|------------|
|                                        | Company                        | Properties | Properties |
|                                        | Dollar                         | Percent    | Dollar     | Percent | Dollar | Percent |
| (dollars in thousands)                      | Change                         | Change     | Change     | Change | Change | Change |
| Revenue from rental operations              |                           |       |       |   |   |   |
|   and other:                      |                           |       |       |   |   |   |
| Base rents                                  | $ 4,459                        | 3.0%       | $ (4,198)  | (2.8)% | $ 8,657 | 5.8% |
| Escalations and recoveries                  |                           |       |       |   |   |   |
|   from tenants                    | (1,596)                        | (5.7)      | (2,294)    | (8.2) | 698 | 2.5 |
| Other income                                | (37)                           | (1.3)      | (41)       | (1.4) | 4 | 0.1 |
| Total                                       | $  2,826             | 1.6%       | $ (6,533)  | (3.6)% | $9,359 | 5.2% |
|                                        |                           |       |       |   |   |   |
| Property expenses:                          |                           |       |       |   |   |   |
| Real estate taxes                           | $ (1,134)                      | (4.8)%     | $ (2,266)  | (9.6)% | $ 1,132 | 4.8% |
| Utilities                                   | (865)                          | (4.1)      | (1,440)    | (6.9) | 575 | 2.8 |
| Operating services                          | 1,051                          | 3.8        | (573)      | (2.1) | 1,624 | 5.9 |
| Total                                       | $    (948) | (1.3)%     | $ (4,279)  | (5.9)% | $ 3,331 | 4.6% |
|                                        |                           |       |       |   |   |   |
| OTHER DATA:                                 |                           |       |       |   |   |   |
| Number of Consolidated Properties           | 268                            |       | 255        |   | 13 |   |
|  (excluding properties held for sale): | 30,946                         |       | 29,245     |   | 1,701 |   |
| Square feet (in thousands)                  |                           |       |       |   |   |   |

----

| Construction Projects and Other: |
|----------------------------------|

----

----

| 1)   | $41 million provided by operating activities. |
|----------------|-----------------------------------------------|

| 2)   | $13.4 million used in investing activities, consisting primarily of the following: |
|----------------|------------------------------------------------------------------------------------|

| (a)   | $11.9 million used for additions to rental property; plus |
|-----------------|-----------------------------------------------------------|

| (b)   | $1.2 million increase in restricted cash; plus |
|-----------------|------------------------------------------------|

| (c)   | $0.4 million used for investments in unconsolidated joint ventures. |
|-----------------|---------------------------------------------------------------------|

| 3)   | $44.6 million used in financing activities, consisting primarily of the following: |
|----------------|------------------------------------------------------------------------------------|

| (a)   | $42.1 million used for payments of dividends and distributions; plus |
|-----------------|----------------------------------------------------------------------|

| (b)   | $2.0 million used for repayments of mortgages, loans payable and other obligations; plus |
|-----------------|------------------------------------------------------------------------------------------|

| (c)   | $0.9 million for payment of financing costs; minus |
|-----------------|----------------------------------------------------|

| (d)   | $0.3 million from proceeds received from stock options exercised. |
|-----------------|-------------------------------------------------------------------|

|                      | Balance        |       | Weighted Average  | Weighted Average Maturity |
|---------------------------|----------------|------------|-------------------|---------------------------|
|                      | ($000’s) | % of Total | Interest Rate (a) | in Years                  |
| Fixed Rate Unsecured Debt | $1,582,695     | 67.73%     | 6.37%             | 3.85                      |
| Fixed Rate Secured Debt   | 754,235        | 32.27%     | 7.39%             | 7.12                      |
|                      |           |       |              |                      |
| Totals/Weighted Average:  | $2,336,930     | 100.00%    | 6.70%             | 4.90                      |

----

|                                                                   | Scheduled                      | Principal      |           | Weighted Avg.         |
|------------------------------------------------------------------------|--------------------------------|----------------|----------------|-----------------------|
|                                                                   | Amortization                   | Maturities     | Total          | Interest Rate of      |
| Period                                                                 | ($000’s)                 | ($000’s) | ($000’s) | Future Repayments (a) |
| April – December 31, 2010                                        | $    6,199 | $184,500       | $190,699       | 5.65%                 |
| 2011                                                                   | 9,217                          | 300,000        | 309,217        | 7.92%                 |
| 2012                                                                   | 10,687                         | 210,148        | 220,835        | 6.21%                 |
| 2013                                                                   | 11,319                         | 145,223        | 156,542        | 5.39%                 |
| 2014                                                                   | 10,472                         | 335,257        | 345,729        | 6.82%                 |
| Thereafter                                                             | 44,768                         | 1,102,532      | 1,147,300      | 6.91%                 |
| Sub-total                                                              | 92,662                         | 2,277,660      | 2,370,322      |                  |
| Adjustment for unamortized debt                                        |                           |           |           |                  |
|   discount/premium and                                       |                           |           |           |                  |
|   mark-to-market, net, as of                                 |                           |           |           |                  |
|   March 31, 2010                                             | (33,392)                       | --             | (33,392)       |                  |
|                                                                   |                           |           |           |                  |
| Totals/Weighted Average                                                | $59,270                        | $2,277,660     | $2,336,930     | 6.70%                 |
|                                                                   |                           |           |           |                  |
| (a) No variable rate borrowings were outstanding as of March 31, 2010. |

----

| Company’s                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | Interest Rate –   |         |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------|--------------|
| Unsecured Debt Ratings:                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | Applicable Basis Points | Facility Fee |
| S&P Moody’s/Fitch (a)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | Above LIBOR             | Basis Points |
| No ratings or less than BBB-/Baa3/BBB-                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      | 100.0                   | 25.0         |
| BBB-/Baa3/BBB-                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | 75.0                    | 20.0         |
| BBB/Baa2/BBB (current)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      | 55.0                    | 15.0         |
| BBB+/Baa1/BBB+                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              | 42.5                    | 15.0         |
| A-/A3/A- or higher                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | 37.5                    | 12.5         |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |                    |         |
| (a)   If the Company has debt ratings from two rating agencies, one of which is Standard & Poor’s Rating Services (“S&P”) or Moody’s Investors Service (“Moody’s”), the rates per the above table shall be based on the lower of such ratings.  If the Company has debt ratings from three rating agencies, one of which is S&P or Moody’s, the rates per the above table shall be based on the lower of the two highest ratings.  If the Company has debt ratings from only one agency, it will be considered to have no rating or less than BBB-/Baa3/BBB- per the above table. |

