----

| [X] | ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 |
|-----|--------------------------------------------------------------------------------------|

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

| 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)    | (IRS EmployerIdentification No.) |

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

----

----

----

|                                                                                    |   | December 31, |       |
|-----------------------------------------------------------------------------------------|--------|--------------|------------|
| ASSETS                                                                                  |   | 2010         |       |   | 2009 |   |
| Rental property                                                                         |   |         |       |   |   |   |
| Land and leasehold interests                                                            |   | $            | 771,960    |   |   | $ | 771,794 |   |
| Buildings and improvements                                                              |   |         | 3,970,177  |   |   |   | 3,948,509 |   |
| Tenant improvements                                                                     |   |         | 470,098    |   |   |   | 456,547 |   |
| Furniture, fixtures and equipment                                                       |   |         | 4,485      |   |   |   | 9,358 |   |
|                                                                                    |   |         | 5,216,720  |   |   |   | 5,186,208 |   |
| Less – accumulated depreciation and amortization                                  |   |         | (1,278,985 | ) |   |   | (1,153,223 | ) |
| Net investment in rental property                                                       |   |         | 3,937,735  |   |   |   | 4,032,985 |   |
| Cash and cash equivalents                                                               |   |         | 21,851     |   |   |   | 291,059 |   |
| Investments in unconsolidated joint ventures                                            |   |         | 34,220     |   |   |   | 35,680 |   |
| Unbilled rents receivable, net                                                          |   |         | 126,917    |   |   |   | 119,469 |   |
| Deferred charges and other assets, net                                                  |   |         | 212,038    |   |   |   | 213,674 |   |
| Restricted cash                                                                         |   |         | 17,310     |   |   |   | 20,681 |   |
| Accounts receivable, net of allowance for doubtful accounts                             |   |         |       |   |   |   |   |   |
| of $2,790 and $2,036                                                                    |   |         | 12,395     |   |   |   | 8,089 |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| Total assets                                                                            |   | $            | 4,362,466  |   |   | $ | 4,721,637 |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| LIABILITIES AND EQUITY                                                                  |   |         |       |   |   |   |   |   |
| Senior unsecured notes                                                                  |   | $            | 1,118,451  |   |   | $ | 1,582,434 |   |
| Revolving credit facility                                                               |   |         | 228,000    |   |   |   | -- |   |
| Mortgages, loans payable and other obligations                                          |   |         | 743,043    |   |   |   | 755,003 |   |
| Dividends and distributions payable                                                     |   |         | 42,176     |   |   |   | 42,109 |   |
| Accounts payable, accrued expenses and other liabilities                                |   |         | 101,944    |   |   |   | 106,878 |   |
| Rents received in advance and security deposits                                         |   |         | 57,877     |   |   |   | 54,693 |   |
| Accrued interest payable                                                                |   |         | 27,038     |   |   |   | 37,330 |   |
| Total liabilities                                                                       |   |         | 2,318,529  |   |   |   | 2,578,447 |   |
| Commitments and contingencies                                                           |   |         |       |   |   |   |   |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| Partners’ Capital:                                                                |   |         |       |   |   |   |   |   |
| General Partner 10,000 and 10,000 preferred units outstanding                           |   |         | 24,836     |   |   |   | 24,836 |   |
| General Partner 79,605,474 and 78,969,752 common units outstanding                      |   |         | 1,667,450  |   |   |   | 1,740,326 |   |
| Limited partners, 13,007,668 and 13,495,036 common units outstanding                    |   |         | 349,205    |   |   |   | 374,999 |   |
| Total Mack-Cali Realty, L.P. partners’ capital                                    |   |         | 2,041,491  |   |   |   | 2,140,161 |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| Noncontrolling interests in consolidated joint ventures:                                |   |         | 2,446      |   |   |   | 3,029 |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| Total equity                                                                            |   |         | 2,043,937  |   |   |   | 2,143,190 |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| Total liabilities and equity                                                            |   | $            | 4,362,466  |   |   | $ | 4,721,637 |   |
|                                                                                    |   |         |       |   |   |   |   |   |
|                                                                                    |   |         |       |   |   |   |   |   |
| The accompanying notes are an integral part of these consolidated financial statements. |   |

----

|                                                                                    |   | Year Ended December 31, |     |
|-----------------------------------------------------------------------------------------|--------|-------------------------|----------|
| REVENUES                                                                                |   | 2010                    |     |   | 2009 |   |   | 2008 |   |
| Base rents                                                                              |   | $                       | 602,357  |   |   | $ | 611,061 |   |   | $ | 589,626 |   |
| Escalations and recoveries from tenants                                                 |   |                    | 101,699  |   |   |   | 103,057 |   |   |   | 108,812 |   |
| Construction services                                                                   |   |                    | 62,997   |   |   |   | 21,910 |   |   |   | 40,680 |   |
| Real estate services                                                                    |   |                    | 7,874    |   |   |   | 9,359 |   |   |   | 13,487 |   |
| Other income                                                                            |   |                    | 12,553   |   |   |   | 13,538 |   |   |   | 20,175 |   |
| Total revenues                                                                          |   |                    | 787,480  |   |   |   | 758,925 |   |   |   | 772,780 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| EXPENSES                                                                                |   |                    |     |   |   |   |   |   |   |   |   |   |
| Real estate taxes                                                                       |   |                    | 93,535   |   |   |   | 93,322 |   |   |   | 87,220 |   |
| Utilities                                                                               |   |                    | 74,077   |   |   |   | 70,927 |   |   |   | 83,634 |   |
| Operating services                                                                      |   |                    | 114,452  |   |   |   | 110,169 |   |   |   | 106,288 |   |
| Direct construction costs                                                               |   |                    | 60,255   |   |   |   | 20,323 |   |   |   | 37,649 |   |
| General and administrative                                                              |   |                    | 35,003   |   |   |   | 39,779 |   |   |   | 43,861 |   |
| Depreciation and amortization                                                           |   |                    | 191,168  |   |   |   | 200,732 |   |   |   | 192,957 |   |
| Impairment charge on rental property                                                    |   |                    | 9,521    |   |   |   | -- |   |   |   | -- |   |
| Total expenses                                                                          |   |                    | 578,011  |   |   |   | 535,252 |   |   |   | 551,609 |   |
| Operating income                                                                        |   |                    | 209,469  |   |   |   | 223,673 |   |   |   | 221,171 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| OTHER (EXPENSE) INCOME                                                                  |   |                    |     |   |   |   |   |   |   |   |   |   |
| Interest expense                                                                        |   |                    | (149,329 | ) |   |   | (140,068 | ) |   |   | (126,937 | ) |
| Interest and other investment income                                                    |   |                    | 86       |   |   |   | 570 |   |   |   | 1,374 |   |
| Equity in earnings (loss) of unconsolidated joint ventures                              |   |                    | 2,276    |   |   |   | (5,560 | ) |   |   | (39,752 | ) |
| Loss from early extinguishment of debt                                                  |   |                    | (3,752   | ) |   |   | -- |   |   |   | -- |   |
| Gain on reduction of other obligations                                                  |   |                    | --       |   |   |   | 1,693 |   |   |   | 9,063 |   |
| Gain on sale of investment in marketable securities                                     |   |                    | --       |   |   |   | -- |   |   |   | 471 |   |
| Total other (expense) income                                                            |   |                    | (150,719 | ) |   |   | (143,365 | ) |   |   | (155,781 | ) |
| Income from continuing operations                                                       |   |                    | 58,750   |   |   |   | 80,308 |   |   |   | 65,390 |   |
| Discontinued operations:                                                                |   |                    |     |   |   |   |   |   |   |   |   |   |
| Income (loss) from discontinued operations                                              |   |                    | 242      |   |   |   | (17 | ) |   |   | (511 | ) |
| Impairment charge on rental property                                                    |   |                    | --       |   |   |   | (16,563 | ) |   |   | -- |   |
| Realized gains (losses) and unrealized losses                                           |   |                    |     |   |   |   |   |   |   |   |   |   |
|   on disposition of rental property, net                                      |   |                    | 4,447    |   |   |   | -- |   |   |   | -- |   |
| Total discontinued operations, net                                                      |   |                    | 4,689    |   |   |   | (16,580 | ) |   |   | (511 | ) |
| Net income                                                                              |   |                    | 63,439   |   |   |   | 63,728 |   |   |   | 64,879 |   |
| Noncontrolling interest in consolidated joint ventures                                  |   |                    | 262      |   |   |   | 943 |   |   |   | 664 |   |
| Preferred unit distributions                                                            |   |                    | (2,000   | ) |   |   | (2,000 | ) |   |   | (2,000 | ) |
| Net income available to common unitholders                                              |   | $                       | 61,701   |   |   | $ | 62,671 |   |   | $ | 63,543 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Basic earnings per common unit:                                                         |   |                    |     |   |   |   |   |   |   |   |   |   |
| Income from continuing operations                                                       |   | $                       | 0.62     |   |   | $ | 0.90 |   |   | $ | 0.79 |   |
| Discontinued operations                                                                 |   |                    | 0.05     |   |   |   | (0.19 | ) |   |   | -- |   |
| Net income available to common unitholders                                              |   | $                       | 0.67     |   |   | $ | 0.71 |   |   | $ | 0.79 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Diluted earnings per common unit:                                                       |   |                    |     |   |   |   |   |   |   |   |   |   |
| Income from continuing operations                                                       |   | $                       | 0.62     |   |   | $ | 0.90 |   |   | $ | 0.79 |   |
| Discontinued operations                                                                 |   |                    | 0.05     |   |   |   | (0.19 | ) |   |   | -- |   |
| Net income available to common unitholders                                              |   | $                       | 0.67     |   |   | $ | 0.71 |   |   | $ | 0.79 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Basic weighted average units outstanding                                                |   |                    | 92,373   |   |   |   | 88,346 |   |   |   | 80,404 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Diluted weighted average units outstanding                                              |   |                    | 92,477   |   |   |   | 88,389 |   |   |   | 80,648 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| The accompanying notes are an integral part of these consolidated financial statements. |   |

----

|                                          | General   | General | Limited  | General     | General     | Limited     | Accumulated       | Noncontrolling           |       |   |                |
|-----------------------------------------------|-----------|---------|----------|-------------|-------------|-------------|-------------------|--------------------------|------------|--------|---------------------|
|                                          | Partner   | Partner | Partners | Partner     | Partner     | Partners    | Other             | Interest in              |       |   |                |
|                                          | Preferred | Common  | Common   | Preferred   | Common      | Common      | Comprehensive     | Consolidated             | Total      |   | Comprehensive       |
|                                          | Units     | Units   | Units    | Unitholders | Unitholders | Unitholders | Income (Loss)     | Joint Ventures           | Equity     |   | Income              |
| Balance at January 1, 2008                    | 10        | 65,558  | 14,985   | $24,836     | $1,617,766  | $456,436    | $  (47) | $1,414                   | $2,100,405 |   | $134,276            |
| Net income                                    | --        | --      | --       | 2,000       | 51,726      | 11,817      | --                | (664)                    | 64,879     |   | 64,879              |
| Distributions                                 | --        | --      | --       | (2,000)     | (168,792)   | (37,891)    | --                | --                       | (208,683)  |   | --                  |
| Increase in noncontrolling                    |      |    |     |        |        |        |              |                     |       |   |                |
|   interests                         | --        | --      | --       | --          | --          | --          | --                | 36                       | 36         |   | --                  |
| Redemption of limited partners                |      |    |     |        |        |        |              |                     |       |   |                |
|   common units for shares of        |      |    |     |        |        |        |              |                     |       |   |                |
|   general partners common units     | --        | 547     | (547)    | --          | 16,248      | (16,248)    | --                | --                       | --         |   | --                  |
| Units issued under Dividend                   |      |    |     |        |        |        |              |                     |       |   |                |
|   Reinvestment and Stock            |      |    |     |        |        |        |              |                     |       |   |                |
|   Purchase Plan                     | --        | 10      | --       | --          | 319         | --          | --                | --                       | 319        |   | --                  |
| Contributions – proceeds from           |      |    |     |        |        |        |              |                     |       |   |                |
|   stock options exercised           | --        | 82      | --       | --          | 2,311       | --          | --                | --                       | 2,311      |   | --                  |
| Comprehensive Gain:                           |      |    |     |        |        |        | --                | --                       |       |   |                |
|   Unrealized holding loss           |      |    |     |        |        |        |              |                     |       |   |                |
|   on marketable securities          |      |    |     |        |        |        |              |                     |       |   |                |
|   available for sale                | --        | --      | --       | --          | --          | --          | 518               | --                       | 518        |   | 518                 |
| Repurchase of general partner                 |      |    |     |        |        |        |              |                     |       |   | --                  |
|   Common units                      | --        | (151)   | --       | --          | (5,198)     | --          | --                | --                       | (5,198)    |   |                |
| Stock compensation                            | --        | 373     | --       | --          | 5,247       | --          | --                |                     | 5,247      |   | --                  |
| Reclassification adjustments                  |      |    |     |        |        |        |              |                     |       |   |                |
|   for realized gain (loss) included |      |    |     |        |        |        |              |                     |       |   |                |
|   in net income                     | --        | --      | --       | --          | --          | --          | (471)             | --                       | (471)      |   | (471)               |
| Balance at December 31, 2008                  | 10        | 66,419  | 14,438   | $24,836     | $1,519,627  | $414,114    | --                | $ 786                    | $1,959,363 |   | $  64,926 |
| Net income                                    | --        | --      | --       | 2,000       | 52,568      | 10,103      | --                | (943)                    | 63,728     |   | 63,728              |
| Distributions                                 | --        | --      | --       | (2,000)     | (136,028)   | (25,100)    | --                | --                       | (163,128)  |   | --                  |
| General partner common                        |      |    |     |        |        |        |              |                     |       |   |                |
|   common unit offering              | --        | 11,500  | --       | --          | 274,826     | --          | --                | ---                      | 274,826    |   | --                  |
| Increase in noncontrolling                    |      |    |     |        |        |        |              |                     |       |   |                |
|   interests                         | --        | --      | --       | --          | --          | --          | --                | 3,186                    | 3,186      |   | --                  |
| Redemption of limited partners                |      |    |     |        |        |        |              |                     |       |   |                |
|   common units for shares of        |      |    |     |        |        |        |              |                     |       |   |                |
|   general partners common units     | --        | 943     | (943)    | --          | 24,118      | (24,118)    | --                | --                       | --         |   | --                  |
| Units issued under Dividend                   |      |    |     |        |        |        |              |                     |       |   |                |
|   Reinvestment and Stock            |      |    |     |        |        |        |              |                     |       |   |                |
|   Purchase Plan                     | --        | 9       | --       | --          | 207         | --          | --                | --                       | 207        |   | --                  |
| Contributions – proceeds from           |      |    |     |        |        |        |              |                     |       |   |                |
|   stock options exercised           | --        | 19      | --       | --          | 504         | --          | --                | --                       | 504        |   | --                  |
| Stock compensation                            | --        | 80      | --       | --          | 4,504       | --          | --                | --                       | 4,504      |   | --                  |
| Balance at December 31, 2009                  | 10        | 78,970  | 13,495   | $24,836     | $1,740,326  | $ 374,999   | --                | $3,029                   | $2,143,190 |   | $  63,728 |
| Net income                                    | --        | --      | --       | 2,000       | 52,900      | 8,801       | --                | (262)                    | 63,439     |   | 63,439              |
| Distributions                                 | --        | --      | --       | (2,000)     | (143,018)   | (23,543)    | --                | --                       | (168,561)  |   | --                  |
| Decrease in noncontrolling                    |      |    |     |        |        |        |              |                     |       |   |                |
|   interests                         | --        | --      | --       | --          | --          | --          | --                | (321)                    | (321)      |   | --                  |
| Redemption of limited partners                |      |    |     |        |        |        |              |                     |       |   |                |
|   common units for shares of        |      |    |     |        |        |        |              |                     |       |   |                |
|   general partners common units     | --        | 487     | (487)    | --          | 11,052      | (11,052)    | --                | --                       | --         |   | --                  |
| Units issued under Dividend                   |      |    |     |        |        |        |              |                     |       |   |                |
|   Reinvestment and Stock            |      |    |     |        |        |        |              |                     |       |   |                |
|   Purchase Plan                     | --        | 5       | --       | --          | 158         | --          | --                | --                       | 158        |   | --                  |
| Contributions – proceeds from           |      |    |     |        |        |        |              |                     |       |   |                |
|   stock options exercised           | --        | 55      | --       | --          | 1,504       | --          | --                | --                       | 1,504      |   | --                  |
| Stock compensation                            | --        | 88      | --       | --          | 4,528       | --          | --                | --                       | 4,528      |   | --                  |
| Balance at December 31, 2009                  | 10        | 79,605  | 13,008   | $24,836     | $1,667,450  | $349,205    | --                | $   2,446 | $2,043,937 |   | $  63,439 |

