----

| For      the quarterly period ended September 30,2009 |
|-------------------------------------------------------|

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

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

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

| 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 areacode) |

| 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 XNO ___ |
|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 September 30, 2009               |   |
|               |                  | and      December 31, 2008                                              | 4 |
|               |                  |                                                                    |   |
|               |                  | Consolidated      Statements of Operations for the three and nine month |   |
|               |                  | periods      ended September 30, 2009 and 2008                          | 5 |
|               |                  |                                                                    |   |
|               |                  | Consolidated      Statement of Changes in Equity for the nine months    |   |
|               |                  | ended      September 30, 2009                                           | 6 |
|               |                  |                                                                    |   |
|               |                  | Consolidated      Statements of Cash Flows for the nine months ended    |   |
|               |                  | September      30, 2009 and 2008                                        | 7 |
|               |                  |                                                                    |   |
|               |                  | Notes      to Consolidated Financial Statements                         | 8-38 |
|               |                  |                                                                    |   |
|               | Item      2.          | Management’s      Discussion and Analysis of Financial Condition  |   |
|               |                  | and      Results of Operations                                          | 39-58 |
|               |                  |                                                                    |   |
|               | Item      3.          | Quantitative      and Qualitative Disclosures About Market Risk         | 58 |
|               |                  |                                                                    |   |
|               | Item      4.          | Controls      and Procedures                                            | 58 |
|               |                  |                                                                    |   |
| Part II            | Other Information     |                                                                    |
|               |                  |                                                                    |   |
|               | Item      1.          | Legal      Proceedings                                                  | 59 |
|               |                  |                                                                    |   |
|               | Item      1A.         | Risk      Factors                                                       | 59 |
|               |                  |                                                                    |   |
|               | Item      2.          | Unregistered      Sales of Equity Securities and Use of Proceeds        | 60 |
|               |                  |                                                                    |   |
|               | Item      3.          | Defaults      Upon Senior Securities                                    | 60 |
|               |                  |                                                                    |   |
|               | Item      4.          | Submission      of Matters to a Vote of Security Holders                | 60 |
|               |                  |                                                                    |   |
|               | Item      5.          | Other      Information                                                  | 61 |
|               |                  |                                                                    |   |
|               | Item      6.          | Exhibits                                                                | 61 |
|               |                  |                                                                    |   |
| Signatures         |                  |                                                                    | 62 |
|               |                  |                                                                    |   |
| Exhibit      Index |                  |                                                                    | 63-79 |

----

----

|                                                                                              |   | September      30, |       |   | December      31, |   |
|---------------------------------------------------------------------------------------------------|--------|--------------------|------------|--------|-------------------|--------|
| ASSETS                                                                                            |   | 2009               |       |   | 2008              |   |
| Rental      property                                                                              |   |               |       |   |              |   |
| Land      and leasehold interests                                                                 |   | $                  | 774,155    |   |              | $      | 731,086 |   |
| Buildings      and improvements                                                                   |   |               | 3,954,619  |   |              |   | 3,792,186 |   |
| Tenant      improvements                                                                          |   |               | 446,279    |   |              |   | 431,616 |   |
| Furniture,      fixtures and equipment                                                            |   |               | 9,358      |   |              |   | 8,892 |   |
|                                                                                              |   |               | 5,184,411  |   |              |   | 4,963,780 |   |
| Less      – accumulated depreciation and amortization                                       |   |               | (1,113,034 | )      |              |   | (1,040,778 | ) |
| Net investment in rental      property                                                            |   |               | 4,071,377  |   |              |   | 3,923,002 |   |
| Cash      and cash equivalents                                                                    |   |               | 279,156    |   |              |   | 21,621 |   |
| Investments      in unconsolidated joint ventures                                                 |   |               | 32,969     |   |              |   | 138,495 |   |
| Unbilled      rents receivable, net                                                               |   |               | 117,069    |   |              |   | 112,524 |   |
| Deferred      charges and other assets, net                                                       |   |               | 225,645    |   |              |   | 212,422 |   |
| Restricted      cash                                                                              |   |               | 20,720     |   |              |   | 12,719 |   |
| Accounts      receivable, net of allowance for doubtful accounts                                  |   |               |       |   |              |   |   |   |
| of      $2,905 and $2,319                                                                         |   |               | 10,300     |   |              |   | 23,139 |   |
|                                                                                              |   |               |       |   |              |   |   |   |
| Total      assets                                                                                 |   | $                  | 4,757,236  |   |              | $      | 4,443,922 |   |
|                                                                                              |   |               |       |   |              |   |   |   |
| LIABILITIES      AND EQUITY                                                                       |   |               |       |   |              |   |   |   |
| Senior      unsecured notes                                                                       |   | $                  | 1,582,173  |   |              | $      | 1,533,349 |   |
| Revolving      credit facility                                                                    |   |               | --         |   |              |   | 161,000 |   |
| Mortgages,      loans payable and other obligations                                               |   |               | 755,702    |   |              |   | 531,126 |   |
| Distributions      payable                                                                        |   |               | 42,070     |   |              |   | 52,249 |   |
| Accounts      payable, accrued expenses and other liabilities                                     |   |               | 119,395    |   |              |   | 119,451 |   |
| Rents      received in advance and security deposits                                              |   |               | 54,635     |   |              |   | 54,406 |   |
| Accrued      interest payable                                                                     |   |               | 22,416     |   |              |   | 32,978 |   |
| Total      liabilities                                                                            |   |               | 2,576,391  |   |              |   | 2,484,559 |   |
| Commitments      and contingencies                                                                |   |               |       |   |              |   |   |   |
|                                                                                              |   |               |       |   |              |   |   |   |
| Equity:                                                                                           |   |               |       |   |              |   |   |   |
| Mack-Cali      Realty, L.P. Partners’ Capital:                                              |   |               |       |   |              |   |   |   |
| General      Partner 10,000 preferred units outstanding                                           |   |               | 24,836     |   |              |   | 24,836 |   |
| General      Partner 78,554,827 and 66,419,055 common units outstanding                           |   |               | 1,764,454  |   |              |   | 1,519,627 |   |
| Limited      Partners 13,821,755 and 14,437,731 common unitsoutstanding                           |   |               | 388,512    |   |              |   | 414,114 |   |
| Total      Mack-Cali Realty, L.P.’s Partners’ Capital                                 |   |               | 2,177,802  |   |              |   | 1,958,577 |   |
|                                                                                              |   |               |       |   |              |   |   |   |
| Noncontrolling      interests:                                                                    |   |               |       |   |              |   |   |   |
| Noncontrolling interests in      consolidated joint ventures                                      |   |               | 3,043      |   |              |   | 786 |   |
| Total      equity                                                                                 |   |               | 2,180,845  |   |              |   | 1,959,363 |   |
|                                                                                              |   |               |       |   |              |   |   |   |
| Total      liabilities and equity                                                                 |   | $                  | 4,757,236  |   |              | $      | 4,443,922 |   |
|                                                                                              |   |               |       |   |              |   |   |   |
|                                                                                              |   |               |       |   |              |   |   |   |
| The      accompanying notes are an integral part of these consolidated financial      statements. |   |