----

|                                           | Common     | Common     |       |
|------------------------------------------------|------------|------------|------------|
|                                           | Stock      | Units      | Total      |
| Outstanding at January 1, 2010                 | 78,969,752 | 13,495,036 | 92,464,788 |
| Stock options exercised                        | 11,305     | --         | 11,305     |
| Common units redeemed for Common Stock         | 189,930    | (189,930)  | --         |
| Shares issued under Dividend Reinvestment      |       |       |       |
|   and Stock Purchase Plan            | 1,287      | --         | 1,287      |
| Restricted shares issued, net of cancellations | 12,722     | --         | 12,722     |
|                                           |       |       |       |
| Outstanding at March 31, 2010                  | 79,184,996 | 13,305,106 | 92,490,102 |

----

|                              | Payments Due by Period |
|-----------------------------------|------------------------|
|                              |                   | Less than 1 | 1 – 3 | 4 – 5 | 6 – 10 | After 10 |
| (dollars in thousands)            | Total                  | Year | Years | Years |            Years | Years |
| Senior unsecured notes            | $1,887,717             | $559,332 | $348,007 | $431,590 | $548,788 | -- |
| Mortgages, loans payable          |                   |   |   |   |   |   |
|   and other obligations | 1,111,483              | 77,706 | 147,722 | 231,082 | 634,344 | $20,629 |
| Payments in lieu of taxes         |                   |   |   |   |   |   |
|   (PILOT)               | 56,449                 | 4,294 | 13,018 | 8,958 | 24,592 | 5,587 |
| Ground lease payments             | 36,472                 | 526 | 1,548 | 1,066 | 2,144 | 31,188 |
| Total                             | $3,092,121             | $641,858 | $510,295 | $672,696 | $1,209,868 | $57,404 |

----

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

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

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

| ·   | our ability to lease or re-lease space at current or anticipated rents; |
|--------------------|-------------------------------------------------------------------------|

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

| ·   | changes in interest rate levels and volatility in the security markets; |
|--------------------|-------------------------------------------------------------------------|

| ·   | changes in operating costs; |
|--------------------|-----------------------------|

| ·   | our ability to obtain adequate insurance, including coverage for terrorist acts; |
|--------------------|----------------------------------------------------------------------------------|

| ·   | the availability of financing on attractive terms or at all, which may adversely impact our ability to pursue acquisition and development opportunities and refinance existing debt and our future interest expense; |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

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

| Item 3. | Quantitative and Qualitative Disclosures About Market Risk |
|---------|------------------------------------------------------------|

| March 31, 2010                                    |            |     |     |     |     |       |       |      |       |       |
|---------------------------------------------------|-----------------|----------|----------|----------|----------|------------|------------|-----------|------------|------------|
| Debt,                                             |            |     |     |     |     |       |       |      |       |       |
| including current portion($’s in thousands) | 4/1/10-12/31/10 | 2011     | 2012     | 2013     | 2014     | Thereafter | Sub-total  | Other (a) | Total      | FairValue  |
|                                              |            |     |     |     |     |       |       |      |       |       |
| Fixed Rate                                        | $190,699        | $309,217 | $220,835 | $156,542 | $345,730 | $1,147,299 | $2,370,322 | $(33,392) | $2,336,930 | $2,406,624 |
| Average Interest Rate                             | 5.65%           | 7.92%    | 6.21%    | 5.39%    | 6.82%    | 6.91%      |       |      | 6.70%      |       |

----

----

----

----

| (a) | None. |
|-----|-------|

|   | The exhibits required by this item are set forth on the Exhibit Index attached hereto. |
|--------|----------------------------------------------------------------------------------------|