----

|                                                                                    |   | Year Ended December 31, |     |
|-----------------------------------------------------------------------------------------|--------|-------------------------|----------|
| CASH FLOWS FROM OPERATING ACTIVITIES                                                    |   | 2010                    |     |   | 2009 |   |   | 2008 |   |
| Net income                                                                              |   | $                       | 63,439   |   |   | $ | 63,728 |   |   | $ | 64,879 |   |
| Adjustments to reconcile net income to net cash provided by                             |   |                    |     |   |   |   |   |   |   |   |   |   |
| Operating activities:                                                                   |   |                    |     |   |   |   |   |   |   |   |   |   |
| Depreciation and amortization, including related intangible assets                      |   |                    | 190,260  |   |   |   | 194,786 |   |   |   | 187,051 |   |
| Depreciation and amortization on discontinued operations                                |   |                    | 409      |   |   |   | 1,811 |   |   |   | 1,678 |   |
| Amortization of stock compensation                                                      |   |                    | 4,528    |   |   |   | 2,272 |   |   |   | 2,951 |   |
| Amortization of deferred financing costs and debt discount                              |   |                    | 2,656    |   |   |   | 2,730 |   |   |   | 2,873 |   |
| Equity in (earnings) loss of unconsolidated joint venture, net                          |   |                    | (2,276   | ) |   |   | 5,560 |   |   |   | 39,752 |   |
| Gain on sale of investment in marketable securities                                     |   |                    | --       |   |   |   | -- |   |   |   | (471 | ) |
| Gain on reduction of other obligations                                                  |   |                    | --       |   |   |   | (1,693 | ) |   |   | (9,063 | ) |
| (Realized gains) unrealized losses on disposition of rental property                    |   |                    | (4,447   | ) |   |   | -- |   |   |   | -- |   |
| Impairment charge on rental property                                                    |   |                    | 9,521    |   |   |   | -- |   |   |   | -- |   |
| Impairment charge on rental property from discontinued operations                       |   |                    | --       |   |   |   | 16,563 |   |   |   | -- |   |
| Distributions of cumulative earnings from unconsolidated joint ventures                 |   |                    | 2,311    |   |   |   | 2,637 |   |   |   | 5,784 |   |
| Changes in operating assets and liabilities:                                            |   |                    |     |   |   |   |   |   |   |   |   |   |
| Increase in unbilled rents receivable, net                                              |   |                    | (7,458   | ) |   |   | (6,859 | ) |   |   | (4,636 | ) |
| (Increase) decrease in deferred charges and other assets, net                           |   |                    | (24,069  | ) |   |   | 403 |   |   |   | (20,324 | ) |
| (Increase) decrease in accounts receivable, net                                         |   |                    | (4,306   | ) |   |   | 14,880 |   |   |   | 13,266 |   |
| Decrease in accounts payable, accrued expenses and other liabilities                    |   |                    | (424     | ) |   |   | (4,267 | ) |   |   | (8,950 | ) |
| Increase (decrease) in rents received in advance and security deposits                  |   |                    | 3,184    |   |   |   | (1,570 | ) |   |   | 2,414 |   |
| (Decrease) increase in accrued interest payable                                         |   |                    | (10,292  | ) |   |   | 3,705 |   |   |   | (1,215 | ) |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Net cash provided by operating activities                                               |   | $                       | 223,036  |   |   | $ | 294,686 |   |   | $ | 275,989 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| CASH FLOWS FROM INVESTING ACTIVITIES                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Additions to rental property and related intangibles                                    |   | $                       | (92,499  | ) |   | $ | (77,767 | ) |   | $ | (91,734 | ) |
| Repayment of notes receivable                                                           |   |                    | --       |   |   |   | 11,441 |   |   |   | 166 |   |
| Investment in unconsolidated joint ventures                                             |   |                    | (954     | ) |   |   | (6,327 | ) |   |   | (7,779 | ) |
| Distributions in excess of cumulative earnings from unconsolidated joint ventures       |   |                    | 2,410    |   |   |   | 518 |   |   |   | 4,565 |   |
| Proceeds from the sale of available for sale securities                                 |   |                    | --       |   |   |   | -- |   |   |   | 5,355 |   |
| Decrease (increase) in restricted cash                                                  |   |                    | 2,018    |   |   |   | (7,962 | ) |   |   | 894 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Net cash used in investing activities                                                   |   | $                       | (89,025  | ) |   | $ | (80,097 | ) |   | $ | (88,533 | ) |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| CASH FLOW FROM FINANCING ACTIVITIES                                                     |   |                    |     |   |   |   |   |   |   |   |   |   |
| Borrowings from revolving credit facility                                               |   | $                       | 250,000  |   |   | $ | 337,000 |   |   | $ | 1,137,100 |   |
| Repayment of revolving credit facility and money market loans                           |   |                    | (22,000  | ) |   |   | (498,000 | ) |   |   | (1,226,100 | ) |
| Proceeds from senior unsecured notes                                                    |   |                    | --       |   |   |   | 246,238 |   |   |   | -- |   |
| Repayments of senior unsecured notes                                                    |   |                    | (465,000 | ) |   |   | (199,724 | ) |   |   | (100,276 | ) |
| Proceeds from mortgages and loans payable                                               |   |                    | 11,000   |   |   |   | 81,500 |   |   |   | 240,000 |   |
| Repurchase of common stock                                                              |   |                    | --       |   |   |   | -- |   |   |   | (5,198 | ) |
| Repayment of mortgages, loans payable and other obligations                             |   |                    | (8,154   | ) |   |   | (11,462 | ) |   |   | (28,903 | ) |
| Payment of financing costs                                                              |   |                    | (2,074   | ) |   |   | (2,766 | ) |   |   | (952 | ) |
| Proceeds from offering of common stock                                                  |   |                    | --       |   |   |   | 274,826 |   |   |   | -- |   |
| Proceeds from stock options exercised                                                   |   |                    | 1,504    |   |   |   | 504 |   |   |   | 2,311 |   |
| Payment of dividends and distributions                                                  |   |                    | (168,495 | ) |   |   | (173,267 | ) |   |   | (208,533 | ) |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Net cash (used in) provided by financing activities                                     |   | $                       | (403,219 | ) |   | $ | 54,849 |   |   | $ | (190,551 | ) |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Net (decrease) increase in cash and cash equivalents                                    |   | $                       | (269,208 | ) |   | $ | 269,438 |   |   | $ | (3,095 | ) |
| Cash and cash equivalents, beginning of period                                          |   |                    | 291,059  |   |   |   | 21,621 |   |   |   | 24,716 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| Cash and cash equivalents, end of period                                                |   | $                       | 21,851   |   |   | $ | 291,059 |   |   | $ | 21,621 |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
|                                                                                    |   |                    |     |   |   |   |   |   |   |   |   |   |
| The accompanying notes are an integral part of these consolidated financial statements. |   |

----

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

----

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

| Property | Rental properties are stated at cost less accumulated depreciation and amortization.  Costs directly related to the acquisition, development and construction of rental properties are capitalized. Pursuant to the Company’s adoption of ASC 805, Business Combinations, effective January 1, 2009, acquisition-related costs are expensed as incurred.  Capitalized development and construction costs include pre-construction costs essential to the development of the property, development and construction costs, interest, property taxes, insurance, salaries and other project costs incurred during the period of development.  Included in total rental property is construction, tenant improvement and development in-progress of $65,990,000 and $107,226,000 as of December 31, 2010 and 2009, respectively.  Ordinary repairs and maintenance are expensed as incurred; major replacements and betterments, which improve or extend the life of the asset, are capitalized and depreciated over their estimated useful lives.  Fully-depreciated assets are removed from the accounts. |
|----------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

----

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

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

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

| Operations | When assets are identified by management as held for sale, the Company discontinues depreciating the assets and estimates the sales price, net of selling costs, of such assets.  If, in management’s opinion, the estimated net sales price of the assets which have been identified as held for sale is less than the net book value of the assets, a valuation allowance is established.  Properties identified as held for sale and/or disposed of are presented in discontinued operations for all periods presented.  See Note 7: Discontinued Operations. |
|------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

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

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

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

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

----

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

| Financing Costs | Costs incurred in obtaining financing are capitalized and amortized over the term of the related indebtedness. Amortization of such costs is included in interest expense and was $2,656,000, $2,730,000 and $2,873,000 for the years ended December 31, 2010, 2009 and 2008, respectively. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| Leasing Costs | Costs incurred in connection with leases are capitalized and amortized on a straight-line basis over the terms of the related leases and included in depreciation and amortization.  Unamortized deferred leasing costs are charged to amortization expense upon early termination of the lease. Certain employees of the Corporation are compensated for providing leasing services to the Properties.  The portion of such compensation, which is capitalized and amortized, approximated $3,986,000, $3,725,000 and $3,690,000 for the years ended December 31, 2010, 2009 and 2008, respectively. |
|---------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

| Recognition | Base rental revenue is recognized on a straight-line basis over the terms of the respective leases.  Unbilled rents receivable represents the amount by which straight-line rental revenue exceeds rents currently billed in accordance with the lease agreements.  Above-market and below-market lease values for acquired properties are initially recorded based on the present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between (i) the contractual amounts to be paid pursuant to each in-place lease and (ii) management’s estimate of fair market lease rates for each corresponding in-place lease, measured over a period equal to the remaining terms of the lease for above-market leases and the remaining initial terms plus the terms 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 terms 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 16: Tenant Leases.  Construction services revenue includes fees earned and reimbursements received by the Company for providing construction management and general contractor services to clients.  Construction services revenue is recognized on the percentage of completion method.  Using this method, profits are recorded on the basis of estimates of the overall profit and percentage of completion of individual contracts.  A portion of the estimated profits is accrued based upon estimates of the percentage of completion of the construction contract.  This revenue recognition method involves inherent risks relating to profit and cost estimates.  Real estate services revenue includes property management, facilities management, leasing commission fees and other services, and payroll and related costs reimbursed from clients.  Other income includes income from parking spaces leased to tenants, income from tenants for additional services arranged for by the Company and income from tenants for early lease terminations. |
|-------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

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

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

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

----

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

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

| Payable | The distributions payable at December 31, 2010 represents distributions payable to preferred unitholders (10,000 Series C preferred units) and common unitholders (92,613,210 units), for all such holders of record as of January  5, 2011 with respect to the fourth quarter 2010.  The fourth quarter 2010 preferred unit distributions of $50.00 per preferred unit and common unit distributions of $0.45 per common unit were approved by the Corporation’s Board of Directors on December 7, 2010.  The common unit distributions and preferred unit distributions payable were paid on January 14, 2011. |
|---------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

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

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

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

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

----

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

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

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

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

| 4.   | INVESTMENTS IN UNCONSOLIDATED JOINT VENTURES |
|----------------|----------------------------------------------|

----

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

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

----

----

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

----

----

----

----

----

|                                       | December 31, 2010                        |
|--------------------------------------------|------------------------------------------|
|                                       | Plaza                                    |   | Red Bank |   | Princeton |   |   | Boston- |   |   |
|                                       | VIII & IX                            | Harborside | Corporate | Gramercy | Forrestal | Gale | 12 | Downtown | Gale | Combined |
|                                       | Associates                               | South Pier | Plaza I & II | Agreement | Village | Kimball | Vreeland | Crossing | Jefferson | Total |
| Assets:                                    |                                     |   |   |   |   |   |   |   |   |   |
| Rental property, net                       | $   8,947                 | $ 64,964 | $ 23,594 | $ 40,786 | -- | -- | $ 14,081 | -- | -- | $ 152,372 |
| Other assets                               | 906                                      | 11,681 | 6,422 | 6,261 | $  1,434 | $      51 | 734 | $ 46,062 | $ 2,415 | 75,966 |
| Total assets                               | $   9,853                 | $ 76,645 | $ 30,016 | $ 47,047 | $  1,434 | $      51 | $ 14,815 | $ 46,062 | $ 2,415 | $ 228,338 |
| Liabilities and                            |                                     |   |   |   |   |   |   |   |   |   |
|  partners’/members’       |                                     |   |   |   |   |   |   |   |   |   |
|  capital (deficit):                   |                                     |   |   |   |   |   |   |   |   |   |
| Mortgages, loans payable                   |                                     |   |   |   |   |   |   |   |   |   |
|   and other obligations          | --                                       | $ 71,914 | $ 20,424 | $ 50,978 | -- | -- | $   3,161 | -- | -- | $ 146,477 |
| Other liabilities                          | $      529 | 4,820 | 89 | 1,719 | $     337 | -- | -- | -- | -- | 7,494 |
| Partners’/members’             |                                     |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | 9,324                                    | (89) | 9,503 | (5,650) | 1,097 | $      51 | $ 11,654 | $ 46,062 | $ 2,415 | $   74,367 |
| Total liabilities and                      |                                     |   |   |   |   |   |   |   |   |   |
|   partners’/members’ |                                     |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | $   9,853                 | $ 76,645 | $ 30,016 | $ 47,047 | $  1,434 | $      51 | $ 14,815 | $ 46,062 | $ 2,415 | $ 228,338 |
| Company’s investments                |                                     |   |   |   |   |   |   |   |   |   |
|   in unconsolidated              |                                     |   |   |   |   |   |   |   |   |   |
|   joint ventures, net            | $   4,584                 | $   1,161 | $   4,598 | -- | -- | -- | $   9,860 | $ 13,022 | $    995 | $   34,220 |

|                                       | December 31, 2009                        |
|--------------------------------------------|------------------------------------------|
|                                       | Plaza                                    |   | Red Bank |   | Princeton |   |   | Boston- |   |   |
|                                       | VIII & IX                            | Harborside | Corporate | Gramercy | Forrestal | Gale | 12 | Downtown | Gale | Combined |
|                                       | Associates                               | South Pier | Plaza I & II | Agreement | Village | Kimball | Vreeland | Crossing | Jefferson | Total |
| Assets:                                    |                                     |   |   |   |   |   |   |   |   |   |
| Rental property, net                       | $   9,560                 | $ 61,836 | $ 24,884 | $   73,037 | $ 38,739 | -- | $ 15,265 | -- | -- | $ 223,321 |
| Other assets                               | 997                                      | 15,255 | 4,623 | 8,631 | 21,937 | $ 1,998 | 1,068 | $ 45,850 | $ 1,780 | 102,139 |
| Total assets                               | $ 10,557                                 | $ 77,091 | $ 29,507 | $   81,668 | $ 60,676 | $ 1,998 | $ 16,333 | $ 45,850 | $ 1,780 | $ 325,460 |
| Liabilities and                            |                                     |   |   |   |   |   |   |   |   |   |
|  partners’/members’       |                                     |   |   |   |   |   |   |   |   |   |
|  capital (deficit):                   |                                     |   |   |   |   |   |   |   |   |   |
| Mortgages, loans payable                   |                                     |   |   |   |   |   |   |   |   |   |
|   and other obligations          | --                                       | $ 73,553 | $ 20,764 | $   90,288 | $ 51,187 | -- | $   5,007 | -- | -- | $ 240,799 |
| Other liabilities                          | $      532 | 4,374 | 162 | 2,589 | 3,830 | -- | -- | -- | -- | 11,487 |
| Partners’/members’             |                                     |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | 10,025                                   | (836) | 8,581 | (11,209) | 5,659 | $ 1,998 |  11,326 | $ 45,850 | $ 1,780 | 73,174 |
| Total liabilities and                      |                                     |   |   |   |   |   |   |   |   |   |
|   partners’/members’ |                                     |   |   |   |   |   |   |   |   |   |
|   capital (deficit)              | $ 10,557                                 | $ 77,091 | $ 29,507 | $   81,668 | $ 60,676 | $ 1,998 | $ 16,333 | $ 45,850 | $ 1,780 | $ 325,460 |
| Company’s investments                |                                     |   |   |   |   |   |   |   |   |   |
|   in unconsolidated              |                                     |   |   |   |   |   |   |   |   |   |
|   joint ventures, net            | $   4,935                 | $      860 | $   4,104 | -- | $   1,211 | $ 1,259 | $   9,599 | $ 12,948 | $    764 | $   35,680 |

