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As Of Filer Filing For·On·As Docs:Size Issuer Agent 12/04/06 SL Green Realty Corp 8-K:7,8,9 12/04/06 6:8.0M Merrill Corp-MD/FA |
Document/Exhibit Description Pages Size
1: 8-K Current Report of Material Events or Corporate HTML 27K
Changes
2: EX-99.1 Miscellaneous Exhibit HTML 147K
3: EX-99.2 Miscellaneous Exhibit HTML 9K
4: EX-99.3 Miscellaneous Exhibit HTML 12K
5: EX-99.4.4 Miscellaneous Exhibit HTML 12K
6: EX-99.5 Miscellaneous Exhibit HTML 14K
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Forward Looking Information: This presentation contains forward-looking information based upon the Company's current best judgment and expectations. Actual results could vary from those presented herein. The risks and uncertainties associated with forward-looking information in this presentation include the strength of the commercial office real estate markets in New York, competitive market conditions, unanticipated administrative costs, timing of leasing income, general and local economic conditions, interest rates, capital market conditions, tenant bankruptcies and defaults, the availability and cost of comprehensive insurance, including coverage for terrorist acts, and other factors, which are beyond the Company's control. We undertake no obligation to publicly update or revise any of the forward-looking information. For further information, please refer to the Company's filings with the Securities and Exchange Commission. To be added to the Company’s distribution list, or to obtain the latest news releases and other information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601. |
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Marc Holliday President & CEO Beyond Outperformance |
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Investment Activity Real Estate 7 Transactions for $1.05 Billion Structured Finance 9 Transactions for $271.3 Million Sales 3 Transactions for $411.5 Million GKK NYC & NJ Originations 14 Transactions for $625.5 Million |
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SL Green Executive Management |
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Total Return to Shareholders 84.1% $75.13 $134.95 Source: Stifel, Nicolaus & Company Incorporated and SNLOne-Year Total Return:12/1/20052/1/20064/1/20066/1/20068/1/200610/1/200612/1/2006 |
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Total Return to Shareholders 289.5% $38.41 $134.95 Source: Stifel, Nicolaus & Company Incorporated and SNLThree-Year Total Return:12/1/20036/1/200412/1/20046/1/200512/1/20056/1/200612/1/2006 |
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Total Return to Shareholders 450.7% $30.30 $134.95 Source: Stifel, Nicolaus & Company Incorporated and SNLFive-Year Total Return:12/1/200112/1/200212/1/200312/1/200412/1/200512/1/2006 |
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-19.2% American Fin Rlty 24. -13.5% Parkway Properties 23. -10.3% HRPT Properties Trst 22. -5.7% Glenborough Realty 21. -3.1% Investors RE Trust 20. -1.7% Washington REIT 19. -1.7% Government Properties 18. -0.3% Cousins Ppts Tr 17. 2.1% Mack Cali Realty Corp 16. 4.9% Brandywine Realty Tr 15. 13.5% CarrAmerica Realty 14. 14.7% Prentiss Ppts Tr 13. 14.8% Equity Office Ppts 12. 16.3% Alexandria RE Equities 11. 15.2% Vornado Realty Trust 10. 17.6% Biomed Realty Trust 9. 15.4% Reckson Assoc Realty 8. 17.9% Crescent RE Eqty 7. 19.2% Maguire Prop Inc 6. 23.5% Boston Properties 5. 25.3% Arden Realty Inc 4. 25.4% Corp Office Ppts Tr 3. 25.9% Trizec Ppts Inc 2. 30.5% SL Green Realty Corp. 1. NA Biomed Realty Trust 24. -3.5% AmeriVest Ppts Inc 23. 1.4% American Fin Rlty 22. 9.1% Equity Office Ppts 21. 12.9% Investors RE Trust 20. 14.2% Glenborough Realty 19. 16.6% Brandywine Realty Tr 18. 16.8% Crescent RE Eqty 17. 17.3% Mack Cali Realty Corp 16. 18.3% CarrAmerica Realty 15. 20.4% Maguire Prop Inc 14. 22.1% Washington REIT 13. 23.2% Prentiss Ppts Tr 12. 27.3% Cousins Ppts Tr 11. 