Mack-Cali Realty Remains a Sell

Mack-Cali Realty Corporation (CLI - Analyst Report) is a fully integrated, self-administered, and self-managed office real estate investment trust (REIT). The company owns, operates leases, manages, and develops Class A office and industrial/flex properties, primarily in suburban markets in the northeastern US.

CLI reported 3Q08 FFO [funds from operations] of $1.02 per share compared to $0.93 in 3Q07. The increase was due to lower expenses and share counts. Operations held up relatively well in the 3rd quarter, although we have cut our 2009 FFO estimates by 6% due to macroeconomic conditions.

Office occupancies in the company's core markets have increased at a rapid pace from last year. As such, Mack-Cali Realty will have a difficult time holding occupancy and increasing rents. We think suburban office landlords will have a tough time over the next 12 months.

National job growth numbers are negative and corporations are not expanding. CLI has significant exposure to financial services, a sector that will continue to shed jobs in 2009. The yield is attractive, although we expect dividend coverage to turn negative next year; we think CLI will need to lower rents and increase concessions to retain current and attract new tenants.

Read the full analyst report on CLI