----

|                                  | Year Ended December 31, 2010 |                                |
|---------------------------------------|------------------------------|-------------------------------------|
|                                  |                         | Plaza                               | Ramland |   | Red Bank |   |   | Princeton |   |   |   | Boston- |   |   |
|                                  |                         | VIII & IX                       | Realty/ | Harborside | Corporate |   | Gramercy | Forrestal | Route 93 | Gale | 12 | Downtown | Gale | Combined |
|                                  |                         | Associates                          | Other | South Pier | Plaza I & II | M-G-G | Agreement | Village | Portfolio | Kimball | Vreeland | Crossing | Jefferson | Total |
| Total revenues                        |                         | $    798        | -- | $ 34,680 | $ 4,325 | -- | $ 17,802 | $ 11,769 | -- | $ 5,194 | $ 2,386 | -- | -- | $  76,954 |
| Operating and other                   |                         | (206)                               | -- | (24,417) | (1,028) | -- | (5,793) | (6,433) | -- | -- | (161) | $ (1,424) | $ (74) | (39,536) |
| Depreciation and amortization         |                         | (612)                               | -- | (5,067) | (901) | -- | (3,965) | (3,154) | -- | -- | (1,411) | -- | -- | (15,110) |
| Interest expense                      |                         | --                                  | -- | (4,449) | (335) | -- | (2,485) | (1,620) | -- | -- | (293) | -- | -- | (9,182) |
|                                  |                         |                                |   |   |   |   |   |   |   |   |   |   |   |   |
| Net income                            |                         | $     (20) | -- | $      747 | $ 2,061 | -- | $   5,559 | $    562 | -- | $ 5,194 | $    521 | $ (1,424) | $ (74) | $  13,126 |
| Company’s equity in earnings    |                         |                                |   |   |   |   |   |   |   |   |   |   |   |   |
|   (loss) o f unconsolidated |                         |                                |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint ventures            |                         | $     (10) | -- | $      301 | $    649 | -- | -- | $    (379) | -- | $ 1,909 | $    260 | $    (437) | $ (17) | $    2,276 |

|                                  | Year Ended December 31, 2009 |                         |
|---------------------------------------|------------------------------|------------------------------|
|                                  |                         | Plaza                        | Ramland |   | Red Bank |   |   | Princeton |   |   |   | Boston- |   |   |
|                                  |                         | VIII & IX                | Realty/ | Harborside | Corporate |   | Gramercy | Forrestal | Route 93 | Gale | 12 | Downtown | Gale | Combined |
|                                  |                         | Associates                   | Other | South Pier | Plaza I & II | M-G-G | Agreement | Village | Portfolio | Kimball | Vreeland | Crossing | Jefferson | Total |
| Total revenues                        |                         | $    804 | -- | $ 35,002 | $ 3,214 | $ 17,582 | $  7,902 | $ 13,171 | $  2,153 | -- | $ 2,579 | -- | -- | $  82,407 |
| Operating and other                   |                         | (192)                        | -- | (23,170) | (1,002) | (7,076) | (4,675) | (7,558) | (2,487) | $ 1,664 | (62) | $ (10,881) | $ (58) | (55,497) |
| Depreciation and amortization         |                         | (612)                        | -- | (4,215) | (871) | (6,493) | (3,073) | (3,948) | (1,206) | -- | (1,251) | -- | -- | (21,669) |
| Interest expense                      |                         | --                           | -- | (4,592) | (340) | (4,883) | (1,862) | (1,788) | (649) | -- | (467) | -- | -- | (14,581) |
|                                  |                         |                         |   |   |   |   |   |   |   |   |   |   |   |   |
| Net income                            |                         | --                           | -- | $   3,025 | $ 1,001 | $     (870) | $  (1,708) | $    (123) | $ (2,189) | $ 1,664 | $    799 |  $ (10,881) | $ (58) | $   (9,340) |
| Company’s equity in earnings    |                         |                         |   |   |   |   |   |   |   |   |   |   |   |   |
|   (loss) o f unconsolidated |                         |                         |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint ventures            |                         | --                           | -- | $   2,856 | $    463 | $     (916) | -- | $    (131) | $ (4,354) | $    648 | $    400 | $  ( 4,500) | $ (26) | $   (5,560) |

|                                  | Year Ended December 31, 2008 |                         |
|---------------------------------------|------------------------------|------------------------------|
|                                  |                         | Plaza                        | Ramland |   | Red Bank |   |   | Princeton |   |   |   | Boston- |   |   |
|                                  |                         | VIII & IX                | Realty/ | Harborside | Corporate |   | Gramercy | Forrestal | Route 93 | Gale | 12 | Downtown | Gale | Combined |
|                                  |                         | Associates                   | Other | South Pier | Plaza I & II | M-G-G | Agreement | Village | Portfolio | Kimball | Vreeland | Crossing | Jefferson | Total |
| Total revenues                        |                         | $ 1,131                      | $ 9,186 | $ 45,783 | $ 3,205 | $ 51,285 | -- | $ 12,924 | $  2,770 | -- | $ 2,188 |   | -- | $ 128,472 |
| Operating and other                   |                         | (183)                        | (1,182) | (26,746) | (906) | (52,213) | -- | (8,843) | (3,716) | $      (43) | (72) | $ (34,712) | -- | (128,616) |
| Depreciation and amortization         |                         | (614)                        | (481) | (4,926) | (631) | (20,433) | -- | (5,454) | (1,758) | -- | (511) | -- | -- | (34,808) |
| Interest expense                      |                         | --                           | (203) | (4,682) | (792) | (17,381) | -- | (3,318) | (2,443) | -- | (509) | -- | -- | (29,328) |
|                                  |                         |                         |   |   |   |   |   |   |   |   |   |   |   |   |
| Net income                            |                         | $    334 | $ 7,320 | $   9,429 | $    876 | $ (38,742) | -- | $ (4,691) | $ (5,147) | $      (43) | $ 1,096 | $ (34,712) | -- | $  (64,280) |
| Company’s equity in earnings    |                         |                         |   |   |   |   |   |   |   |   |   |   |   |   |
|   (loss) o f unconsolidated |                         |                         |   |   |   |   |   |   |   |   |   |   |   |   |
|   joint ventures            |                         | $    167 | $      90 | $   4,740 | $    475 | $ (32,354) | -- | $    (880) | $ (1,154) | $     455 | $    548 | $ (11,839) | -- | $  (39,752) |

----

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

|                                                            | December 31, |
|-----------------------------------------------------------------|--------------|
| (dollars in thousands)                                          | 2010         | 2009 |
| Deferred leasing costs                                          | $ 241,281    | $ 229,725 |
| Deferred financing costs                                        | 20,149       | 26,733 |
|                                                            | 261,430      | 256,458 |
| Accumulated amortization                                        | (120,580)    | (119,267) |
| Deferred charges, net                                           | 140,850      | 137,191 |
| In-place lease values, related intangible and other assets, net | 41,155       | 49,180 |
| Prepaid expenses and other assets, net                          | 30,033       | 27,303 |
|                                                            |         |   |
| Total deferred charges and other assets, net                    | $ 212,038    | $ 213,674 |

| 6.   | RESTRICTED CASH |
|----------------|-----------------|

|                           | December 31,             |
|--------------------------------|--------------------------|
|                           | 2010                     | 2009 |
| Security deposits              | $   6,995 | $   8,618 |
| Escrow and other reserve funds | 10,315                   | 12,063 |
|                           |                     |   |
| Total restricted cash          | $ 17,310                 | $ 20,681 |

| 7.   | DISCONTINUED OPERATIONS |
|----------------|-------------------------|

|                                             |   | Years Ended December 31, |
|--------------------------------------------------|--------|--------------------------|
|                                             |   | 2010           | 2009 | 2008 |
| Total revenues                                   |   | $  2,255       | $   5,601 | $  5,189 |
| Operating and other expenses                     |   | (1,173)                  | (2,603) | (2,826) |
| Depreciation and amortization                    |   | (409)                    | (1,811) | (1,678) |
| Interest expense (net of interest income)        |   | (431)                    | (1,204) | (1,196) |
|                                             |   |                     |   |   |
| Income from discontinued operations before       |   |                     |   |   |
| gains (losses) and unrealized losses on          |   |                     |   |   |
| disposition of rental property                   |   | 242                      | (17) | (511) |
| Impairment charge on rental property             |   | --                       | (16,563) | -- |
| Realized gains (losses) and unrealized losses on |   |                     |   |   |
| disposition of rental property, net              |   | 4,447                    | -- | -- |
|                                             |   |                     |   |   |
| Total discontinued operations, net               |   | $  4,689       | $(16,580) | $   (511) |

----

| 8.   | SENIOR UNSECURED NOTES |
|----------------|------------------------|

|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | December 31,                          | December 31, | Effective |
|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|---------------------------------------|--------------|-----------|
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | 2010                                  | 2009         | Rate (1)  |
| 5.050% Senior Unsecured Notes, due April 15, 2010 (2)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                        | --                                    | $149,984     | 5.265%    |
| 7.835% Senior Unsecured Notes, due December 15, 2010 (2)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | --                                    | 15,000       | 7.950%    |
| 7.750% Senior Unsecured Notes, due February 15, 2011 (3)                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                     | --                                    | 299,814      | 7.930%    |
| 5.250% Senior Unsecured Notes, due January 15, 2012                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | $     99,793 | 99,599       | 5.457%    |
| 6.150% Senior Unsecured Notes, due December 15, 2012                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | 93,946                                | 93,455       | 6.894%    |
| 5.820% Senior Unsecured Notes, due March 15, 2013                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                            | 25,861                                | 25,751       | 6.448%    |
| 4.600% Senior Unsecured Notes, due June 15, 2013                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                             | 99,930                                | 99,901       | 4.742%    |
| 5.125% Senior Unsecured Notes, due February 15, 2014                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         | 200,749                               | 200,989      | 5.110%    |
| 5.125% Senior Unsecured Notes, due January 15, 2015                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | 149,625                               | 149,533      | 5.297%    |
| 5.800% Senior Unsecured Notes, due January 15, 2016                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                          | 200,389                               | 200,464      | 5.806%    |
| 7.750% Senior Unsecured Notes, due August 15, 2019                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           | 248,158                               | 247,944      | 8.017%    |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                  |         |      |
| Total Senior Unsecured Notes                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 | $1,118,451                            | $1,582,434   |      |
|                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         |                                  |         |      |
| (1)   Includes the cost of terminated treasury lock agreements (if any), offering and other transaction costs and the discount/premium on the notes, as applicable.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| (2)   These notes were paid at maturity.                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                           |
| (3)   On December 15, 2010, the Company redeemed $300 million principal amount of its 7.75 percent senior unsecured notes due February 15, 2011.  The redemption price, including a make-whole premium, was 101.225 percent of the principal amount of the notes, plus accrued and unpaid interest up to the redemption date.  The Company funded the redemption price, including accrued and unpaid interest, of approximately $311.4 million from borrowing on its unsecured revolving credit facility, as well as cash on hand.  In connection with the redemption, the Company recorded approximately $3.8 million as a loss from early extinguishment of debt. |

| 9.   | UNSECURED REVOLVING CREDIT FACILITY |
|----------------|-------------------------------------|

----

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

----

| 10. | MORTGAGES, LOANS PAYABLE AND OTHER OBLIGATIONS |
|-----|------------------------------------------------|

|                                                                            |                                                                         | Effective    |                |                |
|---------------------------------------------------------------------------------|------------------------------------------------------------------------------|--------------|---------------------|---------------------|
|                                                                            |                                                                         | Interest     | December 31,        |                |
| Property Name                                                                   | Lender                                                                       | Rate (a)     | 2010                | 2009                |    Maturity |
| 105 Challenger Road (b)                                                         | Archon Financial CMBS                                                        | 6.235%       | --                  | $  19,408 | -- |
| One Grande Commons (c)                                                          | Capital One Bank                                                             | LIBOR +2.00% | $  11,000 | --                  | 12/31/11 |
| 2200 Renaissance Boulevard (d)                                                  | Wachovia CMBS                                                                | 5.888%       | 16,171              | 16,619              | 12/01/12 |
| Soundview Plaza                                                                 | Morgan Stanley Mortgage Capital                                              | 6.015%       | 16,089              | 16,614              | 01/01/13 |
| 9200 Edmonston Road                                                             | Principal Commercial Funding L.L.C.                                          | 5.534%       | 4,646               | 4,804               | 05/01/13 |
| 6305 Ivy Lane                                                                   | John Hancock Life Insurance Co.                                              | 5.525%       | 6,475               | 6,693               | 01/01/14 |
| 395 West Passaic                                                                | State Farm Life Insurance Co.                                                | 6.004%       | 11,270              | 11,735              | 05/01/14 |
| 6301 Ivy Lane                                                                   | John Hancock Life Insurance Co.                                              | 5.520%       | 6,103               | 6,297               | 07/01/14 |
| 35 Waterview Boulevard                                                          | Wachovia CMBS                                                                | 6.348%       | 19,341              | 19,613              | 08/11/14 |
| 6 Becker, 85 Livingston,  75 Livingston &  20 Waterview | Wachovia CMBS                                                                | 10.220%      | 61,224              | 60,409              | 08/11/14 |
| 4 Sylvan                                                                        | Wachovia CMBS                                                                | 10.190%      | 14,395              | 14,357              | 08/11/14 |
| 10 Independence                                                                 | Wachovia CMBS                                                                | 12.440%      | 15,606              | 15,339              | 08/11/14 |
| 4 Becker                                                                        | Wachovia CMBS                                                                | 9.550%       | 37,096              | 36,281              | 05/11/16 |
| 5 Becker                                                                        | Wachovia CMBS                                                                | 12.830%      | 11,599              | 11,111              | 05/11/16 |
| 210 Clay                                                                        | Wachovia CMBS                                                                | 13.420%      | 11,467              | 11,138              | 05/11/16 |
| 51 Imclone                                                                      | Wachovia CMBS                                                                | 8.390%       | 3,893               | 3,899               | 05/11/16 |
| Various (e)                                                                     | Prudential Insurance                                                         | 6.332%       | 150,000             | 150,000             | 01/15/17 |
| 23 Main Street                                                                  | JPMorgan CMBS                                                                | 5.587%       | 31,537              | 32,042              | 09/01/18 |
| Harborside Plaza 5                                                              | The Northwestern Mutual Life Insurance Co. & New York Life Insurance Co. | 6.842%       | 234,521             | 237,248             | 11/01/18 |
| 100 Walnut Avenue                                                               | Guardian Life Insurance Co.                                                  | 7.311%       | 19,443              | 19,600              | 02/01/19 |
| One River Center (f)                                                            | Guardian Life Insurance Co.                                                  | 7.311%       | 44,540              | 44,900              | 02/01/19 |
| 581 Main Street                                                                 | Valley National Bank                                                         | 6.935% (g)   | 16,627              | 16,896              | 07/01/34 |
|                                                                            |                                                                         |         |                |                |   |
| Total mortgages, loans payable and other obligations                            |                                                                         | $743,043     | $755,003            |                |

| (a)  Reflects effective rate of debt, including deferred financing costs, comprised of the cost of terminated treasury lock agreements (if any), debt initiation costs, mark-to-market adjustment of acquired debt and other transaction costs, as applicable.                   |
|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| (b)  On June 1, 2010, the Company transferred the deed for 105 Challenger Road to the lender in satisfaction of its obligations.                                                                                                                                                 |
| (c)  On December 17, 2010, the Company obtained this mortgage financing in connection with obtaining a controlling interest in the mortgaged property.  The mortgage loan has three one-year extension options subject to certain conditions and the payment of a fee. |
| (d)  The property does not generate sufficient cash flow to meet debt service requirements.  As a result, beginning January 2011, debt service has not been made and a modification of the loan terms has been requested from the lender.                              |
| (e)  Mortgage is collateralized by seven properties.  On January 15, 2010, the Company extended the mortgage loan until January 15, 2017 at an effective interest rate of 6.33 percent.                                                                           |
| (f)   Mortgage is collateralized by the three properties comprising One River Center.                                                                                                                                                                                       |
| (g)  The coupon interest rate will be reset at the end of year 10 (2019) and year 20 (2029) at 225 basis points over the 10-year treasury yield 45 days prior to the reset dates with a minimum rate of 6.875 percent.                                                           |

----

|                                                                                                                                                                                                                                           | Scheduled                      | Principal                             |                            | Weighted Avg.         |
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|--------------------------------|---------------------------------------|---------------------------------|-----------------------|
|                                                                                                                                                                                                                                           | Amortization                   | Maturities                            | Total                           | Interest Rate of      |
| Period                                                                                                                                                                                                                                         | ($000’s)                 | ($000’s)                        | ($000’s)                  | Future Repayments (a) |
| 2011                                                                                                                                                                                                                                           | $    9,217 | $     11,000 | $    20,217 | 4.75%                 |
| 2012                                                                                                                                                                                                                                           | 10,687                         | 438,148                               | 448,835                         | 3.48%                 |
| 2013                                                                                                                                                                                                                                           | 11,319                         | 145,223                               | 156,542                         | 5.39%                 |
| 2014                                                                                                                                                                                                                                           | 10,473                         | 335,257                               | 345,730                         | 6.82%                 |
| 2015                                                                                                                                                                                                                                           | 8,946                          | 150,000                               | 158,946                         | 5.40%                 |
| Thereafter                                                                                                                                                                                                                                     | 35,820                         | 952,532                               | 988,352                         | 7.15%                 |
| Sub-total                                                                                                                                                                                                                                      | 86,462                         | 2,032,160                             | 2,118,622                       |                  |
| Adjustment for unamortized debt                                                                                                                                                                                                                |                           |                                  |                            |                  |
|   discount/premium, net, as of                                                                                                                                                                                                       |                           |                                  |                            |                  |
|   December 31, 2010                                                                                                                                                                                                                  | (29,128)                       | --                                    | (29,128)                        | --                    |
|                                                                                                                                                                                                                                           |                           |                                  |                            |                  |
| Totals/Weighted Average                                                                                                                                                                                                                        | $  57,334            | $2,032,160                            | $2,089,494                      | 5.97%                 |
|                                                                                                                                                                                                                                           |                           |                                  |                            |                  |
| (a)  Actual weighted average LIBOR contract rates relating to the Company’s outstanding debt as of December 31, 2010 of 0.28 percent was used in calculating revolving credit facility and other variable rate debt interest rates. |

| 11.   | MACK-CALI REALTY, L.P.’S PARTNERS’ CAPITAL |
|-----------------|--------------------------------------------------------|