----

|                                                                                              |   | Three      Months Ended |    |   | Nine      Months Ended |   |
|---------------------------------------------------------------------------------------------------|--------|-------------------------|---------|--------|------------------------|--------|
|                                                                                              |   | September      30,      |    |   | September      30,     |   |
| REVENUES                                                                                          |   | 2009                    |    |   | 2008                   |   |   | 2009 |   |   | 2008 |   |
| Base      rents                                                                                   |   | $                       | 155,532 |   |                   | $      | 147,809 |   |   | $ | 458,943 |   |   | $ | 444,499 |   |
| Escalations      and recoveries from tenants                                                      |   |                    | 24,995  |   |                   |   | 29,755 |   |   |   | 77,888 |   |   |   | 82,065 |   |
| Construction      services                                                                        |   |                    | 7,761   |   |                   |   | 12,268 |   |   |   | 16,466 |   |   |   | 36,334 |   |
| Real      estate services                                                                         |   |                    | 1,808   |   |                   |   | 3,347 |   |   |   | 6,450 |   |   |   | 10,016 |   |
| Other      income                                                                                 |   |                    | 3,521   |   |                   |   | 11,184 |   |   |   | 9,874 |   |   |   | 18,955 |   |
| Total      revenues                                                                               |   |                    | 193,617 |   |                   |   | 204,363 |   |   |   | 569,621 |   |   |   | 591,869 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| EXPENSES                                                                                          |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Real      estate taxes                                                                            |   |                    | 23,557  |   |                   |   | 23,361 |   |   |   | 70,522 |   |   |   | 71,522 |   |
| Utilities                                                                                         |   |                    | 18,122  |   |                   |   | 24,706 |   |   |   | 55,090 |   |   |   | 65,794 |   |
| Operating      services                                                                           |   |                    | 24,918  |   |                   |   | 25,955 |   |   |   | 79,775 |   |   |   | 79,080 |   |
| Direct      construction costs                                                                    |   |                    | 7,337   |   |                   |   | 11,104 |   |   |   | 15,347 |   |   |   | 34,087 |   |
| General      and administrative                                                                   |   |                    | 9,818   |   |                   |   | 10,767 |   |   |   | 30,551 |   |   |   | 33,099 |   |
| Depreciation      and amortization                                                                |   |                    | 51,830  |   |                   |   | 49,242 |   |   |   | 149,818 |   |   |   | 144,550 |   |
| Total      expenses                                                                               |   |                    | 135,582 |   |                   |   | 145,135 |   |   |   | 401,103 |   |   |   | 428,132 |   |
| Operating      income                                                                             |   |                    | 58,035  |   |                   |   | 59,228 |   |   |   | 168,518 |   |   |   | 163,737 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| OTHER      (EXPENSE) INCOME                                                                       |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Interest      expense                                                                             |   |                    | (36,048 | )      |                   |   | (31,163 | ) |   |   | (102,350 | ) |   |   | (94,963 | ) |
| Interest      and other investment income                                                         |   |                    | 167     |   |                   |   | 257 |   |   |   | 551 |   |   |   | 1,115 |   |
| Equity      in earnings (loss) of unconsolidated joint ventures                                   |   |                    | 635     |   |                   |   | (269 | ) |   |   | (6,401 | ) |   |   | (533 | ) |
| Gain      on reduction of other obligations                                                       |   |                    | --      |   |                   |   | -- |   |   |   | 1,693 |   |   |   | -- |   |
| Gain      on sale of investment in marketable securities                                          |   |                    | --      |   |                   |   | -- |   |   |   | -- |   |   |   | 471 |   |
| Total      other (expense) income                                                                 |   |                    | (35,246 | )      |                   |   | (31,175 | ) |   |   | (106,507 | ) |   |   | (93,910 | ) |
| Income      from continuing operations                                                            |   |                    | 22,789  |   |                   |   | 28,053 |   |   |   | 62,011 |   |   |   | 69,827 |   |
| Net      income                                                                                   |   |                    | 22,789  |   |                   |   | 28,053 |   |   |   | 62,011 |   |   |   | 69,827 |   |
| Noncontrolling      interest in consolidated joint ventures                                       |   |                    | 213     |   |                   |   | 147 |   |   |   | 980 |   |   |   | 286 |   |
| Preferred      unit distributions                                                                 |   |                    | (500    | )      |                   |   | (500 | ) |   |   | (1,500 | ) |   |   | (1,500 | ) |
| Net      income available to common unitholders                                                   |   | $                       | 22,502  |   |                   | $      | 27,700 |   |   | $ | 61,491 |   |   | $ | 68,613 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Basic      earnings per common unit:                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Income      from continuing operations available to                                               |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| common      unitholders                                                                           |   | $                       | 0.24    |   |                   | $      | 0.34 |   |   | $ | 0.71 |   |   | $ | 0.85 |   |
| Net      income available to common unitholders                                                   |   | $                       | 0.24    |   |                   | $      | 0.34 |   |   | $ | 0.71 |   |   | $ | 0.85 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Diluted      earnings per common unit:                                                            |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Income      from continuing operations available to                                               |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| common      unitholders                                                                           |   | $                       | 0.24    |   |                   | $      | 0.34 |   |   | $ | 0.71 |   |   | $ | 0.85 |   |
| Net      income available to common unitholders                                                   |   | $                       | 0.24    |   |                   | $      | 0.34 |   |   | $ | 0.71 |   |   | $ | 0.85 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Distributions      declared per common unit                                                       |   | $                       | 0.45    |   |                   | $      | 0.64 |   |   | $ | 1.35 |   |   | $ | 1.92 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Basic      weighted average units outstanding                                                     |   |                    | 92,133  |   |                   |   | 80,414 |   |   |   | 87,059 |   |   |   | 80,383 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| Diluted      weighted average units outstanding                                                   |   |                    | 92,245  |   |                   |   | 80,617 |   |   |   | 87,106 |   |   |   | 80,573 |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
|                                                                                              |   |                    |    |   |                   |   |   |   |   |   |   |   |   |   |   |   |
| 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, 2009                | 10        | 66,419  | 14,438   | $24,836     | $1,519,627  | $414,114    | $  786  | $1,959,363 |
| Net income                                     | --        | --      | --       | 1,500       | 51,562      | 9,929       | (980)             | 62,011     |
| Distributions                                  | --        | --      | --       | (1,500)     | (100,492)   | (19,027)    | --                | (121,019)  |
| Issuance of Common      Units                  | --        | 11,500  | --       | --          | 274,826     | --          | --                | 274,826    |
| Increase in noncontrolling      interest       | --        | --      | --       | --          | --          | --          | 3,237             | 3,237      |
| Redemption of limited partners      common     |      |    |     |        |        |        |              |       |
| units for shares of common      stock          | --        | 616     | (616)    | --          | 16,504      | (16,504)    | --                | --         |
| Units issued under      Dividend               |      |    |     |        |        |        |              |       |
| Reinvestment and Stock Purchase      Plan      | --        | 7       | --       | --          | 152         | --          | --                | 152        |
| Contributions – proceeds from      stock |      |    |     |        |        |        |              |       |
| options    exercised                           | --        | 16      | --       | --          | 421         | --          | --                | 421        |
| Directors Deferred compensation      plan      | --        | --      | --       | --          | 303         | --          | --                | 303        |
| Cancellation of restricted stock      awards   | --        | (3)     | --       | --          | (149)       | --          | --                | (149)      |
| Amortization of stock      compensation        | --        | --      | --       | --          | 1,700       | --          | --                | 1,700      |
|                                           |      |    |     |        |        |        |              |       |
| Balance      at September 30, 2009             | 10        | 78,555  | 13,822   | $24,836     | $1,764,454  | $388,512    | $3,043            | $2,180,845 |
|                                           |      |    |     |        |        |        |              |       |

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

----

|                                                                                              |   | Nine      Months Ended |     |
|---------------------------------------------------------------------------------------------------|--------|------------------------|----------|
|                                                                                              |   | September      30,     |     |
| CASH      FLOWS FROM OPERATING ACTIVITIES                                                         |   | 2009                   |     |   | 2008 |   |
| Net      income                                                                                   |   | $                      | 62,011   |   |   | $ | 69,827 |   |
| Adjustments      to reconcile net income to net cash provided by                                  |   |                   |     |   |   |   |   |   |
| operating      activities:                                                                        |   |                   |     |   |   |   |   |   |
| Depreciation      and amortization, including related intangibles                                 |   |                   | 146,177  |   |   |   | 140,154 |   |
| Amortization      of stock compensation                                                           |   |                   | 1,700    |   |   |   | 2,165 |   |
| Amortization      of deferred financing costs and debt discount                                   |   |                   | 2,024    |   |   |   | 2,124 |   |
| Equity      in (earnings) loss of unconsolidated joint ventures                                   |   |                   | 6,401    |   |   |   | 533 |   |
| Gain      on reduction of other obligations                                                       |   |                   | (1,693   | ) |   |   | -- |   |
| Gain      on sale of investment in marketable securities                                          |   |                   | --       |   |   |   | (471 | ) |
| Distribution      of cumulative earnings from unconsolidated joint ventures                       |   |                   | 2,637    |   |   |   | 3,841 |   |
| Changes      in operating assets and liabilities:                                                 |   |                   |     |   |   |   |   |   |
| Increase      in unbilled rents receivable, net                                                   |   |                   | (4,487   | ) |   |   | (1,912 | ) |
| Increase      in deferred charges and other assets, net                                           |   |                   | (256     | ) |   |   | (17,339 | ) |
| Decrease      in accounts receivable, net                                                         |   |                   | 12,670   |   |   |   | 16,975 |   |
| Increase      (decrease) in accounts payable, accrued expenses and other      liabilities         |   |                   | 2,219    |   |   |   | (12,988 | ) |
| (Decrease)      increase in rents received in advance and securitydeposits                        |   |                   | (1,628   | ) |   |   | 1,397 |   |
| Decrease      in accrued interest payable                                                         |   |                   | (11,209  | ) |   |   | (15,615 | ) |
|                                                                                              |   |                   |     |   |   |   |   |   |
| Net      cash provided by operating activities                                                    |   | $                      | 216,566  |   |   | $ | 188,691 |   |
|                                                                                              |   |                   |     |   |   |   |   |   |
| CASH      FLOWS FROM INVESTING ACTIVITIES                                                         |   |                   |     |   |   |   |   |   |
| Additions      to rental property and related intangibles                                         |   |                   | (57,308  | ) |   |   | (68,420 | ) |
| Repayments      of notes receivable                                                               |   |                   | 11,441   |   |   |   | 125 |   |
| Investment      in unconsolidated joint ventures                                                  |   |                   | (4,465   | ) |   |   | (6,584 | ) |
| Proceeds      from the sale of available for sale securities                                      |   |                   | --       |   |   |   | 5,355 |   |
| Distribution      in excess of cumulative earnings from unconsolidated joint      ventures        |   |                   | 518      |   |   |   | 3,274 |   |
| (Increase)      decrease in restricted cash                                                       |   |                   | (8,001   | ) |   |   | 1,424 |   |
|                                                                                              |   |                   |     |   |   |   |   |   |
| Net      cash used in investing activities                                                        |   | $                      | (57,815  | ) |   | $ | (64,826 | ) |
|                                                                                              |   |                   |     |   |   |   |   |   |
| CASH      FLOWS FROM FINANCING ACTIVITIES                                                         |   |                   |     |   |   |   |   |   |
| Borrowings      from revolving credit facility                                                    |   |                   | 337,000  |   |   |   | 630,100 |   |
| Repayment      of revolving credit facility                                                       |   |                   | (498,000 | ) |   |   | (587,100 | ) |
| Proceeds      from mortgages                                                                      |   |                   | 81,500   |   |   |   | -- |   |
| Borrowings      from Money Market Loans                                                           |   |                   | --       |   |   |   | 352,000 |   |
| Repayments      of Money Market Loans                                                             |   |                   | --       |   |   |   | (352,000 | ) |
| Repayment      of mortgages, loans payable and other obligations                                  |   |                   | (9,619   | ) |   |   | (24,570 | ) |
| Proceeds      from senior unsecured notes                                                         |   |                   | 246,238  |   |   |   | -- |   |
| Repayments      of senior unsecured notes                                                         |   |                   | (199,724 | ) |   |   | -- |   |
| Payment      of financing costs                                                                   |   |                   | (2,660   | ) |   |   | (79 | ) |
| Repurchase      of common stock                                                                   |   |                   | --       |   |   |   | (5,198 | ) |
| Proceeds      from offering of Common Stock                                                       |   |                   | 274,826  |   |   |   | -- |   |
| Proceeds      from stock options exercised                                                        |   |                   | 421      |   |   |   | 2,311 |   |
| Payment      of distributions                                                                     |   |                   | (131,198 | ) |   |   | (156,365 | ) |
|                                                                                              |   |                   |     |   |   |   |   |   |
| Net      cash provided by (used) in financing activities                                          |   | $                      | 98,784   |   |   | $ | (140,901 | ) |
|                                                                                              |   |                   |     |   |   |   |   |   |
| Net      increase (decrease) in cash and cash equivalents                                         |   | $                      | 257,535  |   |   | $ | (17,036 | ) |
| Cash      and cash equivalents, beginning of period                                               |   | $                      | 21,621   |   |   | $ | 24,716 |   |
|                                                                                              |   |                   |     |   |   |   |   |   |
| Cash      and cash equivalents, end of period                                                     |   | $                      | 279,156  |   |   | $ | 7,680 |   |
|                                                                                              |   |                   |     |   |   |   |   |   |
|                                                                                              |   |                   |     |   |   |   |   |   |
| The      accompanying notes are an integral part of these consolidated financial      statements. |   |                   |     |   |   |   |   |   |

