Vornado Announces Second Quarter 2024 Financial Results

NEW YORK, Aug. 05, 2024 (GLOBE NEWSWIRE) — Vornado Realty Trust (NYSE: VNO) reported today:

Quarter Ended June 30, 2024 Financial Results

NET INCOME attributable to common shareholders for the quarter ended June 30, 2024 was $35,260,000, or $0.18 per diluted share, compared to $46,377,000, or $0.24 per diluted share, for the prior year’s quarter.

FUNDS FROM OPERATIONS (“FFO”) attributable to common shareholders plus assumed conversions (non-GAAP) for the quarter ended June 30, 2024 was $148,944,000, or $0.76 per diluted share, compared to $144,059,000, or $0.74 per diluted share, for the prior year’s quarter. Adjusting for the items that impact period-to-period comparability listed in the table on the following page, FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) for the quarter ended June 30, 2024 was $112,766,000, or $0.57 per diluted share, and $140,737,000, or $0.72 per diluted share, for the prior year’s quarter.

Six Months Ended June 30, 2024 Financial Results

NET INCOME attributable to common shareholders for the six months ended June 30, 2024 was $26,226,000, or $0.13 per diluted share, compared to $51,545,000, or $0.27 per diluted share, for the six months ended June 30, 2023.

FFO attributable to common shareholders plus assumed conversions (non-GAAP) for the six months ended June 30, 2024 was $253,068,000, or $1.29 per diluted share, compared to $263,149,000, or $1.35 per diluted share, for the six months ended June 30, 2023. Adjusting for the items that impact period-to-period comparability listed in the table on the following page, FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) for the six months ended June 30, 2024 was $221,608,000, or $1.13 per diluted share, and $257,032,000, or $1.32 per diluted share, for the six months ended June 30, 2023.

The following table reconciles FFO attributable to common shareholders plus assumed conversions (non-GAAP) to FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP):

(Amounts in thousands, except per share amounts) For the Three Months Ended
June 30,
  For the Six Months Ended
June 30,
    2024       2023       2024       2023  
FFO attributable to common shareholders plus assumed conversions (non-GAAP)(1) $ 148,944     $ 144,059     $ 253,068     $ 263,149  
Per diluted share (non-GAAP) $ 0.76     $ 0.74     $ 1.29     $ 1.35  
               
Certain (income) expense items that impact FFO attributable to common shareholders plus assumed conversions:              
Our share of the gain on the discounted extinguishment of the 280 Park Avenue mezzanine loan $ (31,215 )   $     $ (31,215 )   $  
After-tax net gain on sale of 220 Central Park South (“220 CPS”) condominium units   (13,069 )           (13,069 )     (6,173 )
Deferred tax liability on our investment in the Farley Building (held through a taxable REIT subsidiary)   2,599       2,206       6,733       5,081  
Other   2,252       (5,785 )     3,261       (5,497 )
    (39,433 )     (3,579 )     (34,290 )     (6,589 )
Noncontrolling interests’ share of above adjustments   3,255       257       2,830       472  
Total of certain (income) expense items that impact FFO attributable to common shareholders plus assumed conversions, net $ (36,178 )   $ (3,322 )   $ (31,460 )   $ (6,117 )
Per diluted share (non-GAAP) $ (0.19 )   $ (0.02 )   $ (0.16 )   $ (0.03 )
               
FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) $ 112,766     $ 140,737     $ 221,608     $ 257,032  
Per diluted share (non-GAAP) $ 0.57     $ 0.72     $ 1.13     $ 1.32  

________________________________

(1) See page 9 for a reconciliation of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions (non-GAAP) for the three and six months ended June 30, 2024 and 2023.

FFO, as Adjusted Bridge – Q2 2024 vs. Q2 2023

The following table bridges our FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) for the three months ended June 30, 2023 to FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) for the three months ended June 30, 2024:

(Amounts in millions, except per share amounts) FFO, as Adjusted
  Amount   Per Share
FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) for the three months ended June 30, 2023 $ 140.7     $ 0.72  
       
(Decrease) increase in FFO, as adjusted due to:      
Lease expirations, net of rent commencements, and other tenant related items   (15.1 )    
345 Montgomery Street tenant settlement proceeds, net of legal expenses in 2023   (14.1 )    
Change in interest expense, net of interest income   (7.0 )    
Variable businesses (primarily signage)   3.9      
Other, net   3.7      
    (28.6 )    
Noncontrolling interests’ share of above items and impact of assumed conversions of convertible securities   0.7      
Net decrease   (27.9 )     (0.15 )
       
FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) for the three months ended June 30, 2024 $ 112.8     $ 0.57  

See page 9 for a reconciliation of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions (non-GAAP) for the three and six months ended June 30, 2024 and 2023. Reconciliations of FFO attributable to common shareholders plus assumed conversions to FFO attributable to common shareholders plus assumed conversions, as adjusted are provided above.