----

|                                                                                  |                   |
|---------------------------------------------------------------------------------------|------------------------|
|                                                                                  | Mack-Cali Realty, L.P. |
|                                                                                  | (Registrant)           |
|                                                                                  | By:                    | Mack-Cali Realty Corporation |
|                                                                                  |                   | its General Partner |
|                                                                                  |                   |   |
| Date:           April 28, 2010 | By:                    | /s/ Mitchell E. Hersh |
|                                                                                  |                   | Mitchell E. Hersh |
|                                                                                  |                   | President and |
|                                                                                  |                   |   Chief Executive Officer |
|                                                                                  |                   |   |
|                                                                                  |                   |   |
| Date:           April 28, 2010 | By:                    | /s/ Barry Lefkowitz |
|                                                                                  |                   | Barry Lefkowitz |
|                                                                                  |                   | Executive Vice President and |
|                                                                                  |                   |   Chief Financial Officer |
|                                                                                  |                   |   |
|                                                                                  |                   |   |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                           |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.1           |   | Articles of Restatement of Mack-Cali Realty Corporation dated September 18, 2009 (filed as Exhibit 3.2 to the Company’s Form 8-K dated September 17, 2009 and incorporated herein by reference).                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.2           |   | Amended and Restated Bylaws of Mack-Cali Realty Corporation dated June 10, 1999 (filed as Exhibit 3.2 to the Corporation’s Form 8-K dated June 10, 1999 and incorporated herein by reference).                                                                                                                     |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.3           |   | Amendment No. 1 to the Amended and Restated Bylaws of Mack-Cali Realty Corporation dated March 4, 2003, (filed as Exhibit 3.3 to the Company’s Form 10-Q dated March 31, 2003 and incorporated herein by reference).                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.4           |   | Amendment No. 2 to the Mack-Cali Realty Corporation Amended and Restated Bylaws dated May 24, 2006 (filed as Exhibit 3.1 to the Corporation’s Form 8-K dated May 24, 2006 and incorporated herein by reference).                                                                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.5           |   | Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated December 11, 1997 (filed as Exhibit 10.110 to the Corporation’s Form 8-K dated December 11, 1997 and incorporated herein by reference).                                                                               |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.6           |   | Amendment No. 1 to the Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated August 21, 1998 (filed as Exhibit 3.1 to the Corporation’s and the Company’s Registration Statement on Form S-3, Registration No. 333-57103, and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.7           |   | Second Amendment to the Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated July 6, 1999 (filed as Exhibit 10.1 to the Company’s Form 8-K dated July 6, 1999 and incorporated herein by reference).                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.8           |   | Third Amendment to the Second Amended and Restated Agreement of Limited Partnership of Mack-Cali Realty, L.P. dated September 30, 2003 (filed as Exhibit 3.7 to the Company’s Form 10-Q dated September 30, 2003 and incorporated herein by reference).                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.9           |   | Certificate of Designation of Series B Preferred Operating Partnership Units of Limited Partnership Interest of Mack-Cali Realty, L.P. (filed as Exhibit 10.101 to the Corporation’s Form 8-K dated December 11, 1997 and incorporated herein by reference).                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                         |
| 3.10          |   | Certificate of Designation for the 8% Series C Cumulative Redeemable Perpetual Preferred Operating Partnership Units dated March 14, 2003 (filed as Exhibit 3.2 to the Company’s Form 8-K dated March 14, 2003 and incorporated herein by reference).                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                         |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                         |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.1           |   | Amended and Restated Shareholder Rights Agreement, dated as of March 7, 2000, between Mack-Cali Realty Corporation and EquiServe Trust Company, N.A., as Rights Agent (filed as Exhibit 4.1 to the Company’s Form 8-K dated March 7, 2000 and incorporated herein by reference).                 |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.2           |   | Amendment No. 1 to the Amended and Restated Shareholder Rights Agreement, dated as of June 27, 2000, by and among Mack-Cali Realty Corporation and EquiServe Trust Company, N.A. (filed as Exhibit 4.1 to the Company’s Form 8-K dated June 27, 2000 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.3           |   | Indenture dated as of March 16, 1999, by and among Mack-Cali Realty, L.P., as issuer, Mack-Cali Realty Corporation, as guarantor, and Wilmington Trust Company, as trustee (filed as Exhibit 4.1 to the Company’s Form 8-K dated March 16, 1999 and incorporated herein by reference).           |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.4           |   | Supplemental Indenture No. 1 dated as of March 16, 1999, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated March 16, 1999 and incorporated herein by reference).                               |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.5           |   | Supplemental Indenture No. 2 dated as of August 2, 1999, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.4 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                               |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.6           |   | Supplemental Indenture No. 3 dated as of December 21, 2000, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated December 21, 2000 and incorporated herein by reference).                         |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.7           |   | Supplemental Indenture No. 4 dated as of January 29, 2001, by and among Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated January 29, 2001 and incorporated herein by reference).                           |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.8           |   | Supplemental Indenture No. 5 dated as of December 20, 2002, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated December 20, 2002 and incorporated herein by reference).                       |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.9           |   | Supplemental Indenture No. 6 dated as of March 14, 2003, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated March 14, 2003 and incorporated herein by reference).                             |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.10          |   | Supplemental Indenture No. 7 dated as of June 12, 2003, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated June 12, 2003 and incorporated herein by reference).                               |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.11          |   | Supplemental Indenture No. 8 dated as of February 9, 2004, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated February 9, 2004 and incorporated herein by reference).                         |
|          |   |                                                                                                                                                                                                                                                                                                                       |
| 4.12          |   | Supplemental Indenture No. 9 dated as of March 22, 2004, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated March 22, 2004 and incorporated herein by reference).                             |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                    |
