UNITED STATES SECURITIES AND EXCHANGE COMMISSION WASHINGTON, D.C. 20549  FORM 10-Q  (Mark One) x
        QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THESECURITIES EXCHANGE ACT OF 1934  For the quarterly period ended June 30, 2006  or  o
        TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THESECURITIES EXCHANGE ACT OF 1934  For the transition period from
        to  Commission File Number :
        333-57103   Mack-Cali Realty, L.P.(Exact name of registrant as specified in its charter)   Delaware
        
        22-3315804(State or other jurisdiction of incorporation or organization)
        
        (I.R.S. Employer Identification No.)   11 Commerce Drive, Cranford, New Jersey
        
        07016-3501(Address of principal executive offices)
        
        (Zip Code)   (908) 272-8000(Registrants telephone number, including area code)   Not Applicable(Former name, former address and former fiscal year, if changed since last report)  Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past ninety (90) days.  YESXNO ___  Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer or a non-accelerated filer.  See definition of accelerated filer and large accelerated filer in Rule 12b-2 of the Exchange Act.  (Check One):

Large accelerated filerX      Accelerated filer ___                                                Non-accelerated filer ___  Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).  YES___    NO _X_


MACK-CALI REALTY, L.P.  FORM 10-Q  INDEX  Part I
        Financial Information
        Page  Item 1.
        Financial Statements(unaudited):  Consolidated Balance Sheets as of June 30, 2006 and December 31, 2005
        4  Consolidated Statements of Operations for the three and six month periods ended June 30, 2006 and 2005
        5  Consolidated Statement of Changes in Partners Capital for the six months ended June 30, 2006
        6  Consolidated Statements of Cash Flows for the six months ended June 30, 2006 and 2005
        7  Notes to Consolidated Financial Statements
        8-41  Item 2.
        Managements Discussion and Analysis of Financial Conditionand Results of Operations
        42-62  Item 3.
        Quantitative and Qualitative Disclosures About Market Risk
        62  Item 4.
        Controls and Procedures
        62  Part II
        Other Information  Item 1.
        Legal Proceedings
        63-64   Item 1A.
        Risk Factors
        65  Item 2.
        Unregistered Sales of Equity Securities and Use of Proceeds
        66  Item 3.
        Defaults Upon Senior Securities
        66  Item 4.
        Submission of Matters to a Vote of Security Holders
        66  Item 5.
        Other Information
        66  Item 6.
        Exhibits
        66  Signatures
        67  Exhibit Index
        68-79   2


MACK-CALI REALTY, L.P.  Part I  Financial Information   Item 1.
        Financial Statements  The accompanying unaudited consolidated balance sheets, statements of operations, of changes in partners capital, and of cash flows and related notes thereto, have been prepared in accordance with generally accepted accounting principles (GAAP) for interim financial information and in conjunction with the rules and regulations of the Securities and Exchange Commission (SEC).  Accordingly, they do not include all of the disclosures required by GAAP for complete financial statements.  The financial statements reflect all adjustments consisting only of normal, recurring adjustments, which are, in the opinion of management, necessary for a fair presentation for the interim periods.  The aforementioned financial statements should be read in conjunction with the notes to the aforementioned financial statements and Managements Discussion and Analysis of Financial Condition and Results of Operations and the financial statements and notes thereto included in Mack-Cali Realty, L.P.s Annual Report on Form 10-K for the fiscal year ended December 31, 2005.  The results of operations for the three and six month periods ended June 30, 2006 are not necessarily indicative of the results to be expected for the entire fiscal year or any other period.  3


MACK-CALI REALTY, L.P. AND SUBSIDIARIES CONSOLIDATED BALANCE SHEETS(in thousands, except per unit amounts) (unaudited)  ASSETS
        June 30,
2006
        December 31,
2005Rental propertyLand and leasehold interests
        $   697,029
        $   637,653Buildings and improvements
        3,742,413
        3,539,003Tenant improvements
        345,207
        307,664Furniture, fixtures and equipment
        7,620
        7,4324,792,269
        4,491,752Less  accumulated depreciation and amortization
        (779,587)
        (722,980)Net investment in rental property
        4,012,682
        3,768,772Cash and cash equivalents
        20,417
        60,397Marketable securities available for sale at fair value
        --
        50,847Investments in unconsolidated joint ventures
        197,923
        62,138Unbilled rents receivable, net
        104,027
        92,692Deferred charges and other assets, net
        245,343
        197,634Restricted cash
        16,341
        9,221Accounts receivable, net of allowance for doubtful accountsof $2,776 and $1,088
        25,689
        5,801Total assets
        $4,622,422
        $4,247,502LIABILITIES AND PARTNERS CAPITALSenior unsecured notes
        $1,630,950
        $1,430,509Revolving credit facility
        317,000
        227,000Mortgages, loans payable and other obligations
        419,659
        468,672Distributions payable
        49,612
        48,178Accounts payable, accrued expenses and other liabilities
        121,964
        85,481Rents received in advance and security deposits
        50,598
        47,685Accrued interest payable
        36,283
        27,871Total liabilities
        2,626,066
        2,335,396Minority interest in consolidated joint ventures
        2,169
        --Commitments and contingenciesPartners capital:General Partner, 10,000 and 10,000 preferred units outstanding
        24,836
        24,836General Partner, 62,360,388 and 62,019,646 common units    outstanding
        1,479,759
        1,487,241Limited partners, 15,681,625 and 13,650,439 common units    outstanding
        489,592
        400,819Accumulated other comprehensive loss
        --
        (790)Total partners capital
        1,994,187
        1,912,106Total liabilities and partners capital
        $4,622,422
        $4,247,502The accompanying notes are an integral part of these consolidated financial statements.   4


MACK-CALI REALTY, L.P. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF OPERATIONS(in thousands, except per unit amounts) (unaudited)  Three Months Ended
        Six Months EndedJune 30,
        June 30,REVENUES
        2006
        2005
        2006
        2005Base rents
        $143,884
        $136,141
        $281,866
        $268,284Escalations and recoveries from tenants
        25,248
        20,647
        48,022
        38,931Construction services
        11,862
        --
        11,862
        --Payroll reimbursements
        4,610
        --
        4,610
        --Real estate services
        4,312
        601
        4,940
        1,217Other income
        4,409
        4,962
        6,362
        6,107Total revenues
        194,325
        162,351
        357,662
        314,539EXPENSESReal estate taxes
        22,544
        20,380
        44,610
        39,404Utilities
        14,238
        12,346
        29,681
        24,242Operating services
        23,953
        22,440
        46,293
        43,684Direct construction costs
        11,354
        --
        11,354
        --Real estate services salaries, wages and other    costs
        5,360
        --
        5,360
        --General and administrative
        11,957
        8,306
        20,916
        15,724Depreciation and amortization
        42,610
        38,298
        82,093
        73,908Total expenses
        132,016
        101,770
        240,307
        196,962Operating Income
        62,309
        60,581
        117,355
        117,577OTHER (EXPENSE) INCOMEInterest expense
        (33,382)
        (30,363)
        (64,805)
        (58,761)Interest and other investment income
        399
        121
        1,845
        185Equity in earnings (loss) of unconsolidated joint    ventures
        (846)
        542
        (599)
        230Minority interest in consolidated joint ventures
        30
        --
        30
        (74)Gain on sale of investment in marketable securities
        --
        --
        15,060
        --Gain on sale of investment in unconsolidated joint   ventures
        --
        --
        --
        35Total other (expense) income
        (33,799)
        (29,700)
        (48,469)
        (58,385)Income from continuing operations
        28,510
        30,881
        68,886
        59,192Discontinued operations:Income from discontinued operations
        401
        1,813
        657
        4,048Realized gains (losses) and unrealized losseson disposition of rental property, net
        4,905
        11,975
        4,905
        11,078Total discontinued operations, net
        5,306
        13,788
        5,562
        15,126Net income
        33,816
        44,669
        74,448
        74,318Preferred unit distributions
        (500)
        (500)
        (1,000)
        (4,909)Net income available to common unitholders
        $ 33,316
        $ 44,169
        $ 73,448
        $ 69,409Basic earnings per common unit:Income from continuing operations
        $    0.36
        $    0.41
        $    0.88
        $    0.75Discontinued operations
        0.07
        0.18
        0.07
        0.21Net income available to common unitholders
        $    0.43
        $    0.59
        $    0.95
        $    0.96Diluted earnings per common unit:Income from continuing operations
        $    0.36
        $    0.40
        $    0.88
        $    0.75Discontinued operations
        0.07
        0.18
        0.07
        0.21Net income available to common unitholders
        $    0.43
        $    0.58
        $    0.95
        $    0.96Distributions declared per common unit
        $    0.63
        $    0.63
        $    1.26
        $    1.26Basic weighted average units outstanding
        77,781
        75,240
        77,053
        72,041Diluted weighted average units outstanding
        78,067
        75,649
        77,359
        72,478The accompanying notes are an integral part of these consolidated financial statements.   5


MACK-CALI REALTY, L.P. AND SUBSIDIARIES CONSOLIDATED STATEMENT OF CHANGES IN PARTNERS CAPITAL(in thousands) (unaudited)  General
        General
        Limited
        General
        General
        Limited
        AccumulatedPartner
        Partner
        Partners
        Partner
        Partner
        Partners
        Other
        TotalPreferred
        Common
        Common
        Preferred
        Common
        Common
        Comprehensive
        Partners
        
        ComprehensiveUnits
        Units
        Units
        Unitholders
        Unitholders
        Unitholders
        Income/(Loss)
        Capital
        
        IncomeBalance at January 1, 2006
        10
        62,020
        13,650
        $24,836
        $1,487,241
        $400,819
        $     (790)
        $1,912,106
        
        --Net income
        --
        --
        --
        1,000
        59,231
        14,217
        --
        74,448
        
        $74,448Distributions
        --
        --
        --
        (1,000)
        (78,551)
        (18,785)
        --
        (98,336)
        
        --Redemption of limitedpartners common unitsfor shares ofcommon stock
        --
        136
        (136)
        --
        4,176
        (4,176)
        --
        --
        
        --Issuance of limited partnercommon units
        --
        --
        2,167
        --
        --
        97,517
        --
        97,517
        
        ---Units issued under DividendReinvestment and StockPurchase Plan
        --
        3
        --
        --
        125
        --
        --
        125
        
        --Contributions  proceedsfrom stock optionsexercised
        --
        199
        --
        --
        5,773
        --
        --
        5,773
        
        -Stock options expense
        --
        --
        --
        --
        176
        --
        --
        176
        
        --Comprehensive Gain:Unrealized holding gain onmarketable securitiesavailable for sale
        --
        --
        --
        --
        --
        --
        15,850
        15,850
        
        15,850Directors Deferred comp.plan
        --
        --
        --
        --
        150
        --
        --
        150
        
        --Issuance of restricted stock awards
        --
        10
        --
        --
        --
        --
        --
        --
        
        --Amortization of stock comp.
        --
        --
        --
        --
        1,438
        --
        --
        1,438
        
        --Cancellation of restrictedstock
        --
        (7)
        --
        --
        --
        --
        --
        --
        
        --Reclassification adjustment forrealized gain includedin net income
        --
        --
        --
        --
        --
        --
        (15,060)
        (15,060)
        
        (15,060)Balance at June 30, 2006
        10
        62,361
        15,681
        $24,836
        $1,479,759
        $489,592
        $         --
        $1,994,187
        
        $75,238The accompanying notes are an integral part of these consolidated financial statements.   6


MACK-CALI REALTY, L.P. AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOWS(in thousands) (unaudited)  Six Months Ended
June 30,CASH FLOWS FROM OPERATING ACTIVITIES
        2006
        2005Net income
        $     74,448
        $     74,318Adjustments to reconcile net income to net cash provided byoperating activities:Depreciation and amortization
        82,093
        73,908Depreciation and amortization on discontinued operations
        181
        831Stock options expense
        176
        71Amortization of stock compensation
        1,438
        1,554Amortization of deferred financing costs and debt discount
        1,446
        1,739Equity in earnings of unconsolidated joint ventures, net
        599
        (230)Gain on sale of investment in unconsolidated joint venture
        --
        (35)Gain on sale of marketable securities available for sale
        (15,060)
        --Realized gains (losses) and unrealized losses on dispositionof rental property
        (4,905)
        (11,078)Minority interest in consolidated joint venture
        30
        74Changes in operating assets and liabilities:Increase in unbilled rents receivable, net
        (11,460)
        (6,412)Increase in deferred charges and other assets, net
        (36,897)
        (16,336)Increase in accounts receivable, net
        (19,888)
        (1,186)Increase in accounts payable, accrued expenses and otherliabilities
        36,421
        3,815Increase (decrease) in rents received in advance and security           deposits
        2,913
        (1,382)Decrease in accrued interest payable
        8,412
        4,988Net cash provided by operating activities
        $119,947
        $  124,639CASH FLOWS FROM INVESTING ACTIVITIESAdditions to rental property and related intangibles
        $(150,189)
        $(377,841)Repayments of notes receivable
        77
        13Investment in unconsolidated joint ventures
        (134,183)
        (16,281)Purchase of marketable securities available for sale
        (11,912)
        --Proceeds from sale of investment in unconsolidated joint venture
        --
        2,676Acquisition of minority interest in consolidated joint venture
        --
        (7,713)Proceeds from sales of rental property
        18,912
        97,414Proceeds from sale of marketable securities available for sale
        78,609
        --(Increase) decrease in restricted cash
        (7,120)
        1,216Net cash used in investing activities
        $(205,806)
        $(300,516)CASH FLOWS FROM FINANCING ACTIVITIESProceeds from senior unsecured notes
        $ 199,914
        $ 298,804Borrowings from revolving credit facility
        530,250
        539,326Repayment of revolving credit facility
        (440,250)
        (483,326)Repayment of mortgages, loans payable and other obligations
        (152,521)
        (91,160)Payment of financing costs
        (385)
        (2,780)Proceeds from stock options exercised
        5,773
        14,134Payment of distributions
        (96,902)
        (95,681)Net cash provided by financing activities
        $45,879
        $ 179,317Net (decrease) increase in cash and cash equivalents
        $   (39,980)
        $        3,440Cash and cash equivalents, beginning of period
        60,397
        12,270Cash and cash equivalents, end of period
        $   20,417
        $   15,710The accompanying notes are an integral part of these consolidated financial statements.   7


MACK-CALI REALTY, L.P. AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS(unaudited)  1.
        ORGANIZATION AND BASIS OF PRESENTATION  ORGANIZATION Mack-Cali Realty, L.P., a Delaware limited partnership, together with its subsidiaries (the Operating Partnership), was formed on May 31, 1994 to conduct the business of leasing, management, acquisition, development, construction and tenant-related services for its sole general partner, Mack-Cali Realty Corporation and its subsidiaries (the Corporation or General Partner).  The Operating Partnership, through its operating divisions and subsidiaries, including the Mack-Cali property-owning partnerships and limited liability companies (collectively, the Property Partnerships) is the entity through which all of the General Partners operations are conducted.  The General Partner is a fully integrated, self-administered, self-managed real estate investment trust (REIT).  The General Partner controls the Operating Partnership as its sole general partner, and owned a 79.9 percent and 82.0 percent common unit interest in the Operating Partnership as of June 30, 2006 and December 31, 2005, respectively.  The General Partners business is the ownership of interests in and operation of the Operating Partnership, and all of the General Partners expenses are incurred for the benefit of the Operating Partnership.  The General Partner is reimbursed by the Operating Partnership for all expenses it incurs relating to the ownership and operation of the Operating Partnership.  As of June 30, 2006, the Operating Partnership owned or had interests in 319 properties plus developable land (collectively, the Properties).  The Properties aggregate approximately 35.8 million square feet, which are comprised of 212 office buildings and 96 office/flex buildings, totaling approximately 35.4 million square feet (which include 42 office buildings and one office/flex building aggregating 5.2 million square feet owned by unconsolidated joint ventures in which the Operating Partnership has investment interests), six industrial/warehouse buildings totaling approximately 387,400 square feet, two retail properties totaling approximately 17,300 square feet, one hotel (which is owned by an unconsolidated joint venture in which the Operating Partnership has an investment interest) and two parcels of land leased to others.  The Properties are located in nine states, primarily in the
Northeast, plus the District of Columbia.  BASIS OF PRESENTATION The accompanying consolidated financial statements include all accounts of the Operating Partnership, its majority-owned and/or controlled subsidiaries and variable interest entities for which the Operating Partnership has determined itself to be the primary beneficiary, if any.  See Note 2: Significant Accounting Policies  Investments in Unconsolidated Joint Ventures, Net for the Operating Partnerships treatment of unconsolidated joint venture interests.  Intercompany accounts and transactions have been eliminated.  The preparation of financial statements in conformity with generally accepted accounting principles (GAAP) requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenues and expenses during the reporting period.  Actual results could differ from those estimates.  2.
        SIGNIFICANT ACCOUNTING POLICIES  Rental 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.  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 and development in-progress of $131.8 million and $118.8 million (including land of $59.5 million and $58.9 million) as of  8


June 30, 2006 and December 31, 2005, 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.  The Operating Partnership considers a construction project as substantially completed and held available for occupancy upon the completion of tenant improvements, but no later than one year from cessation of major construction activity (as distinguished from activities such as routine maintenance and cleanup).  If portions of a rental project are substantially completed and occupied by tenants, or held available for occupancy, and other portions have not yet reached that stage, the substantially completed portions are accounted for as a separate project.  The Operating Partnership allocates costs incurred between the portions under construction and the portions substantially completed and held available for occupancy, and capitalizes only those costs associated with the portion under construction.  Properties are depreciated using the straight-line method over the estimated useful lives of the assets.  The estimated useful lives are as follows:  Leasehold interests
        Remaining lease termBuildings and improvements
        5 to 40 yearsTenant improvements
        The shorter of the term of therelated lease or useful lifeFurniture, fixtures and equipment
        5 to 10 years  Upon acquisition of rental property, the Operating Partnership estimates the fair value of acquired tangible assets, consisting of land, building and improvements, and identified intangible assets and liabilities, generally consisting of the fair value of (i) above and below market leases, (ii) in-place leases and (iii) tenant relationships.  The Operating Partnership allocates the purchase price to the assets acquired and liabilities assumed based on their relative fair values.  In estimating the fair value of the tangible and intangible assets acquired, the Operating Partnership considers information obtained about each property as a result of its due diligence and marketing and leasing activities, and utilizes various valuation methods, such as estimated cash flow projections utilizing appropriate discount and capitalization rates, estimates of replacement costs net of depreciation,
and available market information.  The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant.  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 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.  Other intangible assets acquired include amounts for in-place lease values and tenant relationship values, which are based on managements evaluation of the specific characteristics of each tenants lease and the Operating Partnerships overall relationship with the respective tenant.  Factors to be considered by management in its analysis of in-place lease values include an estimate of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases.  In estimating carrying costs, management includes real estate taxes, insurance and other  9


operating expenses and estimates of lost rentals at market rates during the expected lease-up periods, depending on local market conditions.  In estimating costs to execute similar leases, management considers leasing commissions, legal and other related expenses.  Characteristics considered by management in valuing tenant relationships include the nature and extent of the Operating Partnerships existing business relationships with the tenant, growth prospects for developing new business with the tenant, the tenants credit quality and expectations of lease renewals.  The value of in-place leases are amortized to expense over the remaining initial terms of the respective leases.  The value of tenant relationship intangibles are amortized to expense over the anticipated life of the relationships.  On a periodic basis, management assesses whether there are any indicators that the value of the Operating Partnerships real estate properties held for use may be impaired.  A propertys value is impaired only if managements estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the property over the fair value of the property.  The Operating Partnerships estimates of aggregate future cash flows expected to be generated by each property are based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and costs to operate each
property.  As these factors are difficult to predict and are subject to future events that may alter managements assumptions, the future cash flows estimated by management in its impairment analyses may not be achieved.  Management does not believe that the value of any of the Operating Partnerships rental properties is impaired.  Rental Property Held for Sale and Discontinued Operations
        When assets are identified by management as held for sale, the Operating Partnership 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.  See Note 6: Discontinued Operations.  If circumstances arise that previously were considered unlikely and, as a result, the Operating Partnership decides not to sell a property previously classified as held for sale, the property is reclassified as held and used.  A property that is reclassified is measured and recorded individually at the lower of (a) its carrying amount before the property was classified as held for sale, adjusted for any depreciation (amortization) expense that would have been recognized had the property been continuously classified as held and used, or (b) the fair value at the date of the subsequent decision not to sell.  Investments in Unconsolidated Joint Ventures, Net
        The Operating Partnership accounts for its investments in unconsolidated joint ventures for which Financial Accounting Standards Board (FASB) Interpretation No. 46 (revised December 2003), Consolidation of Variable Interest Entities (FIN 46) does not apply under the equity method of accounting as the Operating Partnership exercises significant influence, but does not control these entities.  These investments are recorded initially at cost, as Investments in Unconsolidated Joint Ventures, and subsequently adjusted for equity in earnings and cash contributions and distributions.  FIN 46 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  10


beneficiary).  Generally, FIN 46 applies when either (1) the equity investors (if any) lack one or more of the essential characteristics of a controlling financial interest, (2) the equity investment at risk is insufficient to finance that entitys activities without additional subordinated financial support or (3) the equity investors have voting rights that are not proportionate to their economic interests and the activities of the entity involve or are conducted on behalf of an investor with a disproportionately small voting interest.  The Operating Partnership has evaluated its joint ventures with regards to FIN 46.  As of June 30, 2006, the Operating Partnership has identified its Meadowlands Xanadu joint venture as a VIE, but is not consolidating such venture as the Operating Partnership is not the primary beneficiary.  Disclosure about this VIE is included in Note 4: Investments in Unconsolidated Joint Ventures.  On a periodic basis, management assesses whether there are any indicators that the value of the Operating Partnerships investments in unconsolidated joint ventures may be impaired.  An investment is impaired only if managements estimate of the value of the investment is less than the carrying value of the investment, and such decline in value is deemed to be other than temporary.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the investment over the value of the investment.  Management does not believe that the value of any of the Operating Partnerships investments in unconsolidated joint ventures is impaired.  See Note 4: Investments in Unconsolidated Joint Ventures.  Cash and Cash Equivalents
        All highly liquid investments with a maturity of three months or less when purchased are considered to be cash equivalents.  Marketable Securities
        The Operating Partnership classifies its marketable securities among three categories: Held-to-maturity, trading and available-for-sale.  Unrealized holding gains and losses are excluded from earnings and reported as other comprehensive income (loss) in stockholders 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.  The Operating Partnerships marketable securities at December 31, 2005 carried a value of $50.8 million and consisted of 1,468,300 shares of common stock in CarrAmerica Realty Corporation, which were all acquired in 2005.  The Operating Partnerships marketable securities at December 31, 2005 were all classified as available-for-sale and were carried at fair value based on quoted market prices.  The Operating Partnership recorded an unrealized holding loss of $790,000 as other comprehensive loss in 2005.  From January 1, 2006 through January 25, 2006, the Operating Partnership purchased an additional 336,500 shares of common stock in CarrAmerica for a total purchase price of $11.9 million.  The Operating Partnership received dividend income of approximately $902,000 from its holdings in CarrAmerica stock during the three months ended March 31, 2006, which is recorded in interest and dividend income.  During the three months ended March 31, 2006, the Operating Partnership sold all of its 1,804,800 shares of CarrAmerica common stock realizing a gain of approximately $15.1 million, which is recorded in gain on sale of marketable securities.  Deferred 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 $725,000 and $847,000 for  11


the three months ended June 30, 2006 and 2005, respectively, and $1,446,000 and $1,739,000 for the six months ended June 30, 2006 and 2005, respectively.  Deferred 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 Operating Partnership are compensated for providing leasing services to the Properties.  The portion of such compensation, which is capitalized and amortized, approximated $817,000 and $949,000 for the three months ended June 30, 2006 and 2005, respectively and $1,666,000 and $1,906,000 for the six months ended June 30, 2006 and 2005, respectively.  Derivative Instruments
        The Operating Partnership measures derivative instruments, including certain derivative instruments embedded in other contracts, at fair value and records them as an asset or liability, depending on the Operating Partnership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.  Revenue 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 14: Tenant Leases.  Construction services revenue includes fees earned by the Operating Partnership 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.  Payroll reimbursements revenue represents payroll and related costs reimbursed generally from clients.  Other income includes income from parking spaces leased to tenants, income from tenants for additional services arranged for the Operating Partnership and income from tenants for early lease terminations.  12