28.8% Trizec Ppts Inc 10. 29.1% Parkway Properties 9. 32.3% Arden Realty Inc 8. 33.6% Alexandria RE Equities 7. 37.7% HRPT Properties Trst 6. 40.6% Boston Properties 5. 43.0% Reckson Assoc Realty 4. 45.2% Corp Office Ppts Tr 3. 46.5% Vornado Realty Trust 2. 53.5% SL Green Realty Corp 1. SLG 2004 Return 53.5% Rank #1 SLG 2005 Return 30.5% Rank #1 SLG YTD 2006* 79.7% Rank #1 4.3% American Fin Rlty 22. -0.3% Republic Prop Tr 23. 14.9% Crescent RE Eqty 21. 15.5% Investors RE Trust 20. 19.2% Government Properties 19. 21.2% Columbia Equity 18. 28.0% Biomed Realty Trust 17. 31.0% Alexandria RE Equities 16. 31.4% HRPT Properties Trst 15. 31.6% Brandywine Realty Tr 14. 33.8% Mack Cali Realty Corp 13. 34.6% Parkway Properties 12. 37.4% AmeriVest Ppts Inc 11. 37.7 Reckson Assoc Realty 10. 40.9% Maguire Prop Inc 9. 44.2% Washington REIT 8. 44.8% Corp Office Ppts Tr 7. 48.8% Cousins Ppts Tr 6. 50.1% Glenborough Realty 5. 56.4% Vornado Realty Trust 4. 61.0% Boston Properties 3. 63.6% Equity Office Ppts 2. 79.7% SL Green Realty Corp 1. Outperforming the Sector Source: Stifel, Nicolaus & Company Incorporated *Data as of market close December 1, 2006 |
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Consistent Growth *2007 Based on annualized 4Q06 dividend Annualized Growth: 8.0% *2006 Data reflects Firstcall estimates **Annualized growth through 2006 Annualized Growth: 11.3%** Funds From OperationsPer Share$1.94$2.29$2.67$3.00$3.32$3.48$3.77$4.16$4.58'98'99'00'01'02'03'04'05'06*'07Dividends Per Share$2.80$1.40$1.41$1.48$1.61$1.79$1.90$2.04$2.22$2.40'98'99'00'01'02'03'04'05'06'07* |
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Source: Stifel, Nicolaus & Company Incorporated *Data as of market close December 1, 2006 2000 Enterprise Value $1.4 Billion Rank #10 2005 Enterprise Value$6.2 Billion Rank #5 YTD Enterprise Value $10.2 Billion Rank #4 $334 AmeriVest Ppts Inc 25. $398 Government Properties 24. $1,280 Parkway Properties 23. $1,357 Investors RE Trust 22. $1,634 Biomed Realty Trust 21. $1,639 Glenborough Realty 20. $1,957 Washington REIT 19. $2,137 Cousins Ppts Tr 18. $3,004 Corp Office Ppts Tr 17. $3,240 Brandywine Realty Tr 16. $3,265 Alexandria RE Equities 15. $3,563 Prentiss Ppts Tr 14. $4,563 CarrAmerica Realty 13. $4,652 American Fin Rlty 12. $4,669 Arden Realty Inc 11. $4,967 HRPT Properties Trst 10. $5,207 Reckson Assoc Realty 9. $5,280 Maguire Prop Inc 8. $5,355 Mack Cali Realty Corp 7. $5,677 Crescent RE Eqty 6. $6,199 SL Green Realty Corp 5. $6,294 Trizec Ppts Inc 4. $14,834 Boston Properties 3. $22,494 Vornado Realty Trust 2. $26,094 Equity Office Ppts 1. NAMack-Cali Realty Corporation24.NAKilroy Realty Corporation23.NAHRPT Properties Trust22.NAGovernment Properties Trust Inc.21.NAGlenborough Realty Trust20.NACorporate Office Properties Trust19.NAColumbia Equity Trust, Inc.18.NACarrAmerica Realty Corporation17.NABrandywine Realty Trust16.NABioMed Realty Trust, Inc.15.NAAmeriVest Properties Inc.14.NAAmerican Financial Realty Trust13.$659Bedford Property Investors, Inc.12.$1,045Alexandria Real Estate Equities11.$1,443 SL Green Realty Corp. 10. $1,586Mission West Properties, Inc.9.$2,364Prentiss Properties Trust8.$2,876Arden Realty Inc.7.$3,695Highwoods Properties, Inc.6.$5,799Crescent Real Estate Equities5.$6,487Duke Realty Corporation4.$8,538Brookfield Properties Corporation3.$8,642Boston Properties, Inc.2.$21,583Equity Office Ppts1.$10,211 SL Green Realty Corp 4. $175 AmeriVest Ppts Inc23.$447 Columbia Equity22.$504 Government Properties21.$619 Republic Prop Tr20.$1,351 Investors RE Trust 19.$1,496 Parkway Properties 18.$1,760 Glenborough Realty17.$2,628 Cousins Ppts Tr16.$2, 758 Biomed Realty Trust 15.$2,887 Washington REIT 14.$4,195 Corp Office Ppts Tr13.$4,488 Alexandria RE Equities12.$4,649 American Fin Rlty 11.$5,349 Maguire Prop Tr10.$5,663 HRPT Properties Trst9.$6,017 Crescent RE Eqty8.$6,135 Reckson Assoc Realty 7.$6,724 Brandywine Reatly Tr6.$6,919 Mack Cali Realty Corp5.$20,135 Boston Properties3.$30,638 Vornado Realty Trust2.$33,964 Equity Office Ppts1.Substantial Value Creation |