|---------------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 4.13          |   | Supplemental Indenture No. 10 dated as of January 25, 2005, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated January 25, 2005 and incorporated herein by reference).                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 4.14          |   | Supplemental Indenture No. 11 dated as of April 15, 2005, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated April 15, 2005 and incorporated herein by reference).                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 4.15          |   | Supplemental Indenture No. 12 dated as of November 30, 2005, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated November 30, 2005 and incorporated herein by reference).                                 |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 4.16          |   | Supplemental Indenture No. 13 dated as of January 24, 2006, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated January 18, 2006 and incorporated herein by reference).                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 4.17          |   | Supplemental Indenture No. 14 dated as of August 14, 2009, by and between Mack-Cali Realty, L.P., as issuer, and Wilmington Trust Company, as trustee (filed as Exhibit 4.2 to the Company’s Form 8-K dated August 14, 2009 and incorporated herein by reference).                                               |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 4.18          |   | Deposit Agreement dated March 14, 2003 by and among Mack-Cali Realty Corporation, EquiServe Trust Company, N.A., and the holders from time to time of the Depositary Receipts described therein (filed as Exhibit 4.1 to the Company’s Form 8-K dated March 14, 2003 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.1          |   | Amended and Restated Employment Agreement dated as of July 1, 1999 between Mitchell E. Hersh and Mack-Cali Realty Corporation (filed as Exhibit 10.2 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.2     |   | Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.4 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.3          |   | Second Amended and Restated Employment Agreement dated as of July 1, 1999 between Barry Lefkowitz and Mack-Cali Realty Corporation (filed as Exhibit 10.6 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.4          |   | Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.5 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.5          |   | Second Amended and Restated Employment Agreement dated as of July 1, 1999 between Roger W. Thomas and Mack-Cali Realty Corporation (filed as Exhibit 10.7 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.6          |   | Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.8 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                  |
| 10.7          |   | Employment Agreement dated as of December 5, 2000 between Michael Grossman and Mack-Cali Realty Corporation (filed as Exhibit 10.5 to the Company’s Form 10-K for the year ended December 31, 2000 and incorporated herein by reference).                                                                   |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                     |
|---------------|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.8          |   | Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Michael Grossman (filed as Exhibit 10.6 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.9          |   | Employment Agreement dated as of May 9, 2006 by and between Mark Yeager and Mack-Cali Realty Corporation (filed as Exhibit 10.15 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.10         |   | Letter Agreement dated December 9, 2008 by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.7 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                 |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.11         |   | Restricted Share Award Agreement dated as of July 1, 1999 between Mitchell E. Hersh and Mack-Cali Realty Corporation (filed as Exhibit 10.8 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.12         |   | Restricted Share Award Agreement dated as of July 1, 1999 between Barry Lefkowitz and Mack-Cali Realty Corporation (filed as Exhibit 10.12 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.13         |   | Restricted Share Award Agreement dated as of July 1, 1999 between Roger W. Thomas and Mack-Cali Realty Corporation (filed as Exhibit 10.13 to the Company’s Form 10-Q dated June 30, 1999 and incorporated herein by reference).                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.14         |   | Restricted Share Award Agreement dated as of March 12, 2001 between Roger W. Thomas and Mack-Cali Realty Corporation (filed as Exhibit 10.10 to the Company’s Form 10-Q dated March 31, 2001 and incorporated herein by reference).                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.15         |   | Restricted Share Award Agreement dated as of March 12, 2001 between Michael Grossman and Mack-Cali Realty Corporation (filed as Exhibit 10.11 to the Company’s Form 10-Q dated March 31, 2001 and incorporated herein by reference).                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.16         |   | Restricted Share Award Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.1 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                         |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.17         |   | Tax Gross Up Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.2 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.18         |   | First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated July 1, 1999 between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.3 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.19         |   | Restricted Share Award Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.7 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                           |
|          |   |                                                                                                                                                                                                                                                                                                                   |
| 10.20         |   | Tax Gross Up Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.8 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                                     |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                            |
|---------------|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.21         |   | First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated July 1, 1999 between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.9 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).          |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.22         |   | Restricted Share Award Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.10 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                                 |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.23         |   | Tax Gross Up Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.11 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.24         |   | First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated July 1, 1999 between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.12 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).         |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.25         |   | First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated March 12, 2001 between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.13 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).       |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.26         |   | Restricted Share Award Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.14 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                             |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.27         |   | Tax Gross Up Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.15 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.28         |   | Restricted Share Award Agreement dated December 6, 1999 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.16 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.29         |   | First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated December 6, 1999 between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.17 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.30         |   | First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated March 12, 2001 between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.18 to the Corporation’s Form 8-K dated January 2, 2003 and incorporated herein by reference).   |
|          |   |                                                                                                                                                                                                                                                                                                                          |
| 10.31         |   | Restricted Share Award Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.1 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).                                              |
|          |   |                                                                                                                                                                                                                                                                                                                          |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                              |
|---------------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                            |
| 10.32         |   | Tax Gross Up Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.2 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).          |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.33         |   | Restricted Share Award Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.5 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).  |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.34         |   | Tax Gross Up Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.6 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).            |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.35         |   | Restricted Share Award Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.7 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).  |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.36         |   | Tax Gross Up Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.8 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).            |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.37         |   | Restricted Share Award Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Michael Grossman (filed as Exhibit 10.9 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.38         |   | Tax Gross Up Agreement effective as of December 2, 2003 by and between Mack-Cali Realty Corporation and Michael Grossman (filed as Exhibit 10.10 to the Corporation’s Form 8-K dated December 2, 2003 and incorporated herein by reference).          |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.39         |   | Restricted Share Award Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.2 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).      |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.40         |   | Tax Gross Up Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.3 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).                |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.41         |   | Restricted Share Award Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.4 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).        |
|          |   |                                                                                                                                                                                                                                                                            |