----

| 1.   | ORGANIZATION AND BASIS      OF PRESENTATION |
|----------------|---------------------------------------------|

----

| 2.   | SIGNIFICANT ACCOUNTING      POLICIES |
|----------------|--------------------------------------|

| 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 the      authoritative guidance on 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 $105,134,000 and $143,010,000 (including land of      $72,649,000 and $70,709,000) as of September 30, 2009 and December 31,      2008, 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. |
|---------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | The      authoritative guidance on 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 votinginterest. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

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

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

| Securities | The      Company classifies its marketable securities (if any) 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 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 on a      straight-line basis, which approximates the effective interest method,      over the term of the related indebtedness.  Amortization of such      costs is included in interest expense and was $681,000 and $708,000 for      the three months ended September 30, 2009 and 2008, respectively, and      $2,024,000 and $2,124,000 for the nine months ended Sept 30, 2009 and      2008, 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      $939,000 and $895,000 for the three months ended September 30, 2009 and      2008, respectively, and $2,739,000 and $2,549,000 for the nine months      ended September 30, 2009 and 2008,respectively. |
|--------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Instruments | The      Company measures derivative instruments (if any), 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 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 and      clients to determine if accounts receivable balances are impaired based on      factors affecting the collectibility 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 September 30, 2009 represents distributions      payable to preferred unitholders (10,000 Series C preferred units) and      common unitholders (92,377,113 common units), for all such holders of      record as of October 5, 2009 with respect to the third quarter      2009.  The third quarter 2009 Series C 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      September 16, 2009.  The common unit distributions payable were      paid on October 9, 2009.  The preferred unit distributions      payable were paid on October 15,2009. |
|---------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

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

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

| 3. | REAL      ESTATE TRANSACTIONS |
|----|-------------------------------|

----

| 4.   | INVESTMENTS IN      UNCONSOLIDATED JOINTVENTURES |
|----------------|--------------------------------------------------|

----

|   | (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 constructioncosts); |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (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 GaleKimball. |
|------------------|---------------------------------------------------------|

----

----

----

|                                       | September      30, 2009                  |    |
|--------------------------------------------|------------------------------------------|---------|
|                                       | Plaza                                    |    |   | Red      Bank | M-G-G/ | Princeton |   |   |   |   | Boston- |   |   |
|                                       | VIII      & IX                       | Ramland | Harborside | Corporate | Gramercy | Forrestal | Route      93 | Gale | 55 | 12 | Downtown | Gale | Combined |
|                                       | Associates                               | Realty  | South      Pier | Plaza      I & II | Agreement | Village | Portfolio | Kimball | Corporate | Vreeland | Crossing | Jefferson | Total |
| Assets:                                    |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
| Rental      property, net                  | $   9,713                 | --      | $      60,339 | $      24,953 | $      72,912 | $      39,085 | -- | -- | -- | $      14,632 | -- | -- | $      221,634 |
| Other      assets                          | 857                                      | --      | 14,801 | 4,626 | 9,823 | 21,426 | -- | -- | -- | 754 | $      46,591 | $      1,838 | 100,716 |
| Total      assets                          | $      10,570                            | --      | $      75,140 | $      29,579 | $      82,735 | $      60,511 | -- | -- | -- | $      15,386 | $      46,591 | $      1,838 | $      322,350 |
| Liabilities      and                       |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|  partners’/members’       |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|  capital      (deficit):              |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
| Mortgages,      loans                      |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   payable      and other         |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   obligations                    | --                                       | --      | $      73,796 | $      20,849 | $      90,288 | $      51,627 | -- | -- | -- | $  5,643 | -- | -- | $      242,203 |
| Other      liabilities                     | $      530 | --      | 3,713 | 69 | 2,772 | 3,424 | -- | -- | -- | -- | -- | -- | 10,508 |
| Partners’/members’             |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   capital      (deficit)         | 10,040                                   | --      | (2,369) | 8,661 | (10,325) | 5,460 | -- | -- | -- | 9,743 | $      46,591 | $      1,838 | 69,639 |
| Total      liabilities and                 |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   partners’/members’ |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   capital      (deficit)         | $      10,570                            | --      | $      75,140 | $      29,579 | $      82,735 | $      60,511 | -- | -- | -- | $      15,386 | $      46,591 | $      1,838 | $      322,350 |
| Company’s                            |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   investment                     |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   in      unconsolidated         |                                     |    |   |   |   |   |   |   |   |   |   |   |   |
|   joint      ventures, net       | $   4,942                 | --      | $        11 | $   4,126 | -- | $  1,183 | -- | -- | -- | $  8,808 | $      13,109 | $    790 | $   32,969 |

|                                       | December      31, 2008                   |      |
|--------------------------------------------|------------------------------------------|-----------|
|                                       | Plaza                                    |      |   | Red      Bank | M-G-G/ | Princeton |   |   |   |   | Boston- |   |   |
|                                       | VIII      & IX                       | Ramland   | Harborside | Corporate | Gramercy | Forrestal | Route      93 | Gale | 55 | 12 | Downtown | Gale | Combined |
|                                       | Associates                               | Realty    | South      Pier | Plaza      I & II | Agreement | Village | Portfolio | Kimball | Corporate | Vreeland | Crossing | Jefferson | Total |
| Assets:                                    |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
| Rental      property, net                  | $      10,173                            | --        | $      62,469 | $      24,583 | $      326,912 |  $      41,058 | $      56,771 | -- | -- | $      14,598 | -- |   | $      536,564 |
| Other      assets                          | 1,008                                    | $      20 | 34,654 | 4,301 |  45,391 | 21,680 |  495 | -- | $      17,896 | 789 | $      46,743 | $      1,838 | 174,815 |
| Total      assets                          | $      11,181                            | $      20 | $      97,123 | $      28,884 | $      372,303 |  $      62,738 | $      57,266 | -- | $      17,896 | $      15,387 | $      46,743 | $      1,838 | $      711,379 |
| Liabilities      and                       |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|  partners’/members’       |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|  capital      (deficit):              |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
| Mortgages,      loans                      |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   payable      and other         |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   obligations                    | --                                       | --        | $      74,852 | $      20,416 |  $      276,752 |  $      52,800 | $      43,541 | -- | -- | $   7,170 | -- | -- | $      475,531 |
| Other      liabilities                     | $      531 | --        | 21,652 |  87 | 23,805 |  4,156 | 985 | -- | -- | -- | -- | -- | 51,216 |
| Partners’/members’             |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   capital      (deficit)         | 10,650                                   | $      20 | 619 | 8,381 | 71,746 | 5,782 | 12,740 | -- | $      17,896 | 8,217 | $      46,743 | $      1,838 | 184,632 |
| Total      liabilities and                 |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   partners’/members’ |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   capital      (deficit)         | $      11,181                            | $      20 | $      97,123 | $      28,884 | $      372,303 |  $      62,738 | $      57,266 | -- | $      17,896 | $      15,387 | $      46,743 | $      1,838 | $      711,379 |
| Company’s                            |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   investment                     |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   in      unconsolidated         |                                     |      |   |   |   |   |   |   |   |   |   |   |   |
|   joint      ventures, net       | $   5,248                 | --        | $      254 | $   3,929 | $   92,110 | $   1,342 | $   4,024 | -- | $   9,068 | $   8,300 | $      13,464 | $    756 | $      138,495 |