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2006 Scorecard Finish redevelopment and leasing of Grand Central Square Increase same-store performance by 4% to 6% Deploy existing capacity into new opportunistic investments Increase portfolio occupancy 100 basis points Continue Gramercy Capital Corp.’s growth trajectory Exploit retail redevelopment opportunities Dispose $100 to $150 Million of non-core assets Increase Funds From Operations by 7.5% to 10.0% Generate free cash flow for reinvestment of $50 Million Raise dividend by 6% to 8% Implement new management team approachResults: Goals & Objectives: 927,000 square feet leased to date; 27,000 square feet pending, 93% YE Occupancy Same-store é 6.4%(1) Seven new real estate investments totaling $1.05 billion(2) Year end 2006 leased space projected to be 97% GKK’s assets é $1.1 billion – 30% Total Return to Shareholders YTD Signed Apple Computer, Inc. & Spotlight Sold $160 Million of Manhattan Office, Generated $2.07 Per Share Gain First Call notes $4.58 per share, a 10% increase Over $59 million free cash flow estimated(3) Increased dividend by 16.7% Survey results exceeded goals and garnered positive feedback PPPPPPPPPPP(1) As of 9/30/06 (2) Allocable Gross Asset Value (3) YE Estimate |
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Additional Highlights Entered into merger agreement with Reckson Associates Signed more than 1.5 million square feet year to date of leasing; 34 leases pending totaling more than 181,000 square feet Average rent psf in 3Q06 topped $62 - 25.8% above escalated rents for the quarter Received $25.1 million in dividends and fees from our investment in and management arrangements with Gramercy including a $4.6 million incentive fee earned through September 2006 +245% year-over-year improvement to $7.6 million in net management income and reimbursements from GKK Raised approximately $767 million in net proceeds through offerings of 6.2 million shares of common stock Refinanced 521 Fifth Avenue @ LIBOR + 100 Recapitalized 55 Corporate Drive, NJ increasing ownership interest from 10% to 50% Recapitalized 1250 Broadway increasing ownership from 55% to 66.2% |
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6.6% Projected NOI Growth NOI Growth Based on Management’s 10-Year Cash Flow Projections NOTE: Representative Property Data is Reflective of 10-Year CAGR 100 Park Ave. – 11.36% 70 West 36th Street - 3.98% 125 Broad Street – 4.41% 1 Park Ave. – 4.51% 1515 Broadway – 8.30% 461 Fifth Avenue – 8.12% 10-Year CAGR0%2%4%6%8%10%12%14%2008200920102011201220132014201420162017NOI Growth (%)* |
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Major Midtown Manhattan Leases 168,000 1325 Avenue of the Americas Renewal/ Expansion ING Financial Holdings 193,249 620 Eighth Avenue New Lease Legg Mason 165,000 1372 Broadway Renewal/ Expansion Ross Stores, Inc. 168,000 40 West 57th Street Renewal/ Expansion VF Sportswear/Nautica Enterprises 203,000 One Bryant Park New Lease Akin Gump 226,584 135 West 50th Street Renewal/ Expansion Alliance Capital Management LP 234,160 1095 Avenue of the Americas New Lease Dechert LLP 245,538 345 Park Avenue South Renewal/ Expansion Digitas, Inc. 313,894 1740 Broadway New Lease The Limited 314,363 1221 Avenue of the Americas Extension/ Expansion Morgan Stanley 522,396 One Bryant Park Expansion Bank of America 539,391 522 Fifth Avenue New Lease Morgan Stanley SF Address Lease Type Tenant Name Source: Cushman & Wakefield |