----

----

|                                                     |      | Weighted | Aggregate      |
|----------------------------------------------------------|-----------|----------|----------------|
|                                                     | Shares    | Average  | Intrinsic      |
|                                                     | Under     | Exercise | Value          |
|                                                     | Options   | Price    | $(000’s) |
| Outstanding at January 1, 2008                           | 497,731   | $29.03   |           |
| Exercised                                                | (81,675)  | $28.30   |           |
| Lapsed or canceled                                       | (20,515)  | $37.00   |           |
| Outstanding at December 31, 2008                         | 395,541   | $28.77   | $(1,689)       |
| Exercised                                                | (18,917)  | $26.66   |           |
| Lapsed or canceled                                       | (24,440)  | $30.89   |           |
| Outstanding at December 31, 2009 ($26.25 – $45.47) | 352,184   | $28.74   |           |
| Exercised                                                | (55,508)  | $27.10   |           |
| Lapsed or canceled                                       | (1,000)   | $26.75   |           |
| Outstanding at December 31, 2010 ($26.31 – $45.47) | 295,676   | $29.05   | $ 1,186        |
| Options exercisable at December 31, 2009                 | 352,184   |     | $ 2,055        |
| Options exercisable at December 31, 2010                 | 295,676   |     | $ 1,186        |
| Available for grant at December 31, 2009                 | 3,824,270 |     |           |
| Available for grant at December 31, 2010                 | 2,425,073 |     |           |

----

|                                                                                                                                                                                                                                             |      | Weighted-Average   |
|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-----------|--------------------|
|                                                                                                                                                                                                                                             |      | Grant – Date |
|                                                                                                                                                                                                                                             | Shares    | Fair Value         |
| Outstanding at January 1, 2008                                                                                                                                                                                                                   | 170,811   | $  35.32 |
| Granted (a)                                                                                                                                                                                                                                      | 374,529   | $  30.72 |
| Vested                                                                                                                                                                                                                                           | (168,634) | $  27.01 |
| Forfeited                                                                                                                                                                                                                                        | (1,700)   | $  35.13 |
| Outstanding at December 31, 2008                                                                                                                                                                                                                 | 375,006   | $  34.46 |
| Granted (b)                                                                                                                                                                                                                                      | 83,337    | $  32.27 |
| Vested                                                                                                                                                                                                                                           | (132,255) | $  27.55 |
| Forfeited                                                                                                                                                                                                                                        | (3,000)   | $  49.61 |
| Outstanding at December 31, 2009                                                                                                                                                                                                                 | 323,088   | $  36.58 |
| Granted (c)                                                                                                                                                                                                                                      | 111,127   | $  32.10 |
| Vested                                                                                                                                                                                                                                           | (170,978) | $  34.74 |
| Forfeited                                                                                                                                                                                                                                        | (23,478)  | $  35.70 |
| Outstanding at December 31, 2010                                                                                                                                                                                                                 | 239,759   | $  35.90 |
|                                                                                                                                                                                                                                             |      |
| (a)  Included in the 374,529 Restricted Stock Awards granted in 2008 were 322,609 awards granted to the Corporation’s five executive officers, Mitchell E. Hersh, Barry Lefkowitz, Roger W. Thomas, Michael Grossman and Mark Yeager. |
| (b)  Included in the 83,337 Restricted Stock Awards granted in 2009 were 61,667 awards granted to the Corporation’s five executive officers, Mitchell E. Hersh, Barry Lefkowitz, Roger W. Thomas, Michael Grossman and Mark Yeager.   |
| (c)  Included in the 111,127 Restricted Stock Awards granted in 2010 were 51,970 awards granted to the Corporation’s four executive officers, Mitchell E. Hersh, Barry Lefkowitz, Roger W. Thomas and Michael Grossman.               |

----

|                                                                                                             |   | Year Ended December 31, |   |
|------------------------------------------------------------------------------------------------------------------|--------|-------------------------|--------|
| Computation of Basic EPU                                                                                         |   | 2010                    |   |   | 2009 |   |   | 2008 |   |
| Income from continuing operations                                                                                |   | $                       | 58,750 |   |   | $ | 80,308 |   |   | $ | 65,390 |   |
| Add:         Noncontrolling interest in consolidated joint ventures |   |                    | 262    |   |   |   | 943 |   |   |   | 664 |   |
| Deduct:  Preferred unit distributions                                                                  |   |                    | (2,000 | ) |   |   | (2,000 | ) |   |   | (2,000 | ) |
| Income from continuing operations available to common unitholders                                                |   |                    | 57,012 |   |   |   | 79,251 |   |   |   | 64,054 |   |
| Income (loss) from discontinued operations available to common                                                   |   |                    |   |   |   |   |   |   |   |   |   |   |
|    unitholders                                                                                    |   |                    | 4,689  |   |   |   | (16,580 | ) |   |   | (511 | ) |
| Net income available to common unitholders                                                                       |   |                    | 61,701 |   |   |   | 62,671 |   |   | $ | 63,543 |   |
|                                                                                                             |   |                    |   |   |   |   |   |   |   |   |   |   |
| Weighted average common units                                                                                    |   |                    | 92,373 |   |   |   | 88,346 |   |   |   | 80,404 |   |
|                                                                                                             |   |                    |   |   |   |   |   |   |   |   |   |   |
| Basic EPU:                                                                                                       |   |                    |   |   |   |   |   |   |   |   |   |   |
| Income from continuing operations available to common unitholders                                                |   | $                       | 0.62   |   |   | $ | 0.90 |   |   | $ | 0.79 |   |
| Income (loss) from discontinued operations available to common                                                   |   |                    |   |   |   |   |   |   |   |   |   |   |
|    unitholders                                                                                    |   |                    | 0.05   |   |   |   | (0.19 | ) |   |   | -- |   |
| Net income available to common unitholders                                                                       |   | $                       | 0.67   |   |   | $ | 0.71 |   |   | $ | 0.79 |   |

|                                                              |   | Year Ended December 31, |   |
|-------------------------------------------------------------------|--------|-------------------------|--------|
| Computation of Diluted EPU                                        |   | 2010                    |   |   | 2009 |   |   | 2008 |   |
| Income from continuing operations available to common unitholders |   | $                       | 57,012 |   |   | $ | 79,251 |   |   | $ | 64,054 |   |
| Income (loss) from discontinued operations for diluted earnings   |   |                    |   |   |   |   |   |   |   |   |   |   |
|    per unit                                        |   |                    | 4,689  |   |   |   | (16,580 | ) |   |   | (511 | ) |
| Net income available to common unitholders                        |   | $                       | 61,701 |   |   | $ | 62,671 |   |   | $ | 63,543 |   |
|                                                              |   |                    |   |   |   |   |   |   |   |   |   |   |
| Weighted average common units                                     |   |                    | 92,477 |   |   |   | 88,389 |   |   |   | 80,648 |   |
|                                                              |   |                    |   |   |   |   |   |   |   |   |   |   |
| Diluted EPU:                                                      |   |                    |   |   |   |   |   |   |   |   |   |   |
| Income from continuing operations available to common unitholders |   | $                       | 0.62   |   |   | $ | 0.90 |   |   | $ | 0.79 |   |
| Income (loss) from discontinued operations available to common    |   |                    |   |   |   |   |   |   |   |   |   |   |
|    unitholders                                     |   |                    | 0.05   |   |   |   | (0.19 | ) |   |   | -- |   |
| Net income available to common unitholders                        |   | $                       | 0.67   |   |   | $ | 0.71 |   |   | $ | 0.79 |   |

|                           |   | Year Ended December 31, |   |
|--------------------------------|--------|-------------------------|--------|
|                           |   | 2010                    |   |   | 2009 |   |   | 2008 |   |
| Basic EPU units                |   |                    | 92,373 |   |   |   | 88,346 |   |   |   | 80,404 |   |
| Add:   Stock options |   |                    | 44     |   |   |   | 1 |   |   |   | 95 |   |
| Restricted Stock Awards        |   |                    | 60     |   |   |   | 42 |   |   |   | 149 |   |
| Diluted EPU Units              |   |                    | 92,477 |   |   |   | 88,389 |   |   |   | 80,648 |   |

----

|                                   | Year Ended December 31, |
|----------------------------------------|-------------------------|
|                                   | 2010                    | 2009 | 2008 |
| Distributions declared per common unit | $1.80                   | $1.80 | $2.56 |

| 12.   | CONSOLIDATED JOINT VENTURES |
|-----------------|-----------------------------|

| 13.   | EMPLOYEE BENEFIT 401(k) PLANS |
|-----------------|-------------------------------|

| 14.   | DISCLOSURE OF FAIR VALUE OF FINANCIAL INSTRUMENTS |
|-----------------|---------------------------------------------------|

----

| 15.   | COMMITMENTS AND CONTINGENCIES |
|-----------------|-------------------------------|

| Year              | Amount                       |
|-------------------|------------------------------|
| 2011              | $    375 |
| 2012              | 367                          |
| 2013              | 351                          |
| 2014              | 367                          |
| 2015              | 371                          |
| 2016 through 2084 | 16,688                       |
|              |                         |
| Total             | $18,519                      |

----

| 16.   | TENANT LEASES |
|-----------------|---------------|

| Year                | Amount     |
|---------------------|------------|
| 2011                | $584,959   |
| 2012                | 536,151    |
| 2013                | 457,869    |
| 2014                | 388,291    |
| 2015                | 321,026    |
| 2016 and thereafter | 1,064,569  |
|                |       |
| Total               | $3,352,865 |

| 17.   | SEGMENT REPORTING |
|-----------------|-------------------|

----

|                                        |  Real Estate                                | ConstructionServices               | Corporate& Other (d)              |  Total Company                    |   |
|---------------------------------------------|--------------------------------------------------|------------------------------------|---------------------------------------|--------------------------------------------------|--------|
| Total revenues:                             |                                             |                               |                                  |                                             |   |
| 2010                                        | $   726,394                       | $63,703                            | $    (2,617)      | $   787,480                       |   |
| 2009                                        |   733,287                              | 31,207                             |    (5,569)             |    758,925                        |   |
| 2008                                        | 728,970                                          | 58,105                             | (14,295)                              | 772,780                                          |   |
|                                        |                                             |                               |                                  |                                             |   |
| Total operating and interest expenses (a):  |                                             |                               |                                  |                                             |   |
| 2010                                        | $   284,694                       | $63,141                            | $ 178,730                             | $   526,565                       | (e)    |
| 2009                                        |    270,906                        |  31,816                       |   171,296                   |    474,018                        | (f)    |
| 2008                                        | 265,476                                          | 56,629                             | 162,110                               | 484,215                                          | (g)    |
|                                        |                                             |                               |                                  |                                             |   |
| Equity in earnings (loss) of unconsolidated |                                             |                               |                                  |                                             |   |
|   joint ventures:                 |                                             |                               |                                  |                                             |   |
| 2010                                        | $       2,276 | --                                 | --                                    | $       2,276 |   |
| 2009                                        |       (5,560)      | --                                 | --                                    |    (5,560)                        |   |
| 2008                                        | (39,752)                                         | --                                 | --                                    | (39,752)                                         |   |
|                                        |                                             |                               |                                  |                                             |   |
| Net operating income (loss) (b):            |                                             |                               |                                  |                                             |   |
| 2010                                        | $   443,976                       | $     562 | $(181,347)                            | $   263,191                       | (e)    |
| 2009                                        |    456,821                        | (609)                              |  (176,865)                       |    279,347                        | (f)    |
| 2008                                        | 423,742                                          | 1,476                              | (176,405)                             | 248,813                                          | (g)    |
|                                        |                                             |                               |                                  |                                             |   |
| Total assets:                               |                                             |                               |                                  |                                             |   |
| 2010                                        | $4,332,408                                       | $13,929                            | $   16,129             | $4,362,466                                       |   |
| 2009                                        | 4,512,974                                        | $12,015                            |   196,648                   | 4,721,637                                        |   |
|                                        |                                             |                               |                                  |                                             |   |
| Total long-lived assets (c):                |                                             |                               |                                  |                                             |   |
| 2010                                        | $4,096,242                                       | --                                 | $     2,630  | $4,098,872                                       |   |
| 2009                                        | 4,189,276                                        | --                                 |      (1,142) | 4,188,134                                        |   |
|                                        |                                             |                               |                                  |                                             |   |

| (a) | Total operating and interest expenses represent the sum of:  real estate taxes; utilities; operating services; direct construction costs; 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 Company totals. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e) | Excludes $191,168 of depreciation and amortization and $9,521 of impairment charge on rental property. |
|-----|--------------------------------------------------------------------------------------------------------|

| (f) | Excludes $200,732 of depreciation and amortization. |
|-----|-----------------------------------------------------|

----

| 18.   | RELATED PARTY TRANSACTIONS |
|-----------------|----------------------------|

| (1)   | The Company provides management, leasing and construction-related services to properties in which RMC Entities have an ownership interest.  The Company recognized approximately $1.4 million, $1.6 million and $2.5 million in revenue from RMC Entities for the years ended December 31, 2010, 2009 and 2008, respectively.  As of December 31, 2010 and 2009, respectively, the Company had $75,000 and $0 in accounts receivable from RMC Entities. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2)   | An RMC Entity leases space at one of the Company’s office properties for approximately 4,860 square feet on a month-to-month basis.  The Company has recognized $137,000, $140,000 and $133,000, in revenue under this lease for the years ended December 31, 2010, 2009 and 2008, respectively, and had $0 and $500 accounts receivable due from the RMC Entity, as of December 31, 2010 and 2009, respectively. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| 19.   | IMPACT OF RECENTLY-ISSUED ACCOUNTING STANDARDS |
|-----------------|------------------------------------------------|

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

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

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

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

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

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

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

----

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

----

| 20.   | CONDENSED QUARTERLY FINANCIAL INFORMATION (unaudited) |
|-----------------|-------------------------------------------------------|

| Quarter Ended 2010                                     | December 31                               | September 30                              | June 30                                   | March 31                                  |
|--------------------------------------------------------|-------------------------------------------|-------------------------------------------|-------------------------------------------|-------------------------------------------|
| Total revenues                                         | $192,156                                  | $197,956                                  | $202,785                                  | $194,583                                  |
| Operating and other expenses                           | 67,913                                    | 73,089                                    | 70,394                                    | 70,668                                    |
| Direct construction costs                              | 12,667                                    | 15,884                                    | 21,411                                    | 10,293                                    |
| General and administrative                             | 8,939                                     | 8,992                                     | 8,658                                     | 8,414                                     |
| Depreciation and amortization                          | 47,226                                    | 47,978                                    | 47,474                                    | 48,490                                    |
| Impairment charge on rental property                   | 9,521                                     | --                                        | --                                        | --                                        |
| Total expenses                                         | 146,266                                   | 145,943                                   | 147,937                                   | 137,865                                   |
| Operating Income                                       | 45,890                                    | 52,013                                    | 54,848                                    | 56,718                                    |
| Interest expense                                       | (35,982)                                  | (36,941)                                  | (37,335)                                  | (39,071)                                  |
| Interest and other investment income                   | 13                                        | 34                                        | 18                                        | 21                                        |
| Equity in earnings (loss) of unconsolidated            |                                      |                                      |                                      |                                      |
| joint ventures                                         | 2,063                                     | 475                                       | 260                                       | (522)                                     |
| Loss from early extinguishment of debt                 | (3,752)                                   | --                                        | --                                        | --                                        |
| Gain on reduction of other obligations                 | --                                        | --                                        | --                                        | --                                        |
| Total other (expense) income                           | (37,658)                                  | (36,432)                                  | (37,057)                                  | (39,572)                                  |
| Income (loss) from continuing operations               | 8,232                                     | 15,581                                    | 17,791                                    | 17,146                                    |
| Discontinued operations:                               |                                      |                                      |                                      |                                      |
| Income (loss) from discontinued operations             | --                                        | --                                        | 11                                        | 231                                       |
| Realized gains (losses) and unrealized losses          |                                      |                                      |                                      |                                      |
|   on disposition of rental property, net     | --                                        | --                                        | 4,447                                     | --                                        |
| Total discontinued operations, net                     | --                                        | --                                        | 4,458                                     | 231                                       |
| Net income (loss)                                      | 8,232                                     | 15,581                                    | 22,249                                    | 17,377                                    |
| Noncontrolling interest in consolidated joint ventures | (19)                                      | 108                                       | 86                                        | 87                                        |
| Preferred unit distributions                           | (500)                                     | (500)                                     | (500)                                     | (500)                                     |
| Net income (loss) available to common unitholders      | $    7,713            | $  15,189                       | $  21,835                       | $  16,964                       |
|                                                   |                                      |                                      |                                      |                                      |
| Basic earnings per common unit:                        |                                      |                                      |                                      |                                      |
| Income (loss) from continuing operations               | $      0.09 | $      0.16 | $      0.19 | $      0.18 |
| Discontinued operations                                | --                                        | --                                        | 0.05                                      | --                                        |
| Net income (loss) available to common unitholders      | $      0.09 | $      0.16 | $      0.24 | $      0.18 |
|                                                   |                                      |                                      |                                      |                                      |
| Diluted earnings per common unit:                      |                                      |                                      |                                      |                                      |
| Income (loss) from continuing operations               | $      0.09 | $      0.16 | $      0.19 | $      0.18 |
| Discontinued operations                                | --                                        | --                                        | 0.05                                      | --                                        |
| Net income (loss) available to common unitholders      | $      0.09 | $      0.16 | $      0.24 | $      0.18 |
|                                                   |                                      |                                      |                                      |                                      |
| Distributions declared per common unit                 | $      0.45 | $      0.45 | $      0.45 | $      0.45 |