----

|                                | Three      Months Ended September 30, 2009 |
|-------------------------------------|--------------------------------------------|
|                                | Plaza                                      |   |   | Red      Bank | M-G-G/ | Princeton |   |   |   |   | Boston- |   |   |
|                                | VIII      & IX                         | Ramland | Harborside | Corporate | Gramercy | Forrestal | Route      93 | Gale | 55 | 12 | Downtown | Gale | Combined |
|                                | Associates                                 | Realty | South      Pier | Plaza      I & II | Agreement | Village | Portfolio | Kimball | Corporate | Vreeland | Crossing | Jefferson | Total |
| Total      revenues                 | $  232                           | -- | $      9,334 | $  808 | $      3,213 | $      2,856 | $  466 | $   3 | -- | $      594 | -- | -- | $      17,506 |
| Operating      and                  |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   other      expenses     | (52)                                       | -- | (6,112) | (230) | (1,924) | (1,976) | (516) | -- | -- | (12) | $      (706) | -- | (11,528) |
| Depreciation      and               |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   amortization            | (153)                                      | -- | (1,045) | (153) | (1,211) | (842) | (297) | -- | -- | (128) | -- | -- | (3,829) |
| Interest      expense               | --                                         | -- | (1,154) | (85) | (781) | (436) | (38) | -- | -- | (106) | -- | -- | (2,600) |
|                                |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
| Net      income                     | $    27                | -- | $      1,023 | $  340 | $  (703) | $  (398) | $      (385) | $   3 | -- | $      348 | $      (706) | -- | $    (451) |
| Company’s      equity         |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   in      earnings (loss) |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   of      unconsolidated  |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint      ventures     | $    13                | -- | $     511 | $  170 | -- | $    (87) | -- | $      66 | -- | $      174 | $      (212) | -- | $     635 |

|                                | Three      Months Ended September 30, 2008 |
|-------------------------------------|--------------------------------------------|
|                                | Plaza                                      |   |   | Red      Bank | M-G-G/ | Princeton |   |   |   |   | Boston- |   |   |
|                                | VIII      & IX                         | Ramland | Harborside | Corporate | Gramercy | Forrestal | Route      93 | Gale | 55 | 12 | Downtown | Gale | Combined |
|                                | Associates                                 | Realty | South      Pier | Plaza      I & II | Agreement | Village | Portfolio | Kimball | Corporate | Vreeland | Crossing | Jefferson | Total |
| Total      revenues                 | $      307                                 | $      395 | $      11,232 | $  793 | $      12,457 | $      2,719 | $     773 | $  409 | -- | $      597 | $      1 | -- | $      29,683 |
| Operating      and                  |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   other      expenses     | (40)                                       | (284) | (6,670) | (210) | (5,155) | (1,889) | (852) | (146) | -- | (16) | -- | -- | (15,262) |
| Depreciation      and               |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   amortization            | (153)                                      | (118) | (991) | (148) | (5,075) | (929) | (497) | (86) | -- | (128) | -- | -- | (8,125) |
| Interest      expense               | --                                         | (179) | (1,165) | (187) | (4,227) | (801) | (548) | (184) | -- | (136) | -- | -- | (7,427) |
|                                |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
| Net      income                     | $      114                                 | $      (186) | $   2,406 | $  248 | $      (2,000) | $  (900) | $      (1,124) | $    (7) | -- | $      317 | $      1 | -- | $      (1,131) |
| Company’s      equity         |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   in      earnings (loss) |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   of      unconsolidated  |                                       |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint      ventures     | $   57                      | -- | $   1,203 | $  124 | $      (1,326) | $  (187) | $    (337) | $    38 | -- | $      159 | -- | -- | $    (269) |

----

|                                | Nine      Months Ended September 30, 2009 |
|-------------------------------------|-------------------------------------------|
|                                | Plaza                                     |   |   | Red      Bank | M-G-G/ | Princeton |   |   |   |   | Boston- |   |   |
|                                | VIII      & IX                        | Ramland | Harborside | Corporate | Gramercy | Forrestal | Route      93 | Gale | 55 | 12 | Downtown | Gale | Combined |
|                                | Associates                                | Realty | South      Pier | Plaza      I & II | Agreement | Village | Portfolio | Kimball | Corporate | Vreeland | Crossing | Jefferson | Total |
| Total      revenues                 | $      619                                | -- | $      25,002 | $      2,421 | $      22,851 | $      9,262 | $   2,153 | $   38 | -- | $      1,786 | -- | -- | $  64,132 |
| Operating      and                  |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   other      expenses     | (146)                                     | -- | (16,921) | (688) | (10,052) | (5,149) | (2,487) | -- | -- | (47) | $      (9,564) | -- | (45,054) |
| Depreciation      and               |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   amortization            | (459)                                     | -- | (3,130) | (450) | (8,466) | (3,074) | (1,206) | -- | -- | (383) | -- | -- | (17,168) |
| Interest      expense               |                                      | -- | (3,459) | (257) | (6,057) | (1,361) | (649) | -- | -- | (340) | -- | -- | (12,123) |
|                                |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
| Net      income                     | $  14                           | -- | $  1,492 | $      1,026 | $      (1,724) | $  (322) | $      (2,189) | $   38 | -- | $      1,016 | $      (9,564) | -- | $      (10,213) |
| Company’s      equity         |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   in      earnings (loss) |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   of      unconsolidated  |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint      ventures     | $    7                | -- | $  2,008 | $    513 | $    (916) | $  (159) | $      (4,354) | $      107 | -- | $    508 | $      (4,115) | -- | $   (6,401) |

|                                | Nine      Months Ended September 30, 2008 |
|-------------------------------------|-------------------------------------------|
|                                | Plaza                                     |   |   | Red      Bank | M-G-G/ | Princeton |   |   |   |   | Boston- |   |   |
|                                | VIII      & IX                        | Ramland | Harborside | Corporate | Gramercy | Forrestal | Route      93 | Gale | 55 | 12 | Downtown | Gale | Combined |
|                                | Associates                                | Realty | South      Pier | Plaza      I & II | Agreement | Village | Portfolio | Kimball | Corporate | Vreeland | Crossing | Jefferson | Total |
| Total      revenues                 | $      843                                | $      1,339 | $      32,579 | $      2,396 | $      37,285 | $  8,862 | $  2,100 | $      1,214 | -- | $1,589 | $      51 | $      1 | $  88,259 |
| Operating      and                  |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   other      expenses     | (137)                                     | (881) | (19,115) | (596) | (15,427) | (4,881) | (2,551) | (388) | -- | (58) | -- | (1) | (44,035) |
| Depreciation      and               |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   amortization            | (461)                                     | (363) | (3,919) | (445) | (14,529) | (2,683) | (1,288) | (253) | -- | (383) | -- | -- | (24,324) |
| Interest      expense               | --                                        | (590) | (3,525) | (602) | (13,162) | (2,604) | (1,899) | (518) | -- | (380) | -- | -- | (23,280) |
|                                |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
| Net      income                     | $      245                                | $      (495) | $   6,020 | $    753 | $      (5,833) | $      (1,306) | $      (3,638) | $     55 | -- | $      768 | $      51 | -- | $  (3,380) |
| Company’s      equity         |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   in      earnings (loss) |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   of      unconsolidated  |                                      |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint      ventures     | $      123                                | -- | $   3,046 | $    376 | $      (3,938) | $    (267) | $    (701) | $   426 | -- | $      384 | $      18 | -- | $     (533) |

----

| 5.   | DEFERRED CHARGES AND      OTHER ASSETS |
|----------------|----------------------------------------|

|                                                                 | September      30, | December      31, |
|----------------------------------------------------------------------|--------------------|-------------------|
| (dollars      in thousands)                                          | 2009               | 2008              |
| Deferred      leasing costs                                          | $      222,534     | $      214,887    |
| Deferred      financing costs                                        | 26,802             | 23,723            |
|                                                                 | 249,336            | 238,610           |
| Accumulated      amortization                                        | (114,545)          | (104,652)         |
| Deferred      charges, net                                           | 134,791            | 133,958           |
| Notes      receivable                                                | --                 | 11,443            |
| In-place      lease values, related intangible and other assets, net | 58,794             | 33,256            |
| Prepaid      expenses and other assets, net                          | 32,060             | 33,765            |
|                                                                 |               |              |
| Total      deferred charges and other assets, net                    | $      225,645     | $      212,422    |