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Major Downtown Manhattan Leases 53,611 Three World Financial Center New Lease Bearingpoint, Inc. 64,500 160 Water Street Expansion American International Group 68,442 140 Broadway New Lease Labaton Rudoff & Sucharow LLP 79,322 40 Wall Street Sublease American International Group 81,734 Seven World Trade Center New Lease Darby & Darby P.C. 82,157 One World Financial Center New Lease AIG Royal Alliance 115,664 32 Avenue of the Americas New Lease Clear Channel Communications, Inc. 205,059 One World Financial Center New Lease Willis of New York, Inc. 221,314 199 Water Street Sublease/ Extension AON 243,000 Three World Financial Center Lease out Royal Bank of Canada 429,258 55 Water Street New Lease City of New York - Department of Transportation 589,125 Seven World Trade Center New Lease Moody's Investors Service, Inc. SF Address Lease Type Tenant Name Source: Cushman & Wakefield |
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Vacancy 13% 11% 9% 7% 5% 3% Tenant’s Market Supply Diminishing Demand Increasing Equilibrium Limited Midtown Supply Current Market: 7% Source: Cushman & Wakefield Landlord’s Market |
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New Development One Bryant Park 2.1 Mil SF Major Tenants: Bank of America – 1.2 Mil SF Akin & Gump – 203,000 SF Remaining Space – 235,901 SF 620 8th Avenue 1.5 Mil SF Major Tenants: New York Times – 800,000 SF Covington & Burling – 159,801 SF Seyfarth Shaw – 95,259 SF Olser Hoskin Harcourt – 63,506 SF Remaining Space – 196,117 SF 6 World Financial Center 2.0 Mil SF Sole tenant: Goldman Sachs No Remaining Space Of the 7.2 million total new development - only 1.1 million square feet are available 7 World Trade Center 1.6 Mil SF Major Tenant: Moody’s Remaining Space – 700,000 SF est. Source: Cushman & Wakefield Source: Cushman & Wakefield |
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1.11 Times Square SJP Properties, 1.0 msf Hotel Pennsylvania Vornado Realty Trust, 2.5 msf Madison Square Garden Cablevision, 3.0 msf Farley Post Office NYS Urban Development, Vornado & Related, 1.75 msf 5.Eighth Ave & 54th Street Boston Properties/Related 800,000 sf 6. United Nations Site New York City, 1.5 msf 7. 20 Times Square Port Authority Bus Terminal Ruben/Vornado Air rights 1.0 msf 8. Sears Site Brookfield Properties, 4.7 msf, 9. Hudson Yards MTA/New York City 24.0 msf, Mixed-use 10. West Side Rail Yard MTA/New York City Unzoned 11.Extell Diamond 50 W. 47th Street, 30-story , 0.75 msf Diamond Exchange Potential Midtown Development Sites Source: Cushman & Wakefield 556117891011171213113245678910111324 |
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MTA Rail Yards Source: Hamilton, Rabinowitz & Alschuler |
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Max FAR: Western Rail Yards The Hudson Yards District SF by use: 2025 full build-out Total: 45.0 m Office: 29.2 m Retail: 1.1 m Hotel: 1.5 m Resi: 12,600 unitsInstitutional Open space Predominantly commercial with limited residential Mixed use Predominantly residential with limited retail Source: Hamilton, Rabinowitz & Alschuler |
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Alignment of Market Fundamentals Annualized Growth 11.2% Tight Leasing Market Robust NYC Economy Limited New Supply Embedded Rental Growth of 15%+ Strong Capital Flows Low Interest Rates *2006 Data reflects First Call estimates **2007 Mid-Point Management guidance $1.94$2.29$2.67$3.00$3.32$3.48$3.77$4.16$4.58$5.05'98'99'00'01'02'03'04'05'06*'07** |
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2007 Goals & ObjectivesClose Acquisition of Reckson Substantially Complete Redevelopment of 100 Park Ave. Dispose of at Least $250 Million of Non-Core Assets Secure a Tenant for 1551 Broadway Increase GKK Contribution to FFO by $5 Million Increase FFO by 9% - 11% Increase Same-Store Performance by 4% - 6% Increase Occupancy by 50 Basis Points Generate Free Cash Flow for Reinvestment of $65 Million Raise Dividend by 8% - 10% |
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Andrew Mathias Chief Investment Officer Beyond Outperformance |
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Sales in Billions Cost PSF Record Sales Volumes |
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Diversity of Buyers in Market Source: Cushman and Wakefield – Data reflects Midtown and Downtown; closed and under contract as of 11/30/06 2005 2006 Corporate / UserPrivate Capital71%REIT15%Foreign7%Pension Fund6%Not Yet Determined2%Corporate / UserPrivate Capital52%REIT24%Foreign11%Pension Fund11% |