----

| Quarter Ended 2009                                     | December 31                                     | September 30                                    | June 30                                         | March 31                                        |
|--------------------------------------------------------|-------------------------------------------------|-------------------------------------------------|-------------------------------------------------|-------------------------------------------------|
| Total revenues                                         | $ 193,669                                       | $ 192,147                                       | $ 187,823                                       | $ 185,286                                       |
| Operating and other expenses                           | 70,950                                          | 65,989                                          | 65,868                                          | 71,611                                          |
| Direct construction costs                              | 4,976                                           | 7,337                                           | 4,296                                           | 3,714                                           |
| General and administrative                             | 9,255                                           | 9,816                                           | 10,651                                          | 10,057                                          |
| Depreciation and amortization                          | 52,272                                          | 51,377                                          | 49,240                                          | 47,843                                          |
| Impairment charge on rental property                   | --                                              | --                                              | --                                              | --                                              |
| Total expenses                                         | 137,453                                         | 134,519                                         | 130,055                                         | 133,225                                         |
| Operating Income                                       | 56,216                                          | 57,628                                          | 57,768                                          | 52,061                                          |
| Interest expense                                       | (38,623)                                        | (35,744)                                        | (33,205)                                        | (32,496)                                        |
| Interest and other investment income                   | 21                                              | 166                                             | 187                                             | 196                                             |
| Equity in earnings (loss) of unconsolidated            |                                            |                                            |                                            |                                            |
| joint ventures                                         | 841                                             | 635                                             | (1,922)                                         | (5,114)                                         |
| Gain on sale of investment in marketable securities    | --                                              | --                                              | --                                              | --                                              |
| Gain on reduction of other obligations                 | --                                              | --                                              | 1,693                                           | --                                              |
| Total other (expense) income                           | (37,761)                                        | (34,943)                                        | (33,247)                                        | (37,414)                                        |
| Income (loss) from continuing operations               | 18,455                                          | 22,685                                          | 24,521                                          | 14,647                                          |
| Discontinued operations:                               |                                            |                                            |                                            |                                            |
| Income (loss) from discontinued operations             | (175)                                           | 104                                             | 104                                             | (50)                                            |
| Realized gains (losses) and unrealized losses          |                                            |                                            |                                            |                                            |
|   on disposition of rental property, net     | (16,563)                                        | --                                              | --                                              | --                                              |
| Total discontinued operations, net                     | (16,738)                                        | 104                                             | 104                                             | (50)                                            |
| Net income (loss)                                      | 1,717                                           | 22,789                                          | 24,625                                          | 14,597                                          |
| Noncontrolling interest in consolidated joint ventures | (37)                                            | 213                                             | 135                                             | 632                                             |
| Preferred unit distributions                           | (500)                                           | (500)                                           | (500)                                           | (500)                                           |
| Net income (loss) available to common unitholders      | $     1,180            | $   22,502                       | $   24,260                       | $   14,729                       |
|                                                   |                                            |                                            |                                            |                                            |
| Basic earnings per common unit:                        |                                            |                                            |                                            |                                            |
| Income (loss) from continuing operations               | $       0.20 | $       0.24 | $       0.28 | $       0.18 |
| Discontinued operations                                | (0.19)                                          | --                                              | --                                              | --                                              |
| Net income (loss) available to common unitholders      | $       0.01 | $       0.24 | $       0.28 | $       0.18 |
|                                                   |                                            |                                            |                                            |                                            |
| Diluted earnings per common unit:                      |                                            |                                            |                                            |                                            |
| Income (loss) from continuing operations               | $       0.20 | $       0.24 | $       0.28 | $       0.18 |
| Discontinued operations                                | (0.19)                                          | --                                              | --                                              | --                                              |
| Net income (loss) available to common unitholders      | $       0.01 | $       0.24 | $       0.28 | $       0.18 |
|                                                   |                                            |                                            |                                            |                                            |
| Distributions declared per common unit                 | $       0.45 | $       0.45 | $       0.45 | $       0.45 |

----

|                                                 |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
|------------------------------------------------------|--------|----------|---------------------------|--------------------------------|--------------------------------------------------------------|--------------------------------------|--------------------------------|---------------------------------|---------------------------------------|--------------------------------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
|                                                 |   |     |                      |                           |                                                         |                                 |                           |                            | SCHEDULE III                          |
|                                                 |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
|                                                 |   |     |                      |                           |                                                         |                                 | Gross Amount at Which          |                            |
|                                                 |   |     |                      |                           |                                                         | Costs                                | Carried at Close of            |                            |
|                                                 |   |     |                      | Initial Costs                  | Capitalized          | Period (a)                           |                           |
|                                                 | Year   |     | Related                   |                           | Building and                                                 | Subsequent                           |                           | Building and                    |                                  | Accumulated                                |
| Property Location (b)                                | Built  | Acquired | Encumbrances              | Land                           | Improvements                                                 | to Acquisition                       | Land                           | Improvements                    | Total                                 | Depreciation (c)                           |
|                                                 |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| NEW JERSEY                                           |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| Bergen County                                        |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| Fair Lawn                                            |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 17-17 Rte 208 North (O)                              | 1987   | 1995     | --                        | $    3,067 | $    19,415                              | $     3,368 | $    3,067 | $    22,783 | $     25,850 | $      8,317 |
| Fort Lee                                             |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| One Bridge Plaza (O)                                 | 1981   | 1996     | --                        | 2,439                          | 24,462                                                       | 6,107                                | 2,439                          | 30,569                          | 33,008                                | 10,520                                     |
| 2115 Linwood Avenue (O)                              | 1981   | 1998     | --                        | 474                            | 4,419                                                        | 4,473                                | 474                            | 8,892                           | 9,366                                 | 2,453                                      |
| Little Ferry                                         |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 200 Riser Road (O)                                   | 1974   | 1997     | --                        | 3,888                          | 15,551                                                       | 769                                  | 3,888                          | 16,320                          | 20,208                                | 5,626                                      |
| Lyndhurst                                            |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 210 Clay Avenue (O)                                  | 1978   | 2009     | $   11,467 | 2,300                          | 11,189                                                       | (1)                                  | 2,300                          | 11,188                          | 13,488                                | 814                                        |
| Montvale                                             |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 95 Chestnut Ridge Road (O)                           | 1975   | 1997     | --                        | 1,227                          | 4,907                                                        | 209                                  | 1,227                          | 5,116                           | 6,343                                 | 1,679                                      |
| 135 Chestnut Ridge Road (O)                          | 1981   | 1997     | --                        | 2,587                          | 10,350                                                       | 2,318                                | 2,588                          | 12,667                          | 15,255                                | 4,967                                      |
| Paramus                                              |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 15 East Midland Avenue (O)                           | 1988   | 1997     | 13,000                    | 10,375                         | 41,497                                                       | 663                                  | 10,374                         | 42,161                          | 52,535                                | 13,624                                     |
| 140 East Ridgewood                                   |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
|   Avenue (O)                               | 1981   | 1997     | 12,250                    | 7,932                          | 31,463                                                       | 5,905                                | 7,932                          | 37,368                          | 45,300                                | 11,782                                     |
| 461 From Road (O)                                    | 1988   | 1997     | --                        | 13,194                         | 52,778                                                       | 264                                  | 13,194                         | 53,042                          | 66,236                                | 17,347                                     |
| 650 From Road (O)                                    | 1978   | 1997     | 23,500                    | 10,487                         | 41,949                                                       | 6,454                                | 10,487                         | 48,403                          | 58,890                                | 16,700                                     |
| 61 South Paramus Road (O) (d)                        | 1985   | 1997     | 23,000                    | 9,005                          | 36,018                                                       | 6,569                                | 9,005                          | 42,587                          | 51,592                                | 14,239                                     |
| Rochelle Park                                        |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 120 West Passaic Street (O)                          | 1972   | 1997     | --                        | 1,354                          | 5,415                                                        | 103                                  | 1,357                          | 5,515                           | 6,872                                 | 1,830                                      |
| 365 West Passaic Street (O)                          | 1976   | 1997     | 12,250                    | 4,148                          | 16,592                                                       | 3,666                                | 4,148                          | 20,258                          | 24,406                                | 6,619                                      |
| 395 West Passaic Street (O)                          | 1979   | 2006     | 11,270                    | 2,550                          | 17,131                                                       | 755                                  | 2,550                          | 17,886                          | 20,436                                | 3,165                                      |
| Upper Saddle River                                   |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 1 Lake Street (O)                                    | 1994   | 1997     | 42,000                    | 13,952                         | 55,812                                                       | 1,365                                | 13,953                         | 57,176                          | 71,129                                | 18,235                                     |
| 10 Mountainview Road (O)                             | 1986   | 1998     | --                        | 4,240                          | 20,485                                                       | 2,784                                | 4,240                          | 23,269                          | 27,509                                | 8,083                                      |
| Woodcliff Lake                                       |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 400 Chestnut Ridge Road (O)                          | 1982   | 1997     | --                        | 4,201                          | 16,802                                                       | 5,080                                | 4,201                          | 21,882                          | 26,083                                | 8,505                                      |
| 470 Chestnut Ridge Road (O)                          | 1987   | 1997     | --                        | 2,346                          | 9,385                                                        | 1,515                                | 2,346                          | 10,900                          | 13,246                                | 3,509                                      |
| 530 Chestnut Ridge Road (O)                          | 1986   | 1997     | --                        | 1,860                          | 7,441                                                        | 126                                  | 1,860                          | 7,567                           | 9,427                                 | 2,470                                      |
| 50 Tice Boulevard (O)                                | 1984   | 1994     | 24,000                    | 4,500                          | --                                                           | 24,999                               | 4,500                          | 24,999                          | 29,499                                | 15,061                                     |
| 300 Tice Boulevard (O)                               | 1991   | 1996     | --                        | 5,424                          | 29,688                                                       | 4,966                                | 5,424                          | 34,654                          | 40,078                                | 11,796                                     |
|                                                 |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| Burlington County                                    |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| Burlington                                           |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 3 Terri Lane (F)                                     | 1991   | 1998     | --                        | 652                            | 3,433                                                        | 1,983                                | 658                            | 5,410                           | 6,068                                 | 2,017                                      |
| 5 Terri Lane (F)                                     | 1992   | 1998     | --                        | 564                            | 3,792                                                        | 2,232                                | 569                            | 6,019                           | 6,588                                 | 2,105                                      |
| Moorestown                                           |   |     |                      |                           |                                                         |                                 |                           |                            |                                  |                                       |
| 2 Commerce Drive (F)                                 | 1986   | 1999     | --                        | 723                            | 2,893                                                        | 741                                  | 723                            | 3,634                           | 4,357                                 | 1,084                                      |
| 101 Commerce Drive (F)                               | 1988   | 1998     | --                        | 422                            | 3,528                                                        | 436                                  | 426                            | 3,960                           | 4,386                                 | 1,341                                      |
| 102 Commerce Drive (F)                               | 1987   | 1999     | --                        | 389                            | 1,554                                                        | 311                                  | 389                            | 1,865                           | 2,254                                 | 641                                        |
| 201 Commerce Drive (F)                               | 1986   | 1998     | --                        | 254                            | 1,694                                                        | 480                                  | 258                            | 2,170                           | 2,428                                 | 814                                        |
| 202 Commerce Drive (F)                               | 1988   | 1999     | --                        | 490                            | 1,963                                                        | 774                                  | 490                            | 2,737                           | 3,227                                 | 926                                        |
| 1 Executive Drive (F)                                | 1989   | 1998     | --                        | 226                            | 1,453                                                        | 586                                  | 228                            | 2,037                           | 2,265                                 | 808                                        |
| 2 Executive Drive (F)                                | 1988   | 2000     | --                        | 801                            | 3,206                                                        | 960                                  | 801                            | 4,166                           | 4,967                                 | 1,396                                      |
| 101 Executive Drive (F)                              | 1990   | 1998     | --                        | 241                            | 2,262                                                        | 713                                  | 244                            | 2,972                           | 3,216                                 | 1,094                                      |
| 102 Executive Drive (F)                              | 1990   | 1998     | --                        | 353                            | 3,607                                                        | 370                                  | 357                            | 3,973                           | 4,330                                 | 1,273                                      |
| 225 Executive Drive (F)                              | 1990   | 1998     | --                        | 323                            | 2,477                                                        | 485                                  | 326                            | 2,959                           | 3,285                                 | 1,036                                      |
| 97 Foster Road (F)                                   | 1982   | 1998     | --                        | 208                            | 1,382                                                        | 392                                  | 211                            | 1,771                           | 1,982                                 | 606                                        |
| 1507 Lancer Drive (F)                                | 1995   | 1998     | --                        | 119                            | 1,106                                                        | 51                                   | 120                            | 1,156                           | 1,276                                 | 390                                        |
| 1245 North Church Street (F)                         | 1998   | 2001     | --                        | 691                            | 2,810                                                        | 103                                  | 691                            | 2,913                           | 3,604                                 | 733                                        |
| 1247 North Church Street (F)                         | 1998   | 2001     | --                        | 805                            | 3,269                                                        | 204                                  | 805                            | 3,473                           | 4,278                                 | 923                                        |