| 6.   | SENIOR UNSECURED      NOTES |
|----------------|-----------------------------|

|                                                                                                                                                                                   | September      30,         | December      31,          | Effective     |
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|----------------------------|----------------------------|---------------|
|                                                                                                                                                                                   | 2009                       | 2008                       | Rate      (1) |
| 7.250%      Senior Unsecured Notes, due March 15, 2009                                                                                                                                 | --                         | $   199,689 | 7.486%        |
| 5.050%      Senior Unsecured Notes, due April 15, 2010                                                                                                                                 | $   149,970 | 149,929                    | 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                                                                                                                              | 299,771                    | 299,641                    | 7.930%        |
| 5.250%      Senior Unsecured Notes, due January 15, 2012                                                                                                                               | 99,550                     | 99,404                     | 5.457%        |
| 6.150%      Senior Unsecured Notes, due December 15, 2012                                                                                                                              | 93,332                     | 92,963                     | 6.894%        |
| 5.820%      Senior Unsecured Notes, due March 15, 2013                                                                                                                                 | 25,723                     | 25,641                     | 6.448%        |
| 4.600%      Senior Unsecured Notes, due June 15, 2013                                                                                                                                  | 99,894                     | 99,872                     | 4.742%        |
| 5.125%      Senior Unsecured Notes, due February 15, 2014                                                                                                                              | 201,049                    | 201,229                    | 5.110%        |
| 5.125%      Senior Unsecured Notes, due January 15, 2015                                                                                                                               | 149,510                    | 149,441                    | 5.297%        |
| 5.800%      Senior Unsecured Notes, due January 15, 2016                                                                                                                               | 200,483                    | 200,540                    | 5.806%        |
| 7.750%      Senior Unsecured Notes, due August 15, 2019                                                                                                                                | 247,891                    | --                         | 8.020%        |
|                                                                                                                                                                                   |                       |                       |          |
| Total      Senior Unsecured Notes                                                                                                                                                      | $1,582,173                 | $1,533,349                 |          |
|                                                                                                                                                                                   |                       |                       |          |
| (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. |

| 7.   | UNSECURED REVOLVING      CREDIT FACILITY |
|----------------|------------------------------------------|

----

| 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. |

----

| 8.   | MORTGAGES, LOANS      PAYABLE AND OTHEROBLIGATIONS |
|----------------|----------------------------------------------------|

----

|                                                                                           |                                                                                   | Effective      |               |                     |
|------------------------------------------------------------------------------------------------|----------------------------------------------------------------------------------------|----------------|--------------------|--------------------------|
|                                                                                           |                                                                                   | Interest       | September      30, | December      31,        |   |
| Property      Name                                                                             | Lender                                                                                 | Rate      (a)  | 2009               | 2008                     |          Maturity |
| Assumed      obligations                                                                       | Various                                                                                | 4.96%          | --                 | $   5,090 | n/a |
| Various      (b)                                                                               | Prudential      Insurance                                                              | 4.84%          | $150,000           | 150,000                  | 01/15/10 |
| 105      Challenger Road                                                                       | Archon      Financial CMBS                                                             | 6.24%          | 19,353             | 19,188                   | 06/06/10 |
| 2200      Renaissance Boulevard                                                                | Wachovia      CMBS                                                                     | 5.89%          | 16,728             | 17,043                   | 12/01/12 |
| Soundview      Plaza                                                                           | Morgan      Stanley Mortgage Capital                                                   | 6.02%          | 16,741             | 17,109                   | 01/01/13 |
| 9200      Edmonston Road                                                                       | Principal      Commercial Funding L.L.C.                                               | 5.53%          | 4,843              | 4,955                    | 05/01/13 |
| 6305      Ivy Lane                                                                             | John      Hancock Life Insurance Co.                                                   | 5.53%          | 6,746              | 6,901                    | 01/01/14 |
| 395      West Passaic                                                                          | State      Farm Life Insurance Co.                                                     | 6.00%          | 11,847             | 12,176                   | 05/01/14 |
| 6301      Ivy Lane                                                                             | John      Hancock Life Insurance Co.                                                   | 5.52%          | 6,343              | 6,480                    | 07/01/14 |
| 35      Waterview Boulevard                                                                    | Wachovia      CMBS                                                                     | 6.35%          | 19,679             | 19,868                   | 08/11/14 |
| 6      Becker, 85 Livingston,  75      Livingston &  20      Waterview | Wachovia      CMBS                                                                     | 10.22%         | 60,218             | --                       | 08/11/14 |
| 4      Sylvan                                                                                  | Wachovia      CMBS                                                                     | 10.19%         | 14,348             | --                       | 08/11/14 |
| 10      Independence                                                                           | Wachovia      CMBS                                                                     | 12.44%         | 15,277             | --                       | 08/11/14 |
| 4      Becker                                                                                  | Wachovia      CMBS                                                                     | 9.55%          | 36,090             | --                       | 05/11/16 |
| 5      Becker                                                                                  | Wachovia      CMBS                                                                     | 12.83%         | 10,999             | --                       | 05/11/16 |
| 210      Clay                                                                                  | Wachovia      CMBS                                                                     | 13.42%         | 11,062             | --                       | 05/11/16 |
| 51      Imclone                                                                                | Wachovia      CMBS                                                                     | 8.39%          | 3,900              | --                       | 05/11/16 |
| 23      Main Street                                                                            | JPMorgan      CMBS                                                                     | 5.59%          | 32,166             | 32,521                   | 09/01/18 |
| Harborside      Plaza 5                                                                        | The      Northwestern Mutual Life Insurance Co. & New York Life Insurance      Co. | 6.84%          | 237,901            | 239,795                  | 11/01/18 |
| 100      Walnut Avenue                                                                         | Guardian      Life Insurance Co.                                                       | 7.31%          | 19,600             | --                       | 02/01/19 |
| One      River Center                                                                          | Guardian      Life Insurance Co.                                                       | 7.31%      (c) | 44,900             | --                       | 02/01/19 |
| 581      Main Street                                                                           | Valley      National Bank                                                              | 6.94%      (d) | 16,961             | --                       | 07/01/34 |
|                                                                                           |                                                                                   |           |               |                     |   |
| Total      mortgages, loans payable and other obligations                                      |                                                                                   | $755,702       | $531,126           |                     |

| (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.                                                                                                                                                                                                                          |
| (c)       Mortgage is collateralized by the three properties compromising 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.                                                           |

----

| 9.   | MACK-CALI REALTY,      L.P.’S PARTNERS’ CAPITAL |
|----------------|-------------------------------------------------------------|

----

|                                                           | Shares    | Weighted            |                      |
|----------------------------------------------------------------|-----------|---------------------|---------------------------|
|                                                           | Under     | Average             | Aggregate      Intrinsic  |
|                                                           | Options   | Exercise      Price | Value      $(000’s) |
| Outstanding      at January 1, 2009                            | 395,541   | $28.77              |                      |
| Exercised                                                      | (15,617)  | $26.96              |                      |
| Lapsed      or canceled                                        | (24,240)  | $30.94              |                      |
| Outstanding      at September 30, 2009 ($24.63 – $45.47) | 355,684   | $28.70              | $(1,317)                  |
| Options      exercisable at September 30, 2009                 | 355,684   | $28.70              | $(1,317)                  |
| Available      for grant at September 30, 2009                 | 4,538,354 |                |                      |

----

|                                                                                                                        | Three      Months EndedSeptember      30, |
|-----------------------------------------------------------------------------------------------------------------------------|-------------------------------------------|
| Computation      of Basic EPU                                                                                               | 2009                                      | 2008 |
| Income      from continuing operations                                                                                      | $22,789                                   | $28,053 |
| Add:          Noncontrolling      interest in consolidated joint ventures | 213                                       | 147 |
| Deduct:     Preferred      unit distributions                                                      | (500)                                     | (500) |
| Income      from continuing operations available to common unitholders                                                      | 22,502                                    | 27,700 |
| Net      income available to common unitholders                                                                             | $22,502                                   | $27,700 |
|                                                                                                                        |                                      |   |
| Weighted      average common units                                                                                          | 92,133                                    | 80,414 |
|                                                                                                                        |                                      |   |
| Basic EPU:                                                                                                                  |                                      |   |
| Income      from continuing operations available to common unitholders                                                      | $     0.24       | $     0.34 |
| Net      income available to common unitholders                                                                             | $     0.24       | $     0.34 |

|                                                                   | Three      Months EndedSeptember      30, |
|------------------------------------------------------------------------|-------------------------------------------|
| Computation      of Diluted EPU                                        | 2009                                      | 2008 |
| Income      from continuing operations available to common unitholders | $22,502                                   | $27,700 |
| Net      income available to common unitholders                        | $22,502                                   | $27,700 |
|                                                                   |                                      |   |
| Weighted      average common units                                     | 92,245                                    | 80,617 |
|                                                                   |                                      |   |
| Diluted EPU:                                                           |                                      |   |
| Income      from continuing operations available to common unitholders | $     0.24       | $     0.34 |
| Net      income available to common unitholders                        | $     0.24       | $     0.34 |