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July 2006891,000$774$690 Mil4.3%ParamountEOP1540 Broadway (Office) September 2006 538,424 $1,005 $541 Mil 3.5% FosterLane (Government of Kuwait) Vornado 350 Park Avenue October 2006 245,500 $815 $200 Mil NA L&L and Principal Global Investors BlackRock Realty 142 West 57th Street October 2006 1,100,000 $1,182 $1.3 Bil 4.5% Boston Properties Alan Rose 5 Times Square October 2006 747,243 $736 $550 Mil 1.3% Macklowe Properties & SITQ Broadway Real Estate Partners 340 Madison October 2006 637,685 $627 $400 Mil 3.3% Koeppel Companies Larry Silverstein & CalSTRS 575 Lexington Ave August 2006910,473$983$900 Mil (1)4.3%David Werner & Murray Hill PropertiesIstithmar450 Lexington Avenue May 2006573,230$1,226 $702.7 MilNAHost Marriott Deutsche Bank/Harry Macklowe The Drake Hotel Site July 2006575,000$730$420 MilNARockpoint Group/Steller ManagementBroadway Partners522 Fifth Avenue July 20061,925,420$790$1.52 Bil4.3%JamestownBeacon1211 Avenue of the Americas 298,0001,179,000Total SF April 2006$1,018$1.2 Bil4.5%Boston Properties Istithmar280 Park Avenue April 2006$1,007$300.0 Mil>3%Sitt Asset ManagementIstithmar1466 Broadway Going-in Cap Rate Buyer Seller Price PSF Date of Sale/Contract Price (1) Price assumes $300 million for ground lease (2) Data includes cost of redevelopment Manhattan on the Market |
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2006 Acquisitions Current Occupancy Occupancy At Acquisition Stabilized Yield Underwritten Rents PSF Price PSF Total Square Feet Purchase Price 98.6% 98.5% 7.15% $55 - $58 Office: $500 Retail: $2,633 157,500 $182 mil 98% 95.7% 7.54% $42 - $53 $489 460,000 $225 mil 609 Fifth Avenue 521 Fifth Avenue |
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2006 Acquisitions Current Occupancy Stabilized Yield Underwritten Rents PSF Price PSF Total Square Feet Purchase Price 88% 7.0% $53 - $68 $628 921,000 $578 mil 93% 8.0% $48 - $58 $517 551,400 $285 mil 800 Third Avenue 485 Lexington Avenue* *Reflects acquisition announced today |
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SL Green Retail Portfolio21-29 West 34th Street 1551-1551 Broadway 141 Fifth Avenue 379 West Broadway 720 Fifth Avenue 1604 Broadway 717 Fifth Avenue |
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Retail Portfolio141 Fifth Avenue 379 West Broadway HSBC Bath & Body Works 13% Resi – Un-promoted Retail – 40% Promote to Sutton 50% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Polo Morgane LeFay 8% Un-promoted 50% |
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Retail Portfolio 21-25 West 34th Street 27-29 West 34th Street Apple Computer, Inc. 14% Un-promoted 50% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Speculative 10% Un-promoted 50% |
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Case Study: Retail Value Creation Acquired 21-23 West 34th Street (50 Feet of Frontage) with Jeff Sutton in Package with Howard Johnson’s Site Executed Lease with Apple Computer, Inc. at Property Subsequently Acquired 25-29 West 34th Street (75 Feet of Additional Frontage) Negotiated Lease Expansion with Apple for Additional 25 Feet of Frontage Negotiated Lease Buyouts of all In-Place Tenants |
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Case Study: Retail Value Creation Negotiated Buy-out of Sutton Promote at Accretive PriceEstablished 50/50 JV Partnership going forward Total Deal Costs: $47.8 Million Property Value: $125.0 Million Closed on $100 Million Non-Recourse Refinancing Apple Lease Average Triple Net Lease Cash on Cost: 13.7% |
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Retail Portfolio1551-1555 Broadway 1604 Broadway Speculative 11% 40% Promote to Sutton 50% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Spotlight Times Square Metro Lights Mama Sbarro’s 22% 18% promote to SLG 45% |