Allowance for 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.  Income and Other Taxes
        The Operating Partnership is a partnership and, as a result, all income and losses of the partnership are allocated to the partners for inclusion in their respective income tax returns.  Accordingly, no provision or benefit for income taxes has been made in the accompanying financial statements.  Earnings Per Unit
        The Operating Partnership 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.  Distributions Payable
        The distributions payable at June 30, 2006 represents distributions payable to preferred unitholders (10,000 Series C preferred units) and common unitholders (78,049,193 common units), for all such holders of record as of July 6, 2006 with respect to the second quarter 2006.  The second quarter 2006 Series C preferred unit distributions of $50.00 per preferred unit and common unit distributions of $0.63 per common unit were approved by the Corporations Board of Directors on June 23, 2006.  The Series C preferred unit distributions and common unit distributions payable were paid on July 17, 2006.  The distributions payable at December 31, 2005 represents distributions payable to preferred unitholders (10,000 Series C preferred units) and common unitholders (75,678,745 common units) for all such holders of record as of January 5, 2006 with respect to the fourth quarter 2005.  The fourth quarter 2005 Series C preferred unit distributions of $50.00 per preferred unit and common unit distributions of $0.63 per common unit were approved by the Corporations Board of Directors on December 6, 2005.  The common unit distributions payable were paid on January 13, 2006.  The Series C preferred unit distributions payable were paid on January 17, 2006.  Costs Incurred For Preferred Stock Issuances
        Costs incurred in connection with the Corporations preferred stock issuances are reflected as a reduction of General Partners capital.  Stock Compensation
        The Operating Partnership accounts for stock options and restricted stock awards granted prior to 2002 using the intrinsic value method prescribed in Accounting Principles Board Opinion No. 25,  Accounting for Stock Issued to Employees, and related Interpretations (APB No. 25).  Under APB No. 25, 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.  13


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.  In 2002, the Operating Partnership adopted the provisions of FASB No. 123, and in 2006, the Operating Partnership adopted the provisions of FASB No. 123(R), which did not have a material effect on the Operating Partnerships financial position and results of operations.  These provisions require that the estimated fair value of restricted stock (Restricted Stock Awards) and stock options at the grant date be amortized ratably into expense over the appropriate vesting period.  For the three months ended June 30, 2006 and 2005, the Operating Partnership recorded restricted stock and stock options expense of $884,000 and $828,000, respectively and $1,614,000 and $1,625,000 for the six months ended June 30, 2006 and 2005, respectively.  FASB No. 148, Accounting for Stock-Based Compensation  Transition and Disclosure, was issued in December 2002 and amends FASB No. 123,
Accounting for Stock Based Compensation.  FASB No. 148 provides alternative methods of transition for a voluntary change to the fair value based method of accounting for stock based compensation.  In addition, this Statement amends the disclosure requirements of FASB No. 123 to require prominent disclosures in both annual and interim financial statements about the method of accounting for stock-based employee compensation and the effect of the method used on reported results.  FASB No. 148 disclosure requirements are presented below:  The following table illustrates the effect on net income and earnings per unit if the fair value based method had been applied to all outstanding and unvested stock awards for the three and six month periods ended June 30, 2005:(dollars in thousands)  Three Months Ended
        
        Six Months EndedJune 30,
        
        June 30,2005
        
        2005Basic EPU
        
        Basic EPUNet income, as reported
        $44,669
        
        $74,318Add:      Stock-based compensation expenseincluded in reported net income
        828
        
        1,625Deduct: Total stock-based compensationexpense determined under fair valuebased method for all awards
        (873)
        
        (1,804)Pro forma net income
        44,624
        
        74,139Deduct: Preferred unit distributions
        (500)
        
        (4,909)Pro forma net income available tocommon unitholders  basic
        $44,124
        
        $69,230Earnings Per Unit:Basic  as reported
        $   0.59
        
        $   0.96Basic  pro forma
        $   0.59
        
        $   0.96Diluted  as reported
        $   0.58
        
        $   0.96Diluted  pro forma
        $   0.58
        
        $   0.96  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.  Reclassifications
        Certain reclassifications have been made to prior period amounts in order to conform with current period presentation.   14


3.
        REAL ESTATE TRANSACTIONS  Gale/Green Transactions On May 9, 2006, the Operating Partnership completed the acquisitions of:  (i) The Gale Company and certain of its related businesses, which engage in construction, property management, facilities management, and leasing services (collectively, the Gale Company); (ii) three office properties; and (iii) indirect interests in a portfolio of office properties, located primarily in New Jersey, which were owned indirectly by The Gale Company and its affiliates (Gale) and affiliates of S.L. Green Realty Corporation (SL Green).  The agreements to complete the aforementioned acquisitions (collectively, the Gale/Green Transactions) required that the Operating Partnership complete all of the acquisitions.  The Gale Company was acquired by the Operating Partnership for initial purchase consideration of approximately $22.3 million consisting of the issuance by the Operating Partnership of 224,719 common units of the Operating Partnership and the payment of approximately $12 million in cash, which was primarily funded through borrowing under the Operating Partnerships revolving credit facility.  Additionally, the agreement to acquire the Gale Company  (Gale Agreement) contains earn-out provisions providing for the payment of contingent purchase consideration  of up to $18 million in cash based upon the achievement of Gross Income and NOI (as such terms are defined in the Gale Agreement) targets and other events for the three years following the closing date.  In connection with the Operating Partnerships acquisition of the Gale Company, Mr. Stanley C. Gale and certain other affiliates of Gale are restricted from competing with the Operating Partnership or soliciting the Operating Partnerships employees for a period of four years expiring on May 9, 2010.  In addition, the Gale Agreement provides for the Operating Partnership to acquire certain other ownership interests in up to 11 real estate projects (the Non-Portfolio Properties), subject to obtaining certain third party consents and the satisfaction of various project-related and/or other conditions.  Each of the Operating Partnerships acquired interests in the Non-Portfolio Properties will provide for the initial distributions of net cash flow solely to the Operating Partnership, and thereafter an affiliate of Gale controlled by Stanley C. Gale (Gale Affiliate) has participation rights (Gale Participation Rights) in 50 percent of the excess net cash flow remaining after the distribution to the Operating Partnership of the aggregate amount equal to the sum of: (a) the Operating Partnerships capital contributions, plus (b) an internal rate of return
(IRR) of 10 percent per annum, accruing on the date or dates of the Operating Partnerships investments.  The Operating Partnership anticipates that Mr. Gale will cause the Gale Affiliate to transfer certain of his interests in the Non-Portfolio Properties, directly or indirectly, to several former employees of Gale some of whom are current employees of the Operating Partnership, including Mark Yeager, one of the Corporations executive officers.  Through June 30, 2006, the Operating Partnership completed six of the acquisitions of interests in the Non-Portfolio Properties, which included the acquisitions of:  a 530,000 square foot, mixed-use office/retail complex; an office property in development; two vacant land parcels and two pre-developed projects.  The aggregate cost of the completed acquisitions was approximately $17.8 million.  In connection with the execution of the Gale Agreement, the Operating Partnership entered into agreements to acquire three office properties directly and indirect ownership interests in entities which own a portfolio of office properties (collectively, the Gale/Green Agreements).  Under the Gale/Green Agreements, the Operating Partnership acquired 100 percent of the ownership interests in three office properties located in New Jersey, aggregating 516,162 square feet, (the Wholly-Owned Properties).  The Wholly-Owned Properties were acquired for approximately $106 million, consisting of the assumption of $39.9 million in existing mortgage indebtedness and the payment of $66.1 million in cash, which was funded primarily through borrowing under the Operating Partnerships revolving credit facility.  Also, as part of the Gale/Green Agreements, the Operating Partnership entered into a joint venture with SL Green, known as Mack-Green-Gale LLC (Mack-Green), to hold a 96 percent interest and act as general partner of Gale SLG NJ Operating Partnership, L.P. (the OP LP).  The Operating Partnership acquired its interest in Mack-Green for approximately $116 million, which was funded primarily through borrowing under the Operating Partnerships revolving credit facility.  The OP LP owns 100 percent of entities which own 25 office properties (collectively, the OP LP Properties) which aggregate 3.5 million square feet (consisting of 17 office properties  15


aggregating 2.3 million square feet located in New Jersey and eight properties aggregating 1.2 million square feet located in Troy, Michigan), as well as a minor, non-controlling interest in four office properties aggregating 419,000 square feet located in Naperville, Illinois.  For a discussion of the ownership interests in Mack-Green, see Note 4:  Investments in Unconsolidated Joint Ventures  Mack-Green-Gale LLC.  The Operating Partnership has not yet obtained all the information necessary to finalize its estimates to complete the purchase price allocations related to the Gale/Green Transactions.  The purchase price allocations will be finalized once the information identified by the Operating Partnership has been received, which should not be longer than one year from the date of acquisition.  Property Acquisitions The Operating Partnership acquired the following office properties during the six months ended June 30, 2006:(dollars in thousands)  Acquisition
        
        
        # of
        Rentable
        AcquisitionDate
        Property/Address
        Location
        Bldgs.
        Square Feet
        Cost02/28/06
        Capital Office Park (a)
        Greenbelt, Maryland
        7
        842,258
        $166,01105/09/06
        35 Waterview Boulevard (b) (c)
        Parsippany, New Jersey
        1
        172,498
        32,60005/09/06
        105 Challenger Road (b) (d)
        Ridgefield Park, New Jersey
        1
        150,050
        31,79205/09/06
        343 Thornall Street (b)
        Edison, New Jersey
        1
        195,709
        41,113Total Property Acquisitions:
        
        10
        1,360,515
        $271,516(a)   This transaction was funded primarily through the assumption of $63.2 million of mortgage debt and the issuance of 1.9 million common operating partnership units valued at $87.2 million.(b)   The property was acquired as part of the Gale/Green Transactions.(c)   Transaction was funded primarily through borrowing on the Operating Partnerships revolving credit facility and the assumption of $20.4 million of mortgage debt.(d)   Transaction was funded primarily through borrowing on the Operating Partnerships revolving credit facility and the assumption of $19.5 million of mortgage debt.   Property Sales The Operating Partnership sold the following office properties during the six months ended June 30, 2006:(dollars in thousands)  Rentable
        Net
        Net
        RealizedSale
        
        
        # of
        Square
        Sales
        Book
        Gain/Date
        Property/Address
        Location
        Bldgs.
        Feet
        Proceeds
        Value
        (Loss)06/28/06
        Westage Business Center
        Fishkill, New York
        1
        118,727
        $14,765
        $10,872
        $3,89306/30/06
        1510 Lancer Drive
        Moorestown, New Jersey
        1
        88,000
        4,146
        3,134
        1,012Total Office Property Sales:
        
        2
        206,727
        $18,911
        $14,006
        $4,905 Subsequent Event On July 31, 2006, the Operating Partnership acquired 395 West Passaic Street, a 100,589 square-foot office building in Rochelle Park, New Jersey, for approximately $21 million.  4.
        INVESTMENTS IN UNCONSOLIDATED JOINT VENTURES  The debt of the Operating Partnerships unconsolidated joint ventures aggregating $539.9 million as of June 30, 2006 is non-recourse to the Operating Partnership, except for customary exceptions pertaining to such matters as intentional misuse of funds, environmental conditions and material misrepresentations, and except as otherwise indicated below.  MEADOWLANDS XANADU On November 25, 2003, the Operating Partnership and affiliates of The Mills Corporation (Mills) entered into a joint venture agreement (Meadowlands Xanadu Venture Agreement) to form Meadowlands Mills/Mack-Cali Limited Partnership (Meadowlands Venture) for the purpose of developing a $1.3 billion family entertainment,  16


recreation and retail complex with an office and hotel component to be built at the Meadowlands sports complex in East Rutherford, New Jersey (Meadowlands Xanadu).  The First Amendment to the Meadowlands Xanadu Venture Agreement was entered into as of June 30, 2005.  Meadowlands Xanadus approximately 4.76 million-square-foot complex is expected to feature a family entertainment, recreation and retail destination comprising five themed zones: sports; entertainment; childrens education; fashion; and food and home, in addition to four office buildings, aggregating approximately 1.8 million square feet, and a 520-room hotel.  On December 3, 2003, the Meadowlands Venture entered into a redevelopment agreement (the Redevelopment Agreement) with the New Jersey Sports and Exposition Authority (NJSEA) for the redevelopment of the area surrounding the Continental Airlines Arena in East Rutherford, New Jersey and the construction of the Meadowlands Xanadu project.  The Redevelopment Agreement provides for a 75-year ground lease and requires the Meadowlands Venture to pay the NJSEA a $160 million development rights fee and fixed rent over the term.  Fixed rent will be in the amount of $1,000 per year for the first 15 years, increasing to $7.5 million from the 16th to the 18th years, increasing to $8.4 million in the 19th year, increasing to $8.7 million in the 20th year, increasing to $9.0 million in the 21st year, then to $9.2 million in the 23rd
to 26th years, with additional increases over the remainder of the term, as set forth in the ground lease.  The ground lease also allows for the potential for participation rent payments by the Meadowlands Venture, as described in the ground lease agreement.  The First Amendment to the Redevelopment Agreement and the ground lease, itself, were signed on October 5, 2004.  The Meadowlands Venture received all necessary permits and approvals from the NJSEA and U.S. Army Corps of Engineers in March 2005 and commenced construction in the same month.  As a condition to fill wetlands pursuant to the permit issued by the U.S. Army Corps of Engineers and pursuant to the Redevelopment Agreement, as amended, Mills conveyed certain vacant land, known as the Empire Tract, to a conservancy trust.  On June 30, 2005, the $160 million development rights fee was deposited into an escrow account by the Meadowlands Venture in accordance with the terms of the First Amendment to the
Redevelopment Agreement.  On such date, the following amounts were paid from escrow:  (i) approximately $37.2 million to defease certain debt obligations of the NJSEA; and (ii) $26.8 million to the NJSEA, which, in turn, paid such amount to the Meadowlands Venture for the Empire Tract.  Subsequently, the remainder of the monies were released from the escrow account to the NJSEA.  The Operating Partnership and Mills own a 20 percent and 80 percent interest, respectively, in the Meadowlands Venture.  These interests were subject to certain participation rights by The New York Giants, which were subsequently terminated in April 2004.  The Meadowlands Xanadu Venture Agreement required the Operating Partnership to make an equity contribution up to a maximum of $32.5 million, which it fulfilled in April 2005.  Pursuant to the Meadowlands Xanadu Venture Agreement, Mills has received subordinated capital credit in the venture of approximately $118.0 million, which represents certain costs incurred by Mills in connection with the Empire Tract prior to the creation of the Meadowlands Venture.  However, under the First Amendment to the Meadowlands Xanadu Venture Agreement, the Operating Partnership and Mills agreed that due to the expected receipt by the Meadowlands Venture of certain other
sums and certain development costs savings in connection with Meadowlands Xanadu, Mills subordinated capital credit in the venture for the Empire Tract should be reduced to $60.0 million as of the date of the First Amendment to the Meadowlands Xanadu Venture Agreement.  The Meadowlands Xanadu Venture Agreement requires Mills to contribute the balance of the capital required to complete the entertainment phase, subject to certain limitations.  The Operating Partnership will receive a 9 percent preferred return on its equity investment, only after Mills receives a 9 percent preferred return on its equity investment.  Residual returns, subject to participation by other parties, will be in proportion to each partners respective percentage interest.  Mills will develop, lease and operate the entertainment phase of the Meadowlands Xanadu project.  The Meadowlands Venture has formed and owns, directly and indirectly, all of the partnership interests in and to the component ventures which were formed for the future development of the office and hotel phases, which the Operating Partnership will develop, lease and operate.  Upon the Operating Partnerships exercise of its rights under the Meadowlands Xanadu Venture Agreement to develop the office and hotel phases, the Meadowlands Venture will convey ownership of the component ventures to the Operating Partnership and Mills or its affiliate, and the Operating Partnership or its affiliate will own an 80 percent interest and Mills or its affiliate will own a 20 percent interest in such component ventures.  However, under the First Amendment to the Meadowlands Xanadu Venture Agreement, if the Meadowlands
Venture develops a hotel that has video lottery terminals (or slots), or any other legalized form of gaming on or in its premises, then the Operating Partnership or its affiliate will own a 50 percent interest in such component venture and Mills or its affiliate will own a 50 percent interest.  The Meadowlands  17


Xanadu Venture Agreement requires that the Operating Partnership must exercise its rights with respect to the first office and hotel phase no later than four years after the grand opening of the entertainment phase, and requires that the Operating Partnership exercise all of its rights with respect to the office and hotel phases no later than 10 years from such date, but does not require that any or all components be developed.  However, under the Meadowlands Xanadu Venture Agreement, Mills has the right to accelerate such exercise schedule, subject to certain conditions.  Should the Operating Partnership fail to meet the time schedule described above for the exercise of its rights with respect to the office and hotel phases, the Operating Partnership will forfeit its rights to control future development.  If this occurs, Mills will have the right to develop the additional phases, subject to the Operating
Partnerships right to participate, or to cause the Meadowlands Venture to sell such components to a third party, subject to a sales price limitation of 95 percent of the value that would have been required to form such component ventures.  Commencing three years after the grand opening of the entertainment phase of the Meadowlands Xanadu project, either Mills or the Operating Partnership may sell its partnership interest to a third party subject to the following provisions:  
        Mills has certain drag-along rights and the Operating Partnership has certain tag-along rights in connection with such sale of interest to a third party; and 
        Mills has a right of first refusal with respect of a sale by the Operating Partnership of its partnership interests.  In addition, commencing on the sixth anniversary of the opening, the Operating Partnership may cause Mills to purchase, and Mills may cause the Operating Partnership to sell to Mills, all of the Operating Partnerships partnership interests at a price based on the then fair market value of the project.  Notwithstanding the exercise by Mills or the Operating Partnership of any of the foregoing rights with respect to the sale of the Operating Partnerships partnership interest to Mills or a third party, the Operating Partnership will retain its right to component ventures for the future development of the office and hotel phases.  On February 12, 2003, the NJSEA selected The Mills Corporation and the Operating Partnership to redevelop the Continental Airlines Arena site (Arena Site) for mixed uses, including retail.  In March 2003, Hartz Mountain Industries, Inc., (Hartz), filed a lawsuit in the Superior Court of New Jersey, Law Division, for Bergen County, seeking to enjoin NJSEA from entering into a contract with the Meadowlands Venture for the redevelopment of the Continental Airlines Arena site.  In May 2003, the court denied Hartzs request for an injunction and dismissed its suit for failure to exhaust administrative remedies.  In June 2003, the NJSEA held hearings on Hartzs protest, and on a parallel protest filed by another rejected developer, Westfield, Inc. (Westfield).  On September 10, 2003, the NJSEA ruled against Hartzs and Westfields protests.  Hartz and
Westfield, as well as Elliot Braha and three other taxpayers (collectively Braha), thereafter filed appeals from the NJSEAs final decision.  By decision dated May 14, 2004, the Appellate Division of the Superior Court of New Jersey rejected the appellants contention that the NJSEA lacks statutory authority to allow retail development of its property.  The Appellate Division also remanded Harts claim under the Open Public Records Acts, seeking disclosure of additional documents from NJSEA, to the Law Division for further proceedings.  The Supreme Court of New Jersey declined to review the Appellate Divisions decision.  On August 19, 2004, the Law Division issued a decision resolving Hartzs Open Public Records Act claim and ordered NJSEA to disclose some, but not all, of the documents Hartz was seeking.  The Appellate Division, in a decision rendered on November 24, 2004, upheld the findings of the Law Division in the remand proceeding.  The
Supreme Court of New Jersey declined to review the Appellate Divisions decision.  At Hartzs request, the NJSEA thereafter held further hearings on December 15 and 16, 2004, to review certain additional facts in support of Hartzs and Westfields bid protest.  Braha, as a taxpayer, did not have standing to participate in the supplemental protest hearing.  On March 4, 2005, the Hearing Officer rendered his Supplemental Report and Recommendation to the NJSEA, finding no merit in the protests presented by Hartz and Westfield.  The NJSEA accepted the Hearing Officers Supplemental Report and Recommendation on March 30, 2005 and Hartz and Braha have appealed that decision to the Appellate Division.  In January 2004, Hartz and Westfield also appealed to the Appellate Division of the Superior Court of New Jersey from the NJSEAs December 2003 approval and execution of the Redevelopment Agreement with the Meadowlands Venture.   18


In November 2004, Hartz and Westfield filed additional appeals in the Appellate Division challenging NJSEAs resolution authorizing the execution of the First Amendment to the Redevelopment Agreement with Meadowlands Venture and the ground lease with the Meadowlands Venture.  All of the above appeals have been consolidated by the Appellate Division and are pending.  On September 30, 2004, the Borough of Carlstadt filed an action in the Superior Court of New Jersey Law Division, challenging Meadowlands Xanadu, which asserts claims that are substantially the same as claims asserted by Hartz and Braha in the above appeals.  By Order dated November 19, 2004, the Law Division transferred that matter to the Superior Court of New Jersey, Appellate Division.  This matter was voluntarily dismissed by Carlstadt in accordance with a March 22, 2006, Settlement Agreement and Release between Carlstadt and the Meadowlands Venture.  Several appeals filed by Hartz, Westfield and others, including certain environmental groups, that challenge certain approvals received by the Meadowlands Venture from the NJSEA, the New Jersey Meadowlands Commission (NJMC) and the New Jersey Department of Environmental Protection (NJDEP) remain pending before the Appellate Division.  Some of these appeals challenge NJDEPs issuance of a stream encroachment permit, waterfront development permit, and coastal zone consistency determination for Meadowlands Xanadu.  Other of these appeals are from NJDEPs and NJMCs issuance of reports in connection with a consultation process the NJSEA was statutorily required to undertake in connection with any NJSEA-development project.  A Hartz affiliate and a trade association have filed an appeal from an advisory opinion favorable to the Meadowlands Venture issued by the Director of the Division of Alcoholic Beverage Control concerning the availability of special concessionaire permits.  That appeal is also pending in the Appellate Division of the Superior Court of New Jersey.  Three separate lawsuits have been filed in the United States District Court for the District of New Jersey, challenging a permit issued by the U.S. Army Corps of Engineers (USACE) in connection with the project.  The first suit was filed on March 30, 2005, by the Sierra Club, the New Jersey Public Interest Research Group, Citizen Lobby, Inc. and the New Jersey Environmental Federation.  Additional suits were filed on May 16 and May 31, 2005, respectively, by Hartz (together with one of its officers as an individually-named plaintiff) and the Borough of Carlstadt.  The Sierra Club also filed a motion for a preliminary injunction to stop certain construction activities on the project, which the Court denied on July 6, 2005.  The parties have filed cross motions for summary judgment on the merits of the Sierra Clubs claims.  A decision is expected sometime in the latter part of 2006.  On
October 26, 2005, the court granted the motions of the Meadowlands Venture and the USACE to dismiss the Hartz complaint for lack of standing.  The deadline for appealing that decision has passed, so the Hartz action is ended.  On October 31, 2005, the USACE filed a motion to dismiss the complaint filed by the Borough of Carlstadt for lack of standing.  On February 7, 2006, the Court granted the motion and dismissed the Borough of Carlstadts complaint in its entirety.  On March 9, 2006, Carlstadt filed a notice of appeal of this decision to the United States Court of Appeals for the Third Circuit.  This appeal has been dismissed pursuant to the Settlement Agreement and Release executed by Carlstadt and the Meadowlands Venture.  On April 5, 2005, the New York Football Giants (Giants) filed an emergent application with the Supreme Court of New Jersey, Chancery Division, seeking an injunction stopping all work on the Meadowlands Xanadu project as being in violation of its existing lease with the NJSEA.  After hearing oral argument on the application on August 5, 2005, the court denied the Giants motion for preliminary injunctive relief.  On June 22, 2006, the court entered a Stipulation and Consent Order that dismissed without prejudice the parties respective claims.  The New Jersey Builders Association (NJBA) has commenced an action, which is pending in the Appellate Division, alleging that the NJSEA has failed to meet a purported obligation to provide affordable housing at the Meadowlands Complex and seeking, among other relief, an order enjoining the construction of Meadowlands Xanadu.  NJBA filed an application for preliminary injunctive relief seeking to enjoin further construction of Meadowlands Xanadu, which the Appellate Division denied on July 28, 2005.  The Meadowlands Venture is not a party to that action.   19