----

|                                                                                                                              | Nine      Months EndedSeptember      30, |
|-----------------------------------------------------------------------------------------------------------------------------------|------------------------------------------|
| Computation      of Basic EPU                                                                                                     | 2009                                     | 2008 |
| Income      from continuing operations                                                                                            | $62,011                                  | $69,827 |
| Add:           Noncontrolling      interest in consolidated joint ventures | 980                                      | 286 |
| Deduct:      Preferred      unit distributions                                                      | (1,500)                                  | (1,500) |
| Income      from continuing operations available to common unitholders                                                            | 61,491                                   | 68,613 |
| Net      income available to common unitholders                                                                                   | $61,491                                  | $68,613 |
|                                                                                                                              |                                     |   |
| Weighted      average common units                                                                                                | 87,059                                   | 80,383 |
|                                                                                                                              |                                     |   |
| Basic EPU:                                                                                                                        |                                     |   |
| Income      from continuing operations available to common unitholders                                                            | $     0.71      | $     0.85 |
| Net      income available to common unitholders                                                                                   | $     0.71      | $     0.85 |

|                                                                   | Nine      Months EndedSeptember      30, |
|------------------------------------------------------------------------|------------------------------------------|
| Computation      of Diluted EPU                                        | 2009                                     | 2008 |
| Income      from continuing operations available to common unitholders | $61,491                                  | $68,613 |
| Net      income available to common unitholders                        | $61,491                                  | $68,613 |
|                                                                   |                                     |   |
| Weighted      average common units                                     | 87,106                                   | 80,573 |
|                                                                   |                                     |   |
| Diluted EPU:                                                           |                                     |   |
| Income      from continuing operations available to common unitholders | $     0.71      | $     0.85 |
| Net      income available to common unitholders                        | $     0.71      | $     0.85 |

|                                     | Three      Months EndedSeptember      30, | Nine      Months EndedSeptember      30, |
|------------------------------------------|-------------------------------------------|------------------------------------------|
|                                     | 2009                                      | 2008                                     | 2009 | 2008 |
| Basic      EPU units                     | 92,133                                    | 80,414                                   | 87,059 | 80,383 |
| Add:   Stock      options | 112                                       | 203                                      | 47 | 190 |
| Diluted      EPU units                   | 92,245                                    | 80,617                                   | 87,106 | 80,573 |

| 10.   | NONCONTROLLING      INTERESTS IN CONSOLIDATED JOINTVENTURES |
|-----------------|-------------------------------------------------------------|

| 11.   | EMPLOYEE BENEFIT      401(k) PLANS |
|-----------------|------------------------------------|

his or her vested account balance inthe 401(k) Plan in a single sum or in installment payments upon his or hertermination of service with the Corporation.  Total expense recognizedby the Company for the 401(k) Plan for the three months ended September 30, 2009and 2008 was $0 and $171,180 respectively, and for the nine months endedSeptember 30, 2009 and 2008 was $0 and $371,180, respectively.  TheCompany does not expect to make contributions to the 401(k) Plan in2009.

----

| 12.   | COMMITMENTS AND      CONTINGENCIES |
|-----------------|------------------------------------|

----

| Year                                  | Amount                             |
|---------------------------------------|------------------------------------|
| July      1 through December 31, 2009 | $     130 |
| 2010                                  | 502                                |
| 2011                                  | 502                                |
| 2012                                  | 502                                |
| 2013                                  | 502                                |
| 2014      through 2084                | 34,530                             |
|                                  |                               |
| Total                                 | $36,668                            |

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

----

| Year                                     | Amount                     |
|------------------------------------------|----------------------------|
| October      1 through December 31, 2009 | $   156,832 |
| 2010                                     | 593,294                    |
| 2011                                     | 532,721                    |
| 2012                                     | 464,824                    |
| 2013                                     | 378,465                    |
| 2014      and thereafter                 | 1,307,994                  |
|                                     |                       |
| Total                                    | $3,434,130                 |

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

----

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   | Construction                                    | Corporate                                                             | Total                                                            |   |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|------------------------------------------------------------------------|-------------------------------------------------|-----------------------------------------------------------------------|------------------------------------------------------------------|--------|
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       | Real      Estate                                                       | Services                                        |  &      Other (d)                                            | Company                                                          |   |
| Total      revenues:                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
|  Three      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $    184,905                                       | $   8,188                        | $         524            | $   193,617                                       |   |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |     192,963                                        | 13,222                                          |     (1,822)                                       |    204,363                                        |   |
|  Nine      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $    550,808                                       | $      25,692                                   | $     (6,879)                                | $   569,621                                       |   |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |     553,276                                        | 40,196                                          |     (1,603)                                       |    591,869                                        |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
| Total      operating and interest expenses(a):                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                   |                                            |                                                                  |                                                             |   |
|  Three      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $      68,354                            | $   8,205                        | $    43,074                                       | $   119,633                                       | (e)    |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |      67,610                                   | 12,414                                          |    46,773                                              |    126,797                                        | (f)    |
|  Nine      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $    199,355                                       | $      25,476                                   | $  128,253                                                  | $   353,084                                       | (g)    |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |    211,950                                              | 39,714                                          | 125,766                                                               |    377,430                                        | (h)    |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
| Equity      in earnings (loss) of unconsolidated                                                                                                                                                                                                                                                                                                                                                                                                                                           |                                                                   |                                            |                                                                  |                                                             |   |
| joint      ventures:                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
|  Three      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $           548 | --                                              | $           87 | $          635 |   |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |           282        | --                                              |        (551)                       |         (269)            |   |
|  Nine      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $      (6,401)                           | --                                              | --                                                                    | $     (6,401)                           |   |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |          (533)            | --                                              | --                                                                    |         (533)            |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
| Net      operating income (b):                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                   |                                            |                                                                  |                                                             |   |
|  Three      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                             |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $   117,099                                             | $       (17) | $   (42,463)                                           | $     74,619                            | (e)    |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |    125,635                                              |       808         |   (49,146)                                                  |      77,297                             | (f)    |
|  Nine      months ended:                                                                                                                                                                                                                                                                                                                                                                                                                                                              |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $   345,052                                             | $      216        | $      (135,132)                                                      | $   210,136                                       | (g)    |
| September      30, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |    340,793                                              |      482               |  (127,369)                                                       |    213,906                                        | (h)    |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
| Total      assets:                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $4,553,474                                                             | $      12,353                                   | $  191,409                                                  | $4,757,236                                                       |   |
| December      31, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | 4,731,929                                                    | 25,845                                          | (313,852)                                                             | 4,443,922                                                        |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |                                                                   |                                            |                                                                  |                                                             |   |
| Total      long-lived assets (c):                                                                                                                                                                                                                                                                                                                                                                                                                                                          |                                                                   |                                            |                                                                  |                                                             |   |
| September      30, 2009                                                                                                                                                                                                                                                                                                                                                                                                                                                                    | $4,223,223                                                             | --                                              | $     (1,808)                                | $4,221,415                                                       |   |
| December      31, 2008                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | 4,191,036                                                    | --                                              | (17,015)                                                              | 4,174,021                                                        |   |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
| (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 income).  All interest expense, net of interest and      other investment 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      $51,830 of depreciation and amortization.                                                                                                                                                                                                                                                                                                                                                                                                                           |
| (f) Excludes      $49,242 of depreciation and amortization.                                                                                                                                                                                                                                                                                                                                                                                                                           |
| (g) Excludes      $149,818 of depreciation and amortization.(h) Excludes      $144,550 of depreciation andamortization.                                                                                                                                                                                                                                                                                                                                                          |

----

| 15.   | DISCLOSURE OF FAIR      VALUE OF FINANCIALINSTRUMENTS |
|-----------------|-------------------------------------------------------|

| 16.   | IMPACT OF      RECENTLY-ISSUED ACCOUNTINGSTANDARDS |
|-----------------|----------------------------------------------------|

| a.   | The      power to direct the activities of a variable interest entity that most      significantly impact the entity’s economic  performance |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------|

----

| b.   | The      obligation to absorb losses of the entity that could potentially be      significant to the variable interest entity or the right to receive      benefits from the entity that could potentially be significant to the      variable interest entity. |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| ·  | 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.             |

----

| ·  | property      transactions during the period;                                                                                                                  |
|--------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------|
| ·  | critical      accounting policies and estimates;                                                                                                               |
| ·  | results      of operations for the three and nine months ended September 30, 2009 as      compared to the three and nine months ended September 30,      2008; |
| ·  | 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 |                |               |
|-----------------------------------------------------------------|-------------------------|---------------------|--------------------|
|                                                            | September      30,      | Dollar              | Percent            |
| (dollars      in thousands)                                     | 2009                    | 2008                | Change             | Change |
| Revenue      from rental operations and other:                  |                    |                |               |   |
| Base      rents                                                 | $155,532                | $147,809            | $  7,723 | 5.2% |
| Escalations      and recoveries from tenants                    | 24,995                  | 29,755              | (4,760)            | (16.0) |
| Other      income                                               | 3,521                   | 11,184              | (7,663)            | (68.5) |
| Total      revenues from rental operations                      | 184,048                 | 188,748             | (4,700)            | (2.5) |
|                                                            |                    |                |               |   |
| Property      expenses:                                         |                    |                |               |   |
| Real      estate taxes                                          | 23,557                  | 23,361              | 196                | 0.8 |
| Utilities                                                       | 18,122                  | 24,706              | (6,584)            | (26.6) |
| Operating      services                                         | 24,918                  | 25,955              | (1,037)            | (4.0) |
| Total      property expenses                                    | 66,597                  | 74,022              | (7,425)            | (10.0) |
|                                                            |                    |                |               |   |
| Non-property      revenues:                                     |                    |                |               |   |
| Construction      services                                      | 7,761                   | 12,268              | (4,507)            | (36.7) |
| Real      estate services                                       | 1,808                   | 3,347               | (1,539)            | (46.0) |
| Total      non-property revenues                                | 9,569                   | 15,615              | (6,046)            | (38.7) |
|                                                            |                    |                |               |   |
| Non-property      expenses:                                     |                    |                |               |   |
| Direct      construction costs                                  | 7,337                   | 11,104              | (3,767)            | (33.9) |
| General      and administrative                                 | 9,818                   | 10,767              | (949)              | (8.8) |
| Depreciation      and amortization                              | 51,830                  | 49,242              | 2,588              | 5.3 |
| Total      non-property expenses                                | 68,985                  | 71,113              | (2,128)            | (3.0) |
| Operating      income                                           | 58,035                  | 59,228              | (1,193)            | (2.0) |
| Other      (expense) income:                                    |                    |                |               |   |
| Interest      expense                                           | (36,048)                | (31,163)            | (4,885)            | (15.7) |
| Interest      and other investment income                       | 167                     | 257                 | (90)               | (35.0) |
| Equity      in earnings (loss) of unconsolidated joint ventures | 635                     | (269)               | 904                | 336.1 |
| Gain      on reduction of other obligations                     | --                      | --                  | --                 | -- |
| Gain      on sale of marketable securities                      | --                      | --                  | --                 | -- |
| Total      other (expense) income                               | (35,246)                | (31,175)            | (4,071)            | (13.1) |
|                                                            |                    |                |               |   |
| Income      from continuing operations                          | 22,789                  | 28,053              | (5,264)            | (18.8) |
| Net      income                                                 | 22,789                  | 28,053              | (5,264)            | (18.8) |
| Noncontrolling      interest in consolidated joint ventures     | 213                     | 147                 | 66                 | 44.9 |
| Preferred      unit distributions                               | (500)                   | (500)               | --                 | -- |
| Net      income available to common unitholders                 | $  22,502     | $  27,700 | $      (5,198)     | (18.8)% |