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1604-1610 Broadway Acquired in December 2005 SE corner of Broadway & 49th St. 30,217 Square Feet Signed New 10-year Lease for 22,809 Square Feet With: Spotlight Times Square A restaurant and entertainment concept from Las Vegas Unlevered Cash on Cost: 22% Additional Upside Through Below Market Lease Rollover in 2009 |
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Retail Portfolio717 Fifth Avenue 720 Fifth Avenue Hugo Boss Escada 9% 33% to Sutton 32.75% Tenancy Projected Stabilized Cash on Cost Upside Participation (After Hurdle) Equity Participation Abercrombie & Fitch 7% Un-promoted 25% |
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2006 New Originations: $ 242.5 Mil 2006 Loan Payoffs: $ 178.4 Mil Net Originations: $ 64.1 Mil Current Structured Finance Portfolio 2006 Structured Finance Floating Rate6%Fixed Rate94%Preferred Equity13%Motgage Participation17%Mezzanine70% |
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Structured Finance: 450 Lexington $128.8 Mil Istithmar Equity $128.8 Mil $60.0 Mil $15 Mil (GKK) $15 Mil (SLG) $30 Mil $205.0 Mil Mortgage $205 Mil $180.0 Mil Mezzanine $180 Mil $17.5 Mil (SLG) $17.5 Mil (GKK) $613.8 Mil $40.0 Mil $5 Mil Junior Preferred Equity Senior Preferred Equity Capital Stack |
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2007 Investment GoalsContinue to Grow Core Portfolio Upgrade Portfolio Via Selective Sales Continue to Harvest Long-Term Pipeline Identify New Off Market, Structured Transactions Continue Joint Venture Investment Program Structured Finance Maintain GKK’s Leadership Role in Tri-State Originations Co-originations with GKK to Expand SLG’s Outstandings Continue to Source New Preferred Equity Opportunities Retail Platform Aggressively Source New Acquisition Opportunities Continue Development of Existing Sites Monetize via Refinancings and Recapitalizations |
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Steven Durels Executive Vice President Director of Leasing Beyond Outperformance |
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Historical Leasing Performance Lease Expirations *2006 Occupancy as Expected Year End 1.261.330.850.991.622.232.360.631.7297%96%96%96%97%98%98%97%19992000200120022003200420052006*Total Square Feet Leased (millions)Occupancy |
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2006 Major Leasing Transactions 314,363 Morgan Stanley 1221 Avenue of the Americas 673 First Avenue One Park Avenue 1250 Broadway 67,976 Omnicom 485 Lexington Avenue 41,147 Novantas 165,183 Ross Stores 1372 Broadway 22,284 Archstone Smith Operating Trust 22,070 NY Presbyterian Hospital 22,694 New York University 33,533 Endurance Reinsurance 750 Third Avenue 30,578 Fox Rothchild LLP 36,223 Network Appliance, Inc. 100 Park Avenue 37,925 Clarins USA, Inc. 52,120 Equinox 64,733 CBS Broadcasting 555 West 57th Street |
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2007 Leasing Goals Accelerate Future Year Lease Renewals – NOI Growth Smooth Out Lease Rollover Schedule Prune Weaker Tenants – Improve Credit Profile Consolidate Smaller Spaces – Improve Operating Efficiency Secure Longer Term Leases Covering Secondary Space |
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Leasing Outperformance $51.00 13,703 28 Imperial Capital $51.00 13,703 27 Sheresky Aronson $51.00* 13,827 26 Omnicom $51.00 13,827 25 Global Realty Outsourcing $51.00 18,827 24 Pending $51.00 41,147 20-22 Novantas $48.00 27,250 18 Nortel Networks $46.55 291,712 9-17 Citibank $45.52 214,978 4-8 St. Paul Travelers $35.27 54,149 3 Omnicom 13,703 13,703 52,573 Square Footage 30 29 2 Floor $51.00 Gregory Joseph Law $51.00 Pending $44.00 Fairchild Publications Underwritten 485 Lexington Ave. Tenant Executed $66.20 $67.50 $65.50 $67.50 $50.00* $60.50 $68.50 $60.00 $60.50 $51.77 $51.07 $42.00 $52.50 Rents (per square foot) vs. *Net Effective Rent |