On January 25, 2006, the Bergen Cliff Hawks Baseball Club, LLC (the Cliff Hawks), filed a complaint against the Operating Partnership and Mills, alleging that the Operating Partnership and Mills breached an agreement to provide the Cliff Hawks with a minor league baseball park as part of the Xanadu Project.  This matter is pending.  The Operating Partnership believes that the Meadowlands Ventures proposal and the planned project comply with applicable laws, and the Meadowlands Venture intends to continue its vigorous defense of its rights under the Redevelopment Agreement and Ground Lease.  Although there can be no assurance, the Operating Partnership does not believe that the pending lawsuits will have any material affect on its ability to develop the Meadowlands Xanadu project.  G&G MARTCO (Convention Plaza) The Operating Partnership holds a 50 percent interest in G&G Martco, which owns Convention Plaza, a 305,618 square foot office building, located in San Francisco, California.  The venture has a mortgage loan with a $47.3 million balance at June 30, 2006 collateralized by its office property.  The loan also provides the venture the ability to increase the balance of the loan up to an additional $373,000 for the funding of qualified leasing costs.  The loan bears interest at a rate of the London Inter-Bank Offered Rate (LIBOR) (5.334 percent at June 30, 2006) plus 162.5 basis points and matures in August 2006.  The Operating Partnership performs management and leasing services for the property owned by the joint venture and recognized $37,000 and $34,000 in fees for such services in the three months ended June 30, 2006 and 2005, respectively, and $83,000 and $69,000 for the six months ended
June 30, 2006 and 2005, respectively.  PLAZA VIII AND IX ASSOCIATES, L.L.C./AMERICAN FINANCIAL EXCHANGE L.L.C. On May 20, 1998, the Operating Partnership entered into a joint venture with Columbia Development Company, L.L.C. (Columbia) to form American Financial Exchange L.L.C. (AFE).  The venture was formed to acquire land for future development, located on the Hudson River waterfront in Jersey City, New Jersey, adjacent to the Operating Partnerships Harborside Financial Center office complex.  Among other things, the partnership agreement provides for a preferred return on the Operating Partnerships invested capital in the venture, in addition to the Operating Partnerships proportionate share of the ventures profit, as defined in the agreement.  AFE distributed its interests in Plaza VIII and IX Associates, L.L.C., which owned the undeveloped land currently used as a parking facility, to its then partners, the Operating Partnership and Columbia.  The Operating Partnership and Columbia subsequently entered into a new joint venture to own and manage the undeveloped land and related parking operations through Plaza VIII and IX Associates, L.L.C.  The Operating Partnership and Columbia each hold a 50 percent interest in the new venture.  RAMLAND REALTY ASSOCIATES L.L.C. (One Ramland Road) On August 20, 1998, the Operating Partnership entered into a joint venture with S.B. New York Realty Corp. to form Ramland Realty Associates L.L.C.  The venture was formed to own, manage and operate One Ramland Road, a 232,000 square foot office/flex building and adjacent developable land, located in Orangeburg, New York.  In August 1999, the joint venture completed redevelopment of the property and placed the office/flex building in service.  The Operating Partnership holds a 50 percent interest in the joint venture.  The venture has a mortgage loan with a $14.9 million balance at June 30, 2006 secured by its office/flex property.  The mortgage bears interest at a rate of LIBOR plus 175 basis points and matures in January 2007, with two one-year extension options, subject to certain conditions.  The Operating Partnership performs management, leasing and other services for the property owned by the joint venture and recognized $31,000 and $46,000 in fees for such services in the three months ended June 30, 2006 and 2005, respectively, and $47,000 and $55,000 for the six months ended June 30, 2006 and 2005, respectively.  ASHFORD LOOP ASSOCIATES L.P. (1001 South Dairy Ashford/2100 West Loop South) On September 18, 1998, the Operating Partnership entered into a joint venture with Prudential to form Ashford Loop Associates L.P.  The venture was formed to own, manage and operate 1001 South Dairy Ashford, a 130,000 square foot office building acquired on September 18, 1998, and 2100 West Loop South, a 168,000 square foot office building acquired on November 25, 1998, both located in Houston, Texas.  The Operating Partnership held a 20 percent interest in the joint venture.  On February 25, 2005, the Operating Partnership sold its interest in the venture to Prudential for $2.7 million.  20


SOUTH PIER AT HARBORSIDE  HOTEL DEVELOPMENT On November 17, 1999, the Operating Partnership entered into a joint venture with Hyatt Corporation (Hyatt) to develop a 350-room hotel on the South Pier at Harborside Financial Center, Jersey City, New Jersey, which was completed and commenced initial operations in July 2002.  The Operating Partnership owns a 50 percent interest in the venture.  The venture had a mortgage loan with a commercial bank with a $62.9 million balance at December 31, 2003 collateralized by its hotel property.  The debt bore interest at a rate of LIBOR plus 275 basis points, which was scheduled to mature in December 2003, and was extended through January 29, 2004.  On that date, the venture repaid the mortgage loan using the proceeds from a new $40.0 million mortgage loan, (with a balance as of June 30, 2006 of $39.0 million) collateralized by the hotel property, as well as capital contributions from the Operating Partnership and Hyatt of $10.8 million each.  The new loan carries an interest rate of LIBOR plus 200 basis points and matures in February 2007.  The loan currently has two one-year extension options remaining subject to certain conditions, which require payment of a fee.  On May 25, 2004, the venture obtained a second mortgage loan with a commercial bank for
$20.0 million (with a balance as of June 30, 2006 of $2.3 million) collateralized by the hotel property, in which each partner, including the Operating Partnership, has severally guaranteed repayment of approximately $1.1 million.  The loan carries an interest rate of LIBOR plus 175 basis points and matures in February 2007.  The loan currently has two one-year extension options remaining subject to certain conditions, which require payment of a fee.  The proceeds from this loan were used to make distributions to the Operating Partnership and Hyatt in the amount of $10.0 million each.  Additionally, the venture has a loan with a balance as of June 30, 2006 of $7.6 million with the City of Jersey City, provided by the U.S. Department of Housing and Urban Development.  The loan currently bears interest at fixed rates ranging from 6.09 percent to 6.62 percent and matures in August 2020.  The Operating Partnership has posted a $7.6 million letter of credit in support of this loan, $3.8
million of which is indemnified by Hyatt.  RED BANK CORPORATE PLAZA L.L.C./RED BANK CORPORATE PLAZA II, L.L.C. On March 23, 2006, the Operating Partnership entered into a joint venture with the PRC Group (PRC) to form Red Bank Corporate Plaza L.L.C.  The venture was formed to develop Red Bank Corporate Plaza, a 92,878 square foot office building located in Red Bank, New Jersey, which has been fully pre-leased to Hovnanian Enterprises, Inc. for a 10-year term.  The Operating Partnership holds a 50 percent interest in the venture.  PRC contributed the vacant land for the development of the office building as its initial capital in the venture.  The Operating Partnership will fund the costs of development up to the value of the land contributed by PRC of $3.5 million, and the Operating Partnership and PRC will fund the remaining costs of construction equally.  The venture is pursuing financing for the project.  On July 20, 2006, the Operating Partnership entered into a joint venture agreement with PRC to form Red Bank Corporate Plaza II L.L.C.  The venture was formed to hold land on which it plans to develop Red Bank Corporate Plaza II, a 18,561 square foot office building located in Red Bank, New Jersey.  The Operating Partnership holds a 50 percent interest in the venture.  The terms of the venture are similar to Red Bank Corporate Plaza L.L.C.  PRC contributed the vacant land as its initial capital in the venture.  MACK-GREEN-GALE LLC On May 9, 2006, as part of the Gale/Green Transactions, the Operating Partnership entered into a joint venture, Mack-Green-Gale LLC (Mack-Green), with SL Green, pursuant to which Mack-Green holds a 96 percent interest and acts as general partner of Gale SLG NJ Operating Partnership, L.P. (the OP LP).  The Operating Partnership acquired its interest in Mack-Green for approximately $116 million, which was funded primarily through borrowing under the Operating Partnerships revolving credit facility.  The OP LP owns 100 percent of entities which own 25 office properties (the OP LP Properties) which aggregate 3.5 million square feet (consisting of 17 office properties aggregating 2.3 million square feet located in New Jersey and eight properties aggregating 1.2 million square feet located in Troy, Michigan), as well as a minor, non-controlling interest in four office
properties aggregating 419,000 square feet located in Naperville, Illinois.  As defined in the Mack-Green operating agreement, the Operating Partnership shares decision-making equally with SL Green regarding:  (i) all major decisions involving the operations of Mack-Green; and (ii) overall general partner responsibilities in operating the OP LP.  21


The Mack-Green operating agreement generally provides for profits and losses to be allocated as follows:  (i)
        99 percent of Mack-Greens share of the profits and losses from 10 specific OP LP Properties allocable to the Operating Partnership and one percent allocable to SL Green; (ii)
        one percent of Mack-Greens share of the profits and losses from eight specific OP LP Properties and its minor interest in four office properties allocable to the Operating Partnership and 99 percent allocable to SL Green; and (iii)
        50 percent of all other profits and losses allocable to the Operating Partnership and 50 percent allocable to SL Green.  Substantially all of the OP LP Properties are encumbered by mortgage loans with an aggregate outstanding principal balance of $350.3 million.  $190.3 million of the mortgage loans bear interest at a weighted average fixed interest rate of 6.32 percent per annum and mature through May 2016.  $160.0 million of the mortgage loans bear interest at a floating rate interest rate ranging from LIBOR plus 275 basis points to LIBOR plus 295 basis points per annum and mature through May 2008.  Included in the floating rate mortgage loans are $90.3 million provided by an affiliate of SL Green.  The Operating Partnership performs management, leasing, and construction services for the properties owned by the joint venture and recognized $800,000 in income (net of $427,000 in direct costs) for such services in the three and six months ended June 30, 2006.  GE/GALE FUNDING LLC (PFV) On May 9, 2006, as part of the Gale/Green Transactions, the Operating Partnership acquired from a Gale Affiliate for $1.8 million a 50 percent controlling interest in GMW Village Associates, LLC (GMW Village).  GMW Village holds a 20 percent interest in GE/Gale Funding LLC (GE Gale).  GE Gale owns a 100 percent interest in the entities owning Princeton Forrestal Village, a mixed-use, office/retail complex aggregating 530,000 square feet and located in Plainsboro, New Jersey (Princeton Forrestal Village or PFV).  In addition to the cash consideration paid to acquire the interest, the Operating Partnership provided a Gale Affiliate with the Gale Participation Rights.  The operating agreement of GE Gale, which is owned 80 percent by GEBAM, Inc., provides for, among other things, distributions of net cash flow, initially, in proportion to each members interest and subject to adjustment upon achievement of certain financial goals, as defined in the operating agreement.  GE Gale has a mortgage loan in an amount not to exceed $52.8 million, which has a balance at June 30, 2006, of $37 million.  The loan provides the venture the ability to draw additional monies for qualified leasing and capital improvement costs.  The loan bears interest at a rate of LIBOR plus 275 basis points and matures on October 9, 2008, with an extension option through November 9, 2010.  The Operating Partnership performs management, leasing, and construction services for PFV and recognized $0 for such services in the three and six months ended June 30, 2006.  ROUTE 93 MASTER LLC/ROUTE 93 BEDFORD MASTER LLC (collectively, the Route 93 Ventures) On June 1, 2006, the Route 93 Ventures were formed between a majority-owned subsidiary of the Operating Partnership, having a 30 percent interest and the Commingled Pension Trust Fund (Special Situation Property) of JPMorgan Chase Bank having a 70 percent interest, for the purpose of acquiring seven office buildings, aggregating 670,000 square feet, located in the towns of Andover, Bedford and Billerica, Massachusetts.  Profits and losses are shared by the partners in proportion to their respective interest until the investment yields an 11 percent IRR, then sharing will shift to 40/60, and when the IRR reaches 15 percent, sharing will shift to 50/50.  The Operating Partnerships acquired interests in the Route 93 Ventures will provide for the initial distributions of net cash flow solely to the Operating Partnership, and thereafter an affiliate of Gale has participation rights in 50 percent of the excess net cash flow remaining after the distribution from its interests to the Operating Partnership of the aggregate amount equal to the sum of: (a) the Operating Partnerships capital contributions, plus (b) an IRR of  22


11 percent per annum.  The Route 93 Ventures have mortgage loans with an amount not to exceed $58.6 million, with a $39.4 million balance at June 30, 2006 collateralized by its office properties.  The loan provides the venture the ability to draw additional monies for qualified leasing and capital improvement costs.  The loan bears interest at a rate of LIBOR plus 220 basis points and matures on July 11, 2008, with three one-year extension options.  The Operating Partnership performs management and construction services for the properties owned by the Route 93 Ventures and recognized $0 for such services in the three and six months ended June 30, 2006.  GALE KIMBALL, L.L.C. On June 15,2006, the Operating Partnership entered into a joint venture with a Gale Affiliate to form M-C Kimball, LLC (M-C Kimball).  The Operating Partnership holds a 99.9 percent interest in M-C Kimball, with a Gale Affiliate holding the remaining 0.1 percent member interest.  M-C Kimball was formed for the sole purpose of acquiring a Gale Affiliates 33.33 percent membership interest in Gale Kimball, L.L.C. (Gale Kimball), an entity holding a 25 percent interest in 100 Kimball Drive LLC (100 Kimball), which is developing a 175,000 square foot office property located at 100 Kimball Drive, Parsippany, New Jersey (the Kimball Property).  The operating agreement of M-C Kimball provides, among other things, for the Gale Participation Rights.  Gale Kimball is owned 33.33 percent by M-C Kimball and 66.67 percent by the Hampshire Generational Fund, L.L.C. (Hampshire).  The operating agreement of Gale Kimball provides, among other things, for the distribution of net cash flow, initially, in accordance with its members respective membership interests and, upon achievement of certain financial conditions, 50 percent to each of the Operating Partnership and Hampshire.  100 Kimball is owned 25 percent by Gale Kimball and 75 percent by 100 Kimball Drive Realty Member LLC, an affiliate of JP Morgan(JPM).The operating agreement of 100 Kimball provides, among other things, for the distributions to be made in the following order:  (i)
        first, to JPM, such that JPM is provided with an annual 12 percent compound preferred return on Preferred Equity Capital Contributions (as such term is defined in the operating agreement of 100 Kimball and largely comprised of development and construction costs);  (ii)
        second, to JPM, as return of Preferred Equity Capital Contributions until complete repayment of such Preferred Equity Capital Contributions;  (iii)
        third, to each of JPM and Gale Kimball in proportion to their respective membership interests until each member is provided, as a result of such distributions, with an annual twelve percent compound return on the Members Capital Contributions (as defined in the operating agreement of 100 Kimball, and excluding Preferred Equity Capital Contributions, if any); and  (iv)
        fourth, 50 percent to each of JPM and Gale Kimball.  100 Kimball has a construction loan in an amount not to exceed $29 million, with a balance at June 30, 2006 of $8 million.  The loan bears interest at a rate of LIBOR plus 195 basis points and matures on December 8, 2008 with a one-year extension option.  The Operating Partnership performs construction and development services for the property owned by 100 Kimball for which it recognized $146,000 in income (net of $3.3 million in direct costs) in the three and six months ended June 30, 2006.  23


55 CORPORATE PARTNERS, LLC On June 9,2006, the Operating Partnership entered into a joint venture with a Gale Affiliate to form 55 Corporate Partners, LLC (55 Corporate).  55 Corporate was formed for the sole purpose of acquiring from a Gale Affiliate a 50 percent interest in SLG 55 Corporate Drive II, LLC (SLG 55), an entity indirectly holding a condominium interest in a vacant land parcel located in Bridgewater, New Jersey, which can accommodate development of an approximately 200,000 square foot office building.  Sanofi-Aventis, which occupies neighboring buildings, has an option to cause the venture to construct the building, which it would lease on a long-term basis.  Sanofi-Aventis is required to pay a penalty, subject to certain conditions, in the event it fails to exercise the option.  If the venture is unable to obtain certain approvals to construct the
building, it would be liable to Sanofi-Aventis for certain penalties.  The remaining 50 percent in SLG 55 is owned by SLG Gale 55 Corporate LLC, an affiliate of SLGreen Realty Corp(SLG Gale 55).  The operating agreement of 55 Corporate provides, among other things, for the Gale Participation Rights.  The operating agreement of SLG 55 provides, among other things, for the distribution of the available net cash flow to each of 55 Corporate and SLG Gale 55 in proportion to their respective membership interests in SLG 55 (50 percent each).  24


SUMMARIES OF UNCONSOLIDATED JOINT VENTURES The following is a summary of the financial position of the unconsolidated joint ventures in which the Operating Partnership had investment interests as of June 30, 2006 and December 31, 2005:(dollars in thousands)  June 30, 2006Plaza
        
        
        Red BankMeadowlands
        G&G
        VIII & IX
        Ramland
        Harborside
        Corporate
        Mack
        
        Route 93
        Gale
        55
        CombinedXanadu
        Martco
        Associates
        Realty
        South Pier
        Plaza
        Green
        PFV
        Portfolio
        Kimball
        Corporate
        TotalAssets:Rental property, net
        $510,029
        $10,164
        $11,712
        $12,277
        $71,643
        $3,966
        $511,867
        $30,088
        $54,485
        $        --
        $16,000
        $1,232,231Other assets
        169,565
        7,174
        1,073
        831
        11,058
        95
        34,676
        25,483
        6,408
        2,975
        --
        259,338Total assets
        $679,594
        $17,338
        $12,785
        $13,108
        $82,701
        $4,061
        $546,543
        $55,571
        $60,893
        $  2,975
        $16,000
        $1,491,569Liabilities andpartners/memberscapital (deficit):Mortgages, loanspayable and otherobligations
        $          --
        $47,256
        $        --
        $14,936
        $50,894
        $      --
        $350,337
        $37,024
        $39,435
        $        --
        $        --
        $   539,882Other liabilities
        42,372
        953
        534
        184
        5,058
        51
        12,424
        6,556
        552
        --
        --
        68,684Partners/memberscapital (deficit)
        637,222
        (30,871)
        12,251
        (2,012)
        26,749
        4,010
        $183,782
        11,991
        20,906
        2,975
        16,000
        883,003Total liabilities andpartners/memberscapital (deficit)
        $679,594
        $17,338
        $12,785
        $13,108
        $82,701
        $4,061
        $546,543
        $55,571
        $60,893
        $2,975
        $16,000
        $1,491,569OperatingPartnershipsinvestmentin unconsolidatedjoint ventures, net
        $  35,732
        $  6,116
        $  6,047
        $        --
        $16,077
        $   388
        $114,939
        $  2,896
        $  6,238
        $     990
        $  8,500
        $   197,923   December 31, 2005Plaza
        
        
        Red BankMeadowlands
        G&G
        VIII & IX
        Ramland
        Harborside
        Corporate
        Mack
        
        Route 93
        Gale
        55
        CombinedXanadu
        Martco
        Associates
        Realty
        South Pier
        Plaza
        Green
        PFV
        Portfolio
        Kimball
        Corporate
        TotalAssets:Rental property, net
        $390,488
        $ 10,628
        $12,024
        $ 12,511
        $74,466
        --
        --
        --
        --
        --
        --
        $500,117Other assets
        171,029
        6,427
        1,661
        1,188
        11,393
        --
        --
        --
        --
        --
        --
        191,698Total assets
        $561,517
        $ 17,055
        $13,685
        $ 13,699
        $85,859
        --
        --
        --
        --
        --
        --
        $691,815Liabilities andpartners/memberscapital (deficit):Mortgages, loanspayable and otherobligations
        --
        $ 46,588
        --
        $ 14,936
        $56,970
        --
        --
        --
        --
        --
        --
        $118,494Other liabilities
        $ 60,447
        876
        $  1,361
        220
        4,341
        --
        --
        --
        --
        --
        --
        67,245Partners/memberscapital (deficit)
        501,070
        (30,409)
        12,324
        (1,457)
        24,548
        --
        --
        --
        --
        --
        --
        506,076Total liabilities andpartners/memberscapital (deficit)
        $561,517
        $ 17,055
        $13,685
        $ 13,699
        $85,859
        --
        --
        --
        --
        --
        --
        $691,815OperatingPartnershipsinvestmentin unconsolidatedjoint ventures, net
        $  34,640
        $   6,438
        $  6,084
        $         --
        $14,976
        --
        --
        --
        --
        --
        --
        $  62,138   25


SUMMARIES OF UNCONSOLIDATED JOINT VENTURES The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Operating Partnership had investment interests during the three months ended June 30, 2006 and 2005:(dollars in thousands)  Three Months Ended June 30, 2006Plaza
        
        
        
        Red BankMeadowlands
        G&G
        VIII & IX
        Ramland
        Ashford
        Harborside
        Corporate
        Mack
        
        Route 93
        Gale
        55
        CombinedXanadu
        Martco
        Associates
        Realty
        Loop
        South Pier
        Plaza
        Green
        PFV
        Portfolio
        Kimball
        Corporate
        TotalTotal revenues
        $158
        $1,778
        $ 196
        $ 502
        --
        $ 9,774
        $ --
        $ 9,468
        $ 4,391
        $ 558
        --
        --
        $ 26,825Operating andother expenses
        (83)
        (978)
        (46)
        (364)
        --
        (5,752)
        (2)
        (3,776)
        (2,716)
        (257)
        --
        --
        (13,974)Depreciation andamortization
        --
        (357)
        (154)
        (187)
        --
        (1,460)
        --
        (3,378)
        (1,421)
        (116)
        --
        --
        (7,073)Interest expense
        --
        (792)
        --
        (253)
        --
        (906)
        --
        (3,591)
        (1,383)
        (241)
        --
        --
        (7,166)Net income
        $  75
        $  (349)
        $    (4)
        $(302)
        --
        $ 1,656
        $(2)
        $(1,277)
        $(1,129)
        $   (56)
        --
        --
        $ (1,388)OperatingPartnershipsequityin earnings (loss)of unconsolidatedjoint ventures
        $   --
        $  (331)
        $    (2)
        $     --
        $--
        $    828
        $ --
        $(1,260)
        $     (67)
        $  (14)
        --
        --
        $    (846)   Three Months Ended June 30, 2005Plaza
        
        
        
        Red BankMeadowlands
        G&G
        VIII & IX
        Ramland
        Ashford
        Harborside
        Corporate
        Mack
        
        Route 93
        Gale
        55
        CombinedXanadu
        Martco
        Associates
        Realty
        Loop
        South Pier
        Plaza
        Green
        PFV
        Portfolio
        Kimball
        Corporate
        TotalTotal revenues
        --
        $1,568
        $    52
        $ 664
        --
        $  9,158
        --
        --
        --
        --
        --
        --
        $11,442Operating and
        
        
        
        
        
        
        
        
        
        --
        --
        --other expenses
        --
        (908)
        (62)
        (348)
        --
        (5,294)
        --
        --
        --
        --
        --
        --
        (6,612)Depreciation andamortization
        --
        (290)
        (154)
        (162)
        --
        (1,289)
        --
        --
        --
        --
        --
        --
        (1,895)Interest expense
        --
        (525)
        --
        (179)
        --
        (1,292)
        --
        --
        --
        --
        --
        --
        (1,996)Net income
        --
        $ (155)
        $(164)
        $ (25)
        --
        $  1,283
        --
        --
        --
        --
        --
        --
        $     939OperatingPartnershipsequityin earnings (loss)of unconsolidatedjoint ventures
        --
        $   (77)
        $  (79)
        $    --
        --
        $     698
        $0
        --
        --
        --
        --
        --
        $     542    26


SUMMARIES OF UNCONSOLIDATED JOINT VENTURES The following is a summary of the results of operations of the unconsolidated joint ventures for the period in which the Operating Partnership had investment interests during the six months ended June 30, 2006 and 2005:(dollars in thousands)   Six Months Ended June 30, 2006Plaza
        
        
        
        Red BankMeadowlands
        G&G
        VIII & IX
        Ramland
        Ashford
        Harborside
        Corporate
        Mack
        
        Route 93
        Gale
        55
        CombinedXanadu
        Martco
        Associates
        Realty
        Loop
        South Pier
        Plaza
        Green
        PFV
        Portfolio
        Kimball
        Corporate
        TotalTotal revenues
        $ 299
        $ 3,647
        $ 322
        $1,015
        --
        $ 17,603
        --
        $ 9,468
        $ 4,391
        $ 558
        --
        --
        $ 37,303Operating andother expenses
        (151)
        (1,880)
        (88)
        (704)
        --
        (10,636)
        $(2)
        (3,776)
        (2,716)
        (257)
        --
        --
        (20,210)Depreciation andamortization
        --
        (712)
        (308)
        (376)
        --
        (2,909)
        --
        (3,378)
        (1,421)
        (116)
        --
        --
        (9,220)Interest expense
        --
        (1,517)
        --
        (489)
        --
        (1,857)
        --
        (3,591)
        (1,383)
        (241)
        --
        --
        (9,078)Net income
        $ 148
        $  (462)
        $  (74)
        $ (554)
        --
        $   2,201
        $(2)
        $(1,277)
        $(1,129)
        $  (56)
        --
        --
        $ (1,205)OperatingPartnershipsequityin earnings (loss)of unconsolidatedjoint ventures
        $    --
        $  (322)
        $  (37)
        $      --
        --
        $   1,101
        $ --
        $(1,260)
        $     (67)
        $  (14)
        --
        --
        $    (599)    Six Months Ended June 30, 2005Plaza
        