Financing Activity

280 Park Avenue

On April 4, 2024, a joint venture, in which we have a 50% interest, amended and extended the $1,075,000,000 mortgage loan on 280 Park Avenue. The maturity date on the amended loan was extended to September 2026, with options to fully extend to September 2028, subject to certain conditions. The interest rate on the amended loan remains at SOFR plus 1.78%. On July 8, 2024, the joint venture swapped the interest rate to a fixed rate of 5.84% through September 2028. Additionally, on April 4, 2024, the joint venture amended and extended the $125,000,000 mezzanine loan, and subsequently repaid the loan for $62,500,000. In connection with the repayment of the mezzanine loan, we recognized our $31,215,000 share of the debt extinguishment gain which is included in “income from partially owned entities” on our consolidated statements of income.

435 Seventh Avenue

On April 9, 2024, we completed a $75,000,000 refinancing of 435 Seventh Avenue, of which $37,500,000 is recourse to the Operating Partnership. The interest-only loan bears a rate of SOFR plus 2.10% and matures in April 2028. The interest rate on the loan was swapped to a fixed rate of 6.96% through April 2026. The loan replaces the previous $95,696,000 fully recourse loan, which bore interest at SOFR plus 1.41%.

Unsecured Revolving Credit Facility

On May 3, 2024, we extended one of our two unsecured revolving credit facilities to April 2029 (as fully extended). The new $915,000,000 facility replaced the $1.25 billion facility that was due to mature in April 2026. The new facility currently bears interest at a rate of SOFR plus 1.20% with a facility fee of 25 basis points. Our $1.25 billion revolving credit facility matures in December 2027 (as fully extended) and has an interest rate of SOFR plus 1.15% and a facility fee of 25 basis points.

640 Fifth Avenue (Fifth Avenue and Times Square JV)

On June 10, 2024, the Fifth Avenue and Times Square JV completed a $400,000,000 refinancing of 640 Fifth Avenue. The non-recourse loan matures in July 2029, bears interest at a fixed rate of 7.47% and amortizes at $7,000,000 per annum. The loan replaces the previous $500,000,000 loan, which the joint venture paid down by $100,000,000. The previous loan was fully recourse to the Operating Partnership and bore interest at SOFR plus 1.11%.

Interest Rate Swap and Cap Arrangements

We entered into the following interest rate swap and cap arrangements during the six months ended June 30, 2024:

(Amounts in thousands)   Notional Amount
(at share)
  All-In Swapped
Rate
  Expiration Date   Variable Rate Spread
Interest rate swaps:                
PENN 11(1)   $ 250,000   6.21 %   10/25   S+206
435 Seventh Avenue     75,000   6.96 %   04/26   S+210
                 
        Index Strike Rate        
Interest rate caps:                
61 Ninth Avenue (45.1% interest)   $ 75,543   4.39 %   01/26   S+146

________________________________

(1) Together with the existing $250,000 swap arrangement on the $500,000 PENN 11 mortgage loan, the loan will bear interest at an all-in swapped rate of 6.28% through October 2025.

Dispositions

220 Central Park South

During the three and six months ended June 30, 2024, we closed on the sale of two condominium units at 220 CPS for net proceeds of $31,605,000, resulting in a financial statement net gain of $15,175,000 which is included in “net gains on disposition of wholly owned and partially owned assets” on our consolidated statements of income. In connection with these sales, $2,106,000 of income tax expense was recognized on our consolidated statements of income. Four units remain unsold.

50-70 West 93rd Street

On May 13, 2024, we sold our 49.9% interest in 50-70 West 93rd Street to our joint venture partner. We received net proceeds of $2,000,000 after deducting our share of the existing $83,500,000 mortgage loan, which was scheduled to mature in December 2024, resulting in a net gain of $873,000. The net gain is included in “net gains on disposition of wholly owned and partially owned assets” on our consolidated statements of income.

Alexander’s

On May 3, 2024, Alexander’s Inc. (“Alexander’s”), in which we own a 32.4% common equity interest, and Bloomberg L.P. reached an agreement to extend the leases covering approximately 947,000 square feet at 731 Lexington Avenue that were scheduled to expire in February 2029 for a term of eleven years to February 2040.

Leasing Activity

The leasing activity and related statistics below are based on leases signed during the period and are not intended to coincide with the commencement of rental revenue in accordance with accounting principles generally accepted in the United States of America (“GAAP”). Second generation relet space represents square footage that has not been vacant for more than nine months and tenant improvements and leasing commissions are based on our share of square feet leased during the period.