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$41.74* 85,481 24-26 29-33 TIAA $51.50 10,599 34 First Commercial Bank $51.50 11,465 28 Drake Bean Morin, Inc. $51.50 11,456 27 Schonbraun McCann Group $47.50 10,167 22 BSI Investment Advisors $47.50 11,659 20 Colonial Consulting 33,533 Square Footage 18-19 Floor $47.50 Endurance Reinsurance Underwritten 750 Third Ave. Tenant $55.50 Executed $57.00 $54.00 $47.50* $52.00 $49.50 $53.00 Rents (per square foot) vs. Leasing Outperformance *Net Effective Rent |
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Market Rents: $70 - $80 PSF Rollover Schedule (in square feet) 100 Park Avenue Unlocking Rental Value (27%) (9%) (24%) (4%) (36%) 227,02935,824199,19377,178295,45320072008200920102011+ |
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521 Fifth AvenueBoutique Beauty Repositioning Strategy Expand Retail Area Improve Infrastructure Windows HVAC Restrooms Corridors Upgrade Curb Appeal New Storefronts Higher Quality Tenants Develop Comprehensive Marketing Program Upgrade Credit Profile Cater to High End, Full Floor Tenants |
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Competitive Buildings 505 Fifth Ave. 300,000 rsf $90 psf 350 Madison Ave. 380,700 rsf $85 psf 500 Fifth Ave. 687,565 rsf $52-$65 psf 546 Fifth Ave. 177,400 rsf $63 psf 360 Madison Ave. 97,500 rsf $65 psf 461Fifth Ave. 200,835 rsf $70-$80 psf |
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Existing Configuration 521 Retail Repositioning |
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New Configuration 521 Retail Repositioning |
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1515 Broadway Strategic Possibilities |
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Edward V. Piccinich Executive Vice President Director of Property Management & Construction Beyond Outperformance |
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Gregory Hughes Chief Financial Officer Beyond Outperformance |
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Total Combined Market Capitalization($ in Billions) $3.9 Billion Increase in Combined Market Capitalization Over Past Year $1.0$1.5$2.6$3.4$6.5$0.1$0.2$0.3$0.3$0.4$1.0$1.6$1.7$2.6$3.3$2.1$3.3$4.6$6.3$10.220022003200420052006DebtPreferred EquityEquity |
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($ in millions)Accessing Multiple Capital Sources *Includes pro-forma effect of capital raised to fund Reckson bid |
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Effective Capital Recycling except per share data Substantial Proceeds & Gains $1,214$1,368$669$511$458$213$1,528$6.42$5.31$2.58$1.91$1.86$1.30$8.45$0$200$400$600$800$1,000$1,200$1,400$1,600$1,8002000200120022003200420052006($ in Millions)Gains Per ShareCumulative Gross Sales Proceeds |
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Enhancing Liquidity & Growth with Capital Retention SL GREEN 2006 (Estimated)100% Taxable 0% Return of Capital OFFICE SECTOR 2005 (data from NAREIT)75% Taxable 25% Return of Capital |
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Lines of Credit Balances *Shown with the exercise of the accordion feature $800$500$500$500$500$500$425$425$425$425$425$425$0$100$200$300$400$500$600$700$800$9001Q042Q043Q044Q041Q052Q053Q054Q051Q062Q063Q064Q06*AvailabiityOutstanding |
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Combined Debt Composition 6.22% 5.85% 20% 2006 2005 2004 2003 2002 Weighted Average Interest Rate 4.79% 3.29% 2.86% 3.26% FLOATING 5. 69% 5.76% 6.46% 7.32% FIXED 28% 16% 31% 16% NET OF FLOATING RATE INVESTMENTS ($ in billions)$0.7$1.0$1.3$1.8$2.0$0.3$0.6$0.4$0.8$0.8$1.0$1.6$1.7$2.6$2.820022003200420052006FloatingFixed |
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Estimated Cost of Capital Common Equity Preferred Equity Fixed Debt Variable Debt 7.0% - 8.0% 6.5% - 7.0% 5.0% - 6.0% 5.0% - 6/0% 2005 8.0% - 9.0% 7.0% - 7.5% 5.0% - 6.0% 4.0% - 5.0% 2004 2006 6.0% - 7.0% 7.0% - 7.25% 5.5% - 6.25% 6.25% - 6.75% 15% 35% 10% 40% |