        
        
        Red BankMeadowlands
        G&G
        VIII & IX
        Ramland
        Ashford
        Harborside
        Corporate
        Mack
        
        Route 93
        Gale
        55
        CombinedXanadu
        Martco
        Associates
        Realty
        Loop
        South Pier
        Plaza
        Green
        PFV
        Portfolio
        Kimball
        Corporate
        TotalTotal revenues
        --
        $ 3,149
        $  128
        $1,032
        $ 405
        $15,887
        --
        --
        --
        --
        --
        --
        $ 20,601Operating andother expenses
        --
        (1,738)
        (96)
        (666)
        (397)
        (9,825)
        --
        --
        --
        --
        --
        --
        (12,722)Depreciation andamortization
        --
        (545)
        (308)
        (317)
        (160)
        (2,884)
        --
        --
        --
        --
        --
        --
        (4,214)Interest expense
        --
        (988)
        --
        (342)
        --
        (2,007)
        --
        --
        --
        --
        --
        --
        (3,337)Net income
        --
        $   (122)
        $(276)
        $ (293)
        $(152)
        $  1,171
        --
        --
        --
        --
        --
        --
        $      328OperatingPartnershipsequityin earnings (loss)of unconsolidatedjoint ventures
        --
        $   (244)
        $(138)
        $      --
        $  (30)
        $     642
        --
        --
        --
        --
        --
        --
        $      230     27


5.
        DEFERRED CHARGES AND OTHER ASSETS  June 30,
        December 31,(dollars in thousands)
        2006
        2005Deferred leasing costs
        $178,884
        $182,975Deferred financing costs
        21,380
        21,764200,264
        204,739Accumulated amortization
        (69,190)
        (73,410)Deferred charges, net
        131,074
        131,329Notes receivable
        11,842
        11,919In-place lease values, related intangible and other assets, net
        73,337
        37,028Prepaid expenses and other assets, net
        29,090
        17,358Total deferred charges and other assets, net
        $245,343
        $197,634   6.
        DISCONTINUED OPERATIONS  On March 23, 2006, the Operating Partnership entered into an agreement to sell its 118,727 square-foot office building located at 300 Westage Business Center Drive in Fishkill, New York.  On June 28, 2006, the Operating Partnership completed the sale of the building, received net sales proceeds of approximately $14.8 million, and recognized a gain of approximately $3.9 million on the sale.  On June 30, 2006, the Operating Partnership sold 1510 Lancer Drive, an 88,000 square-foot office/flex building located in Moorestown, New Jersey, for $4.2 million, and recognized a gain of approximately $1.0 million on the sale.  When the Operating Partnership identified its 178,329 square foot office building located at 201 Willowbrook Boulevard in Wayne, New Jersey as held for sale on March 31, 2005, it determined that the carrying amount of this property was not expected to be recovered from estimated net sales proceeds and recognized a valuation allowance of $1.6 million during the three months ended March 31, 2005.  As the Operating Partnership sold 111 East Shore Road and 600 Community Drive in North Hempstead, New York; 210 South 16th Street in Omaha, Nebraska; 3600 South Yosemite in Denver, Colorado; 201 Willowbrook Boulevard in Wayne, New Jersey; 1122 Alma Road in Richardson, Texas; and 3 Skyline Drive in Hawthorne, New York during the year ended December 31, 2005; the Operating Partnership has presented these assets as discontinued operations in the statements of operations for all periods presented.  There are no properties identified as held for sale as of June 30, 2006.  The following tables summarize income from discontinued operations and the related realized gains (losses) and unrealized losses on disposition of rental property, net for the three and six month periods ended June 30, 2006 and 2005:(dollars in thousands)  Three Months Ended
        Six Months EndedJune 30,
        June 30,2006
        2005
        2006
        2005Total revenues
        $ 709
        $2,740
        $1,414
        $ 6,716Operating and other expenses
        (291)
        (719)
        (580)
        (1,879)Depreciation and amortization
        (21)
        (242)
        (181)
        (831)Interest expense (net of interest income)
        4
        34
        4
        42Income from discontinued operations
        $   401
        $  1,813
        $      657
        $  4,048   28


Three Months Ended
        Six Months EndedJune 30,
        June 30,2006
        2005
        2006
        2005Realized gains on disposition of rental   property
        $4,905
        $11,975
        $4,905
        $12,691Unrealized losses on disposition of rental   property
        --
        --
        --
        (1,613)Realized gains (losses) and unrealized     losses on dispositionof rental property, net
        $4,905
        $11,975
        $4,905
        $11,078   7.
        SENIOR UNSECURED NOTES  A summary of the Operating Partnerships senior unsecured notes as of June 30, 2006 and December 31, 2005 is as follows:(dollars in thousands)  June 30,
        December 31,
        Effective2006
        2005
        Rate (1)7.250% Senior Unsecured Notes, due March 15, 2009
        $    299,364
        $    299,246
        7.49%5.050% Senior Unsecured Notes, due April 15, 2010
        149,792
        149,765
        5.27%7.835% Senior Unsecured Notes, due December 15, 2010
        15,000
        15,000
        7.95%7.750% Senior Unsecured Notes, due February 15, 2011
        299,208
        299,122
        7.93%5.250% Senior Unsecured Notes, due January 15, 2012
        98,918
        --
        5.46%6.150% Senior Unsecured Notes, due December 15, 2012
        91,735
        91,488
        6.89%5.820% Senior Unsecured Notes, due March 15, 2013
        25,364
        25,309
        6.45%4.600% Senior Unsecured Notes, due June 15, 2013
        99,801
        99,787
        4.74%5.125% Senior Unsecured Notes, due February 15, 2014
        201,828
        201,948
        5.11%5.125% Senior Unsecured Notes, due January 15, 2015
        149,210
        149,164
        5.30%5.800% Senior Unsecured Notes, due January 15, 2016
        200,730
        99,680
        5.81%Total Senior Unsecured Notes
        $1,630,950
        $1,430,509(1)   Includes the cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount on the notes, as applicable.  On January 24, 2006, the Operating Partnership issued $100.0 million face amount of 5.80 percent senior unsecured notes due January 15, 2016 with interest payable semi-annually in arrears, and $100.0 million face amount of 5.25 percent senior unsecured notes due January 15, 2012 with interest payable semi-annually in arrears.  The total proceeds from the issuances, including accrued interest on the 5.80 percent notes, of approximately $200.8 million were used to reduce outstanding borrowings under the Operating Partnerships unsecured facility.  8.
        UNSECURED REVOLVING CREDIT FACILITY  2004 Unsecured Facility On November 23, 2004, the Operating Partnership obtained an unsecured revolving credit facility (2004 Unsecured Facility) with a borrowing capacity of $600.0 million (expandable to $800.0 million).  The interest rate on outstanding borrowings (not electing the Operating Partnerships competitive bid feature) under the 2004 Unsecured Facility is currently LIBOR plus 65 basis points.  The facility has a competitive bid feature, which allows the Operating Partnership to solicit bids from lenders under the facility to borrow up to $300.0 million at interest rates less than the current LIBOR plus 65 basis point spread.  As of June 30, 2006, the Operating Partnerships outstanding borrowings carried a weighted average interest rate of LIBOR plus 42 points.  The Operating Partnership may also elect an interest rate representing the higher of the lenders prime rate or the Federal Funds
rate plus 50 basis points.  The 2004 Unsecured Facility, which also required a 20 basis point facility fee on the current borrowing capacity payable quarterly in arrears, was scheduled to mature in November 2007.   29


On September 16, 2005, the Operating Partnership extended and modified the 2004 Unsecured Facility with a group of 23 lenders (reduced from 27).  The facility was extended for an additional two years and now matures in November 2009, with an extension option of one year, which would require a payment of 25 basis points of the then borrowing capacity of the facility upon exercise.  In addition, the facility fee was reduced by five basis points to 15 basis points at the BBB/Baa2 pricing level.  The interest rate and the facility fee are subject to adjustment, on a sliding scale, based upon the operating partnerships unsecured debt ratings.  In the event of a change in the Operating Partnerships unsecured debt rating, the interest and facility fee rates will be adjusted in accordance with the following table:  Operating Partnerships
        Interest Rate Unsecured Debt Ratings:
        Applicable Basis Points
        Facility FeeS&P Moodys/Fitch (a)
        Above LIBOR
        Basis PointsNo ratings or less than BBB-/Baa3/BBB-
        112.5
        25.0BBB-/Baa3/BBB-
        80.0
        20.0BBB/Baa2/BBB (current)
        65.0
        15.0BBB+/Baa1/BBB+
        55.0
        15.0A-/A3/A- or higher
        50.0
        15.0(a)   If the Operating Partnership 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 Operating Partnership 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 Operating Partnership 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.  The terms of the 2004 Unsecured Facility include certain restrictions and covenants which limit, among other things, the payment of dividends (as discussed below), the incurrence of additional indebtedness, the incurrence of liens and the disposition of real estate properties (to the extent that: (i) such property dispositions cause the Operating Partnership to default on any of the financial ratios of the facility described below, or (ii) the property dispositions are completed while the Operating Partnership is under an event of default under the facility, unless, under certain circumstances, such disposition is being carried out to cure such default), and which require compliance with financial ratios relating to the maximum leverage ratio, the maximum amount of secured indebtedness, the minimum amount of tangible net worth, the minimum amount of fixed charge coverage, the maximum amount of unsecured
indebtedness, the minimum amount of unencumbered property interest coverage and certain investment limitations.  The dividend restriction referred to above provides that, except to enable the Corporation to continue to qualify as a REIT under the Code, the Corporation will not during any four consecutive fiscal quarters make distributions with respect to common stock or other common equity interests in an aggregate amount in excess of 90 percent of funds from operations (as defined in the facility agreement) for such period, subject to certain other adjustments.  The lending group for the 2004 Unsecured Facility consists of: JPMorgan Chase Bank, N.A., as administrative agent; Bank of America, N.A., as syndication agent; The Bank of Nova Scotia, New York Agency; Wachovia Bank, National Association; and Wells Fargo Bank, National Association, as documentation agents; SunTrust Bank, as senior managing agent; US Bank National Association; Citicorp North America, Inc.; and PNC Bank National Association, as managing agents; and Bank of China, New York Branch; The Bank of New York; Chevy Chase Bank, F.S.B.; The Royal Bank of Scotland, plc; Mizuho Corporate Bank, Ltd.; The Bank of Toyko  Mitsubishi UFJ, Ltd. (successor by merger to UFJ Bank Limited), New York Branch; The Governor and Company of the Bank of Ireland; Bank Hapoalim B.M.; Comerica Bank; Chang Hwa Commercial Bank, Ltd., New York Branch; First Commercial Bank, New York Agency; Chiao Tung Bank Co., Ltd., New
York Agency; Deutsche Bank Trust Company Americas; and Hua Nan Commercial Bank, New York Agency.  SUMMARY As of June 30, 2006 and December 31, 2005, the Operating Partnership had outstanding borrowings of $317.0 million and $227.0 million respectively, under the 2004 Unsecured Facility.  30


9.
        MORTGAGES, LOANS PAYABLE AND OTHER OBLIGATIONS  The Operating Partnership has mortgages, loans payable and other obligations which primarily consist of various loans collateralized by certain of the Operating Partnerships rental properties.  Payments on mortgages, loans payable and other obligations are generally due in monthly installments of principal and interest, or interest only.  A summary of the Operating Partnerships mortgages, loans payable and other obligations as of June 30, 2006 and December 31, 2005 is as follows:(dollars in thousands)  Effective
        Principal Balance atInterest
        June 30,
        December 31,Property Name
        Lender
        Rate (a)
        2006
        2005
        Maturity6411 Ivy Lane
        Massachusetts Mutual Life Ins. Co.
        5.59%
        $   9,439
        --
        07/03/06 (b)Monmouth Executive Center
        LaSalle Brothers CMBS
        4.98%
        15,682
        $ 16,044
        08/01/06 (c)Mack-Cali Airport
        Allstate Life Insurance Co.
        7.05%
        9,535
        9,644
        04/01/076406 Ivy Lane
        Morgan Stanley Guaranty Trust Co.
        5.57%
        15,027
        --
        06/01/076303 Ivy Lane
        State Farm Life Insurance Co.
        5.57%
        6,206
        --
        07/01/076404 Ivy Lane
        TIAA
        5.58%
        13,972
        --
        08/01/08Assumed obligations
        Various
        4.87%
        46,466
        53,241
        05/01/09 (d)Various
        Prudential Insurance
        4.84%
        150,000
        150,000
        01/15/10 (e)105 Challenger Road
        Archon Financial CMBS
        4.98%
        18,638
        --
        06/06/102200 Renaissance Boulevard
        TIAA
        5.89%
        17,999
        18,174
        12/01/12Soundview Plaza
        TIAA
        6.02%
        18,223
        18,427
        01/01/139200 Edmonston Road
        Principal Commercial Funding L.L.C.
        5.53%
        5,297
        --
        05/01/136305 Ivy Lane
        John Hancock Life Insurance Co.
        5.53%
        7,375
        --
        01/01/146301 Ivy Lane
        John Hancock Life Insurance Co.
        5.52%
        6,900
        --
        07/01/1435 Waterview Blvd.
        Wachovia CMBS
        6.35%
        20,400
        --
        08/11/14500 West Putnam Avenue
        New York Life Insurance Co.
        5.52%
        25,000
        25,000
        01/10/1623 Main Street
        JP Morgan CMBS
        5.59%
        33,500
        33,500
        09/01/18Harborside  Plaza 2 and 3
        Northwestern/Principal
        --
        --
        144,642
        -- (f)Total mortgages, loans payable and other obligations
        
        $419,659
        $468,672  (a)   Reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs and other transaction costs, as applicable.(b)   On July 3, 2006, the Operating Partnership repaid this mortgage loan at par, using borrowings under the 2004 unsecured facility.(c)   Mortgage is collateralized by three properties.  On August 1, 2006, the Operating Partnership repaid this mortgage loan at par, using borrowings under the 2004 Unsecured Facility.(d)   The obligations mature at various times through May 2009.(e)   Mortgage is collateralized by seven properties.(f)    On January 3, 2006, the Operating Partnership repaid this mortgage loan at par, using borrowings under the 2004 Unsecured Facility.   CASH PAID FOR INTEREST AND INTEREST CAPITALIZED Cash paid for interest for the six months ended June 30, 2006 and 2005 was $59,106,000 and $54,329,000 respectively.  Interest capitalized by the Operating Partnership for the six months ended June 30, 2006 and 2005 was $3,058,000 and $2,622,000, respectively.  SUMMARY OF INDEBTEDNESS As of June 30, 2006, the Operating Partnerships total indebtedness of $2,367,609,000 (weighted average interest rate of 6.08 percent) was comprised of $317,000,000 of revolving credit facility borrowings (weighted average rate of 5.67 percent) and fixed rate debt and other obligations of $2,050,609,000 (weighted average rate of 6.14 percent).  As of December 31, 2005, the Operating Partnerships total indebtedness of $2,126,181,000 (weighted average interest rate of 6.15 percent) was comprised of $227,000,000 of revolving credit facility borrowings (weighted average rate of 4.84 percent) and fixed rate debt of $1,899,181,000 (weighted average rate of 6.30 percent).   31


10.
        PARTNERS CAPITAL  Partners capital in the accompanying consolidated financial statements relates to: (a) General Partners capital, consisting of common units and Series C preferred units held by the Corporation in the Operating Partnership, and (b) Limited Partners capital, consisting of common units held by the limited partners.  Any transactions resulting in the issuance of additional common and preferred stock of the Corporation result in a corresponding issuance by the Operating Partnership of an equivalent amount of common and preferred units to the Corporation.  GENERAL PARTNER:  PREFERRED STOCK On March 14, 2003, in a publicly registered transaction with a single institutional buyer, the Corporation completed the sale and issuance of 10,000 shares of eight-percent Series C cumulative redeemable perpetual preferred stock (Series C Preferred Stock) in the form of 1,000,000 depositary shares ($25 stated value per depositary share).  Each depositary share represents 1/100th of a share of Series C Preferred Stock.  The Corporation received net proceeds of approximately $24.8 million from the sale.  The Series C Preferred Stock has preference rights with respect to liquidation and distributions over the common stock.  Holders of the Series C Preferred Stock, except under certain limited conditions, will not be entitled to vote on any matters.  In the event of a cumulative arrearage equal to six quarterly dividends, holders of the Series C Preferred Stock will have the right to elect two additional members to serve on the Corporations Board of Directors until dividends have been paid in full.  At June 30, 2006, there were no dividends in arrears.  The Corporation may issue unlimited additional preferred stock ranking on a parity with the Series C Preferred Stock but may not issue any preferred stock senior to the Series C Preferred Stock without the consent of two-thirds of its holders.  The Series C Preferred Stock is essentially on an equivalent basis in priority with the Preferred Units.  Except under certain conditions relating to the Corporations qualification as a REIT, the Series C Preferred Stock is not redeemable prior to March 14, 2008.  On and after such date, the Series C Preferred Stock will be redeemable at the option of the Corporation, in whole or in part, at $25 per depositary share, plus accrued and unpaid dividends.  In connection with the Corporations issuance of $25 million of Series C cumulative redeemable perpetual preferred stock, the Corporation acquired from the Operating Partnership $25 million of Series C Preferred Units (the Series C Preferred Units), which have terms essentially identical to the Series C preferred stock and rank equal with the Series B Preferred Units.  REPURCHASE OF GENERAL PARTNER UNITS On September 13, 2000, the Board of Directors of the Corporation authorized an increase to the Corporations repurchase program under which the Corporation was permitted to purchase up to an additional $150 million of the Corporations outstanding common stock (Repurchase Program).  From that date through its last purchases on January 10, 2003, the Corporation purchased and retired, under the Repurchase Program, 3,746,400 shares of its outstanding common stock for an aggregate cost of approximately $104.5 million.  Concurrent with these purchases, the Corporation sold to the Operating Partnership 3,746,400 of its outstanding common units for an aggregate cost of approximately $104.5 million.  The Corporation has a remaining authorization to repurchase up to an additional $45.5 million of its outstanding common stock, which it may repurchase from time to time in open market transactions
at prevailing prices or through privately negotiated transactions.  STOCK OPTION PLANS In May 2004, the Corporation established the 2004 Incentive Stock Plan under which a total of 2,500,000 shares have been reserved for issuance.  No options have been granted through June 30, 2006 under this plan.  In September 2000, the Corporation established the 2000 Employee Stock Option Plan (2000 Employee Plan) and the Amended and Restated 2000 Director Stock Option Plan (2000 Director Plan).  In May 2002, shareholders of the Corporation approved amendments to both plans to increase the total shares reserved for issuance under both of the 2000 plans from 2,700,000 to 4,350,000 shares of the Corporations common stock (from 2,500,000 to  32


4,000,000 shares under the 2000 Employee Plan and from 200,000 to 350,000 shares under the 2000 Director Plan).  In 1994, and as subsequently amended, the Corporation established the Mack-Cali Employee Stock Option Plan (Employee Plan) and the Mack-Cali Director Stock Option Plan (Director Plan) under which a total of 5,380,188 shares (subject to adjustment) of the Corporations common stock had been reserved for issuance (4,980,188 shares under the Employee Plan and 400,000 shares under the Director Plan).  As the Employee Plan and Director Plan expired in 2004, stock options may no longer be issued under those plans.  Stock options granted under the Employee Plan in 1994 and 1995 became exercisable over a three-year period.  Stock options granted under the 2000 Employee Plan and those options granted subsequent to 1995 under the Employee Plan become exercisable over a
five-year period.  All stock options granted under both the 2000 Director Plan and Director Plan become exercisable in one year.  All options were granted at the fair market value at the dates of grant and have terms of ten years.  As of June 30, 2006 and December 31, 2005, the stock options outstanding had a weighted average remaining contractual life of approximately 5.1 and 5.7 years, respectively.  Stock options exercisable at June 30, 2006 and December 31, 2005 had a weighted average remaining contractual life of approximately 4.7 and 5.2 years, respectively.  Information regarding the Corporations stock option plans for the six months ended June 30, 2006 is summarized below:  WeightedShares Under
        Average
        Aggregate IntrinsicOptions
        Exercise Price
        Value $(000s)Outstanding at January 1, 2006
        1,083,585
        $29.63Exercised
        (198,820)
        $29.04Lapsed or canceled
        (30,120)
        $28.47Outstanding at June 30, 2006 ($24.63  $45.47)
        854,645
        $29.81
        $13,768Options exercisable at June 30, 2006
        590,085
        $30.26
        $  9,240Available for grant at June 30, 2006
        4,617,968
        --
        --  The weighted average fair value at grant date of options granted during 2005 was $3.62 per option.  The fair value of each significant option grant is estimated on the date of grant using the Black-Scholes model.  The following weighted average assumptions, based on the analysis of historical Corporation and market data, are included in the Corporations fair value calculations of stock options granted in 2005:  2005Expected life (in years)
        
        
        6Risk-free interest rate
        
        
        3.97%Volatility
        
        
        15.00%Dividend yield
        
        
        5.54%  No stock options were granted during the six months ended June 30, 2006.  Cash received from options exercised under all stock option plans was $0.5 million and $4.6 million for the three months ended June 30, 2006 and 2005, respectively, and $5.8 million and $14.1 million for the six months ended June 30, 2006 and 2005, respectively.  The total intrinsic value of options exercised during the three months ended June 30, 2006 and 2005 was $0.3 million and $2.3 million, respectively, and $3.1 million and $7.9 million for the six months ended June 30, 2006 and 2005, respectively.  Included in stock options expense for the three and six months ended June 30, 2006 was a stock option charge of $0.1 million, which resulted from the accelerated vesting of 6,000 unvested options related to the resignation of a non-executive officer of the Corporation.  The Corporation has a policy of issuing new shares to satisfy stock option exercises.  The Operating Partnership recognized stock options expense of $139,000 and $35,000 for the three months ended June 30, 2006 and 2005, respectively, and $176,000 and $71,000 for the six months ended June 30, 2006 and 2005, respectively.  As of June 30, 2006, the Operating Partnership had $5.1 million of total unrecognized compensation cost related to unvested stock compensation granted under the Corporations stock compensation plans.  That cost is expected to be recognized over a weighted average period of 2.4 years.   33