----

|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|--------|----------|--------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           | Gross Amount at Which |         |
|                                                 |   |     |         |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |   |     |         | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year   |     | Related      |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built  | Acquired | Encumbrances | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| 1256 North Church Street (F)                         | 1984   | 1998     | --           | 354           | 3,098                                                             | 307            | 357                   | 3,402        | 3,759        | 1,224            |
| 840 North Lenola Road (F)                            | 1995   | 1998     | --           | 329           | 2,366                                                             | 513            | 333                   | 2,875        | 3,208        | 1,082            |
| 844 North Lenola Road (F)                            | 1995   | 1998     | --           | 239           | 1,714                                                             | 346            | 241                   | 2,058        | 2,299        | 823              |
| 915 North Lenola Road (F)                            | 1998   | 2000     | --           | 508           | 2,034                                                             | 267            | 508                   | 2,301        | 2,809        | 626              |
| 224 Strawbridge Drive (O)                            | 1984   | 1997     | --           | 766           | 4,335                                                             | 3,209          | 767                   | 7,543        | 8,310        | 2,550            |
| 228 Strawbridge Drive (O)                            | 1984   | 1997     | --           | 766           | 4,334                                                             | 3,945          | 767                   | 8,278        | 9,045        | 2,274            |
| 232 Strawbridge Drive (O)                            | 1986   | 2004     | --           | 1,521         | 7,076                                                             | 1,936          | 1,521                 | 9,012        | 10,533       | 2,001            |
| 2 Twosome Drive (F)                                  | 2000   | 2001     | --           | 701           | 2,807                                                             | 157            | 701                   | 2,964        | 3,665        | 682              |
| 30 Twosome Drive (F)                                 | 1997   | 1998     | --           | 234           | 1,954                                                             | 490            | 236                   | 2,442        | 2,678        | 859              |
| 31 Twosome Drive (F)                                 | 1998   | 2001     | --           | 815           | 3,276                                                             | 179            | 815                   | 3,455        | 4,270        | 880              |
| 40 Twosome Drive (F)                                 | 1996   | 1998     | --           | 297           | 2,393                                                             | 313            | 301                   | 2,702        | 3,003        | 1,032            |
| 41 Twosome Drive (F)                                 | 1998   | 2001     | --           | 605           | 2,459                                                             | 69             | 605                   | 2,528        | 3,133        | 647              |
| 50 Twosome Drive (F)                                 | 1997   | 1998     | --           | 301           | 2,330                                                             | 92             | 304                   | 2,419        | 2,723        | 831              |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Gloucester County                                    |   |     |         |          |                                                              |           |                  |         |         |             |
| West Deptford                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| 1451 Metropolitan Drive                              |   |     | --           | 203           | 1,189                                                             | 30             | 206                   | 1,216        | 1,422        | 420              |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Essex County                                         |   |     |         |          |                                                              |           |                  |         |         |             |
| Millburn                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 150 J.F. Kennedy Parkway (O)                         | 1980   | 1997     | --           | 12,606        | 50,425                                                            | 8,743          | 12,606                | 59,168       | 71,774       | 22,137           |
| Roseland                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 4 Becker Farm Road (O)                               | 1983   | 2009     | 37,096       | 5,600         | 38,285                                                            | 489            | 5,600                 | 38,774       | 44,374       | 2,318            |
| 5 Becker Farm Road (O)                               | 1982   | 2009     | 11,599       | 2,400         | 11,885                                                            | 51             | 2,400                 | 11,936       | 14,336       | 819              |
| 6 Becker Farm Road (O)                               | 1983   | 2009     | 13,392       | 2,600         | 15,548                                                            | 362            | 2,600                 | 15,910       | 18,510       | 988              |
| 101 Eisenhower Parkway (O)                           | 1980   | 1994     | --           | 228           | --                                                                | 16,355         | 228                   | 16,355       | 16,583       | 10,709           |
| 103 Eisenhower Parkway (O)                           | 1985   | 1994     | --           | --            | --                                                                | 14,645         | 2,300                 | 12,345       | 14,645       | 7,259            |
| 105 Eisenhower Parkway (O)                           | 2001   | 2001     | --           | 4,430         | 42,898                                                            | 6,986          | 3,835                 | 50,479       | 54,314       | 16,849           |
| 75 Livingston Avenue (O)                             | 1985   | 2009     | 10,250       | 1,900         | 6,312                                                             | 161            | 1,900                 | 6,473        | 8,373        | 658              |
| 85 Livingston Avenue (O)                             | 1985   | 2009     | 14,349       | 2,500         | 14,238                                                            | 74             | 2,500                 | 14,312       | 16,812       | 871              |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Hudson County                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| Jersey City                                          |   |     |         |          |                                                              |           |                  |         |         |             |
| Harborside Financial Center                          |   |     |         |          |                                                              |           |                  |         |         |             |
|   Plaza 1 (O)                              | 1983   | 1996     | --           | 3,923         | 51,013                                                            | 27,528         | 3,923                 | 78,541       | 82,464       | 24,158           |
| Harborside Financial Center                          |   |     |         |          |                                                              |           |                  |         |         |             |
|   Plaza 2 (O)                              | 1990   | 1996     | --           | 17,655        | 101,546                                                           | 19,559         | 15,070                | 123,690      | 138,760      | 44,655           |
| Harborside Financial Center                          |   |     |         |          |                                                              |           |                  |         |         |             |
|   Plaza 3 (O)                              | 1990   | 1996     | --           | 17,655        | 101,878                                                           | 19,227         | 15,070                | 123,690      | 138,760      | 44,655           |
| Harborside Financial Center                          |   |     |         |          |                                                              |           |                  |         |         |             |
|   Plaza 4A (O)                             | 2000   | 2000     | --           | 1,244         | 56,144                                                            | 8,740          | 1,244                 | 64,884       | 66,128       | 19,657           |
| Harborside Financial Center                          |   |     |         |          |                                                              |           |                  |         |         |             |
|   Plaza 5 (O)                              | 2002   | 2002     | 234,521      | 6,218         | 170,682                                                           | 53,469         | 5,705                 | 224,664      | 230,369      | 55,047           |
| 101 Hudson Street (O)                                | 1992   | 2004     | --           | 45,530        | 271,376                                                           | 8,627          | 45,530                | 280,003      | 325,533      | 52,355           |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Mercer County                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| Hamilton Township                                    |   |     |         |          |                                                              |           |                  |         |         |             |
| 3 AAA Drive (O)                                      | 1981   | 2007     | --           | 242           | 3,218                                                             | 1,057          | 242                   | 4,275        | 4,517        | 572              |
| 100 Horizon Center                                   |   |     |         |          |                                                              |           |                  |         |         |             |
|   Boulevard (F)                            | 1989   | 1995     | --           | 205           | 1,676                                                             | 223            | 311                   | 1,793        | 2,104        | 726              |
| 200 Horizon Drive (F)                                | 1991   | 1995     | --           | 205           | 3,027                                                             | 505            | 344                   | 3,393        | 3,737        | 1,375            |
| 300 Horizon Drive (F)                                | 1989   | 1995     | --           | 379           | 4,355                                                             | 1,637          | 517                   | 5,854        | 6,371        | 2,736            |
| 500 Horizon Drive (F)                                | 1990   | 1995     | --           | 379           | 3,395                                                             | 904            | 483                   | 4,195        | 4,678        | 1,801            |
| 600 Horizon Drive (F)                                | 2002   | 2002     | --           | --            | 7,549                                                             | 651            | 685                   | 7,515        | 8,200        | 1,519            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |

----

|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|--------|----------|--------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           | Gross Amount at Which |         |
|                                                 |   |     |         |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |   |     |         | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year   |     | Related      |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built  | Acquired | Encumbrances | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| 700 Horizon Drive (O)                                | 2007   | 2007     | --           | 490           | 43                                                                | 16,492         | 865                   | 16,160       | 17,025       | 1,572            |
| 2 South Gold Drive (O)                               | 1974   | 2007     | --           | 476           | 3,487                                                             | 388            | 476                   | 3,875        | 4,351        | 427              |
| Princeton                                            |   |     |         |          |                                                              |           |                  |         |         |             |
| 103 Carnegie Center (O)                              | 1984   | 1996     | --           | 2,566         | 7,868                                                             | 3,059          | 2,566                 | 10,927       | 13,493       | 4,157            |
| 2 Independence Way (O)                               | 1985   | 2009     | --           | 1,300         | 7,246                                                             | 125            | 1,300                 | 7,371        | 8,671        | 535              |
| 3 Independence Way (O)                               | 1983   | 1997     | --           | 1,997         | 11,391                                                            | 3,396          | 1,997                 | 14,787       | 16,784       | 5,310            |
| 100 Overlook Center (O)                              | 1988   | 1997     | --           | 2,378         | 21,754                                                            | 4,889          | 2,378                 | 26,643       | 29,021       | 10,383           |
| 5 Vaughn Drive (O)                                   | 1987   | 1995     | --           | 657           | 9,800                                                             | 2,631          | 657                   | 12,431       | 13,088       | 5,461            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Middlesex County                                     |   |     |         |          |                                                              |           |                  |         |         |             |
| East Brunswick                                       |   |     |         |          |                                                              |           |                  |         |         |             |
| 377 Summerhill Road (O)                              | 1977   | 1997     | --           | 649           | 2,594                                                             | 457            | 649                   | 3,051        | 3,700        | 1,061            |
| Edison                                               |   |     |         |          |                                                              |           |                  |         |         |             |
| 343 Thornall Street (O)                              | 1991   | 2006     | --           | 6,027         | 39,101                                                            | 4,746          | 6,027                 | 43,847       | 49,874       | 7,709            |
| Piscataway                                           |   |     |         |          |                                                              |           |                  |         |         |             |
| 30 Knightsbridge Road,                               |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 3 (O)                           | 1977   | 2004     | --           | 1,030         | 7,269                                                             | 345            | 1,034                 | 7,610        | 8,644        | 1,252            |
| 30 Knightsbridge Road,                               |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 4 (O)                           | 1977   | 2004     | --           | 1,433         | 10,121                                                            | 384            | 1,429                 | 10,509       | 11,938       | 1,727            |
| 30 Knightsbridge Road,                               |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 5 (O)                           | 1977   | 2004     | --           | 2,979         | 21,035                                                            | 10,595         | 2,979                 | 31,630       | 34,609       | 7,026            |
| 30 Knightsbridge Road,                               |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 6 (O)                           | 1977   | 2004     | --           | 448           | 3,161                                                             | 4,483          | 448                   | 7,644        | 8,092        | 1,529            |
| Plainsboro                                           |   |     |         |          |                                                              |           |                  |         |         |             |
| 500 College Road East (O) (d)                        | 1984   | 1998     | --           | 614           | 20,626                                                            | 1,769          | 614                   | 22,395       | 23,009       | 7,481            |
| Woodbridge                                           |   |     |         |          |                                                              |           |                  |         |         |             |
| 581 Main Street (O)                                  | 1991   | 1997     | 16,627       | 3,237         | 12,949                                                            | 24,764         | 8,115                 | 32,835       | 40,950       | 10,798           |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Monmouth County                                      |   |     |         |          |                                                              |           |                  |         |         |             |
| Freehold                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 2 Paragon Way (O)                                    | 1989   | 2005     | --           | 999           | 4,619                                                             | 941            | 999                   | 5,560        | 6,559        | 1,055            |
| 3 Paragon Way (O)                                    | 1991   | 2005     | --           | 1,423         | 6,041                                                             | 1,939          | 1,423                 | 7,980        | 9,403        | 1,621            |
| 4 Paragon Way (O)                                    | 2002   | 2005     | --           | 1,961         | 8,827                                                             | (469)          | 1,961                 | 8,358        | 10,319       | 1,340            |
| 100 Willowbrook Road (O)                             | 1988   | 2005     | --           | 1,264         | 5,573                                                             | 984            | 1,264                 | 6,557        | 7,821        | 1,373            |
| Holmdel                                              |   |     |         |          |                                                              |           |                  |         |         |             |
| 23 Main Street (O)                                   | 1977   | 2005     | 31,537       | 4,336         | 19,544                                                            | 8,903          | 4,336                 | 28,447       | 32,783       | 6,488            |
| Middletown                                           |   |     |         |          |                                                              |           |                  |         |         |             |
| One River Center,                                    |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 1 (O)                           | 1983   | 2004     | 11,408       | 3,070         | 17,414                                                            | 2,739          | 2,451                 | 20,772       | 23,223       | 4,713            |
| One River Center,                                    |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 2 (O)                           | 1983   | 2004     | 12,797       | 2,468         | 15,043                                                            | 1,516          | 2,452                 | 16,575       | 19,027       | 2,753            |
| One River Center,                                    |   |     |         |          |                                                              |           |                  |         |         |             |
|   Building 3 (O)                           | 1984   | 2004     | 20,336       | 4,051         | 24,790                                                            | 4,798          | 4,627                 | 29,012       | 33,639       | 4,722            |
| Neptune                                              |   |     |         |          |                                                              |           |                  |         |         |             |
| 3600 Route 66 (O)                                    | 1989   | 1995     | --           | 1,098         | 18,146                                                            | 1,483          | 1,098                 | 19,629       | 20,727       | 7,286            |
| Wall Township                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| 1305 Campus Parkway (O)                              | 1988   | 1995     | --           | 335           | 2,560                                                             | 617            | 291                   | 3,221        | 3,512        | 1,361            |
| 1325 Campus Parkway (F)                              | 1988   | 1995     | --           | 270           | 2,928                                                             | 789            | 270                   | 3,717        | 3,987        | 1,766            |
| 1340 Campus Parkway (F)                              | 1992   | 1995     | --           | 489           | 4,621                                                             | 1,934          | 489                   | 6,555        | 7,044        | 2,547            |
| 1345 Campus Parkway (F)                              | 1995   | 1997     | --           | 1,023         | 5,703                                                             | 1,523          | 1,024                 | 7,225        | 8,249        | 2,765            |
| 1350 Campus Parkway (O)                              | 1990   | 1995     | --           | 454           | 7,134                                                             | 1,382          | 454                   | 8,516        | 8,970        | 3,499            |
| 1433 Highway 34 (F)                                  | 1985   | 1995     | --           | 889           | 4,321                                                             | 1,227          | 889                   | 5,548        | 6,437        | 2,295            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |

----

|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|--------|----------|--------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           | Gross Amount at Which |         |
|                                                 |   |     |         |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |   |     |         | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year   |     | Related      |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built  | Acquired | Encumbrances | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| 1320 Wyckoff Avenue (F)                              | 1986   | 1995     | --           | 255           | 1,285                                                             | 259            | 216                   | 1,583        | 1,799        | 539              |
| 1324 Wyckoff Avenue (F)                              | 1987   | 1995     | --           | 230           | 1,439                                                             | 239            | 190                   | 1,718        | 1,908        | 687              |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Morris County                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| Florham Park                                         |   |     |         |          |                                                              |           |                  |         |         |             |
| 325 Columbia Parkway (O)                             | 1987   | 1994     | --           | 1,564         | --                                                                | 15,634         | 1,564                 | 15,634       | 17,198       | 8,696            |
| Morris Plains                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| 250 Johnson Road (O)                                 | 1977   | 1997     | --           | 2,004         | 8,016                                                             | 1,175          | 2,004                 | 9,191        | 11,195       | 3,403            |
| 201 Littleton Road (O)                               | 1979   | 1997     | --           | 2,407         | 9,627                                                             | 1,245          | 2,407                 | 10,872       | 13,279       | 3,720            |
| Morris Township                                      |   |     |         |          |                                                              |           |                  |         |         |             |
| 412 Mt. Kemble Avenue (O)                            | 1985   | 2004     | --           | 4,360         | 33,167                                                            | 11,684         | 4,360                 | 44,851       | 49,211       | 8,963            |
| Parsippany                                           |   |     |         |          |                                                              |           |                  |         |         |             |
| 4 Campus Drive (O)                                   | 1983   | 2001     | --           | 5,213         | 20,984                                                            | 2,938          | 5,213                 | 23,922       | 29,135       | 6,314            |
| 6 Campus Drive (O)                                   | 1983   | 2001     | --           | 4,411         | 17,796                                                            | 3,496          | 4,411                 | 21,292       | 25,703       | 5,996            |
| 7 Campus Drive (O)                                   | 1982   | 1998     | --           | 1,932         | 27,788                                                            | 5,260          | 1,932                 | 33,048       | 34,980       | 9,896            |
| 8 Campus Drive (O)                                   | 1987   | 1998     | --           | 1,865         | 35,456                                                            | 4,042          | 1,865                 | 39,498       | 41,363       | 13,927           |
| 9 Campus Drive (O)                                   | 1983   | 2001     | --           | 3,277         | 11,796                                                            | 17,066         | 5,842                 | 26,297       | 32,139       | 7,303            |
| 4 Century Drive (O)                                  | 1981   | 2004     | --           | 1,787         | 9,575                                                             | 1,679          | 1,787                 | 11,254       | 13,041       | 2,255            |
| 5 Century Drive (O)                                  | 1981   | 2004     | --           | 1,762         | 9,341                                                             | 2,263          | 1,762                 | 11,604       | 13,366       | 1,889            |
| 6 Century Drive (O)                                  | 1981   | 2004     | --           | 1,289         | 6,848                                                             | 3,403          | 1,289                 | 10,251       | 11,540       | 3,118            |
| 2 Dryden Way (O)                                     | 1990   | 1998     | --           | 778           | 420                                                               | 110            | 778                   | 530          | 1,308        | 171              |
| 4 Gatehall Drive (O)                                 | 1988   | 2000     | --           | 8,452         | 33,929                                                            | 4,123          | 8,452                 | 38,052       | 46,504       | 10,929           |
| 2 Hilton Court (O)                                   | 1991   | 1998     | --           | 1,971         | 32,007                                                            | 5,570          | 1,971                 | 37,577       | 39,548       | 12,108           |
| 1633 Littleton Road (O)                              | 1978   | 2002     | --           | 2,283         | 9,550                                                             | 163            | 2,355                 | 9,641        | 11,996       | 2,871            |
| 600 Parsippany Road (O)                              | 1978   | 1994     | --           | 1,257         | 5,594                                                             | 2,882          | 1,257                 | 8,476        | 9,733        | 3,801            |
| 1 Sylvan Way (O)                                     | 1989   | 1998     | --           | 1,689         | 24,699                                                            | 1,446          | 1,021                 | 26,813       | 27,834       | 7,910            |
| 4 Sylvan Way (O)                                     | 1983   | 2009     | 14,395       | 2,400         | 13,486                                                            | --             | 2,400                 | 13,486       | 15,886       | 849              |
| 5 Sylvan Way (O)                                     | 1989   | 1998     | --           | 1,160         | 25,214                                                            | 2,719          | 1,161                 | 27,932       | 29,093       | 9,793            |
| 7 Sylvan Way (O)                                     | 1987   | 1998     | --           | 2,084         | 26,083                                                            | 2,091          | 2,084                 | 28,174       | 30,258       | 10,251           |
| 22 Sylvan Way (O)                                    | 2009   | 2009     | --           | 14,600        | 44,392                                                            | 73             | 14,600                | 44,465       | 59,065       | 2,880            |
| 20 Waterview Boulevard (O)                           | 1988   | 2009     | 23,232       | 4,500         | 27,246                                                            | 327            | 4,500                 | 27,573       | 32,073       | 2,177            |
| 35 Waterview Boulevard (O)                           | 1990   | 2006     | 19,341       | 5,133         | 28,059                                                            | 1,251          | 5,133                 | 29,310       | 34,443       | 4,420            |
| 5 Wood Hollow Road (O)                               | 1979   | 2004     | --           | 5,302         | 26,488                                                            | 12,267         | 5,302                 | 38,755       | 44,057       | 8,280            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Passaic County                                       |   |     |         |          |                                                              |           |                  |         |         |             |
| Clifton                                              |   |     |         |          |                                                              |           |                  |         |         |             |
| 777 Passaic Avenue (O)                               | 1983   | 1994     | --           | --            | --                                                                | 6,839          | 1,100                 | 5,739        | 6,839        | 3,445            |
| Totowa                                               |   |     |         |          |                                                              |           |                  |         |         |             |
| 1 Center Court (F)                                   | 1999   | 1999     | --           | 270           | 1,824                                                             | 30             | 270                   | 1,854        | 2,124        | 549              |
| 2 Center Court (F)                                   | 1998   | 1998     | --           | 191           | --                                                                | 2,255          | 191                   | 2,255        | 2,446        | 755              |
| 11 Commerce Way (F)                                  | 1989   | 1995     | --           | 586           | 2,986                                                             | 70             | 586                   | 3,056        | 3,642        | 1,160            |
| 20 Commerce Way (F)                                  | 1992   | 1995     | --           | 516           | 3,108                                                             | 17             | 516                   | 3,125        | 3,641        | 1,188            |
| 29 Commerce Way (F)                                  | 1990   | 1995     | --           | 586           | 3,092                                                             | 1,101          | 586                   | 4,193        | 4,779        | 2,028            |
| 40 Commerce Way (F)                                  | 1987   | 1995     | --           | 516           | 3,260                                                             | 195            | 516                   | 3,455        | 3,971        | 1,321            |
| 45 Commerce Way (F)                                  | 1992   | 1995     | --           | 536           | 3,379                                                             | 622            | 536                   | 4,001        | 4,537        | 1,666            |
| 60 Commerce Way (F)                                  | 1988   | 1995     | --           | 526           | 3,257                                                             | 620            | 526                   | 3,877        | 4,403        | 1,521            |
| 80 Commerce Way (F)                                  | 1996   | 1996     | --           | 227           | --                                                                | 1,167          | 227                   | 1,167        | 1,394        | 416              |
| 100 Commerce Way (F)                                 | 1996   | 1996     | --           | 226           | --                                                                | 1,167          | 226                   | 1,167        | 1,393        | 416              |
| 120 Commerce Way (F)                                 | 1994   | 1995     | --           | 228           | --                                                                | 1,269          | 229                   | 1,268        | 1,497        | 503              |
| 140 Commerce Way (F)                                 | 1994   | 1995     | --           | 229           | --                                                                | 1,267          | 228                   | 1,268        | 1,496        | 503              |
| 999 Riverview Drive (O)                              | 1988   | 1995     | --           | 476           | 6,024                                                             | 2,320          | 1,102                 | 7,718        | 8,820        | 3,090            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |

----

|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|--------|----------|--------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           | Gross Amount at Which |         |
|                                                 |   |     |         |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |   |     |         | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year   |     | Related      |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built  | Acquired | Encumbrances | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Somerset County                                      |   |     |         |          |                                                              |           |                  |         |         |             |
| Basking Ridge                                        |   |     |         |          |                                                              |           |                  |         |         |             |
| 222 Mt. Airy Road (O)                                | 1986   | 1996     | --           | 775           | 3,636                                                             | 2,909          | 775                   | 6,545        | 7,320        | 2,415            |
| 233 Mt. Airy Road (O)                                | 1987   | 1996     | --           | 1,034         | 5,033                                                             | 1,646          | 1,034                 | 6,679        | 7,713        | 3,232            |
| Bernards                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 106 Allen Road (O)                                   | 2000   | 2000     | --           | 3,853         | 14,465                                                            | 4,116          | 4,093                 | 18,341       | 22,434       | 7,944            |
| Branchburg                                           |   |     |         |          |                                                              |           |                  |         |         |             |
| 51 Imclone Drive (O)                                 | 1978   | 2009     | 3,893        | 1,900         | 3,475                                                             | (1)            | 1,900                 | 3,474        | 5,374        | 222              |
| Bridgewater                                          |   |     |         |          |                                                              |           |                  |         |         |             |
| 440 Route 22 East (O)                                | 1990   | 2010     | 11,000       | 3,986         | 13,658                                                            | 3,142          | 3,986                 | 16,800       | 20,786       | 33               |
| 721 Route 202/206 (O)                                | 1989   | 1997     | --           | 6,730         | 26,919                                                            | 8,666          | 6,730                 | 35,585       | 42,315       | 11,830           |
| Warren                                               |   |     |         |          |                                                              |           |                  |         |         |             |
| 10 Independence Boulevard (O)                        | 1988   | 2009     | 15,606       | 2,300         | 15,499                                                            | 25             | 2,300                 | 15,524       | 17,824       | 1,077            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Union County                                         |   |     |         |          |                                                              |           |                  |         |         |             |
| Clark                                                |   |     |         |          |                                                              |           |                  |         |         |             |
| 100 Walnut Avenue (O)                                | 1985   | 1994     | 19,443       | --            | --                                                                | 17,228         | 1,822                 | 15,406       | 17,228       | 9,431            |
| Cranford                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 6 Commerce Drive (O)                                 | 1973   | 1994     | --           | 250           | --                                                                | 3,082          | 250                   | 3,082        | 3,332        | 2,182            |
| 11 Commerce Drive (O)                                | 1981   | 1994     | --           | 470           | --                                                                | 5,840          | 470                   | 5,840        | 6,310        | 4,290            |
| 12 Commerce Drive (O)                                | 1967   | 1997     | --           | 887           | 3,549                                                             | 2,207          | 887                   | 5,756        | 6,643        | 2,261            |
| 14 Commerce Drive (O)                                | 1971   | 2003     | --           | 1,283         | 6,344                                                             | 1,096          | 1,283                 | 7,440        | 8,723        | 1,480            |
| 20 Commerce Drive (O)                                | 1990   | 1994     | --           | 2,346         | --                                                                | 20,356         | 2,346                 | 20,356       | 22,702       | 9,627            |
| 25 Commerce Drive (O)                                | 1971   | 2002     | --           | 1,520         | 6,186                                                             | 565            | 1,520                 | 6,751        | 8,271        | 2,177            |
| 65 Jackson Drive (O)                                 | 1984   | 1994     | --           | 541           | --                                                                | 6,329          | 542                   | 6,328        | 6,870        | 4,169            |
| New Providence                                       |   |     |         |          |                                                              |           |                  |         |         |             |
| 890 Mountain Road (O)                                | 1977   | 1997     | --           | 2,796         | 11,185                                                            | 4,935          | 3,765                 | 15,151       | 18,916       | 4,962            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| NEW YORK                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| New York County                                      |   |     |         |          |                                                              |           |                  |         |         |             |
| New York                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 125 Broad Street (O)                                 | 1970   | 2007     | --           | 50,191        | 207,002                                                           | 13,379         | 50,191                | 220,381      | 270,572      | 23,830           |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Rockland County                                      |   |     |         |          |                                                              |           |                  |         |         |             |
| Suffern                                              |   |     |         |          |                                                              |           |                  |         |         |             |
| 400 Rella Boulevard (O)                              | 1988   | 1995     | --           | 1,090         | 13,412                                                            | 2,980          | 1,090                 | 16,392       | 17,482       | 6,603            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| Westchester County                                   |   |     |         |          |                                                              |           |                  |         |         |             |
| Elmsford                                             |   |     |         |          |                                                              |           |                  |         |         |             |
| 11 Clearbrook Road (F)                               | 1974   | 1997     | --           | 149           | 2,159                                                             | 479            | 149                   | 2,638        | 2,787        | 999              |
| 75 Clearbrook Road (F)                               | 1990   | 1997     | --           | 2,314         | 4,716                                                             | 107            | 2,314                 | 4,823        | 7,137        | 1,691            |
| 100 Clearbrook Road (O)                              | 1975   | 1997     | --           | 220           | 5,366                                                             | 1,354          | 220                   | 6,720        | 6,940        | 2,294            |
| 125 Clearbrook Road (F)                              | 2002   | 2002     | --           | 1,055         | 3,676                                                             | (51)           | 1,055                 | 3,625        | 4,680        | 1,416            |
| 150 Clearbrook Road (F)                              | 1975   | 1997     | --           | 497           | 7,030                                                             | 1,126          | 497                   | 8,156        | 8,653        | 2,869            |
| 175 Clearbrook Road (F)                              | 1973   | 1997     | --           | 655           | 7,473                                                             | 917            | 655                   | 8,390        | 9,045        | 3,083            |
| 200 Clearbrook Road (F)                              | 1974   | 1997     | --           | 579           | 6,620                                                             | 1,246          | 579                   | 7,866        | 8,445        | 2,907            |
| 250 Clearbrook Road (F)                              | 1973   | 1997     | --           | 867           | 8,647                                                             | 1,309          | 867                   | 9,956        | 10,823       | 3,452            |
| 50 Executive Boulevard (F)                           | 1969   | 1997     | --           | 237           | 2,617                                                             | 312            | 237                   | 2,929        | 3,166        | 1,046            |
| 77 Executive Boulevard (F)                           | 1977   | 1997     | --           | 34            | 1,104                                                             | 155            | 34                    | 1,259        | 1,293        | 449              |
| 85 Executive Boulevard (F)                           | 1968   | 1997     | --           | 155           | 2,507                                                             | 624            | 155                   | 3,131        | 3,286        | 1,226            |
| 101 Executive Boulevard (O)                          | 1971   | 1997     | --           | 267           | 5,838                                                             | 792            | 267                   | 6,630        | 6,897        | 2,372            |
| 300 Executive Boulevard (F)                          | 1970   | 1997     | --           | 460           | 3,609                                                             | 358            | 460                   | 3,967        | 4,427        | 1,449            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |

----

|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|--------|----------|--------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |         |          |                                                              |           | Gross Amount at Which |         |
|                                                 |   |     |         |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |   |     |         | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year   |     | Related      |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built  | Acquired | Encumbrances | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |
| 350 Executive Boulevard (F)                          | 1970   | 1997     | --           | 100           | 1,793                                                             | 15             | 100                   | 1,808        | 1,908        | 628              |
| 399 Executive Boulevard (F)                          | 1962   | 1997     | --           | 531           | 7,191                                                             | 163            | 531                   | 7,354        | 7,885        | 2,542            |
| 400 Executive Boulevard (F)                          | 1970   | 1997     | --           | 2,202         | 1,846                                                             | 656            | 2,202                 | 2,502        | 4,704        | 830              |
| 500 Executive Boulevard (F)                          | 1970   | 1997     | --           | 258           | 4,183                                                             | 757            | 258                   | 4,940        | 5,198        | 1,942            |
| 525 Executive Boulevard (F)                          | 1972   | 1997     | --           | 345           | 5,499                                                             | 960            | 345                   | 6,459        | 6,804        | 2,274            |
| 700 Executive Boulevard (L)                          | N/A    | 1997     | --           | 970           | --                                                                | --             | 970                   | --           | 970          | --               |
| 555 Taxter Road (O)                                  | 1986   | 2000     | --           | 4,285         | 17,205                                                            | 5,197          | 4,285                 | 22,402       | 26,687       | 7,197            |
| 565 Taxter Road (O)                                  | 1988   | 2000     | --           | 4,285         | 17,205                                                            | 3,715          | 4,233                 | 20,972       | 25,205       | 6,748            |
| 570 Taxter Road (O)                                  | 1972   | 1997     | --           | 438           | 6,078                                                             | 1,277          | 438                   | 7,355        | 7,793        | 2,447            |
| 1 Warehouse Lane (I) (d)                             | 1957   | 1997     | --           | 3             | 268                                                               | 240            | 3                     | 508          | 511          | 173              |
| 2 Warehouse Lane (I) (d)                             | 1957   | 1997     | --           | 4             | 672                                                               | 113            | 4                     | 785          | 789          | 290              |
| 3 Warehouse Lane (I) (d)                             | 1957   | 1997     | --           | 21            | 1,948                                                             | 526            | 21                    | 2,474        | 2,495        | 1,009            |
| 4 Warehouse Lane (I) (d)                             | 1957   | 1997     | --           | 84            | 13,393                                                            | 2,660          | 85                    | 16,052       | 16,137       | 5,955            |
| 5 Warehouse Lane (I) (d)                             | 1957   | 1997     | --           | 19            | 4,804                                                             | 1,431          | 19                    | 6,235        | 6,254        | 2,348            |
| 6 Warehouse Lane (I) (d)                             | 1982   | 1997     | --           | 10            | 4,419                                                             | 1,858          | 10                    | 6,277        | 6,287        | 1,661            |
| 1 Westchester Plaza (F)                              | 1967   | 1997     | --           | 199           | 2,023                                                             | 386            | 199                   | 2,409        | 2,608        | 770              |
| 2 Westchester Plaza (F)                              | 1968   | 1997     | --           | 234           | 2,726                                                             | 247            | 234                   | 2,973        | 3,207        | 1,082            |
| 3 Westchester Plaza (F)                              | 1969   | 1997     | --           | 655           | 7,936                                                             | 1,148          | 655                   | 9,084        | 9,739        | 3,175            |
| 4 Westchester Plaza (F)                              | 1969   | 1997     | --           | 320           | 3,729                                                             | 915            | 320                   | 4,644        | 4,964        | 1,448            |
| 5 Westchester Plaza (F)                              | 1969   | 1997     | --           | 118           | 1,949                                                             | 525            | 118                   | 2,474        | 2,592        | 812              |
| 6 Westchester Plaza (F)                              | 1968   | 1997     | --           | 164           | 1,998                                                             | 124            | 164                   | 2,122        | 2,286        | 748              |
| 7 Westchester Plaza (F)                              | 1972   | 1997     | --           | 286           | 4,321                                                             | 220            | 286                   | 4,541        | 4,827        | 1,566            |
| 8 Westchester Plaza (F)                              | 1971   | 1997     | --           | 447           | 5,262                                                             | 971            | 447                   | 6,233        | 6,680        | 2,309            |
| Hawthorne                                            |   |     |         |          |                                                              |           |                  |         |         |             |
| 200 Saw Mill River Road (F)                          | 1965   | 1997     | --           | 353           | 3,353                                                             | 446            | 353                   | 3,799        | 4,152        | 1,286            |
| 1 Skyline Drive (O)                                  | 1980   | 1997     | --           | 66            | 1,711                                                             | 301            | 66                    | 2,012        | 2,078        | 758              |
| 2 Skyline Drive (O)                                  | 1987   | 1997     | --           | 109           | 3,128                                                             | 1,493          | 109                   | 4,621        | 4,730        | 1,260            |
| 4 Skyline Drive (F)                                  | 1987   | 1997     | --           | 363           | 7,513                                                             | 2,443          | 363                   | 9,956        | 10,319       | 3,583            |
| 5 Skyline Drive (F)                                  | 1980   | 2001     | --           | 2,219         | 8,916                                                             | 1,488          | 2,219                 | 10,404       | 12,623       | 3,419            |
| 6 Skyline Drive (F)                                  | 1980   | 2001     | --           | 740           | 2,971                                                             | 636            | 740                   | 3,607        | 4,347        | 1,205            |
| 7 Skyline Drive (O)                                  | 1987   | 1998     | --           | 330           | 13,013                                                            | 2,147          | 330                   | 15,160       | 15,490       | 5,084            |
| 8 Skyline Drive (F)                                  | 1985   | 1997     | --           | 212           | 4,410                                                             | 1,038          | 212                   | 5,448        | 5,660        | 1,937            |
| 10 Skyline Drive (F)                                 | 1985   | 1997     | --           | 134           | 2,799                                                             | 695            | 134                   | 3,494        | 3,628        | 1,208            |
| 11 Skyline Drive (F) (d)                             | 1989   | 1997     | --           | --            | 4,788                                                             | 415            | --                    | 5,203        | 5,203        | 2,016            |
| 12 Skyline Drive (F) (d)                             | 1999   | 1999     | --           | 1,562         | 3,254                                                             | 837            | 1,320                 | 4,333        | 5,653        | 1,653            |
| 15 Skyline Drive (F) (d)                             | 1989   | 1997     | --           | --            | 7,449                                                             | 442            | --                    | 7,891        | 7,891        | 2,808            |
| 17 Skyline Drive (O) (d)                             | 1989   | 1997     | --           | --            | 7,269                                                             | 846            | --                    | 8,115        | 8,115        | 2,689            |
| 19 Skyline Drive (O)                                 | 1982   | 1997     | --           | 2,355         | 34,254                                                            | 1,189          | 2,356                 | 35,442       | 37,798       | 12,481           |
| Tarrytown                                            |   |     |         |          |                                                              |           |                  |         |         |             |
| 200 White Plains Road (O)                            | 1982   | 1997     | --           | 378           | 8,367                                                             | 1,679          | 378                   | 10,046       | 10,424       | 3,545            |
| 220 White Plains Road (O)                            | 1984   | 1997     | --           | 367           | 8,112                                                             | 1,450          | 367                   | 9,562        | 9,929        | 3,432            |
| 230 White Plains Road (C)                            | 1984   | 1997     | --           | 124           | 1,845                                                             | 107            | 124                   | 1,952        | 2,076        | 663              |
| White Plains                                         |   |     |         |          |                                                              |           |                  |         |         |             |
| 1 Barker Avenue (O)                                  | 1975   | 1997     | --           | 208           | 9,629                                                             | 1,221          | 207                   | 10,851       | 11,058       | 3,830            |
| 3 Barker Avenue (O)                                  | 1983   | 1997     | --           | 122           | 7,864                                                             | 2,060          | 122                   | 9,924        | 10,046       | 4,074            |
| 50 Main Street (O)                                   | 1985   | 1997     | --           | 564           | 48,105                                                            | 10,067         | 564                   | 58,172       | 58,736       | 20,489           |
| 11 Martine Avenue (O)                                | 1987   | 1997     | --           | 127           | 26,833                                                            | 7,626          | 127                   | 34,459       | 34,586       | 11,935           |
| 1 Water Street (O)                                   | 1979   | 1997     | --           | 211           | 5,382                                                             | 1,205          | 211                   | 6,587        | 6,798        | 2,620            |
| Yonkers                                              |   |     |         |          |                                                              |           |                  |         |         |             |
| 100 Corporate Boulevard (F)                          | 1987   | 1997     | --           | 602           | 9,910                                                             | 1,417          | 602                   | 11,327       | 11,929       | 4,143            |
| 200 Corporate Boulevard                              |   |     |         |          |                                                              |           |                  |         |         |             |
|   South (F)                                | 1990   | 1997     | --           | 502           | 7,575                                                             | 1,185          | 502                   | 8,760        | 9,262        | 2,809            |
| 1 Enterprise Boulevard (L)                           | N/A    | 1997     | --           | 1,379         | --                                                                | 1              | 1,380                 | --           | 1,380        | --               |
| 1 Executive Boulevard (O)                            | 1982   | 1997     | --           | 1,104         | 11,904                                                            | 2,753          | 1,105                 | 14,656       | 15,761       | 5,386            |
|                                                 |   |     |         |          |                                                              |           |                  |         |         |             |