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Rent Spikes Drive NOI Growth 16.7%25.8%10.3%1.7%5.1%20.3%3.5%7.5%5.3%6.6%4.7%0.5%0%5%10%15%20%25%30%2Q053Q054Q051Q062Q063Q06Mark-to-Market %Same-Store Combined NOI % |
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2006 485 Lexington Leasing Drives 2007 NOI Occupied Vacancy Leased to Be Delivered 2007 $28.0 Mil $7.6 Mil Property NOI Contribution: |
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The Power of the Promote Increased Economic Ownership50.0% 50.0% 66.8% 66.175% 68.45% 10% 37.5% 55%* 55% 55% Initial Ownership 55 Corporate Drive 485 Lexington Ave. One Park Ave. 1250 Broadway 1515 Broadway Fees & Promote $ $12.9 Mil $13.8 Mil $6.3 Mil $2.0 Mil $26.2 Mil *Original ownership interest prior to recapitalization in 2004 |
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Retail Portfolio Financial Metrics $0.5 M $22.8 M $2.4 M $33.0 M $85.4 M $4.8 M $235.0 M Joint Venture 379 West Broadway Joint Venture 21-29 West 34th St. Joint Venture Structured Finance Consol. Consol. Consol. 141 5th Ave. 720 5th Ave.1551-1555 Broadway 1604 Broadway 717 5th Ave.$0.1 M $2.7 M 2007 Est. Int. & NOI Contribution $0.6 M $3.5 M NA $1.6 M $11.0 M Balance Sheet Presentation Balance Sheet Amount |
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Gramercy Growth Continues 1. First call estimate 2. Mid-point of 2007 management guidance. $ in Thousands Except for Per Share Data (A + B + C ) $31,400 $25,300 Total FFO Contribution to SLG $2,500 $2,000 Reimbursements @ 50% Margin $9,500 $7,800 SLG Share ($4,900) ($4,100) Less Minority Interest $14,400 $11,900 ($11,400) ($8,400) MG&A $14,300 $10,200 Other Income Fee $11,500 $10,100 Base Management Fee $19,400 $15,500 GKK FFO Contribution to SLG $2.70 $2.39 GKK FFO Per Share 20072 20061 |
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$(1.00) ($4.13) $0.60 $1.67 $3.02 $4.89 Incentive fees on 1 Park and 55 Corp. Investment in Stuy Town & Peter Cooper Village $1.50 Structured Finance & Other Net acquisitions from 2006 Retail investments Same store growth of 4%-5% Downtime on 100 Park Ave. $2.86 Property NOI – Joint Venture Net acquisitions from 2006 Lease up of 485 Lexington Ave. Same store NOI Growth of 6%-7% Modification of lease hold arrangements on certain leaseholds $4.59 Property NOI – Wholly Owned Inflationary increases Increases in stock based compensation $(0.92) G&A Elimination of capitalized interest in 485 Lexington Ave. Increase in LIBOR rates ($3.99) Interest & Preferred Dividends GKK FFO per share from $2.39 to $2.70 Continued increase in incentive fee, increased asset base $0.54 GKK Summary of Earnings 20061: $4.58 20072: $5.05 1. First Call estimate 2. Mid-point of 2007 management guidance; Assumes no Reckson |
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Substantial Discount to Estimated Replacement Cost Per Share Source: Stifel Nicolaus Estimates November, 2006; Stock Prices as of December 1, 2006 $135$40$35$26$55$19$48$30$74$116$50$215$56$49$27$65$24$34$57$39$50$87SLGHIWBDNDEICLICOEEOPBMRMPGBXPOFCShare PriceGross RC/share |
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Steady Earnings Accompanied by Compounding Dividend Increases 10.1% 11.1% 70.5% 52.4% 20061 FFO GROWTH DIVIDEND GROWTH FAD PAYOUT FFO PAYOUT 10.3% 10.3% 8.3% 4.8% 10.7% 12.4% 16.6% 18.0% 14.1% 16.7% 8.0% 7.5% 5.1% 14.2% 6.9% 3.6% NA NA 72.2% 89.0% 87.5% 75.3% 69.0% 70.9% 79.2% 92.9% 98.6% 55.4% 58.7% 53.1% 53.4% 53.3% 51.7% 54.3% 61.1% 72.2% 20072 2005 2004 2003 2002 2001 2000 1999 1998 (1) 2006 reflects First Call estimates (2) 2007 data based on Management’s guidance$2.80$1.94$2.29$2.67$3.00$3.32$3.48$3.77$4.16$4.58$5.05$2.40$2.22$2.04$1.90$1.79$1.61$1.48$1.41$1.40Dividends Per ShareFFO Per Share |
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Beyond Outperformance Question & Answer SL Green Realty Corp. 2006 Investor Conference December 4, 2006 |
| This ‘8-K’ Filing | Date | Other Filings | ||
|---|---|---|---|---|
 | ||||
| Filed on / For Period End: | 12/4/06 | 425 | ||
| 12/1/06 | 424B5, 425 | |||
| List all Filings | ||||