For the Three Months Ended June 30, 2024:

  • 1,322,000 square feet of New York Office space (598,000 square feet at share) at an initial rent of $131.37 per square foot and a weighted average lease term of 9.7 years. The changes in the GAAP and cash mark-to-market rent on the 518,000 square feet of second generation space were positive 8.2% and positive 3.4%, respectively. Tenant improvements and leasing commissions were $6.54 per square foot per annum, or 5.0% of initial rent.
  • 4,000 square feet of New York Retail space (all at share) at an initial rent of $301.14 per square foot and a weighted average lease term of 5.0 years. The changes in the GAAP and cash mark-to-market rent on the 4,000 square feet of second generation space were positive 26.9% and positive 14.8%, respectively. Tenant improvements and leasing commissions were $10.99 per square foot per annum, or 3.6% of initial rent.
  • 32,000 square feet at THE MART (all at share) at an initial rent of $56.39 per square foot and a weighted average lease term of 7.2 years. The changes in the GAAP and cash mark-to-market rent on the 19,000 square feet of second generation space were negative 3.5% and negative 4.3%, respectively. Tenant improvements and leasing commissions were $7.86 per square foot per annum, or 13.9% of initial rent.
  • 66,000 square feet at 555 California Street (47,000 square feet at share) at an initial rent of $99.14 per square foot and a weighted average lease term of 9.8 years. The changes in the GAAP and cash mark-to-market rent on the 47,000 square feet of second generation space were positive 32.4% and positive 13.3%, respectively. Tenant improvements and leasing commissions were $12.56 per square foot per annum, or 12.7% of initial rent.

For the Six Months Ended June 30, 2024:

  • 1,613,000 square feet of New York Office space (848,000 square feet at share) at an initial rent of $118.96 per square foot and a weighted average lease term of 10.1 years. The changes in the GAAP and cash mark-to-market rent on the 613,000 square feet of second generation space were positive 7.6% and positive 3.3%, respectively. Tenant improvements and leasing commissions were $8.64 per square foot per annum, or 7.3% of initial rent.
  • 40,000 square feet of New York Retail space (37,000 square feet at share) at an initial rent of $258.76 per square foot and a weighted average lease term of 3.9 years. The changes in the GAAP and cash mark-to-market rent on the 31,000 square feet of second generation space were positive 7.2% and negative 14.5%, respectively. Tenant improvements and leasing commissions were $26.92 per square foot per annum, or 10.4% of initial rent.
  • 83,000 square feet at THE MART (all at share) at an initial rent of $61.09 per square foot and a weighted average lease term of 5.5 years. The changes in the GAAP and cash mark-to-market rent on the 62,000 square feet of second generation space were positive 3.5% and negative 1.4%, respectively. Tenant improvements and leasing commissions were $8.17 per square foot per annum, or 13.4% of initial rent.
  • 107,000 square feet at 555 California Street (76,000 square feet at share) at an initial rent of $87.03 per square foot and a weighted average lease term of 8.1 years. The changes in the GAAP and cash mark-to-market rent on the 76,000 square feet of second generation space were positive 10.9% and negative 4.4%, respectively. Tenant improvements and leasing commissions were $10.40 per square foot per annum, or 11.9% of initial rent.

Occupancy

(At Vornado’s share) New York   THE MART   555 California Street
  Total   Office   Retail    
Occupancy as of June 30, 2024 88.3 %   89.3 %   77.0 %   76.9 %   94.5 %
Same Store Net Operating Income (“NOI”) At Share: Total   New York   THE MART   555 California Street(1)
Same store NOI at share % (decrease) increase(2):              
Three months ended June 30, 2024 compared to June 30, 2023 (9.0 )%   (4.4 )%   (4.6 )%   (46.4 )%
Six months ended June 30, 2024 compared to June 30, 2023 (7.0 )%   (4.5 )%   (7.3 )%   (31.0 )%
Three months ended June 30, 2024 compared to March 31, 2024 3.6 %   3.3 %   11.0 %   1.6 %
               
Same store NOI at share – cash basis % (decrease) increase(2):              
Three months ended June 30, 2024 compared to June 30, 2023 (6.6 )%   (2.7 )%   (1.3 )%   (38.2 )%
Six months ended June 30, 2024 compared to June 30, 2023 (5.9 )%   (3.9 )%   (2.2 )%   (26.2 )%
Three months ended June 30, 2024 compared to March 31, 2024 4.0 %   2.3 %   12.8 %   17.8 %

____________________

(1) 2023 includes our $14,103,000 share of the receipt of a tenant settlement, net of legal expenses.
(2) See pages 11 through 16 for same store NOI at share and same store NOI at share – cash basis reconciliations.

NOI At Share & NOI At Share – Cash Basis:

The elements of our New York and Other NOI at share and NOI at share – cash basis for the three and six months ended June 30, 2024 and 2023 and the three months ended March 31, 2024 are summarized below.