----

|                                             | 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                                  | $  7,723                 | 5.2%                     | $   (1,747)                 | (1.2)% | $      9,470 | 6.4% |
| Escalations      and recoveries                  |                               |                     |                                       |   |   |   |
|   from      tenants                    | (4,760)                            | (16.0)    | (5,305)                                    | (17.8)     | 545 | 1.8 |
| Other      income                                | (7,663)                            | (68.5)    | (7,673)                                    | (68.6)     | 10 | 0.1 |
| Total                                            | $      (4,700)                     | (2.5)%                   | $      (14,725)                            | (7.8)% | $      10,025 | 5.3% |
|                                             |                               |                     |                                       |   |   |   |
| Property      expenses:                          |                               |                     |                                       |   |   |   |
| Real      estate taxes                           | $     196 | 0.8%                     | $      (920) | (3.9)% | $  1,116 | 4.7% |
| Utilities                                        | (6,584)                            | (26.6)         | (7,564)                                    | (30.6)    | 980 | 4.0 |
| Operating      services                          | (1,037)                            | (4.0)     | (2,674)                                    | (10.3)     | 1,637 | 6.3 |
| Total                                            | $      (7,425)                     | (10.0)%                  | $      (11,158)                            | (15.1)% | $  3,733 | 5.1% |
|                                             |                               |                     |                                       |   |   |   |
| OTHER      DATA:                                 |                               |                     |                                       |   |   |   |
| Number      of Consolidated Properties           |                               |                     |                                       |   |   |   |
|  (excluding      properties held for sale): | 268                                |                     | 255                                        |   | 13 |   |
| Square      feet (in      thousands)             | 30,946                             |                     | 29,245                                     |   | 1,701 |   |

----

----

|                                                            | Nine      Months Ended |          |           |
|-----------------------------------------------------------------|------------------------|---------------|----------------|
|                                                            | September 30,          | Dollar        | Percent        |
| (dollars      in thousands)                                     | 2009                   | 2008          | Change         | Change |
| Revenue      from rental operations and other:                  |                   |          |           |   |
| Base      rents                                                 | $458,943               | $444,499      | $      14,444  | 3.2% |
| Escalations      and recoveries from tenants                    | 77,888                 | 82,065        | (4,177)        | (5.1) |
| Other      income                                               | 9,874                  | 18,955        | (9,081)        | (47.9) |
| Total      revenues from rental operations                      | 546,705                | 545,519       | 1,186          | 0.2 |
|                                                            |                   |          |           |   |
| Property      expenses:                                         |                   |          |           |   |
| Real      estate taxes                                          | 70,522                 | 71,522        | (1,000)        | (1.4) |
| Utilities                                                       | 55,090                 | 65,794        | (10,704)       | (16.3) |
| Operating      services                                         | 79,775                 | 79,080        | 695            | 0.9 |
| Total      property expenses                                    | 205,387                | 216,396       | (11,009)       | (5.1) |
|                                                            |                   |          |           |   |
| Non-property      revenues:                                     |                   |          |           |   |
| Construction      services                                      | 16,466                 | 36,334        | (19,868)       | (54.7) |
| Real      estate services                                       | 6,450                  | 10,016        | (3,566)        | (35.6) |
| Total      non-property revenues                                | 22,916                 | 46,350        | (23,434)       | (50.6) |
|                                                            |                   |          |           |   |
| Non-property      expenses:                                     |                   |          |           |   |
| Direct      construction costs                                  | 15,347                 | 34,087        | (18,740)       | (55.0) |
| General      and administrative                                 | 30,551                 | 33,099        | (2,548)        | (7.7) |
| Depreciation      and amortization                              | 149,818                | 144,550       | 5,268          | 3.6 |
| Total      non-property expenses                                | 195,716                | 211,736       | (16,020)       | (7.6) |
| Operating      income                                           | 168,518                | 163,737       | 4,781          | 2.9 |
| Other      (expense) income:                                    |                   |          |           |   |
| Interest      expense                                           | (102,350)              | (94,963)      | (7,387)        | (7.8) |
| Interest      and other investment income                       | 551                    | 1,115         | (564)          | (50.6) |
| Equity      in earnings (loss) of unconsolidated joint ventures | (6,401)                | (533)         | (5,868)        | (1,100.9) |
| Gain      on reduction of other obligations                     | 1,693                  | --            | 1,693          | -- |
| Gain      on sale of marketable securities                      | --                     | 471           | (471)          | (100.0) |
| Total      other (expense) income                               | (106,507)              | (93,910)      | (12,597)       | (13.4) |
|                                                            |                   |          |           |   |
| Income      from continuing operations                          | 62,011                 | 69,827        | (7,816)        | (11.2) |
| Net      income                                                 | 62,011                 | 69,827        | (7,816)        | (11.2) |
| Noncontrolling      interest in consolidated joint ventures     | 980                    | 286           | 694            | 242.7 |
| Preferred      unit distributions                               | (1,500)                | (1,500)       | --             | -- |
| Net      income available to common unitholders                 | $      61,491          | $      68,613 | $      (7,122) | (10.4)% |

----

|                                             | 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                                  | $      14,444              | 3.2%                              | $  (2,521)       | (0.6)% | $      16,965 | 3.8% |
| Escalations      and recoveries                  |                       |                              |                       |   |   |   |
|   from      tenants                    | (4,177)                    | (5.1)                        | (5,081)                    | (6.2)    | 904 | 1.1 |
| Other      income                                | (9,081)                    | (47.9)                  | (9,094)                    | (48.0)    | 13 | 0.1 |
| Total                                            | $   1,186   | 0.2%                              | $      (16,696)            | (3.1)% | $      17,882 | 3.3% |
|                                             |                       |                              |                       |   |   |   |
| Property      expenses:                          |                       |                              |                       |   |   |   |
| Real      estate taxes                           | $   (1,000) | (1.4)%                            | $   (2,749) | (3.8)% | $   1,749 | 2.4% |
| Utilities                                        | (10,704)                   | (16.3)             | (12,161)                   | (18.5)    | 1,457 | 2.2 |
| Operating      services                          | 695                        | 0.9      | (1,964)                    | (2.5)     | 2,659 | 3.4 |
| Total                                            | $      (11,009)            | (5.1)%                            | $      (16,874)            | (7.8)% | $   5,865 | 2.7% |
|                                             |                       |                              |                       |   |   |   |
| OTHER      DATA:                                 |                       |                              |                       |   |   |   |
| Number      of Consolidated Properties           |                       |                              |                       |   |   |   |
|  (excluding      properties held for sale): | 268                        |                              | 255                        |   | 13 |   |
| Square      feet (in      thousands)             | 30,946                     |                              | 29,245                     |   | 1,701 |   |

----

----

----

| 1)   | $216.6      million provided by operatingactivities. |
|----------------|------------------------------------------------------|

| 2)   | $57.8      million used in investing activities, consisting primarily of the      following: |
|----------------|----------------------------------------------------------------------------------------------|

| (a)   | $57.3      million used for additions to rental property;  plus |
|-----------------|-----------------------------------------------------------------|

| (b)   | $11.4      million from repayments of notes receivable,  minus |
|-----------------|----------------------------------------------------------------|

| (c)   | $4.5      million used for investments in unconsolidated joint ventures,      minus |
|-----------------|-------------------------------------------------------------------------------------|

| (d)   | $8      million used in restricted cash. |
|-----------------|------------------------------------------|

| 3)   | $98.8      million provided by financing activities, consisting primarily of the      following: |
|----------------|--------------------------------------------------------------------------------------------------|

| (a)   | $337      million from borrowings under the revolving credit facility;      plus |
|-----------------|----------------------------------------------------------------------------------|

| (b)   | $274.8      million from proceeds received from common stock offering;      plus |
|-----------------|----------------------------------------------------------------------------------|

| (c)   | $246.2      million from proceeds received from senior unsecured notes;      plus |
|-----------------|-----------------------------------------------------------------------------------|

| (d)   | $81.5      million from proceeds from mortgages;minus |
|-----------------|-------------------------------------------------------|

| (e)   | $498      million used for repayments of borrowings under the Company’s unsecured      credit facility; minus |
|-----------------|---------------------------------------------------------------------------------------------------------------------|

| (f)   | $199.7      million used for repayments of senior unsecured notes;    minus |
|-----------------|-----------------------------------------------------------------------------|

| (g)   | $131.2      million used for the payments of and distributions;  minus |
|-----------------|------------------------------------------------------------------------|

| (h)   | $9.6      million used for repayment of mortgages, loans payable and other      obligations. |
|-----------------|----------------------------------------------------------------------------------------------|