----

|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|--------|----------|--------------------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |                     |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
|                                                 |   |     |                     |          |                                                              |           | Gross Amount at Which |         |
|                                                 |   |     |                     |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |   |     |                     | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year   |     | Related                  |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built  | Acquired | Encumbrances             | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
| 2 Executive Boulevard (C)                            | 1986   | 1997     | --                       | 89            | 2,439                                                             | 38             | 89                    | 2,477        | 2,566        | 850              |
| 3 Executive Boulevard (O)                            | 1987   | 1997     | --                       | 385           | 6,256                                                             | 1,353          | 385                   | 7,609        | 7,994        | 2,568            |
| 4 Executive Plaza (F)                                | 1986   | 1997     | --                       | 584           | 6,134                                                             | 2,061          | 584                   | 8,195        | 8,779        | 3,463            |
| 6 Executive Plaza (F)                                | 1987   | 1997     | --                       | 546           | 7,246                                                             | 990            | 546                   | 8,236        | 8,782        | 2,737            |
| 1 Odell Plaza (F)                                    | 1980   | 1997     | --                       | 1,206         | 6,815                                                             | 1,481          | 1,206                 | 8,296        | 9,502        | 2,838            |
| 3 Odell Plaza (O)                                    | 1984   | 2003     | --                       | 1,322         | 4,777                                                             | 2,302          | 1,322                 | 7,079        | 8,401        | 1,907            |
| 5 Odell Plaza (F)                                    | 1983   | 1997     | --                       | 331           | 2,988                                                             | 813            | 331                   | 3,801        | 4,132        | 1,353            |
| 7 Odell Plaza (F)                                    | 1984   | 1997     | --                       | 419           | 4,418                                                             | 559            | 419                   | 4,977        | 5,396        | 1,767            |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
| PENNSYLVANIA                                         |   |     |                     |          |                                                              |           |                  |         |         |             |
| Chester County                                       |   |     |                     |          |                                                              |           |                  |         |         |             |
| Berwyn                                               |   |     |                     |          |                                                              |           |                  |         |         |             |
| 1000 Westlakes Drive (O)                             | 1989   | 1997     | --                       | 619           | 9,016                                                             | 528            | 619                   | 9,544        | 10,163       | 3,520            |
| 1055 Westlakes Drive (O)                             | 1990   | 1997     | --                       | 1,951         | 19,046                                                            | 3,545          | 1,951                 | 22,591       | 24,542       | 9,015            |
| 1205 Westlakes Drive (O)                             | 1988   | 1997     | --                       | 1,323         | 20,098                                                            | 2,721          | 1,323                 | 22,819       | 24,142       | 8,231            |
| 1235 Westlakes Drive (O)                             | 1986   | 1997     | --                       | 1,417         | 21,215                                                            | 3,268          | 1,418                 | 24,482       | 25,900       | 9,065            |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
| Delaware County                                      |   |     |                     |          |                                                              |           |                  |         |         |             |
| Lester                                               |   |     |                     |          |                                                              |           |                  |         |         |             |
| 100 Stevens Drive (O)                                | 1986   | 1996     | --                       | 1,349         | 10,018                                                            | 3,891          | 1,349                 | 13,909       | 15,258       | 5,526            |
| 200 Stevens Drive (O)                                | 1987   | 1996     | --                       | 1,644         | 20,186                                                            | 6,064          | 1,644                 | 26,250       | 27,894       | 10,274           |
| 300 Stevens Drive (O)                                | 1992   | 1996     | --                       | 491           | 9,490                                                             | 1,565          | 491                   | 11,055       | 11,546       | 4,219            |
| Media                                                |   |     |                     |          |                                                              |           |                  |         |         |             |
| 1400 Providence Rd,                                  |   |     |                     |          |                                                              |           |                  |         |         |             |
|   Center I (O)                             | 1986   | 1996     | --                       | 1,042         | 9,054                                                             | 2,531          | 1,042                 | 11,585       | 12,627       | 4,448            |
| 1400 Providence Rd,                                  |   |     |                     |          |                                                              |           |                  |         |         |             |
|   Center II (O)                            | 1990   | 1996     | --                       | 1,543         | 16,464                                                            | 4,299          | 1,544                 | 20,762       | 22,306       | 7,841            |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
| Montgomery County                                    |   |     |                     |          |                                                              |           |                  |         |         |             |
| Bala Cynwyd                                          |   |     |                     |          |                                                              |           |                  |         |         |             |
| 150 Monument Road (O)                                | 1981   | 2004     | --                       | 2,845         | 14,780                                                            | 4,007          | 2,845                 | 18,787       | 21,632       | 3,555            |
| Blue Bell                                            |   |     |                     |          |                                                              |           |                  |         |         |             |
| 4 Sentry Park (O)                                    | 1982   | 2003     | --                       | 1,749         | 7,721                                                             | 867            | 1,749                 | 8,588        | 10,337       | 1,609            |
| 5 Sentry Park East (O)                               | 1984   | 1996     | --                       | 642           | 7,992                                                             | 3,508          | 642                   | 11,500       | 12,142       | 3,546            |
| 5 Sentry Park West (O)                               | 1984   | 1996     | --                       | 268           | 3,334                                                             | 616            | 268                   | 3,950        | 4,218        | 1,315            |
| 16 Sentry Park West (O)                              | 1988   | 2002     | --                       | 3,377         | 13,511                                                            | 1,965          | 3,377                 | 15,476       | 18,853       | 4,693            |
| 18 Sentry Park West (O)                              | 1988   | 2002     | --                       | 3,515         | 14,062                                                            | 1,907          | 3,515                 | 15,969       | 19,484       | 4,795            |
| King of Prussia                                      |   |     |                     |          |                                                              |           |                  |         |         |             |
| 2200 Renaissance Blvd (O)                            | 1985   | 2002     |    16,171 | 5,347         | 21,453                                                            | (9,121)        | 3,126                 | 14,553       | 17,679       | 4,581            |
| Lower Providence                                     |   |     |                     |          |                                                              |           |                  |         |         |             |
| 1000 Madison Avenue (O)                              | 1990   | 1997     | --                       | 1,713         | 12,559                                                            | 3,064          | 1,714                 | 15,622       | 17,336       | 5,548            |
| Plymouth Meeting                                     |   |     |                     |          |                                                              |           |                  |         |         |             |
| 1150 Plymouth Meeting                                |   |     |                     |          |                                                              |           |                  |         |         |             |
|   Mall (O)                                 | 1970   | 1997     | --                       | 125           | 499                                                               | 30,765         | 6,219                 | 25,170       | 31,389       | 9,140            |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |
| CONNETICUT                                           |   |     |                     |          |                                                              |           |                  |         |         |             |
| Fairfield County                                     |   |     |                     |          |                                                              |           |                  |         |         |             |
| Norwalk                                              |   |     |                     |          |                                                              |           |                  |         |         |             |
| 40 Richards Avenue (O)                               | 1985   | 1998     | --                       | 1,087         | 18,399                                                            | 3,892          | 1,087                 | 22,291       | 23,378       | 6,860            |
| Stamford                                             |   |     |                     |          |                                                              |           |                  |         |         |             |
| 1266 East Main Street (O)                            | 1984   | 2002     |    16,089 | 6,638         | 26,567                                                            | 4,640          | 6,638                 | 31,207       | 37,845       | 8,540            |
| 419 West Avenue (F)                                  | 1986   | 1997     | --                       | 4,538         | 9,246                                                             | 1,490          | 4,538                 | 10,736       | 15,274       | 4,248            |
|                                                 |   |     |                     |          |                                                              |           |                  |         |         |             |

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|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|------------------------------------------------------|----------------------------------------------------------------|----------|--------------|---------------|-------------------------------------------------------------------|----------------|-----------------------|--------------|--------------|------------------|
| MACK-CALI REALTY, L.P.                               |
| REAL ESTATE INVESTMENTS AND ACCUMULATED DEPRECIATION |
| December 31, 2010                                    |
| (dollars in thousands)                               |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         | SCHEDULE III |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |                                                           |     |         |          |                                                              |           | Gross Amount at Which |         |
|                                                 |                                                           |     |         |          |                                                              | Costs          | Carried at Close of   |         |
|                                                 |                                                           |     |         | Initial Costs | Capitalized          | Period (a)     |                  |
|                                                 | Year                                                           |     | Related      |          | Building and                                                      | Subsequent     |                  | Building and |         | Accumulated      |
| Property Location (b)                                | Built                                                          | Acquired | Encumbrances | Land          | Improvements                                                      | to Acquisition | Land                  | Improvements | Total        | Depreciation (c) |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| 500 West Avenue (F)                                  | 1988                                                           | 1997     | --           | 415           | 1,679                                                             | 52             | 415                   | 1,731        | 2,146        | 597              |
| 550 West Avenue (F)                                  | 1990                                                           | 1997     | --           | 1,975         | 3,856                                                             | 176            | 1,975                 | 4,032        | 6,007        | 1,362            |
| 600 West Avenue (F)                                  | 1999                                                           | 1999     | --           | 2,305         | 2,863                                                             | 839            | 2,305                 | 3,702        | 6,007        | 1,053            |
| 650 West Avenue (F)                                  | 1998                                                           | 1998     | --           | 1,328         | --                                                                | 3,292          | 1,328                 | 3,292        | 4,620        | 1,119            |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| DISTRICT OF COLUMBIA                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| Washington,                                          |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| 1201 Connecticut Avenue,                             |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|   NW (O)                                   | 1940                                                           | 1999     | --           | 14,228        | 18,571                                                            | 4,881          | 14,228                | 23,452       | 37,680       | 7,565            |
| 1400 L Street, NW (O)                                | 1987                                                           | 1998     | --           | 13,054        | 27,423                                                            | 7,444          | 13,054                | 34,867       | 47,921       | 11,942           |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| MARYLAND                                             |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| Prince George’s County                         |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| Greenbelt                                            |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| Capital Office Park Parcel A (L)                     | N/A                                                            | 2009     | --           | 840           | --                                                                | 7              | 847                   | --           | 847          | --               |
| 9200 Edmonston Road (O)                              |           1973/03 | 2006     | 4,646        | 1,547         | 4,131                                                             | 147            | 1,547                 | 4,278        | 5,825        | 871              |
| 6301 Ivy Lane (O)                                    |           1979/95 | 2006     | 6,103        | 5,168         | 14,706                                                            | 1,186          | 5,168                 | 15,892       | 21,060       | 2,302            |
| 6303 Ivy Lane (O)                                    |           1980/03 | 2006     | --           | 5,115         | 13,860                                                            | 758            | 5,115                 | 14,618       | 19,733       | 2,202            |
| 6305 Ivy Lane (O)                                    |           1982/95 | 2006     | 6,475        | 5,615         | 14,420                                                            | 537            | 5,615                 | 14,957       | 20,572       | 2,498            |
| 6404 Ivy Lane (O)                                    | 1987                                                           | 2006     | --           | 7,578         | 20,785                                                            | 1,718          | 7,578                 | 22,503       | 30,081       | 3,795            |
| 6406 Ivy Lane (O)                                    | 1991                                                           | 2006     | --           | 7,514         | 21,152                                                            | (173)          | 7,514                 | 20,979       | 28,493       | 2,537            |
| 6411 Ivy Lane (O)                                    |           1984/05 | 2006     | --           | 6,867         | 17,470                                                            | 1,097          | 6,867                 | 18,567       | 25,434       | 3,047            |
| Lanham                                               |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| 4200 Parliament Place (O)                            | 1989                                                           | 1998     | --           | 2,114         | 13,546                                                            | 761            | 1,393                 | 15,028       | 16,421       | 5,470            |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| Projects Under Development                           |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|   and Developable Land                     |                                                           |     | --           | 124,877       | 29,366                                                            | --             | 124,877               | 29,366       | 154,243      | 34               |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| Furniture, Fixtures                                  |                                                           |     |         |          |                                                              |           |                  |         |         |             |
|   and Equipment                            |                                                           |     | --           | --            | --                                                                | 4,485          | --                    | 4,485        | 4,485        | 3,212            |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |
| TOTALS                                               |                                                           |     | $743,043     | $760,033      | $3,641,055                                                        | $815,632       | $771,960              | $4,444,760   | $5,216,720   | $1,278,985       |
|                                                 |                                                           |     |         |          |                                                              |           |                  |         |         |             |

| (a) | The aggregate cost for federal income tax purposes at December 31, 2010 was approximately $3.2 billion. |
|-----|---------------------------------------------------------------------------------------------------------|

----

|                                 | 2010       | 2009                                              | 2008                                   |
|--------------------------------------|------------|---------------------------------------------------|----------------------------------------|
| Rental Properties                    |       |                                              |                                   |
| Balance at beginning of year         | $5,186,208 | $4,963,780                                        | $4,885,429                             |
| Additions                            | 86,455     | 282,122                                           | 92,129                                 |
| Properties sold                      | (16,052)   | --                                                | --                                     |
| Impairment charge on rental property | (12,560)   | --                                                | --                                     |
| Retirements/disposals                | (27,331)   |      (59,694)            |      (13,778) |
| Balance at end of year               | $5,216,720 | $5,186,208                                        | $4,963,780                             |
|                                 |       |                                              |                                   |
|                                 |       |                                              |                                   |
| Accumulated Depreciation             |       |                                              |                                   |
| Balance at beginning of year         | $1,153,223 | $1,040,778                                        | $   907,013             |
| Depreciation expense                 | 158,318    | 155,613                                           | 147,543                                |
| Properties sold                      | (2,091)    | --                                                | --                                     |
| Impairment charge on rental property | (3,256)    |        (1,009) | --                                     |
| Retirements/disposals                | (27,209)   |      (42,159)            |      (13,778) |
| Balance at end of year               | $1,278,985 | $1,153,223                                        | $1,040,778                             |

----

|                                                                                     |   | Mack-Cali Realty, L.P                                                                                    |
|------------------------------------------------------------------------------------------|--------|----------------------------------------------------------------------------------------------------------|
|                                                                                     |   | (Registrant)                                                                                             |
|                                                                                     |   | By:  Mack-Cali Realty Corporation                                                              |
|                                                                                     |   | its General Partner                                                                                      |
|                                                                                     |   |                                                                                                     |
|                                                                                     |   |                                                                                                     |
| Date:           February 11, 2011 |   | /s/ Barry Lefkowitz                                                                                      |
|                                                                                     |   | Barry Lefkowitz                                                                                          |
|                                                                                     |   | Executive Vice President and                                                                             |
|                                                                                     |   |   Chief Financial Officer                                                                      |
|                                                                                     |   | (principal accounting officer and        principal financial officer) |
|                                                                                     |   |                                                                                                     |

----

| ExhibitNumber |   | Exhibit Title                                                                                                                                                                                                                                |
|---------------|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 31.1          |   | Certification of Mack-Cali Realty 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 Mack-Cali Realty Corporation’s Chief Financial Officer, Barry Lefkowitz, pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.                                                                                   |
|          |   |                                                                                                                                                                                                                                              |
| 32.1          |   | Certification of Mack-Cali Realty Corporation’s President and Chief Executive Officer, Mitchell E. Hersh, and the Company’s Chief Financial Officer, Barry Lefkowitz, pursuant to Section 906 of the Sarbanes-Oxley Act of 2002. |

----