(Amounts in thousands) For the Three Months Ended   For the Six Months Ended
June 30,
  June 30,   March 31, 2024  
    2024     2023       2024     2023
NOI at share:                  
New York:                  
Office(1) $ 178,338   $ 186,042   $ 167,988   $ 346,326   $ 360,312
Retail   48,392     47,428     47,466     95,858     94,624
Residential   6,220     5,467     5,968     12,188     10,925
Alexander’s   9,203     9,429     11,707     20,910     18,499
Total New York   242,153     248,366     233,129     475,282     484,360
Other:                  
THE MART   16,060     16,462     14,486     30,546     31,871
555 California Street(2)   16,800     31,347     16,529     33,329     48,276
Other investments   5,158     5,464     4,980     10,138     10,615
Total Other   38,018     53,273     35,995     74,013     90,762
NOI at share $ 280,171   $ 301,639   $ 269,124   $ 549,295   $ 575,122
NOI at share – cash basis:                  
New York:                  
Office(1) $ 176,915   $ 181,253   $ 166,370   $ 343,285   $ 363,334
Retail   44,700     44,956     43,873     88,573     88,990
Residential   5,947     5,129     5,690     11,637     10,180
Alexander’s   10,272     10,231     14,861     25,133     20,092
Total New York   237,834     241,569     230,794     468,628     482,596
Other:                  
THE MART   16,835     16,592     14,949     31,784     31,267
555 California Street(2)   19,956     32,284     16,938     36,894     50,002
Other investments   4,965     5,624     4,932     9,897     10,739
Total Other   41,756     54,500     36,819     78,575     92,008
NOI at share – cash basis $ 279,590   $ 296,069   $ 267,613   $ 547,203   $ 574,604

________________________________
(1)   Includes Building Maintenance Services NOI of $7,926, $6,797, $7,217, $15,143 and $13,086 for the three months ended June 30, 2024 and 2023 and March 31, 2024 and the six months ended June 30, 2024 and 2023, respectively.
(2)   2023 includes our $14,103 share of the receipt of a tenant settlement, net of legal expenses.

Active Development/Redevelopment Summary as of June 30, 2024:

(Amounts in thousands, except square feet)        
        (at Vornado’s share)       Projected Incremental
Cash Yield

New York segment:

  Property
Rentable
Sq. Ft.
  Budget   Cash Amount
Expended
  Remaining Expenditures   Stabilization Year  
PENN District:                            
PENN 2   1,795,000   $ 750,000   $ 675,504   $ 74,496   2026     9.5%  
Districtwide Improvements   N/A     100,000     60,493     39,507   N/A     N/A  
Total PENN District         850,000 (1)   735,997     114,003            
                             
Sunset Pier 94 Studios (49.9% interest)   266,000     125,000 (2)   19,494     105,506   2026     10.3%  
                             
Total Active Development Projects       $ 975,000   $ 755,491   $ 219,509            

________________________________
(1)   Excluding debt and equity carry.
(2)  Represents our 49.9% share of the $350,000 development budget, excluding the $40,000 value of our contributed leasehold interest and net of an estimated $9,000 for our share of development fees and reimbursement for overhead costs incurred by us. $34,000 will be funded via cash contributions, of which $19,494 has been funded as of June 30, 2024.   

There can be no assurance that the above projects will be completed, completed on schedule or within budget. In addition, there can be no assurance that the Company will be successful in leasing the properties on the expected schedule or at the assumed rental rates.        

Conference Call and Audio Webcast
As previously announced, the Company will host a quarterly earnings conference call and an audio webcast on Tuesday, August 6, 2024 at 10:00 a.m. Eastern Time (ET). The conference call can be accessed by dialing 888-317-6003 (domestic) or 412-317-6061 (international) and entering the passcode 8799771. A live webcast of the conference call will be available on Vornado’s website at www.vno.com in the Investor Relations section and an online playback of the webcast will be available on the website following the conference call.

Contact
Thomas J. Sanelli
(212) 894-7000

Supplemental Data

Further details regarding results of operations, properties and tenants can be accessed at the Company’s website www.vno.com. Vornado Realty Trust is a fully – integrated equity real estate investment trust.

Certain statements contained herein may constitute “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Forward-looking statements are not guarantees of future performance. They represent our intentions, plans, expectations and beliefs and are subject to numerous assumptions, risks and uncertainties. Our future results, financial condition and business may differ materially from those expressed in these forward-looking statements. You can find many of these statements by looking for words such as “approximates,” “believes,” “expects,” “anticipates,” “estimates,” “intends,” “plans,” “would,” “may” or other similar expressions in this press release. We also note the following forward-looking statements: in the case of our development and redevelopment projects, the estimated completion date, estimated project cost, projected incremental cash yield, stabilization date and cost to complete; estimates of future capital expenditures, dividends to common and preferred shareholders and operating partnership distributions. For a discussion of factors that could materially affect the outcome of our forward-looking statements and our future results and financial condition, see “Risk Factors” in Part I, Item 1A, of our Annual Report on Form 10-K for the year ended December 31, 2023. Currently, some of the factors are the increased interest rates and effects of inflation on our business, financial condition, results of operations, cash flows, operating performance and the effect that these factors have had and may continue to have on our tenants, the global, national, regional and local economies and financial markets and the real estate market in general.