STOCK COMPENSATION The Corporation has granted stock awards (Restricted Stock Awards) to officers, certain other employees, and non-employee members of the Board of Directors of the Corporation, which allow the holders to each receive a certain amount of shares of the Corporations common stock generally over a one to five-year vesting period and generally based on time and service, of which 194,946 shares were outstanding at June 30, 2006.  Of the outstanding Restricted Stock Awards granted to executive officers and senior management, 93,746 are contingent upon the Corporation meeting certain performance and/or stock price appreciation objectives.  All Restricted Stock Awards provided to the officers and certain other employees were granted under the 2000 Employee Plan and the Employee Plan.  Restricted Stock Awards granted to directors were granted under the 2000 Director Plan.  Information regarding the Restricted Stock Awards for the six months ended June 30, 2006 is summarized below:  Weighted-AverageGrant-DateShares
        Fair ValueOutstanding at January 1, 2006
        246,944
        $37.17Granted (a)
        10,000
        $45.86Vested
        (55,248)
        $35.66Forfeited
        (6,750)
        $43.59Outstanding at June 30, 2006
        194,946
        $37.81(a)   On May 9, 2006, the Corporation granted 10,000 shares of Restricted Stock Awards to Mark Yeager, an executive officer of the Corporation.  DEFERRED STOCK COMPENSATION PLAN FOR DIRECTORS The Deferred Compensation Plan for Directors, which commenced January 1, 1999, allows non-employee directors of the Corporation to elect to defer up to 100 percent of their annual retainer fee into deferred stock units.  The deferred stock units are convertible into an equal number of shares of common stock upon the directors termination of service from the Board of Directors or a change in control of the Corporation, as defined in the plan.  Deferred stock units are credited to each director quarterly using the closing price of the Corporations common stock on the applicable dividend record date for the respective quarter.  Each participating directors account is also credited for an equivalent amount of deferred stock units based on the dividend rate for each quarter.  During the six months ended June 30, 2006 and 2005, 3,268 and 3,388 deferred stock units were earned, respectively.  As of June 30, 2006 and December 31, 2005, there were 34,169 and 30,903 deferred stock units outstanding, respectively.  LIMITED PARTNERS CAPITAL:  SERIES B PREFERRED UNITS The Series B Preferred Units had a stated value of $1,000 per unit and were preferred as to assets over any class of common units or other class of preferred units of the Operating Partnership, based on circumstances per the applicable unit certificates.  The quarterly distribution on each Series B Preferred Unit was an amount equal to the greater of (i) $16.875 (representing 6.75 percent of the Series B Preferred Unit stated value of an annualized basis) or (ii) the quarterly distribution attributable to a Series B Preferred Unit determined as if such unit had been converted into common units, subject to adjustment for customary anti-dilution rights.  On June 13, 2005, the Operating Partnership caused the mandatory conversion (the Conversion) of all 215,018 outstanding Series B Preferred Units into 6,205,425.72 Common Units.  Each Series B Preferred Unit was converted into whole and fractional Common Units equal to (x) the $1,000 stated value, divided by (y) the conversion price of $34.65.  A description of the rights, preferences and privileges of the Common Units is set forth below.  COMMON UNITS Certain individuals and entities own common units in the Operating Partnership.  A common unit and a share of common stock of the Corporation have substantially the same economic characteristics in as much as they  34


effectively share equally in the net income or loss of the Operating Partnership.  Common units are redeemable by the common unitholders at their option, subject to certain restrictions, on the basis of one common unit for either one share of common stock or cash equal to the fair market value of a share at the time of the redemption.  The Corporation has the option to deliver shares of common stock in exchange for all or any portion of the cash requested.  The common unitholders may not put the units for cash to the Corporation or the Operating Partnership.  When a unitholder redeems a common unit for a share of common stock of the Corporation, limited partners capital is reduced and the General Partners capital is increased.  On February 28, 2006, in connection with the acquisition of Capital Office Park, the Operating Partnership issued 1,942,334 common units in the Operating Partnership, valued at approximately $87.2 million.  On May 9, 2006, in connection with the Gale/Green Transactions, the Operating Partnership issued 224,719 common units in the Operating Partnership, valued at approximately $10.3 million.  As of June 30, 2006 and December 31, 2005, the Operating Partnership had 15,681,625 and 13,650,439 common units outstanding, respectively.  EARNINGS PER UNIT 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.  The following information presents the Operating Partnerships results for the three months ended June 30, 2006 and 2005 in accordance with FASB No. 128:(dollars in thousands)  Three Months Ended
June 30,Computation of Basic EPU
        2006
        2005Income from continuing operations
        $28,510
        $30,881Deduct:  Preferred unit distributions
        (500)
        (500)Income from continuing operations available to common unitholders
        28,010
        30,381Income from discontinued operations
        5,306
        13,788Net income available to common unitholders
        $33,316
        $44,169Weighted average common units
        77,781
        75,240Basic EPU:Income from continuing operations
        $     0.36
        $    0.41Income from discontinued operations
        0.07
        0.18Net income available to common unitholders
        $     0.43
        $    0.59  Three Months Ended
June 30,Computation of Diluted EPU
        2006
        2005Income from continuing operations available to common unitholders
        28,010
        30,381Income from discontinued operations for diluted earnings per unit
        5,306
        13,788Net income available to common unitholders
        $33,316
        $44,169Weighted average common units
        78,067
        75,649Diluted EPU:Income from continuing operations
        $     0.36
        $    0.40Income from discontinued operations
        0.07
        0.18Net income available to common unitholders
        $     0.43
        $    0.58   35


The following information presents the Operating Partnerships results for the six months ended June 30, 2006 and 2005 in accordance with FASB No. 128:(dollars in thousands)  Six Months Ended
June 30,Computation of Basic EPU
        2006
        2005Income from continuing operations
        $66,886
        $59,192Deduct:  Preferred unit distributions
        (1,000)
        (4,909)Income from continuing operations available to common unitholders
        67,886
        54,283Income from discontinued operations
        5,562
        15,126Net income available to common unitholders
        $73,448
        $69,409Weighted average common units
        77,053
        72,041Basic EPU:Income from continuing operations
        $     0.88
        $    0.75Income from discontinued operations
        0.07
        0.21Net income available to common unitholders
        $     0.95
        $    0.96  Six Months Ended
June 30,Computation of Diluted EPU
        2006
        2005Income from continuing operations available to common unitholders
        67,886
        54,283Income from discontinued operations for diluted earnings per unit
        5,562
        15,126Net income available to common unitholders
        $73,448
        $69,409Weighted average common units
        77,359
        72,478Diluted EPU:Income from continuing operations
        $     0.88
        $    0.75Income from discontinued operations
        0.07
        0.21Net income available to common unitholders
        $     0.95
        $    0.96  The following schedule reconciles the shares used in the basic EPU calculation to the units used in the diluted EPU calculation:  Three Months Ended
June 30,
        Six Months Ended
June 30,2006
        2005
        2006
        2005Basic EPU units
        77,781
        75,240
        77,053
        72,041Add:      Stock options
        286
        409
        306
        437Diluted EPU Units
        78,067
        75,649
        77,359
        72,478  Not included in the computations of diluted EPU were 5,000 and 0 stock options, as such securities were anti-dilutive during the three months ended June 30, 2006 and 2005, respectively.  Also excluded from diluted EPS computations were 5,000 and 0 stock options and 3,085,570 Series B Preferred Units on an as converted basis into common units, as such securities were anti-dilutive during the six months ended June 30, 2006 and 2005, respectively.  Unvested shares of restricted stock outstanding as of June 30, 2006 and 2005 were 194,946 and 240,744, respectively.   36


11.
        CONSOLIDATED JOINT VENTURES  The Operating Partnership has ownership interests in certain joint ventures which it consolidates.  Various entities and/or individuals hold minority interests in many of these ventures.  12.
        EMPLOYEE BENEFIT 401(k) PLAN  Employees of the Corporation, other than those assigned to the Gale Company and affiliated employers, who meet certain minimum age and period of service requirements are eligible to participate in a 401(k) defined contribution plan (the 401(k) Plan).  The 401(k) Plan allows eligible employees to defer up to 15 percent of their annual compensation, subject to certain limitations imposed by federal law.  The amounts contributed by employees are immediately vested and non-forfeitable.  The Corporation, at managements discretion, may match employee contributions and/or make discretionary contributions.  Total expense recognized by the Operating Partnership for the three months ended June 30, 2006 and 2005 was $100,000 and $100,000, respectively, and for the six months ended June 30, 2006 and 2005 was $200,000 and $200,000, respectively.  All employees of the Gale Company and other affiliated participating employers, other than certain employees who are represented for collective bargaining purposes by a labor organization, who meet certain minimum age and period of service requirements are eligible to participate in a 401(k) defined contribution plan (the Gale Plan).  The Gale Plan allows eligible employees to defer up to 15 percent of their annual compensation, subject to certain limitations imposed by federal law.  The amounts contributed by employees are immediately vested and non-forfeitable.  The Gale Company or the participants employer matches the employees deferral at the rate of 50 percent on the first six percent of the employees annual compensation for employees who have at least 1,000 hours of service and are employed on the last day of the plan year.  In addition, the Corporation, at
managements discretion, may make discretionary contributions.  Participants become 50 percent vested in employer contributions after two years of service and become 100 percent vested after three years of service.  Total expense recognized after the completion of the Gale/Green Transactions by the Operating Partnership for the three and six months ended June 30, 2006 was $96,000.  13.
        COMMITMENTS AND CONTINGENCIES  TAX ABATEMENT AGREEMENTS Pursuant to agreements with the City of Jersey City, New Jersey, the Operating Partnership is required to make payments in lieu of property taxes (PILOT) on certain of its properties located in Jersey City, as follows:  The Harborside Plaza 5 agreement, as amended, which commenced in 2002 upon substantial completion of the property, as defined, is for a term of 20 years.  The PILOT is equal to two percent of Total Project Costs.  Total Project Costs, as defined, are $159.6 million.  The PILOT totaled $798,000 and $798,000 for the three months ended June 30, 2006 and 2005, respectively, and $1.6 million and $1.6 million for the six months ended June 30, 2006 and 2005, respectively.  The Harborside Plaza 4-A agreement, which commenced in 2000, is for a term of 20 years.  The PILOT is equal to two percent of Total Project costs, as defined, and increases by 10 percent in years 7, 10 and 13 and by 50 percent in year 16.  Total Project costs, as defined, are $45.5 million.  The PILOT totaled $227,000 and $227,000 for the three months ended June 30, 2006 and 2005, respectively, and $455,000 and $455,000 for the six months ended June 30, 2006 and 2005, respectively.  The 101 Hudson Street agreement commenced in 1991 for a term of 15 years and expires on December 25, 2006.  The PILOT currently provides for the payment of a minimum annual service charge of approximately $4.2 million, subject to certain adjustments as provided in the PILOT agreement.  The PILOT totaled $1.0 million and $1.0 million for the three months ended June 30, 2006, and 2005, respectively.  The PILOT totaled $2.1 million for the six months ended June 30, 2006 and $1.4 million for the period of time during the six months ended June 30, 2005 for which the Operating Partnership owned the property.  37


At the conclusion of the above-referenced PILOT agreements, it is expected that the properties will be assessed by the municipality and be subject to real estate taxes at the then prevailing rates.  LITIGATION The Operating Partnership is a defendant in litigation arising in the normal course of its business activities.  Management does not believe that the ultimate resolution of these matters will have a materially adverse effect upon the Operating Partnerships financial condition taken as whole.  OPERATING LEASE AGREEMENTS Future minimum rental payments under the terms of all non-cancelable operating leases under which the Operating Partnership is the lessee, as of June 30, 2006, are as follows:(dollars in thousands)  Year
        Amount2006
        $     1,0202007
        1,7812008
        1,4382009
        1312010
        3Total
        $4,373  GROUND LEASE AGREEMENTS Future minimum rental payments under the terms of all non-cancelable ground leases under which the Operating Partnership is the lessee, as of June 30, 2006, are as follows:(dollars in thousands)  Year
        Amount2006
        $     3342007
        6672008
        6452009
        6602010
        6602011 through 2084
        37,107Total
        $40,073  Ground lease expense incurred by the Operating Partnership during the three months ended June 30, 2006 and 2005 amounted to $165,000 and $141,000, respectively, and was $316,000 and $283,000 for the six months ended June 30, 2006 and 2005, respectively.  OTHER The Operating Partnership may not dispose of or distribute certain of its properties, currently comprising 50 properties with an aggregate net book value of approximately $1.3 billion, which were originally contributed by members of either the Mack Group (which includes William L. Mack, Chairman of the Corporations Board of Directors; David S. Mack, a director of the Corporation; Earle I. Mack, a former director of the Corporation; and Mitchell E. Hersh, president, chief executive officer and a director of the Corporation), the Robert Martin Group (which includes Robert F. Weinberg, a director of the Corporation; Martin S. Berger, a former director of the Corporation; and Timothy M. Jones, former president of the Corporation), the Cali Group (which includes John R. Cali, a director of the Corporation, and John J. Cali, a former director of the Corporation) or certain other common unitholders without
the express written consent of a representative of the Mack Group, the Robert Martin Group, the Cali Group or the specific certain other common unitholders, as applicable, except in a manner which does not result in recognition of any built-in-gain (which may result in an income tax liability) or which reimburses the appropriate Mack Group, Robert Martin Group, Cali Group members or the specific certain other common unitholders for the tax consequences of the recognition of such built-in-gains (collectively, the Property Lock-Ups).  The aforementioned restrictions do not apply in the event that the Operating Partnership sells all of its properties or in connection with a sale transaction which the Corporations Board of Directors determines is reasonably necessary to  38


satisfy a material monetary default on any unsecured debt, judgment or liability of the Operating Partnership or the Corporation or to cure any material monetary default on any mortgage secured by a property.  The Property Lock-Ups expire periodically through 2016.  Upon the expiration of the Property Lock-Ups, the Operating Partnership is generally required to use commercially reasonable efforts to prevent any sale, transfer or other disposition of the subject properties from resulting in the recognition of built-in gain to the appropriate Mack Group, Robert Martin Group, Cali Group members or the specific certain other common unitholders.  88 of our properties, with an aggregate net book value of approximately $872.9 million, have lapsed restrictions and are subject to these conditions.  14.
        TENANT LEASES  The Properties are leased to tenants under operating leases with various expiration dates through 2021.  Substantially all of the leases provide for annual base rents plus recoveries and escalation charges based upon the tenants proportionate share of and/or increases in real estate taxes and certain operating costs, as defined, and the pass-through of charges for electrical usage.  Future minimum rentals to be received under non-cancelable operating leases at June 30, 2006 are as follows:(dollars in thousands)  Year
        Amount2006
        $   282,3442007
        552,9522008
        500,9702009
        447,7742010
        390,6862011 and thereafter
        1,166,022Total
        $3,340,748   39


15.
        SEGMENT REPORTING  The Operating Partnership operates in one business segment - real estate.  The Operating Partnership provides leasing, property and facilities management, acquisition, development, construction and tenant-related services for its portfolio.  The Operating Partnership recognized revenues from foreign operations of $633,000 for the three and six month periods ended June 30, 2006.  The Operating Partnership had no long lived assets in foreign locations as of June 30, 2006 and December 31, 2005.  The accounting policies of the segments are the same as those described in Note 2: Significant Accounting Policies, excluding depreciation and amortization.  The Operating Partnership evaluates performance based upon net operating income from the combined properties in the segment.  Selected results of operations for the three and six month periods ended June 30, 2006 and 2005 and selected asset information as of June 30, 2006 and December 31, 2005 regarding the Operating Partnerships operating segment are as follows:(dollars in thousands)  Total Segment
        Corporate & Other (d)
        Total Operating PartnershipTotal revenues:Three months ended:June 30, 2006
        $   191,013
        $  3,312
        $   194,325June 30, 2005
        161,869
        482
        162,351Six months ended:June 30, 2006
        $   354,374
        $  3,288
        $   357,662June 30, 2005
        313,910
        629
        314,539Total operating and interest expenses(a):Three months ended:June 30, 2006
        $     77,124
        $ 45,260
        $   122,384
        (e)June 30, 2005
        54,827
        38,888
        93,715
        (f)Six months ended:June 30, 2006
        $   136,699
        $ 84,475
        $   221,174
        (g)June 30, 2005
        106,828
        74,802
        181,630
        (h)Equity in earnings (loss) of unconsolidatedjoint ventures:Three months ended:June 30, 2006
        $         (846)
        --
        $       (846)June 30, 2005
        542
        --
        542Six months ended:June 30, 2006
        $         (599)
        --
        $       (599)June 30, 2005
        230
        --
        230Net operating income (b):Three months ended:June 30, 2006
        $   113,043
        $(41,948)
        $     71,095
        (e)June 30, 2005
        107,584
        (38,406)
        69,178
        (f)Six months ended:June 30, 2006
        $   217,076
        $(81,187)
        $   135,889
        (g)June 30, 2005
        207,312
        (74,173)
        133,139
        (h)Total assets:June 30, 2006
        $4,581,839
        $ 40,582
        $4,622,421December 31, 2005
        4,097,098
        150,404
        4,247,502Total long-lived assets (c):June 30, 2006
        $4,311,703
        $   2,928
        $4,314,631December 31, 2005
        3,921,536
        2,066
        3,923,602   40


(a)Total operating and interest expenses represent the sum of:  real estate taxes; utilities; operating services; direct construction costs; real estate services salaries, wages and other costs; general and administrative and interest expense (net of interest income).  All interest expense, net of interest income, (including for property-level mortgages) is excluded from segment amounts and classified in Corporate & Other for all periods.(b)Net operating income represents total revenues less total operating and interest expenses [as defined in Note (a)], plus equity in earnings (loss) of unconsolidated joint ventures, for the period.(c)Long-lived assets are comprised of net investment in rental property, unbilled rents receivable and investments in unconsolidated joint ventures.(d)Corporate & Other represents all corporate-level items (including interest and other investment income, interest expense and non-property general and administrative expense) as well as intercompany eliminations necessary to reconcile to consolidated Operating Partnership totals.(e)Excludes $42,610 of depreciation and amortization.(f)Excludes $38,298 of depreciation and amortization.(g)   Excludes $82,093 of depreciation and amortization.(h)   Excludes $73,908 of depreciation and amortization.   16.
        IMPACT OF RECENTLY-ISSUED ACCOUNTING STANDARDS  FASB INTERPRETATION No. 48 (FIN 48),Accounting for Uncertainty in Income Taxes  an interpretation of FASB Statement No. 109 FIN 48 clarifies the accounting for uncertainty in income taxes recognized in an enterprises financial statements in accordance with FASB Statement No. 109, Accounting for Income Taxes.  FIN 48 prescribes a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return.  FIN 48 also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition.  FIN 48 is effective for fiscal years beginning after December 15, 2006.  The Operating Partnership does not expect that the implementation of FIN 48 will have a material effect on the Operating Partnerships consolidated financial position or results of operations.   41


Item 2.
        Managements Discussion and Analysis of
        Financial Condition and Results of Operations  GENERAL  The following discussion should be read in conjunction with the Consolidated Financial Statements of Mack-Cali Realty, L.P. and the notes thereto (collectively, the Financial Statements).  Certain defined terms used herein have the meaning ascribed to them in the Financial Statements.  Executive Overview  Mack-Cali Realty Corporation (the General Partner) is one of the largest real estate investment trusts (REITs) in the United States, with a total market capitalization of approximately $6.0 billion at June 30, 2006.  Mack-Cali Realty, L.P. (the Operating Partnership) has been involved in all aspects of commercial real estate development, management and ownership for over 50 years and the Corporation has been a publicly-traded REIT since 1994.  The Operating Partnership owns or has interests in 319 properties (collectively, the Properties), primarily class A office and office/flex buildings, totaling approximately 35.8 million square feet, leased to approximately 2,600 tenants.  The properties are located primarily in suburban markets of the Northeast, some with adjacent, Operating Partnership-controlled developable land sites able to accommodate up to 11.3 million square
feet of additional commercial space.  The Operating Partnerships strategy is to be a significant real estate owner and operator in its core, high-barriers-to-entry markets, primarily in the Northeast.  As an owner of real estate, almost all of the Operating Partnerships earnings and cash flow is derived from rental revenue received pursuant to leased space at the Properties.  Key factors that affect the Operating Partnerships business and financial results include the following:  
        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.  Any negative effects of the above key factors could potentially cause a deterioration in the Operating Partnerships revenue and/or earnings.  Such negative effects could include: (1) failure to renew or execute new leases as current leases expire; (2) failure to renew or execute new leases with rental terms at or above the terms of in-place leases; and (3) tenant defaults.  A failure to renew or execute new leases as current leases expire or to execute new leases with rental terms at or above the terms of in-place leases may be affected by several factors such as: (1) the local economic climate, which may be adversely impacted by business layoffs or downsizing, industry slowdowns, changing demographics and other factors; and (2) local real estate conditions, such as oversupply of office and office/flex space or competition within the market.  The Operating Partnerships core markets continue to be weak.  The percentage leased in the Operating Partnerships consolidated portfolio of stabilized operating properties was 90.7 percent at June 30, 2006 as compared to 90.4 percent at March 31, 2006 and 91.0 percent at December 31, 2005.  Percentage leased includes all leases in effect as of the period end date, some of which have commencement dates in the future (including, at June 30, 2006, a lease with commencement date substantially in the future consisting of 15,125 square feet scheduled to commence in 2009), and leases that expire at the period end date.  Leases that expired as of June 30, 2006, March 31, 2006 and December 31, 2005 aggregate 100,121, 95,861 and 311,623 square feet, respectively, or 0.3, 0.3 and  42


1.1 percentage of the net rentable square footage, respectively.  Rental rates on the Operating Partnerships space that was re-leased (based on first rents payable) during the three months ended June 30, 2006 decreased an average of 1.7 percent compared to rates that were in effect under the prior leases, as compared to a 18.5 percent decrease for the three months ended June 30, 2005.  The Operating Partnership believes that vacancy rates may continue to increase in most of its markets in 2006.  As a result, the Operating Partnerships future earnings and cash flow may continue to be negatively impacted by current market conditions.  The remaining portion of this Managements Discussion and Analysis of Financial Condition and Results of Operations should help the reader understand:  
        property transactions during the period;
        critical accounting policies and estimates;
        results of operations for the current periods as compared to the same periods last year; and
        liquidity and capital resources.   Property Transactions in 2006  Gale/Green Transactions On May 9, 2006, the Operating Partnership completed the acquisitions of:  (i) The Gale Company and certain of its related businesses, which engage in construction, property management, facilities management, and leasing services (collectively, the Gale Company); (ii) three office properties; and (iii) indirect interests in a portfolio of office properties, located primarily in New Jersey, which were owned indirectly by The Gale Company and its affiliates (Gale) and affiliates of S.L. Green Realty Corporation (SL Green).  The agreements to complete the aforementioned acquisitions (collectively, the Gale/Green Transactions) required that the Company complete all of the acquisitions.  The Gale Company was acquired by the Company for initial purchase consideration of approximately $22.3 million consisting of the issuance by the Operating Partnership of 224,719 common units of the Operating Partnership and the payment of approximately $12 million in cash, which was primarily funded through borrowing under the Operating Partnership's revolving credit facility.  Additionally, the agreement to acquire the Gale Company  (Gale Agreement) contains earn-out provisions providing for the payment of contingent purchase consideration  of up to $18 million in cash based upon the achievement of Gross Income and NOI (as such terms are defined in the Gale Agreement) targets and other events for the three years following the closing date.  In connection with the Operating Partnerships acquisition of the Gale Company, Mr. Stanley C. Gale and certain other affiliates of Gale are restricted from competing with the Operating Partnership or soliciting the Operating Partnerships employees for a period of four years expiring on May 9, 2010.  In addition, the Gale Agreement provides for the Operating Partnership to acquire certain other ownership interests in up to 11 real estate projects (the Non-Portfolio Properties), subject to obtaining certain third party consents and the satisfaction of various project-related and/or other conditions.  Each of the Operating Partnerships acquired interests in the Non-Portfolio Properties will provide for the initial distributions of net cash flow solely to the Operating Partnership, and thereafter an affiliate of Gale controlled by Stanley C. Gale (Gale Affiliate) has participation rights (Gale Participation Rights) in 50 percent of the excess net cash flow remaining after the distribution to the Operating Partnership of the aggregate amount equal to the sum of: (a) the Operating Partnerships capital contributions, plus (b) an internal rate of return of 10
percent per annum, accruing on the date or dates of the Operating Partnerships investments.  The Operating Partnership anticipates that Mr. Gale will cause the Gale Affiliate to transfer certain of his interests in the Non-Portfolio Properties, directly or indirectly, to several former employees of Gale some of whom are current employees of the Operating Partnership, including Mark Yeager, one of the Corporations officers.  Through June 30, 2006, the Operating Partnership completed six of the acquisitions of interests in the Non-Portfolio Properties, which included the acquisitions of:  a 530,000 square foot, mixed-use office/retail complex; an office property in development; two vacant land parcels and two pre-developed projects.  The aggregate cost of the completed acquisitions was approximately $17.8 million.  43


In connection with the execution of the Gale Agreement, the Operating Partnership entered into agreements to acquire three office properties directly and indirect ownership interests in entities which own a portfolio of office properties (collectively, the Gale/Green Agreements).  Under the Gale/Green Agreements, the Operating Partnership acquired 100 percent of the ownership interests in three office properties located in New Jersey, aggregating 516,162 square feet, (the Wholly-Owned Properties).  The Wholly-Owned Properties were acquired for approximately $106 million, consisting of the assumption of $39.9 million in existing mortgage indebtedness and the payment of $66.1 million in cash, which was funded primarily through borrowing under the Operating Partnership's revolving credit facility.  Also, as part of the Gale/Green Agreements, the Operating Partnership entered into a joint venture with SL Green, known as Mack-Green-Gale LLC (Mack-Green), to hold a 96 percent interest and act as general partner of Gale SLG NJ Operating Partnership, L.P. (the OP LP).  The Operating Partnership acquired its interest in Mack-Green for approximately $116 million, which was funded primarily through borrowing under the Operating Partnership's revolving credit facility.  The OP LP owns 100 percent of entities which own 25 office properties (collectively, the OP LP Properties) which aggregate 3.5 million square feet (consisting of 17 office properties aggregating 2.3 million square feet located in New Jersey and eight properties aggregating 1.2 million square feet located in Troy, Michigan), as well as a minor, non-controlling interest in four office properties
aggregating 419,000 square feet located in Naperville, Illinois.  For a discussion of the ownership interests in Mack-Green, see Note 4:  Investments in Unconsolidated Joint Ventures  Mack-Green-Gale LLC.  Property Acquisitions The Operating Partnership acquired the following office properties during the six months ended June 30, 2006:(dollars in thousands)  Acquisition
        