| 10.42         |   | Tax Gross Up Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.5 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).                  |
|          |   |                                                                                                                                                                                                                                                                            |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                           |
|---------------|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                         |
| 10.43         |   | Restricted Share Award Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.6 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).     |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.44         |   | Tax Gross Up Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.7 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).               |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.45         |   | Restricted Share Award Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.8 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.46         |   | Tax Gross Up Agreement effective December 7, 2004 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.9 to the Corporation’s Form 8-K dated December 7, 2004 and incorporated herein by reference).           |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.47         |   | Restricted Share Award Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.2 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).       |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.48         |   | Tax Gross Up Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.3 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).                 |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.49         |   | Restricted Share Award Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.4 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).         |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.50         |   | Tax Gross Up Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.5 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).                   |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.51         |   | Restricted Share Award Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.6 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).         |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.52         |   | Tax Gross Up Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.7 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).                   |
|          |   |                                                                                                                                                                                                                                                                         |
| 10.53         |   | Restricted Share Award Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.8 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference).     |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                             |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                           |
| 10.54         |   | Tax Gross Up Agreement effective December 6, 2005 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.9 to the Company’s Form 8-K dated December 6, 2005 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                           |
| 10.55         |   | Restricted Share Award Agreement by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.16 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                  |
|          |   |                                                                                                                                                                                                                                                           |
| 10.56         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.1 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).             |
|          |   |                                                                                                                                                                                                                                                           |
| 10.57         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.2 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                       |
|          |   |                                                                                                                                                                                                                                                           |
| 10.58         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.3 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).             |
|          |   |                                                                                                                                                                                                                                                           |
| 10.59         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mitchell E. Hersh (filed as Exhibit 10.4 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                       |
|          |   |                                                                                                                                                                                                                                                           |
| 10.60         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.5 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).               |
|          |   |                                                                                                                                                                                                                                                           |
| 10.61         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.6 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                         |
|          |   |                                                                                                                                                                                                                                                           |
| 10.62         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.7 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).               |
|          |   |                                                                                                                                                                                                                                                           |
| 10.63         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.8 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                         |
|          |   |                                                                                                                                                                                                                                                           |
| 10.64         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.9 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).               |
|          |   |                                                                                                                                                                                                                                                           |
| 10.65         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.10 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                        |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                     |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.66         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.11 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.67         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Roger W. Thomas (filed as Exhibit 10.12 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                                |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.68         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.13 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.69         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.14 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.70         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.15 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.71         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.16 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.72         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.17 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.73         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.18 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.74         |   | Restricted Share Award Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.19 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.75         |   | Tax Gross Up Agreement effective December 5, 2006 by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.20 to the Company’s Form 8-K dated December 5, 2006 and incorporated herein by reference).                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.76         |   | Form of Multi-Year Restricted Share Award Agreement (filed as Exhibit 10.1 to the Company’s Form 8-K dated September 12, 2007 and incorporated herein by reference).                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.77         |   | Form of Tax Gross-Up Agreement (filed as Exhibit 10.2 to the Company’s Form 8-K dated September 12, 2007 and incorporated herein by reference).                                                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                   |