VORNADO REALTY TRUST
CONSOLIDATED BALANCE SHEETS

(Amounts in thousands) As of   Increase
(Decrease)
  June 30, 2024   December 31, 2023  
ASSETS          
Real estate, at cost:          
Land $ 2,434,209     $ 2,436,221     $ (2,012 )
Buildings and improvements   10,228,821       9,952,954       275,867  
Development costs and construction in progress   1,156,060       1,281,076       (125,016 )
Leasehold improvements and equipment   133,755       130,953       2,802  
  Total   13,952,845       13,801,204       151,641  
Less accumulated depreciation and amortization   (3,899,475 )     (3,752,827 )     (146,648 )
Real estate, net   10,053,370       10,048,377       4,993  
Right-of-use assets   678,670       680,044       (1,374 )
Cash, cash equivalents, and restricted cash          
Cash and cash equivalents   872,609       997,002       (124,393 )
Restricted cash   244,245       264,582       (20,337 )
  Total   1,116,854       1,261,584       (144,730 )
Tenant and other receivables   71,213       69,543       1,670  
Investments in partially owned entities   2,711,080       2,610,558       100,522  
Receivable arising from the straight-lining of rents   706,157       701,666       4,491  
Deferred leasing costs, net   354,395       355,010       (615 )
Identified intangible assets, net   122,414       127,082       (4,668 )
Other assets   396,028       333,801       62,227  
Total assets $ 16,210,181     $ 16,187,665     $ 22,516  
LIABILITIES, REDEEMABLE NONCONTROLLING INTERESTS AND EQUITY          
Liabilities:          
Mortgages payable, net $ 5,672,086     $ 5,688,020     $ (15,934 )
Senior unsecured notes, net   1,194,894       1,193,873       1,021  
Unsecured term loan, net   795,254       794,559       695  
Unsecured revolving credit facilities   575,000       575,000        
Lease liabilities   741,762       732,859       8,903  
Accounts payable and accrued expenses   363,457       411,044       (47,587 )
Deferred revenue   30,805       32,199       (1,394 )
Deferred compensation plan   108,553       105,245       3,308  
Other liabilities   316,906       311,132       5,774  
Total liabilities   9,798,717       9,843,931       (45,214 )
Redeemable noncontrolling interests   593,465       638,448       (44,983 )
Shareholders’ equity   5,626,300       5,509,064       117,236  
Noncontrolling interests in consolidated subsidiaries   191,699       196,222       (4,523 )
Total liabilities, redeemable noncontrolling interests and equity $ 16,210,181     $ 16,187,665     $ 22,516  

VORNADO REALTY TRUST
OPERATING RESULTS

(Amounts in thousands, except per share amounts) For the Three Months Ended
June 30,
  For the Six Months Ended
June 30,
    2024       2023       2024       2023  
Revenues $ 450,266     $ 472,359     $ 886,641     $ 918,282  
               
Net income $ 40,099     $ 62,733     $ 33,826     $ 73,931  
Less net loss (income) attributable to noncontrolling interests in:              
Consolidated subsidiaries   13,890       2,781       25,872       12,709  
Operating Partnership   (3,200 )     (3,608 )     (2,414 )     (4,037 )
Net income attributable to Vornado   50,789       61,906       57,284       82,603  
Preferred share dividends   (15,529 )     (15,529 )     (31,058 )     (31,058 )
Net income attributable to common shareholders $ 35,260     $ 46,377     $ 26,226     $ 51,545  
               
Income per common share – basic:              
Net income per common share $ 0.19     $ 0.24     $ 0.14     $ 0.27  
Weighted average shares outstanding   190,492       191,468       190,460       191,668  
               
Income per common share – diluted:              
Net income per common share $ 0.18     $ 0.24     $ 0.13     $ 0.27  
Weighted average shares outstanding   194,405       194,804       194,518       194,364  
               
FFO attributable to common shareholders plus assumed conversions (non-GAAP) $ 148,944     $ 144,059     $ 253,068     $ 263,149  
Per diluted share (non-GAAP) $ 0.76     $ 0.74     $ 1.29     $ 1.35  
               
FFO attributable to common shareholders plus assumed conversions, as adjusted (non-GAAP) $ 112,766     $ 140,737     $ 221,608     $ 257,032  
Per diluted share (non-GAAP) $ 0.57     $ 0.72     $ 1.13     $ 1.32  
               
Weighted average shares used in determining FFO attributable to common shareholders plus assumed conversions per diluted share   196,339       194,878       196,405       194,543  

FFO is computed in accordance with the definition adopted by the Board of Governors of the National Association of Real Estate Investment Trusts (“NAREIT”). NAREIT defines FFO as GAAP net income or loss adjusted to exclude net gains from sales of certain real estate assets, impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, depreciation and amortization expense from real estate assets and other specified items, including the pro rata share of such adjustments of unconsolidated subsidiaries. FFO and FFO per diluted share are non-GAAP financial measures used by management, investors and analysts to facilitate meaningful comparisons of operating performance between periods and among our peers because it excludes the effect of real estate depreciation and amortization and net gains on sales, which are based on historical costs and implicitly assume that the value of real estate diminishes predictably over time, rather than fluctuating based on existing market conditions. FFO does not represent cash generated from operating activities and is not necessarily indicative of cash available to fund cash requirements and should not be considered as an alternative to net income as a performance measure or cash flow as a liquidity measure. FFO may not be comparable to similarly titled measures employed by other companies. In addition to FFO attributable to common shareholders plus assumed conversions, we also disclose FFO attributable to common shareholders plus assumed conversions, as adjusted. Although this non-GAAP measure clearly differs from NAREIT’s definition of FFO, we believe it provides a meaningful presentation of operating performance. Reconciliations of net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions are provided on the following page. Reconciliations of FFO attributable to common shareholders plus assumed conversions to FFO attributable to common shareholders plus assumed conversions, as adjusted are provided on page 2 of this press release.