        
        # of
        Rentable
        AcquisitionDate
        Property/Address
        Location
        Bldgs.
        Square Feet
        Cost02/28/06
        Capital Office Park (a)
        Greenbelt, Maryland
        7
        842,258
        $166,01105/09/06
        35 Waterview Boulevard (b) (c)
        Parsippany, New Jersey
        1
        172,498
        32,60005/09/06
        105 Challenger Road (b) (d)
        Ridgefield Park, New Jersey
        1
        150,050
        31,79205/09/06
        343 Thornall Street (b)
        Edison, New Jersey
        1
        195,709
        41,113Total Property Acquisitions:
        
        10
        1,360,515
        $271,516(a)   This transaction was funded primarily through the assumption of $63.2 million of mortgage debt and the issuance of 1.9 million common operating partnership units valued at $87.2 million.(b)   The property was acquired as part of the Gale/Green Transactions.(c)   Transaction was funded primarily through borrowing on the Operating Partnerships revolving credit facility and the assumption of $20.4 million of mortgage debt.(d)   Transaction was funded primarily through borrowing on the Operating Partnerships revolving credit facility and the assumption of $19.5 million of mortgage debt.  Property Sales The Operating Partnership sold the following office properties during the six months ended June 30, 2006:(dollars in thousands)  Rentable
        Net
        Net
        RealizedSale
        
        
        # of
        Square
        Sales
        Book
        Gain/Date
        Property/Address
        Location
        Bldgs.
        Feet
        Proceeds
        Value
        (Loss)06/28/06
        Westage Business Center
        Fishkill, New York
        1
        118,727
        $14,765
        $10,872
        $3,89306/30/06
        1510 Lancer Drive
        Moorestown, New Jersey
        1
        88,000
        4,146
        3,134
        1,012Total Office Property Sales:
        
        2
        206,727
        $18,911
        $14,006
        $4,905  Subsequent Event  On July 31, 2006, the Operating Partnership acquired 395 West Passaic Street, a 100,589 square-foot office building in Rochelle Park, New Jersey, for approximately $21 million.  44


Critical Accounting Policies and Estimates  The Financial Statements have been prepared in conformity with generally accepted accounting principles.  The preparation of the Financial Statements requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the Financial Statements, and the reported amounts of revenues and expenses during the reported period.  These estimates and assumptions are based on managements historical experience that are believed to be reasonable at the time.  However, because future events and their effects cannot be determined with certainty, the determination of estimates requires the exercise of judgment.  The Operating Partnerships critical accounting policies are those which require assumptions to be made about matters that are highly uncertain.  Different estimates could have a material
effect on the Operating Partnerships financial results.  Judgments and uncertainties affecting the application of these policies and estimates may result in materially different amounts being reported under different conditions and circumstances.  Rental 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.  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.  Interest capitalized by the Operating Partnership for the three months ended June 30, 2006 and 2005 was $1.6 million and $1.4 million, respectively, and $3.1 million and $2.6 million for the six months ended June 30, 2006 and 2005, 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.  The Operating Partnership considers a construction project as substantially completed and held available for occupancy upon the completion of tenant improvements, but no later than one year from cessation of major construction activity (as distinguished from activities such as routine maintenance and cleanup).  If portions of a rental project are substantially completed and occupied by tenants, or held available for occupancy, and other portions have not yet reached that stage, the substantially completed portions are accounted for as a separate project.  The Operating Partnership allocates costs incurred between the portions under construction and the portions substantially completed and held available for occupancy and capitalizes only those costs associated with the portion under construction.  Properties are depreciated using the straight-line method over the estimated useful lives of the assets.  The estimated useful lives are as follows:  Leasehold interests
        Remaining lease termBuildings and improvements
        5 to 40 yearsTenant improvements
        The shorter of the term of therelated lease or useful lifeFurniture, fixtures and equipment
        5 to 10 years  Upon acquisition of rental property, the Operating Partnership estimates the fair value of acquired tangible assets, consisting of land, building and improvements, and identified intangible assets and liabilities generally consisting of the fair value of (i) above and below market leases, (ii) in-place leases and (iii) tenant relationships.  The Operating Partnership allocates the purchase price to the assets acquired and liabilities assumed based on their relative fair values.  In estimating the fair value of the tangible and intangible assets acquired, the Operating Partnership considers information obtained about each property as a result of its due diligence and marketing and leasing activities, and utilizes various valuation methods, such as estimated cash flow projections utilizing appropriate discount and capitalization rates, estimates of replacement costs net of depreciation, and available market
information.  The fair value of the tangible assets of an acquired property considers the value of the property as if it were vacant.  45


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 remaining initial term plus the term of any below-market fixed rate renewal options for below-market leases.  The capitalized above-market lease values 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.  Other intangible assets acquired include amounts for in-place lease values and tenant relationship values which are based on managements evaluation of the specific characteristics of each tenants lease and the Operating Partnerships overall relationship with the respective tenant.  Factors to be considered by management in its analysis of in-place lease values include an estimate of carrying costs during hypothetical expected lease-up periods considering current market conditions, and costs to execute similar leases.  In estimating carrying costs, management includes real estate taxes, insurance and other operating expenses and estimates of lost rentals at market rates during the expected lease-up periods, depending on local market conditions.  In estimating costs to execute similar leases, management considers leasing commissions, legal and other related expenses.  Characteristics
considered by management in valuing tenant relationships include the nature and extent of the Operating Partnerships existing business relationships with the tenant, growth prospects for developing new business with the tenant, the tenants credit quality and expectations of lease renewals.  The value of in-place leases are amortized to expense over the remaining initial terms of the respective leases.  The value of tenant relationship intangibles will be amortized to expense over the anticipated life of the relationships.  On a periodic basis, management assesses whether there are any indicators that the value of the Operating Partnerships rental properties may be impaired.  A propertys value is impaired only if managements estimate of the aggregate future cash flows (undiscounted and without interest charges) to be generated by the property is less than the carrying value of the property.  To the extent impairment has occurred, the loss shall be measured as the excess of the carrying amount of the property over the fair value of the property.  The Operating Partnerships estimates of aggregate future cash flows expected to be generated by each property are based on a number of assumptions that are subject to economic and market uncertainties including, among others, demand for space, competition for tenants, changes in market rental rates, and costs to operate each property.  As these factors are
difficult to predict and are subject to future events that may alter managements assumptions, the future cash flows estimated by management in its impairment analyses may not be achieved.  Management does not believe that the value of any of the Operating Partnerships rental properties is impaired.  Rental Property Held for Sale and Discontinued Operations: When assets are identified by management as held for sale, the Operating Partnership discontinues depreciating the assets and estimates the sales price, net of selling costs, of such assets.  If, in managements opinion, the 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.  If circumstances arise that previously were considered unlikely and, as a result, the Operating Partnership decides not to sell a property previously classified as held for sale, the property is reclassified as held and used.  A property that is reclassified is measured and recorded individually at the lower of (a) its carrying amount before the property was classified as held for sale, adjusted for any depreciation (amortization) expense that would have been recognized had the property been continuously classified as held and used, or (b) the fair value at the date of the subsequent decision not to sell.  Revenue 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  46


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.  Construction services revenue includes fees earned by the Operating Partnership 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 our 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.  Payroll Reimbursements revenue represents payroll and related costs reimbursed generally from clients.  Other income includes income from parking spaces leased to tenants,
income from tenants for additional services arranged for the Operating Partnership and income from tenants for early lease terminations.  Allowance for Doubtful Accounts: Management periodically performs a detailed review of amounts due from tenants to determine if accounts receivable balances are impaired based on factors affecting the 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.  Results From Operations  The following comparisons for the three and six months ended June 30, 2006 (2006), as compared to the three and six months ended June 30, 2005 (2005), make reference to the following:  (i) the effect of the Same-Store Properties, which represent all in-service properties owned by the Operating Partnership at March 31, 2005 (for the three-month period comparisons), and which represent all in-service properties owned by the Operating Partnership at December 31, 2004 (for the six-month period comparisons), excluding properties sold or held for sale through June 30, 2006, and (ii) the effect of the Acquired Properties, which represent all properties acquired by the Operating Partnership or commencing initial operations from April 1, 2005 through June 30, 2006 (for three-month period comparisons), and which represents all properties acquired by the Operating
Partnership or commencing initial operations from January 1, 2005 through June 30, 2006 (for the six-month period comparisons).  47


Three Months Ended June 30, 2006 Compared to Three Months Ended June 30, 2005  Three Months EndedJune 30,
        Dollar
        Percent(dollars in thousands)
        2006
        2005
        Change
        ChangeRevenue from rental operations:Base rents
        $143,884
        $136,141
        $7,743
        5.7%Escalations and recoveries from tenants
        25,248
        20,647
        4,601
        22.3Other income
        4,409
        4,962
        (553)
        (11.1)Total revenues from rental operations
        173,541
        161,750
        11,791
        7.3Property expenses:Real estate taxes
        22,544
        20,380
        2,164
        10.6Utilities
        14,238
        12,346
        1,892
        15.3Operating services
        23,953
        22,440
        1,513
        6.7Total property expenses
        60,735
        55,166
        5,569
        10.1Non-property revenues:Construction services
        11,862
        --
        11,862
        --Payroll reimbursements
        4,610
        --
        4,610
        --Real estate services
        4,312
        601
        3,711
        617.5Total non-property revenues
        20,784
        601
        20,183
        3,358.2Non-property expenses:Direct construction costs
        11,354
        --
        11,354
        --Real estate services salaries, wages and other costs
        5,360
        --
        5,360
        --General and administrative
        11,957
        8,306
        3,651
        44.0Depreciation and amortization
        42,610
        38,298
        4,312
        11.3Total non-property expenses
        71,281
        46,604
        24,677
        53.0Operating income
        62,309
        60,581
        1,728
        2.9Other (expense) income:Interest expense
        (33,382)
        (30,363)
        (3,019)
        (9.9)Interest and other investment income
        399
        121
        278
        229.8Equity in earnings (loss) of unconsolidated joint    ventures
        (846)
        542
        (1,388)
        (256.1)Minority interest in consolidated joint ventures
        30
        --
        30
        --Gain on sale of investment in marketable securities
        --
        --
        --
        --Gain on sale of investment in unconsolidated joint    ventures
        --
        --
        --
        --Total other (expense) income
        (33,799)
        (29,700)
        (4,099)
        (13.8)Income from continuing operations
        28,510
        30,881
        (2,371)
        (7.7)Discontinued operations:Income from discontinued operations
        401
        1,813
        (1,412)
        (77.9)Realized gains (losses) and unrealized losses ondisposition of rental property, net
        4,905
        11,975
        (7,070)
        (59.0)Total discontinued operations, net
        5,306
        13,788
        (8,482)
        (61.5)Net income
        33,816
        44,669
        (10,853)
        (24.3)Preferred unit distributions
        (500)
        (500)
        --
        --Net income available to common unitholders
        $33,316
        $44,169
        $(10,853)
        (24.6)%   48


The following is a summary of the changes in revenue from rental operations and property expenses divided into Same-Store Properties and Acquired Properties:  Total
        Same-Store
        AcquiredOperating Partnership
        Properties
        PropertiesDollar
        Percent
        Dollar
        Percent
        Dollar
        Percent(dollars in thousands)
        Change
        Change
        Change
        Change
        Change
        ChangeRevenue from rental operations:Base rents
        $7,743
        5.7%
        $1,581
        1.1%
        $6,162
        4.6%Escalations and recoveriesfrom tenants
        4,601
        22.3
        3,983
        19.3
        618
        3.0Other income
        (553)
        (11.1)
        (832)
        (16.7)
        279
        5.6Total
        $11,791
        7.3%
        $4,732
        2.9%
        $7,059
        4.4%Property expenses:Real estate taxes
        $2,164
        10.6%
        $1,300
        6.4%
        $864
        4.2%Utilities
        1,892
        15.3
        1,196
        9.7
        696
        5.6Operating services
        1,513
        6.7
        (3)
        --
        1,516
        6.7Total
        $5,569
        10.1%
        $2,493
        4.5%
        $3,076
        5.6%OTHER DATA:Number of Consolidated Properties(excluding properties held for     sale):
        275
        
        261
        
        14Square feet(in thousands)
        30,648
        
        29,052
        
        1,596  Base rents for the Same-Store Properties increased $1.6 million, or 1.1 percent, for 2006 as compared to 2005, due primarily to an increase in the percentage of space leased at the properties in 2006 from 2005.  Escalations and recoveries from tenants for the Same-Store Properties increased $4.0 million, or 19.3 percent, for 2006 over 2005, due primarily to an increased amount of total property expenses in 2005 and 2006.  Other income for the Same-Store Properties decreased $0.8 million, or 16.7 percent, due primarily to a decrease in lease termination fees in 2006.  Real estate taxes on the Same-Store Properties increased $1.3 million, or 6.4 percent, for 2006 as compared to 2005, due primarily to property tax rate increases in certain municipalities in 2006.  Utilities for the Same-Store Properties increased $1.2 million, or 9.7 percent, for 2006 as compared to 2005, due primarily to increased electric rates in 2006 as compared to 2005.  Operating services for the Same-Store Properties decreased $3,000, due primarily to small decreases in various expenses in 2006, as compared to 2005.  Construction services amounted to $11.9 million in 2006, due primarily to the effect of the Operating Partnerships acquisitions of The Gale Company and its related businesses (the Gale/Green Transactions).  Payroll reimbursements equaled $4.6 million in 2006, due primarily to the effect of the Gale/Green Transactions.  Real estate services increased by $3.7 million for 2006 as compared to 2005, due primarily to the effect of the Gale/Green Transactions.  Direct construction costs totaled $11.4 million in 2006, due primarily to the effect of the Gale/Green Transactions.  Real estate service salaries, wages and other costs equaled $5.4 million in 2006 due primarily to the effect of the Gale/Green Transactions.  General and administrative increased by $3.7 million, or 44.0 percent, for 2006 as compared to 2005 due primarily to the effect of the Gale/Green Transactions.  Depreciation and amortization increased by $4.3 million, or 11.3 percent, for 2006 over 2005.  Of this increase, $3.5 million, or 9.1 percent, is attributable to the Acquired Properties, and $0.8 million, or 2.2 percent, is attributable to the Same-Store Properties.  Interest expense increased $3.0 million, or 9.9 percent, for 2006 as compared to 2005.  This increase was due primarily to higher average debt balances in 2006 as compared to 2005, as well as an overall increase in interest rates for the Operating Partnerships debt.  49


Interest and other investment income increased $0.3 million, or 229.8 percent, for 2006 as compared to 2005.  This increase was due primarily to higher cash balances invested during the period.  Equity in earnings of unconsolidated joint ventures decreased $1.4 million, or 256.1 percent, for 2006 as compared to 2005.  The decrease was due primarily to a loss of $1.3 million in the Mack-Green joint venture.  Income from continuing operations decreased to approximately $28.5 million in 2006 from $30.9 million in 2005.  The decrease of approximately $2.4 million is due to the factors discussed above.  Net income available to common unitholders decreased by approximately $10.9 million, from $44.2 million in 2005 to $33.3 million in 2006.  This decrease was the result of realized gains (losses) and unrealized losses on disposition of rental property of $12.0 million in 2005, a decrease in income from continuing operations of $2.4 million, and a decrease in income from discontinued operations of $1.4 million for 2006 as compared to 2005.  These were partially offset by realized gains (losses) and unrealized losses on disposition of rental property of $4.9 million in 2006.   50


Six Months Ended June 30, 2006 Compared to Six Months Ended June 30, 2005  Six Months EndedJune 30,
        Dollar
        Percent(dollars in thousands)
        2006
        2005
        Change
        ChangeRevenue from rental operations:Base rents
        $281,866
        $268,284
        $13,582
        5.1%Escalations and recoveries from tenants
        48,022
        38,931
        9,091
        23.4Other income
        6,362
        6,107
        255
        4.2Total revenues from rental operations
        336,250
        313,322
        22,928
        7.3Property expenses:Real estate taxes
        44,610
        39,404
        5,206
        13.2Utilities
        29,681
        24,242
        5,439
        22.4Operating services
        46,293
        43,684
        2,609
        6.0Total property expenses
        120,584
        107,330
        13,254
        12.3Non-property revenues:Construction services
        11,862
        --
        11,862
        --Payroll reimbursements
        4,610
        --
        4,610
        --Real estate services
        4,940
        1,217
        3,723
        305.9Total non-property revenues
        21,412
        1,217
        20,195
        1,659.4Non-property expenses:Direct construction costs
        11,354
        --
        11,354
        --Real estate services salaries, wages and other costs
        5,360
        --
        5,360
        --General and administrative
        20,916
        15,724
        5,192
        33.0Depreciation and amortization
        82,093
        73,908
        8,185
        11.1Total non-property expenses
        119,723
        89,632
        30,091
        33.6Operating income
        117,355
        117,577
        (222)
        (0.2)Other (expense) income:Interest expense
        (64,805)
        (58,761)
        (6,044)
        (10.3)Interest and other investment income
        1,845
        185
        1,660
        897.3Equity in earnings (loss) of unconsolidated joint    ventures
        (599)
        230
        (829)
        (360.4)Minority interest in consolidated joint ventures
        30
        (74)
        104
        140.5Gain on sale of investment in marketable securities
        15,060
        --
        15,060
        --Gain on sale of investment in unconsolidated joint    ventures
        --
        35
        (35)
        (100.0)Total other (expense) income
        (48,469)
        (58,385)
        9,916
        17.0Income from continuing operations
        68,886
        59,192
        9,694
        16.4Discontinued operations:Income from discontinued operations
        657
        4,048
        (3,391)
        (83.8)Realized gains (losses) and unrealized losses ondisposition of rental property, net
        4,905
        11,078
        (6,173)
        (55.7)Total discontinued operations, net
        5,562
        15,126
        (9,564)
        (63.2)Net income
        74,448
        74,318
        130
        0.2Preferred unit distributions
        (1,000)
        (4,909)
        3,909
        79.6Net income available to common unitholders
        $73,448
        $69,409
        $   4,039
        5.8%   51


The following is a summary of the changes in revenue from rental operations and property expenses divided into Same-Store Properties and Acquired Properties:  Total
        Same-Store
        AcquiredOperating Partnership
        Properties
        PropertiesDollar
        Percent
        Dollar
        Percent
        Dollar
        Percent(dollars in thousands)
        Change
        Change
        Change
        Change
        Change
        ChangeRevenue from rental operations:Base rents
        $13,582
        5.1%
        $(811)
        (0.3)%
        $14,393
        5.4%Escalations and recoveriesfrom tenants
        9,091
        23.4
        4,558
        11.7
        4,533
        11.7Other income
        255
        4.2
        (193)
        (3.1)
        448
        7.3Total
        $22,928
        7.3%
        $3,554
        1.1%
        $19,374
        6.2%Property expenses:Real estate taxes
        $5,206
        13.2%
        $3,148
        8.0%
        $2,058
        5.2%Utilities
        5,439
        22.4
        3,431
        14.2
        2,008
        8.2Operating services
        2,609
        6.0
        (1,025)
        (2.4)
        3,634
        8.4Total
        $13,254
        12.3%
        $5,554
        5.2%
        $7,700
        7.1%OTHER DATA:Number of Consolidated Properties(excluding properties held for     sale):
        275
        
        259
        
        16Square feet(in thousands)
        30,648
        
        27,455
        
        3,193  Base rents for the Same-Store Properties decreased $0.8 million, or 0.3 percent, for 2006 as compared to 2005, due primarily to decreased rental rates, partially offset by an increase in the percentage of space leased at the properties in 2006 from 2005.  Escalations and recoveries from tenants for the Same-Store Properties increased $4.6 million, or 11.7 percent, for 2006 over 2005, due primarily to an increased amount of total property expenses in 2005 and 2006.  Other income for the Same-Store Properties decreased $0.2 million, or 3.1 percent, due primarily to a decrease in lease termination fees in 2006.  Real estate taxes on the Same-Store Properties increased $3.1 million, or 8.0 percent, for 2006 as compared to 2005, due primarily to property tax rate increases in certain municipalities in 2006.  Utilities for the Same-Store Properties increased $3.4 million, or 14.2 percent, for 2006 as compared to 2005, due primarily to increased electric rates in 2006 as compared to 2005.  Operating services for the Same-Store Properties decreased $1.0 million, or 2.4 percent, due primarily to decreased snow removal costs of $1.9 million, partially offset by increased salaries and related expenses of $0.5 million.  Construction services amounted to $11.9 million in 2006, due primarily to the effect of the Gale/Green Transactions.  Payroll reimbursements equaled $4.6 million in 2006, due primarily to the effect of the Gale/Green Transactions.  Real estate services increased by $3.7 million, or 305.9 percent, for the 2006 as compared to 2005, due primarily to the effect of the Gale/Green Transactions.  Direct construction costs totaled $11.4 million in 2006, due primarily to the effect of the Gale/Green Transactions.  Real estate service salaries, wages and other costs equaled $5.4 million in 2006, due primarily to the effect of the Gale/Green Transactions.  General and administrative increased by $5.2 million, or 33.0 percent, for 2006 as compared to 2005 due primarily to the effect of the Gale/Green Transactions.  Depreciation and amortization increased by $8.2 million, or 11.1 percent, for 2006 over 2005.  Substantially all of this increase is attributable to the Acquired Properties.  Interest expense increased $6.0 million, or 10.3 percent, for 2006 as compared to 2005.  This increase was due primarily to higher average debt balances in 2006 as compared to 2005, as well as an overall increase in interest rates for the Operating Partnerships debt.   52


Interest and other investment income increased $1.7 million, or 897.3 percent, for 2006 as compared to 2005.  This increase was due primarily to the receipt of approximately $1.1 million of dividends on the Operating Partnerships investment in marketable securities, as well as higher cash balances invested in 2006 as compared to 2005.  Equity in earnings of unconsolidated joint ventures decreased $0.8 million, or 360.4 percent, for 2006 as compared to 2005.  The decrease was due primarily to a loss of $1.3 million in 2006 in the Mack-Green joint venture, partially offset by an increase from operations of the Harborside South Pier Hyatt Hotel Venture in 2006 of $0.5 million.  The Operating Partnership recognized a gain on sale of investment in marketable securities of $15.1 million in 2006.  Income from continuing operations increased to approximately $68.9 million in 2006 from $59.2 million in 2005.  The increase of approximately $9.7 million is due to the factors discussed above.  Net income available to common unitholders increased by approximately $4.0 million, from $69.4 million in 2005 to $73.4 million in 2006.  This increase was the result of an increase in income from continuing operations of $9.7 million for 2006 as compared to 2005, realized gains (losses) and unrealized losses on disposition of rental property of $4.9 million in 2006 and a decrease in preferred unit distributions of $3.9 million.  These were partially offset by realized gains (losses) and unrealized losses on disposition of rental property of $11.1 million in 2005, and a decrease in income from discontinued operations of $3.4 million for 2006 as compared to 2005.  LIQUIDITY AND CAPITAL RESOURCES  Liquidity  Overview: Historically, rental revenue has been the principal source of funds to pay operating expenses, debt service, capital expenditures and dividends, excluding non-recurring capital expenditures.  To the extent that the Operating Partnerships cash flow from operating activities is insufficient to finance its non-recurring capital expenditures such as property acquisitions, development and construction costs and other capital expenditures, the Operating Partnership has and expects to continue to finance such activities through borrowings under its revolving credit facility and other debt and equity financings.  The Operating Partnership believes that with the general downturn in the economy in recent years, and the softening of the Operating Partnerships markets specifically, it is reasonably likely that vacancy rates may continue to increase, effective rental rates on new and renewed leases may continue to decrease and tenant installation costs, including concessions, may continue to increase in most or all of its markets in 2006.  As a result of the potential negative effects on the Operating Partnerships revenue from the overall reduced demand for office space, the Operating Partnerships cash flow could be insufficient to cover increased tenant installation costs over the short-term.  If this situation were to occur, the Operating Partnership expects that it would finance any shortfalls through borrowings under its revolving credit facility and other debt and equity financings.  The Operating Partnership expects to meet its short-term liquidity requirements generally through its working capital, net cash provided by operating activities and from its revolving credit facility.  The Operating Partnership frequently examines potential property acquisitions and development projects and, at any given time, one or more of such acquisitions or development projects may be under consideration.  Accordingly, the ability to fund property acquisitions and development projects is a major part of the Operating Partnerships financing requirements.  The Operating Partnership expects to meet its financing requirements through funds generated from operating activities, proceeds from property sales, long-term and short-term borrowings (including draws on the Operating Partnerships revolving credit facility) and the issuance of additional debt and/or equity securities.  53