| 10.78         |   | Form of Restricted Share Award Agreement effective December 4, 2007 by and between Mack-Cali Realty Corporation and each of Mitchell E. Hersh, Barry Lefkowitz, Michael Grossman, Mark Yeager and Roger W. Thomas (filed as Exhibit 10.1 to the Company’s Form 8-K dated December 4, 2007 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                   |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.79         |   | Form of Tax Gross-Up Agreement effective December 4, 2007 by and between Mack-Cali Realty Corporation and each of Mitchell E. Hersh, Barry Lefkowitz, Michael Grossman, Mark Yeager and Roger W. Thomas (filed as Exhibit 10.2 to the Company’s Form 8-K dated December 4, 2007 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.80         |   | Form of Restricted Share Award Agreement effective December 4, 2007 by and between Mack-Cali Realty Corporation and each of William L. Mack, Martin S. Berger, Alan S. Bernikow, John R. Cali, Kenneth M. Duberstein, Nathan Gantcher, David S. Mack, Alan G. Philibosian, Dr. Irvin D. Reid, Vincent Tese and Roy J. Zuckerberg (filed as Exhibit 10.3 to the Company's Form 8-K dated December 4, 2007 and incorporated herein by reference).                                                                                                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.81         |   | Form of Restricted Share Award Agreement effective December 9, 2008 by and between Mack-Cali Realty Corporation and each of Mitchell E. Hersh, Barry Lefkowitz, Michael Grossman, Mark Yeager and Roger W. Thomas (filed as Exhibit 10.1 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                 |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.82         |   | Form of Restricted Share Award Agreement effective December 9, 2008 by and between Mack-Cali Realty Corporation and each of William L. Mack, Alan S. Bernikow, John R. Cali, Kenneth M. Duberstein, Nathan Gantcher, David S. Mack, Alan G. Philibosian, Dr. Irvin D. Reid, Vincent Tese, Robert F. Weinberg and Roy J. Zuckerberg (filed as Exhibit 10.2 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                                                                                                                                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.83         |   | Form of Restricted Share Award Agreement effective December 8, 2009 by and between Mack-Cali Realty Corporation and each of Mitchell E. Hersh, Barry Lefkowitz, Michael Grossman, Mark Yeager and Roger W. Thomas (filed as Exhibit 10.1 to the Company's Form 8-K dated December 8, 2009 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.84         |   | Form of Restricted Share Award Agreement effective December 8, 2009 by and between Mack-Cali Realty Corporation and each of William L. Mack, Martin S. Berger, Alan S. Bernikow, John R. Cali, Kenneth M. Duberstein, Nathan Gantcher, David S. Mack, Alan G. Philibosian, Dr. Irvin D. Reid, Vincent Tese and Roy J. Zuckerberg (filed as Exhibit 10.2 to the Company's Form 8-K dated December 8, 2009 and incorporated herein by reference).                                                                                                                                                                                                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.85    |   | Amended and Restated Revolving Credit Agreement dated as of September 27, 2002, among Mack-Cali Realty, L.P. and JPMorgan Chase Bank, Fleet National Bank and Other Lenders Which May Become Parties Thereto with JPMorgan Chase Bank, as administrative agent, swing lender and fronting bank, Fleet National Bank and Commerzbank AG, New York and Grand Cayman branches as syndication agents, Bank of America, N.A. and Wells Fargo Bank, National Association, as documentation agents, and J.P. Morgan Securities Inc. and Fleet Securities, Inc, as arrangers (filed as Exhibit 10.1 to the Company’s Form 8-K dated September 27, 2002 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.86         |   | Second Amended and Restated Revolving Credit Agreement among Mack-Cali Realty, L.P., JPMorgan Chase Bank, N.A., Bank of America, N.A., and other lending institutions that are or may become a party to the Second Amended and Restated Revolving Credit Agreement dated as of November 23, 2004 (filed as Exhibit 10.1 to the Company’s Form 8-K dated November 23, 2004 and incorporated herein by reference).                                                                                                                                                                                                                                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.87         |   | Extension and Modification Agreement dated as of September 16, 2005 by and among Mack-Cali Realty, L.P., JPMorgan Chase Bank, N.A., as administrative agent, and the several Lenders party thereto (filed as Exhibit 10.1 to the Company’s Form 8-K dated September 16, 2005 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                        |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.88         |   | Second Modification Agreement dated as of July 14, 2006 by and among Mack-Cali Realty, L.P., JPMorgan Chase Bank, N.A., as administrative agent, and the several Lenders party thereto (filed as Exhibit 10.1 to the Company’s Form 8-K dated July 14, 2006 and incorporated herein by reference).                                                                                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.89         |   | Extension and Third Modification Agreement dated as of June 22, 2007 by and among Mack-Cali Realty, L.P., JPMorgan Chase Bank, N.A., as administrative agent, and the several Lenders party thereto (filed as Exhibit 10.1 to the Company’s Form 8-K dated June 22, 2007 and incorporated herein by reference).                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.90         |   | Fourth Modification Agreement dated as of September 21, 2007 by and among Mack Cali Realty, L.P., JPMorgan Chase Bank, N.A., as administrative agent and the several Lenders party thereto (filed as Exhibit 10.1 to the Company’s Form 8-K dated September 21, 2007 and incorporated herein by reference).                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.91         |   | Amended and Restated Master Loan Agreement dated as of November 12, 2004 among Mack-Cali Realty, L.P., and Affiliates of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P., as Borrowers, Mack-Cali Realty Corporation and Mack-Cali Realty L.P., as Guarantors and The Prudential Insurance Company of America, as Lender (filed as Exhibit 10.1 to the Company’s Form 8-K dated November 12, 2004 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.92         |   | Contribution and Exchange Agreement among The MK Contributors, The MK Entities, The Patriot Contributors, The Patriot Entities, Patriot American Management and Leasing Corp., Cali Realty, L.P. and Cali Realty Corporation, dated September 18, 1997 (filed as Exhibit 10.98 to the Corporation’s Form 8-K dated September 19, 1997 and incorporated herein by reference).                                                                     |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.93         |   | First Amendment to Contribution and Exchange Agreement, dated as of December 11, 1997, by and among the Corporation and the Mack Group (filed as Exhibit 10.99 to the Corporation’s Form 8-K dated December 11, 1997 and incorporated herein by reference).                                                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.94         |   | Employee Stock Option Plan of Mack-Cali Realty Corporation (filed as Exhibit 10.1 to the Corporation’s Post-Effective Amendment No. 1 to Form S-8, Registration No. 333-44443, and incorporated herein by reference).                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.95         |   | Director Stock Option Plan of Mack-Cali Realty Corporation (filed as Exhibit 10.2 to the Corporation’s Post-Effective Amendment No. 1 to Form S-8, Registration No. 333-44443, and incorporated herein by reference).                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.96         |   | 2000 Employee Stock Option Plan (filed as Exhibit 10.1 to the Corporation’s Registration Statement on Form S-8, Registration No. 333-52478, and incorporated herein by reference), as amended by the First Amendment to the 2000 Employee Stock Option Plan (filed as Exhibit 10.17 to the Corporation’s Form 10-Q dated June 30, 2002 and incorporated herein by reference).                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.97         |   | Amended and Restated 2000 Director Stock Option Plan (filed as Exhibit 10.2 to the Corporation’s Post-Effective Amendment No. 1 to Registration Statement on Form S-8, Registration No. 333-100244, and incorporated herein by reference).                                                                                                                                                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.98         |   | Mack-Cali Realty Corporation 2004 Incentive Stock Plan (filed as Exhibit 10.1 to the Corporation’s Registration Statement on Form S-8, Registration No. 333-116437, and incorporated herein by reference).                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| 10.99         |   | Deferred Compensation Plan for Directors (filed as Exhibit 10.1 to the Corporation’s Registration Statement on Form S-8, Registration No. 333-80081, and incorporated herein by reference).                                                                                                                                                                                                                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|---------------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.100        |   | Amended and Restated Mack-Cali Realty Corporation Deferred Compensation Plan for Directors (filed as Exhibit 10.3 to the Company's Form 8-K dated December 9, 2008 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.101        |   | Form of Indemnification Agreement by and between Mack-Cali Realty Corporation and each of William L. Mack, John J. Cali, Mitchell E. Hersh, John R. Cali, David S. Mack, Martin S. Berger, Alan S. Bernikow, Kenneth M. Duberstein, Martin D. Gruss, Nathan Gantcher, Vincent Tese, Roy J. Zuckerberg, Alan G. Philibosian, Irvin D. Reid, Robert F. Weinberg, Barry Lefkowitz, Roger W. Thomas, Michael A. Grossman, Mark Yeager, Anthony Krug, Dean Cingolani, Anthony DeCaro Jr., Mark Durno, William Fitzpatrick, John Kropke, Nicholas Mitarotonda, Jr., Michael Nevins, Virginia Sobol, Albert Spring, Daniel Wagner, Deborah Franklin, John Marazzo, Christopher DeLorenzo, Jeffrey Warner, Diane Chayes and James Corrigan (filed as Exhibit 10.28 to the Company’s Form 10-Q dated September 30, 2002 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.102        |   | Indemnification Agreement dated October 22, 2002 by and between Mack-Cali Realty Corporation and John Crandall (filed as Exhibit 10.29 to the Company’s Form 10-Q dated September 30, 2002 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.103        |   | Second Amendment to Contribution and Exchange Agreement, dated as of June 27, 2000, between RMC Development Company, LLC f/k/a Robert Martin Company, LLC, Robert Martin Eastview North Company, L.P., the Corporation and the Company (filed as Exhibit 10.44 