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS

The following table reconciles net income attributable to common shareholders to FFO attributable to common shareholders plus assumed conversions:

(Amounts in thousands, except per share amounts) For the Three Months Ended
June 30,
  For the Six Months Ended
June 30,
    2024       2023       2024       2023  
Net income attributable to common shareholders $ 35,260     $ 46,377     $ 26,226     $ 51,545  
Per diluted share $ 0.18     $ 0.24     $ 0.13     $ 0.27  
               
FFO adjustments:              
Depreciation and amortization of real property $ 97,897     $ 94,922     $ 194,680     $ 189,714  
Net gains on sale of real estate   (873 )     (260 )     (873 )     (260 )
Our share of partially owned entities:              
Depreciation and amortization of real property   26,458       26,666       52,621       54,135  
Net gain on sale of real estate         (16,545 )           (16,545 )
    123,482       104,783       246,428       227,044  
Noncontrolling interests’ share of above adjustments   (10,191 )     (7,510 )     (20,362 )     (16,256 )
FFO adjustments, net $ 113,291     $ 97,273     $ 226,066     $ 210,788  
               
FFO attributable to common shareholders $ 148,551     $ 143,650     $ 252,292     $ 262,333  
Impact of assumed conversion of dilutive convertible securities   393       409       776       816  
FFO attributable to common shareholders plus assumed conversions $ 148,944     $ 144,059     $ 253,068     $ 263,149  
Per diluted share $ 0.76     $ 0.74     $ 1.29     $ 1.35  
               
Reconciliation of weighted average shares outstanding:              
Weighted average common shares outstanding   190,492       191,468       190,460       191,668  
Effect of dilutive securities:              
Share-based payment awards   3,913       32       4,058       23  
Convertible securities   1,934       3,378       1,887       2,852  
Denominator for FFO per diluted share   196,339       194,878       196,405       194,543  

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Below is a reconciliation of net income (loss) to NOI at share and NOI at share – cash basis for the three and six months ended June 30, 2024 and 2023 and the three months ended March 31, 2024.

(Amounts in thousands) For the Three Months Ended   For the Six Months Ended
June 30,
  June 30,   March 31, 2024  
    2024       2023         2024       2023  
Net income (loss) $ 40,099     $ 62,733     $ (6,273 )   $ 33,826     $ 73,931  
Depreciation and amortization expense   109,774       107,162       108,659       218,433       213,727  
General and administrative expense   38,475       39,410       37,897       76,372       81,005  
Transaction related costs and other   3,361       30       653       4,014       688  
Income from partially owned entities   (47,949 )     (37,272 )     (16,279 )     (64,228 )     (53,938 )
Interest and other investment income, net   (10,511 )     (13,153 )     (11,724 )     (22,235 )     (22,737 )
Interest and debt expense   98,401       87,165       90,478       188,879       173,402  
Net gains on disposition of wholly owned and partially owned assets   (16,048 )     (936 )           (16,048 )     (8,456 )
Income tax expense   5,284       4,497       6,740       12,024       9,164  
NOI from partially owned entities   68,298       70,745       70,369       138,667       138,842  
NOI attributable to noncontrolling interests in consolidated subsidiaries   (9,013 )     (18,742 )     (11,396 )     (20,409 )     (30,506 )
NOI at share   280,171       301,639       269,124       549,295       575,122  
Non-cash adjustments for straight-line rents, amortization of acquired below-market leases, net, and other   (581 )     (5,570 )     (1,511 )     (2,092 )     (518 )
NOI at share – cash basis $ 279,590     $ 296,069     $ 267,613     $ 547,203     $ 574,604  

NOI at share represents total revenues less operating expenses including our share of partially owned entities. NOI at share – cash basis represents NOI at share adjusted to exclude straight-line rental income and expense, amortization of acquired below and above market leases, accruals for ground rent resets yet to be determined, and other non-cash adjustments. We consider NOI at share – cash basis to be the primary non-GAAP financial measure for making decisions and assessing the unlevered performance of our segments as it relates to the total return on assets as opposed to the levered return on equity. As properties are bought and sold based on NOI at share – cash basis, we utilize this measure to make investment decisions as well as to compare the performance of our assets to that of our peers. NOI at share and NOI at share – cash basis should not be considered alternatives to net income or cash flow from operations and may not be comparable to similarly titled measures employed by other companies.