Gale Company Earn-Out The agreement to acquire the Gale Company  (Gale Agreement), which was acquired for initial purchase consideration of approximately $22.3 million on May 9, 2006, contains earn-out provisions providing for the payment of contingent purchase consideration  of up to $18 million in cash based upon the achievement of Gross Income and NOI (as such terms are defined in the Gale Agreement) targets and other events for the three years following the closing date.  Construction Projects: The Operating Partnership entered into a 15-year lease with AAA Mid-Atlantic (AAA) for a 120,000 square foot office building to be constructed by the Operating Partnership in its Horizon Center Business Park located in Hamilton Township, New Jersey.  The building is expected to be completed during the latter part of 2006 at an estimated cost of approximately $19.2 million, which is expected to be funded through borrowings on the Operating Partnerships unsecured credit facility.  Concurrent with the signing of the lease, the Operating Partnership executed a purchase and sale agreement with AAA pursuant to which the Operating Partnership, upon the commencement of the 120,000 square foot lease, will acquire AAAs three office and office/flex buildings, totaling approximately 84,000, square feet and certain vacant, developable land, all located in Hamilton Township, New Jersey, for a
total purchase price of approximately $10 million, subject to certain conditions.  Additionally, the Operating Partnership, through a joint venture with the PRC Group, is constructing a 92,878 square-foot office property, to be known as Red Bank Corporate Plaza, located in Red Bank, New Jersey, on land contributed by its joint venture partner.  The project is fully leased to Hovnanian Enterprise, Inc. for a 10-year term.  The total cost of the project, which is expected to be completed in the third quarter 2007, is estimated to be approximately $27 million, of which the Operating Partnership currently expects to fund approximately $13.5 million.  The Operating Partnerships funding requirement would be reduced if the venture is successful in its pursuit of construction financing on the project.  REIT Restrictions: To maintain its qualification as a REIT, the Corporation must make annual distributions to its stockholders of at least 90 percent of its REIT taxable income, determined without regard to the dividends paid deduction and by excluding net capital gains.  Moreover, the Corporation intends to continue to make regular quarterly distributions to its common stockholders which, based upon current policy, in the aggregate would equal approximately $157.2 million on an annualized basis.  However, any such distribution, whether for federal income tax purposes or otherwise, would only be paid out of available cash, including borrowings and other sources, after meeting operating requirements, preferred stock dividends and distributions, and scheduled debt service on the Operating Partnerships debt.  Property Lock-Ups: The Operating Partnership may not dispose of or distribute certain of its properties, currently comprising 50 properties with an aggregate net book value of approximately $1.3 billion, which were originally contributed by members of either the Mack Group (which includes William L. Mack, Chairman of the Corporations Board of Directors; David S. Mack, a director of the Corporation; Earle I. Mack, a former director of the Corporation; and Mitchell E. Hersh, president, chief executive officer and a director of the Corporation), the Robert Martin Group (which includes Robert F. Weinberg, a director of the Corporation; Martin S. Berger, a former director of the Corporation; and Timothy M. Jones, former president of the Corporation), the Cali Group (which includes John R. Cali, a director of the Corporation, and John J. Cali, a former director of the Corporation) or certain other common unitholders, without
the express written consent of a representative of the Mack Group, the Robert Martin Group, the Cali Group or the specific certain other common unitholders, as applicable, except in a manner which does not result in recognition of any built-in-gain (which may result in an income tax liability) or which reimburses the appropriate Mack Group, Robert Martin Group, Cali Group members or the specific certain other common unitholders for the tax consequences of the recognition of such built-in-gains (collectively, the Property Lock-Ups).  The aforementioned restrictions do not apply in the event that the Operating Partnership sells all of its properties or in connection with a sale transaction which the Corporations Board of Directors determines is reasonably necessary to satisfy a material monetary default on any unsecured debt, judgment or liability of the Operating Partnership or the Corporation or to cure any material monetary default on any mortgage secured by a
property.  The Property Lock-Ups expire periodically through 2016.  Upon the expiration of the Property Lock-Ups, the Operating Partnership generally is required to use commercially reasonable efforts to prevent any sale, transfer or other disposition of the subject properties from resulting in the recognition of built-in gain to the appropriate  54


Mack Group, Robert Martin Group, Cali Group members or the specific certain other common unitholders.  88 of our properties, with an aggregate net book value of approximately $872.9 million, have lapsed restrictions and are subject to these conditions.  Unencumbered Properties: As of June 30, 2006, the Operating Partnership had 251 unencumbered properties, totaling 26.2 million square feet, representing 85.4 percent of the Operating Partnerships total portfolio on a square footage basis.  Credit Ratings: The Operating Partnership has three investment grade credit ratings.  Standard & Poors Rating Services (S&P) and Fitch, Inc. (Fitch) have each assigned their BBB rating to existing and prospective senior unsecured debt of the Operating Partnership.  S&P and Fitch have also assigned their BBB- rating to existing and prospective preferred stock offerings of the Corporation.  Moodys Investors Service (Moodys) has assigned its Baa2 rating to existing and prospective senior unsecured debt of the Operating Partnership and its Baa3 rating to its existing and prospective preferred stock offerings of the Corporation.  Cash Flows  Cash and cash equivalents decreased by $40 million to $20.4 million at June 30, 2006, compared to $60.4 million at December 31, 2005.  The decrease is comprised of the following net cash flow items:  (1)
        $119.9 million provided by operating activities.  (2)
        $205.8 million used in investing activities, consisting primarily of the following: (a)
        $150.2 million used for additions to rental property and related intangibles; plus (b)
        $134.2 million used in investing in unconsolidated joint ventures; plus (c)
        $11.9 million used for the purchase of marketable securities; minus (d)
        $78.6 million received from proceeds from the sale of marketable securities; minus (e)
        $18.9 million received from proceeds from the sales of rental property.  (3)
        $45.9 million provided by financing activities, consisting primarily of the following: (a)
        $530.3 million from borrowings under the Operating Partnerships unsecured credit facility; plus (b)
        $199.9 million from proceeds from the sale of senior unsecured notes; minus (c)
        $440.3 million used for the repayment of borrowings under the Operating Partnerships unsecured credit facility; minus (d)
        $152.5 million used for the repayment of mortgages, loans payable and other obligations; minus (e)
        $97 million used for the payment of distributions.  Debt Financing  Summary of Debt: The following is a breakdown of the Operating Partnerships debt between fixed and variable-rate financing as of June 30, 2006:  Balance
($000s)
        % of Total
        Weighted Average
Interest Rate (a)
        Weighted Average
Maturity
in YearsFixed Rate Unsecured Debt
        $1,677,416
        70.85%
        6.28%
        5.77Fixed Rate Secured Debt and
        373,193
        15.76%
        5.53%
        4.98Other ObligationsVariable Rate Unsecured Debt
        317,000
        13.39%
        5.67%
        3.40Totals/Weighted Average:
        $2,367,609
        100.00%
        6.08%
        5.33   55


Debt Maturities: Scheduled principal payments and related weighted average annual interest rates for the Operating Partnerships debt as of June 30, 2006 are as follows:  Period
        Scheduled
Amortization
($000s)
        Principal
Maturities
($000s)
        Total
($000s)
        Weighted Average
Interest Rate of
Future Repayments (a)2006
        $12,496
        $     24,775
        $     37,271
        5.08%2007
        19,121
        29,441
        48,562
        5.64%2008
        17,364
        12,563
        29,927
        5.24%2009
        8,679
        617,000
        625,679
        6.54%2010
        2,203
        334,500
        336,703
        5.26%Thereafter
        13,071
        1,283,454
        1,296,525
        6.11%Sub-total
        72,934
        2,301,733
        2,374,667
        6.08%Adjustment for unamortizeddebt discount/premium, net,as of June 30, 2006
        (7,058)
        --
        (7,058)Totals/Weighted Average
        $65,876
        $2,301,733
        $2,367,609
        6.08%(a)   Actual weighted average LIBOR contract rates relating to the Operating Partnerships outstanding debt as of June 30, 2006 of 5.25percent was used in calculating revolving credit facility.  Senior Unsecured Notes: On January 24, 2006, the Operating Partnership issued $100 million face amount of 5.80 percent senior unsecured notes due January 15, 2016 with interest payable semi-annually in arrears, and $100 million face amount of 5.25 percent senior unsecured notes due January 15, 2012 with interest payable semi-annually in arrears.  The total proceeds from the issuances, including accrued interest on the 5.80 percent notes, of approximately $200.8 million were used to reduce outstanding borrowings under the Operating Partnerships unsecured facility.  The terms of the Operating Partnerships senior unsecured notes (which totaled approximately $1.6 billion as of June 30, 2006) include certain restrictions and covenants which require compliance with financial ratios relating to the maximum amount of debt leverage, the maximum amount of secured indebtedness, the minimum amount of debt service coverage and the maximum amount of unsecured debt as a percent of unsecured assets.  Unsecured Revolving Credit Facility: The Operating Partnership has an unsecured revolving credit facility with a current borrowing capacity of $600 million from a group of 23 lenders, which is expandable to $800 million (2004 Unsecured Facility).  As of July 25, 2006, the Operating Partnership had $373 million of outstanding borrowings under the 2004 Unsecured Facility.  The interest rate on outstanding borrowings (not electing the Operating Partnerships competitive bid feature) under the 2004 Unsecured Facility is currently LIBOR plus 65 basis points.  The facility has a competitive bid feature, which allows the Operating Partnership to solicit bids from lenders under the facility to borrow up to $300 million at interest rates less than the current LIBOR plus 65 basis point spread.  As of June 30, 2006, the Operating Partnerships outstanding borrowings carried a weighted average interest rate of LIBOR plus 42 points.  The Operating Partnership may also elect an interest rate representing the higher of the lenders prime rate or the Federal Funds rate plus 50 basis points.  The 2004 Unsecured Facility also currently requires a 15 basis point facility fee on the current borrowing capacity payable quarterly in arrears.  The 2004 Unsecured Facility matures in
November 2009, with an extension option of one year, which would require a payment of 25 basis points of the then borrowing capacity of the facility upon exercise.  56


The interest rate and the facility fee are subject to adjustment, on a sliding scale, based upon the operating partnerships unsecured debt ratings.  In the event of a change in the Operating Partnerships unsecured debt rating, the interest and facility fee rates will be adjusted in accordance with the following table:  Operating Partnerships
        Interest Rate Unsecured Debt Ratings:
        Applicable Basis Points
        Facility FeeS&P Moodys/Fitch (a)
        Above LIBOR
        Basis PointsNo ratings or less than BBB-/Baa3/BBB-
        112.5
        25.0BBB-/Baa3/BBB-
        80.0
        20.0BBB/Baa2/BBB (current)
        65.0
        15.0BBB+/Baa1/BBB+
        55.0
        15.0A-/A3/A- or higher
        50.0
        15.0(a)   If the Operating Partnership 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 Operating Partnership 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 Operating Partnership 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.  The Operating Partnership believes that the 2004 Unsecured Facility is sufficient to meet its revolving credit facility needs.  The terms of the 2004 Unsecured Facility include certain restrictions and covenants which limit, among other things, the payment of dividends (as discussed below), the incurrence of additional indebtedness, the incurrence of liens and the disposition of real estate properties (to the extent that: (i) such property dispositions cause the Operating Partnership to default on any of the financial ratios of the facility described below, or (ii) the property dispositions are completed while the Operating Partnership is under an event of default under the facility, unless, under certain circumstances, such disposition is being carried out to cure such default), and which require compliance with financial ratios relating to the maximum leverage ratio, the maximum amount of secured indebtedness, the minimum amount of tangible net worth, the minimum amount of fixed charge coverage, the maximum amount of unsecured
indebtedness, the minimum amount of unencumbered property interest coverage and certain investment limitations.  The dividend restriction referred to above provides that, except to enable the Corporation to continue to qualify as a REIT under the Code, the Corporation will not during any four consecutive fiscal quarters make distributions with respect to common stock or other common equity interests in an aggregate amount in excess of 90 percent of funds from operations (as defined in the facility agreement) for such period, subject to certain other adjustments.  Mortgages, Loans Payable and Other Obligations: The Operating Partnership has mortgages, loans payable and other obligations which consist of various loans collateralized by certain of the Operating Partnerships rental properties.  Payments on mortgages, loans payable and other obligations are generally due in monthly installments of principal and interest, or interest only.  On January 3, 2006, the Operating Partnership repaid its $144.6 million loan with Northwestern Mutual Life/Principal Life Insurance companies collateralized by Harborside Financial Center Plazas 2 and 3, which were scheduled to mature on that date, using borrowings under the 2004 Unsecured Facility.  On July 3, 2006, the Operating Partnership repaid its $9.4 million loan with Massachusetts Mutual Life Insurance Company collateralized by 6411 Ivy Lane, which was scheduled to mature on October 1, 2006, at par, using borrowings under the 2004 Unsecured Facility.  Debt Strategy: The Operating Partnership does not intend to reserve funds to retire the Operating Partnerships senior unsecured notes or its mortgages, loans payable and other obligations upon maturity.  Instead, the Operating Partnership will seek to refinance such debt at maturity or retire such debt through the issuance of additional equity or debt securities on or before the applicable maturity dates.  If it cannot raise sufficient proceeds to retire the maturing debt, the Operating Partnership may draw on its revolving credit facility to retire the maturing indebtedness, which would reduce the future availability of funds under such facility.  As of July 25, 2006, the Operating Partnership had $373  57


million of outstanding borrowings under its $600 million unsecured revolving credit facility.  The Operating Partnership has approximately $49.7 million of mortgage indebtedness maturing from July 1, 2006 through June 30, 2007.  The Operating Partnership is reviewing various refinancing options, including the public issuance of additional unsecured debt, the issuance in public or private transactions of preferred equity instruments and/or obtaining additional mortgage debt, some or all of which may be completed during 2006.  The Operating Partnership anticipates that its available cash and cash equivalents and cash flows from operating activities, together with cash available from borrowings and other sources, will be adequate to meet the Operating Partnerships capital and liquidity needs both in the short and long-term.  However, if these sources of funds are insufficient or unavailable, the
Operating Partnerships ability to make the expected distributions discussed below may be adversely affected.  Equity Financing and Registration Statements  Equity Activity: The following table presents the changes in the Corporations issued and outstanding shares of Common Stock and the Operating Partnerships common units and preferred units (as converted) since December 31, 2005:  Common
        CommonStock
        Units
        TotalOutstanding at January 1, 2006
        62,019,646
        13,650,439
        75,670,085Stock options exercised
        198,820
        --
        198,820Common units redeemed for Common Stock
        135,866
        (135,866)
        --Common units redeemed for cash
        --
        (1)
        (1)Common units issued
        --
        2,167,053
        2,167,053Shares issued under Dividend Reinvestmentand Stock Purchase Plan
        2,806
        --
        2,806Restricted shares issued, net of cancellations
        3,250
        --
        3,250Outstanding at June 30, 2006
        62,360,388
        15,681,625
        78,042,013  Share Repurchase Program: On September 13, 2000, the Board of Directors of the Corporation authorized an increase to the Corporations repurchase program under which the Corporation was permitted to purchase up to an additional $150.0 million of the Corporations outstanding common stock (Repurchase Program).  From that date through its last purchases on January 10, 2003, the Corporation purchased and retired, under the Repurchase Program, 3.7 million shares of its outstanding common stock for an aggregate cost of approximately $104.5 million.  Concurrent with these purchases, the Corporation sold to the Operating Partnership 3.7 million of its outstanding common units for an aggregate cost of approximately $104.5 million.  The Corporation has a remaining authorization to repurchase up to an additional $45.5 million of its outstanding common stock, which it may repurchase from time to time in open market
transactions at prevailing prices or through privately negotiated transactions.  Shelf Registration Statements: The Corporation has an effective shelf registration statement on Form S-3 filed with the Securities and Exchange Commission (SEC) for an aggregate amount of $2.0 billion in common stock, preferred stock, depositary shares, and/or warrants of the Corporation, under which no securities have been sold.  The Corporation and the Operating Partnership also have an effective shelf registration statement on Form S-3 filed with the SEC for an aggregate amount of $2.5 billion in common stock, preferred stock, depositary shares and guarantees of the Corporation and debt securities of the Operating Partnership, under which $600 million of securities have been sold through July 25, 2006 and $1.9 billion remains available for future issuances.  Off-Balance Sheet Arrangements  Unconsolidated Joint Venture Debt: The debt of the Operating Partnerships unconsolidated joint ventures aggregating $539.9 million at June 30, 2006,  58


is non-recourse to the Operating Partnership except for customary exceptions pertaining to such matters as intentional misuse of funds, environmental conditions and material misrepresentations.  The Operating Partnership has severally guaranteed repayment of approximately $1.1 million on a mortgage at the Harborside South Pier Hyatt hotel joint venture.  The Operating Partnership has also posted a $7.6 million letter of credit in support of the Harborside South Pier joint venture, $3.8 million of which is indemnified by Hyatt.  The Operating Partnerships off-balance sheet arrangements are further discussed in Note 4: Investments in Unconsolidated Joint Ventures to the Financial Statements.  Contractual Obligations  The following table outlines the timing of payment requirements related to the Operating Partnerships debt (principal and interest), PILOT agreements, and ground lease agreements as of June 30, 2006:  Payments Due by PeriodLess than 1
        1  3
        4  5
        6  10
        After 10(dollars in thousands)
        Total
        year
        Years
        years
        Years
        yearsSenior unsecured notes
        $2,032,654
        $100,494
        $500,989
        $  614,326
        $816,845
        --Revolving credit facility   (1)
        378,458
        17,988
        35,975
        324,495
        --
        --Mortgages, loans   payable andother obligations
        498,869
        86,811
        69,939
        191,617
        118,842
        $31,660Payments in lieu of taxes(PILOT)
        74,216
        6,211
        12,630
        8,587
        22,871
        23,917Operating lease   payments
        4,373
        1,981
        2,383
        9
        --
        --Ground lease payments
        40,073
        667
        1,968
        1,320
        3,357
        32,761Total
        $3,028,643
        $214,152
        $623,884
        $1,140,354
        $961,915
        $88,338  (1)
        Interest payments assume current credit facility borrowings and interest rates remain at the June 30, 2006 level until maturity.  Other Commitments and Contingencies  Legal Proceedings: On February 12, 2003, the NJSEA selected The Mills Corporation and the Operating Partnership to redevelop the Continental Airlines Arena site (Arena Site) for mixed uses, including retail.  In March 2003, Hartz Mountain Industries, Inc., (Hartz), filed a lawsuit in the Superior Court of New Jersey, Law Division, for Bergen County, seeking to enjoin NJSEA from entering into a contract with the Meadowlands Venture for the redevelopment of the Continental Airlines Arena site.  In May 2003, the court denied Hartzs request for an injunction and dismissed its suit for failure to exhaust administrative remedies.  In June 2003, the NJSEA held hearings on Hartzs protest, and on a parallel protest filed by another rejected developer, Westfield, Inc. (Westfield).  On September 10, 2003, the NJSEA ruled against Hartzs and Westfields protests.  Hartz and
Westfield, as well as Elliot Braha and three other taxpayers (collectively Braha), thereafter filed appeals from the NJSEAs final decision.  By decision dated May 14, 2004, the Appellate Division of the Superior Court of New Jersey rejected the appellants contention that the NJSEA lacks statutory authority to allow retail development of its property.  The Appellate Division also remanded Harts claim under the Open Public Records Acts, seeking disclosure of additional documents from NJSEA, to the Law Division for further proceedings.  The Supreme Court of New Jersey declined to review the Appellate Divisions decision.  On August 19, 2004, the Law Division issued a decision resolving Hartzs Open Public Records Act claim and ordered NJSEA to disclose some, but not all, of the documents Hartz was seeking.  The Appellate Division, in a decision rendered on November 24, 2004, upheld the findings of the Law Division in the remand proceeding.  The
Supreme Court of New Jersey declined to review the Appellate Divisions decision.  At Hartzs request, the NJSEA thereafter held further hearings on December 15 and 16, 2004, to review certain additional facts in support of Hartzs and Westfields bid protest.  Braha, as a taxpayer, did not have standing to participate in the supplemental protest hearing.  On March 4, 2005, the Hearing Officer rendered his Supplemental Report and Recommendation to the NJSEA, finding no merit in the protests presented by Hartz and Westfield.  The  59


NJSEA accepted the Hearing Officers Supplemental Report and Recommendation on March 30, 2005 and Hartz and Braha have appealed that decision to the Appellate Division.  In January 2004, Hartz and Westfield also appealed to the Appellate Division of the Superior Court of New Jersey from the NJSEAs December 2003 approval and execution of the Redevelopment Agreement with the Meadowlands Venture.  In November 2004, Hartz and Westfield filed additional appeals in the Appellate Division challenging NJSEAs resolution authorizing the execution of the First Amendment to the Redevelopment Agreement with Meadowlands Venture and the ground lease with the Meadowlands Venture.  All of the above appeals have been consolidated by the Appellate Division and are pending.  On September 30, 2004, the Borough of Carlstadt filed an action in the Superior Court of New Jersey Law Division, challenging Meadowlands Xanadu, which asserts claims that are substantially the same as claims asserted by Hartz and Braha in the above appeals.  By Order dated November 19, 2004, the Law Division transferred that matter to the Superior Court of New Jersey, Appellate Division.  This matter was voluntarily dismissed by Carlstadt in accordance with a March 22, 2006 Settlement Agreement and Release between Carlstadt and the Meadowlands Venture.  Several appeals filed by Hartz, Westfield and others, including certain environmental groups, that challenge certain approvals received by the Meadowlands Venture from the NJSEA, the New Jersey Meadowlands Commission (NJMC) and the New Jersey Department of Environmental Protection (NJDEP) remain pending before the Appellate Division.  Some of these appeals challenge NJDEPs issuance of a stream encroachment permit, waterfront development permit, and coastal zone consistency determination for Meadowlands Xanadu.  Other of these appeals are from NJDEPs and NJMCs issuance of reports in connection with a consultation process the NJSEA was statutorily required to undertake in connection with any NJSEA-development project.  A Hartz affiliate and a trade association have filed an appeal from an advisory opinion favorable to the Meadowlands Venture issued by the Director of the Division of Alcoholic Beverage Control concerning the availability of special concessionaire permits.  That appeal is also pending in the Appellate Division of the Superior Court of New Jersey.  Three separate lawsuits have been filed in the United States District Court for the District of New Jersey, challenging a permit issued by the U.S. Army Corps of Engineers (USACE) in connection with the project.  The first suit was filed on March 30, 2005, by the Sierra Club, the New Jersey Public Interest Research Group, Citizen Lobby, Inc. and the New Jersey Environmental Federation.  Additional suits were filed on May 16 and May 31, 2005, respectively, by Hartz (together with one of its officers as an individually-named plaintiff) and the Borough of Carlstadt.  The Sierra Club also filed a motion for a preliminary injunction to stop certain construction activities on the project, which the Court denied on July 6, 2005.  The parties have filed cross motions for summary judgment on the merits of the Sierra Clubs claims.  A decision is expected sometime in the latter part of 2006.  On
October 26, 2005, the court granted the motions of the Meadowlands Venture and the USACE to dismiss the Hartz complaint for lack of standing.  The deadline for appealing that decision has passed, so the Hartz action is ended.  On October 31, 2005, the USACE filed a motion to dismiss the complaint filed by the Borough of Carlstadt for lack of standing.  On February 7, 2006, the Court granted the motion and dismissed the Borough of Carlstadts complaint in its entirety.  On March 9, 2006, Carlstadt filed a notice of appeal of this decision to the United States Court of Appeals for the Third Circuit.  This appeal has been dismissed pursuant to the Settlement Agreement and Release executed by Carlstadt and the Meadowlands Venture.  On April 5, 2005, the New York Football Giants (Giants) filed an emergent application with the Supreme Court of New Jersey, Chancery Division, seeking an injunction stopping all work on the Meadowlands Xanadu project as being in violation of its existing lease with the NJSEA.  After hearing oral argument on the application on August 5, 2005, the court denied the Giants motion for preliminary injunctive relief.  On June 22, 2006, the court entered a Stipulation and Consent Order that dismissed without prejudice the parties respective claims.  60