to the Company’s Form 10-K dated December 31, 2002 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.104        |   | Limited Partnership Agreement of Meadowlands Mills/Mack-Cali Limited Partnership by and between Meadowlands Mills Limited Partnership, Mack-Cali Meadowlands Entertainment L.L.C. and Mack-Cali Meadowlands Special L.L.C. dated November 25, 2003 (filed as Exhibit 10.1 to the Corporation’s Form 8-K dated December 3, 2003 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.105        |   | Redevelopment Agreement by and between the New Jersey Sports and Exposition Authority and Meadowlands Mills/Mack-Cali Limited Partnership dated December 3, 2003 (filed as Exhibit 10.2 to the Corporation’s Form 8-K dated December 3, 2003 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.106        |   | First Amendment to Redevelopment Agreement by and between the New Jersey Sports and Exposition Authority and Meadowlands Mills/Mack-Cali Limited Partnership dated October 5, 2004 (filed as Exhibit 10.54 to the Corporation’s Form 10-Q dated September 30, 2004 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.107        |   | Letter Agreement by and between Mack-Cali Realty Corporation and The Mills Corporation dated October 5, 2004 (filed as Exhibit 10.55 to the Corporation’s Form 10-Q dated September 30, 2004 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.108        |   | First Amendment to Limited Partnership Agreement of Meadowlands Mills/Mack-Cali Limited Partnership by and between Meadowlands Mills Limited Partnership, Mack-Cali Meadowlands Entertainment L.L.C. and Mack-Cali Meadowlands Special L.L.C. dated as of June 30, 2005 (filed as Exhibit 10.66 to the Company’s Form 10-Q dated June 30, 2005 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|---------------|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.109        |   | Mack-Cali Rights, Obligations and Option Agreement by and between Meadowlands Developer Limited Partnership, Meadowlands Limited Partnership, Meadowlands Developer Holding Corp., Meadowlands Mack-Cali GP, L.L.C., Mack-Cali Meadowlands Special, L.L.C., Baseball Meadowlands Mills/Mack-Cali Limited Partnership, A-B Office Meadowlands Mack-Cali Limited Partnership, C-D Office Meadowlands Mack-Cali Limited Partnership, Hotel Meadowlands Mack-Cali Limited Partnership and ERC Meadowlands Mills/Mack-Cali Limited Partnership dated November 22, 2006 (filed as Exhibit 10.92 to the Company’s Form 10-K dated December 31, 2006 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.110        |   | Redemption Agreement by and among Meadowlands Developer Limited Partnership, Meadowlands Developer Holding Corp., Mack-Cali Meadowlands entertainment L.L.C., Mack-Cali Meadowlands Special L.L.C., and Meadowlands Limited Partnership dated November 22, 2006 (filed as Exhibit 10.93 to the Company’s Form 10-K dated December 31, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.111        |   | Contribution and Exchange Agreement by and between Mack-Cali Realty, L.P. and Tenth Springhill Lake Associates L.L.L.P., Eleventh Springhill Lake Associates L.L.L.P., Twelfth Springhill Lake Associates L.L.L.P., Fourteenth Springhill Lake Associates L.L.L.P., each a Maryland limited liability limited partnership, Greenbelt Associates, a Maryland general partnership, and Sixteenth Springhill Lake Associates L.L.L.P., a Maryland limited liability limited partnership, and certain other natural persons, dated as of November 21, 2005 (filed as Exhibit 10.69 to the Company’s Form 10-K dated December 31, 2005 and incorporated herein by reference).       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.112        |   | Membership Interest Purchase and Contribution Agreement by and among Mr. Stanley C. Gale, SCG Holding Corp., Mack-Cali Realty Acquisition Corp. and Mack-Cali Realty, L.P. dated as of March 7, 2006 (filed as Exhibit 10.1 to the Company’s Form 8-K dated March 7, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.113        |   | Amendment No. 1 to Membership Interest Purchase and Contribution Agreement dated as of March 31, 2006 (filed as Exhibit 10.1 to the Company’s Form 8-K dated March 28, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.114        |   | Amendment No. 2 to Membership Interest Purchase and Contribution Agreement dated as of May 9, 2006 (filed as Exhibit 10.1 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.115        |   | Amendment No. 8 to Membership Interest Purchase and Contribution Agreement by and among Mr. Stanley C. Gale, SCG Holding Corp., Mack-Cali Realty Acquisition Corp. and Mack-Cali Realty, L.P. dated as of May 23, 2007 (filed as Exhibit 10.1 to the Company’s Form 8-K dated May 23, 2007 and incorporated herein by reference).                                                                                                                                                                                                                                                                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.116        |   | Contribution and Sale Agreement by and among Gale SLG NJ LLC, a Delaware limited liability company, Gale SLG NJ MEZZ LLC, a Delaware limited liability company, and Gale SLG RIDGEFIELD MEZZ LLC, a Delaware limited liability company and Mack-Cali Ventures L.L.C. dated as of March 7, 2006 (filed as Exhibit 10.2 to the Company’s Form 8-K dated March 7, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|---------------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.117        |   | First Amendment to Contribution and Sale Agreement by and among GALE SLG NJ LLC, a Delaware limited liability company, GALE SLG NJ MEZZ LLC, a Delaware limited liability company, and GALE SLG RIDGEFIELD MEZZ LLC, a Delaware limited liability company, and Mack-Cali Ventures L.L.C., a Delaware limited liability company, dated as of May 9, 2006 (filed as Exhibit 10.4 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.118        |   | Non-Portfolio Property Interest Contribution Agreement by and among Mr. Stanley C. Gale, Mr. Mark Yeager, GCF II Investor LLC, The Gale Investments Company, LLC, Gale & Wentworth Vreeland, LLC, Gale Urban Solutions LLC, MSGW-ONE Campus Investors, LLC, Mack-Cali Realty Acquisition Corp. and Mack-Cali Realty, L.P. dated as of May 9, 2006 (filed as Exhibit 10.2 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.119        |   | Loan Agreement by and among the entities set forth on Exhibit A, collectively, as Borrowers, and Gramercy Warehouse Funding I LLC, as Lender, dated May 9, 2006 (filed as Exhibit 10.5 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.120        |   | Promissory Note of One Grande SPE LLC, 1280 Wall SPE LLC, 10 Sylvan SPE LLC, 5 Independence SPE LLC, 1 Independence SPE LLC, and 3 Becker SPE LLC, as Borrowers, in favor of Gramercy Warehouse Funding I, LLC, as Lender, in the principal amount of $90,286,551 dated May 9, 2006 (filed as Exhibit 10.6 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.121        |   | Mortgage, Security Agreement and Fixture Filing by and between 4 Becker SPE LLC, as Borrower, and Wachovia Bank, National Association, as Lender, dated May 9, 2006 (filed as Exhibit 10.7 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.122        |   | Promissory Note of 4 Becker SPE LLC, as Borrower, in favor of Wachovia Bank, National Association, as Lender, in the principal amount of $43,000,000 dated May 9, 2006 (filed as Exhibit 10.8 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.123        |   | Mortgage, Security Agreement and Fixture Filing by and between 210 Clay SPE LLC, as Borrower, and Wachovia Bank, National Association, as Lender, dated May 9, 2006 (filed as Exhibit 10.9 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.124        |   | Promissory Note of 210 Clay SPE LLC, as Borrower, in favor of Wachovia Bank, National Association, as Lender, in the principal amount of $16,000,000 dated May 9, 2006 (filed as Exhibit 10.10 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.125        |   | Mortgage, Security Agreement and Fixture Filing by and between 5 Becker SPE LLC, as Borrower, and Wachovia Bank, National Association, as Lender, dated May 9, 2006 (filed as Exhibit 10.11 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.126        |   | Promissory Note of 5 Becker SPE LLC, as Borrower, in favor of Wachovia Bank, National Association, as Lender, in the principal amount of $15,500,000 dated May 9, 2006 (filed as Exhibit 10.12 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |
| 10.127        |   | Mortgage, Security Agreement and Fixture Filing by and between 51 CHUBB SPE LLC, as Borrower, and Wachovia Bank, National Association, as Lender, dated May 9, 2006 (filed as Exhibit 10.13 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|---------------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.128        |   | Promissory Note of 51 CHUBB SPE LLC, as Borrower, in favor of Wachovia Bank, National Association, as Lender, in the principal amount of $4,500,000 dated May 9, 2006 (filed as Exhibit 10.14 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                               |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.129        |   | Form of Amended and Restated Limited Liability Company Agreement of Mack-Green-Gale LLC dated                 , 2006 (filed as Exhibit 10.3 to the Company’s Form 8-K dated March 7, 2006 and incorporated herein by reference).                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.130        |   | Form of Limited Liability Company Operating Agreement (filed as Exhibit 10.3 to the Company’s Form 8-K dated May 9, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                                |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.131        |   | Agreement of Sale and Purchase dated August 9, 2006 by and between Mack-Cali Realty, L.P. and Westcore Properties AC, LLC (filed as Exhibit 10.91 to the Company’s Form 10-Q dated September 30, 2006 and incorporated herein by reference).                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.132        |   | First Amendment to Agreement of Sale and Purchase dated September 6, 2006 by and between Mack-Cali Realty, L.P. and Westcore Properties AC, LLC (filed as Exhibit 10.92 to the Company’s Form 10-Q dated September 30, 2006 and incorporated herein by reference).                                                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.133        |   | Second Amendment to Agreement of Sale and Purchase dated September 15, 2006 by and between Mack-Cali Realty, L.P. and Westcore Properties AC, LLC (filed as Exhibit 10.93 to the Company’s Form 10-Q dated September 30, 2006 and incorporated herein by reference).                                                                                                                                                                                |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.134        |   | Agreement of Sale and Purchase dated September 25, 2006 by and between Phelan Realty Associates L.P., 795 Folsom Realty Associates L.P. and Westcore Properties AC, LLC (filed as Exhibit 10.94 to the Company’s Form 10-Q dated September 30, 2006 and incorporated herein by reference).                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.135        |   | Membership Interest Purchase and Contribution Agreement dated as of December 28, 2006, by and among NKFGMS Owners, LLC, The Gale Construction Services Company, L.L.C., NKFFM Limited Liability Company, Scott Panzer, Ian Marlow, Newmark & Company Real Estate, Inc. d/b/a Newmark Knight Frank, and Mack-Cali Realty, L.P (filed as Exhibit 10.117 to the Company’s Form 10-K dated December 31, 2006 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.136        |   | Operating Agreement of NKFGMS Owners, LLC (filed as Exhibit 10.118 to the Company’s Form 10-K dated December 31, 2006 and incorporated herein by reference).                                                                                                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.137        |   | Loans, Sale and Services Agreement dated December 28, 2006 by and between Newmark & Company Real Estate, Inc. d/b/a Newmark Knight Frank, Mack-Cali Realty, L.P., and Newmark Knight Frank Global Management Services, LLC (filed as Exhibit 10.119 to the Company’s Form 10-K dated December 31, 2006 and incorporated herein by reference).                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
| 10.138        |   | Term Loan Agreement among Mack-Cali Realty, L.P. and JPMorgan Chase Bank, N.A. as Administrative Agent, J.P. Morgan Securities Inc. as Arranger, and other lender which may become parties to this Agreement dated November 29, 2006 (filed as Exhibit 10.120 to the Company’s Form 10-K dated December 31, 2006 and incorporated herein by reference).                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                      |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             |
|---------------|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.139        |   | Agreement of Purchase and Sale among SLG Broad Street A LLC and SLG Broad Street C LLC, as Sellers, and M-C Broad 125 A L.L.C. and M-C Broad 125 C L.L.C., as Purchasers, dated as of March 15, 2007 (filed as Exhibit 10.121 to the Company’s Form 10-Q dated March 31, 2007 and incorporated herein by reference).                                                                                                                                                                                                                     |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.140        |   | Agreement of Purchase and Sale among 500 West Putnam L.L.C., as Seller, and SLG 500 West Putnam LLC, as Purchaser, dated as of March 15, 2007 (filed as Exhibit 10.122 to the Company’s Form 10-Q dated March 31, 2007 and incorporated herein by reference).                                                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.141        |   | Letter Agreement by and between Mack-Cali Realty, L.P., Mack-Cali Realty Acquisition Corp., Mack-Cali Belmar Realty, LLC, M-C Belmar, LLC, Mr. Stanley C. Gale, SCG Holding Corp., Mr. Mark Yeager, GCF II Investor LLC, The Gale Investments Company, LLC, Gale & Wentworth Vreeland, LLC, Gale Urban Solutions LLC, MSGW-ONE Campus Investors, LLC and Gale/Yeager Investments LLC dated October 31, 2007 (filed as Exhibit 10.128 to the Company’s Form 10-Q dated September 30, 2007 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.142        |   | Mortgage and Security Agreement and Financing Statement dated October 28, 2008 between M-C Plaza V L.L.C., Cal-Harbor V Urban Renewal Associates, L.P., Cal-Harbor V Leasing Associates L.L.C., as Mortgagors and The Northwestern Mutual Life Insurance Company and New York Life Insurance Company as Mortgagees (filed as Exhibit 10.131 to the Company’s Form 10-Q dated September 30, 2008 and incorporated herein by reference).                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.143        |   | Promissory Note of M-C Plaza V L.L.C., Cal-Harbor V Urban Renewal Associates, L.P., Cal-Harbor V Leasing Associates L.L.C., as Borrowers, in favor of The Northwestern Mutual Life Insurance Company, as Lender, in the principal amount of $120,000,000, dated October 28, 2008. (filed as Exhibit 10.132 to the Company’s Form 10-Q dated September 30, 2008 and incorporated herein by reference).                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.144        |   | Promissory Note of M-C Plaza V L.L.C., Cal-Harbor V Urban Renewal Associates, L.P., Cal-Harbor V Leasing Associates L.L.C., as Borrowers, in favor of New York Life Insurance Company, as Lender, in the principal amount of $120,000,000, dated October 28, 2008 (filed as Exhibit 10.133 to the Company’s Form 10-Q dated September 30, 2008 and incorporated herein by reference).                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.145        |   | Guarantee of Recourse Obligations of Mack-Cali Realty, L.P. in favor of The Northwestern Mutual Life Insurance Company and New York Life Insurance Company dated October 28, 2008 (filed as Exhibit 10.134 to the Company’s Form 10-Q dated September 30, 2008 and incorporated herein by reference).                                                                                                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.146        |   | Amended and Restated Loan Agreement by and among One Grande SPE LLC, 1280 Wall SPE LLC, 10 Sylvan SPE LLC, 5 Independence SPE LLC, 1 Independence SPE LLC, and 3 Becker SPE LLC, collectively, as Borrowers and Gramercy Warehouse Funding I LLC, as Lender, dated April 29, 2009 (filed as Exhibit 10.144 to the Company’s Form 10-Q dated March 31, 2009 and incorporated herein by reference).                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.147        |   | Amended and Restated Promissory Note of One Grande SPE LLC, 1280 Wall SPE LLC, 10 Sylvan SPE LLC, 5 Independence SPE LLC, 1 Independence SPE LLC, and 3 Becker SPE LLC, as Borrowers, in favor of Gramercy Warehouse Funding I, LLC, as Lender, dated April 29, 2009 (filed as Exhibit 10.145 to the Company’s Form 10-Q dated March 31, 2009 and incorporated herein by reference).                                                                                                                                                     |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| 10.148        |   | Limited Liability Company Membership Interest Purchase and Sale Agreement dated April 29, 2009 by and among Gale SLG NJ LLC, Mack-Cali Ventures L.L.C., SLG Gale 55 Corporation LLC and 55 Corporate Partners L.L.C.  (filed as Exhibit 10.146 to the Company’s Form 10-Q dated March 31, 2009 and incorporated herein by reference).                                                                                                                                                                                          |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|---------------|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.149        |   | Amended and Restated Master Loan Agreement dated as of January 15, 2010 among Mack-Cali Realty, L.P., and Affiliates of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P., as Borrowers, Mack-Cali Realty Corporation and Mack-Cali Realty L.P., as Guarantors and The Prudential Insurance Company of America and VPCM, LLC, as Lenders (filed as Exhibit 10.1 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.150        |   | Partial Recourse Guaranty of Mack-Cali Realty, L.P. dated as of January 15, 2010 to The Prudential Insurance Company of America and VPCM, LLC (filed as Exhibit 10.2 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference).                                                                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.151        |   | Form of Amended, Restated and Consolidated Mortgage and Security Agreement and Financing Statement dated as of January 15, 2010 by Mack-Cali Realty, L.P., as Borrower, to The Prudential Insurance Company of America and VPCM, LLC, as Mortgagees with respect to each of the collateral properties (filed as Exhibit 10.3 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference).                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.152        |   |  Form of Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of The Prudential Insurance Company of America with respect to each of the collateral properties (filed as Exhibit 10.4 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference).                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.153        |   | Form of Amended, Restated and Consolidated Promissory Note dated January 15, 2010 of Mack-Cali Realty, L.P. in favor of VPCM, LLC with respect to each of the collateral properties (filed as Exhibit 10.5 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference).                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.154        |   |  Form of Recourse Liabilities Guaranty dated January 15, 2010 of Mack-Cali Realty Corporation and Mack-Cali Realty, L.P. to The Prudential Insurance Company of America and VPCM, LLC with respect to each of the collateral properties (filed as Exhibit 10.6 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference).                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.155        |   | Form of Amended and Restated Irrevocable Cross Collateral Guaranty of Payment and Performance dated January 15, 2010 of the owners of the Collateral Properties to The Prudential Insurance Company of America and VPCM, LLC with respect to each of the collateral properties  (filed as Exhibit 10.7 to the Company’s Form 8-K dated January 15, 2010 and incorporated herein by reference).                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 31.1*         |   | Certification of the Corporation’s President and Chief Executive Officer, Mitchell E. Hersh, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 31.2*         |   | Certification of the Corporation’s Chief Financial Officer, Barry Lefkowitz, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 32.1*         |   | Certification of the Corporation’s President and Chief Executive Officer, Mitchell E. Hersh, and the Company’s Chief Financial Officer, Barry Lefkowitz, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.                                                                                                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |

----