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Same store NOI at share represents NOI at share from operations which are in service in both the current and prior year reporting periods. Same store NOI at share – cash basis is same store NOI at share adjusted to exclude straight-line rental income and expense, amortization of acquired below and above market leases, accruals for ground rent resets yet to be determined, and other non-cash adjustments. We present these non-GAAP measures to (i) facilitate meaningful comparisons of the operational performance of our properties and segments, (ii) make decisions on whether to buy, sell or refinance properties, and (iii) compare the performance of our properties and segments to those of our peers. Same store NOI at share and same store NOI at share – cash basis should not be considered alternatives to net income or cash flow from operations and may not be comparable to similarly titled measures employed by other companies.

Below are reconciliations of NOI at share to same store NOI at share for our New York segment, THE MART, 555 California Street and other investments for the three months ended June 30, 2024 compared to June 30, 2023.

(Amounts in thousands) Total   New York   THE MART   555
California
Street
  Other
NOI at share for the three months ended June 30, 2024 $ 280,171     $ 242,153     $ 16,060     $ 16,800     $ 5,158  
Less NOI at share from:                  
Dispositions   (620 )     (633 )     13              
Development properties   (9,637 )     (9,637 )                  
Other non-same store income, net   (6,094 )     (936 )                 (5,158 )
Same store NOI at share for the three months ended June 30, 2024 $ 263,820     $ 230,947     $ 16,073     $ 16,800     $  
                   
NOI at share for the three months ended June 30, 2023 $ 301,639     $ 248,366     $ 16,462     $ 31,347     $ 5,464  
Less NOI at share from:                  
Dispositions   (696 )     (1,082 )     386              
Development properties   (4,391 )     (4,391 )                  
Other non-same store income, net   (6,730 )     (1,266 )                 (5,464 )
Same store NOI at share for the three months ended June 30, 2023 $ 289,822     $ 241,627     $ 16,848     $ 31,347     $  
                   
Decrease in same store NOI at share $ (26,002 )   $ (10,680 )   $ (775 )   $ (14,547 )   $  
                   
% decrease in same store NOI at share (9.0) %   (4.4) %   (4.6) %   (46.4) %     0.0 %

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Below are reconciliations of NOI at share – cash basis to same store NOI at share – cash basis for our New York segment, THE MART, 555 California Street and other investments for the three months ended June 30, 2024 compared to June 30, 2023.

(Amounts in thousands) Total   New York   THE MART   555 California Street   Other
NOI at share – cash basis for the three months ended June 30, 2024 $ 279,590     $ 237,834     $ 16,835     $ 19,956     $ 4,965  
Less NOI at share – cash basis from:                  
Dispositions   (620 )     (633 )     13              
Development properties   (7,353 )     (7,353 )                  
Other non-same store income, net   (6,880 )     (1,915 )                 (4,965 )
Same store NOI at share – cash basis for the three months ended June 30, 2024 $ 264,737     $ 227,933     $ 16,848     $ 19,956     $  
                   
NOI at share – cash basis for the three months ended June 30, 2023 $ 296,069     $ 241,569     $ 16,592     $ 32,284     $ 5,624  
Less NOI at share – cash basis from:                  
Dispositions   (860 )     (1,337 )     477              
Development properties   (4,554 )     (4,554 )                  
Other non-same store income, net   (7,061 )     (1,437 )                 (5,624 )
Same store NOI at share – cash basis for the three months ended June 30, 2023 $ 283,594     $ 234,241     $ 17,069     $ 32,284     $  
                   
Decrease in same store NOI at share – cash basis $ (18,857 )   $ (6,308 )   $ (221 )   $ (12,328 )   $  
                   
% decrease in same store NOI at share – cash basis (6.6) %   (2.7) %   (1.3) %   (38.2) %     0.0 %

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Below are reconciliations of NOI at share to same store NOI at share for our New York segment, THE MART, 555 California Street and other investments for the six months ended June 30, 2024 compared to June 30, 2023.

(Amounts in thousands) Total   New York   THE MART   555 California Street   Other
NOI at share for the six months ended June 30, 2024 $ 549,295     $ 475,282     $ 30,546     $ 33,329     $ 10,138  
Less NOI at share from:                  
Dispositions   (1,419 )     (1,425 )     6              
Development properties   (17,595 )     (17,595 )                  
Other non-same store income, net   (11,910 )     (1,772 )                 (10,138 )
Same store NOI at share for the six months ended June 30, 2024 $ 518,371     $ 454,490     $ 30,552     $ 33,329     $  
                   
NOI at share for the six months ended June 30, 2023 $ 575,122     $ 484,360     $ 31,871     $ 48,276     $ 10,615  
Less NOI at share from:                  
Dispositions   (1,030 )     (2,100 )     1,070              
Development properties   (8,722 )     (8,722 )                  
Other non-same store (income) expense, net   (8,146 )     2,469                   (10,615 )
Same store NOI at share for the six months ended June 30, 2023 $ 557,224     $ 476,007     $ 32,941     $ 48,276     $  
                   
Decrease in same store NOI at share $ (38,853 )   $ (21,517 )   $ (2,389 )   $ (14,947 )   $  
                   
% decrease in same store NOI at share (7.0) %   (4.5) %   (7.3) %   (31.0) %     0.0 %

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Below are reconciliations of NOI at share – cash basis to same store NOI at share – cash basis for our New York segment, THE MART, 555 California Street and other investments for the six months ended June 30, 2024 compared to June 30, 2023.