The New Jersey Builders Association (NJBA) has commenced an action, which is pending in the Appellate Division, alleging that the NJSEA has failed to meet a purported obligation to provide affordable housing at the Meadowlands Complex and seeking, among other relief, an order enjoining the construction of Meadowlands Xanadu.  NJBA filed an application for preliminary injunctive relief seeking to enjoin further construction of Meadowlands Xanadu, which the Appellate Division denied on July 28, 2005.  The Meadowlands Venture is not a party to that action.  On January 25, 2006, the Bergen Cliff Hawks Baseball Club, LLC (the Cliff Hawks), filed a complaint against the Operating Partnership and Mills, alleging that the Operating Partnership and Mills breached an agreement to provide the Cliff Hawks with a minor league baseball park as part of the Xanadu Project.  This matter is pending.  The Operating Partnership believes that the Meadowlands Ventures proposal and the planned project comply with applicable laws, and the Meadowlands Venture intends to continue its vigorous defense of its rights under the Redevelopment Agreement and Ground Lease.  Although there can be no assurance, the Operating Partnership does not believe that the pending lawsuits will have any material affect on its ability to develop the Meadowlands Xanadu project.  There are no other material pending legal proceedings, other than ordinary routine litigation incidental to its business, to which the Operating Partnership is a party or to which any of the Properties is subject.  Inflation  The Operating Partnerships leases with the majority of its tenants provide for recoveries and escalation charges based upon the tenants proportionate share of, and/or increases in, real estate taxes and certain operating costs, which reduce the Operating Partnerships exposure to increases in operating costs resulting from inflation.  DISCLOSURE REGARDING FORWARD-LOOKING STATEMENTS  We consider portions of this information, including the documents incorporated by reference, to be forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended.  We intend such forward-looking statements to be covered by the safe harbor provisions for forward-looking statements contained in Section 21E of such act.  Such forward-looking statements relate to, without limitation, our future economic performance, plans and objectives for future operations and projections of revenue and other financial items.  Forward-looking statements can be identified by the use of words such as may, will, plan, should, expect, anticipate, estimate, continue or comparable terminology.  Forward-looking statements are inherently subject to risks and uncertainties, many of
which we cannot predict with accuracy and some of which we might not even anticipate.  Although we believe that the expectations reflected in such forward-looking statements are based upon reasonable assumptions at the time made, we can give no assurance that such expectations will be achieved.  Future events and actual results, financial and otherwise, may differ materially from the results discussed in the forward-looking statements.  Readers are cautioned not to place undue reliance on these forward-looking statements.  Among the factors about which we have made assumptions are:  
        changes in the general economic climate and conditions, including those affecting industries in which our principal tenants compete;
        any failure of the general economy to recover from the current economic downturn;
        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;
        changes in operating costs;   61



        our ability to obtain adequate insurance, including coverage for terrorist acts;
        the availability of financing;
        changes in governmental regulation, tax rates and similar matters; and
        other risks associated with the development and acquisition of properties, including risks that the development may not be completed on schedule, that the tenants will not take occupancy or pay rent, or that development or operating costs may be greater than anticipated.   Item 3.
        Quantitative and Qualitative Disclosures About Market Risk  Market risk is the exposure to loss resulting from changes in interest rates, foreign currency exchange rates, commodity prices and equity prices.  In pursuing its business plan, the primary market risk to which the Operating Partnership is exposed is interest rate risk.  Changes in the general level of interest rates prevailing in the financial markets may affect the spread between the Operating Partnerships yield on invested assets and cost of funds and, in turn, its ability to make distributions or payments to its investors.  Approximately $2.0 billion of the Operating Partnerships long-term debt and other obligations bears interest at fixed rates and therefore the fair value of these instruments is affected by changes in market interest rates.  The following table presents principal cash flows based upon maturity dates of the debt obligations and the related weighted-average interest rates by expected maturity dates for the fixed rate debt.  The interest rates on the variable rate debt as of June 30, 2006 was LIBOR plus 65 basis points.  (dollars in thousands)June 30, 2006
        Maturity DateDebt,
        7/1/06 including current portion
        12/31/06
        2007
        2008
        2009
        2010
        Thereafter
        Total
        Fair ValueFixed Rate
        $35,035
        $47,176
        $28,905
        $307,960
        $335,941
        $1,295,592
        $2,050,609
        $2,023,106Average Interest   Rate
        5.08%
        5.64%
        5.24%
        7.42%
        5.26%
        6.11%
        6.14%Variable Rate
        
        
        
        $317,000
        
        
        $   317,000
        $    317,000  While the Operating Partnership has not experienced any significant credit losses, in the event of a significant rising interest rate environment and/or economic downturn, defaults could increase and result in losses to the Operating Partnership which could adversely affect its operating results and liquidity.   Item 4.
        Controls and Procedures  Disclosure Controls and Procedures.  The Operating Partnerships management, with the participation of the Corporations president and chief executive officer and chief financial officer, has evaluated the effectiveness of the Operating Partnerships disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) as of the end of the period covered by this report.  Based on such evaluation, the Corporations president and chief executive officer and chief financial officer have concluded that, as of the end of such period, the Operating Partnerships disclosure controls and procedures are effective in recording, processing, summarizing and reporting, on a timely basis, information required to be disclosed by the Operating Partnership in the reports that it files or submits under the Exchange Act.  Internal Control Over Financial Reporting.  There have not been any changes in the Operating Partnerships internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the fiscal quarter to which this report relates that have materially affected, or are reasonably likely to materially affect, the Operating Partnerships internal control over financial reporting.  62


MACK-CALI REALTY, L.P.  Part II  Other Information   Item 1.
        Legal Proceedings  On February 12, 2003, the NJSEA selected The Mills Corporation and the Operating Partnership to redevelop the Continental Airlines Arena site (Arena Site) for mixed uses, including retail.  In March 2003, Hartz Mountain Industries, Inc., (Hartz), filed a lawsuit in the Superior Court of New Jersey, Law Division, for Bergen County, seeking to enjoin NJSEA from entering into a contract with the Meadowlands Venture for the redevelopment of the Continental Airlines Arena site.  In May 2003, the court denied Hartzs request for an injunction and dismissed its suit for failure to exhaust administrative remedies.  In June 2003, the NJSEA held hearings on Hartzs protest, and on a parallel protest filed by another rejected developer, Westfield, Inc. (Westfield).  On September 10, 2003, the NJSEA ruled against Hartzs and Westfields protests.  Hartz and
Westfield, as well as Elliot Braha and three other taxpayers (collectively Braha), thereafter filed appeals from the NJSEAs final decision.  By decision dated May 14, 2004, the Appellate Division of the Superior Court of New Jersey rejected the appellants contention that the NJSEA lacks statutory authority to allow retail development of its property.  The Appellate Division also remanded Harts claim under the Open Public Records Acts, seeking disclosure of additional documents from NJSEA, to the Law Division for further proceedings.  The Supreme Court of New Jersey declined to review the Appellate Divisions decision.  On August 19, 2004, the Law Division issued a decision resolving Hartzs Open Public Records Act claim and ordered NJSEA to disclose some, but not all, of the documents Hartz was seeking.  The Appellate Division, in a decision rendered on November 24, 2004, upheld the findings of the Law Division in the remand proceeding.  The
Supreme Court of New Jersey declined to review the Appellate Divisions decision.  At Hartzs request, the NJSEA thereafter held further hearings on December 15 and 16, 2004, to review certain additional facts in support of Hartzs and Westfields bid protest.  Braha, as a taxpayer, did not have standing to participate in the supplemental protest hearing.  On March 4, 2005, the Hearing Officer rendered his Supplemental Report and Recommendation to the NJSEA, finding no merit in the protests presented by Hartz and Westfield.  The NJSEA accepted the Hearing Officers Supplemental Report and Recommendation on March 30, 2005 and Hartz and Braha have appealed that decision to the Appellate Division.  In January 2004, Hartz and Westfield also appealed to the Appellate Division of the Superior Court of New Jersey from the NJSEAs December 2003 approval and execution of the Redevelopment Agreement with the Meadowlands Venture.  In November 2004, Hartz and Westfield filed additional appeals in the Appellate Division challenging NJSEAs resolution authorizing the execution of the First Amendment to the Redevelopment Agreement with Meadowlands Venture and the ground lease with the Meadowlands Venture.  All of the above appeals have been consolidated by the Appellate Division and are pending.  On September 30, 2004, the Borough of Carlstadt filed an action in the Superior Court of New Jersey Law Division, challenging Meadowlands Xanadu, which asserts claims that are substantially the same as claims asserted by Hartz and Braha in the above appeals.  By Order dated November 19, 2004, the Law Division transferred that matter to the Superior Court of New Jersey, Appellate Division.  This matter was voluntarily dismissed by Carlstadt in accordance with a March 22, 2006, Settlement Agreement and Release between Carlstadt and the Meadowlands Venture.  Several appeals filed by Hartz, Westfield and others, including certain environmental groups, that challenge certain approvals received by the Meadowlands Venture from the NJSEA, the New Jersey Meadowlands Commission (NJMC) and the New Jersey Department of Environmental Protection (NJDEP) remain pending before the Appellate Division.  Some of these appeals challenge NJDEPs issuance of a stream encroachment permit, waterfront development permit, and coastal zone consistency determination for Meadowlands Xanadu.  Other of these appeals are from NJDEPs and NJMCs issuance of reports in connection with a consultation process the NJSEA was statutorily required to undertake in connection with any NJSEA-development project.   63


A Hartz affiliate and a trade association have filed an appeal from an advisory opinion favorable to the Meadowlands Venture issued by the Director of the Division of Alcoholic Beverage Control concerning the availability of special concessionaire permits.  That appeal is also pending in the Appellate Division of the Superior Court of New Jersey.  Three separate lawsuits have been filed in the United States District Court for the District of New Jersey, challenging a permit issued by the U.S. Army Corps of Engineers (USACE) in connection with the project.  The first suit was filed on March 30, 2005, by the Sierra Club, the New Jersey Public Interest Research Group, Citizen Lobby, Inc. and the New Jersey Environmental Federation.  Additional suits were filed on May 16 and May 31, 2005, respectively, by Hartz (together with one of its officers as an individually-named plaintiff) and the Borough of Carlstadt.  The Sierra Club also filed a motion for a preliminary injunction to stop certain construction activities on the project, which the Court denied on July 6, 2005.  The parties have filed cross motions for summary judgment on the merits of the Sierra Clubs claims.  A decision is expected sometime in the latter part of 2006.  On
October 26, 2005, the court granted the motions of the Meadowlands Venture and the USACE to dismiss the Hartz complaint for lack of standing.  The deadline for appealing that decision has passed, so the Hartz action is ended.  On October 31, 2005, the USACE filed a motion to dismiss the complaint filed by the Borough of Carlstadt for lack of standing.  On February 7, 2006, the Court granted the motion and dismissed the Borough of Carlstadts complaint in its entirety.  On March 9, 2006, Carlstadt filed a notice of appeal of this decision to the United States Court of Appeals for the Third Circuit.  This appeal has been dismissed pursuant to the Settlement Agreement and Release executed by Carlstadt and the Meadowlands Venture.  On April 5, 2005, the New York Football Giants (Giants) filed an emergent application with the Supreme Court of New Jersey, Chancery Division, seeking an injunction stopping all work on the Meadowlands Xanadu project as being in violation of its existing lease with the NJSEA.  After hearing oral argument on the application on August 5, 2005, the court denied the Giants motion for preliminary injunctive relief.  On June 22, 2006, the court entered a Stipulation and Consent Order that dismissed without prejudice the parties respective claims.  The New Jersey Builders Association (NJBA) has commenced an action, which is pending in the Appellate Division, alleging that the NJSEA has failed to meet a purported obligation to provide affordable housing at the Meadowlands Complex and seeking, among other relief, an order enjoining the construction of Meadowlands Xanadu.  NJBA filed an application for preliminary injunctive relief seeking to enjoin further construction of Meadowlands Xanadu, which the Appellate Division denied on July 28, 2005.  The Meadowlands Venture is not a party to that action.  On January 25, 2006, the Bergen Cliff Hawks Baseball Club, LLC (the Cliff Hawks), filed a complaint against the Operating Partnership and Mills, alleging that the Operating Partnership and Mills breached an agreement to provide the Cliff Hawks with a minor league baseball park as part of the Xanadu Project.  This matter is pending.  The Operating Partnership believes that the Meadowlands Ventures proposal and the planned project comply with applicable laws, and the Meadowlands Venture intends to continue its vigorous defense of its rights under the Redevelopment Agreement and Ground Lease.  Although there can be no assurance, the Operating Partnership does not believe that the pending lawsuits will have any material affect on its ability to develop the Meadowlands Xanadu project.  There are no other material pending legal proceedings, other than ordinary routine litigation incidental to its business, to which the Operating Partnership is a party or to which any of the Properties is subject.  64


Item 1A.
        Risk Factors  The disclosures under Item 1A  Risk Factors in our annual report on Form 10-K for the year ended December 31, 2005 are hereby amended and supplemented by adding the following additional risk factor to such disclosure:  Our real estate construction management activities are subject to risks particular to third-party construction projects.  As a result of the Gale/Green Transactions, we now perform fixed price construction management services for third parties and we are subject to a variety of risks unique to these activities.  If construction costs of a project exceed original estimates, such costs may have to be absorbed by us, thereby making the project less profitable than originally estimated, or possibly not profitable at all.  In addition, a construction project may be delayed due to government or regulatory approvals, supply shortages, or other events and circumstances beyond our control, or the time required to complete a construction project may be greater than originally anticipated.  If any such excess costs or project delays were to be material, such events may adversely effect our cash flow and liquidity and thereby impact our ability to pay dividends or make distributions to our investors.   65


MACK-CALI REALTY, L.P.  Part II  Other Information (continued)   Item 2.
        Unregistered Sales of Equity Securities and Use of Proceeds  (a)
        COMMON UNITS During the three months ended June 30, 2006, the Corporation issued 101,150 shares of common stock to holders of common units in the Operating Partnership upon the redemption of such common units in private offerings pursuant to Section 4(2) of the Securities Act.  The holders of the common units were limited partners of the Operating Partnership and accredited investors under Rule 501 of the Securities Act.  The common units were converted into an equal number of shares of common stock.  The Corporation has registered the resale of such shares under the Securities Act.  In addition, on May 9, 2006, the Operating Partnership issued 224,719 common units in the Operating Partnership to accredited investors under Rule 501 of the Securities Act as partial consideration for the acquisition of the ownership interests in The Gale Services Company, L.L.C. and The Gale Construction Services Company, L.L.C.  The information required by this paragraph (a) of Item 2 with respect to the issuance of these common units was previously disclosed in the Operating Partnerships Current Report on Form 8-K dated May 9, 2006.  (b)
        Not Applicable.  (c)
        None.  Item 3.
        Defaults Upon Senior Securities  Not Applicable.  Item 4.
        Submission of Matters to a Vote of Security Holders  On May 24, 2006, the Corporation held its Annual Meeting of Stockholders (the Annual Meeting) to elect four members to the Board of Directors of the Corporation, among other things. At the Annual Meeting, the Corporations stockholders elected the following four Class III directors to serve until the Corporations annual meeting of Stockholders to be held in 2009: John R. Cali (Number of shares for: 57,980,396, Number of shares against: 833,943), Mitchell E. Hersh (Number of shares for: 57,947,228, Number of shares against: 867,111), Irvin D. Reid (Number of shares for: 58,046,823, Number of shares against: 767,516) and Robert F. Weinberg (Number of shares for: 57,939,277, Number of shares against: 875,062).  At the Annual Meeting, the Corporations stockholders also voted upon and approved the ratification of the appointment of PricewaterhouseCoopers LLP as the Corporations independent registered public accounting firm for the ensuing year (Number of shares for: 58,714,373, Number of shares against: 61,509, Number of shares abstained: 38,457, Number of broker non-votes: 0.) In addition, no official action was taken at the Annual Meeting with respect to a shareholder proposal (the Shareholder Proposal) requesting that the Board of Directors adopt a majority vote standard for elections of persons to the Board of Directors of the Corporation as the proponent of the Shareholder Proposal was not in attendance at the Annual Meeting.  Item 5.
        Other Information  (a)
        None.  (b)
        None.  Item 6.
        Exhibits  The exhibits required by this item are set forth on the Exhibit Index attached hereto.  66


MACK-CALI REALTY, L.P.  Signatures  Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.    Mack-Cali Realty, L.P.(Registrant)By:
        Mack-Cali Realty Corporationits General PartnerDate:    August 2, 2006
        By:
        /s/ Mitchell E. HershMitchell E. HershPresident andChief Executive OfficerDate:    August 2, 2006
        By:
        /s/ Barry LefkowitzBarry LefkowitzExecutive Vice President andChief Financial Officer   67


Exhibit Index   Exhibit
Number
        
        ExhibitTitle3.1
        
        Restated Charter of Mack-Cali Realty Corporation dated June 11, 2001 (filed as Exhibit 3.1 to the Operating Partnerships Form 10-Q dated June 30, 2001 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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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
        
        Articles Supplementary for the 8% Series C Cumulative Redeemable Perpetual Preferred Stock dated March 11, 2003 (filed as Exhibit 3.1 to the Corporations Form 8-K dated March 14, 2003 and incorporated herein by reference).3.11
        
        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 Operating Partnerships Form 8-K dated March 14, 2003 and incorporated herein by reference).    68


Exhibit
Number
        
        ExhibitTitle4.1
        
        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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnerships Form 8-K dated February 9, 2004 and incorporated herein by reference).   69


Exhibit
Number
        
        ExhibitTitle4.12
        
        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 Operating Partnerships Form 8-K dated March 22, 2004 and incorporated herein by reference).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 Operating Partnership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 Operating Partnership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 Operating Partnership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 Operating Partnerships Form 8-K dated January 18, 2006 and incorporated herein by reference).4.17
        
        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 Corporation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 Operating Partnerships Form 10-Q dated June 30, 1999 and incorporated herein by reference).10.2
        
        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 Operating Partnerships Form 10-Q dated June 30, 1999 and incorporated herein by reference).10.3
        
        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 Operating Partnerships Form 10-Q dated June 30, 1999 and incorporated herein by reference).10.4
        
        Employment Agreement dated as of December 5, 2000 between Michael Grossman and Mack-Cali Realty Corporation (filed as Exhibit 10.5 to the Operating Partnerships Form 10-K for the year ended December 31, 2000 and incorporated herein by reference).10.5
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).   70


Exhibit
Number
        
        ExhibitTitle10.6
        
        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 Operating Partnerships Form 10-Q dated June 30, 1999 and incorporated herein by reference).10.7
        
        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 Operating Partnerships Form 10-Q dated June 30, 1999 and incorporated herein by reference).10.8
        
        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 Operating Partnerships Form 10-Q dated June 30, 1999 and incorporated herein by reference).10.9
        
        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 Operating Partnerships Form 10-Q dated March 31, 2001 and incorporated herein by reference).10.10
        
        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 Operating Partnerships Form 10-Q dated March 31, 2001 and incorporated herein by reference).10.11
        
        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).10.12
        
        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).10.13
        
        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).10.14
        
        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).10.15
        
        Tax Gross Up Agreement effective as of January 2, 2003 by and between Mack-Cali Realty Corporation and Barry Lefkowitz (filed as Exhibit 10.8 to the Corporations Form 8-K dated January 2, 2003 and incorporated herein by reference).10.16
        
        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).   71


Exhibit
Number
        
        ExhibitTitle10.17
        
        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).10.18
        
        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).10.19
        
        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).10.20
        
        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).10.21
        
        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).10.22
        
        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).10.23
        
        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).10.24
        
        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).10.25
        
        First Amendment effective as of January 2, 2003 to the Restricted Share Award Agreement dated March 12, 2001 between Mack-Cali Realty Corporation and Michael A. Grossman (filed as Exhibit 10.18 to the Corporations Form 8-K dated January 2, 2003 and incorporated herein by reference).10.26
        
        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).   72


Exhibit
Number
        
        ExhibitTitle10.27
        
        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).10.28
        
        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).10.29
        
        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).10.30
        
        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).10.31
        
        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).10.32
        
        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).10.33
        
        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).10.34
        
        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).10.35
        
        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).10.36
        
        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).10.37
        
        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).10.38
        
        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).10.39
        
        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).   73


Exhibit
Number
        
        ExhibitTitle10.40
        
        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).10.41
        
        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).10.42
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.43
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.44
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.45
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.46
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.47
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.48
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.49
        
        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 Operating Partnerships Form 8-K dated December 6, 2005 and incorporated herein by reference).10.50
        
        Restricted Share Award Agreement by and between Mack-Cali Realty Corporation and Mark Yeager (filed as Exhibit 10.16 to the Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).   74


Exhibit
Number
        
        ExhibitTitle10.51
        
        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 Operating Partnerships Form 8-K dated September 27, 2002 and incorporated herein by reference).10.52
        
        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 Operating Partnerships Form 8-K dated November 23, 2004 and incorporated herein by reference).10.53
        
        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 Operating Partnerships Form 8-K dated September 16, 2005 and incorporated herein by reference).10.54
        
        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 Operating Partnerships Form 8-K dated July 14, 2006 and incorporated herein by reference).10.55
        
        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 Operating Partnerships Form 8-K dated November 12, 2004 and incorporated herein by reference).10.56
        
        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).10.57
        
        First Amendment to Contribution and Exchange Agreement, dated as of December 11, 1997, by and among the Company 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).10.58
        
        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).   75


Exhibit
Number
        
        ExhibitTitle10.59
        
        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).10.60
        
        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).10.61
        
        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).10.62
        
        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).10.63
        
        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).10.64
        
        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, 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 Operating Partnerships Form 10-Q dated September 30, 2002 and incorporated herein by reference).10.65
        
        Indemnification Agreement dated October 22, 2002 by and between Mack-Cali Realty Corporation and John Crandall (filed as Exhibit 10.29 to the Operating Partnerships Form 10-Q dated September 30, 2002 and incorporated herein by reference).10.66
        
        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 Company and the Operating Partnership (filed as Exhibit 10.44 to the Operating Partnerships Form 10-K dated December 31, 2002 and incorporated herein by reference.)10.67
        
        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).   76


Exhibit
Number
        
        ExhibitTitle10.68
        
        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).10.69
        
        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).10.70
        
        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).10.71
        
        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 Operating Partnerships Form 10-Q dated June 30, 2005 and incorporated herein by reference).10.72
        
        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 Operating Partnerships Form 10-K dated December 31, 2005 and incorporated herein by reference).10.73
        
        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 Operating Partnerships Form 8-K dated March 7, 2006 and incorporated herein by reference).10.74
        
        Amendment No. 1 to Membership Interest Purchase and Contribution Agreement dated as of March 31, 2006 (filed as Exhibit 10.1 to the Operating Partnerships Form 8-K dated March 28, 2006 and incorporated herein by reference).10.75
        
        Amendment No. 2 to Membership Interest Purchase and Contribution Agreement dated as of May 9, 2006 (filed as Exhibit 10.1 to the Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).   77


Exhibit
Number
        
        ExhibitTitle10.76
        
        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 Operating Partnerships Form 8-K dated March 7, 2006 and incorporated herein by reference).10.77
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.78
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.79
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.80
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.81
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.82
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.83
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.84
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).     78    Exhibit
Number
        
        ExhibitTitle10.85
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.86
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.87
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.88
        
        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 Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).10.89
        
        Form of Amended and Restated Limited Liability Company Agreement of Mack-Green-Gale LLC dated                 , 2006 (filed as Exhibit 10.3 to the Operating Partnerships Form 8-K dated March 7, 2006 and incorporated herein by reference).10.90
        
        Form of Limited Liability Company Operating Agreement (filed as Exhibit 10.3 to the Operating Partnerships Form 8-K dated May 9, 2006 and incorporated herein by reference).31.1*
        
        Certification of the Corporations President and Chief Executive Officer, Mitchell E. Hersh, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.31.2*
        
        Certification of the Corporations Chief Financial Officer, Barry Lefkowitz, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.32.1*
        
        Certification of the Corporations President and Chief Executive Officer, Mitchell E. Hersh, and the Corporations Chief Financial Officer, Barry Lefkowitz, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.



*filed herewith







79