----

|                               | Balance        |            | Weighted      Average  | Weighted      Average Maturity |
|------------------------------------|----------------|-----------------|------------------------|--------------------------------|
|                               | ($000’s) | %      of Total | Interest      Rate (a) | in      Years                  |
| Fixed      Rate Unsecured Debt and |           |            |                   |                           |
|   Other      Obligations | $1,582,173     | 67.68%          | 6.37%                  | 4.35                           |
| Fixed      Rate Secured Debt       | 755,702        | 32.32%          | 7.09%                  | 6.23                           |
|                               |           |            |                   |                           |
| Totals/Weighted      Average:      | $2,337,875     | 100.00%         | 6.60%                  | 4.96                           |

|                                                                                       | Scheduled      Cash      | Principal                  |                                             | Weighted      Avg.         |
|--------------------------------------------------------------------------------------------|--------------------------|----------------------------|--------------------------------------------------|----------------------------|
|                                                                                       | Amortization             | Maturities                 | Total                                            | Interest      Rate of      |
| Period                                                                                     | ($000’s)           | ($000’s)             | ($000’s)                                   | Future      Repayments (a) |
| October      – December 31, 2009                                                     | $   1,842 | --                         | $       1,842 | 7.62%                      |
| 2010                                                                                       | 8,155                    | $   334,500 | 342,655                                          | 5.31%                      |
| 2011                                                                                       | 9,217                    | 300,000                    | 309,217                                          | 7.92%                      |
| 2012                                                                                       | 9,968                    | 210,148                    | 220,116                                          | 6.21%                      |
| 2013                                                                                       | 9,515                    | 145,223                    | 154,738                                          | 5.37%                      |
| Thereafter                                                                                 | 48,913                   | 1,296,639                  | 1,345,552                                        | 6.95%                      |
| Sub-total                                                                                  | 87,610                   | 2,286,510                  | 2,374,120                                        |                       |
| Adjustment      for unamortized debt                                                       |                     |                       |                                             |                       |
|   discount/premium      and                                                      |                     |                       |                                             |                       |
|   mark-to-      market, net, as of                                               |                     |                       |                                             |                       |
|   September      30, 2009                                                        | (36,245)                 | --                         | (36,245)                                         |                       |
|                                                                                       |                     |                       |                                             |                       |
| Totals/Weighted      Average                                                               | $      51,365            | $2,286,510                 | $2,337,875                                       | 6.60%                      |
|                                                                                       |                     |                       |                                             |                       |
| (a)       No variable-rate borrowings were outstanding as of September 30,      2009. |

----

| 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, 2009            | 66,419,055 | 14,437,731 | 80,856,786 |
| Common      Stock Offering                     | 11,500,000 | --         | 11,500,000 |
| Stock      options exercised                   | 15,617     | --         | 15,617     |
| Common      units redeemed for Common Stock    | 615,976    | (615,976)  | --         |
| Cancellation      of Restricted Stock          | (3,000)    | --         | (3,000)    |
| Shares      issued under Dividend Reinvestment |       |       |       |
|   and      Stock Purchase Plan       | 7,179      | --         | 7,179      |
|                                           |       |       |       |
| Outstanding      at September 30, 2009         | 78,554,827 | 13,821,755 | 92,376,582 |

----

|                                   | 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            | $2,059,911                  | $248,119 | $556,826 | $531,722 | $   723,244 | -- |
| Mortgages,      loans payable          |                        |   |   |   |   |   |
|   and      other obligations | 1,075,188                   | 220,656 | 98,035 | 246,176 | 488,973 | $21,348 |
| Payments      in lieu of taxes         |                        |   |   |   |   |   |
|   (PILOT)                    | 58,571                      | 4,269 | 12,963 | 8,807 | 24,895 | 7,637 |
| Ground      lease payments             | 36,668                      | 506 | 1,507 | 1,057 | 2,208 | 31,390 |
| Total                                  | $3,230,338                  | $473,550 | $669,331 | $787,762 | $1,239,320 | $60,375 |

| ·   | 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 unsecuredbasis; |
|--------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| ·   | 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 MarketRisk |
|--------------|----------------------------------------------------------------|

| September      30, 2009                           |             |     |     |     |     |       |       |      |       |       |
|---------------------------------------------------|------------------|----------|----------|----------|----------|------------|------------|-----------|------------|------------|
| Debt,                                             |             |     |     |     |     |       |       |      |       | Fair       |
| including current portion($’s in thousands) | 10/1/09-12/31/09 | 2010     | 2011     | 2012     | 2013     | Thereafter | Sub-total  | Other (a) | Total      | Value      |
|                                              |             |     |     |     |     |       |       |      |       |       |
| Fixed      Rate                                   | $1,842           | $342,655 | $309,217 | $220,116 | $154,738 | $1,345,552 | $2,374,120 | $(36,245) | $2,337,875 | $2,297,025 |
| Average      Interest Rate                        | 7.62%            | 5.31%    | 7.92%    | 6.21%    | 5.37%    | 6.95%      |       |      | 6.60%      |       |

----

----

----

| (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:           October      28, 2009 | By:                    | /s/      Mitchell E. Hersh |
|                                                                                         |                   | Mitchell      E. Hersh |
|                                                                                         |                   | President      and |
|                                                                                         |                   |   Chief      Executive Officer |
|                                                                                         |                   |   |
|                                                                                         |                   |   |
| Date:           October      28, 2009 | 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 byreference).                                                           |

----

| 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 byreference).         |

----

| 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         |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.84         |   | 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).                                                                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.85         |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                 |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.86         |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.87         |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            |
|---------------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.88         |   | 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).                                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.89         |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.90         |   | 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).                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.91         |   | 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).                                                                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.92         |   | 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).                                                                                                                                                                                                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.93         |   | 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).                                                                                                                                                                                                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.94         |   | 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).                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.95         |   | 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).                                                                                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.96         |   | 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).                                                                                                                                                                                                                                                               |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
| 10.97         |   | 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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                  |
|---------------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.98         |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.99         |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.100        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.101        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.102        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.103        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.104        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.105        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                |
| 10.106        |   | 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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          |
|---------------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.107        |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.108        |   | 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).                                                                                                                                                                                                                                                                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.109        |   | 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).       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.110        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.111        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.112        |   | 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).                                                                                                                                                                                                                                                                                                                                                                                                                                                                                              |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.113        |   | 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).                                                                                                                                                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        |
| 10.114        |   | 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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                      |
|---------------|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.115        |   | 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).         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.116        |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.117        |   | 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).                                                                                                                                                                                                      |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.118        |   | 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).                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.119        |   | 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).                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.120        |   | 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).                                                                                                                                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.121        |   | 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).                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.122        |   | 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).                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.123        |   | 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).                                                                                                                                                                                                           |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.124        |   | 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).                                                                                                                                                                                                        |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                    |
| 10.125        |   | 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                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.126        |   | 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).                                                                                                                                                                              |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.127        |   | 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).                                                                                                                                              |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.128        |   | 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).                                                                                                                                                                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.129        |   | 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).                                                                                                                                                                                                                       |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.130        |   | 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).                                                                                                                                                                                                 |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.131        |   | 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).                                                                                                                                                                                               |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.132        |   | 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).                                                                                                                                                                         |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.133        |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.134        |   | 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).                                                                                                                                                                                                                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.135        |   | 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).                                                                                                             |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |
| 10.136        |   | 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                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     |
|---------------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.137        |   | 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).                                                                                                                                                                                                                                    |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.138        |   | 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).                                                                                                                                                                                                                                                                                                |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.139        |   | 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). |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.140        |   | 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).                                                                                                            |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.141        |   | 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).                                                                                                                                              |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.142        |   | 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).                                                                                                                                                              |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.143        |   | 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).                                                                                                                                                                                                                                                   |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.144        |   | 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).                                                                                                                                                  |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.145        |   | 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).                                                                                                                                                               |
|          |   |                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                   |
| 10.146        |   | 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                                                                                                                                                                                                                               |
|---------------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|          |   |                                                                                                                                                                                                                                             |
|          |   |                                                                                                                                                                                                                                             |
| 31.1*         |   | Certification      of the Company’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 Company’s Chief Financial Officer, Barry Lefkowitz, pursuant to      Section 302 of the Sarbanes-Oxley Act of 2002.                                                                                         |
|          |   |                                                                                                                                                                                                                                             |
| 32.1*         |   | Certification      of the Company’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. |

----