(Amounts in thousands) Total   New York   THE MART   555 California Street   Other
NOI at share – cash basis for the six months ended June 30, 2024 $ 547,203     $ 468,628     $ 31,784     $ 36,894     $ 9,897  
Less NOI at share – cash basis from:                  
Dispositions   (1,419 )     (1,425 )     6              
Development properties   (13,323 )     (13,323 )                  
Other non-same store income, net   (13,253 )     (3,356 )                 (9,897 )
Same store NOI at share – cash basis for the six months ended June 30, 2024 $ 519,208     $ 450,524     $ 31,790     $ 36,894     $  
                   
NOI at share – cash basis for the six months ended June 30, 2023 $ 574,604     $ 482,596     $ 31,267     $ 50,002     $ 10,739  
Less NOI at share – cash basis from:                  
Dispositions   (1,263 )     (2,514 )     1,251              
Development properties   (8,699 )     (8,699 )                  
Other non-same store income, net   (13,132 )     (2,393 )                 (10,739 )
Same store NOI at share – cash basis for the six months ended June 30, 2023 $ 551,510     $ 468,990     $ 32,518     $ 50,002     $  
                   
Decrease in same store NOI at share – cash basis $ (32,302 )   $ (18,466 )   $ (728 )   $ (13,108 )   $  
                   
% decrease in same store NOI at share – cash basis (5.9) %   (3.9) %   (2.2) %   (26.2) %     0.0 %

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Below are reconciliations of NOI at share to same store NOI at share for our New York segment, THE MART, 555 California Street and other investments for the three months ended June 30, 2024 compared to March 31, 2024.

(Amounts in thousands) Total   New York   THE MART   555 California Street   Other
NOI at share for the three months ended June 30, 2024 $ 280,171     $ 242,153     $ 16,060     $ 16,800     $ 5,158  
Less NOI at share from:                  
Dispositions   (620 )     (633 )     13              
Development properties   (9,637 )     (9,637 )                  
Other non-same store income, net   (6,094 )     (936 )                 (5,158 )
Same store NOI at share for the three months ended June 30, 2024 $ 263,820     $ 230,947     $ 16,073     $ 16,800     $  
                   
NOI at share for the three months ended March 31, 2024 $ 269,124     $ 233,129     $ 14,486     $ 16,529     $ 4,980  
Less NOI at share from:                  
Dispositions   (799 )     (792 )     (7 )            
Development properties   (7,958 )     (7,958 )                  
Other non-same store income, net   (5,816 )     (836 )                 (4,980 )
Same store NOI at share for the three months ended March 31, 2024 $ 254,551     $ 223,543     $ 14,479     $ 16,529     $  
                   
Increase in same store NOI at share $ 9,269     $ 7,404     $ 1,594     $ 271     $  
                   
% increase in same store NOI at share   3.6 %     3.3 %     11.0 %     1.6 %     0.0 %

VORNADO REALTY TRUST
NON-GAAP RECONCILIATIONS – CONTINUED

Below are reconciliations of NOI at share – cash basis to same store NOI at share – cash basis for our New York segment, THE MART, 555 California Street and other investments for the three months ended June 30, 2024 compared to March 31, 2024.

(Amounts in thousands) Total   New York   THE MART   555 California Street   Other
NOI at share – cash basis for the three months ended June 30, 2024 $ 279,590     $ 237,834     $ 16,835     $ 19,956     $ 4,965  
Less NOI at share – cash basis from:                  
Dispositions   (620 )     (633 )     13              
Development properties   (7,353 )     (7,353 )                  
Other non-same store income, net   (6,675 )     (1,710 )                 (4,965 )
Same store NOI at share – cash basis for the three months ended June 30, 2024 $ 264,942     $ 228,138     $ 16,848     $ 19,956     $  
                   
NOI at share – cash basis for the three months ended March 31, 2024 $ 267,613     $ 230,794     $ 14,949     $ 16,938     $ 4,932  
Less NOI at share – cash basis from:                  
Dispositions   (799 )     (792 )     (7 )            
Development properties   (5,970 )     (5,970 )                  
Other non-same store income, net   (6,013 )     (1,081 )                 (4,932 )
Same store NOI at share – cash basis for the three months ended March 31, 2024 $ 254,831     $ 222,951     $ 14,942     $ 16,938     $  
                   
Increase in same store NOI at share – cash basis $ 10,111     $ 5,187     $ 1,906     $ 3,018     $  
                   
% increase in same store NOI at share – cash basis   4.0 %     2.3 %     12.8 %     17.8 %     0.0 %


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